Earnings Release • Mar 4, 2015
Earnings Release
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Press release 2014 Annual results Paris, March 4, 2015, 6:00 pm.
| - | Revenue: | €1.3 billion | -13% | ||
|---|---|---|---|---|---|
| - | Consolidated FFO1 : |
€166.5 million | -0.7% | ||
| - | FFO (Group share): | €126.2 million | -11.3% | i.e. €10.47/share (-17.3%) | |
| - | NAV2 : |
€1.6239 billion | +4.5% | i.e. €129.8/share (-3.2%) | |
| - | Dividend3 : |
€10.0/share | |||
| • | Massive debt reduction achieved | ||||
| - | LTV: | 37.7 % | -12 points in 2 years | ||
| - | Available cash and cash equivalents: | €622 million | +€284 million |
2015 outlook
Increase of the FFO and 2016 dividend
Paris, March 4, 2015, 6:00 pm. Following review by the Supervisory Board, Management approved the 2014 consolidated financial statements. The audit of the individual (Altarea SCA) and consolidated financial statements has been performed, and the audit reports for certification of these financial statements are currently being issued.
1 Funds from operations. FFO represents operating cash flow after net interest and corporate income tax expenses.
2 Diluted Going-Concern NAV: market value of equity from the perspective of long-term operations as a going concern, recognizing all shares subscribed for the payment of dividends in shares. 3 Dividend amount (o/w €9.72/share as repayment of share premiums and €0.28/share as distribution of tax-exempt income (SIIC), paid entirely in cash, to be proposed at the General Meeting of the Shareholders of June 5, 2015).
"As announced, 2014 was a year of transition that marked the end of a period of deep transformation of our activities and organization. The relative decline in FFO is the short-term consequence of a concerted policy of financial risk reduction as well as investments in digitalization.
With a LTV down to 37.7%, our Group has the capacity to implement its project portfolio, which reached the unprecedented figure of 23.7 million ft² (2.2 million m²), all asset categories combined (€9.7 billion in value terms).
Over the past 10 years, Altarea Cogedim has built strategic positions in major French metropolitan areas, regions where most of our developments, as well as our portfolio assets, are located. These areas – which are the main economic and demographic growth drivers in France - face complex real estate challenges. Our Group has a relevant position to address these issues thanks to the diversity of its offering and the breadth of its expertise. Altarea Cogedim is the only French group whose know-how extends to all real estate products (residential, offices, hotels, retail). Each of our product lines encompasses a large range of solutions to deal with all the situations. Thanks to this operational domination, we can be part of comprehensive urban transformations and seize unique investment opportunities. Altarea Cogedim has thus become the must-have real estate partner of metropolitan areas.
Our Group has also invested massively to design innovative products. In particular, we boast a true technological lead in the fields of connected retail and smart buildings, all high value-added solutions for our clients: companies, retailers, individuals and local governments. We have placed innovation at the heart of our model, and we intend to continue investing in digitalization in order to maintain our technological advantage, especially when it comes to retail and anticipates our client's needs.
The Group keeps studying major strategic opportunities that create value in the long term (selected acquisitions and external growth initiatives, disposals, strategic partnerships, etc.) to strengthen these positions. As of 2015, Altarea Cogedim will hence renew with strong growth in per share FFO and dividend."
Alain Taravella, Chairman and Founder of Altarea Cogedim
2014 stood out for several iconic achievements:
The Group also continued concentrating its portfolio on premium assets, and now owns 35 assets in France with an average value of €93 million.
Net rental income in this refocused portfolio rose 2.8% like-for-like. This positive momentum is at work both in France (net rental income up 2.0%) and abroad (+7.3% in Italy and +3.4% in Spain).
| Portfolio at 12/31/2014 | Operational performance FRANCE | |||
|---|---|---|---|---|
| Assets under management | €4.6 billion | Tenant revenue4 | +1.0% | |
| (including management for third parties) |
CNCC | -0.4% | ||
| Portfolio assets5 | €3.737 billion | Footfall | +0.2% | |
| o/w Group share | €2.416 billion | CNCC | -0.1% | |
| Gross rents managed6 | €248.3 million | Like-for-like change in rental income | +2.0% | |
| o/w Group share | €138.9 million | Occupancy cost ratio7 | 9.8% |
| +1.0% | ||
|---|---|---|
| CNCC | -0.4% | |
| €3.737 billion | Footfall | +0.2% |
| €248.3 million | Like-for-like change in rental income | +2.0% |
| 9.8% | ||
| Bad debt ratio8 | 0.7% |
At the end of 2014, the development pipeline represented a €1.8 billion investment for €160 million in rental income9 , i.e. potential additional rent equal to more than 80% of the existing portfolio.
| Development pipeline at 12/31/2014 | |
|---|---|
| Number of programs | 14 projects |
| Surface area created (GLA) | 4,714,500 ft² |
| (438,000 m²) | |
| Potential value10 | €2.904 billion |
| Net investments11 | €1.785 billion |
| o/w Group share | €1.266 billion |
| Projected gross rental income12 | €160 million |
| o/w Group share | €112 million |
| Projected yield | 8.9% |
4 Revenue development for shopping center tenants on a "same-floor area basis." 5
For 42 assets, including 35 in France for a total of €3.258 billion, and 7 abroad for €478 million. 6
Assets in operation: rental value on signed leases at January 1, 2015.
7 Calculated as rent and expenses charged to tenants (incl. taxes) in 2014 (including rent reductions), in proportion to sales over the same period (incl. taxes) at 100% in France. Excluding property being
redeveloped. 8 Net amount of allocations to and reversals of provisions for bad debt plus any write-offs during the period as a percentage of total rent and expenses charged to tenants, at 100% in France. Excluding property being redeveloped.
9 Projected data at 100%.
10Potential value of shopping centers under development: rental income at 100% capitalized at 5.5%.
11Total budget including interest expenses and internal costs.
12 Assets in operation: rental value on signed leases at January 1, 2015.
Against a backdrop of intense competition on high-tech products, Rue du Commerce managed to maintain its business volume and market share. This policy led to a decline in retail margins in 2014. On the other hand, the marketplace delivered strong performances and reached its breakeven point during the year.
| 12/31/2014 | Change | |
|---|---|---|
| Business volume | €428.3 million | -0% |
| o/w high-tech | €305.6 million | -4% |
| o/w marketplace | €122.7 million | +12% |
New housing sales grew considerably (+21% in volume and +9% in value terms), driven by institutional investors and entry-level and midscale products13 .
This chosen increase in volumes negatively impacted the average profitability in 2014. The long-term objective is to return to profit levels similar to the past two years in terms of amounts, keeping in mind that those years benefited from the exceptional impact of the Laennec program14 .
| 12/31/2014 | Change | |
|---|---|---|
| Reservations (in value terms, excl. tax)15 | €1.103 billion | +9% |
| Reservations (in volume) | 4,526 units | +21% |
| o/w entry-level and midscale | 66% | +3 pts |
| Revenue | €755 million | -15% |
| -2% excl. Laennec | ||
| Operating cash flow | €40.6 million | -35% |
| Backlog16 | €1.459 billion | +10% |
| 22 months | +5 months | |
| Properties for sale and future offering17 | €4.942 billion | +12% |
| (incl. tax) | ||
| o/w entry-level and midscale | €2.780 billion | +24% |
The Group continues to enlarge its offering and acquired Histoire & Patrimoine18, a leader in the renovation of urban heritage properties and historical monuments. This new company is a highly promising development leverage for the whole Group.
13Programs priced at under €5,000/m² in the Paris Region and under €3,600/m² outside of Paris.
14 Laennec was the largest real estate operation launched in fifty years in the heart of Paris' 7th arrondissement, generating revenue of €314 million excluding taxes.
15Consolidated, except for jointly controlled operations, which are recognized in proportion to the interest held. Histoire & Patrimoine reservations are recognized at 55%.
16The backlog comprises revenues excluding tax from notarized sales to be recognized on a percentage-of-completion basis and individual and block reservations to be notarized.
17Properties for sale include units available for sale and are expressed as values including tax. The future offering is made up of secured programs (through sales commitments, almost exclusively unilateral in nature) that have yet to be launched. It is expressed as values including tax. Properties for sale and the future offering as presented here do not include Histoire & Patrimoine programs.
18 Acquisition of 55% of the capital of Histoire & Patrimoine for €15.5 million.
Relying on its comprehensive model (investor, property developer, service provider), the Group significantly increased its pipeline of projects, with seven new operations secured19 in 2014 representing 1,399,000 ft² (130,000 m²). The total volume of projects underway came to nearly 5,285,000 ft² (491,000 m²), or €1.7 billion20 in value terms.
Operating cash flow grew strongly (+15%), driven by fees and Altafund's21 operations. New programs initiated in 2014 will start to show an impact on the results of the Office property business over the coming years.
| 12/31/2014 | Change | |
|---|---|---|
| Total Revenue | €33.0 million | +17% |
| Net property income (property development) | €6.2 million | |
| Fees (service provision) | €19.7 million | |
| Share of equity-method associates (investment22) | €7.1 million | |
| Operating cash flow | €17.8 million | +15% |
| Ongoing programs (surface areas) | 5,292,500 ft² | +8% |
| (491,700 m²) | ||
| O/w secured in 2014 | 1,399,000 ft² | |
| (130,000 m²) | ||
| Ongoing programs (value terms) | €1.702 billion | +21% |
| AltaFund23 | €461 million | |
| PDC / OPS / OPL24 | €1.114 billion | |
| DPM25 | €127 million |
Today, Altarea Cogedim is the only French group able to operate in all asset categories (residential, offices, hotels, retail) and in all kind of role (investor, property developer, service provider and asset manager). This development model enabled to build an extremely significant project portfolio, providing the basis of the Group's future growth.
Breakdown of the development pipeline by asset type
| Shopping centers |
High-street retail | Residential | Offices | TOTAL | |
|---|---|---|---|---|---|
| Number of projects | 14 | 51 | - | 25 | 90 |
| & Number of units29 | - | - | 21,000 | - | 21,000 |
| Surface areas | 4,714,500 ft² (438,000 m²) |
753,500 ft² (70,000 m²) |
13 million ft² (1,208,000 m²) |
5,285,000 ft² (491,000 m²) |
23.7 million ft² (2.2 million m²) |
| Investment Yield |
€1.8 bil. (2) 8.9% |
n/a | n/a | n/a | n/a |
| Potential value30 | €2.9 bil. | €0.2 bil. | €4.9 bil. | €1.7 bil.26 | €9.7 bil. |
Thanks to this dual model as a property owner and developer, Altarea Cogedim Group has become the musthave long-term real estate partner of French metropolitan areas, with more than 64.6 million ft² (6 million m²)
19Secured program: program for which the Group has signed an off-plan sale or lease, property development or delegated project management contract, or for which AltaFund has acquired an asset. 20Off-plan and property development contracts: contract amounts. Delegated project management: capitalized fees. AltaFund investment: cost price.
21AltaFund is a discretionary investment fund with €600 million in equity.
22 Mainly AltaFund.
23Amount = total cost price of programs at 100%.
24 Property development contracts / Off-plan sales / Off-plan leases. Amount = amount of the signed contract (or estimate in the case of off-plan leases).
25 Delegated project management. Amount = capitalized fees.
26 O/w €461 million as investor (total cost price of the program at 100%), €1.114 bil. as property developer (amount of signed contract) and €127 million as service provider (capitalized fees).
developed over 10 years. Today, 91% of the Retail portfolio27 and 91% of Group projects28 are concentrated in these dynamic areas.
Breakdown by metropolitan area: Development pipeline (all types of products) and shopping centers in the portfolio
| Greater Paris |
Greater Lyon |
Nice Metropolitan Area |
Marseille Provence |
Toulouse Metropolitan Area |
Bordeaux Metropolitan Area |
Other29 | TOTAL | ||
|---|---|---|---|---|---|---|---|---|---|
| Number of projects | 45 | 13 | 7 | 10 | 2 | 1 | 12 | 90 | |
| & Number of units30 | 8,800 units | 1,500 units | 1,800 units | 2,700 units | 1,000 units | 1,700 units | 3,500 units | 21,000 units | |
| DEVELOPMENT PIPELINE |
Surface areas | 11,259,000 ft² (1,046,000 m²) |
1,474,500 ft² (137,000 m²) |
1,625,350 ft² (151,000 m²) |
3,067,750 ft² (285,000 m²) |
1,033,500 ft² (96,000 m²) |
1,076,500 ft² (100,000 m²) |
4,219,500 ft² (392,000 m²) |
23.7 million ft² (2.2 million m²) |
| Potential value31 | €0.5 bil. | €5.0 bil. | €1.3 bil. | €1.0 bil. | €0.3 bil. | €0.3 bil. | €1.3 bil. | €9.7 bil. | |
| SHOPPING | Number of centers | 15 | 1 | 2 | 3 | 1 | - | 13 | 35 |
| CENTERS IN PORTFOLIO |
Surface areas | 2,624,250 ft² (243,800 m²) |
654,500 ft² (60,800 m²) |
754,500 ft² (70,100 m²) |
143,150 ft² (13,300 m²) |
605,000 ft² (56,200 m²) |
- | 2,418,500 ft² (224,700 m²) |
7,200,000 ft² 668,900 m² |
By combining the expertise of Altarea Commerce and Rue du Commerce, the Group has designed a unique Data Management Platform: the Digital Factory. This unified data treatment platform provides insights on customer behavior in both brick-and-mortar and online shops. Thus, this platform enables brick-and-mortar shopping centers to enjoy the same real-time growth drivers as online retailers32 .
Implemented for the first time at Qwartz, this platform is writing a new chapter in connected retail, which potentially goes beyond Group-managed shopping centers.
In general, the Group continuously monitors all of its businesses to incorporate innovation into the design of new products. To do so, a special unit has been created and provided with substantial human and financial resources: AltaFuture33 .
27 In value of controlled assets.
28 In project surface area, at 100%.
29O/w other metropolitan areas where the Group is active (Nantes, Strasbourg, Lille and Montpellier), including international.
30No. of development projects for Shopping centers, Neighborhood shops and Offices, No. of units for Residential property. 31Neighborhood shop value: €2,500/m² / Shopping center value: rental income at 100% capitalized at 5.5% / Residential property value: properties for sale + portfolio assets (i.e. excluding programs under
construction) / Office property value: OPS/PDC (share of contract amounts), Delegated project management: (share of capitalized fees), Altafund (cost price at 100%).
32For example: increase footfall in targeted areas or at specific times (restaurants, less visited areas, off-peak periods, etc.), increase conversion rates and length of visits, use collected data, etc. 33 In early 2015, Altarea Cogedim created AltaFuture, a new structure focused on identifying innovations that the Group could implement, provide support to introduce these innovations and enrich Altarea
Cogedim's strategy by developing close relations with innovative young companies.
| € millions | Funds from operations (FFO) |
12/31/2014 Changes in value, estimated expenses and |
TOTAL | Funds from operations (FFO) |
12/31/2013 Changes in value, estimated expenses and |
TOTAL | |
|---|---|---|---|---|---|---|---|
| transaction costs | transaction costs | ||||||
| Shopping centers | 188.7 | (4)% | 3.5 | 192.2 | 196.1 | 196.1 | |
| Online retail | 316.7 | (3)% | 316.7 | 328.1 | 328.1 | ||
| Residential | 755.3 | (14)% | 755.3 | 883.3 | 883.3 | ||
| Offices | 66.2 | (40)% | 66.2 | 110.8 | 110.8 | ||
| REVENUE | 1,326.9 | (13)% | 3.5 | 1,330.4 | 1,518.4 | 1,518.4 | |
| Shopping centers | 161.8 | 5.1% | 104.5 | 266.3 | 153.9 | 68.5 | 222.4 |
| Online retail | (19.0) | 52.7% | (5.2) | (24.3) | (12.5) | (47.0) | (59.5) |
| Residential | 40.6 | (34.8)% | (7.0) | 33.6 | 62.3 | (5.2) | 57.0 |
| Offices | 17.8 | 15.4% | 1.4 | 19.3 | 15.5 | (1.9) | 13.6 |
| Other | 0.6 | (2.7) | (2.1) | (0.6) | (0.6) | (1.2) | |
| OPERATING INCOME | 201.8 | (7.7)% | 91.1 | 292.9 | 218.6 | 13.8 | 232.4 |
| Net borrowing costs | (34.1) | (29.3)% | (5.0) | (39.1) | (48.2) | (6.6) | (54.8) |
| Change in value and income from disposal of financial instruments |
– | (78.7) | (78.7) | – | 22.0 | 22.0 | |
| Proceeds from the disposal of investments |
– | 0.0 | 0.0 | – | (0.0) | (0.0) | |
| Corporate income tax | (1.3) | 86.1 | 84.8 | (2.7) | 23.2 | 20.4 | |
| NET CONSOLIDATED INCOME | 166.5 | (0.7)% | 93.5 | 260.0 | 167.7 | 52.3 | 220.0 |
| Non-controlling interests | (40.3) | 58.1% | (105.4) | (145.7) | (25.5) | (48.3) | (73.8) |
| NET ATTRIBUTABLE INCOME | 126.2 | (11.3)% | (11.8) | 114.3 | 142.2 | 4.1 | 146.3 |
| Average number of shares after dilution (in millions) |
12.055 | 11.232 | |||||
| FFO (GROUP SHARE) PER SHARE |
10.47 | (17.3)% | 12.66 |
The Group's consolidated revenue was down 13%, impacted mainly by property development activities (repositioning of the housing mix, Laennec "base effect" in 2013, office property business mix).
Despite the positive performance of the shopping centers and office property, operating cash flow34 declined by 7.7% to €201.8 million, mainly due to the decrease in net residential property income, exacerbated by the Laennec base effect in 2013. Against a backdrop of heightened competition, Rue du Commerce maintained its market share in high-tech products by sacrificing margins. The marketplace achieved excellent performance35 and has now broken even.
In total, consolidated FFO36 was down slightly by 0.7% to €166.5 million37, thanks to the reduction in net borrowing costs (-€14.1 million) and income tax management (-€1.3 million). On a Group share basis, FFO was down 11.3% to €126.2 million, in line with forecasts.
Net consolidated income37 came to €260.0 million (+18%), positively impacted by the increase in portfolio asset values, as well as by deferred tax income that offset the negative impact of the marked-to-market value of financial instruments. On a Group share basis, net consolidated income stood at €114.3 million, reflecting the impact of the partnerships concluded on retail assets38 .
34Or consolidated EBITDA, equal to the sum of net rental income, net development income and fees less overhead expenses.
35Since the acquisition of Rue du Commerce by Altarea Cogedim Group in 2011, the marketplace's business volume has grown by 30%. 36 Funds from operations: operating cash flow after net interest and corporate income tax expenses.
37 Group share and other.
38At the end of 2013, the Group sold to Allianz 49% of a portfolio made up of five assets, thus increasing the share of profit attributable to minority interests.
The Group achieved quick and massive debt reduction under the combined impact of several initiatives (partnerships, disposals, dividend payouts in shares). This policy led to a significant reduction in consolidated debt (LTV brought down to 37.7% compared to 51.2% in 2011). Having recovered a strong investment capacity, the Group can now implement its substantial project portfolio.
These initiatives also led to a dilutive effect on the main per-share indicators in 2014 (FFO and NAV per share).
| FFO per share | Going-concern NAV39 per share | ||||
|---|---|---|---|---|---|
| FFO/share at 12/31/2013 | 12.7 | NAV/share at 12/31/2013 | 134.1 | ||
| Change in 2014 FFO | (0.2) | Value creation | 10.1 | ||
| 2014 dividend | (10.0) | ||||
| Other changes in value40 | (0.8) | ||||
| FFO/share at 12/31/2014 | 12.5 | -1.3% | NAV/share at 12/31/2014 | 133.3 | -0.6% |
| on a same financial structure basis | on a same financial structure basis | ||||
| Dilution from partnership (Allianz)41 | (1.3) | Dilution from partnership (Allianz)41 | (1.8) | ||
| Dilution from creation of new shares42 | (0.8) | Dilution from creation of new shares42 | (1.7) | ||
| FFO/share at 12/31/2014 | 10.5 | -17.3% | NAV/share at 12/31/2014 | 129.8 | -3.2% |
| 12/31/2014 | 12/31/2013 | Change | |
|---|---|---|---|
| Consolidated equity | €2.169 billion | €1.832 billion | +18% |
| Net debt | €1.772 billion | €1.837 billion | -€65 million |
| Available cash and cash | €338 million | ||
| equivalents | €622 million | +€284 million | |
| LTV43 | 37.7 % | 41.7% | -4pts |
| ICR44 | 5.9 x | 4.5 x | +1.4 x |
| Term | 3.7 years | 4.0 years | -0.3 year |
| Average cost | 2.41% | 2.80% | -40 bps |
Nearly €805 million in corporate financing45 was signed this year, including €230 million in the form of a sevenyear private bond issue46. The average cost of debt in the medium term stood between 2% and 2.5% all in. This cost includes the restructuring of the hedging portfolio (including in early 2015) and the conditions offered to the Group in terms of spread.
39Diluted Going-Concern NAV: Market value of equity from the perspective of long-term operations as a going concern, recognizing all shares subscribed for the payment of dividends in shares. EPRA NAV: €130.8/share (-3.1%) / EPRA NNNAV (liquidation NAV): €124.6 (-3.2%).
40 O/w a €64 million tax effect (carryforwards).
41Partnership with Allianz on 49% of five assets (Bercy Village, Gare de l'Est, Gennevilliers, Toulouse Gramont and La Valette du Var).
422013 dividend payout in shares, creation of 922,692 new shares at €108.3/share.
43LTV (Loan to Value) = Net debt / Restated value of assets including transfer duties.
44ICR = operating profit / net borrowing costs ("Funds from operations" column). 45 For an average term of 4.8 years.
46 For a spread of 195 bps.
This press release is accompanied by a PowerPoint presentation. The presentation is available for download on the Financial Information page of Altarea Cogedim's website.
Q1 2015 revenue: April 16, 2015, after market Annual General Meeting of Shareholders June 5, 2015 H1 2015 results: July 30, 2015, after market
Altarea Cogedim is a leading real estate group. As both a commercial land owner and developer, it operates in all three classes of property assets: retail, residential and offices. It has the required know-how in each sector to design, develop, commercialize and manage made-tomeasure property products. With operations in France, Italy and Spain, Altarea Cogedim manages a shopping center portfolio of €4 billion and ranks among the leading e-commerce sites in France thanks to its subsidiary Rue du Commerce. Listed in compartment A of NYSE Euronext Paris, Altarea had a market capitalization of €1.7 billion at December 31, 2014.
Eric Dumas, Chief Financial Officer [email protected], tel : + 33 1 44 95 51 42
Catherine Leroy, Investor Relations cleroy@altareacogedim, tel : +33 1 56 26 24 87
Agnès Villeret, Analyst and Investor Relations [email protected], tel: + 33 1 53 32 78 95 Guylaine Mercier, Director of Communication gmercier@altareacogedim, tel: +33 1 56 26 25 36
Nicolas Castex, Press relations [email protected], tel: + 33 1 53 32 78 88
Audrey Berladyn, Relations presse [email protected], tel : + 33 1 53 32 84 76
This press release does not constitute an offer to sell or solicitation of an offer to purchase Altarea shares. For more detailed information concerning Altarea, please refer to the documents available on our website: www.altareacogedim.com.
This press release may contain declarations in the nature of forecasts. While the Company believes such declarations are based on reasonable assumptions at the date of publication of this document, they are by nature subject to risks and uncertainties which may lead to differences between real figures and those indicated or inferred from such declarations.
| 1 | BUSINESS REVIEW 12 |
|---|---|
| 1.1 | Retail 12 |
| 1.2 | Residential 21 |
| 1.3 | Offices 26 |
| 1.4 | Innovation 29 |
| 2 | CONSOLIDATED RESULTS 30 |
| 2.1 | Results 30 |
| 2.2 | Net asset value (NAV) 32 |
| 3 | FINANCIAL RESOURCES 34 |
| 3.1 | Financial position 34 |
| 3.2 | Hedging and maturity 35 |
| In operation | Under development | |||||||
|---|---|---|---|---|---|---|---|---|
| December 31, 2014 | GLA (m²) | Current gross rental income (€ millions) (d) |
Appraisal value (€ millions) (e) |
GLA in m² | Estimated gross rental income (€ millions) |
Net investments (€ millions) (f) |
||
| Controlled assets (fully consolidated) (a) |
640,409 | 162.8 | 3,105 | 340,000 | 143.5 | 1,583 | ||
| Group share | 514,959 | 121.0 | 2,107 | 280,000 | 106.1 | 1,194 | ||
| Share of minority interests | 125,449 | 41.8 | 998 | 60,000 | 37.5 | 389 | ||
| Equity assets (b) | 148,598 | 37.0 | 632 | 98,000 | 16.1 | 203 | ||
| Group share | 70,822 | 17.8 | 309 | 39,000 | 5.9 | 73 | ||
| Share of third parties | 77,776 | 19.2 | 322 | 59,000 | 10.3 | 130 | ||
| Management for third parties (c) | 218,300 | 48.5 | 863 | - | - | - | ||
| Total assets under management | 1,007,307 | 248.3 | 4,600 | 438,000 | 159.7 | 1,785 | ||
| Group share | 585,781 | 138.9 | 2,416 | 319,000 | 111.9 | 1,266 | ||
| Share of third parties | 421,525 | 109.5 | 2,184 | 119,000 | 47.8 | 519 |
(a) Assets in which Altarea holds shares and over which Altarea exercises operational control. Fully consolidated in the consolidated financial statements.
(b) Assets in which Altarea is not the majority shareholder, but for which Altarea exercises joint operational control or has significant influence. Consolidated using the equity method in the consolidated financial statements.
(c) Assets held entirely by third parties who entrusted Altarea with a management mandate for an initial period of three to five years, renewable.
(d) Rental value on signed leases at January 1, 2015.
(e) Appraisal value including transfer duties.
(f) Total budget including interest expenses and internal costs.
French household consumption rose slightly at the end of year 2014, reaching an overall growth of 0.6%47. Online sales are recording similar trends (+2% for the French market, and +3% for the leading general merchandise websites48 on a likefor-like basis), which shows e-commerce has achieved a certain maturity.
However, the CNCC recorded a 0.4% sales decline for shopping center tenants49 .
Despite a context of sluggish consumption, Altarea Cogedim pursues its strategy: concentrate its portfolio on premium assets with strong attractivity and marketability.
The Group's shopping centers demonstrated very solid performance with tenant sales up 1.0%50 .
48 Source: FEVAD and iCE 100 survey (like-for-like growth of leading sites and high-tech products) as of late December 2014 (12 months rolling).
Net rental income (IFRS) reached €156.6 million, (0.9)% in 2014. On a like-for-like basis, net rental income grew by +2.8% at Group level, and by +2.0% in France, in a context of stable indexation51 .
| € millions | ||
|---|---|---|
| Net rental income at December 31, 2013 | 158.0 | |
| Disposals | (3.4) | |
| Redevelopments | (1.7) | |
| Like-for-like change France | 2.2 | +2.0% (a) |
| Like-for-like change International | 1.6 | +6.2% (b) |
| Total Change in Net Rental Income | (1.4) | (0.9)% |
| Net rental income at December 31, 2014 | 156.6 |
(a) As a like-for-like percentage in France
(b) As a like-for-like percentage outside of France
49 Source: CNCC, Revenue development for shopping center tenants on a "same-floor area basis" as of late December 2014.
50 2014 revenue development for shopping center tenants on a "same-floor area basis" in France.
51 ILC (Commercial Rent Index) Q2 2013: +0.85%, CCI (Construction Cost Index) Q2 2013: - 1.7%.
2014 whitnessed the delivery of the QWARTZ in Villeneuve-la-Garenne, a 721,000 ft² (67,000 m²) regional shopping center which features a Carrefour hypermarket, Primark, Mark & Spencer, H&M, Zara and more than 165 retailers and restaurants.
Altarea Cogedim owns 50% of this shopping center which is consolidated using the equity method in the Group consolidated financial statements. As such, its impact does not appear in the net rental income recognized for the period.
The Group disposed of three small-sized assets over the year for a total net sale price of €82.3 million.
The Group strategy of focusing on premium assets also includes redeveloping/extending of existing shopping centers with strong potential for value creation. These projects often lead to rent decreases for current tenants during the construction.
In 2014, the Group undertook several initiatives to strengthen its shopping center portfolio, in particular:
• Aix-en-Provence, including the redevelopment of the gallery and an extension of 51,700 ft² GLA (4,800 m²), to be delivered during H1 2015,
• Aubergenville, which is being restructured to include a Marque Avenue® intended to attract new customers and to increase rental income. Delivery is scheduled for mid-2015.
1.1.1.3 Operational performance
FRANCE (87% OF THE PORTFOLIO)
In France, the 2.0% like-for-like52 growth in rental income was driven by the large shopping centers (Cap 3000, Toulouse Gramont and Bercy Village).
| At 100% | Sales (incl. tax) | Footfall |
|---|---|---|
| Total shopping centers | 1.0% | 0.2% |
| CNCC index | (0.4)% | (0.1)% |
| Number of leases |
New rent | Old rent | Change | |
|---|---|---|---|---|
| Letting | 62 | €6.7 mil. | – | n/a |
| Lease renewals / re-lettings |
121 | €11.7 mil. | €8.1 mil. | 44% |
| 2014 total | 183 | €18.3 mil. | €8.1 mil. | n/a |
| € millions, at 100% |
Lease expiry date |
% of total |
3-year termination option |
% of total |
|---|---|---|---|---|
| Past years | 14.7 | 8.8% | 14.7 | 8.8% |
| 2015 | 5.4 | 3.2% | 15.7 | 9.4% |
| 2016 | 4.9 | 2.9% | 39.3 | 23.6% |
| 2017 | 13.9 | 8.3% | 44.9 | 27.0% |
| 2018 | 17.0 | 10.2% | 19.8 | 11.9% |
| 2019 | 12.1 | 7.2% | 7.8 | 4.7% |
| 2020 | 22.3 | 13.4% | 13.4 | 8.0% |
| 2021 | 16.1 | 9.6% | 7.1 | 4.2% |
| 2022 | 17.8 | 10.7% | 0.1 | 0.1% |
| 2023 | 17.4 | 10.5% | 2.5 | 1.5% |
| 2024 | 21.6 | 12.9% | 0.0 | 0.0% |
| 2025 | 1.1 | 0.7% | – | 0.0% |
| >2025 | 2.4 | 1.4% | 1.1 | 0.7% |
| Total | 166.5 | 100% | 166.5 | 100% |
| 2014 | 2013 | 2012 | |
|---|---|---|---|
| Occupancy cost ratio |
9.8% | 10.2% | 10.1% |
| Bad debt ratio | 0.7% | 1.5% | 1.5% |
| Financial vacancy | 3.4% | 3.4% | 2.8% |
| rate |
The international shopping center portfolio includes one Spanish asset in Barcelona and six Italian assets mainly located in northern Italy.
In Italy, despite a morose economic environment as well as political and tax uncertainties, the
52 Excluding impact of openings, acquisitions, disposals and redevelopments.
53 Revenue development for shopping center tenants on a "same-floor area basis." 54 Calculated as rent and expenses charges to tenants (incl. taxes) in 2014 (including rent reductions), in proportion to sales over the same period (incl. taxes) at 100 % in France. Excluding property being redeveloped.
55 Net amount of allocations to and reversals of provisions for bad debt plus any write-offs during the period as a percentage of total rent and expenses charged to tenants, at 100 % in France. Excluding property being redeveloped.
56 Estimated rental value (ERV) of vacant lots as a percentage of total estimated rental value. Excluding property being redeveloped.
portfolio has proven its resilience with a 7.3% growth in net rental income.
This growth was driven by a lease review strategy (enhancement of the retailers) and shopping center redevelopment initiatives. Thus, tenant sales57 increased by 0.7% and footfall by 3.0%, in spite of a growth in the financial vacancy rate (6.8% as compared to 4.0% in 2013). The bad debt ratio also went down to 2.0%.
In Spain, net rental income also recorded a significant increase (+3.4%).
The shopping center performances confirm the economic upturn, with tenant sales up 2.0%, a financial vacancy rate down to 1,7% (as compared to 2.9% in 2013) and a drop in the bad debt ratio to 0.6% (as compared to 2.5% in 2013).
1.1.1.4 Management for third parties
Over the recent years, the Group has significantly developed its management for third parties activity.
At the end of 2014, these assets represented €48.5 million in rental income and an overall value of €863 million. They strongly contribute to the growth in Altarea Commerce's fees58 .
Combining controlled assets and assets managed for third parties, Altarea manages a total of approximately 1,800 leases in France and 500 leases in Italy and Spain.
As of December 31, 2014, the value of the portfolio owned by the Group (fully consolidated assets and equity assets) was up by €457 million, reaching €3,737 million.
| € millions | Value |
|---|---|
| TOTAL at December 31, 2013 | 3,280 |
| Centers opened | 370 |
| Acquisitions | – |
| Disposals | (88) |
| Like-for-like change | 176 |
| o/w France | 204 |
| o/w Italy | (39) |
| o/w Spain | 11 |
| Total change | 457 |
| TOTAL at December 31, 2014 | 3,737 |
| o/w Group share | 2,416 |
| o/w share of third parties | 1,321 |
57 Revenue development for shopping center tenants on a "same-floor area basis."
58 A total of €19,2 million in fees invoiced to third parties in 2014.
Over the past four years, the Group has been concentrating its asset portfolio on "premium" shopping centers: regional shopping centers, large retail parks, urban entertainment centers, rail station shops, etc.
As a result of this strategy, the Group now owns 35 assets in France with an average value of €93 million and 7 assets abroad.
Regional shopping centers and large retail parks account for 82% of the portfolio (compared to 76% in 2013).
| Breakdown by type | 2014 | 2013 | Change | ||
|---|---|---|---|---|---|
| (€ millions) | |||||
| Regional shopping centers | 2,275 | 61% | 1,703 | 52% | 9 pts |
| Large retail parks (Family V) | 802 | 21% | 779 | 24% | (2) pts |
| Local / Downtown | 661 | 18% | 798 | 24% | (7) pts |
| TOTAL | 3,737 | 100% | 3,280 | 100 | |
| o/w Group share | 2,416 | 2,283 | % |
| Geographical distribution (€ millions) |
2014 | 2013 | Change | ||
|---|---|---|---|---|---|
| Paris Region | 1,275 | 34% | 944 | 29% | 5 pts |
| PACA/Rhône-Alpes/South | 1,573 | 42% | 1,386 | 42% | (0) pts |
| France – Other regions | 411 | 11% | 443 | 13% | (3) pts |
| International | 478 | 13% | 506 | 15% | (3) pts |
| TOTAL | 3,737 | 100% | 3,280 | 100 | |
| o/w Group share | 2,416 | 2,283 | % |
| Asset format | 2014 | 2013 | Change | |
|---|---|---|---|---|
| France | Average value | €93 million | €75 million | 24% |
| Num. of assets | 35 | 37 | -2 | |
| Interna- | Average value | €68 million | €72 million | (6)% |
| tional (a) | Num. of assets | 7 | 7 | - |
| Average net capitalization rate, at 100% |
2014 | 2013 |
|---|---|---|
| France | 5.49% | 5.98% |
| International | 7.15% | 6.75% |
| TOTAL Portfolio | 5.71% | 6.10% |
| o/w Group share | 5.99% | 6.30% |
| o/w share of third parties | 5.03% | 5.62% |
In France, the decrease of nearly 50 basis points in the average capitalization rate was mainly driven by major premium assets (Cap 3000, Qwartz).
The task of valuating Altarea Cogedim's assets is entrusted to DTZ Valuation and CBRE Valuation. The appraisers use two methods:
59 The capitalization rate is the net rental yield relative to the appraisal value excluding transfer duties.
• discounting cash flows, with resale value at the end of the period;
• capitalization of net rental income, based on a capitalization rate that includes the site's characteristics and rental income (also including variable rent and market rent of vacant premises, adjusted for all charges incumbent upon the owner).
These valuations are conducted in accordance with the criteria set out in the Red Book – Appraisal and Valuation Standards, published by the Royal Institute of Chartered Surveyors. The surveyors' assignments were all carried out in accordance with the recommendations of the COB / CNC Barthes de Ruyter working group and fully comply with the instructions of the Appraisal Charter of Real Estate Valuation (Charte de l'Expertise en Evaluation Immobilière) updated in 2012. Surveyors are paid lump-sum compensation based on the size and complexity of the appraised properties. Compensation is therefore totally independent of the results of the valuation assessment.
The value of the portfolio breaks down by appraiser as follows:
| Appraiser | Portfolio | % of value, incl. transfer taxes |
|---|---|---|
| CBRE | France | 27% |
| DTZ | France & International | 73% |
In line with its strategy of concentrating its portfolio on "premium" assets, the Group completely renewed its development portfolio, focusing on greenfields, restructuring/redevelopment of major regional shopping centers, on-the-spot retail sites and large retail parks, which now account for more than 90% of the pipeline.
As of December 31, 2014, the volume of projects secured or underway represented an estimated net investment60 of approximately €1.8 billion. This stands for an addtionnal potential gross rental income of €160 million at 100% (€1.3billion on a Group share basis for €112million of gross rental income).
Compared with the Group's assets in operation, the pipeline accounts for more than 80% of potential additional rental income (both at 100% and on a Group share basis).
| GLA in m² (c) |
Est. gross rental income (€ millions) |
Net invest ment (€ millions |
Fore casted yield |
|
|---|---|---|---|---|
| Controlled projects (fully consolidated) (a) |
340,000 | 144 | ) 1,583 |
9.1% |
| Group share | 280,000 | 106 | 1,194 | |
| Share of minority interests | 60,000 | 37 | 389 | |
| Equity projects (b) | 98,000 | 16 | 203 | 8.0% |
| Group share | 39,000 | 6 | 73 | |
| Share of third parties | 59,000 | 10 | 130 | |
| Total | 438,000 | 160 | 1,785 | 8.9% |
| Group share | 319,000 | 112 | 1,266 | 8.8% |
(a) Projects in which Altarea holds shares and over which Altarea exercises operational control. Fully consolidated in the consolidated financial statements. (b) Projects for which Altarea is not the majority shareholder. Consolidated using the equity method in the consolidated financial statements. (application of IFRS 11) (a) Total GLA (Gross Leasable Area) built and / or redeveloped, excluding off-plan developments for third parties.
(d) Total budget including interest expenses and internal costs.
Altarea Cogedim only reports on projects that are secured or underway61. This pipeline does not include identified projects for which development teams are currently in talks or carrying out advanced studies.
Given the Group's cautious risk management criteria, the decision to begin the construction is only made once a sufficient pre-letting level has been reached. Considering the administrative and commercial progresses achieved in 2014, most pipeline projects should be delivered between 2015 and 2018.
| € millions, net | At 100% | Group share |
|---|---|---|
| Paid out | 309 | 213 |
| Committed, remaining to be paid out | 69 | 34 |
| Total commitments | 378 | 247 |
| % of net investment | 21% | 19% |
INVESTMENTS CARRIED OUT IN 2014 FOR PROJECTS UNDER DEVELOPMENT
Over the year, Altarea Cogedim invested62 €118 million in its project portfolio on a Group share basis.
These investments mainly relate to:
• Qwartz, a regional shopping center with a net floor area of 925,750 ft² (86,000 m²), which opened in Villeneuve-la-Garenne in April 2014,
61 Projects underway: properties under construction. Secured projects: projects either fully or partly authorized, where the land has been acquired or for which contracts have been exchanged, but on which construction has not yet begun
62 Change in non-current assets net of changes in amounts payable to suppliers of noncurrent assets.
60 Total budget including interest expenses and internal costs.
• and shopping centers under construction and/or redevelopment (essentially Cap 3000, Toulon-La Valette, Aubergenville and Aix-en-Provence).
Following the consultation launched by Gares & Connexions, Altarea Cogedim was selected as a partner for the modernization of Paris-Montparnasse Rail Station in Paris. Thus, the Group will be in charge of the design and construction of the station's retail spaces, as well as the operation of these spaces for 30 years. This exceptional project aims to bring Paris-Montparnasse Rail Station in line with the new lifestyles of all of its users by taking into account the 50% increase in traffic expected by 2030.
After an initial remodeling in 2012 and the opening of four new waterfront restaurants in May 2014, last November the Group launched the extensionrenovation of the Cap 3000 shopping center, located close to Nice.
Following this project, which will be carried out between 2016 and 2018, the center will include 300 retailers over a total net floor area of 1,453,000 ft² (135,000 m²) (as compared to 140 retailers and a net floor area of 915,000 ft² (85,000 m²) as of today).
Construction cost amounts to approximately €400 million, bringing the overall amount invested in the center since its acquisition to over €1 billion.
The Group will deliver three programs in 2015, generating nearly €14 million of additional annualised rental income63:
• Extension-renovation of the Jas de Bouffan shopping center in Aix-en-Provence, with a delivery in Q1 2015,
• Redevelopment of the Aubergenville Family Village® , in partnership with Concepts & Distribution, to create the first brand village in the Western Paris Region. With 129,000 ft² (12,000 m²) of space and 80 shops developed in phase 1, the center will open during Q2 2015,
• At the end of 2015, opening of a shopping center of more than 323,000 ft² (30 000 m²), located on Boulevard Macdonald in Paris and developed in partnership with Caisse des Dépôts. This project
will feature 40 shops and restaurants, including 10 mid-size stores.
| € millions | 12/31/2014 | 12/31/2013 | |
|---|---|---|---|
| Rental income | 169.6 | 174.4 | |
| Net rental income | 156.6 | (1)% | 158.0 |
| % of rental revenues | 92.3% | 90.6% | |
| External services | 19.2 | (12)% | 21.8 |
| Own work capitalized and production held in inventory |
19.7 | 12.3 | |
| Operating expenses | (50.2) | (2)% | (51.4) |
| Net overhead expenses | (11.3) | (35)% | (17.3) |
| Contribution of EM associates (a) | 16.5 | 13.3 | |
| Operating cash flow | 161.8 | 5% | 153.9 |
(a) EM: Equity-method Particularly including the contribution of Qwartz since April.
Operating cash flow went up and reached €161.8 million (+5.1%): the impact of the disposals was more than offset by the like-for-like increase in rental income, the opening of the Qwartz (consolidated using the equity method) and the decrease in operating expenses (-2%).
In 2013, the Group created a structure dedicated to "high-street retail" to enhance the value of retail and business surfaces from development programs, as a development synergy with Cogedim's Residential property teams.
This pooling of expertise among the Retail, Residential and Office property teams makes it possible for the Group to provide local authorities with the best solutions, particularly when it comes to creating new neighborhoods.
This activity deals with various shop formats:
• retail complexes covering several thousand m² (new neighborhoods).
These assets are to remain within the Group for the bigger ones, or to be disposed following its leasing.
63 Additional gross rental income at 100%, excluding the impact of stepped rents and rent holidays.
As of December 31, 2014, the Group was working on 51 programs, some of which have already been leased and are about to be sold. This new activity is expected to contribute significantly to the Group FFO starting 2015/2016.
| Number | Surface area | |
|---|---|---|
| Secured programs (a) | 26 | 385,350 ft² (35,800 m²) |
| Under development | 25 | 364,900 ft² (33,900 m²) |
| Total programs underway | 51 | 750,250 ft² (69,700 m²) |
(a) Programs secured by a sales commitment.
| o/w Group share | o/w share of third | ||||||
|---|---|---|---|---|---|---|---|
| Gross rental | Value | Value | Value | ||||
| Center | GLA in m² |
income (€ | (€ millions) | Share | (€ millions) | Share | (€ millions) |
| millions) (d) | (e) | (e) | (e) | ||||
| Toulouse Occitania | 56,200 | 51% | 49% | ||||
| Paris - Bercy Village | 22,824 | 51% | 49% | ||||
| Gare de l'Est | 5,500 | 51% | 49% | ||||
| CAP 3000 | 64,500 | 34% | 66% | ||||
| Thiais Village | 22,324 | 100% | – | ||||
| Massy | 18,200 | 100% | – | ||||
| Lille - Les Tanneurs & Grand' Place | 25,480 | 100% | – | ||||
| Aix en Provence | 3,729 | 100% | – | ||||
| Mulhouse - Porte Jeune | 14,769 | 65% | 35% | ||||
| Strasbourg - L'Aubette & Aub. Tourisme | 8,400 | 65% | 35% | ||||
| Strasbourg - La Vigie | 16,232 | 59% | 41% | ||||
| Flins | 9,700 | 100% | – | ||||
| Toulon - Grand' Var | 6,336 | 100% | – | ||||
| Toulon - Ollioules | 3,185 | 100% | – | ||||
| Tourcoing - Espace Saint Christophe | 13,000 | 65% | 35% | ||||
| Okabé | 15,077 | 65% | 35% | ||||
| Villeparisis | 18,623 | 100% | – | ||||
| Herblay - XIV Avenue | 14,200 | 100% | – | ||||
| Pierrelaye (RP) | 9,750 | 100% | – | ||||
| Gennevilliers (RP) | 18,863 | 51% | 49% | ||||
| Family Village Le Mans Ruaudin (RP) | 23,800 | 100% | – | ||||
| Family Village Aubergenville (RP) | 38,620 | 100% | – | ||||
| Brest - Guipavas (RP) | 28,000 | 100% | – | ||||
| Limoges (RP) | 28,000 | 75% | 25% | ||||
| Nimes (RP) | 27,500 | 100% | – | ||||
| Various shopping centers (3 assets) | 7,491 | n/a | n/a | ||||
| Sub-total France | 520,302 | 129.5 | 2,626 | 1,628 | 998 | ||
| Barcelona - San Cugat | 20,488 | 100% | – | ||||
| Bellinzago | 21,069 | 100% | – | ||||
| Le Due Torri | 33,691 | 100% | – | ||||
| Pinerolo | 8,106 | 100% | – | ||||
| Rome - Casetta Mattei | 15,301 | 100% | – | ||||
| Ragusa | 13,060 | 100% | – | ||||
| Casale Montferrato | 8,392 | 100% | – | ||||
| Sub-total International | 120,107 | 33.3 | 478 | 478 | – | ||
| Controlled assets (fully consolidated) (a) | 640,409 | 162.8 | 3,105 | 2,107 | 998 | ||
| Villeneuve la Garenne - Qwartz | 42,980 | 50% | 50% | ||||
| Carré de Soie | 60,800 | 50% | 50% | ||||
| Paris - Les Boutiques Gare du Nord | 3,750 | 40% | 60% | ||||
| Roubaix - Espace Grand' Rue | 13,538 | 33% | 68% | ||||
| Châlons - Hôtel de Ville | 5,250 | 40% | 60% | ||||
| Various shopping centers (2 assets) | 22,279 | n/a | n/a | ||||
| Equity assets (b) | 148,598 | 37.0 | 632 | 309 | 322 | ||
| Chambourcy | 33,800 | – | 100% | ||||
| Bordeaux - St Eulalie | 14,500 | – | 100% | ||||
| Orange - Les Vignes | 30,700 | – | 100% | ||||
| Toulon - Grand Ciel | 2,800 | – | 100% | ||||
| Angers - Fleur d'Eau | 2,900 | – | 100% | ||||
| Bordeaux - Grand' Tour | 11,400 | – | 100% | ||||
| Brest - Coat ar Gueven | 6,400 | – | 100% | ||||
| Brest - Jean Jaurès | 12,500 | – | 100% | ||||
| Chalon Sud | 4,000 | – | 100% | ||||
| Nantes - Le Sillon Shopping | 11,200 | – | 100% | ||||
| Pau - Quartier Libre | 33,800 | – | 100% | ||||
| Reims - Espace d'Erlon | 7,100 | – | 100% | ||||
| Toulouse - Espace Saint Georges | 12,800 | – | 100% | ||||
| Valdoly | 5,800 | – | 100% | ||||
| Vichy - Les 4 Chemins | 14,000 | – | 100% | ||||
| Ville du Bois | 14,600 | – | 100% | ||||
| Assets managed for third parties (c) | 218,300 | 48.5 | 863 | – | 863 | ||
| Total Assets under management | 1,007,307 | 248.3 | 4,600 | 2,416 | 2,184 |
(a) Assets in which Altarea holds shares and over which Altarea exercises operational control. Fully consolidated in the consolidated financial statements.
(b) Assets in which Altarea is not the majority shareholder, but for which it exercises joint operational control or a significant influence. Consolidated using the equity method in the consolidated financial statements. (c) Assets held entirely by third parties who entrusted Altarea with a management mandate for an initial period of three to five years, renewable.
(d) Rental value on signed leases at January 1, 2015.
(e) Including transfer taxes.
(RP) Retail Park
| At 100% | Group share | ||||||||
|---|---|---|---|---|---|---|---|---|---|
| Center | SC / RP |
Creation / Redevelopment / Extension |
m² GLA created (a) |
Gross rental income (€ millions) |
Net invest ments (€ millions) |
Return | GLA in m² (a) |
Gross rental income (€ millions) |
Net invest ments (€ millions) |
| Cap 3000 | SC | Redev./Extensio | 35,000 | 12,000 | |||||
| Aix extension | SC | n Extension |
5,000 | 2,000 | |||||
| La Valette du Var | SC | Creation | 37,000 | 19,000 | |||||
| F. Village Le Mans 2 | RP | Creation | 16,000 | 16,000 | |||||
| F. Village Aubergenville 2 | RP | Redev./Extensio | n/a | n/a | |||||
| Massy -X% | SC | n Redev./Extensio |
11,000 | 11,000 | |||||
| Chartres | SC | n Creation |
56,000 | 56,000 | |||||
| Paris Region | SC | Redev./Extensio | 84,000 | 84,000 | |||||
| Entrepôt Macdonald | SC | n Creation |
32,000 | 16,000 | |||||
| Paris-Montparnasse Rail Station |
SC | Creation | 19,000 | 19,000 | |||||
| Developments France | 295,000 | 129.0 | 1,429 | 9.0% | 235,000 | 91.6 | 1,040.0 | ||
| Ponte Parodi (Genoa) | SC | Creation | 37,000 | 37,000 | |||||
| Le Due Torri (Lombardy) | SC | Extension | 8,000 | 8,000 | |||||
| Developments International | 45,000 | 14.5 | 154 | 9.4% | 45,000 | 14.5 | 153.8 | ||
| Controlled developments (fully consolidated) | 340,000 | 143.5 | 1,583 | 9.1% | 280,000 | 106.1 | 1,194 | ||
| Promenade de Flandres - | RP | Creation | 58,000 | 29,000 | |||||
| Lille Cœur d'Orly - Retail |
SC | Creation | 40,000 | 10,000 | |||||
| Equity-method developments | 98,000 | 16.1 | 203 | 8.0% | 39,000 | 5.9 | 72.7 | ||
| TOTAL at December 31, 2014 | 438,000 | 159.7 | 1,785 | 8.9% | 319,000 | 111.9 | 1,266 | ||
| o/w redevelopments / extensions | 143,000 | 86.6 | 926 | 9.4% | 117,000 | 59.3 | 674 | ||
| o/w asset creation | 295,000 | 73.1 | 860 | 8.5% | 202,000 | 52.7 | 592 |
(a) Total GLA (Gross Leasable Area) created, excluding off-plan developments for third parties. For renovation/extension projects, figures represent additional GLA created. (b) Total budget including interest expenses and internal costs.
(SC) Shopping center
(RP) Retail Park
Altarea Cogedim is one of the leading names in ecommerce in France thanks to Rue du Commerce and its business volume of €428 million in 2014 (stable as compared to 2013).
1.1.2.1 Market trends64
In 2014, the e-commerce market recorded a 2% growth in France. General merchandise websites reported a sales increase of +3% on a like-for-like basis.
Rue du Commerce maintained its position as a leading website, ranking among the general merchandise website top-10 in France65.
| Average 11-month UV in 2014, in thousands |
|
|---|---|
| 16,248 | |
| 9,994 | |
| 9,576 | |
| 7,220 | |
| 6,948 | |
| 6,331 | |
| 5,890 | |
| 5,033 | |
| 4,748 | |
| Darty | 4,621 |
| General merchandise sites Amazon Cdiscount Fnac PriceMinister Carrefour La Redoute Vente-privée Rue du Commerce E.Leclerc |
1.1.2.3 Rue du Commerce performance
As of December 31, 2014, the site reported a business volume of €428 million (stable compared to 2013), of which 71% was generated by ownbrand distribution and 29% by the marketplace. The number of orders reached 2.3 million, for an average basket of approximately €224, tax included.
| € millions | 2014 | 2013 | Change |
|---|---|---|---|
| Own-brand business volume | 305.6 | 318.6 | (4)% |
| Marketplace business volume | 122.7 | 109.9 | 12% |
| Total business volume | 428.3 | 428.5 | (0)% |
| € millions | 2014 | 2013 | Change |
| Own-brand business volume | 305.6 | 318.6 | (4)% |
| Marketplace commissions | 11.1 | 9.6 | 17% |
| Commission rate | 9.1% | 8.8% | +0.3 pts |
| Rue du Commerce revenue | 316.7 | 328.1 | (3)% |
Over the year, Rue du Commerce refocused its offering on men's departments ("High Tech - Home Appliances - DIY") to better meet the expectations of its main customers (men, high-income segments): "1,200 brands to inspire men."
This refocusing primarily explains the decline in the own-brand business volume.
Meanwhile, commission rates were increased for the marketplace where Rue du Commerce holds a leading position.
| € millions | 12/31/2014 | 12/31/2013 | |
|---|---|---|---|
| Distribution revenues | 305.6 | (4)% | 318.6 |
| Purchases consumed and other | (293.9) | (297.8) | |
| Marketplace commissions | 11.1 | 17% | 9.6 |
| Net overhead expenses | (41.9) | (42.8) | |
| Operating cash flow | (19.0) | 53% | (12.5) |
| % of revenue | (6.2)% | (3.9)% |
The fierce competition on the high-tech retail market led to a decline in margins, as Rue du Commerce chose to maintain its market share.
Thanks to its positioning and visitor numbers, Rue du Commerce increased the contribution of its marketplace.
As a result, the operating loss increased in 2014, as overhead reduction measures only had a partial impact this year.
64 Source: FEVAD and iCE 100 survey (like-for-like growth of leading sites and high-tech products) as of late November 2014 (12 months).
65 Médiamétrie//NetRating ranking according to the number of unique visitors per month (i.e., internet users having visited the site at least once over a one-month period) from January to November 2014.
Although the market enjoys positive fundamentals (demographics, extremely low interest rates66 , strong aspiration to homeownership and, most importantly, a structural housing shortage), new housing sales are estimated at 85,000 homes, down 7%67compared to already low 2013 levels. Further upstream in the process, construction starts and building permit applications, are following the same downward trend68: barely 300,00069 homes were built in 2014, well below the government's goal of 500,000 homes per year.
The French government's announcements in H2 2014 advocating housing construction point to a potential recovery for the sector:
• since its implementation, the Pinel initiative, more flexible than the Duflot scheme70, has led to a return of private investors who became much less active on the market since the withdrawal of the Scellier law;
• intermediate housing should benefit from the return of institutional investors to the housing market71 thanks to an attractive risk/return ratio;
• the first 50 simplification measures set out in the Macron Act for Growth are expected to contribute to a reduction in construction costs, thereby enhancing household purchasing power;
• the revision of regions experiencing a housing shortage will also benefit from all measures in place to support housing construction.
In June 2014, Altarea Cogedim acquired a 55% stake in Histoire & Patrimoine for €15.5 million, mainly through an equity capital increase.
Histoire & Patrimoine specializes in the renovation and redevelopment of urban heritage properties. With 100 employees, the company carries out annual investments of approximately €100 million72. Histoire & Patrimoine develops programs throughout France, with a comprehensive real estate offering ranging from program design to administration of finished properties, as well as monitoring of restoration procedures and marketing of renovated properties.
Thus, Altarea Cogedim expanded its urban renovation know-how with a complementary field expertise that enable to provide comprehensive solutions for cities looking to preserve and enhance their architectural heritage.
The Group has a sale commitment for the remaining 45% of the equity by 2018/2019, ultimately offering the opportunity to take full control of Histoire & Patrimoine. In the meantime, the company is consolidated using the equity method in the Group consolidated financial statements.
Altarea Cogedim recorded strong sales growth in a tough market: +9% in value terms and +21% in number of units74, up 1 point in market share as compared to 201375 .
This performance is due to the adaptation of the offering to market segments with increasing needs, while maintaining "quality as a principle," the foundation of Cogedim's brand capital.
66 Rates continued downward throughout the year, coming to an average rate of 2.38 in November, according to the Crédit Logement / CSA Observatory. This amounts to a drop of 70 basis points since January 2014 and 158 basis points since 2011. 67 Source: Commissariat Général au Développement durable: Observatoire et Statistiques No.
583 – Marketing of New Homes in Q3 2014.
68 Source: Commissariat Général au Développement durable: Observatoire et Statistiques No. 593 – Housing Construction as of late November 2014. 69 Including social housing.
70 Lease commitments are now variable at 6, 9 or 12 years, with a 12%, 18% or 21% tax
benefit: property may also be leased to ascendants and descendants. 71 This scheme, funded by the French government and Caisse des Dépôts et Consignations,
sets out a reduction in VAT to 10% and a 20-year land tax exemption. In late June 2014, Prime Minister Manuel Valls announced the plan to create 25,000 intermediate homes in five years.
72 At 100%.
73 Reservations net of cancellations, with Histoire et Patrimoine reservations accounted for in proportion to the Group share of ownership.
74 +4% in value terms and +17% in volume like-for-like (excl. Histoire & Patrimoine).
75 2014 market share in volume: 5.3% / market share in value terms: 5.7%.
Cogedim continued to enlarge its residential housing offering to align with the demand while taking advantage of its historical strengths. Today, Cogedim's offering breaks down into:
• high-end products, with an upscale positioning in terms of architecture, quality and location. This product range offers housing priced at over €5,000/m² in the Paris Region and over €3,600/m² outside of Paris, and includes truly exceptional programs;
• mid-range and entry-level products: while upholding Cogedim's quality standards, the programs in these ranges are specifically designed to:
meet the need for affordable housing suited to the creditworthiness of our customers,
fulfill individual investors' desires to take advantage of the new "Pinel" scheme,
take advantage of local authorities' eagerness to develop affordable housing operations.
Active in the Paris Region and several of the most economically and demographically dynamic regional centers76, Altarea Cogedim targets areas where housing is short in supply and where needs for new constructions are the strongest.
In the Paris Region, the Group is developing several programs as part of the Greater Paris Project, including Massy Place du Grand Ouest, where the Group took advantage of its multiproduct expertise to design a New Neighborhood that includes a combination of homes (680 apartments, including a senior residence), retail (a mid-sized store, ground-floor shops and a movie theatre) and offices (a 4-star hotel and convention center).
A broad range of Serviced Residences77 .
Under the Cogedim Club® brand in particular, Altarea Cogedim is developing a servicedresidence concept for active seniors with a variety of à la carte services and attractive downtown locations. The Group has chosen to oversee both the design and development of these residences. It also provides rental management, a guarantee of quality and durability for investors and resident tenants alike.
The 35% stake acquired by Crédit Agricole Assurances in Cogedim Résidences Services, the company that operates Cogedim Club® residences, will enable to accelarate the development of these structures which are sound growth drivers for the Group in the medium-term.
Development of bare ownership sales
To meet the growing needs to secure additional long-term income or reduce tax burdens, Altarea Cogedim has developed a bare ownership product offering.
The Group created a dedicated team and acquired true expertise in this field, hence contributing to the development of this new estate planning tool that remains less known for the public.
A new offering of renovation products thanks to the acquisition of Histoire & Patrimoine
With the acquisition of a 55% stake in Histoire & Patrimoine, Altarea Cogedim now boasts a product offering eligible for tax benefits under the Historic Monuments, Malraux and real estate losses schemes. This new offering rounds out a product range highly appreciated by taxpayers.
This acquisition also enables the Group to enlarge its offering for local governments while creating sales and development synergies with all Group businesses.
In 2014, reservations amounted to €1.103 billion (incl. tax) (+9% compared to 2013) and 4,526 units (+21%), an all-time high for the number of units sold.
| 2014 | 2013 | Change | |
|---|---|---|---|
| Individual reservations | €730 mil. | €650 mil. | +12% |
| Block reservations | €373 mil. | €366 mil. | +2% |
| Total in value terms | €1,103 mil. | €1,016 mil. | +9% |
| Individual reservations | 2,695 units | 2,286 units | +18% |
| Block reservations | 1,831 units | 1,446 units | +27% |
| Total in number of units | 4,526 units | 3,732 units | +21% |
Individual reservations grew by 12% in value terms (+18 % in volume), as a result of increased reservations of entry-level and mid-scale products.
76 Lyon, Grenoble, Annecy, Nice, Marseille, Montpellier, Nantes, Bordeaux, Toulouse and Strasbourg.
77 Cogedim Club® senior residences, student residences, tourism and business and accommodations, homes for young workers, etc.
78 Consolidated, except for jointly controlled operations, which are recognized in proportion to the interest held. Histoire & Patrimoine reservations are recognized at 55%.
Sales to private investors increased by 8% and accounted for 43% of individual reservations in value terms in 2014 (vs. 42% in 2013 and vs. 37% in 2012).
Block sales to institutional investors represented 34% of the total placements in 2014 in value terms, up 2% compared to 2013 espacially outside of Paris.
65 programs comprising more than 4,700 units were put on sale in 2014 (+9% compared to 2013).
| Number of units | 2014 | % | 2013 | % | Ch. |
|---|---|---|---|---|---|
| Entry-level / mid-range | 2,876 | 66% | 2,349 | 63% | |
| High-end | 999 | 23% | 817 | 22% | |
| Serviced Residences | 494 | 11% | 567 | 15% | |
| Sub-total | 4,369 | 3,732 | +17% | ||
| Histoire & Patrimoine | 157 | ||||
| Total | 4,526 | 3,732 | +21% |
Sales growth in 2014 was primarily driven by entry-level and mid-range programs, which now account for two-thirds of the sales in volume, excluding Histoire & Patrimoine (compared to 63% in 2013).
| € millions incl. tax | 2014 | % | 2013 | % | Ch. |
|---|---|---|---|---|---|
| Entry-level / mid-range | 593 | 57% | 458 | 51% | |
| High-end | 324 | 31% | 358 | 40% | |
| Serviced Residences | 124 | 12% | 85 | 9% | |
| Sub-total | 1,041 | 901 | +16% | ||
| Histoire & Patrimoine | 39 | ||||
| Total | 1,081 | 901 | +20% |
Altarea Cogedim reported notarized sales of €1,081 million in 2014 (+20% compared to 2013), following the same growth trends as reservations.
| € millions excl. tax | 2014 | % | 2013 | % | Ch. |
|---|---|---|---|---|---|
| Entry-level / mid-range | 364 | 48% | 342 | 39% | |
| High-end | 318 | 42% | 499 | 57% | |
| Serviced Residences | 72 | 9% | 41 | 5% | |
| Total | 755 | 883 | (15)% |
Residential revenue came to €755 million, versus €883 million in 2013 which included a significant contribution from the Paris Laennec program.
Excluding Laennec, 2014 revenues are close to the 2013 figures80 .
| € millions | 12/31/2014 | 12/31/2013 | |
|---|---|---|---|
| Revenue | 754.5 | (15)% | 883.2 |
| Cost of sales | (699.7) | (788.5) | |
| Net property income | 54.8 | (42)% | 94.7 |
| % of revenue | 7.3% | 10.7% | |
| Production held in inventory | 59.5 | 55.0 | |
| Net overhead expenses | (80.6) | (92.0) | |
| Other (a) | 6.9 | 4.6 | |
| Operating cash flow | 40.6 | (35)% | 62.3 |
| % of revenue | 5.4% | 7.1% |
(a) Particularly includes the contributions of companies consolidated using the equity method
In 2014, net property income came to 7.3% of the revenue compared to 10.7% in 2013, as the Laennec program contributed very strongly to the 2013 results.
| € millions excl. tax | 2014 | 2013 | Change |
|---|---|---|---|
| Notarized revenues not recognized |
879 | 777 | |
| Revenues reserved but not notarized |
580 | 554 | |
| Backlog | 1,459 | 1,331 | +10% |
| Number of months | 22 | 17 | +5 |
As of December 31, 2014, the residential backlog amounted to €1.459 billion, representing 22 months of business, i.e. a 10% increase compared to 2013.
60% of the backlog stands for revenues notarized but not recognized (compared to 58% in 2013). This level provides the Group with excellent visibility as to its future residential development income.
79 Revenues recognized according to the percentage-of-completion method in accordance with IFRS standards. The percentage of completion is calculated according to the stage of construction not including land.
80 2013 revenue excluding Laennec: €770 million.
81 Net property income is calculated after interest, after marketing and advertising fees and expenses.
Breakdown of properties for sale at the end of 2014 (€562 million incl. tax) by stage of completion:
| - | <--- Risk---> | + | ||
|---|---|---|---|---|
| Operating phases |
Prepa ration (land not acquired) |
Land acquired / project not yet started |
Land acquired / project in progress |
Stock of completed residential properties |
| Expenses incurred (€ mil. excl. tax) |
14 | 3 | ||
| Cost price of properties for sale (€ mil. excl. tax) |
311 | 9 | ||
| Property for sale (€562 mil. incl. tax) |
213 | 10 | 329 | 10 |
| As % | 38% | 2% | 59% | 2% |
| o/w to be delivered |
in 2015 in 2016 in 2017 in 2018 |
€56 mil. €183 mil. €83 mil. €8 mil. |
40% of the properties for sale relate to developments for which construction had not yet begun and for which the amounts committed primarily correspond to studies, advertising costs and land sales fees (or guarantees) paid upon the signature of preliminary land acquisition agreements with possibilities of retraction (mainly unilateral agreements).
59% of the properties for sale are currently being built. Only €56 million (out of €329 million) concern units to be completed by the end of 2015.
The stock of finished products is insignificant.
This breakdown of the developments by stage of completion reflects the cautious risk management criteria of the Group:
• the will to give priority to signature of unilateral preliminary sale agreements rather than bilateral sale and purchase agreements;
• requiring a high level of pre-marketing at the time the site is acquired, as well as at the start of construction work;
• requiring authorization from the Commitments Committee at all stages of the transaction: signature of the purchase agreement, marketing launch, land acquisition and launch of construction;
• withdrawing from or renegotiating transactions having generated inadequate take-up rates.
In the current economic climate, particular attention is paid to the launch of new programs, which is carried out according to the level and rhythm at which properties for sale are absorbed. This policy guarantees cautious management of the Group commitments.
Thanks to the use of cautious risk management criteria, Cogedim's exerts virtually exclusive control over its property assets through unilateral land options, which are only exercised in accordance with the commercial success of its programs.
| Revenue incl. tax (€ millions) |
Number of units |
|
|---|---|---|
| Operations supplied in 2014 | 2,100 | 10,128 |
| o/w entry-level and mid-range | 1,432 | 7,390 |
| % of operations supplied in 2014 | 68% | 73% |
Sales commitments signed in 2014 are equivalent to €2 billion of revenues (incl. tax). 75% of such agreements concern entry-level and mid-range programs, with prices particularly well suited to purchasers' creditworthiness.
82 Properties for sale include units available for sale and are expressed as values including tax. The breakdown of the offering does not include the Histoire & Patrimoine renovation product offering (€15 million including tax).
83 New programs included in the land portfolio.
| € millions incl. tax |
< 1 year |
> 1 year |
On 12/31/2014 |
Number of months |
As of 12/31/2013 |
|---|---|---|---|---|---|
| Properties for sale |
562 | 562 | 6 | 711 | |
| Future offering |
2,128 | 2,252 | 4,380 | 49 | 3,719 |
| Total Pipeline |
2,690 | 2,252 | 4,942 | 55 | 4,430 |
| 12/31/2013 | 4,430 | ||||
| Change | +12% |
The residential pipeline (properties for sale + future offering) is up 12% compared to 2013.
It comprises:
• at under one year, operations directed primarily at entry-level and mid-range products meeting the expectations of the current market;
• at over one year, operations including all types of products, hence allowing the Group to seize opportunities in all ranges once the market recovers.
84 The future offering is made up of secured programs (through sales commitments, almost exclusively unilateral in nature) that have yet to be launched. It is expressed as values including tax. Excluding Histoire & Patrimoine.
With investments of nearly €23 billion in 2014, the French market grew by 37% compared to 2013 while the number of transactions went down 20%. The market saw seven transactions of more than €500 million, hiding the relative scarcity of midsized investments, traditionally the backbone of the market.
Investors benefited from low cost of debt, hence generating a flow of financial resources which primarily benefited to large-sized "core" assets, especially in Paris. Competition for these highquality assets remains strong, hence, resulting in a drop in "prime" yields (3.75% in Q4 2014 in the Central Business District of Paris).
In 2014, take-up in the Paris Region amounted to 22.6 million ft² (2.1 million m²), up 13% from 2013.
Users first motivation remains the will to optimize floor-space and to lower rents. The economic environment and low margins lead users to limit risks and to prefer renegotiating their current leases.
At the end of 2014, immediate supply grew slightly at 43 million ft² (4 million m²), up 2% compared to the end of 2013. The share of new and redeveloped properties in immediate supply dropped to 20%.
Regarding office property, the Group has developed an original model enabling to take part to significant operations on the market with limited risks.
• As an investor through the investment fund AltaFund87 for which the Group is the exclusive operator and one of the main shareholders, with a 17% capital share. In 2014, the Group increased its allocation from €100 million to €150 million for the next operations of the fund, increasing its share to 30% in the next operations of the fund.
• As a property developer carrying out off-plan sales or leases and property development
contracts, with a particularly strong position on the market for turnkey projects.
• As a service provider for large institutional investors.
Overall, the Group is able to operate at each step of the value-creation chain with a diversified revenue mix (margins, fees, capital gains, etc.) and with an optimized capital allocation.
| Nature of project | Surface area (at 100%) |
Amount (Group share) |
|---|---|---|
| AltaFund (a) | 760,450 ft² (70,650 m²) |
€461 million |
| Property development contracts / Off-plan sales / Off-plan leases (b) |
3,981,860 ft² (369,927 m²) |
€1,114 million |
| Delegated project management (c) |
539,270 ft² (50,100 m²) |
€127€ million |
| TOTAL | 5,281,600 ft² (490,677 m²) |
€1,702 million |
| o/w under construction | 1,444,400 ft² (134,189 m²) |
€450 million |
(a) Amount = total cost price of programs at 100%.
(b) Amount = amount of the signed contract (or estimate in the case of off-plan leases).
(c) Amount = capitalized fees.
The Group secured88 seven new projects in 2014, for potential business of nearly €500 million and 1.4 million ft² (130,000 m²) of which the main ones are:
• Paris – Champs Elysées: Signature of a delegated project management contract for on-site redevelopment of a 258,000 ft² (24,000 m²) building.
• Paris – Raspail: Sale by AltaFund of the Raspail building and signature of a property development contract with the purchaser for redevelopment work on the 109,200 ft² (10,145 m²) building. Delivery is expected for late 2015.
85 Source: CBRE: vs. €16.5 billion in 2013.
86 All rental or sale transactions carried out by end users. CBRE data from January 2015 – Offices in the Paris Region.
87 AltaFund is a discretionary investment fund with €600 million in equity.
88 Secured program: program for which the Group has signed an off-plan sale or lease, property development or delegated project management contract, or for which AltaFund has acquired an asset.
• Toulouse – Safran: Signature of a lease with Safran for its future 270,200 ft² (25,100 m²) headquarters. The building, sold off-plan to a major French investor, is currently under construction. Delivery is expected for late 2015.
• Lyon – Sanofi: Signature of an off-plan lease with Sanofi Aventis Group, which plans to establish the head offices of two of its subsidiaries in a 162,500 ft² (15,100 m²) building. Construction began in late 2014 for delivery scheduled in late 2016.
The group also started six construction in 2014 for a total of 861,000 ft² (80,000 m²): Ilot Askia (Cœur d'Orly), the headquarters of Mutuelle des Motards in Montpellier, phase 1 of the Technopôle de la Mer in Ollioules, phase 3 of the Euromed Center in Marseille, Safran in Toulouse and Sanofi in Lyon.
The Group delivered four programs for a total of 893,400 ft² (83,000 m²): the headquarter of Mercedes-Benz France in Montigny-le-Bretonneux, Tour Blanche (Chartis) in La Défense, the Sisley Building in Saint-Denis (Landy) and the Opale Building in Lyon Gerland.
The very significant replenishment of office property projects since 2013 should lead to considerable results as of 2016 / 2017.
| € millions | 12/31/2014 | 12/31/2013 | |
|---|---|---|---|
| Revenue | 59.0 | (45)% | 107.5 |
| Net property income | 6.2 | (56)% | 14.1 |
| % of revenue | 10.6% | 13.1% | |
| External services | 7.3 | 118% | 3.3 |
| Production held in inventory | 12.4 | 2.7 | |
| Operating expenses | (15.1) | (12.9) | |
| Net overhead expenses | 4.5 | (6.8) | |
| Other (Profit attributable to EM associates) (a) |
7.1 | 8.1 | |
| Operating cash flow | 17.8 | 15% | 15.5 |
| % of revenue | 30.2% | 14.4% |
(a) incl. AltaFund (Raspail).
The composition of the results over the year varies considerably due to the mix of contributing programs: the drop in revenue from off-plan programs (after the contribution of the Mercedes project in 2013) was more than offset by fees and AltaFund's contribution. In total, operating cash flow grew 15% to €17.8 million.
The off-plan and Property Development contract backlog amounted to €167 million in late December 2014, compared with €78 million the previous year. The Group also had a stable backlog of delegated project management fees amounting to €4.1 million.
| In € millions | 12/31/2014 | 12/31/2013 |
|---|---|---|
| Backlog(off-plan / Property Development contracts) |
167.0€ million | 78.0€ million |
| Backlog of delegated project management fees |
4.1€ million | 4.7€ million |
89 The backlog comprises notarized sales to be recognized according to the percentage-ofcompletion method, take-ups (excl. tax) not yet subject to a notarized deed and fees owed by third parties on contracts signed.
| Project | Description | Surface area at 100% |
Equivalent value | Status |
|---|---|---|---|---|
| PARIS - Semapa | AltaFund | 157,700 ft² | Secured | |
| NEUILLY - Avenue Charles de Gaulle | AltaFund | (14,650 m²) 269,000 ft² |
Secured | |
| PARIS - Rue de Richelieu | AltaFund | (25,000 m²) 333,680 ft² (31,000 m²) |
Secured | |
| AltaFund programs (a) | 760,470 ft² (70,650 m²) |
€461 million | ||
| PARIS - Raspail | Property | 109,200 ft² | Construction underway | |
| CŒUR D'ORLY - Ilot Askia | developmen Property |
(10,145 m²) 197,420 ft² |
Construction underway | |
| MONTPELLIER - Mutuelle des motards | developmen Property |
(18,341 m²) 96,875 ft² |
Construction underway | |
| OLLIOULES - Technopôle de la Mer | developmen Off-plan sale |
(9,000 m²) 49,850 ft² |
Construction underway | |
| MARSEILLE - Euromed Center (Phases 1, 2 et 3) | Property | (4,630 m²) 364,600 ft² |
Construction underway | |
| TOULOUSE Blagnac - SAFRAN | developmen Off-plan sale |
(33,873 m²) 270,175 ft² |
Construction underway | |
| LYON GERLAND - SANOFI | Off-plan | (25,100 m²) 162,500 ft² |
Construction underway | |
| ISSY-LES-MOULINEAUX | lease Property |
(15,100 m²) 607,000 ft² |
Secured | |
| LYON GERLAND - Ivoire | developmen Off-plan sale |
(56,400 m²) 81,800 ft² |
Secured | |
| VILLEURBANNE | Off-plan sale | (7,600 m²) 183,000 ft² |
Secured | |
| MARSEILLE - Michelet | Off-plan sale | (17,000 m²) 172,200 ft² |
Secured | |
| TOULON - TPM (Retail & hotel ) | Off-plan sale | (16,000 m²) 51,020 ft² |
Secured | |
| PARIS - Rue des Archives | Property | (4,740 m²) 223,900 ft² |
Secured | |
| MASSY - Hôtel Place du Grand Ouest | developmen Off-plan sale |
(20,800 m²) 64,900 ft² |
Secured | |
| ANTONY - Croix de Berny (Tranche 2) | Off-plan sale | (6,029 m²) 179,176 ft² |
Secured | |
| NANTERRE - Cœur de Quartier | Off-plan sale | (16,646 m²) 223,728 ft² |
Secured | |
| CŒUR D'ORLY (Excl. Ilot Askia) | Property | (20,785 m²) 585,255 ft² |
Secured | |
| NICE MERIDIA - Ilot Robini (Lot 1 & 3) | developmen Property |
(54,372 m²) 101,008 ft² |
Secured | |
| MARSEILLE - Euromed Center (Phases 4 & 5) | developmen Property |
(9,384 m²) 258,140 ft² |
Secured | |
| Property development contracts / Off-plan sales / Off plan leases (b) |
developmen | (23,982 m²) 3,981,860 ft² (369,927 m²) |
€1.114 billion | |
| PARIS - Laënnec | Delegated | 193,750 ft² | Construction underway | |
| PARIS - Champs Elysées | project Delegated |
(18,000 m²) 258,000 ft² |
Secured | |
| PARIS - Avenue de Matignon | project Delegated |
(24,000 m²) 87,200 ft² |
Secured | |
| Delegated project management (c) | project | (8,100 m²) 539,270 ft² |
€127 million | |
| (50,100 m²) | ||||
| TOTAL | 5,281,600 ft² (490,677 m²) |
€1,702 million |
(a) Amount = total cost price of the program at 100%.
(b) Amount = amount of the signed contract (or estimate in the case of off-plan leases).
(c) Amount = capitalized fees.
In 2015, Altarea Cogedim created AltaFuture, a new structure with a multidisciplinary team focusing on identifying innovations to be implemented within the Group, providing support to deploy these innovations and on enhancing Altarea Cogedim's strategy by developing close relations with innovative companies.
AltaFuture will work for all the Group business lines and pursue the development of the innovations currently being implemented:
• In retail: the Digital Factory, a revolutionnary approach for data collection and processing, which provides in-depth understanding of customer behaviors. This system, already in place at the Qwartz Shopping Center in Villeneuve-la-Garenne, strengthens the attractivty of our assets. The Group is also continuing its investments in Rue du Commerce to develop synergies between brickand-mortar shopping centers and e-commerce.
• For residential property, Altarea Cogedim is developing new sales techniques thanks to digital marketing tools (virtual tours, 3D project models, etc.) and innovative financing solutions ("Bon Plan Cogedim": 10% - 90% funding solution).
• For office property, Altarea Cogedim is incorporating sustainable and innovative solutions into its new office projects, thus guaranteeing its clients with comfort and productivity. The headquarters of Sanofi Pasteur and Merial in Lyon (69), currently undergoing both NF HQE® "Exceptionnel" and BREEAM® "Excellent" certification processes, will produce more energy than it consumes (BEPOS) thanks to an energyefficient design and simultaneous use of solar, thermal, photovoltaic and geothermal energy sources.
On December 31, 2014, the Group recorded a consolidated revenue deacrease of 13% and a consolidated FFO (Group share and minorities) deacrease of 0.7%, reaching €166.5 million.
On a Group share basis, FFO was down 11.3% to €126.2 million, i.e. €10.47 per share after dilution.
This decline in the per share FFO was mainly due to the will to reduce the financial debt enabling to lower the LTV from 49.3% in 2012 to 37.7% in 2014. On a comparable financial structure basis90, the per share FFO was down 1.3% to €12.49.
| €/share | ||
|---|---|---|
| FFO as of December 31, 2013 | 12.66 | |
| Change in 2014 FFO | (0.17) | |
| FFO as of December 31, 2014 at comparable financial structure | 12.49 | (1.3)% |
| Dilution partnership (Allianz) | (1.26) | |
| Dilution new shares issued | (0.77) | (2.03) |
| FFO at December 31, 2014 | 10.47 | (17.3)% |
Altarea Cogedim reported net consolidated income of €260 million (+18%), driven by strong growth in the asset portfolio value. On a Group share basis, net income amounted to €114.3 million.
| 12/31/2014 | 12/31/2013 | ||||||
|---|---|---|---|---|---|---|---|
| € millions | Funds from operations (FFO) |
Changes in value, estimated expenses and transaction costs |
TOTAL | Funds from operations (FFO) |
Changes in value, estimated expenses and transaction costs |
TOTAL | |
| Shopping centers | 188.7 | (4)% | 3.5 | 192.2 | 196.1 | – | 196.1 |
| Online retail | 316.7 | (3)% | – | 316.7 | 328.1 | – | 328.1 |
| Residential | 755.3 | (14)% | – | 755.3 | 883.3 | – | 883.3 |
| Offices | 66.2 | (40)% | – | 66.2 | 110.8 | – | 110.8 |
| REVENUE | 1,326.9 | (13)% | 3.5 | 1,330.4 | 1,518.4 | – | 1,518.4 |
| Shopping centers | 161.8 | 5.1% | 104.5 | 266.3 | 153.9 | 68.5 | 222.4 |
| Online retail | (19.0) | 52.7% | (5.2) | (24.3) | (12.5) | (47.0) | (59.5) |
| Residential | 40.6 | (34.8)% | (7.0) | 33.6 | 62.3 | (5.2) | 57.0 |
| Offices | 17.8 | 15.4% | 1.4 | 19.3 | 15.5 | (1.9) | 13.6 |
| Other | 0.6 | (2.7) | (2.1) | (0.6) | (0.6) | (1.2) | |
| OPERATING INCOME | 201.8 | (7.7)% | 91.1 | 292.9 | 218.6 | 13.8 | 232.4 |
| Cost of net debt | (34.1) | (29.3)% | (5.0) | (39.1) | (48.2) | (6.6) | – (54.8) |
| Change in value and income from disposal | – | (78.7) | (78.7) | – | 22.0 | 22.0 | |
| of financial instruments Proceeds from the disposal of investments |
– | 0.0 | 0.0 | – | (0.0) | (0.0) | |
| Corporate income tax | (1.3) | 86.1 | 84.8 | (2.7) | 23.2 | 20.4 | |
| NET CONSOLIDATED INCOME | 166.5 | (0.7)% | 93.5 | 260.0 | 167.7 | 52.3 | 220.0 |
| Non-controlling interests | (40.3) | 58.1% | (105.4) | (145.7) | (25.5) | (48.3) | – (73.8) |
| NET ATTRIBUTABLE INCOME | 126.2 | (11.3)% | (11.8) | 114.3 | 142.2 | 4.1 | 146.3 |
| Average number of shares after dilution | 12.055 | 11.232 | |||||
| FFO (GROUP SHARE) PER SHARE |
10.47 | (17.3)% | 12.66 |
90 Partnership with Allianz, which acquired a 49% stake in five assets (Bercy Village, Gare de l'Est, Gennevilliers, Toulouse Gramont and La Valette du Var) and payment of the 2013 dividend in shares (creation of 922,692 new shares at €108.3/share).
Shopping centers and Office contributions were up by 5.1% (to €161.8 million) and 15.4% (to €17.8 million), respectively, driven by the positive impact of the strategic repositioning initiated several years ago.
The Residential contribution declined 34.9% to €40.6 million due to a reduction in margins (in pursuit of higher take-up rates) and a base effect (the 2013 contribution was driven to a large extent by the Laennec program).
In e-commerce, the decline of the contribution (-€19.0 million) is due to intense competitive pressure on the price of high-tech products and the will to maintain the market shares. The marketplace has reached its breack even level.
FFO represents operating cash flow after interests and corporate income tax expenses.
The drop in the cost of the net debt is due to the reduction of the consolidated net debt amount (€1.772 billion compared to €1.837 billion in 2013), but mostly to a reduction of the average cost of debt (-39 bps).
This reduction of the average cost of debt is due to the financing operations carried out over the year (financing/refinancing concluded with more advantageous conditions) and the restructuring of hedging instruments.
This represents the tax paid by entities not having adopted the SIIC tax status, for the most part within the Altareit tax group and including in particular Property Development operations and Rue du Commerce. In 2014, the Group was able to offset its taxable income against tax loss carryforwards, limiting the amount of income tax payments to €1.3 million.
Late 2013 and throughout 2014, the Group consolidated its financial structure through two operations resulting in a dilution of per-share indicators:
• €395 million of equity brought by Allianz in December 2013 to acquire a stake in a portfolio of five assets, resulting in an increase in the share of net income attributable to minority interests (dilution of the Group share net income),
• €100 million equity capital increase93 due to the payment of the 2014 dividend in shares, leading to the issuing of 922,692 shares (dilution of net income per share).
| € millions | |
|---|---|
| Change in value - Investment properties (a) | 121.2 |
| Change in value - Change in registration fees (b) | (11.8) |
| Change in value - Financial instruments | (78.7) |
| Disposal of assets and transaction costs | 0.7 |
| Share of equity-method associates | (4.2) |
| Deferred tax | 86.1 |
| Estimated expenses (c) | (19.8) |
| TOTAL | 93.5 |
(a) Including change in value of assets consolidated using the equity method. (b) For 65% of assets, registration fees increased form 6.20% to 6,90%. (c) Allowances for depreciation and non-current provisions, stock grants, pension provisions, staggering of debt issuance costs
Late 2011, the Group received a follow-up notice of tax due in a principal amount of €133.9 million concerning restructuring operations carried out in 2008.
Following a procedure concluded during H1 201494, an overall settlement was accepted, resulting in full relief concerning the tax claim and a partial reduction of tax deficits generated in 2008.
This dispute has been definitively concluded with no outflow of resources for the Group. The company took full account of the accounting consequences in its financial statements as of December 31, 2014.
91 Or consolidated EBITDA. 92 Funds from operations.
93 Share-based 2013 dividend payment accounting for 536,364 shares and share-based 2014 dividend payment accounting for 922,692 shares.
94 Two opinions wholly in favor of the Group taxpayers concerned were delivered by the Regional Tax Commission (Commission Départementale des Impôts) and the National Tax Commission (Commission Nationale des Impôts) on October 3, 2013 and January 31, 2014, respectively.
31 ALTAREA COGEDIM BUSINESS REVIEW DECEMBER 31, 2014
| GROUP NAV | 12/31/2014 € millions |
Change | €/share (c) Change/ | share | 12/31/2013 € millions |
€/share (c) |
|---|---|---|---|---|---|---|
| Consolidated equity, Group share | 1,249.5 | 99.9 | 1,151.3 | 99.3 | ||
| Other unrealized capital gains | 276.8 | 317.6 | ||||
| Restatement of financial instruments | 87.8 | 71.5 | ||||
| Deferred tax on the balance sheet for non-SIIC assets (international assets) |
22.4 | 23.4 | ||||
| EPRA NAV | 1,636.5 | 4.6% | 130.8 | (3.1)% | 1,563.9 | 134.9 |
| Market value of financial instruments | (87.8) | (71.5) | ||||
| Fixed-rate market value of debt | (13.1) | (2.3) | ||||
| Effective tax for unrealized capital gains on non-SIIC assets (a) | (17.6) | (32.1) | ||||
| Optimization of transfer taxes (a) | 55.6 | 48.7 | ||||
| Partners share (b) | (14.9) | (15.4) | ||||
| EPRA NNNAV (liquidation NAV) | 1,558.6 | 4.5% | 124.6 | (3.2)% | 1,491.2 | 128.7 |
| Estimated transfer taxes and selling fees | 65.9 | 63.6 | ||||
| Partners' share (b) | (0.6) | (0.7) | ||||
| Diluted Going Concern NAV | 1,623.9 | 4.5% | 129.8 | (3.2)% | 1,554.1 | 134.1 |
| (a) Varies according to the type of disposal, i.e. sale of asset or sale of (b) Maximum dilution of 120,000 shares (c) Number of diluted shares |
12,512,638 | 11,590,807 |
As of December 31, 2014, the Group diluted Going Concern NAV amounted to €1.624 billion, up +5.7% compared to 2013.
On a per share basis, the Group Going Concern NAV was stable on a comparable financial structure basis95 .
After the impact of the dilution generated by the restructuring operations (partnership with Allianz, 2014 share-based dividend payment), the Group Going Concern NAV came to €129.8/share, i.e. a decline of 3.2%.
| € | €/share | |
|---|---|---|
| millions 1,554 |
134.1 | |
| (10) | (0.8) | |
| 1,545 | 133.3 | (0.6)% |
| (3.5) | ||
| 1,624 | 129.8 | (3.2)% |
| 117 (116) (21) 100 |
10.1 (10.0) (1.8) (1.7) |
(a) Including a tax effect of €64 million (recognition of tax losses).
OTHER UNREALIZED CAPITAL GAINS OR LOSSES
These arise from updated estimates of the value of the following assets:
• two hotel business franchises (Hôtel Wagram and résidence hôtelière de L'Aubette);
• the rental management and retail Property Development division (Altarea France);
• the Group's interest in the the Rungis Market (Semmaris);
95 Excluding the impact of the partnership with Allianz for five assets (Bercy Village, Gare de l'Est, Gennevilliers, Toulouse Gramont and La Valette du Var, of which Allianz acquired a 49% interest) and the impact of payment of the 2013 dividend in shares (creation of 922,692 new shares at €108.3/share).
These assets are appraised at the end of each financial year by external experts (CBRE for the hotel business franchises and Accuracy for Altarea France, Semmaris, Cogedim and AltaFund). Both the CBRE and Accuracy use the discounted cash flow method (DCF) in conjunction with a terminal value based on normalized cash flow. CBRE provides a single appraisal value, while Accuracy provides a range of values calculated using different scenarios. In addition to its DCF valuation, Accuracy also provides a valuation based on listed peer group comparables.
Most of Altarea's Property Portfolio is not subject to capital gains tax under the SIIC regime. The exceptions are a limited number of assets which are not SIIC-eligible due to their ownership method, and assets owned outside France. For these assets, capital gains tax on disposals is deducted directly from the consolidated financial statements at the standard tax rate in the host country, based on the difference between the market value and tax value of the property assets.
Altarea Cogedim took into account the ownership methods of non-SIIC assets to determine going concern NAV after tax, since the tax reflects the tax that would effectively be paid if the shares of the company were sold or if the assets were sold building by building.
Investment properties have been recognized in the IFRS consolidated financial statements at appraisal value excluding transfer taxes. To calculate going-concern NAV, however, transfer duties were added back in the same amount.
In Altarea Cogedim's EPRA NNNAV (liquidation NAV), duties are deducted either on the basis of transfer of securities or building by building.
The mark-to-market value of financial instruments came to €-88 million at December 31, 2014, with an impact on the Group net financial position in the amount of €-73 million.
This amount was reincorporated in the EPRA NNNAV calculation and deducted from published liquidation and going-concern NAV.
The partners' share represents the maximum dilution provided for under the Group Articles of Association in the case of liquidation by a partner (where the General Partner would be granted 120,000 shares).
The diluted number of shares recognizes all shares subscribed in the payment of the 2013 dividend in shares, i.e. 922,692 shares.
Altarea Cogedim has a solid financial structure:
• €622 million of available cash and cash equivalents;
• robust consolidated bank covenants (LTV <60% and ICR >2x) with significant room for manoeuvre as of December 31, 2014 (LTV of 37.7% and ICR of 5.9 x).
This strong position results primarily from a diversified business model that generates substantial cash flow at the top of the cycle while remaining highly resilient at the bottom.
Available cash and cash equivalents includes:
• €595 million in corporate sources of funds (cash and confirmed authorizations),
• €27 million in unused loan authorizations secured against specific developments.
The year was particularly dynamic, with €805 million in corporate financing signed, composed of €350 million in refinancing of existing lines of credit, which were extended under more advantageous terms, and €455 million in new fundings. These financings break down as follows:
• €200 million in corporate credit intended to refinance the 2007 Cogedim acquisition loan,
• €375 million in corporate lines of credit issued by the current banks of the Group,
• A €230 million private bond issue with a terms of seven years with a 3.0% coupon. This issue was subscribed by a pool of diverse investors, most of which are not French residents, thereby externalizing a 195 bp spread.
The Group also continued diversifying its shortterm sources of financing by ramping up its new Treasury Note program with €53 million in outstandings, thereby optimizing liquidity costs.
The average term of financing concluded over the year was 5.5 years.
Altarea Cogedim's net financial debt stood at €1.772 billion at December 31, 2014 compared to €1.837 billion at December 31, 2013 (-€65 million).
| € millions | Dec. 2014 | Dec. 2013 |
|---|---|---|
| Corporate and bank debt | 458 | 657 |
| Credit markets | 537 | 250 |
| Mortgage debt | 901 | 997 |
| Property development debt | 234 | 168 |
| Total gross debt | 2,130 | 2,072 |
| Cash and cash equivalents | (358) | (235) |
| Total net debt | 1,772 | 1,837 |
| Covenant | Dec. 2014 | Dec. 2013 | Delta | |
|---|---|---|---|---|
| LTV (a) | ≤ 60% | 37.7% | 41.7% | (4.0)% |
| ICR (b) | ≥ 2.0 x | 5.9 x | 4.5 x | +1.4 x |
(a) LTV (Loan to Value) = Net debt / Restated value of assets including transfer taxes.
(b) IRC = Operating profit / Net cost of debt
(Funds from operations column)
On December 31, 2014, the Group was in compliance with all covenants.
| NOMINAL | AMOUNT | (€ | MILLIONS) | AND |
|---|---|---|---|---|
| AVERAGE HEDGE RATE |
| Maturity | Swap | Fixed-rate debt |
Total | Average swap rate |
|---|---|---|---|---|
| Dec. 14 | 1,515 | 580 | 2,095 | 1.10% |
| Dec. 15 | 1,438 | 580 | 2,018 | 1.39% |
| Dec. 16 | 1,365 | 580 | 1,945 | 2.91% |
| Dec. 17 | 1,033 | 380 | 1,413 | 2.70% |
| Dec. 18 | 877 | 380 | 1,257 | 2.53% |
| Dec. 19 | 550 | 230 | 780 | 2.43% |
| Dec. 20 | 550 | 230 | 780 | 2.43% |
| Dec. 21 | – | – | – | – |
As of the end of 2014, the Group also had a €388 million portfolio of caps and collars all "out of the money."
Early 2015, the Group made significant restructurings of its hedging instruments which will have strong positif impacts on the FFO over the coming years.
Altarea Cogedim's average cost of debt, including the credit spread, was 2.41% as of December 31, 2014 compared to 2.80% at the end of 2013.
This decline from 2013 was made possible both by financing operations carried out over the year (financing/refinancing concluded with more advantageous conditions) and the restructuring of hedging instruments with longer terms and reduced nominal amounts.
Moreover, the Group has continued to benefit from the "2006/2007 vintage" mortgage financing signed at extremely favorable conditions in terms of spread (50-60bps), which have strongly contributed to lowering the average cost.
After accounting for transactions over the year, average debt maturity stood at 3.7 years as of December 31, 2014:
• 4.8 ans for corporate loans following the financing agreements signed during the year,
• 2.8 years for mortgage loans.
2015 mortgage maturities mainly concern the Cap 3000 acquisition debt. An agreement was signed late 2014 among the shareholders of Aldeta, entity owning the shopping center, for a additionnal equity investment of €200 million. To cover additional financing needs related to the ongoing renovation/extension work on the center, a new loan will be put in place during H1 2015.
2016-2017 mortgage maturities are backed by assets with very little debt (40% average LTV) and could all be easily refinanced. As such, the Group faces no significant reimboursment before 2017.
96 € millions, excluding property-development debt and treasury notes
| 12/31/2014 | 12/31/2013 | |||||
|---|---|---|---|---|---|---|
| € millions | Funds from operations (FFO) |
Changes in value, estimated expenses and transaction |
Total | Funds from operations (FFO) |
Changes in value, estimated expenses and transaction |
Total |
| Rental income | 169.6 | costs – |
169.6 | 174.4 | costs – |
174.4 |
| Other expenses | (13.0) | – | (13.0) | (16.4) | – | (16.4) |
| Net rental income | 156.6 | – | 156.6 | 158.0 | – | 158.0 |
| External services | 19.2 | – | 19.2 | 21.8 | – | 21.8 |
| Own work capitalized and production held in inventory | 19.7 | – | 19.7 | 12.3 | – | 12.3 |
| Operating expenses | (50.2) | (2.1) | (52.4) | (51.4) | (1.8) | (53.2) |
| Net overhead expenses | (11.3) | (2.1) | (13.4) | (17.3) | (1.8) | (19.2) |
| Share of equity-method affiliates | 16.5 | 19.9 | 36.4 | 13.3 | 25.1 | 38.4 |
| Net allowances for depreciation and impairment | – | (0.1) | (0.1) | – | (1.7) | (1.7) |
| Income / loss on sale of assets | – | 1.9 | 1.9 | – | 8.8 | 8.8 |
| Income / loss in the value of investment property | – | 85.2 | 85.2 | – | 39.9 | 39.9 |
| Transaction costs | – | (0.3) | (0.3) | – | (1.7) | (1.7) |
| NET RETAIL PROPERTY INCOME (SHOPPING CENTERS) | 161.8 | 104.5 | 266.3 | 153.9 | 68.5 | 222.4 |
| Distribution and other revenue | 305.6 | (0.0) | 305.5 | 318.6 | (0.0) | 318.6 |
| Cost of sales and other expenses | (293.9) | – | (293.9) | (297.8) | – | (297.8) |
| Retail margin | 11.7 | (0.0) | 11.7 | 20.8 | (0.0) | 20.8 |
| Marketplace commissions | 11.1 | – | 11.1 | 9.6 | – | 9.6 |
| Operating expenses | (41.9) | (0.3) | (42.2) | (42.8) | (0.3) | (43.1) |
| Net overhead expenses | (41.9) | (0.3) | (42.2) | (42.8) | (0.3) | (43.1) |
| Net allowances for depreciation and impairment | – | (4.3) | (4.3) | – | (45.7) | (45.7) |
| Transaction costs NET RETAIL PROPERTY INCOME (ONLINE) |
– (19.0) |
(0.6) (5.2) |
(0.6) (24.3) |
– (12.5) |
(1.0) (47.0) |
(1.0) (59.5) |
| Revenue | 754.5 | – | 754.5 | 883.2 | – | 883.2 |
| Cost of sales and other expenses | (699.7) | – | (699.7) | (788.5) | – | (788.5) |
| Net property income | 54.8 | – | 54.8 | 94.7 | – | 94.7 |
| External services | 0.7 | – | 0.7 | 0.1 | – | 0.1 |
| Production held in inventory | 58.7 | – | 58.7 | 54.9 | – | 54.9 |
| Operating expenses | (80.6) | (1.4) | (82.0) | (92.0) | (1.4) | (93.4) |
| Net overhead expenses | (21.1) | (1.4) | (22.6) | (37.0) | (1.4) | (38.5) |
| Share of equity-method affiliates | 6.9 | (2.2) | 4.7 | 4.6 | 0.1 | 4.7 |
| Net allowances for depreciation and impairment | – | (2.9) | (2.9) | – | (3.4) | (3.4) |
| Transaction costs | – | (0.4) | (0.4) | – | (0.5) | (0.5) |
| NET RESIDENTIAL PROPERTY INCOME | 40.6 | (7.0) | 33.6 | 62.3 | (5.2) | 57.0 |
| Revenue | 59.0 | – | 59.0 | 107.5 | – | 107.5 |
| Cost of sales and other expenses | (52.7) | – | (52.7) | (93.4) | – | (93.4) |
| Net property income | 6.2 | – | 6.2 | 14.1 | – | 14.1 |
| External services | 7.3 | – | 7.3 | 3.3 | – | 3.3 |
| Production held in inventory | 12.4 | – | 12.4 | 2.7 | – | 2.7 |
| Operating expenses | (15.1) | (0.6) | (15.8) | (12.9) | (0.5) | (13.4) |
| Net overhead expenses | 4.5 | (0.6) | 3.9 | (6.8) | (0.5) | (7.3) |
| Share of equity-method affiliates | 7.1 | 2.3 | 9.5 | 8.1 | (1.1) | 7.1 |
| Net allowances for depreciation and impairment | – | (0.3) | (0.3) | – | (0.3) | (0.3) |
| Transaction costs | – | – | – | – | – | – |
| NET OFFICE PROPERTY INCOME Other (Corporate) |
17.8 0.6 |
1.4 (2.7) |
19.3 (2.1) |
15.5 (0.6) |
(1.9) (0.6) |
13.6 (1.2) |
| OPERATING INCOME | 201.8 | 91.1 | 292.9 | 218.6 | 13.8 | 232.4 |
| Cost of net debt | (34.1) | (5.0) | (39.1) | (48.2) | (6.6) | (54.8) |
| Discounting of debt and receivables | – | (5.9) | (5.9) | – | (0.2) | (0.2) |
| Change in value and income from disposal of financial | ||||||
| instruments | – | (72.8) | (72.8) | – | 22.2 | 22.2 |
| Proceeds from the disposal of investments | – | 0.0 | 0.0 | – | (0.0) | (0.0) |
| PROFIT (LOSS) BEFORE TAX | 167.7 | 7.4 | 175.2 | 170.4 | 29.2 | 199.6 |
| Corporate income tax | (1.3) | 86.1 | 84.8 | (2.7) | 23.2 | 20.4 |
| NET PROFIT | 166.5 | 93.5 | 260.0 | 167.7 | 52.3 | 220.0 |
| Non-controlling interests | (40.3) | (105.4) | (145.7) | (25.5) | (48.3) | (73.8) |
| NET PROFIT ATTRIBUTABLE TO GROUP SHAREHOLDERS | 126.2 | (11.8) | 114.3 | 142.2 | 4.1 | 146.3 |
| Average number of shares after dilution | 12,054,997 | 12,054,997 | 12,054,997 | 11,231,747 | 11,231,747 | 11,231,747 |
| DILUTED EARNINGS PER SHARE ATTRIBUTABLE TO GROUP SHAREHOLDERS (€) |
10.47 | (0.98) | 9.48 | 12.66 | 0.36 | 13.02 |
| € millions | 12/31/2014 | 12/31/2013 |
|---|---|---|
| NON-CURRENT ASSETS | 3,940.6 | 3,600.7 |
| Intangible assets | 244.7 | 237.7 |
| o/w goodwill | 128.7 | 128.7 |
| o/w brands | 96.8 | 98.6 |
| o/w other intangible assets | 19.2 | 10.4 |
| Property, plant and equipment Investment properties |
10.6 3,163.6 |
12.6 3,029.0 |
| o/w investment properties in operation at fair value | 2,974.4 | 2,917.9 |
| o/w investment properties under development and under construction at cost | 189.2 | 111.1 |
| Securities and investments in equity affiliates and unconsolidated interests | 362.0 | 278.6 |
| Loans and receivables (non-current) | 43.3 | 6.6 |
| Deferred tax assets | 116.4 | 36.2 |
| CURRENT ASSETS | 1,406.4 | 1,292.2 |
| Non-current assets held for sale | 0.7 | 1.7 |
| Net inventories and work in progress | 617.9 | 606.4 |
| Trade and other receivables | 392.5 | 428.2 |
| Income tax credit | 6.3 | 2.3 |
| Loans and receivables (current) | 15.2 | 18.1 |
| Derivative financial instruments | 15.9 | 0.8 |
| Cash and cash equivalents | 358.0 | 234.9 |
| TOTAL ASSETS | 5,347.0 | 4,892.9 |
| EQUITY | 2,169.2 | 1,832.9 |
| Equity attributable to Altarea SCA shareholders | 1,249.5 | 1,151.3 |
| Share capital | 191.2 | 177.1 |
| Other paid-in capital | 518.7 | 437.0 |
| Reserves | 425.2 | 391.0 |
| Income associated with Altarea SCA shareholders | 114.3 | 146.2 |
| Equity attributable to minority shareholders of subsidiaries | 919.8 | 681.6 |
| Reserves associated with minority shareholders of subsidiaries | 579.0 | 498.8 |
| Other equity components, subordinated perpetual notes | 195.1 | 109.0 |
| Income associated with minority shareholders of subsidiaries | 145.7 | 73.8 |
| NON-CURRENT LIABILITIES | 1,849.8 | 1,782.5 |
| Non-current borrowings and financial liabilities | 1,795.1 | 1,722.7 |
| o/w participating loans and advances from associates | 50.8 | 41.8 |
| o/w bond issues | 477.2 | 248.5 |
| o/w borrowings from lending establishments | 1,267.1 | 1,432.3 |
| Long-term provisions | 21.3 | 21.1 |
| Deposits and security interests received | 26.2 | 26.8 |
| Deferred tax liability | 7.2 | 11.9 |
| CURRENT LIABILITIES | 1,328.0 | 1,277.6 |
| Current borrowings and financial liabilities | 448.3 | 436.2 |
| o/w bond issues | 4.3 | 0.2 |
| o/w borrowings from credit institutions (excluding overdrafts) | 326.5 | 323.4 |
| o/w treasury notes | 53.0 | 28.0 |
| o/w bank overdrafts | 2.1 | 39.7 |
| o/w advances from the Group and associates | 62.3 | 44.9 |
| Derivative financial instruments | 102.7 | 73.7 |
| Accounts payable and other operating liabilities | 758.3 | 739.5 |
| Tax due | 18.7 | 28.1 |
| Amount due to shareholders | 0.0 | 0.0 |
| TOTAL LIABILITIES | 5,347.0 | 4,892.9 |
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