Quarterly Report • Nov 20, 2018
Quarterly Report
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URBAN BENCHMARKS.
FINANCIAL REPORT AS AT 30 SEPTEMBER 2018
| INCOME STATEMENT | |||
|---|---|---|---|
| 1.1.-30.9.2018 | 1st –3rd Quarter 2017 restated |
||
| Rental income | € m | 141.5 | 133.5 |
| EBITDA | € m | 113.4 | 120.7 |
| Operating result (EBIT) | € m | 224.1 | 203.6 |
| Net result before taxes (EBT) | € m | 182.5 | 181.2 |
| Consolidated net income | € m | 135.9 | 147.3 |
| Operating cash flow | € m | 88.5 | 98.4 |
| Capital expenditure | € m | 256.3 | 233.8 |
| FFO I (excl. Trading and pre taxes) | € m | 93.7 | 84.2 |
| FFO II (incl. Trading and after taxes) | € m | 88.3 | 95.3 |
| 30.9.2018 | 31.12.2017 restated | ||
|---|---|---|---|
| Total assets | € m | 5,092.8 | 4,743.4 |
| Shareholders' equity | € m | 2,478.1 | 2,419.3 |
| Long and short term interest-bearing liabilities | € m | 1,880.3 | 1,749.3 |
| Net debt | € m | 1,399.4 | 1,365.1 |
| Net asset value (EPRA NAV) | € m | 2,896.2 | 2,805.1 |
| Triple Net asset value (EPRA NNNAV) | € m | 2,616.5 | 2,543.8 |
| Gearing | % | 56.5 | 56.4 |
| Equity ratio | % | 48.7 | 51.0 |
| Gross LTV | % | 46.1 | 45.9 |
| Net LTV | % | 34.3 | 35.8 |
| 30.9.2018 | 31.12.2017 restated | ||
|---|---|---|---|
| Total usable space (excl. parking, excl. projects) 2) | sqm | 1,505,571 | 1,466,057 |
| Gross yield investment properties 3) | % | 6.1 | 6.1 |
| Fair value of properties | € m | 4,078.7 | 3,813.8 |
| Occupancy rate 3) | % | 95.3 | 95.2 |
| 1.1.-30.9.2018 | 1st –3rd Quarter 2017 | ||
|---|---|---|---|
| Rental income / share | € | 1.52 | 1.43 |
| Operating cash flow / share | € | 0.95 | 1.05 |
| Earnings per share | € | 1.46 | 1.58 |
| FFO I / share | € | 1.01 | 0.90 |
| FFO II / share | € | 0.95 | 1.02 |
| 30.9.2018 | 31.12.2017 restated | ||
| NAV/share | € | 26.64 | 25.95 |
| EPRA NAV/share | € | 31.13 | 30.09 |
| EPRA NNNAV/share | € | 28.13 | 27.29 |
| Dividend paid in the business year/per share | € | 0.80 | 0.65 |
| 30.9.2018 | 31.12.2017 | ||
|---|---|---|---|
| Number of shares | pcs. | 98,808,336 | 98,808,336 |
| Treasury shares | pcs. | 5,780,037 | 5,582,054 |
| number of shares outstanding | pcs. | 93,028,299 | 93,226,282 |
| Ø number of shares | pcs. | 98,808,336 | 98,808,336 |
| Ø Treasury shares | pcs. | 5,747,129 | 5,479,394 |
| Ø number of shares outstanding | pcs. | 93,061,207 | 93,328,942 |
| Ø price/share | € | 28.13 | 21.80 |
| Closing price | € | 30.78 | 25.81 |
| Highest price | € | 32.94 | 26.00 |
| Lowest price | € | 21.40 | 17.30 |
1) Key figures include all fully consolidated properties, i.e. all properties wholly owned by CA Immo
2) incl. land leases and rentable open landscapes
3) Excl. properties used for own purposes and the office buildings Visionary in Prague and ViE in Vienna, which are still in the stabilization phase
CA Immo remains on course for dynamic expansion, reporting further highly positive progress on 30 September 2018.
Recurring earnings (FFO I) increased by 11.4% on the 2017 figure of € 84.2m to stand at € 93.7m. FFO I per share totalled € 1.01, up 11.6% on last year's reference value. As in preceding quarters, this underlines operational development that was both highly robust and independent of the valuation result and which forms the basis for the long-term dividend policy of CA Immo. FFO II stood at € 88.3m (€ 95.3m in 2017) while FFO II per share was € 0.95 per share (€ 1.02 per share in 2017).
In the first three quarters of 2018, rental income for CA Immo rose by 6.0% to € 141.5 m. This positive development was mainly the result of the acquisition of the Warsaw Spire Building B in the Polish capital and the associated increase in rent. Completion of the KPMG building and a new large-scale letting in Berlin delivered further growth momentum. Net rental income as at the key date was € 130.5 m, up 7.1% on the 2017 value of € 121.8 m.
Earnings before interest, taxes, depreciation and amortisation (EBITDA) fell 6.0% to € 113.4m, below the previous year's level. This was largely due to the lower contribution from property sales.
The revaluation result was highly positive at € 92.5 m on key date 30 September 2018, significantly above the 2017 figure of € 32.7 m. The largest contributions to the revaluation gain in terms of amount came from value adjustments to the German real estate portfolio on the basis of higher land values. Moreover, a contractually agreed letting in the Austrian portfolio in Q4 led to a significantly positive valuation effect. After the first three quarters, the result from joint ventures was € 19.9 m (€ 52.4 m in 2017).
Earnings before interest and taxes (EBIT) were € 224.1 m, 10.1% above the corresponding figure for last year of € 203.6 m. The financial result of € -41.6 m (€ -22.5 m last year) contained a non-cash valuation effect in connection with the outstanding convertible bond of € -23.6 m. Earnings before taxes (EBT) of € 182.5 m were 0.8% up on the 2017 value of € 181.2 m. Adjusted to take
account of the convertible bond valuation effect, there was an increase of 13.0%.
The result for the period totalled € 135.9 m or € 1.46 per share (2017: € 147.3 m or € 1.58 per share).
With an equity ratio of 48.7% and a conservative net loan-to-value ratio (net debt to property assets) of 34.3%, the strength of CA Immo's balance sheet provides an extremely sound basis on which to implement the Group's growth strategy. Net asset value (shareholders' equity) was € 26.64 per share on the key date (€ 25.95 per share on 31.12.2017). The EPRA NAV was up 3.5% at € 31.13 per share as of 30 September 2018 (€ 30.09 per share in 2017). Adjusted to take account of the dividend payment of 80 cents per share in May 2018, the EPRA NAV rose by 6.1% since the start of the year.
The in-house development of high quality properties on core markets and subsequent transfer to the asset portfolio is a significant driver of organic growth for the CA Immo Group, enabling long-term earning power and thus the dividend paid to shareholders to be steadily raised. Following on from completion of the KPMG building in Berlin's Europacity district, the ViE office building in Vienna was transferred to the company's portfolio in the third quarter of 2018. Two more buildings – the Orhideea office building in Bucharest and the Steigenberger Hotel (Intercity) at Frankfurt main station – will be transferred to the company's portfolio in the final quarter.
Selective acquisitions on CA Immo's core Eastern European markets are sustaining the strong pace of organic growth. Following on from successful acquisitions in Prague and Bucharest in previous quarters, another valuegenerating purchase was confirmed in Warsaw at the beginning of the 4th quarter 2018. Assuming full occupancy, the acquisitions of the newly developed Visionary office building in Prague (approximate transaction volume of € 65 m, gross rentable space of 23,000 sqm), Campus 6.1 in Bucharest (transaction volume of around € 53 m, gross rentable space of 22,000 sqm) and the Spire C office building in Warsaw (transaction volume of approximately € 100 m, gross rentable space of 21,700 sqm) will serve to raise annual rental revenue by approximately € 4.0 m in Prague and Bucharest, respectively, and € 5.4 m in Warsaw.
At the end of October, Volksbank Wien signed a rental agreement to run from the end of 2019 in respect of 14,000 sqm of office space in a portfolio building in the Lände 3 district. The office property has an approximate rentable effective area of 50,000 sqm; with Volksbank as a long-term tenant, the building is now 95% let.
Against the background of terminated merger talks with IMMOFINANZ AG and the subsequent sale of its holding in CA Immo, Dr. Hans Volckens opted to terminate his mandate with the mutual consent of the Supervisory Board. The mandate of Chief Executive Officer Andreas Quint, who took on the duties of the Chief Financial Officer on an interim basis, was extended to 31 December 2021 ahead of time. Keegan Viscius, the long-serving Senior Vice President of the Starwood Capital Group, resigned from Starwood and moved to the Management Board of CA Immo as of 1 November 2018, where he assumed responsibility for the investment and asset management area in his capacity as Chief Investment Officer (CIO).
In the course of the change of main shareholder, Dr. Oliver Schumy and Stefan Schönauer, the Supervisory Board members appointed by the IMMOFINANZ Group on the basis of registered shares, stepped down as members of the Supervisory Board with effect from midnight on 27 September 2018. At the same time, the new main shareholder exercised its rights of appointment associated with the registered shares to appoint three members to the Supervisory Board of CA Immo: Sarah Broughton, Laura Rubin and Jeffrey Dishner. The Supervisory Board members Gabriele Düker and Professor Sven Bienert resigned their mandates at the end of October 2018.
The annual target for long-term revenue – an increase in FFO I on last year's value of € 106.8 m to over € 115 m – is hereby confirmed.
Vienna, November 2018 The Management Board
Andreas Quint (Chairman)
Keegan Viscius (Member of the Management Board)
The CA Immo share price opened business year 2018 at € 25.80 and maintained the positive trend until mid-September. On key date 30 September 2018, the rate closed at € 30.78 (up approximately 19%). By comparison, the ATX fell by approximately 2% and the EPRA (excluding the UK), the European index for real estate, reported decline of 0.4%. The high for the year of € 32.94 was recorded in August, while the lowest price was € 21.40. The CA Immo share is currently trading with a premium to NAV of around 16% (intrinsic value).
As at 30 September 2018, market capitalisation for CA Immo was approximately € 3.0 bn (€ 2.5 bn on 31.12.2017). Since the end of 2017, the average trading volume has fallen by 13% to stand at 238,300 shares (against 272,600 on 31 December 2017). By contrast, the average liquidity of the share has risen by around 14% since the end of 2017 to stand at € 6,624.0 K (€ 5,823.1 K on 31.12.2017).
In the course of the share buyback programme launched in November 2016 for up to a million shares (approximately 1% of the company's capital stock), no more shares were acquired in the third quarter in view of the defined upper limit of € 24.20 per share. The buyback programme finished on 2nd November 2018 as planned. As at the balance sheet date, the company held 5,780,037 treasury shares; given the total number of voting shares issued (98,808,336), this is equivalent to around 6% of the voting shares. Details of transactions completed, along with any changes to the programme, will be published at https://www.caimmo.com/en/investor-relations/share-buy-back-ca-immo/.
| 1.6% |
|---|
| 15.8% |
| 5.6% |
With Deutsche Bank having resumed coverage (with a recommendation to buy and a target price of € 40.00), CA Immo is currently assessed by nine investment companies. During the third quarter, Erste Group, HSBC, Kepler Cheuvreux, RCB and SRC Research reaffirmed their recommendations and raised their target prices. The most recently published 12-month target rates are in the range of € 27.50 to € 40.00, with the valuation median at € 33.00. The closing rate for the balance sheet date 30 September 2018 implies price potential of approximately 7%.
| Baader-Helvea Bank | 17.8.2018 | 33.00 € | Hold |
|---|---|---|---|
| Deutsche Bank | 17.10.2018 | 40.00 € | Buy |
| Erste Group | 28.9.2018 | 38.00 € | Buy |
| Goldman Sachs | 2.7.2018 | 27.50 € | Neutral |
| HSBC | 29.10.2018 | 37.00 € | Buy |
| Kepler Cheuvreux | 23.8.2018 | 35.00 € | Buy |
| Raiffeisen Centrobank | 5.9.2018 | 32.60 € | Hold |
| SRC Research | 24.8.2018 | 33.00 € | Hold |
| Wood & Company | 23.8.2018 | 29.00 € | Hold |
| Average | 33.90 € | ||
| Median | 33.00 € |
In September 2018, the company issued a new corporate bond with a volume of € 150 m and a term of 7.5 years. The coupon for the fixed-rate bond was 1.875%, with a denomination per unit of € 1,000. The bond, which is registered for trading on the Second Regulated Market of the Vienna Stock Exchange, was given an investment grade rating of Baa2 by Moody's Investors Service Ltd., the international rating agency.
As at the balance sheet date, five CA Immo corporate bonds were thus trading on the second regulated market of the Vienna Stock Exchange and, to an extent, the regulated market of the Luxembourg Stock Exchange (Bourse de Luxembourg). The convertible bonds issued in the fourth quarter of 2017 were registered for trading in the unregulated third market (multilateral trade system) of the Vienna Stock Exchange.
The company's capital stock amounted to € 718,336,602.72 on the balance sheet date. This was divided into four registered shares and 98,808,332 bearer shares each with a proportionate amount of the capital stock of € 7.27. The bearer shares trade on the prime market segment of the Vienna Stock Exchange (ISIN: AT0000641352).
The block sale of a holding of IMMOFINANZ Group of approximately 26% in CA Immo was concluded at the end of the third quarter following approval of the responsible antitrust authorities and the Management Board of CA Immo to transfer the four registered shares. The 25,690,163 bearer shares and four registered shares in CA Immo were acquired by SOF-11 Starlight 10 EUR S.à r.l., a company managed by the Starwood Capital Group ('Starwood'). The block sale value totals € 757.9 m, equivalent to a calculated value per share of € 29.50. With a shareholding of approximately 26% and four registered shares, Starwood is now the largest shareholder in CA Immo. Starwood, a financial investor specialising in global real estate investment, has an excellent reputation.
The remaining shares of CA Immo are in free float with both institutional and private investors. Other major shareholders include AXA S.A., BlackRock Inc. (each with approximately 4%) and the S IMMO Group (with around 6%). The company also held 5,780,037 treasury shares as at the balance sheet date.
Against the background of concluded merger talks with IMMOFINANZ AG and the subsequent sale of this party's holding in CA Immo, Dr. Hans Volckens opted to terminate his mandate with the mutual consent of the Supervisory Board. Dr. Volckens duly resigned his post as a member of the Management Board as of midnight on 10 October 2018. At the end of September 2016, alongside the usual responsibilities associated with the remit of the Chief Financial Officer, he took on all special tasks relating to the merger talks with IMMOFINANZ AG in order to represent and uphold the interests of CA Immo as effectively as possible. The Supervisory Board will advise on his successor in the near future.
The mandate of Chief Executive Officer Andreas Quint, who took on the duties of the Chief Financial Officer on
an interim basis, was extended to 31 December 2021 ahead of time.
Keegan Viscius, the long-serving Senior Vice President of the Starwood Capital Group, resigned from Starwood and moved to the Management Board of CA Immo as of 1 November 2018, where he assumed responsibility for the investment and asset management area in his capacity as Chief Investment Officer (CIO). As Senior Vice President of Starwood, Keegan Viscius was responsible for real estate investments in Europe for more than six years.
In the course of the change of the main shareholder, Dr. Oliver Schumy and Stefan Schönauer, the Supervisory Board members delegated by the IMMOFINANZ Group on the basis of registered shares, stepped down as members of the Supervisory Board with effect from midnight on 27 September 2018. At the same time, the new main shareholder exercised its rights of appointment associated with the registered shares to appoint three members to the Supervisory Board of CA Immo: Sarah Broughton, Laura Rubin and Jeffrey Dishner. The Supervisory Board
members Gabriele Düker and Professor Sven Bienert resigned their Supervisory Board mandates at the end of October 2018.
| 30.9.2018 | 31.12.2017 restated | ||
|---|---|---|---|
| EPRA NNNAV/share | € | 28.13 | 27.29 |
| NAV/share | € | 26.64 | 25.95 |
| Price (key date)/NAV per share –11) | % | 15.55 | –0.56 |
| Price (key date)/NNNAV per share –11) | % | 9.44 | –5.43 |
| Number of shares | pcs. | 98,808,336 | 98,808,336 |
| Treasury shares | pcs. | 5,780,037 | 5,582,054 |
| number of shares outstanding | pcs. | 93,028,299 | 93,226,282 |
| Ø number of shares | pcs. | 98,808,336 | 98,808,336 |
| Ø Treasury shares | pcs. | 5,747,129 | 5,479,394 |
| Ø number of shares outstanding | pcs. | 93,061,207 | 93,328,942 |
| Ø price/share | € | 28.13 | 21.80 |
| Market capitalisation (key date) | € m | 3,041.32 | 2,549.75 |
| Highest price | € | 32.94 | 26.00 |
| Lowest price | € | 21.40 | 17.30 |
| Closing price | € | 30.78 | 25.81 |
| Dividend paid in the business year/per share | € | 0.80 | 0.65 |
| Dividend yield | % | 2.60 | 2.52 |
1) before deferred taxes
| Type of shares: | No-par value shares |
|---|---|
| Stock market listing: | Vienna Stock Exchange, prime market |
| Indices: | ATX, ATX-Prime, IATX, FTSE EPRA/NAREIT Europe, GPR IPCM LFFS Sustainable GRES, WBI |
| Specialist: | Raiffeisen Centrobank AG |
| Market maker: | Baader Bank AG, Erste Group Bank AG, Hudson River Trading Europe Ltd., Société Générale |
| S.A., Tower Research Capital Europe Limited | |
| Stock exchange symbol/ISIN: | CAI/AT0000641352 |
| Reuters: | CAIV.VI |
| Bloomberg: | CAI:AV |
| Email: | [email protected] |
| Web site: | www.caimmo.com |
Christoph Thurnberger Tel.: +43 1532 5907 504 Fax: +43 1532 5907 550 [email protected] Claudia Höbart Tel.: +43 1532 5907 502 Fax: +43 1532 5907 550 [email protected]
PUBLICATION OF ANNUAL RESULTS FOR 2018 / PRESS CONFERENCE ON FINANCIAL STATEMENTS
VERIFICATION DATE FOR THE 32ND ORDINARY GENERAL MEETING
32ND ORDINARY GENERAL MEETING
EX-DIVIDEND DATE / RECORD DATE (DIVIDEND) / DIVIDEND PAYMENT DAY
INTERIM REPORT FOR THE FIRST QUARTER 2019
21 NOVEMBER INTERIM REPORT FOR THE THIRD QUARTER 2019
PUBLICATION OF ANNUAL RESULTS FOR 2019 / PRESS CONFERENCE ON FINANCIAL STATEMENTS
Most recent economic data and survey outcomes underline the recovery seen in the European Union, which has also gained momentum in recent quarters. The increase of 2.3% of the eurozone over the year 2017 represented the highest growth rate since 2007. Prospects for growth have been revised upward despite persistent geopolitical and economic uncertainties at the global level. The unemployment rate in the EU-28 has reached its lowest level since 2008. That notwithstanding, the IMF warned that the tariffs on imports threatened by both President Donald Trump and his trading partners could lower the annual growth rate of the global economy by 0.5% by 2020. The Fund left its forecasts for global economic growth in 2018 unchanged.
Growth in the eurozone in 3Q 2018 was 1.7% yoy and 1.9% in the entire EU (after + 2.2% and + 2.1% in the previous quarter, respectively). Compared to the previous three months, 3Q 2018 GDP in the eurozone expanded by 0.2% and by 0.3% in the EU.
The (seasonally adjusted) unemployment rate was 8.1% (down from 8.9% in September 2017) in the eurozone and 6.7% (also stable to the previous quarter and below the value of September 2017 of 7.5%) for the EU as a whole, which is the lowest rate since November 2008. The government debt in the eurozone stood at the end of the third quarter of 2018 at 86.3% (81.0% in the EU-28). Annual inflation in the eurozone is estimated at 2.2% in October 2018, slightly above the rate targeted by the ECB of below, but close to 2.0% (September 2018: 2.0%).
According to the most recent publication of Eurostat (September 2018) the unemployment rate in Germany remains on a record low standing at 3.4%. The German economy recorded a GDP growth of 2.2% in 2017 and 1.7% in 3Q 2018. Strong export figures based on global economic recovery, rising tax revenues and a combination of real wage growth and a historically low interest rate level have also stimulated consumer spending in Europe's largest economy. The inflation rate for Germany was reported at 2.4% in October 2018. The economy of Austria continued to grow with real GDP rising by 2.9% in 2017 and 2.6% in 3Q 2018. The inflation rate stood at 2.4% in June 2018, the unemployment rate at 4.7%.
As observed in preceding years, the positive economic conditions in the core CA Immo markets in the CEE region gained further momentum throughout 2017 and sustained this trend into 2018. Supported by the tailwind of the positive development of the German economy, Eastern Europe posted its steepest growth in 9 years. Strong increases in employment combined with real wage growth stimulate private consumption. Additionally, there is a massive effect from large inflows of EU funds, representing an essential lever for the Eastern European economies.
Within the CEE core markets, Romania reported the highest GDP growth of 7.0% in 2017, clearly exceeding expectations (3Q 2018: 4.1%). The economy of Poland also developed extremely well, as the GDP rose by 4.6% (3Q 2018: 5.7%). The gross domestic product in the Czech Republic grew by 4.3% in 2017 and by 2.3% in the third quarter of 2018, and in Hungary by 4.0% and 5.0% in the same period. The unemployment rate in the CEE countries is significantly lower than in the EU-28 and the euro area average; it was reported for September 2018 at 2.3% in the Czech Republic, 3.8% in Hungary, 3.4% in Poland and 4.1% in Romania.
Following the economic recovery in Europe, the European Central Bank (ECB) announced at its meeting in October 2018 that the ECB's policy of quantitative easing will, despite the recent market volatility, gradually end (in October, the monthly purchase volume has already halved to € 15 billion). ECB President Mario Draghi reiterated his optimistic view of the outlook for the Eurozone ("broad based growth"), but said that momentum was dwindling.
Previously, Draghi had stressed that interest rates would remain extremely low until at least September 2019. At its latest meeting the Governing Council of the ECB decided that the interest rate on the main refinancing operations and the interest rates on the marginal lending facility and the deposit facility will remain unchanged at 0.00%, 0.25% and –0.40%, The 3-month Euribor remained in negative territory throughout the first nine months of 2018.
1) International Monetary Fund, Bloomberg, Financial Times, The Economist, Eurostat
2) Sources: ECB, Eurostat, Financial Times, Bloomberg
After nine months, transaction activity on the European investment market for commercial real estate had climbed to €216 bn, broadly matching last year's high level.
Investment activity in Germany remains highly dynamic. After three quarters, the transaction volume was approximately €56.2 bn, 12% above last year's value. Returns are continuing to diminish: in the third quarter, the peak yield for offices was 3.20% for Frankfurt (Q3 2017: 3.30%), with Berlin currently at 3.10% (3.10%) and Munich reporting 2.90% (3.00%). Positive development on the office rental markets is sustaining high demand on the part of investors. Some €20.1 bn was invested in German office properties over the first nine months, a +5% increase on last year.
Peak yields for offices in Vienna were unchanged at 3.80% in the third quarter of 2018. Present market activity in the CEE region is indicative of record investment levels in 2018. As at the key date, peak yields for offices stood at 4.75% in Warsaw, 4.75% in Prague, 6.00% in Budapest and 7.20% in Bucharest.
The German office rental market continues to develop very strongly, with steadily falling vacancy and rising rental rates.
Office space take-up in Berlin totalled approximately 586,000 sqm in the first three quarters of 2018. With demand remaining positive and completion figures low, the vacancy rate has declined to the present level of 2.4%. According to CBRE figures, vacancy has fallen by 31% to approximately 442,000 sqm within one year. The continuing shortage of floor space is driving the upward trend in the peak rent, which is currently reported at €32.50/sqm per month. The office completion volume is relatively low and stood at approximately 70,000 sqm in the third quarter of 2018. For the year as a whole, the turnover volume for the lettings market is likely to be between 800,000 sqm and 850,000 sqm according to the CBRE.
Floor space turnover in Frankfurt was approximately 442,000 sqm for the first nine months. The vacancy rate fell 210 base points in yearly comparison to stand at 8.1% currently. CBRE expects market developments to remain positive, with demand for centrally located office premises with top quality fixtures and fittings remaining
1) CBRE: European Investment Market Snapshot Q3 2018; MarketView Investment Market Germany Q3 2018 / Q3 2017
strong. In yearly comparison, the peak rent level rose only slightly (+4%) to €41.0/sqm per month.
Office space take-up in Munich to the third quarter of 2018 was around 698,000 sqm, confirming the best performing nine months for the city. This market remains characterised by a shortage of supply in prime locations. The vacancy level has fallen further to 3.0%, 20 base points (bps) below last year's value. The attainable peak rent is reported as €37.0/sqm per month, up 4% year-onyear. According to the completion forecast, the situation is not expected to ease over the next two years.
Lettings performance in Vienna was approximately 166,000 sqm after three quarters. Demand is likely to remain consistently high in Q4 2018, with lettings performance exceeding 200,000 sqm; however, the vacancy rate could also rise as more projects are expected to be completed before the end of 2018. The vacancy rate currently stands at 5.0%, with peak rents remaining at €25.5/sqm per month.
Lettings on the office market in Warsaw amounted to roughly 635,000 sqm in the first three quarters. The CBRE is also predicting a record value of up to 860,000 sqm for the whole year. The market remains characterised by extensive construction activity, with some 190,000 sqm completed in the first three quarters. The vacancy rate has declined by 290 bps on last year's value to 10.0%. Strong demand for office space was also noted in Budapest in the second quarter of 2018 (106,800 sqm, up 64% on last year). The vacancy rate has stabilised at 7.6%. Development activity is gaining pace, with appr. 460,000 sqm currently under construction.
Lettings activity of around 341,700 sqm was reported in Prague during the first three months. The vacancy rate has continued to decline to 6.1%. The current development volume is appr. 354,000 sqm (with about 45% preleased). Lettings performance in Bucharest after six months totalled appr. 149,000 sqm (70% preleased). 158,000 sqm of floor space are currently under construction and shall bed elivered by the end of the year. The vacancy rate is reported at a new record low (8.0%).
2018, Germany Office Investment MarketView Q3 2018, Office Market View Vienna, Berlin, Frankfurt, Munich, Warsaw, Prague Q3 2018; Office Market View Budapest, Bucharest, Q2 2018
2) CBRE: European Investment Quarterly MarketView Q3 2018, Austria Office Market Snapshot Q3 2018, Germany Investment MarketView Q3
In the course of the company´s strategic portfolio optimisation, CA Immo has continuously reduced the proportion of minority holdings in the portfolio. These property investments held in joint ventures are consolidated at equity and shown in the income statement under 'Result from joint ventures'. Since 2018, these minority holdings are no longer presented separately in the tables of the 'Property assets' sections alongside fully consolidated properties (wholly owned by CA Immo); instead, they are added as footnotes where necessary. Unless otherwise stated, therefore, all indicators in this report refer exclusively to fully consolidated properties wholly owned by CA Immo; the comparative values for 31 December 2017 have been adjusted accordingly. As at 30 September 2018, the portfolio value of partially owned real estate amounted to € 89.7 m1) (€ 390.4 m1) on 31 December 2017); the buildings are 95.3%1) let and show a yield of 7.5%1).
The application of IFRS 9 and IFRS 15 accounting standards – which is mandatory as of January 1st 2018 – has material impact on the consolidated financial statements, which is explained in the notes from page 34 onwards. Comparative figures were adapted accordingly.
As at key date 30 September 2018, CA Immo's total property assets stood at € 4.1 bn (31.12.2017: € 3.8 bn2)). The company's core business is commercial real estate, with a clear focus on office properties in Germany, Austria and Eastern Europe; it deals with both investment
properties (82% of the total portfolio) and investment properties under development (17% of the total portfolio). Properties intended for trading (reported under short-term property assets) account for the remaining 1% of property assets.
As at 30 September 2018, the investment property portfolio had an approximate book value of € 3.4 bn (31 December 2017: € 3.2 bn) and incorporated a total rentable effective area3) of 1.3 m sqm. Around 49% of the portfolio (based on book value) is located in CEE and SEE nations, with 35% of the remaining investment properties in Germany and 16% in Austria.
In the first nine months of the year, the Group generated rental income of € 141.5 m (30 September 2017: € 133.5 m); nearly unchanged to 31 December 2017, the portfolio produced a yield of 6.1%4). The occupancy rate was 95.3%4) as at 30 September 2018 (against 95.2% on 31 December 2017). For details, please see the 'Changes to the Portfolio' section.
Of investment properties under development with a total book value of around € 670.7 m, development projects and land reserves in Germany account for 88%, while the Eastern Europe segment represents 12% and Austria 0%. Investment properties under development in Germany with a book value of € 593.5 m include projects under construction (€ 361.0 m) and land reserves (€ 232.5 m).
| in € m | Investment properties 5) |
Investment properties under development |
Short-term property assets 6) |
Property assets | Property assets in % |
|---|---|---|---|---|---|
| Austria | 550 | 0 | 0 | 550 | 13 |
| Germany | 1,190 | 593 | 41 | 1,825 | 45 |
| Czechia | 330 | 11 | 0 | 341 | 9 |
| Hungary | 464 | 2 | 7 | 473 | 12 |
| Poland | 376 | 0 | 0 | 376 | 9 |
| Romania | 260 | 61 | 0 | 321 | 8 |
| Serbia | 96 | 0 | 0 | 96 | 2 |
| Others | 93 | 4 | 0 | 97 | 2 |
| Total | 3,360 | 671 | 48 | 4,079 | 100 |
| Share of total portfolio | 82% | 17% | 1% |
5) Includes properties used for own purposes
(IFRS 5)
6) Short-term property assets including properties intended for trading or sale
1) Key figures include investment properties intended for trading or sale
4) Excl. properties used for own purposes and the office buildings Visionary in Prague and ViE in Vienna, which are still in the stabilization phase
2) Figure was adapted according to IFRS 9 and IFRS 15
3) Including properties used for own purposes and land leases
DISTRIBUTION OF BOOK VALUE INVESTMENT PROPERTIES BY COUNTRY (Basis: € 3.4 bn)
DISTRIBUTION OF BOOK VALUE INVESTMENT PROPERTIES BY MAIN USAGE (Basis: € 3,4 bn)
DISTRIBUTION OF BOOK VALUE INVESTMENT PROPERTIES BY SEGMENT (Basis: € 3.4 bn)
DISTRIBUTION OF BOOK VALUE PROPERTY ASSETS BY BUSINESS AREA (Basis: € 4.1 bn)
In Germany, CA Immo held investment properties with an approximate value of € 1,188.7 m1) on 30 September 2018 (31 December 2017: € 1,099.7 m). The occupancy rate for the German investment property assets on the key date was 98.7% (against 98.2% on 31.12.2017). Where the rent contributions of properties intended for trading and temporarily let property reserves in the development segment are taken into account, rental income of € 42.8 m was generated in the first nine months (30 September 2017: € 39.1 m).
In Germany, approximately 40,000 sqm of usable area were newly let or extended between January and the end of September. Thereof, around 17,000 sqm accounted for prelettings of development projects.
End of September, CA Immo has signed a lease for approx. 8,500 m² in the MY.B office building in Berlin, which is currently still under construction. After concluding this lease, the office building is already around 63% let with one year to go before completion.
CA Immo completed the office building for the tenant KPMG in Berlin's Europacity district in March; the nearly fully let structure, which spans some 12,800 sqm, represented a total investment of approximately € 57 m and is now part of the CA Immo investment portfolio.
Based on total investment costs, the volume of projects under development in Germany (excluding land reserves) is approximately € 938.3 m as at key date 30 September 2018 (please see table on the next page for details). In total, CA Immo holds investment properties under development2) (including land reserves) with a book value of € 593.5 m; therof, land reserves account for € 232.5 m and projects under construction account for € 361.0 m.
During the first nine months, trading income from German properties totalled € 54.2 m.
As at 30 September 2018, CA Immo held investment properties in Austria with a value of € 546.1 m1 (31 December 2017: € 494.2 m) and an occupancy rate of 92.3% (96.2% on 31.12.2017). The decline in occupancy rate is a result of a former anchor tenant moving out of one of the Lände 3 office buildings – this vacancy will be continuously compensated during the next months by new tenants moving in, leasing contracts have already been signed accordingly. The company's asset portfolio generated rental income of € 20.9 m in the first nine months (30 September 2017: € 23.1 m).
| Investment properties | Rentable area 4) | Occupancy rate | Annualised rental income | Yield | |
|---|---|---|---|---|---|
| in € m | in sqm | in % | in € m | in % | |
| Austria | 511.1 | 316,322 | 92.3 | 27.9 | 5.5 |
| Germany | 1,188.7 | 305,484 | 98.7 | 56.4 | 4.7 |
| Czechia | 266.7 | 105,878 | 97.7 | 18.5 | 6.9 |
| Hungary | 463.9 | 218,076 | 91.9 | 33.4 | 7.2 |
| Poland | 375.7 | 115,348 | 97.1 | 26.1 | 6.9 |
| Romania | 260.5 | 105,480 | 94.2 | 20.0 | 7.7 |
| Serbia | 96.4 | 46,130 | 91.9 | 7.6 | 7.9 |
| Others | 93.5 | 69,305 | 92.1 | 7.5 | 8.1 |
| Total | 3,256.4 | 1,282,021 | 95.3 | 197.4 | 6.1 |
3) Excludes properties used for own purposes and short term property assets; excl. of the recently completed office buildings Visionary (Prague) and ViE (Vienna), which are still in the stabilisation phase
4) incl. land leases in Austria (around 106,000 sqm)
1) Excl. properties used for own purposes and properties intended for trading or sale 2) Excl. projects and land reserves intended for trading or sale
Between January and the end of September, some 10,700 sqm of usable space was newly let or extended in Austria. Of this figure, 4,600 sqm accounted for rentals in the ViE office building at the Vienna Donaukanal, which was completed and transferred to the own stock in autumn 2018.
In January, CA Immo handed over 220 rental apartments to the investor ESTRELLA Immobilien Invest AG as part of the Laendyard residential project on Vienna's Donaukanal. Development of the remaining 270 owner-occupied and investment apartments being built on an adjacent plot in a joint venture between CA Immo and JP Immobilien was also completed in summer 2018. The final building block in the project, situated close to the Lände and Wiener Prater recreation areas, is the ViE office building, which has been completed in autumn 2018.
Trading income for Austria amounted to € 25.1 m in the first nine months.
| in € m | Total investment volume 2) |
Outstanding construction costs |
Planned rentable effective area in sqm |
Gross yield on cost in % |
City | Main usage |
Share3) in % |
Utili sation4) in % |
Start of construc tion |
Scheduled completion |
|---|---|---|---|---|---|---|---|---|---|---|
| Projects (for own stock) | ||||||||||
| MY.O | 96.0 | 57.3 | 26,986 | 6.4 | Munich | Office | 100 | 19 | Q2 2017 | Q2 2020 |
| Europacity, Bürogebäude | ||||||||||
| am Kunstcampus (BT2) | 13.2 | 7.2 | 2,719 | 5.7 | Berlin | Office | 100 | 0 | Q4 2016 | Q4 2019 |
| Europacity, MY.B | 67.4 | 37.1 | 14,844 | 6.9 | Berlin | Office | 100 | 63 | Q3 2017 | Q4 2019 |
| Zollhafen Mainz, ZigZag | 16.1 | 15.4 | 4,000 | 4.1 | Mainz | Office | 100 | 0 | Q2 2018 | Q1 2020 |
| Steigenberger 5) | 58.2 | 7.7 | 17,347 | 6.2 | Frankfurt | Hotel | 100 | 99 | Q3 2016 | Q4 2018 |
| Baumkirchen, NEO | 64.3 | 37.2 | 13,490 | 4.9 | Munich | Office | 100 | 28 | Q1 2017 | Q2 2020 |
| Europaviertel, ONE | 362.8 | 335.8 | 66,187 | 5.2 | Frankfurt | Office | 100 | 27 | Q3 2017 | Q3 2021 |
| Orhideea Towers | 73.9 | 18.1 | 36,918 | 8.8 | Bucharest | Office | 100 | 71 | Q4 2015 | Q4 2018 |
| Subtotal | 751.9 | 515.8 | 182,490 | 5.9 | ||||||
| Projects (for sale) | ||||||||||
| Europacity, cube berlin | 105.5 | 48.6 | 17,201 | n.m. | Berlin | Office | 100 | 100 | Q4 2016 | Q4 2019 |
| Europacity, Bürogebäude | ||||||||||
| am Kunstcampus (BT1) | 32.4 | 16.1 | 5,215 | n.m. | Berlin | Office | 100 | 100 | Q4 2016 | Q2 2019 |
| Rheinallee III | 59.6 | 9.0 | 19,682 | n.m. | Mainz | Residential | 100 | 100 | Q3 2016 | Q4 2018 |
| JV Baumkirchen WA 3 | 35.4 | 8.7 | 6,831 | n.m. | Munich | Residential | 50 | 100 | Q3 2016 | Q2 2019 |
| Baumkirchen Mitte (MK) | 27.6 | 15.9 | 5,782 | n.m. | Munich | Residential | 100 | 0 | Q1 2017 | Q2 2020 |
| Subtotal | 260.4 | 98.3 | 54,711 | |||||||
| Total | 1,012.2 | 614.1 | 237,201 |
1) This table includes projects intended for trading or sale as well as projects held in joint ventures
2) Incl. plot 3) All figures refer to the project share held by CA Immo 4) Utilisation rate for projects for own stock: pre-leasing rate; utilisation rate for projects for sale: sale 5) The Mannheimer Strasse bus station next to the hotel (with a value of € 5.2 m) is still assigned to property assets under development as temporary usage and is not included in the table
The value of the CA Immo investment properties1) is € 1,619.7 m as at 30 September 2018 (31 December 2017: € 1,561.8 m). In the first nine months, property assets let with a total effective area of 702,753 sqm generated rental income of 77.8 m (30 September 2017: € 71.3 m). The occupancy rate on the key date was 94.4%2) (31 December 2017: 93.6%).
New lease agreements relating to around 41,100 sqm rentable area were concluded in the first nine months, as well as contract extensions for some 47,000 sqm rentable area.
Beginning of May, CA Immo has acquired Campus 6.1 office building in Bucharest from Skanska; the transaction volume is approx. € 53 m. The closing is subject to the conditions usual for such transactions and is expected end of 2018. Campus 6.1 is an A-class office development, offering 22,000 sqm GLA. The development is located in the Central West area of Bucharest. The building was completed in Q3 2018 and currently has a pre-leasing rate of 95%.
At the end of June, CA Immo acquired another Skanska office building in Prague; the gross transaction volume was approximately € 65 m. A-class office building Visionary was completed in April 2018 and spans 23,000 sqm of gross leasable area. The building is located in Prague 7, one of the most dynamically developing districts in Prague. The transaction was closed when the contract was signed.
In July, the sale of CA Immo´s 49% stake in the Megapark office building in the Bulgarian capital of Sofia, spanning around 48,000 sqm, was closed. The sale of this minority holding confirmed the company's exit from the secondary market and a further reduction in minority shareholdings.
The following activities after key date 30 September 2018 are reported:
Details on the staffing changes in the CA Immo Management and Supervisory Board can be found in the "Editorial" chapter.
The buyback programme finished on 2nd November 2018 as planned. For details on the CA Immo share buyback programme, please see chapter "Share".
In October, CA Immo signed and closed a Sales and Purchase Agreement to acquire the centrally located Warsaw Spire C office building comprising of 21,700 sqm GLA in Warsaw, Poland. The transaction volume of the fully rented landmark Class-A property amounts to around € 100 m, the annual gross rental income reaches around € 5.4 m. According to plan, the acquisition will already contribute to recurring earnings (FFO) of CA Immo in the fourth quarter of 2018.
End of October, Volksbank Wien signed a lease agreement for approximately 14,000 sqm of office space in the CA Immo portfolio building on Dietrichgasse/Haidingergasse starting end of 2019. The office building on Dietrichgasse/Haidingergasse in the Lände 3 district has a rentable area of around 50,000 sqm along with 1,450 car parking spaces. With Volksbank Wien as a long-term tenant, the building will be approximately 95% let.
2) Exclusive of the office building Visionary in Prague, which is still in the stabilisation phase (completed in April 2018, acquired by CA Immo in June 2018)
1) Excl. properties used for own purposes and properties intended for trading or sale
Visionary, Prague
Visualisation Campus 6.1, Bucharest Warsaw Spire Building C, Warsaw
In the first nine months of 2018, rental income for CA Immo rose by a solid 6.0% to € 141.538 K. This positive development was essentially achieved through the acquisition of the Warsaw Spire Building B in Warsaw and the associated increase in rent. In addition, completion of the KPMG building and a large-scale new letting in Berlin provided impetus for growth.
In year-on-year comparison, property expenses directly attributable to the asset portfolio, including own operating expenses, decreased slightly to € –11,067 K (2017: € –11,682 K). The net result from letting after the first three quarters was € 130.471K (2017: € 121,831K), up 7.1% on the previous year. The efficiency of letting activity, measured as the operating margin in rental business (net rental income in relation to rental income), was 92.2%, above the previous year's level of 91.3%.
Other expenditure directly attributable to project developments stood at € –2,633K (2017: € –2,525K) after the first nine months: Revenue from services came to € 9,312 K, above the previous year's figure of € 7,596 K. Alongside development revenue for third parties via the Group's subsidiary omniCon, this item contains revenue from asset management and other services to joint venture partners.
As of the key date, the sales result from properties held as current assets was € 4,739K (2017: € 8,375K). The result from the sale of investment properties stood at € 5,320K (2017: € 14,364 K) on 30 September 2018. Within this, the largest contribution to earnings was from the sale of a non-strategic plot of land in Munich.
After the first nine months, indirect expenditures arrived at € –34,343K, up 15.7% from the level of the previous year (2017: € –29,689K). This item also contains expenditure counterbalancing the aforementioned gross revenue from services. Other operating income amounted to € 515K, compared to the 2017 value of € 724K.
As a result of the development described above earnings before interest, taxes, depreciation and amortisation (EBITDA) went down by –6.0% to € 113,382K (2017: € 120,676K).
After the first nine months, the total revaluation gain of € 112.733K was counterbalanced by a revaluation loss of € –20,236K. The cumulative revaluation result was € 92,498K as of the key date, clearly above the reference value of the previous year (2017: € 32,735K). The largest contributions to the revaluation gain in terms of amount were made by value adjustments to the German real estate portfolio on the basis of higher land values. In addition, a new letting contractually agreed in the fourth quarter in the Austrian portfolio led to a significantly positive valuation effect.
Current results of joint ventures consolidated at equity are reported under 'Earnings of joint ventures' in the consolidated income statement. The result of € 19,914 K (2017: € 52,409K) contains a positive effect in connection with the sale of Tower 185 in Frankfurt (closing in the first quarter of 2018) totalling € 10,166 K (of which € 8,531 K relate to the reversal of deferred taxes).
Earnings before interest and taxes (EBIT) of € 224,125K were 10.1% above the result generated in the previous year (2017: € 203,637K).
The financial result for the first nine months amounted to € –41,585K (2017: € –22,466K). Despite a higher financing volume, the Group's finance costs, a key element of recurring earnings, remained stable (–0.1%) compared to 2017, and arrived at € –26,409K.
The result from interest rate derivative transactions includes a non-cash valuation effect in connection with the convertible bond and amounted to € –23,620K (2017: € –1,525K). The convertible bond issued in 2017 consists of a debt component and, due to the repayment option in CA Immo shares, a separable embedded derivative. The fair value of the derivative at the time of issue corresponds to the residual value between the fair value of the convertible bond and the fair value of the debt component.
The result from financial investments of € 6.682K was above the reference value of the previous period (2017: € 5,556K). Other items in the financial result (result from other financial assets, from associated companies and exchange rate differences) totalled € 1,529K (2017: € –60K). The result from other financial assets of the previous year
includes depreciation linked to the subsequent valuation of securities available for sale.
Earnings before taxes (EBT) totalled € 182,540K, 0.8% above last year's value of € 181,171K. As at the key date, income tax expenses came to € –46,630K (2017: € –33,882K).
The result for the period was € 135,905K, –7.7% below the value of the previous year (2017: € 147,289 K). Earnings per share amounted to € 1.46 per share (2017: € 1.58 per share) on the balance sheet date.
In the first nine months of 2018, an FFO I of € 93,741 K was generated, up 11.4% from the previous year's value of € 84,181K. FFO I is a key indicator of the Group's long-term earning power and is reported before taxes and adjusted for the sales result and other non-permanent effects. FFO I per share stood at € 1.01 on the key date, an increase of 11.7% on the previous year's value (2017: € 0.91 per share).
FFO II, which includes the sales result and applicable taxes, stood at € 88.262 K on the key date, 7.3% below the 2017 value of € 95,250K. FFO II per share was € 0.95 per share (2017: € 1.02 per share).
| € m | 1st –3rd | 1st –3rd |
|---|---|---|
| Quarter | Quarter | |
| 2018 | 2017 | |
| restated | ||
| Net rental income (NRI) | 130.5 | 121.8 |
| Income from services rendered | 9.3 | 7.6 |
| Other expenses directly related to | ||
| properties under development | –2.6 | –2.5 |
| Other operating income | 0.5 | 0.7 |
| Other operating income/expenses | 7.2 | 5.8 |
| Indirect expenses | –34.3 | –29.7 |
| Result from investments in joint ventures 1) | 3.9 | 4.1 |
| Finance costs | –26.4 | –26.4 |
| Result from financial investments | 6.6 | 5.6 |
| Other adjustment 2) | 6.4 | 3.0 |
| FFO I (excl. Trading and pre taxes) | 93.7 | 84.2 |
| Trading result | 4.7 | 8.4 |
| Result from the sale of investment | ||
| properties | 5.3 | 14.4 |
| Result from sale of joint ventures | 0.0 | 0.9 |
| At-Equity result property sales | 12.1 | 4.1 |
| Result from property sales | 22.2 | 27.8 |
| Current income tax | –35.5 | –12.8 |
| current income tax of joint ventures | –0.1 | –0.1 |
| Other adjustments | –11.9 | –3.9 |
| Other adjustments FFO II3) | 19.8 | 0.0 |
| FFO II | 88.3 | 95.3 |
1) Adjustment for real estate sales and non-sustainable results
2) Adjustment for other non-sustainable results 3) Taxes in connection with the sale of Tower 185
As at the balance sheet date, long-term assets amounted to € 4,323,027K (85.0% of total assets). Investment property assets on the balance sheet amounted to € 3,354,564K on the key date (31 December 2017: € 3,155,677K).
The balance sheet item 'Property assets under development' was € 670,698K (31 December: € 579,274K) on 30 September 2018. Total property assets (investment properties, properties used for own purposes, properties under development and property assets held as current assets) amounted to € 4,078,693K (31 December 2017: € 3,813,811K).
The net assets of joint ventures are shown in the balance sheet item 'Investments in joint ventures', which arrived at € 193,877K (31 December 2017: € 214,950K) on the key date.
Cash and cash equivalents amounted to € 479,909K (31 December 2017: € 383,288K) as at the balance sheet date.
As at the key date, shareholders' equity on the Group balance sheet stood at € 2,478,091K (31 December 2017: € 2,419,270K). The equity ratio of 48.7% remained stable and within the strategic target range, compared to 51.0% at the end of 2017.
The Group's financial liabilities stood at € 1,880,279K on the key date (31 December 2017: € 1,749,330K). Net debt (interest-bearing liabilities less cash and cash equivalents) remained stable in yearly comparison at € 1,399,396K at the end of September 2018 (31 December 2017: € 1,365,068K). 100% of the interest-bearing liabilities are in euros.
The loan-to-value ratio based on the balance sheet values as at 30 September 2018 was 34.3% (net, taking account of the Group's cash and cash equivalents), compared to 35.8% at the beginning of the year. On the key date, gearing was 56.5% (31 December 2017: 56.4%).
NAV (= IFRS shareholders' equity) on 30 September 2018 was € 2,478,091K (€ 26.64 per share), remaining stable compared to the value for the end of 2017 of € 2.419.270K (€ 25.95 per share). The value as of 30 September 2018 reflects, inter alia, the dividend payment of € 74,423K in May 2018.
The table below shows the conversion of NAV to NNNAV in compliance with the best practice policy recommendations of the European Public Real Estate Association (EPRA). The EPRA NAV was € 31.13 per share on the key date (31 December 2017: € 30.09 per share). The EPRA NNNAV per share, after adjustments for financial instruments, liabilities and deferred taxes, amounted to € 28.13 per share as of 30 September 2018 (31 December 2017: € 27.29 per share). The number of shares outstanding on the key date was 93,028,299 (31 December 2017: 93,226,282).
| € m | 30.9.2018 31.12.2017 restated | |
|---|---|---|
| Equity (NAV) | 2,478.0 | 2,419.2 |
| Exercise of options | 0.0 | 0.0 |
| NAV after exercise of options | 2,478.0 | 2,419.2 |
| NAV/share in € | 26.64 | 25.95 |
| Value adjustment for 1) | ||
| - Own used properties | 6.5 | 6.3 |
| - Short-term property assets | 110.2 | 79.8 |
| - Financial instruments | 0.0 | 0.8 |
| Deferred taxes | 301.5 | 298.9 |
| EPRA NAV after adjustments | 2,896.2 | 2,805.1 |
| EPRA NAV per share in € | 31.13 | 30.09 |
| Value adj. for financial instruments | 0.0 | –0.8 |
| Value adjustment for liabilities | –56.5 | –41.8 |
| Deferred taxes | –223.2 | –218.6 |
| EPRA NNNAV | 2,616.5 | 2,543.8 |
| EPRA NNNAV per share in € | 28.13 | 27.29 |
| Change of NNNAV against previous year | 3.1% | 10.9% |
| Price (key date)/NNNAV per sahre –1 | 1.5% | –5.4% |
| Number of shares excl. treasury shares | 93,028,299 | 93,226,282 |
1) Includes proportionate values from joint ventures
The Group is subject to all risks typically associated with the acquisition, development, management and sale of real estate. These include risks arising from unexpected changes in the macroeconomic market environment, general market fluctuations linked to the economic cycle, delays and budget overruns in project developments and risks linked to financing and interest rates.
As regards the profile of opportunities and risks, no major changes that could give rise to new opportunities or threats to the CA Immo Group have emerged since the consolidated financial statements for business year 2017 were drawn up; nor has there been any significant change in the company's assessment of the probability of damage occurring and the extent of such potential damage. The position as outlined in the Group management report for 2017 ('Risk report') is therefore unchanged.
| € 1,000 | 1st –3rd Quarter | 1st –3rd Quarter | 3rd Quarter | 3rd Quarter |
|---|---|---|---|---|
| 2018 | 2017 | 2018 | 2017 | |
| restated | restated | |||
| Rental income | 141,538 | 133,513 | 47,777 | 44,953 |
| Operating costs charged to tenants | 41,698 | 38,755 | 12,352 | 11,312 |
| Operating expenses | –45,028 | –41,538 | –13,221 | –12,011 |
| Other expenses directly related to properties rented | –7,737 | –8,899 | –3,233 | –2,505 |
| Net rental income | 130,471 | 121,831 | 43,675 | 41,750 |
| Other expenses directly related to properties under | ||||
| development | –2,633 | –2,525 | –1,258 | –667 |
| Income from the sale of properties and construction works | 37,248 | 35,156 | 13,458 | 18,381 |
| Book value of properties sold incl. ancillary and | ||||
| construction costs | –32,509 | –26,781 | –13,793 | –12,221 |
| Result from trading and construction works | 4,739 | 8,375 | –336 | 6,160 |
| Result from the sale of investment properties | 5,320 | 14,364 | 937 | 10,142 |
| Income from services rendered | 9,312 | 7,596 | 1,979 | 1,837 |
| Indirect expenses | –34,343 | –29,689 | –11,002 | –9,187 |
| Other operating income | 515 | 724 | 70 | 344 |
| EBITDA | 113,382 | 120,676 | 34,066 | 50,378 |
| Depreciation and impairment of long-term assets | –1,669 | –2,183 | –518 | –807 |
| Depreciation and impairment/reversal | –1,669 | –2,183 | –518 | –807 |
| Revaluation gain | 112,733 | 77,728 | 50,703 | –1,931 |
| Revaluation loss | –20,236 | –44,994 | –6,912 | –5,233 |
| Result from revaluation | 92,498 | 32,735 | 43,792 | –7,165 |
| Result from joint ventures | 19,914 | 52,409 | –3,030 | 12,727 |
| Result of operations (EBIT) | 224,125 | 203,637 | 74,309 | 55,133 |
| Finance costs | –26,409 | –26,437 | –8,079 | –7,934 |
| Foreign currency gains/losses | 3,724 | –785 | –274 | –430 |
| Result from derivatives | –23,386 | –1,525 | –6,586 | –2,298 |
| Result from financial investments | 6,682 | 5,556 | 779 | 1,036 |
| Result from other financial assets | 0 | –3,459 | 0 | 0 |
| Result from associated companies | –2,195 | 4,183 | –876 | 429 |
| Financial result | –41,585 | –22,466 | –15,035 | –9,197 |
| Net result before taxes (EBT) | 182,540 | 181,171 | 59,274 | 45,936 |
| Current income tax | –35,478 | –12,766 | –3,867 | –5,021 |
| Deferred taxes | –11,152 | –21,117 | –9,076 | –368 |
| Income tax expense | –46,630 | –33,882 | –12,943 | –5,388 |
| Consolidated net income | 135,910 | 147,289 | 46,330 | 40,548 |
| thereof attributable to non-controlling interests | 5 | 7 | 3 | 1 |
| thereof attributable to the owners of the parent | 135,905 | 147,282 | 46,327 | 40,547 |
| Earnings per share in € (basic) | €1.46 | €1.58 | €0.50 | €0.44 |
| Earnings per share in € (diluted) | €1.46 | €1.58 | €0.50 | €0.44 |
| € 1,000 | 1st –3rd Quarter | 1st –3rd Quarter | 3rd Quarter | 3rd Quarter |
|---|---|---|---|---|
| 2018 | 2017 | 2018 | 2017 | |
| restated | restated | |||
| Consolidated net income | 135,910 | 147,289 | 46,330 | 40,548 |
| Other comprehensive income | ||||
| Cash flow hedges - changes in fair value | 0 | 1,386 | 0 | –4 |
| Reclassification cash flow hedges | 1,110 | 1,114 | 368 | 722 |
| Foreign currency gains/losses | –3,951 | 562 | 139 | 271 |
| Revaluation other investments | 0 | 1,544 | 0 | –258 |
| Income tax related to other comprehensive income | –268 | –1,188 | –89 | –234 |
| Other comprehensive income for the period (realised | ||||
| through profit or loss) | –3,109 | 3,419 | 418 | 498 |
| Revaluation securities | 5,316 | 21,539 | 11,180 | 10,030 |
| Revaluation IAS 19 | 178 | 406 | 0 | 0 |
| Income tax related to other comprehensive income | –389 | –1,764 | –511 | –946 |
| Other comprehensive income for the period (not realised | ||||
| through profit or loss) | 5,105 | 20,181 | 10,669 | 9,084 |
| Other comprehensive income for the period | 1,996 | 23,601 | 11,087 | 9,583 |
| Comprehensive income for the period | 137,905 | 170,889 | 57,417 | 50,130 |
| thereof attributable to non-controlling interests | 5 | 7 | 3 | 1 |
| thereof attributable to the owners of the parent | 137,901 | 170,883 | 57,414 | 50,130 |
| € 1,000 | 30.9.2018 | 31.12.2017 | 1.1.2017 |
|---|---|---|---|
| restated | restated | ||
| ASSETS | |||
| Investment properties | 3,354,564 | 3,155,677 | 2,923,676 |
| Investment properties under development | 670,698 | 579,274 | 433,049 |
| Own used properties | 5,284 | 5,500 | 6,643 |
| Office furniture and equipment | 5,202 | 5,462 | 5,599 |
| Intangible assets | 6,119 | 6,703 | 8,195 |
| Investments in joint ventures | 193,877 | 214,950 | 194,838 |
| Financial assets | 85,467 | 86,466 | 90,199 |
| Deferred tax assets | 1,816 | 1,934 | 1,563 |
| Long-term assets | 4,323,027 | 4,055,966 | 3,663,761 |
| Long-term assets as a % of total assets | 84.9% | 85.5% | 85.1% |
| Assets held for sale and relating to disposal groups | 7,753 | 40,106 | 26,754 |
| Properties held for trading | 40,837 | 36,459 | 15,549 |
| Receivables and other assets | 104,968 | 90,583 | 84,934 |
| Current income tax receivables | 13,278 | 19,343 | 15,552 |
| Securities | 122,984 | 117,668 | 101,555 |
| Cash and cash equivalents | 479,909 | 383,288 | 395,088 |
| Short-term assets | 769,728 | 687,447 | 639,433 |
| Total assets | 5,092,755 | 4,743,413 | 4,303,194 |
| LIABILITIES AND SHAREHOLDERS' EQUITY | |||
| Share capital | 718,337 | 718,337 | 718,337 |
| Capital reserves | 789,832 | 794,493 | 819,068 |
| Other reserves | 20,723 | 18,727 | –894 |
| Retained earnings | 949,144 | 887,662 | 682,525 |
| Attributable to the owners of the parent | 2,478,035 | 2,419,219 | 2,219,036 |
| Non-controlling interests | 56 | 51 | 46 |
| Shareholders' equity | 2,478,091 | 2,419,270 | 2,219,082 |
| Shareholders' equity as a % of total assets | 48.7% | 51.0% | 51.6% |
| Provisions | 39,858 | 36,756 | 56,058 |
| Interest-bearing liabilities | 1,751,096 | 1,680,410 | 1,412,635 |
| Other liabilities | 69,895 | 50,911 | 36,965 |
| Deferred tax liabilities | 308,273 | 296,871 | 245,312 |
| Long-term liabilities | 2,169,123 | 2,064,948 | 1,750,970 |
| Current income tax liabilities | 37,622 | 17,638 | 16,736 |
| Provisions | 108,861 | 127,386 | 111,311 |
| Interest-bearing liabilities | 129,183 | 68,920 | 153,004 |
| Other liabilities | 162,565 | 45,182 | 52,091 |
| Liabilities relating to disposal groups | 7,311 | 71 | 0 |
| Short-term liabilities | 445,542 | 259,196 | 333,142 |
| Total liabilities and shareholders' equity | 5,092,755 | 4,743,413 | 4,303,194 |
| € 1,000 | 1st –3rd Quarter 2018 |
1st –3rd Quarter 2017 |
|---|---|---|
| Operating activities | restated | |
| Net result before taxes | 182,540 | 181,171 |
| Revaluation result incl. change in accrual and deferral of rental income | –93,211 | –33,790 |
| Depreciation and impairment/reversal | 1,669 | 2,183 |
| Result from the sale of long-term properties and office furniture and other equipment | –5,347 | –14,516 |
| Taxes paid excl. taxes for the sale of long-term properties and investments | –3,708 | –10,646 |
| Finance costs, result from financial investments and other financial result | 19,835 | 20,881 |
| Foreign currency gains/losses | –3,724 | 785 |
| Result from derivatives | 23,386 | 1,525 |
| Result from other financial assets and non-cash income from investments | ||
| in at equity consolidated entities | –17,826 | –53,134 |
| Cash flow from operations | 103,613 | 94,459 |
| Properties held for trading | –2,918 | –1,234 |
| Receivables and other assets | –16,643 | 7,440 |
| Provisions | 1,785 | –2,428 |
| Other liabilities | 2,631 | 199 |
| Cash flow from change in net working capital | –15,145 | 3,977 |
| Cash flow from operating activities | 88,468 | 98,436 |
| Investing activities | ||
| Acquisition of and investment in long-term properties incl. prepayments | –173,369 | –93,817 |
| Acquisition of property companies, less cash and cash equivalents of € 190 K | ||
| (2017: € 2,454 K) | –59,297 | –128,609 |
| Acquisition of office equipment and intangible assets | –357 | –777 |
| Repayment/acquisition of financial assets | 16 | –198 |
| Investments in joint ventures | –2 | –3,328 |
| Disposal of investment properties and other assets | 20,427 | 20,660 |
| Disposal of investment property companies, less cash and cash equivalents of € 954 K | ||
| (2017: € 0 K) | 38,940 | 7,334 |
| Disposal of joint ventures | 7,174 | 12,083 |
| Loans made to joint ventures | –6,401 | –325 |
| Loan repayments made by joint ventures | 30 | 1,814 |
| Taxes paid relating to the sale of long-term properties and investments | –6,479 | –3,937 |
| Dividend distribution/capital repayment from at equity consolidated entities and other | ||
| investments | 158,739 | 13,105 |
| Interest paid for capital expenditure in investment properties | –5,303 | –3,215 |
| Interest received from financial investments | 2,725 | 737 |
| Cash flow from investing activities | –23,156 | –178,471 |
| € 1,000 | 1st –3rd Quarter | 1st –3rd Quarter |
|---|---|---|
| 2018 | 2017 | |
| restated | ||
| Financing activities | ||
| Cash inflow from loans received | 89,344 | 36,153 |
| Cash inflow from the issuance of bonds | 146,756 | 173,388 |
| Costs paid for issuance of convertible bonds | –111 | 0 |
| Repayment of loans received from joint ventures | –600 | 0 |
| Acquisition of treasury shares | –4,662 | –3,948 |
| Dividend payments to shareholders | –74,423 | –60,691 |
| Payment/Repayment related to the acquisition of shares from non-controlling interests and | ||
| dividends to non-controlling interests | –36 | 1,410 |
| Repayment of loans incl. interest rate derivatives | –96,530 | –220,184 |
| Other interest paid | –26,642 | –28,267 |
| Cash flow from financing activities | 33,096 | –102,139 |
| Net change in cash and cash equivalents | 98,409 | –182,174 |
| Fund of cash and cash equivalents 1.1. | 383,512 | 395,088 |
| Changes in the value of foreign currency | –1,408 | 505 |
| Changes due to classification of disposal group | –375 | –1 |
| Fund of cash and cash equivalents 30.9. | 480,137 | 213,418 |
| Expected credit losses cash and cash equivalents | –228 | 0 |
| Cash and cash equivalents 30.9. (balance sheet) | 479,909 | 213,418 |
The interests paid in the first three quarters of 2018 totalled € –31,944 K (1st-3rd quarter 2017: € –31,482 K). The income taxes paid in the first three quarters of 2018 added up to € –10,187 K (1st-3rd quarter 2017: € –14,583 K).
| € 1,000 | Share capital | Capital reserves - Others | Capital reserves - Treasury share reserve |
|
|---|---|---|---|---|
| As at 1.1.2017 (as reported) | 718,337 | 906,148 | –87,080 | |
| Change due to IFRS 15 | 0 | 0 | 0 | |
| As at 1.1.2017 (restated) | 718,337 | 906,148 | –87,080 | |
| Valuation/reclassification cash flow hedges | 0 | 0 | 0 | |
| Foreign currency gains/losses | 0 | 0 | 0 | |
| Revaluation securities and other investments | 0 | 0 | 0 | |
| Revaluation IAS 19 | 0 | 0 | 0 | |
| Consolidated net income | 0 | 0 | 0 | |
| Comprehensive income for 2017 restated | 0 | 0 | 0 | |
| Dividend payments to shareholders | 0 | –20,541 | 0 | |
| Acquisition of treasury shares | 0 | 0 | –3,814 | |
| As at 30.9.2017 restated | 718,337 | 885,607 | –90,893 | |
| As at 31.12.2017 (as reported) | 718,337 | 885,607 | –91,113 | |
| Change due to IFRS 9/IFRS 15 | 0 | 0 | 0 | |
| As at 1.1.2018 | 718,337 | 885,607 | –91,113 | |
| Valuation/reclassification cash flow hedges | 0 | 0 | 0 | |
| Foreign currency gains/losses | 0 | 0 | 0 | |
| Revaluation securities | 0 | 0 | 0 | |
| Revaluation IAS 19 | 0 | 0 | 0 | |
| Consolidated net income | 0 | 0 | 0 | |
| Comprehensive income for 2018 | 0 | 0 | 0 | |
| Dividend payments to shareholders | 0 | 0 | 0 | |
| Acquisition of treasury shares | 0 | 0 | –4,662 | |
| As at 30.9.2018 | 718,337 | 885,607 | –95,775 |
| Retained | Valuation result | Other reserves | Attributable to | Non-controlling | Shareholders' |
|---|---|---|---|---|---|
| earnings | (hedging - reserve) | shareholders of the | interests | equity (total) | |
| parent company | |||||
| 667,984 | –3,201 | 2,307 | 2,204,495 | 46 | 2,204,541 |
| 14,541 | 0 | 0 | 14,541 | 0 | 14,541 |
| 682,525 | –3,201 | 2,307 | 2,219,036 | 46 | 2,219,082 |
| 0 | 1,789 | 0 | 1,789 | 0 | 1,789 |
| 0 | 0 | 562 | 562 | 0 | 562 |
| 0 | 0 | 20,972 | 20,972 | 0 | 20,972 |
| 0 | 0 | 277 | 277 | 0 | 277 |
| 147,282 | 0 | 0 | 147,282 | 7 | 147,289 |
| 147,282 | 1,789 | 21,811 | 170,883 | 7 | 170,889 |
| –40,149 | 0 | 0 | –60,691 | 0 | –60,691 |
| 0 | 0 | 0 | –3,814 | 0 | –3,814 |
| 789,658 | –1,412 | 24,118 | 2,325,414 | 53 | 2,325,467 |
| 862,689 | –842 | 23,782 | 2,398,459 | 51 | 2,398,510 |
| 24,972 | 0 | –4,213 | 20,760 | 0 | 20,760 |
| 887,662 | –842 | 19,569 | 2,419,219 | 51 | 2,419,270 |
| 0 | 842 | 0 | 842 | 0 | 842 |
| 0 | 0 | –3,951 | –3,951 | 0 | –3,951 |
| 0 | 0 | 4,984 | 4,984 | 0 | 4,984 |
| 0 | 0 | 121 | 121 | 0 | 121 |
| 135,905 | 0 | 0 | 135,905 | 5 | 135,910 |
| 135,905 | 842 | 1,154 | 137,901 | 5 | 137,905 |
| –74,423 | 0 | 0 | –74,423 | 0 | –74,423 |
| 0 | 0 | 0 | –4,662 | 0 | –4,662 |
| 949,144 | 0 | 20,723 | 2,478,035 | 56 | 2,478,091 |
| € 1,000 | Austria | Germany | ||||||
|---|---|---|---|---|---|---|---|---|
| 1st –3rd Quarter 2018 | Income | Development | Total | Income | Development | Total | Income | |
| producing | producing | producing | ||||||
| Rental income | 20,798 | 105 | 20,904 | 40,976 | 3,253 | 44,229 | 73,635 | |
| Rental income with other operating segments | 400 | 0 | 400 | 376 | 7 | 383 | 0 | |
| Operating costs charged to tenants | 5,078 | 19 | 5,097 | 8,894 | 219 | 9,113 | 25,852 | |
| Operating expenses | –5,809 | –19 | –5,827 | –10,021 | –332 | –10,353 | –27,567 | |
| Other expenses directly related to properties rented | –1,687 | 0 | –1,687 | –2,652 | –381 | –3,033 | –2,626 | |
| Net rental income | 18,781 | 105 | 18,886 | 37,572 | 2,766 | 40,338 | 69,293 | |
| Other expenses directly related to properties under | ||||||||
| development | 0 | –146 | –146 | 0 | –2,345 | –2,345 | 0 | |
| Result from trading and construction works | 0 | 12,902 | 12,902 | 0 | 7,987 | 7,987 | 0 | |
| Result from the sale of investment properties | 60 | 0 | 60 | –1,497 | 1,287 | –209 | 84 | |
| Income from services rendered | 0 | 0 | 0 | 522 | 8,776 | 9,299 | 409 | |
| Indirect expenses | –1,181 | –68 | –1,248 | –4,199 | –14,722 | –18,921 | –8,735 | |
| Other operating income | 10 | 0 | 10 | 332 | 55 | 387 | 96 | |
| EBITDA | 17,670 | 12,794 | 30,464 | 32,731 | 3,804 | 36,536 | 61,147 | |
| Depreciation and impairment/reversal | –501 | 0 | –501 | –78 | 25 | –53 | –341 | |
| Result from revaluation | 15,703 | –196 | 15,507 | 19,357 | 67,478 | 86,835 | –1,479 | |
| Result from joint ventures | 0 | 0 | 0 | 0 | 0 | 0 | 0 | |
| Result of operations (EBIT) | 32,872 | 12,598 | 45,470 | 52,010 | 71,308 | 123,318 | 59,326 | |
| Timing of revenue recognition | ||||||||
| Properties held for trading | 0 | 1,941 | 1,941 | 0 | 7,363 | 7,363 | 0 | |
| Sale of investment properties | 22,053 | 0 | 22,053 | 760,010 | 21,118 | 781,128 | 86 | |
| Total income IFRS 15 - transferred at a point in time | 22,053 | 1,941 | 23,994 | 760,010 | 28,481 | 788,491 | 86 | |
| Income from the sale of properties and construction works | 0 | 26,431 | 26,431 | 0 | 61,597 | 61,597 | 0 | |
| Income from services rendered | 0 | 0 | 0 | 522 | 8,776 | 9,299 | 409 | |
| Total income IFRS 15 - transferred over time | 0 | 26,431 | 26,431 | 522 | 70,373 | 70,896 | 409 | |
| Total income IFRS 15 | 22,053 | 28,371 | 50,425 | 760,532 | 98,854 | 859,387 | 495 | |
| 30.9.2018 | ||||||||
| Property assets1) | 514,906 | 38,683 | 553,589 | 1,254,473 | 713,900 1,968,373 | 1,565,468 | ||
| Other assets | 12,968 | 38,237 | 51,205 | 522,558 | 515,137 1,037,696 | 126,666 | ||
| Deferred tax assets | 0 | 0 | 0 | 239 | 1,295 | 1,534 | 592 | |
| Segment assets | 527,874 | 76,920 | 604,794 | 1,777,271 | 1,230,332 3,007,603 | 1,692,726 | ||
| Interest-bearing liabilities | 203,230 | 12,626 | 215,856 | 647,696 | 188,448 | 836,145 | 687,845 | |
| Other liabilities | 3,942 | 12,783 | 16,725 | 25,600 | 317,775 | 343,375 | 44,986 | |
| Deferred tax liabilities incl. current income tax liabilities | 44,071 | 990 | 45,061 | 219,723 | 70,922 | 290,645 | 39,806 | |
| Liabilities | 251,243 | 26,399 | 277,642 | 893,019 | 577,145 1,470,164 | 772,638 | ||
| Shareholders' equity | 276,631 | 50,521 | 327,152 | 884,252 | 653,188 1,537,439 | 920,088 | ||
| Capital expenditures2) | 1,462 | 20,562 | 22,024 | 71,342 | 146,187 | 217,529 | 71,818 |
1) Property assets include rental investment properties, investment properties under development, own used properties, properties held for trading and
properties available for sale. 2) Capital expenditures include all acquisitions of properties (long-term and short-term) including additions from initial consolidation, office furniture and other equipment and intangible assets; thereof € 36,655 K (31.12.2017 restated: € 29,264 K) in properties held for trading.
| Eastern Europe | Eastern Europe | Total | Transition | Total | ||||
|---|---|---|---|---|---|---|---|---|
| core regions | other regions | segments | ||||||
| Development | Total | Income | Development | Total | Holding | Consolidation | ||
| producing | ||||||||
| 130 | 73,765 | 8,798 | 0 | 8,798 | 147,696 | 0 | –6,158 | 141,538 |
| 0 | 0 | 0 | 0 | 0 | 782 | 0 | –782 | 0 |
| 100 | 25,952 | 2,943 | 0 | 2,943 | 43,104 | 0 | –1,407 | 41,698 |
| –100 | –27,668 | –3,205 | 0 | –3,205 | –47,054 | 0 | 2,026 | –45,028 |
| –1 | –2,627 | –319 | 0 | –319 | –7,666 | 0 | –70 | –7,737 |
| 129 | 69,422 | 8,216 | 0 | 8,216 | 136,863 | 0 | –6,391 | 130,471 |
| –613 | –613 | 0 | –15 | –15 | –3,118 | 0 | 486 | –2,633 |
| 0 | 0 | 0 | 0 | 0 | 20,890 | 0 | –16,151 | 4,739 |
| 0 | 84 | 7,254 | 79 | 7,333 | 7,268 | 0 | –1,948 | 5,320 |
| 0 | 409 | 0 | 0 | 0 | 9,708 | 9,636 | –10,031 | 9,312 |
| –392 | –9,127 | –457 | –58 | –514 | –29,811 | –15,786 | 11,254 | –34,343 |
| 340 | 436 | 0 | 0 | 0 | 833 | 110 | –428 | 515 |
| –535 | 60,612 | 15,014 | 6 | 15,020 | 142,631 | –6,040 | –23,210 | 113,382 |
| 0 | –341 | 0 | 0 | 0 | –894 | –278 | –496 | –1,669 |
| –1,980 | –3,459 | –6,136 | 0 | –6,136 | 92,747 | 0 | –249 | 92,498 |
| 0 | 0 | 0 | 0 | 0 | 0 | 0 | 19,914 | 19,914 |
| –2,514 | 56,812 | 8,878 | 6 | 8,884 | 234,484 | –6,318 | –4,041 | 224,125 |
| 0 | 0 | 0 | 0 | 0 | 9,304 | 0 | –8,979 | 325 |
| 0 | 86 | 7,411 | 1,118 | 8,529 | 811,796 | 0 | –768,476 | 43,320 |
| 0 | 86 | 7,411 | 1,118 | 8,529 | 821,100 | 0 | –777,455 | 43,645 |
| 0 | 0 | 0 | 0 | 0 | 88,028 | 0 | –51,105 | 36,923 |
| 0 | 409 | 0 | 0 | 0 | 9,708 | 9,636 | –10,031 | 9,312 |
| 0 | 409 | 0 | 0 | 0 | 97,735 | 9,636 | –61,136 | 46,235 |
| 0 | 495 | 7,411 | 1,118 | 8,529 | 918,835 | 9,636 | –838,591 | 89,880 |
| 73,289 | 1,638,757 | 93,480 | 3,910 | 97,390 | 4,258,109 | 0 | –179,416 | 4,078,693 |
| 13,057 | 139,724 | 6,112 | 10,618 | 16,730 | 1,245,354 | 1,043,584 | –1,276,692 | 1,012,247 |
| 167 | 758 | 756 | 0 | 756 | 3,048 | 37,321 | –38,554 | 1,816 |
| 86,513 | 1,779,239 | 100,348 | 14,528 | 114,876 | 5,506,511 | 1,080,906 | –1,494,662 | 5,092,755 |
| 65,402 | 753,247 | 50,667 | 9,343 | 60,010 | 1,865,259 | 1,066,208 | –1,051,188 | 1,880,279 |
| 8,267 | 53,253 | 3,192 | 2 | 3,194 | 416,547 | 54,379 | –82,435 | 388,491 |
| 130 | 39,936 | 315 | 562 | 877 | 376,518 | 4,865 | –35,488 | 345,895 |
| 73,799 | 846,437 | 54,174 | 9,907 | 64,081 | 2,658,324 | 1,125,451 | –1,169,111 | 2,614,664 |
| 12,714 | 932,802 | 46,174 | 4,621 | 50,795 | 2,848,188 | –44,545 | –325,551 | 2,478,091 |
| 20,369 | 92,187 | 1,534 | 0 | 1,534 | 333,273 | 254 | –77,223 | 256,305 |
| € 1,000 | Austria | Germany | ||||||
|---|---|---|---|---|---|---|---|---|
| 1st –3rd Quarter 2017 restated | Income | Development | Total | Income | Development | Total | Income | |
| producing | producing | producing | ||||||
| Rental income | 23,098 | 0 | 23,098 | 56,318 | 3,173 | 59,491 | 66,702 | |
| Rental income with other operating segments | 392 | 0 | 392 | 694 | 8 | 701 | 0 | |
| Operating costs charged to tenants | 5,603 | 0 | 5,603 | 13,640 | 265 | 13,905 | 23,909 | |
| Operating expenses | –6,225 | 0 | –6,225 | –14,520 | –104 | –14,623 | –25,667 | |
| Other expenses directly related to properties | ||||||||
| rented | –1,690 | 0 | –1,690 | –8,053 | 16 | –8,037 | –4,074 | |
| Net rental income | 21,178 | 0 | 21,178 | 48,079 | 3,358 | 51,437 | 60,871 | |
| Other expenses directly related to properties | ||||||||
| under development | 0 | –334 | –334 | 0 | –3,344 | –3,344 | 0 | |
| Result from trading and construction works | 0 | 9,114 | 9,114 | 0 | 7,665 | 7,665 | 0 | |
| Result from the sale of investment properties | 727 | 0 | 727 | 8,942 | 4,659 | 13,601 | 913 | |
| Income from services rendered | 0 | 0 | 0 | 254 | 7,138 | 7,392 | 604 | |
| Indirect expenses | –1,114 | –62 | –1,176 | –6,075 | –12,335 | –18,410 | –8,814 | |
| Other operating income | 74 | 7 | 81 | 349 | 238 | 587 | 135 | |
| EBITDA | 20,865 | 8,726 | 29,591 | 51,548 | 7,380 | 58,928 | 53,710 | |
| Depreciation and impairment/reversal | –740 | 0 | –740 | –94 | –320 | –414 | –412 | |
| Result from revaluation | –1,885 | –98 | –1,983 | 180,707 | 11,447 | 192,155 | –28,729 | |
| Result from joint ventures | 0 | 0 | 0 | 0 | 0 | 0 | 0 | |
| Result of operations (EBIT) | 18,240 | 8,628 | 26,868 | 232,161 | 18,507 | 250,668 | 24,569 | |
| Timing of revenue recognition | ||||||||
| Properties held for trading | 0 | 0 | 0 | 0 | 5,665 | 5,665 | 0 | |
| Sale of investment properties | 20,839 | 0 | 20,839 | 16,400 | 1,035 | 17,435 | 12,848 | |
| Total income IFRS 15 - transferred | ||||||||
| at a point in time | 20,839 | 0 | 20,839 | 16,400 | 6,701 | 23,101 | 12,848 | |
| Income from the sale of properties and | ||||||||
| construction works | 0 | 38,147 | 38,147 | 0 | 48,097 | 48,097 | 0 | |
| Income from services rendered | 0 | 0 | 0 | 254 | 7,138 | 7,392 | 604 | |
| Total income IFRS 15 - transferred over time | 0 | 38,147 | 38,147 | 254 | 55,235 | 55,489 | 604 | |
| Total income IFRS 15 | 20,839 | 38,147 | 58,986 | 16,654 | 61,936 | 78,589 | 13,452 | |
| 31.12.2017 restated | ||||||||
| Property assets1) | 535,088 | 32,588 | 567,677 | 1,872,411 | 681,610 | 2,554,020 | 1,495,908 | |
| Other assets | 47,445 | 55,184 | 102,629 | 164,671 | 385,173 | 549,844 | 136,925 | |
| Deferred tax assets | 0 | 0 | 0 | 587 | 1,354 | 1,941 | 859 | |
| Segment assets | 582,533 | 87,773 | 670,305 | 2,037,670 | 1,068,136 | 3,105,806 | 1,633,692 | |
| Interest-bearing liabilities | 224,551 | 45,450 | 270,001 | 919,303 | 150,852 | 1,070,155 | 691,516 | |
| Other liabilities | 9,616 | 10,474 | 20,090 | 35,122 | 220,090 | 255,212 | 46,832 | |
| Deferred tax liabilities incl. current income | ||||||||
| tax liabilities | 43,068 | 6,417 | 49,486 | 232,671 | 60,658 | 293,328 | 35,696 | |
| Liabilities | 277,236 | 62,341 | 339,577 | 1,187,096 | 431,600 | 1,618,695 | 774,044 | |
| Shareholders' equity | 305,298 | 25,432 | 330,729 | 850,574 | 636,536 | 1,487,110 | 859,647 |
Capital expenditures2) 4,872 36,981 41,854 16,059 195,876 211,936 155,601
| Total | Transition | Total segments |
Eastern Europe other regions |
Eastern Europe core regions |
||||
|---|---|---|---|---|---|---|---|---|
| Consolidation | Holding | Total | Development | Income | Total | Development | ||
| producing | ||||||||
| 133,513 | –27,124 | 0 | 160,637 | 9,760 | 0 | 9,760 | 68,288 | 1,586 |
| 0 | –1,093 | 0 | 1,093 | 0 | 0 | 0 | 0 | 0 |
| 38,755 | –8,601 | 0 | 47,355 | 3,234 | 0 | 3,234 | 24,614 | 705 |
| –41,538 | 9,107 | 0 | –50,644 | –3,511 | 0 | –3,511 | –26,285 | –619 |
| –8,899 | 5,473 | 0 | –14,372 | –386 | 0 | –386 | –4,259 | –185 |
| 121,831 | –22,238 | 0 | 144,069 | 9,097 | 0 | 9,097 | 62,358 | 1,488 |
| –2,525 | 1,303 | 0 | –3,828 | –31 | –31 | 0 | –118 | –118 |
| 8,375 | –8,404 | 0 | 16,780 | 0 | 0 | 0 | 0 | 0 |
| 14,364 | –878 | 0 | 15,242 | 0 | 0 | 0 | 913 | 0 |
| 7,596 | –8,730 | 8,330 | 7,996 | 0 | 0 | 0 | 604 | 0 |
| –29,689 | 12,375 | –12,450 | –29,615 | –713 | –73 | –639 | –9,316 | –502 |
| 724 | –237 | 149 | 812 | 0 | 0 | 0 | 143 | 8 |
| 120,675 | –26,809 | –3,971 | 151,456 | 8,353 | –105 | 8,458 | 54,585 | 875 |
| –2,183 | –154 | –376 | –1,652 | 0 | 0 | 0 | –498 | –86 |
| 32,735 | –122,963 | 0 | 155,698 | –4,466 | 0 | –4,466 | –30,007 | –1,278 |
| 52,410 | 52,409 | 0 | 0 | 0 | 0 | 0 | 0 | 0 |
| 203,638 | –97,517 | –4,348 | 305,502 | 3,887 | –105 | 3,992 | 24,079 | –489 |
| 4,968 | –697 | 0 | 5,665 | 0 | 0 | 0 | 0 | 0 |
| 37,775 | –13,346 | 0 | 51,122 | 0 | 0 | 0 | 12,848 | 0 |
| 42,743 | –14,044 | 0 | 56,787 | 0 | 0 | 0 | 12,848 | 0 |
| 30,188 | –56,056 | 0 | 86,244 | 0 | 0 | 0 | 0 | 0 |
| 7,596 | –8,730 | 8,330 | 7,996 | 0 | 0 | 0 | 604 | 0 |
| 37,784 | –64,786 | 8,330 | 94,240 | 0 | 0 | 0 | 604 | 0 |
| 80,528 | –78,830 | 8,330 | 151,027 | 0 | 0 | 0 | 13,452 | 0 |
| 3,813,811 | –1,039,203 | 0 | 4,853,014 | 180,630 | 4,860 | 175,770 | 1,550,687 | 54,779 |
| 927,669 | –824,729 | 929,744 | 822,653 | 22,627 | 15,859 | 6,768 | 147,554 | 10,628 |
| 1,934 | –38,347 | 37,113 | 3,168 | 164 | 0 | 164 | 1,064 | 205 |
| 4,743,413 | –1,902,279 | 966,856 | 5,678,836 | 203,421 | 20,719 | 182,702 | 1,699,304 | 65,612 |
| 1,749,330 | –1,366,829 | 911,596 | 2,204,563 | 136,591 | 13,228 | 123,363 | 727,815 | 36,299 |
| 260,306 | –112,037 | 33,564 | 338,780 | 3,482 | 45 | 3,437 | 59,995 | 13,163 |
| 314,509 | –68,763 | 1,301 | 381,970 | 3,341 | 560 | 2,781 | 35,815 | 118 |
49,580 823,624 129,581 13,833 143,415 2,925,311 946,461 –1,547,629 2,324,144 16,032 875,680 53,120 6,885 60,006 2,753,525 20,395 –354,650 2,419,269 19,988 175,590 2,260 0 2,260 431,639 206 –131,213 300,633
The condensed consolidated interim financial statements of CA Immobilien Anlagen Aktiengesellschaft ("CA Immo AG"), Vienna as at 30.9.2018 were prepared in accordance with the rules of IAS 34 (Interim Financial Reporting) and are based on the accounting policies and measurement basis described in the annual consolidated financial statements of CA Immobilien Anlagen Aktiengesellschaft for the year 2017, except of new or amended standards.
The condensed consolidated interim financial statements, for the reporting period from 1.1. to 30.9.2018 have been neither fully audited nor reviewed by an auditor.
The use of automatic data processing equipment may lead to rounding differences in the addition of rounded amounts and percentage rates.
The condensed consolidated interim financial statements by 30.9.2018 were prepared in accordance with all IASs, IFRSs and IFRIC and SIC interpretations (existing standards as amended and new standards) as adopted by the EU and applicable for the financial year beginning 1.1.2018. The following amended standards are applicable for the first time in the business year 2018:
| Standard/Interpretation | Content | entry into force1) |
|---|---|---|
| IFRS 15 | Revenue from Contracts with Customers | 1.1.2018 |
| Clarifications to IFRS 15 Revenue from Contracts with | ||
| Amendments to IFRS 15 | Customers | 1.1.2018 |
| IFRS 9 | Financial instruments | 1.1.2018 |
| Amendments to IFRS 4 | Applying IFRS 9 with IFRS 4 Insurance Contracts | 1.1.2018 |
| Annual Improvements to IFRS | Miscellaneous | |
| Standards 2014-2016 Cycle | 1.1.2018 | |
| Amendments to IFRS 2 | Classification and Measurement of Share-based Payment | |
| Transactions | 1.1.2018 | |
| Amendments to IAS 40 | Transfers of Investment Property | 1.1.2018 |
| IFRIC 22 | Foreign Currency Transactions and Advance Considerations | 1.1.2018 |
1) The standards and interpretations are to be applied to business years commencing on or after the effective date.
The first time application of the amended standards and interpretations have no essential impact on the consolidated financial statements. The first time application of IFRS 9 and IFRS 15 has material impact on the consolidated financial statements and is explained in more detail below.
"IFRS 9 Financial Instruments" replaces "IAS 39 Financial Instruments: Recognition and Measurement". CA Immo Group does not apply IFRS 9 retrospectively and therefore all necessary changes are reflected in the balance sheet as at 31.12.2017.
The subsequent measurement of financial assets/liabilities is based on three categories with different valuations and a different recognition of changes in value. The categorization results both from the dependence of the contractual cash flows of the instrument and from the business model according to which the instrument is held/managed. As financial instruments measured at "amortized cost" qualify only those, whose business model gives rise to cash flows that are solely payments of principal and interests (SPPI –"solely payments of principal and interest"). All other financial assets are measured at fair value through profit and loss. For equity instruments that are not held/managed for trading purposes, i.e. for which the primary objective is not the short-term value appreciation/realization, an option for recognition of the changes in the
other comprehensive income continues to exist. CA Immo Group makes use of this option for the securities which were classified as available for sale (AFS – available for sale) according to IAS 39.
IFRS 9 provides a three-step model for the recognition of losses. Accordingly, in the first step an expected 12-month loss must be recognized at the recognition date. In the second step, a significant increase in the risk of default should lead to an increase in the risk provision for the expected loss of the entire residual term. In the third step, upon occurrence of an objective indication of impairment, the interest has to be recognized based on the net book value (book value less risk provision). For leasing receivables according to IAS 17 there is an option to recognize the risk provision in the amount of the expected loss over the entire residual term at the recognition date. CA Immo Group exercises this option: as at 31.12.2017 the additional recognition of the allowance for leasing receivables is € 56 K. The allowances for cash at banks is € 223 K and the allowances for other financial assets stands at € 71 K.
Consequences will result in the recognition in the profit and loss for the changes in value of German partnerships participations classified as "available for sale" according to IAS 39, since these changes in value have previously been recorded without affecting profit and loss. Now these changes are recorded through profit and loss. As at 31.12.2017, the change results only from a reclassification in shareholders' equity.
The application of IFRS 9 leads to changes in the financial statements of CA Immo Group in connection with the modification of debt instruments, since previous accounting method applied by the CA Immo Group under IAS 39 measured the liability at amortized cost (effective interest method). Now IFRS 9 regulates that changes in present value due to loan modifications are to be recognized immediately in the profit and loss and distributed over the residual term by means of the effective interest method. This change increases the shareholders' equity as at 31.12.2017 with € 3,291 K.
IFRS 15 supersedes IAS 11, IAS 18 and the related interpretations and stipulates when and in which amount revenue has to be recognized. Income from leases (rental income) are excluded from the new IFRS 15 standard, as they fall under IAS 17 or starting 2019, under IFRS 16. The new standard provides a single, principle-based five-step model, which, apart from certain exceptions, has to be applied to all contracts with customers.
CA Immo Group retrospectively applies IFRS 15 and makes use of practical easements for application, such as no restatement of completed contracts.
IFRS 15 requires, that if the entity's performance does not create an asset with alternative use to the entity and the entity has an enforceable right of payment, revenue is recognized over time. This assessment requires specific judgement. This applies, depending on the contract and on the legal environment, to the sale of residential projects as soon as they are sold. All capitalized cost according to IAS 2, including interest according to IAS 23, for the residential project are expensed as cost to fulfill the contract. On the other hand, the contractual payment according to the stage of completion is recognized as revenue. The incremental costs of obtaining a contract are also capitalized and expensed according to the stage of completion. Any received advance payment is netted off against the contract asset and might lead to a contract liability.
This also influences the result from joint ventures, since some of the residential projects are in joint ventures entities.
The identification of the stand-alone performance obligations in connection with the indentification of the customer also lead to a differentiated recognition of revenue in respect of public interest development contracts. As a consequence, amounts previously treated as deferred revenues are already recognized as realised and the costs for the public interest development contracts are recognized as provisions. The difference amounting to the margin increases the equity.
The initial application of IFRS 9 (retrospectively without restatement of previous year comparatives) and IFRS 15 (retrospectively with full restatement of previous year comparatives) has the following effects on consolidated profit and loss, consolidated comprehensive income, consolidated balance sheet and consolidated statement of cash flows:
| € 1,000 | 1st –3rd Quarter 2017 | Change | 1st –3rd Quarter 2017 |
|---|---|---|---|
| due to IFRS 15 | according to IFRS 15 | ||
| as reported | restated | ||
| Rental income | 133,513 | 0 | 133,513 |
| Operating costs charged to tenants | 38,755 | 0 | 38,755 |
| Operating expenses | –41,538 | 0 | –41,538 |
| Other expenses directly related to properties rented | –8,899 | 0 | –8,899 |
| Net rental income | 121,831 | 0 | 121,831 |
| Other expenses directly related to properties under development | –2,525 | 0 | –2,525 |
| Income from the sale of properties and construction works | 17,515 | 17,642 | 35,156 |
| Book value of properties sold incl. ancillary and construction costs | –11,136 | –15,645 | –26,781 |
| Result from trading and construction works | 6,378 | 1,997 | 8,375 |
| Result from the sale of investment properties | 19,775 | –5,412 | 14,364 |
| Income from services rendered | 7,596 | 0 | 7,596 |
| Indirect expenses | –29,689 | 0 | –29,689 |
| Other operating income | 724 | 0 | 724 |
| EBITDA | 124,091 | –3,415 | 120,676 |
| Depreciation and impairment of long-term assets | –2,183 | 0 | –2,183 |
| Depreciation and impairment/reversal | –2,183 | 0 | –2,183 |
| Revaluation gain | 77,887 | –159 | 77,728 |
| Revaluation loss | –44,994 | 0 | –44,994 |
| Result from revaluation | 32,893 | –159 | 32,735 |
| Result from joint ventures | 50,712 | 1,697 | 52,409 |
| Result of operations (EBIT) | 205,513 | –1,876 | 203,637 |
| Finance costs | –26,447 | 10 | –26,437 |
| Foreign currency gains/losses | –785 | 0 | –785 |
| Result from derivatives | –1,525 | 0 | –1,525 |
| Result from financial investments | 5,418 | 138 | 5,556 |
| Result from other financial assets | –3,459 | 0 | –3,459 |
| Result from associated companies | 4,183 | 0 | 4,183 |
| Financial result | –22,614 | 148 | –22,466 |
| Net result before taxes (EBT) | 182,899 | –1,728 | 181,171 |
| Current income tax | –12,766 | 0 | –12,766 |
| Deferred taxes | –22,513 | 1,396 | –21,117 |
| Income tax expense | –35,279 | 1,396 | –33,882 |
| Consolidated net income | 147,620 | –331 | 147,289 |
| thereof attributable to non-controlling interests | 7 | 0 | 7 |
| thereof attributable to the owners of the parent | 147,613 | –331 | 147,282 |
| Earnings per share in € (basic) | €1.58 | €0.00 | €1.58 |
| Earnings per share in € (diluted) | €1.58 | €0.00 | €1.58 |
| € 1,000 | 1st –3rd Quarter 2017 | Change | 1st –3rd Quarter 2017 |
|---|---|---|---|
| due to IFRS 15/ | according to | ||
| reclassification IFRS 9 | IFRS 15/IFRS 9 | ||
| as reported | restated | ||
| Consolidated net income | 147,620 | –331 | 147,289 |
| Other comprehensive income | |||
| Cash flow hedges - changes in fair value | 1,386 | 0 | 1,386 |
| Reclassification cash flow hedges | 1,114 | 0 | 1,114 |
| Foreign currency gains/losses | 562 | 0 | 562 |
| Assets available for sale - changes in fair value | 23,083 | –23,083 | 0 |
| Revaluation other investments | 0 | 1,544 | 1,544 |
| Income tax related to other comprehensive income | –2,822 | 1,634 | –1,188 |
| Other comprehensive income for the period | |||
| (realised through profit or loss) | 23,324 | –19,905 | 3,419 |
| Revaluation securities | 0 | 21,539 | 21,539 |
| Revaluation IAS 19 | 406 | 0 | 406 |
| Income tax related to other comprehensive income | –130 | –1,634 | –1,764 |
| Other comprehensive income for the period | |||
| (not realised through profit or loss) | 277 | 19,905 | 20,181 |
| Other comprehensive income for the period | 23,601 | 0 | 23,601 |
| 0 | |||
| Comprehensive income for the period | 171,221 | –331 | 170,889 |
| thereof attributable to non-controlling interests | 7 | 0 | 7 |
| thereof attributable to the owners of the parent | 171,214 | –331 | 170,883 |
| € 1,000 | 31.12.2017 | Changes due to | Change due to | 31.12.2017 |
|---|---|---|---|---|
| IFRS 9 | IFRS 15 | according to IFRS 9 | ||
| and IFRS 15 | ||||
| as reported | restated | |||
| ASSETS | ||||
| Investment properties | 3,155,677 | 0 | 0 | 3,155,677 |
| Investment properties under development | 579,274 | 0 | 0 | 579,274 |
| Own used properties | 5,500 | 0 | 0 | 5,500 |
| Office furniture and equipment | 5,462 | 0 | 0 | 5,462 |
| Intangible assets | 6,703 | 0 | 0 | 6,703 |
| Investments in joint ventures | 207,182 | 0 | 7,768 | 214,950 |
| Financial assets | 85,570 | –35 | 931 | 86,466 |
| Deferred tax assets | 2,025 | 0 | –91 | 1,934 |
| Long-term assets | 4,047,393 | –35 | 8,608 | 4,055,966 |
| Long-term assets as a % of total assets | 84.9% | 85.5% | ||
| Assets held for sale and relating to disposal | ||||
| groups | 40,106 | 0 | 0 | 40,106 |
| Properties held for trading | 79,317 | 0 | –42,858 | 36,459 |
| Receivables and other assets | 81,314 | –92 | 9,361 | 90,583 |
| Current income tax receivables | 19,343 | 0 | 0 | 19,343 |
| Securities | 117,668 | 0 | 0 | 117,668 |
| Cash and cash equivalents | 383,512 | –223 | 0 | 383,288 |
| Short-term assets | 721,259 | –316 | –33,497 | 687,447 |
| Total assets | 4,768,653 | –351 | –24,888 | 4,743,413 |
| LIABILITIES AND SHAREHOLDERS' EQUITY | ||||
| Share capital | 718,337 | 0 | 0 | 718,337 |
| Capital reserves | 794,493 | 0 | 0 | 794,493 |
| Other reserves | 22,940 | –4,213 | 0 | 18,727 |
| Retained earnings | 862,689 | 7,153 | 17,819 | 887,662 |
| Attributable to the owners of the parent | 2,398,459 | 2,940 | 17,819 | 2,419,219 |
| Non-controlling interests | 51 | 0 | 0 | 51 |
| Shareholders' equity | 2,398,510 | 2,940 | 17,819 | 2,419,270 |
| Shareholders' equity as a % of total assets | 50.3% | 51.0% | ||
| Provisions | 5,646 | 0 | 31,110 | 36,756 |
| Interest-bearing liabilities | 1,684,170 | –3,760 | 0 | 1,680,410 |
| Other liabilities | 86,434 | 0 | –35,523 | 50,911 |
| Deferred tax liabilities | 291,305 | 468 | 5,098 | 296,871 |
| Long-term liabilities | 2,067,555 | –3,291 | 685 | 2,064,948 |
| Current income tax liabilities | 17,638 | 0 | 0 | 17,638 |
| Provisions | 100,658 | 0 | 26,728 | 127,386 |
| Interest-bearing liabilities | 68,920 | 0 | 0 | 68,920 |
| Other liabilities | 115,303 | 0 | –70,121 | 45,182 |
| Liabilities relating to disposal groups | 71 | 0 | 0 | 71 |
| Short-term liabilities | 302,588 | 0 | –43,393 | 259,196 |
| Total liabilities and shareholders' equity | 4,768,653 | –351 | –24,888 | 4,743,413 |
| € 1,000 | 31.12.2016 | Change due to | 1.1.2017 according |
|---|---|---|---|
| IFRS 15 | to IFRS 15 | ||
| as reported | restated | ||
| ASSETS | |||
| Investment properties | 2,923,676 | 0 | 2,923,676 |
| Investment properties under development | 433,049 | 0 | 433,049 |
| Own used properties | 6,643 | 0 | 6,643 |
| Office furniture and equipment | 5,599 | 0 | 5,599 |
| Intangible assets | 8,195 | 0 | 8,195 |
| Investments in joint ventures | 191,369 | 3,469 | 194,838 |
| Financial assets | 89,713 | 486 | 90,199 |
| Deferred tax assets | 1,563 | 0 | 1,563 |
| Long-term assets | 3,659,806 | 3,955 | 3,663,761 |
| Long-term assets as a % of total assets | 84.9% | 85.1% | |
| Assets held for sale and relating to disposal groups | 26,754 | 0 | 26,754 |
| Properties held for trading | 34,147 | –18,598 | 15,549 |
| Receivables and other assets | 76,235 | 8,699 | 84,934 |
| Current income tax receivables | 15,552 | 0 | 15,552 |
| Securities | 101,555 | 0 | 101,555 |
| Cash and cash equivalents | 395,088 | 0 | 395,088 |
| Short-term assets | 649,332 | –9,899 | 639,433 |
| Total assets | 4,309,138 | –5,943 | 4,303,194 |
| LIABILITIES AND SHAREHOLDERS' EQUITY | |||
| Share capital | 718,337 | 0 | 718,337 |
| Capital reserves | 819,068 | 0 | 819,068 |
| Other reserves | –894 | 0 | –894 |
| Retained earnings | 667,984 | 14,541 | 682,525 |
| Attributable to the owners of the parent | 2,204,495 | 14,541 | 2,219,036 |
| Non-controlling interests | 46 | 0 | 46 |
| Shareholders' equity | 2,204,541 | 14,541 | 2,219,082 |
| Shareholders' equity as a % of total assets | 51.2% | 51.6% | |
| Provisions | 13,242 | 42,816 | 56,058 |
| Interest-bearing liabilities | 1,412,635 | 0 | 1,412,635 |
| Other liabilities | 87,180 | –50,215 | 36,965 |
| Deferred tax liabilities | 239,969 | 5,343 | 245,312 |
| Long-term liabilities | 1,753,026 | –2,056 | 1,750,970 |
| Current income tax liabilities | 16,736 | 0 | 16,736 |
| Provisions | 84,766 | 26,545 | 111,311 |
| Interest-bearing liabilities | 153,004 | 0 | 153,004 |
| Other liabilities | 97,064 | –44,973 | 52,091 |
| Short-term liabilities | 351,571 | –18,429 | 333,142 |
| Total liabilities and shareholders' equity | 4,309,138 | –5,943 | 4,303,194 |
| € 1,000 | 1st –3rd Quarter 2017 | Change due to IFRS 15 |
1st –3rd Quarter 2017 according to IFRS 15 |
|---|---|---|---|
| as reported | restated | ||
| Operating activities | |||
| Net result before taxes | 182,899 | –1,728 | 181,171 |
| Revaluation result incl. change in accrual and deferral of rental income | –33,949 | 159 | –33,790 |
| Depreciation and impairment/reversal | 2,183 | 0 | 2,183 |
| Result from the sale of long-term properties and office furniture and other equipment | –19,815 | 5,299 | –14,516 |
| Taxes paid/refunded excl. taxes for the sale of long-term properties | –10,646 | 0 | –10,646 |
| Finance costs, result from financial investments and other financial result | 21,029 | –148 | 20,881 |
| Foreign currency gains/losses | 785 | 0 | 785 |
| Result from derivatives | 1,525 | 0 | 1,525 |
| Result from other financial assets and non-cash income from investments in at equity | |||
| consolidated entities | –51,436 | –1,698 | –53,134 |
| Cash flow from operations | 92,575 | 1,884 | 94,459 |
| Properties held for trading | –18,698 | 17,464 | –1,234 |
| Receivables and other assets | 7,591 | –151 | 7,440 |
| Provisions | –772 | –1,656 | –2,428 |
| Other liabilities | 17,740 | –17,541 | 199 |
| Cash flow from change in net working capital | 5,861 | –1,884 | 3,977 |
| Cash flow from operating activities | 98,436 | 0 | 98,436 |
| Investing activities | |||
| Acquisition of and investment in long-term properties incl. prepayments | –93,817 | 0 | –93,817 |
| Acquisition of property companies, less cash and cash equivalents of € 2,454 K | –128,609 | 0 | –128,609 |
| Acquisition of office equipment and intangible assets | –777 | 0 | –777 |
| Repayment/acquisition of financial assets | –198 | 0 | –198 |
| Investments in joint ventures | –3,328 | 0 | –3,328 |
| Disposal of investment properties and other assets | 20,660 | 0 | 20,660 |
| Disposal of investment property companies, less cash and cash equivalents of € 0 K | 7,334 | 0 | 7,334 |
| Disposal of joint ventures | 12,083 | 0 | 12,083 |
| Loans made to joint ventures | –325 | 0 | –325 |
| Loan repayments made by joint ventures | 1,814 | 0 | 1,814 |
| Taxes paid/refunded relating to the sale of long-term properties and loans granted | –3,937 | 0 | –3,937 |
| Dividend distribution/capital repayment from at equity consolidated entities and | |||
| other investments | 13,105 | 0 | 13,105 |
| Interest paid for capital expenditure in investment properties | –3,215 | 0 | –3,215 |
| Interest received from financial investments | 737 | 0 | 737 |
| Cash flow from investing activities | –178,471 | 0 | –178,471 |
| € 1,000 | 1st –3rd Quarter 2017 | Change | 1st –3rd Quarter 2017 |
|---|---|---|---|
| due to IFRS 15 | according to IFRS 15 | ||
| as reported | restated | ||
| Financing activities | |||
| Cash inflow from loans received | 36,153 | 0 | 36,153 |
| Cash inflow from the issuance of bonds | 173,388 | 0 | 173,388 |
| Acquisition of treasury shares | –3,948 | 0 | –3,948 |
| Dividend payments to shareholders | –60,691 | 0 | –60,691 |
| Repayment/payment related to the acquisition of shares from | |||
| non-controlling interests | 1,410 | 0 | 1,410 |
| Repayment of loans incl. interest rate derivatives | –220,184 | 0 | –220,184 |
| Other interest paid | –28,267 | 0 | –28,267 |
| Cash flow from financing activities | –102,139 | 0 | –102,139 |
| Net change in cash and cash equivalents | –182,174 | 0 | –182,174 |
| Cash and cash equivalents as at 1.1. | 395,088 | 0 | 395,088 |
| Changes in the value of foreign currency | 505 | 0 | 505 |
| Changes due to classification of disposal group | –1 | 0 | –1 |
| Cash and cash equivalents as at 30.9. | 213,418 | 0 | 213,418 |
| 31.12.2017 | Classification | Classification | Book value | Book value |
|---|---|---|---|---|
| € 1,000 | IAS 39 1) | IFRS 9 2) | according to IAS 39 | according to IFRS 9 |
| Cash and cash equivalents with | ||||
| drawing restrictions | L&R | AC | 10,066 | 10,031 |
| Derivative financial instruments | HFT | FVTPL | 293 | 293 |
| Primary financial instruments | L&R | AC | 3,160 | 3,160 |
| Loans to associated companies | L&R | FVTPL | 15,176 | 15,176 |
| Other investments | AFS | FVTPL | 56,875 | 56,875 |
| Financial assets | 85,570 | 85,535 | ||
| Cash and cash equivalents with | ||||
| drawing restrictions | L&R | AC | 3,679 | 3,655 |
| Other receivables and assets | L&R | AC | 58,639 | 58,571 |
| Receivables and other assets | 62,318 | 62,226 | ||
| Securities | AFS | FVOCI | 117,668 | 117,668 |
| Cash and cash equivalents | L&R | AC | 383,512 | 383,288 |
| Total | 649,068 | 648,717 |
The following tables show the original measurement categories under IAS 39 and the new measurement categories under IFRS 9 for each class of financial assets and financial liabilities as at 31.12.2017:
| 31.12.2017 | Classification | Classification | Book value | Book value |
|---|---|---|---|---|
| € 1,000 | IAS 39 1) | IFRS 9 2) | according to IAS 39 | according to IFRS 9 |
| Convertible bond | FLAC | AC | 184,334 | 184,334 |
| Bonds | FLAC | AC | 648,447 | 648,447 |
| Other interest-bearing liabilities | FLAC | AC | 920,308 | 916,549 |
| Interest-bearing liabilities | 1,753,089 | 1,749,330 | ||
| Derivative financial instruments | HFT | FVTPL | 23,021 | 23,021 |
| Other primary liabilities | FLAC | AC | 55,098 | 55,098 |
| Other liabilities | 78,120 | 78,120 | ||
| 1,831,209 | 1,827,450 |
1) HFT – held for trading, AFS – available for sale, L&R – loans and receivables, FLAC – financial liabilities at amortised cost 2) FVTPL – fair value through profit orloss, FVOCI – fair value through other comprehensive income, AC – amortised cost
CA Immo Group currently evaluates the effects of the new standard IFRS 16 (effective date 1.1.2019) in a project in order to assess the necessary adjustments for accounting as well as processes and systems.
The new standard defines a lease as a contract that conveys the right to control the use of an identified asset for a period of time in exchange for consideration. To be classified as lease, the contract needs to fulfill the following criteria:
Under IFRS 16, lessors classify all leases in the same manner as under IAS 17, distinguishing between two types of leases: finance and operating. Lessees, however, do not need to separate between the types of leases but need to recognize an asset as a "right of use" for all lease contracts upon lease commencement and need to book a corresponding leasing liability. Leases of low-value assets and short-term leases as well as software are excepted.
The changes of IFRS 16 on the operating leases of CA Immo Group mainly concern leases for furniture and office equipment and rental agreements in Germany. The right of use asset for the rented offices of CA Immo Germany is estimated to approximately € 11.5 m.
The application of IFRS 16 will lead to the recognition of a right of use asset and a lease liability in those cases where CA Immo Group is lessee and not owner of a land plot. The relevant contracts, which occur in Eastern Europe, have been subject to a more detailed analysis. From the current perspective, the investment properties as well as the interest-bearing liabilities will increase by around € 25 m.
A final decision has not yet been made with respect to exercising the available options for the transitional provisions and the use of options under IFRS 16. CA Immo Group will likely apply IFRS 16 retrospectivley without adjusting the prior year comparative figures.
In the first three quarters of 2018 the closing of the sale of the Tower 185 Betriebs GmbH (reclassified as held for sale as at 31.12.2017), the closing of the sale of a subsidiary with a property in Austria (reclassified as held for sale as at 31.12.2017) as well as the closing of the sale of a holding company and a subsidiary with a plot in Ukraine took place. Moreover, the sale of a participation in a joint venture in Bulgaria was closed.
In June 2018, CA Immo Group acquired the office building Visionary in Prague. The preliminary purchase price for the recently completed property is approximately € 65 m. The acquisition is not qualified as a business combination according to IFRS 3. The closing of the transaction took place on 27.6.2018.
With respect to determination of the fair value of the properties, we refer to the detailed presentation in 2017 consolidated financial statements. CA Immo Group commissions external valuations for monitoring significant changes related to market and properties. Thus an external valuation was carried out in Austria for two properties as at 30.9.2018 (as at 30.6.2018, 5.6% of the properties in Austria as well as 31.7% in Germany and 5.3% of the properties in Eastern Europe, according to segment reporting, were subject to an external valuation). The values of the other properties were determined based on binding purchase agreements or internally updated on basis of the previous year's valuations.
The financial assets (long term assets) consist of the following items:
| € 1,000 | 30.9.2018 | 31.12.2017 |
|---|---|---|
| restated | ||
| Loans to joint ventures | 3,112 | 3,061 |
| Loans to associated companies | 10,710 | 15,176 |
| Other investments | 56,136 | 56,875 |
| Other financial assets | 15,510 | 11,354 |
| Financial assets | 85,467 | 86,466 |
As at 30.9.2018, one property in Eastern Europe (core regions)/Hungary and other assets amounting to € 7,753 K were reclassified to assets held for sale and relating to disposal groups. Liabilities relating to disposal groups comprise € 33 K provisions, € 7,126 K financial liabilities and € 153 K other liabilities. A sale within one year from the date of reclassification is regarded as highly probable.
As at 30.9.2018, CA Immo Group held cash and cash equivalents amounting to € 479,909 K, cash and cash equivalents contain bank balances of € 10,619 K (31.12.2017: € 16,140 K) to which CA Immo Group only has restricted access for a period of at most three months and act as collateral for ongoing loan repayments and investments in ongoing development projects.
These balances serve the purpose of securing current loan repayments (principal and interest), current investments in projects under development and cash deposits as guarantees. In addition, cash and cash equivalents subject to drawing restrictions from 3 up to 12 months are presented in caption 'receivables and other assets'. Restricted cash with a longer lock-up period (over 12 months) is presented under 'financial assets'.
| € 1,000 | 30.9.2018 | 31.12.2017 |
|---|---|---|
| restated | ||
| Maturity > 1 year | 11,273 | 10,031 |
| Maturity from 3 to 12 months | 4,939 | 3,655 |
| Cash at banks with drawing restrictions | 16,212 | 13,686 |
The result from revaluation in the first three quarters of 2018 results from revaluation gain of € 112,733 K (mainly from the segment Germany) and revaluation loss of € -20,236 K (mainly from the segment Eastern Europe core regions and Eastern Europe other regions).
The revaluation of the acquired building Visionary in Prague – representing the difference between the preliminary acquisition costs and fair value of the property at the date of the initial consolidation – amounts to € 1,717 K.
The foreign currency gains/losses in the first three quarters of 2018 contain the reclassification of the reserve for foreign currency translation in amount of € 3,920 K due to the sale of two Ukrainian entities and the liquidation of one Ukrainian entity.
The result from derivatives comprises the following:
| € 1,000 | 1st –3rd Quarter 2018 | 1. –3. Quartal 2017 |
|---|---|---|
| Valuation interest rate derivative transactions | 1,344 | –431 |
| Ineffectiveness of interest rate swaps | 0 | 20 |
| Reclassification of valuation results recognised in equity | –1,110 | –1,114 |
| Valuation derivative convertible bond | –23,620 | 0 |
| Result from derivatives | –23,386 | –1,525 |
The result from the measurement of interest rate derivatives is attributable to the change in fair values of the interest rate swaps for which no cash flow hedge relationship exists or, in the case of "reclassification", no longer exists. The reclassifications result from early repayment of the borrowings.
Tax expenses comprise the following:
| € 1,000 | 1st –3rd Quarter 2018 | 1st –3rd Quarter 2017 |
|---|---|---|
| restated | ||
| Current income tax (current year) | –34,411 | –9,927 |
| Current income tax (previous years) | –1,067 | –2,839 |
| Current income tax | –35,478 | –12,766 |
| Change in deferred taxes | –11,024 | –22,359 |
| Tax benefit on valuation of assets available for sale in equity | –129 | 1,243 |
| Income tax expense | –46,630 | –33,882 |
| Effective tax rate (total) | 25.5% | 18.7% |
Current income tax (current year) mainly arises in the segment Germany (€ -28,245 K). The change in income tax (previous years) is mainly explained by provisions for findings during tax audits in Germany. The changes in deferred taxes in the first three quarters of 2018 include opposite effects on income tax (current year) resulting from sales of real estate and project realization in amount of € 22,079 K (thereof € 19,825 K in the segment Germany).
| 1st –3rd Quarter 2018 | 1st –3rd Quarter 2017 | ||
|---|---|---|---|
| restated | |||
| Weighted average number of shares outstanding | pcs. | 93,061,207 | 93,362,329 |
| Consolidated net income | € 1,000 | 135,905 | 147,282 |
| Basic earnings per share | € | 1.46 | 1.58 |
| 1st –3rd Quarter 2018 | 1st –3rd Quarter 2017 | ||
|---|---|---|---|
| restated | |||
| Weighted average number of shares outstanding | pcs. | 93,061,207 | 93,362,329 |
| Dilution effect: | |||
| Convertible bond | pcs. | 6,560,347 | 0 |
| Weighted average number of shares | pcs. | 99,621,554 | 93,362,329 |
The diluted earnings per share for the first three quarters of 2018 corresponds to the undiluted earnings per share. The effect of the convertible bond on the income statement increases the earnings per share, thus there is no dilution.
At the end of November 2016, another share buyback programme was launched for up to 1,000,000 shares (approx. 1% of the company's current capital stock) with an upper limit of € 17.50 per share, which was raised to € 24.20 per share end of August 2017. Additionally, the price has to comply with the authorizing resolution of the Annual General Meeting, meaning that the lowest amount payable on repurchase is not to be less than 30% and not to exceed 10% of the average unweighted price at the close of the market on the ten trading days preceding the repurchase. As in previous instances, the repurchase will be undertaken to support the purposes permitted by resolution of the Ordinary General Meeting and ended on 2.11.2018 according to the schedule. In the first three quarters of 2018 197,983 shares (ISIN AT0000641352) had been acquired through the programme at a weighted equivalent value per share of approximately € 23.55.
As at 30.9.2018, CA Immobilien Anlagen AG held 5,780,037 treasury shares in total; given the total number of voting shares issued (98,808,336), this is equivalent to around 5.8% of the voting stock.
| Category € 1,000 |
Book value 30.9.2018 |
Fair value 30.9.2018 |
Book value 31.12.2017 |
Fair value 31.12.2017 |
|---|---|---|---|---|
| Cash at banks with drawing restrictions |
11,273 | 11,319 | restated 10,031 |
10,066 |
| Derivative financial instruments | 773 | 773 | 293 | 293 |
| Primary financial instruments | 73,421 | 76,142 | ||
| Financial assets | 85,467 | 86,466 | ||
| Cash at banks with drawing restrictions |
4,939 | 4,965 | 3,655 | 3,679 |
| Other receivables and other financial assets |
65,443 | 62,974 | ||
| Non financial assets | 34,585 | 23,954 | ||
| Receivables and other assets | 104,968 | 90,583 | ||
| Securities | 122,984 | 122,984 | 117,668 | 117,668 |
| Cash and cash equivalents | 479,909 | 383,288 | ||
| 793,327 | 678,005 |
The fair value of the other receivables and financial assets as well as the primary financial instruments essentially equals the book value due to short-term maturities. The book values of the other investments that are included in the primary financial instruments correspond to their fair values. Financial assets are partially mortgaged as security for financial liabilities.
| Category | Book value | Fair value | Book value | Fair value |
|---|---|---|---|---|
| € 1,000 | 30.9.2018 | 30.9.2018 | 31.12.2017 | 31.12.2017 |
| restated | ||||
| Convertible bond | 187,055 | 188,431 | 184,334 | 186,330 |
| Bonds | 791,616 | 823,784 | 648,447 | 687,811 |
| Other interest-bearing liabilities | 901,608 | 902,525 | 916,549 | 921,656 |
| Interest-bearing liabilities | 1,880,279 | 1,749,330 | ||
| Derivative financial instruments | 46,477 | 46,477 | 23,021 | 23,021 |
| Other primary liabilities | 185,984 | 73,072 | ||
| Total other liabilities | 232,460 | 96,093 | ||
| 2,112,739 | 1,845,423 |
The stock exchange price of the convertible bond amounts to € 231,985 K. The fair value of the embedded derivative of the convertible bond amounts to € 43,554 K. The debt component of the convertible bond and the embedded derivative of the convertible bond are separately reported.
The fair value of other primary liabilities essentially equals the book value due to daily and/or short-term maturities.
| Derivative financial instruments and hedging transactions | ||||||
|---|---|---|---|---|---|---|
| 30.9.2018 | 31.12.2017 | |||||
| € 1,000 | Nominal | Fair value | Book value | Nominal | Fair value | Book value |
| value | value | |||||
| Interest rate swaps - assets | 40,752 | 162 | 162 | 92,343 | 293 | 293 |
| Interest rate swaps - liabilities | 467,924 | –2,923 | –2,923 | 363,645 | –3,088 | –3,088 |
| Total interest rate swaps | 508,676 | –2,762 | –2,762 | 455,987 | –2,795 | –2,795 |
| Interest rate floors | 45,000 | 612 | 612 | 0 | 0 | 0 |
| Derivative convertible bond | 0 | –43,554 | –43,554 | 0 | –19,934 | –19,934 |
| Total derivatives | 553,676 | –45,704 | –45,704 | 455,987 | –22,729 | –22,729 |
| - thereof stand alone (fair value derivatives) | ||||||
| - assets | 85,752 | 773 | 773 | 92,343 | 293 | 293 |
| - thereof stand alone (fair value derivatives) | ||||||
| - liabilities | 467,924 | –46,477 | –46,477 | 363,645 | –23,021 | –23,021 |
The derivative of the convertible bond results from the repayment option of the convertible bond into shares of CA Immo AG and is reported at fair value.
| 30.9.2018 | 31.12.2017 | |||||
|---|---|---|---|---|---|---|
| € 1,000 | Nominal value | Fair value | Book value | Nominal | Fair value | Book value |
| value | ||||||
| - fair value derivatives (HFT) - | ||||||
| assets | 40,752 | 162 | 162 | 92,343 | 293 | 293 |
| - fair value derivatives (HFT) - | ||||||
| liabilities | 467,924 | –2,923 | –2,923 | 363,645 | –3,088 | –3,088 |
| Interest rate swaps | 508,676 | –2,762 | –2,762 | 455,987 | –2,795 | –2,795 |
| Interest rate floors | 45,000 | 612 | 612 | 0 | 0 | 0 |
| Total interest rate derivatives | 553,676 | –2,150 | –2,150 | 455,987 | –2,795 | –2,795 |
| Interest rate derivatives | Nominal value | Start | End | Fixed interest rate as at |
Reference interest rate |
Fair value |
|---|---|---|---|---|---|---|
| in € 1,000 | in € 1,000 | |||||
| 30.9.2018 | 30.9.2018 | |||||
| EUR - stand alone - assets | 40,752 | 6/2017 | 6/2027 | 0.66%–0.70% | 3M-Euribor | 162 |
| EUR - stand alone - liabilities | 467,924 | 7/2016-12/2018 | 6/2019-12/2032 | –0.18%–1.19% | 3M-Euribor | –2,923 |
| Total interest swaps = variable in | ||||||
| fixed | 508,676 | –2,762 | ||||
| Interest rate floors | 45,000 | 5/2018 | 5/2028 | 0.00% | 3M-Euribor | 612 |
| Total interest rate derivatives | 553,676 | –2,150 |
| Interest rate derivatives | Nominal value in € 1,000 |
Start | End | Fixed interest rate as at 31.12.2017 |
Reference interest rate |
Fair value in € 1,000 31.12.2017 |
|---|---|---|---|---|---|---|
| EUR - stand alone - assets | 92,343 | 12/2016-6/2017 | 12/2023-6/2027 | 0.29%–0.66% | 3M-Euribor | 293 |
| EUR - stand alone - liabilities | 363,645 | 7/2016-12/2017 | 6/2019-12/2029 | –0.18%–1.12% | 3M-Euribor | –3,088 |
| Total interest swaps = variable in fixed | 455,987 | –2,795 |
| € 1,000 | 2018 | 2017 |
|---|---|---|
| As at 1.1. | –842 | –3,201 |
| Change in valuation of cash flow hedges | 0 | 1,407 |
| Change of ineffectiveness cash flow hedges | 0 | –20 |
| Reclassification cash flow hedges | 1,110 | 1,114 |
| Income tax cash flow hedges | –268 | –712 |
| As at 30.9. | 0 | –1,412 |
| thereof: attributable to the owners of the parent | 0 | –1,412 |
Financial instruments measured at fair value relate to derivative financial instruments as well as securities and other investments. As in prior year, the valuation of derivative financial instruments is based on inputs which can be observed either directly or indirectly (e.g. interest rate curves or foreign exchange forward rates). This represents level 2 of the fair value hierarchy in accordance with IFRS 13.81. The valuation of securities is based on stock market prices and therefore represents level 1 of the fair value hierarchy. The fair value of other not listed investments is internally assessed and so represents level 3 of the fair value hierarchy. There were no reclassifications between the levels.
Net debt and gearing ratio:
| € 1,000 | 30.9.2018 | 31.12.2017 |
|---|---|---|
| restated | ||
| Interest-bearing liabilities | ||
| Long-term interest-bearing liabilities | 1,751,096 | 1,680,410 |
| Short-term interest-bearing liabilities | 129,183 | 68,920 |
| Interest-bearing assets | ||
| Cash and cash equivalents | –479,909 | –383,288 |
| Cash at banks with drawing restrictions | –974 | –974 |
| Net debt | 1,399,396 | 1,365,068 |
| Shareholders' equity | 2,478,091 | 2,419,270 |
| Gearing ratio (Net debt/equity) | 56.5% | 56.4% |
For the calculation of the gearing ratio the book value of cash and cash equivalents is taken into consideration for practical easement. Cash at banks with drawing restrictions were considered in the calculation of net debt, in case they are used to secure the repayments of financial liabilities.
| € 1,000 | 30.9.2018 | 31.12.2017 |
|---|---|---|
| restated | ||
| Investments in joint ventures | 193,877 | 214,950 |
| Investments in joint ventures held for sale | 0 | 2,276 |
| Loans | 3,112 | 3,061 |
| Receivables | 15,763 | 8,582 |
| Liabilities | 125,808 | 9,409 |
| Provisions | 11,766 | 12,420 |
| 1st –3rd Quarter 2018 | 1st –3rd Quarter 2017 | |
|---|---|---|
| restated | ||
| Joint ventures result | 19,893 | 51,500 |
| Result from sale of joint ventures | 21 | 909 |
| Result from joint ventures | 19,914 | 52,409 |
| Other income | 1,779 | 1,913 |
| Other expenses | –720 | –958 |
| Interest income | 361 | 41 |
| Interest expense | –2 | 0 |
The loans to and a large portion of the receivables from joint ventures existing at the reporting date, serve to finance properties. The interest rates are at arm's length. No guarantees or other forms of securities exist in connection with these loans. The liabilities to joint ventures in amount of € 118,084 K result from a dividend prepayment due to the sale of the Tower 185, held by a joint venture.
| € 1,000 | 30.9.2018 | 31.12.2017 |
|---|---|---|
| Loans | 10,710 | 15,176 |
| 1st –3rd Quarter 2018 | 1. –3. Quartal 2017 | |
| Income from associated companies | 0 | 4,183 |
| Expenses due to associated companies | –2,195 | 0 |
| Result from associated companies | –2,195 | 4,183 |
| Interest income from associated companies | 0 | 1,052 |
The loans to associated companies existing as of the reporting date serve to finance properties. All loans have interest rates at arm's length. No guarantees or other forms of security exist in connection with these loans. In the book value of loans to associated companies, a cumulated impairment amounting to € 11,692 K (31.12.2017: € 7,226 K) is included.
During the period from 2.8.2016 to 27.9.2018, the IMMOFINANZ Group held 25,690,163 bearer shares as well as four registered shares of CA Immo AG through its 100% owned subsidiary GENA ELF Immobilienholding GmbH; with approximately 26% of the capital stock it represented the largest single shareholder of the company.
Between IMMOFINANZ Group and the CA Immo Group, there was a reciprocal shareholding until 27.9.2018. The CA Immo Group holds 5,480,556 bearer shares of IMMOFINANZ AG (equivalent to approximately 4.9% of the capital stock of IMMOFINANZ AG). In the first three quarters of 2018, for the IMMOFINANZ securities a dividend amounting to € 3,836 K was recognized in the consolidated income statement.
In 2016, CA Immo AG and IMMOFINANZ AG had agreed to enter into a constructive dialogue concerning a potential merger of the two companies. On 28.2.2018, IMMOFINANZ AG announced to continue the suspension of detailed discussions over a possible merger between both companies for the time being and to evaluate other strategic options, among others, the possible sale of its investment in CA Immo AG. A corresponding bidding process for a block sale of its 26% investment had been started. On 2.7.2018 IMMOFINANZ AG informed, that it sold its investment in CA Immo to SOF-11 Starlight 10 EUR S.á r.l., a company managed by the Starwood Capital Group. On 18.7.2018, the Management Board of CA Immo AG approved the transfer of the four registered shares to SOF-11 Starlight 10 EUR S.á r.l. The transaction was completed on 27.9.2018 following approval of the responsible antitrust authorities.
Since 27.9.2018, SOF-11 Starlight 10 EUR S.à r.l. holds 25,843,562 bearer shares and four registered shares of CA Immo AG. With a shareholding of 26.16% of the share capital, it is now the largest single shareholder in the company. SOF-11 Starlight 10 EUR S.à r.l. is an indirect wholly owned subsidiary of SOF-11 International SCSp. SOF-11 International SCSp is part of a group of companies known as SOF-XI, a discretionary fund with approximately USD 7.56 bn assets under management. SOF-XI is a fund managed by Starwood, a privately owned global alternative investment company with more than 80 partners. Starwood Capital Group is an investor focusing on global real estate investments.
As at 30.9.2018, contingent liabilities of CA Immo Germany Group resulting from concluded purchase agreements for cost assumptions in connection with contaminated sites or war damage amount to € 566 K (31.12.2017: € 608 K). In addition, letters of support exist for a joint venture in Germany, amounting to € 2,000 K (31.12.2017: € 2,000 K). As security for liabilities from loans guarantees, letters of comfort and declarations for joint liabilities were issued for two (2017: two) joint ventures in an extent of € 2,500 K (31.12.2017: € 2,500 K). Furthermore as security for warranty risks in Germany, guarantees were issued in an amount of € 15,066 K (31.12.2017: € 11,066 K).
CA Immo Group has agreed to adopt a guarantee in connection with the refunding of the project "Airport City St. Petersburg" in the extent of € 1,027 K (31.12.2017: € 8,469 K).
In connection with disposals, marketable guarantees exist between CA Immo Group and the buyer for coverage of possible warranty and liability claim for which in the expected extent financial dispositions were made. The actual claims may exceed the expected extent.
For the purpose of recognising tax provisions, estimates have to be made. Uncertainties exist concerning the interpretation of complex tax regulations as well as calculation methods in practice and as regards the amount and timing of taxable income. Due to these uncertainties and the grade of complexity, estimates may vary from the real tax expense also in a material amount. This may include amended interpretations of tax authorities for previous periods. CA Immo Group recognises appropriate provisions for known and probable charges arising from ongoing tax audits.
Uncertainties also relate to the retrospective application of subsequent tax changes concerning completed and law-aligned restructurings in Eastern Europe. CA Immo Group estimates the possibility of incurring actual expenses due to the subsequent change of tax law and their implications for past restructurings, as low.
In connection with a development project in Eastern Europe a contractor preliminary claimed payment of additional costs of € 25.31 million and the entitlement to extension of time for completion of the works. CA Immo fully rejected these out-of-court claims as these have no substance or legal ground. No lawsuit was initiated.
Existing uncertainties are continually evaluated and may lead to adjustments of estimates.
Mortgages, pledges of rental receivables, bank accounts and share pledges as well as similar guarantees are used as market collateral for bank liabilities.
In addition, there are other financial obligations of order commitments related to building site liabilities for work carried out in the course of developing real estate in Austria in the amount of € 2,502 K (31.12.2017: € 8,789 K), in Germany in the amount of € 200,997 K (31.12.2017: € 153,549 K) and in Eastern Europe in the amount of € 6,979 K (31.12.2017: € 22,533 K). In addition as at 30.9.2018, CA Immo Group is subject to other financial commitments resulting from construction costs from urban development contracts which can be capitalised in the future with an amount of € 9,134 K (31.12.2017 restated: € 16,241 K).
The total obligation of the payments of equity in joint ventures for which no adequate provisions have been recognised amount in Austria to € 0 K (31.12.2017: € 6,035 K) in Germany to € 2,665 K (31.12.2017: € 1,990 K) and in Eastern Europe to € 0 K (31.12.2017: € 0 K) as per 30.9.2018. Besides the mentioned obligations of equity-payments, no further obligations to joint ventures exist.
Borrowings, for which the financial covenants have not been met as at 30.9.2018, thus enabling the lender in principle to prematurely terminate the loan agreement, have to be recognised in short-term financial liabilities irrespective of the remaining term under the contract. This classification applies notwithstanding the status of negotiations with the banks concerning the continuation or amendment of the loan agreements. As at 30.9.2018, this applied to no loan (31.12.2017: no loan).
In May 2018, the contract for the acquisition of Campus 6.1 office building in Bukarest with an area of 22,000 square meters and an estimated transaction volume of € 53 m was signed. The closing is expected for the 4th quarter 2018.
In October 2018, the CA Immo Group acquired part C of the Warsaw Spire Complex in Warsaw. The preliminary transaction volume for the fully let property with an area of 21,700 sqm amounts to € 100 m.
The share buyback programme launched in November 2016 for up to 1,000,000 shares (around 1% of the company's share capital) finished on 2.11.2018 as planned. In total, 780,037 bearer shares were acquired via the stock exchange under this program.
Against the background of concluded merger talks with IMMOFINANZ AG and the subsequent sale of this party's holding in CA Immo, Dr. Hans Volckens opted to terminate his mandate with the mutual consent of the Supervisory Board. Dr. Volckens duly resigned his post as a member of the Management Board as of midnight on 10.10.2018. At the end of September 2016, alongside the usual responsibilities associated with the remit of the Chief Financial Officer, he took on all special tasks relating to the merger talks with IMMOFINANZ AG in order to represent and uphold the interests of CA Immo as effectively as possible. The Supervisory Board will advise on his successor in the near future.
The mandate of Chief Executive Officer Andreas Quint, who took on the duties of the Chief Financial Officer on an interim basis, was extended to 31.12.2021 ahead of time.
Keegan Viscius, the long-serving Senior Vice President of the Starwood Capital Group, resigned from Starwood and moved to the Management Board of CA Immo as of 1.11.2018, where he assumed responsibility for the investment and asset management area in his capacity as Chief Investment Officer (CIO). As Senior Vice President of Starwood, Keegan Viscius was responsible for real estate investments in Europe for more than six years.
In the course of the change of the main shareholder, Dr. Oliver Schumy and Stefan Schönauer, the Supervisory Board members delegated by the IMMOFINANZ Group on the basis of registered shares, stepped down as members of the Supervisory Board with effect from midnight on 27.9.2018. At the same time, the new main shareholder exercised its rights of appointment associated with the registered shares to appoint three members to the Supervisory Board of CA Immo: Sarah Broughton, Laura Rubin and Jeffrey Dishner. The Supervisory Board members Gabriele Düker and Professor Sven Bienert resigned their Supervisory Board mandates at the end of October 2018.
Vienna, 20.11.2018
The Management Board
Andreas Quint (Chief Executive Officer)
Keegan Viscius (Member of the Management Board)
CA Immobilien Anlagen AG Mechelgasse 1, 1030 Vienna Phone +43 1 532 59 07–0 Fax +43 1 532 59 07–510 [email protected] www.caimmo.com
Investor Relations Free info hotline in Austria: 0800 01 01 50 Christoph Thunberger Claudia Höbart Phone +43 1 532 59 07–0 Fax +43 1 532 59 07–595 [email protected]
Corporate Communications Susanne Steinböck Cornelia Kellner Phone +43 1 532 59 07–0 Fax +43 1 532 59 07–595 [email protected]
Listed on Vienna Stock Exchange ISIN: AT0000641352 Reuters: CAIV.VI Bloomberg: CAI: AV
This Interim Report contains statements and forecasts which refer to the future development of CA Immobilien Anlagen AG and their companies. The forecasts represent assessments and targets which the Company has formulated on the basis of any and all information available to the Company at present. Should the assumptions on which the forecasts have been based fail to occur, the targets not be met, then the actual results may deviate from the results currently anticipated. This Interim Report does not constitute an invitation to buy or sell the shares of CA Immobilien Anlagen AG.
We ask for your understanding that gender-conscious notation in the texts of this Interim Report largely had to be abandoned for the sake of undisturbed readability of complex economic matters.
Published by: CA Immobilien Anlagen AG, 1030 Vienna, Mechelgasse 1 Text: Susanne Steinböck, Christoph Thurnberger, Claudia Höbart Layout: Cornelia Kellner, Photographs: CA Immo, Production: 08/16; this report is set inhouse with FIRE.sys
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