Quarterly Report • Sep 5, 2019
Quarterly Report
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Under embargo until 05/09/2019 5.40 pm Regulated information
| 1. | Real Estate Portfolio………………………………………………………………………………3 |
|---|---|
| 2. | Consolidated income statement 5 |
| 3. | Notes to the consolidated income statement 7 |
| | 3.1 Notes to the consolidated statement………………………………………………7 |
| | 3.2 Notes to the consolidated balance sheet…………………………………………8 |
| | 3.3 Funding structure…………………………………………………………………………9 |
| 4. | Activity Report…………………………………………………………………………………….12 |
| | 4.1 Acquisitions………………………………………………………………………………12 |
| | 4.2 Development projects…………………………………………………………………12 |
| | 4.3 Sales……………………………………………………………………………………….14 |
| | 4.4 Portfolio Management…………………………………………………………14 |
| | 4.5 Corporate governance……………………………………………………………….14 |
| 5. | Stock Market Activity……………………………………………………………… 16 |
| 6. | Outlook……………………………………………………………………………………………19 |
| 7. | Consolidated income statement during the first half of 2019…………………… …20 |
| 8. | APM - Alternative Performance Measures…………………………………………………39 |
| 9. | Shareholder's calendar………………………………………………………………………….43 |
At June 30th 2019, Home Invest Belgium holds a real estate portfolio1 of € 574.01 million, compared to € 543.51 million on December 31st 2018, or an increase of 5.6%.
| REAL ESTATE PORTFOLIO | 30/06/2019 | 31/12/2018 |
|---|---|---|
| Fair value of investment properties |
€ 554.91 m | € 524.51 m |
| Investment properties available for rent |
€ 526.77 m | € 490.36 m |
| Development projects | € 28.15 m | € 34.14 m |
| Investments in associated companies and joint ventures |
€ 19.10 m | € 19.00 m |
| TOTAL | € 574.01 m | € 543.51 m |
The fair value of the investment properties available for rent amounts to € 526.77 million across 50 sites.
The total contractual annual rents and the estimated rental value of vacant space is € 27.14 million as at June 30th 2019.
The investment properties available for rent are valued by independent real estate experts at an average gross rental yield2 of 5.2%.
On June 30th 2019, 63.3% of the investment properties available for rent are in the Brussels Capital Region, 14.5% in the Walloon region, 12.3% in the Flemish Region and 9.9% in The Netherlands.
Residential properties accounted for 88.1% of investment properties available for rent on June 30th 2019.
1 The real estate portfolio includes (i) investment properties and (ii) investments in associated companies and joint ventures.
2 Gross rental yield = (contractual rents on a yearly basis + estimated value on vacant spaces / (fair value of the investment properties available for rent).
Investment properties available for rent Investment properties available for rent by type of property by geographical distribution
| CONSOLIDATED KEY FIGURES | (in k €) | |
|---|---|---|
| INCOME STATEMENT | H1 2019 | H1 2018 |
| NET RENTAL INCOME | 12 383 | 11 425 |
| OPERATIONAL RESULT BEFORE PORTFOLIO RESULT | 6 609 | 6 697 |
| XVI. Result sale investment properties | 23 | 12 |
| XVIII. Changes in fair value of investment properties | 33 969 | 21 423 |
| XIX. Other portfolio result | -6 | -292 |
| PORTFOLIO RESULT | 33 985 | 21 143 |
| OPERATING RESULT | 40 595 | 27 841 |
| XX. Financial Income | 11 | 20 |
| XXI. Net Interest Charges | -2 500 | -2 186 |
| XXII. Other financial charges | -57 | -29 |
| XXIII. Changes in fair value of financial assets and liabilities | -6 122 | -588 |
| FINANCIAL RESULT | -8 668 | -2 782 |
| XXIV. Share in the profit of associates and joint ventures | 99 | 0 |
| TAXES | 69 | -141 |
| NET RESULT | 32 094 | 24 918 |
| Exclusion of portfolio result | -33 985 | -21 143 |
| Exclusion of changes in real value of financial assets and liabilities | +6 122 | +588 |
| Exclusion of non EPRA elements of the share in the result of associates and joint ventures |
+379 | 0 |
| EPRA RESULT 3 |
4 610 | 4 362 |
| Average number of shares4 | 3 288 146 | 3 288 146 |
| NET RESULT PER SHARE | 9.76 | 7.39 |
| EPRA EARNINGS PER SHARE | 1.40 | 1.33 |
| DISTRIBUTABLE RESULT PER SHARE5 | 2.89 | 1.48 |
3 The EPRA result is the net result excluding the (i) portfolio result (ii) the changes in the fair value of financial assets and liabilities and (iii) the non EPRA elements of the share in the result of associated companies and joint ventures. This term is used in accordance with the Best Practices Recommendations of EPRA.
4 The average number of shares is calculated excluding the 11,712 shares held by the company.
5 The distributable result in the sense of article 13, §1, of the RREC Act.
| BALANCE | 30/06/2019 | 31/12/2018 |
|---|---|---|
| Shareholders' equity attributable to shareholders of parent company | 297 810 | 269 003 |
| Total assets | 582642 | 551 106 |
| Debt ratio (RREC Act) 6 |
46.93% | 50.16% |
| Debt ratio (IFRS)7 | 45.75% | 48.90% |
| PER SHARE | 30/06/2019 | 31/12/2018 |
| Number of shares at end of period8 | 3 288 146 | 3 288 146 |
| Stock price at closing date | 99.00 | 91.40 |
| IFRS NAV per share9 | 90.47 | 81.81 |
| Premium compared to IFRS NAV (at closing date) | 9.3% | 11.7% |
| EPRA NAV per share10 | 95.73 | 85.06 |
| Premium compared to EPRA NAV (at closing date) | 3.4% | 7.4% |
6The debt ratio (RREC Act) is the debt ratio calculated in accordance with RREC Act. This means that for the purposes of calculations of the debt ratio, participations in associated companies and joint ventures are processed following the proportionate consolidation method.
7 The debt ratio (IFRS) is calculated like the debt ratio (RREC Act) but based on and conciliating with a consolidated balance in accordance with IFRS where participations in joint ventures and associated companies are processed following the changes in equity.
8 The average number of shares is calculated excluding the 11, 712 shares held by the company.
9 IFRS NAV per share = Net Asset Value or Net Value per share according to IFRS.
10 EPRA NAV per share = Net Asset Value or Net Value per share following the Best Practices Recommendations of EPRA.
The net rental result rose from € 12.10 million during the first half of 2018, to € 12.43 million in the first half of 2019 (+2.7%). The increase is mainly the result of the lease of delivered internal development projects and of investments realized in the course of 2018 that contributed for an entire financial year in 2019.
The operating result before the portfolio result decreased from € 6.70 million during the first six months of 2018 to € 6.60 million during the first six months of 2019 (-1.3%).
The operational margin11 decreased from 68.6% during the first half of 2018 to 62.3% during the first half of 2019 due to an increase in operating expenses. These are non-recurring costs concerning IT processes and streamlining of the internal management platform.
During the first six months of 2019, a positive portfolio result of € 33.99 million was recorded. The result on the sale of investment properties amounted to € 0.02 million during the first half of 2019.
In addition, during the first half of 2019, Home Invest Belgium recorded a positive change in the fair value of its real estate investments amounting to € 33.97 million. This change is mainly a consequence of the adjustment for the first quarter of 201912 of assumptions in the processing of transaction costs, in order to determine the fair value of investment properties. These adjustments had a positive effect on the changes in the fair value of the real estate investments of € 34.18 million. Without this effect, the changes in the fair value of the real estate investments stand at € -0.21 million. For additional information on the adjustments in the processing of transaction costs we kindly refer to Note 3 "Investment properties" from the consolidated income statement of this half year financial report.
The other portfolio result amounts to € -0.01 million. In this item, the changes in deferred taxes are recorded.
The net interest charges have increased from € 2.19 million in the first half of 2018 to € 2.50 million in the first half of 2019. This increase is the result of an increase of the average amount of outstanding financial debts. The average funding costs13 amounted to 2.14% during the first half of 2019 (compared to 2.11% during the first half of 2018).
11 Operational margin = (operating result before result portfolio) / (property result).
12 See press release "Results Q1 2019" of May 7th 2019.
13 The average funding cost is = the interest costs including the credit margin and the cost of hedge instruments and increased by activated intercalary interests divided by the weighted average financial debt over the period in question.
The changes in the fair value of the financial assets and liabilities amounted to € -6.12 million during the first half of 2019. These changes are the consequence of a change in the fair value of the interest rate swaps.
Taxes amounted to € 0.07 million during the first half of 2019 (compared to -0.14 million during the first half of 2018). This positive evolution is due to a correction of corporate tax provisions which were too high for the financial years 2017 and 2018, mainly related to the company's activities in The Netherlands.
The net result (group share) of Home Invest Belgium amounted to € 32.09 million during the first half of 2019, or € 9.76 per share.
After adjustment of the net result before (i) the portfolio result, (ii) the changes in the fair value of the financial assets and liabilities and (iii) non EPRA elements of the share in the result of associates and joint ventures, the EPRA earnings amount to € 4.61 million during the first half of 2019, an increase of 5.7% compared to the € 4.36 million during the first half of 2018.
EPRA earnings per share increased by 5.7% from € 1.33 during the first half of 2018 to € 1.40 in the first half of 2019.
The sale of investment properties realized during the first half of 2019 resulted in a capital gain of € 5.28 million compared to their acquisition value (augmented by the activated investments). These realized capital gains contribute to the statutory distributable result which is the basis for the dividend distribution.
During the first six months of 2019, the statutory distributable result14 increased to € 9.55 million, compared to € 4.86 million a year ago. The distributable result per share rose from € 1.48 to € 2.89 over the same period.
During the first half of 2019, the fair value of the investment properties (including development projects) rose by € 30.41 million from € 524.51 million on December 31st 2018 to € 554.91 million on June 30th 2019, or an increase of +5.8%.
On December 17th 2018, Home Invest Belgium, via the company De Haan Vakantiehuizen NV, of which it holds 50% of shares, realized the acquisition of 51.43% of the shares of SA Sunparks De Haan. This participation is processed into the consolidation, in accordance with the equity method.
14 The statutory distributable amount in the meaning of article 13, §1 of the GVV Royal Decree.
The book value of the participation of Home Invest Belgium in De Haan Vakantiehuizen NV was € 19.10 million on June 30th 2019 (in contrast with € 19.00 million on December 31st 2018).
On June 30th 2019, the group's shareholder's equity stood at € 297.81 million, a rise of 10.7% compared to December 31st 2018.
The IFRS NAV per share has risen by 10.7% to stand at € 90.57 on June 30th 2019 (compared to € 81.81 on December 31st 2018).
The EPRA NAV per share has risen by 12.5% to stand at € 95.73 on June 30th 2019 (compared to € 85.06 on December 31st 2018).
The debt ratio (RREC Act) amounts to 46.93% on June 30th 2019. The debt ratio (IFRS) amounts to 45.75%.
Taking into account a maximum permitted debt ratio of 65%, Home Invest Belgium still has a debt capacity of € 308.29 million, as defined by the RREC Act, in order to fund new investments.
Considering Home Invest Belgium's strategy to keep the debt ratio in the medium and long term below 55%, Home Invest Belgium still has a debt capacity of € 107.06 million in order to fund new investments.
On June 30th 2019, Home Invest Belgium had € 259 million in financial debts, composed of:
The weighted average remaining duration of the financial debts amounts to 3.8 years.
On June 30th 2019, Home Invest Belgium disposed of € 14 million of undrawn available credit lines.
On 30th June 2019, 88.0% of financial debts (€ 228.0 million) had a fixed interest rate, using Interest Rate Swaps as hedging instruments, among other things.
The fixed interest rates have a weighted average remaining duration of 5.5 years.
The total value of the hedges at closing date was negative for an amount of € 15.79 million due to a decrease in interest rates after conclusion of the hedges.
Through its hedging policy, the Board of Directors wishes to protect the company against potential increases in interest rate.
Home Invest Belgium did not carry out any new acquisitions during the first six months of 2019.
Works on the Brunfaut site (rue n°13-29 and rue Fin n°4-12 in 1080 Molenbeek-Saint-Jean) are progressing according to plan. The project is a residential complex of 93 apartments, 66 parking spots and 1,443 m² of office space. The project is expected to be completed in the spring of 2020. A request for planning permission has also been submitted for the redevelopment of the adjacent Place d'Or.
Demolition and foundations works on the Meyers-Hennau project (rue Meyers-Hennau n°5-17, 1020 Laeken) have been completed. Completion of the project, comprising 35 apartments, 11 houses and 51 parking spots, is expected in the fourth quarter of 2020.
The building permit for the Marcel Thiry C2 project (Marcel Thiry street 204 in 1200 Woluwe-Saint-Lambert) was received in August 2018. Works are expected to start in the course of the fourth quarter of 2019. The project comprises 42 apartments.
Home Invest Belgium has submitted an application for a permit for the total renovation of the residential part of Galerie de l'Ange in Namur (rue de la Monnaie 4-20 in 5000 Namur) (surface area 4,239 m²). The permit is expected to be delivered around the fourth quarter of 2019. Altogether, 57 units are to be refurbished.
Home Invest Belgium is currently renovating the Leopold building in Liège (rue Léopold 2-8 in 4000 Liège), in order to meet current residential market standards. The building comprises 29 apartments for a total surface area of 2,791 m² and work will be finished in the course of Q3 2019, except for the retail spaces.
Renovation of the Scheldevleugel building in Oudenaarde (Remparden 12 in 9700 Oudenaarde) continued, and is now in its third and final phase. During this stage, 10 apartments and studios will be thoroughly renovated, along with refurbishment of the communal parts of the building. The building includes 95 units and 75 garage boxes for a total surface area of 6,000 m².
During the first half of 2019, Home Invest Belgium has sold property for a total net amount of € 11.51 million (compared to € 1.41 million during the first six months of 2018).
A net capital gain of € 0.02 million was realised on these sales, compared to the latest fair value and a capital gain of € 5.28 million compared to the acquisition value (increased by activated investments).
This means that during the first six months of the year, Home Invest Belgium realized more capital gain than during the entire financial year 2018 (€ 3.32 million in capital gain for 2018, of which € 0.38 million during the first six months).
The realised capital gain in relation to the purchase value (increased by the activated investments) contributes to the statutory distributable result of the company, which forms the basis for the distribution of the dividend.
With its portfolio of more than 2,000 units, Home Invest Belgium had a good level of occupancy in the first half of 2019. The average occupancy rate15 of the investment properties available for rent, amounted to 95.04%16 during the first six months of 2019.
The Crow-n project (Koningin Astridlaan 278 in 1950 Kraainem), including 40 apartments and ground floor retail spaces, was delivered in April 2019. On the ground floor, Deutsche Bank, Kings Shop and the Babilou crèche have opened. The commercialization of the apartments has recently started.
Termination of collaboration with the Chief Operating Officer
On February 28th 2019, Home Invest Belgium and Filip Van Wijnendaele (Chief Operation Officer and effective leader) terminated their collaboration by mutual agreement. Home Invest Belgium's Board
15 The average occupancy rate represents the average percentage over a certain period of the rented spaces, in relation to the sum of the contractual rents of the rented spaces and the estimated rental value of the vacant spaces.
16 The occupancy rate is calculated excluding (i) buildings being renovated (ii) building being commercialized for the first time and (iii) buildings being sold.
of Directors wishes to thank Mr Van Wijnendaele for his contribution to the management and expansion of the company.
Confirmation of the appointment of the Executive Director and reappointment of directors
At the Annual General Meeting of May 7th 2019, Mr Sven Janssens was permanently appointed as Executive Director until the Annual General Meeting of 2022. Mr Janssens was co-opted by the Board of Directors, replacing Mrs Sophie Lambrighs.
At the Annual General Meeting of May 7th 2019, the following directorships were renewed, each for a period of 4 years until the 2023 Annual General Meeting:
Additionally, at the General Annual Meeting of May 7th 2019, the following Directors were appointed as independent directors, each for a period of 4 years until the 2023 Annual General Meeting:
At the 2019 Annual General Meeting, Ernst & Young auditors CVBA, permanently represented by Mr Joeri Klaykens, were appointed as the company's auditor for a period of three years, until the 2022 Annual General Meeting.
Home Invest Belgium's shares have been listed on the Euronext Brussels continuous market since June 16th 1999 and are part of the BEL Small Index.
On June 30th 2019, Home Invest Belgium shares closed at € 99.00 (compared to € 87.40 at the same time last year).
The liquidity of the shares rose with an average of 1,286 share transactions per trading day, during the first half of 2019 (compared to 1,157 during the first half of 2018).
| 1H 2019 | 1H 2018 | |
|---|---|---|
| Share price (in €) | ||
| On the last day | € 99.00 | € 87.40 |
| Highest | € 100.00 | € 93.00 |
| Lowest | € 86.00 | € 83.20 |
| Average | € 92.63 | € 86.73 |
| Volume | ||
| Average daily volume | 1.286 | 1.157 |
| Total volume (6 months) | 160,765 | 145,757 |
| Total number of shares on June 30th | 3 299 858 | 3 299 858 |
| Market capitalization on June 30th | € 322 million | € 292 million |
| Free float17 | 53.9% | 50.2% |
17 Free float = [(total number of shares on the last day) - (total number of shares held by parties who have made themselves known by a transparency declaration in accordance with the Law of May 2nd 2007)) / [total number of shares on the last day].
The table below lists shareholders in Home Invest Belgium who hold more than 3% of the company's shares. Notifications applying to the Belgian Transparency Law (Law of May 2nd 2007 regarding the disclosure of major holdings) can be found on the company's website.
Based on the transparency notifications received until 30th June 2019, Home Invest Belgium's shareholder structure is as follows:
| SHAREHOLDERS18 | NUMBER OF SHARES | % OF THE CAPITAL |
|---|---|---|
| Van Overstraeten Group19 | 880 965 | 26.7% |
| AXA Belgium NV20 | 537 830 | 16.3% |
| Spouses Van Overtveldt – Henry de Frahan | 102 792 | 3.1% |
| Other shareholders | 1 778 271 | 53.9% |
| Total | 3 299 858 | 100.00% |
20 AXA Belgium is a subsidiary of AXA Holdings Belgium, which is itself a subsidiary of AXA NV.
18 Shareholders who deposited a statement in accordance with the Law of May 2nd 2007 regarding transparency.
19 Stavos Luxemburg SA is 97% controlled by Burgerlijke Maatschap BMVO 2014. BMVO 2014 is 25% controlled by Stichting Administratiekantoor Stavos and 75% controlled by Burgerlijke Maatschap Van Overstraeten. Burgerlijke Maatschap Van Overstraeten is 99.9% controlled by Stichting Administratiekantoor Stavos. Stichting Administratiekantoor Stavos is controlled by Liévin, Hans, Johan en Bart Van Overstraeten. Cocky NV is 99.9% controlled by Burgerlijke Maatschap Van Overstraeten. VOP NV is 99.9% controlled by Stavos Luxemburg SA.
During the first six months of 2019, the main financial indicators of Home Invest Belgium have developed positively compared to the previous year.
The residential rental market continues to grow steadily in those cities where Home Invest Belgium is active, mostly thanks to:
Current trends in the housing market are dominated by rising prices and the positive impact of very low long-term interest rates.
Against this background, the Board of Directors confirms its confidence in the further evolution of the company's results.
For the current financial year, the Board of Directors believes that the dividend should be at least equal to that of the previous financial year, under reservation of a sudden and important decline in the residential real estate market or other unexpected events.
In accordance with its dividend distribution policy, the Board of Directors will announce the level of the interim dividend to be paid in cash in December 2019 after the results of the third quarter of 2019.
| 1H 2019 | 1H 2018 | |
|---|---|---|
| I. Rental Income | 12 429 177 | 12 108 196 |
| III. Rental-related expenses | -46 539 | -183 239 |
| NET RENTAL RESULT | 12 382 638 | 11 924 957 |
| IV. Recovery of property charges | 67 448 | 36 873 |
| V. Recovery of charges and taxes normally payable by the tenant on let properties | 571 171 | 633 722 |
| VII. Charges and taxes normally payable by the tenant on let properties | -2 420 869 | -2 838 756 |
| VIII. Other incomes and expenses related to letting | 0 | -650 |
| PROPERTY RESULT | 10 600 388 | 9 756 145 |
| IX. Technical costs | -495 826 | -624 526 |
| X. Commercial costs | -176 718 | -71 715 |
| XI. Taxes and charges on unlet properties | -238 736 | -115 447 |
| XII. Property management costs | -1 512 924 | -1 869 349 |
| XIII. Other property costs | 0 | -9 008 |
| Property costs | -2 424 204 | -2 690 044 |
| PROPERTY OPERATING RESULT | 8 176 185 | 7 066 101 |
| XIV. General corporate expenses | -1 623 872 | -368 757 |
| XV. Other operating incomes and expenses | 57 000 | 0 |
| OPERATING RESULT BEFORE PORTFOLIO RESULT | 6 609 312 | 6 697 344 |
| XVI. Result sale investment properties | 22 813 | 11 928 |
| XVIII. Changes in fair value of investment properties | 33 968 853 | 21 422 816 |
| XIX. Other portfolio result | -6 409 | -291 553 |
| PORTFOLIO RESULT | 33 985 257 | 21 143 192 |
| OPERATING RESULT | 40 594 569 | 27 840 535 |
| XX. Financial income | 10 833 | 20 051 |
| XXI. Net interest charges XXII. Other financial charges |
-2 500 349 -57 217 |
-2 185 581 -28 920 |
| XXIII. Changes in fair value of financial assets and liabilities | -6 121 523 | -587 798 |
| FINANCIAL RESULT | -8 668 256 | -2 782 248 |
| XXIV. Share in the result of associates and joint ventures | 98 803 | 0 |
| PRE-TAX RESULT | 32 025 116 | 25 058 287 |
| XXV. Corporation tax | 69 317 | -140 586 |
| XXVI. Exit tax | 0 | 0 |
| Taxes | 69 317 | -140 586 |
| NET RESULT | 32 094 433 | 24 917 702 |
| NET RESULT ATTRIBUTABLE TO THE PARENT COMPANY | 32 094 433 | 24 917 702 |
| Exclusive portfolio result | -33 985 257 | -21 143 192 |
| Exclusive changes in the real value of the financial assets | +6 121 52 | +587 798 |
| Exclusive non EPRA results in the share of the result of associates and joint ventures | +379 168 | 0 |
| EPRA RESULT | 4 609 867 | 4 362 309 |
| Average number of shares21 | 3 288 146 | 3 288 146 |
NET RESULT PER SHARE 9.76 7.58 EPRA RESULT PER SHARE 1.40 1.33
21 The number of shares at the end of period was calculated excluding 11,712 treasury shares.
| ASSETS | 30/06/2019 | 31/12/2018 |
|---|---|---|
| I. Non-current assets | 575 753 105 | 544 868 654 |
| B. Intangible assets | 418 714 | 462 356 |
| C. Investment properties | 554 913 532 | 524 506 117 |
| D. Other tangible assets | 790 190 | 353 420 |
| E. Non-current financial assets | 140 679 | 155 574 |
| F. Lease receivables | 391 187 | 391 187 |
| I. Investments in associates and joint-ventures | 19 098 803 | 19 000 000 |
| II. Current assets | 6 812 562 | 6 237 370 |
| C. Lease receivables | 55 700 | 55 700 |
| D. Trade receivables | 1 013 371 | 1 036 607 |
| E. Tax receivables and other current assets | 2 141 835 | 1 881 629 |
| F. Cash and cash equivalents | 3 206 046 | 3 239 503 |
| G. Deferred charges and accrued income | 395 610 | 23 932 |
| TOTAL ASSETS | 582 565 667 | 551 106 024 |
| SHAREHOLDER'S EQUITY | 297 809 565 | 269 003 279 |
| I. SHAREHOLDERS' EQUITY | 297 809 565 | 269 003 279 |
| A. Capital | 87 999 055 | 87 999 055 |
| B. Share premium account | 24 903 199 | 24 903 199 |
| C. Reserves | 152 812 878 | 99 653 847 |
| D. Net result of the financial year | 32 094 433 | 56 447 178 |
| II. MINORITY INTERESTS | ||
| LIABILITIES | 284 756 102 | 282 102 746 |
| I. Non-current liabilities | 276 543 873 | 274 323 432 |
| A.Provision | 173 625 | 173 625 |
| B. Non-current financial debts | 259 188 675 | 263 284 316 |
| a. Financial debts | 219 000 000 | 223 500 000 |
| b. Financial leasing | 384 751 | 0 |
| c. Others | 39 803 923 | 39 784 316 |
| C. Other non-current financial liabilities | 15 788 582 | 9 667 059 |
| F. Deferred taxes - liabilities | 1 392 992 | 1 198 432 |
| a. Exit tax | 202 093 | 167 382 |
| b. Others | 1 190 899 | 1 031 150 |
| II. Current liabilities | 8 212 229 | 7 779 314 |
| B. Current financial debts | 693 308 | 749 596 |
| a. Financial debts | 0 | 0 |
| b. Financial leasing | 53 552 | 0 |
| c. Others | 639 757 | 749 596 |
| D. Trade debts and other current debts | 6 511 992 | 5 301 051 |
| b. Others | 6 511 992 | 5 301 051 |
| E. Other current liabilities | 131 436 | 151 225 |
| F. Accrued charges and deferred income | 875 493 | 1 577 442 |
| TOTAL SHAREHOLDERS' EQUITY AND LIABILITIES | 582 565 667 | 551 106 024 |
| Reserve from the changes in fair value |
|||||
|---|---|---|---|---|---|
| Capital increase |
Share | Legal | of investment |
||
| Capital | expenses | premium | reserve | Properties | |
| BALANCE AT 31/12/2017 | 88 949 295 | -950 240 | 24 903 199 | 98 778 | 120 301 194 |
| Allocation of income 2017 | 6 679 297 | ||||
| Compared to operating income | |||||
| Var. of deferred taxes | |||||
| Changes in R.W. of real estate | 6 679 297 | ||||
| Changes in R.W. of hedges Dividends financial year 2017 (balance paid in May 2018) |
|||||
| Paid dividend (relating to financial year 2017) Paid interim dividend financial year 2017 (paid in December 2017) |
|||||
| Changes resulting from the sale of buildings | -4 175 124 | ||||
| Dividend 2018 (interim dividend paid in December 2018) |
|||||
| Result of the financial year 2018 | |||||
| Takeover of subsidiairies | |||||
| Merger of subsidiaries | -1 497 602 | ||||
| Other increases (decreases) | |||||
| BALANCE AT 31/12/2018 | 88 949 295 | -950 240 | 24 903 199 | 98 778 | 121 307 765 |
| BALANCE AT 31/12/2018 | 88 949 295 | -950 240 | 24 903 199 | 98 778 | 121 307 765 |
| Allocation of income 2018 | 71 260 021 | ||||
| Compared to operating income | |||||
| Var. of deferred taxes | |||||
| Changes in R.W. of real estate | 71 260 021 | ||||
| Changes in R.W. of hedges Dividend financial year 2018 (balance paid in May 2019) |
|||||
| Paid dividend (relating to financial year 2018) Paid interim dividend financial year 2018 (paid in December 2018) |
|||||
| Sale of buildings first half of 2019 | -6 690 969 | ||||
| Results 1st half year of financial year 2019 | |||||
| Other increases (decreases) | 20 335 | ||||
| BALANCE AT 30/06/2019 | 88 949 295 | -950 240 | 24 903 199 | 98 778 | 185 818 906 |
| Reserve from estimated transfer costs and rights |
Reserve of the balance of changes in fair value of the authorized hedging instruments to which hedge accounting as defined in IFRS is applied (+/-) |
Reserve of the balance of changes in fair value of the authorized hedging instruments to which hedge accounting as defined in IFRS is not applied IFRS (+/-) |
Reserve for fiscal deferral |
Reserve for treasury Shares |
Other reserves |
Result carried forward from previous financial years financial year |
Net result of the |
Total |
|---|---|---|---|---|---|---|---|---|
| -34 275 030 | 0 | -9 280 017 | 0 | -686 943 | 1 259 467 | 25 379 059 | -143 685 | 215 555 079 |
| -5 854 668 | 1 226 658 | -774 669 | -3 813 555 | 143 685 | -2 393 252 | |||
| -3 813 555 | 3 361 566 | |||||||
| -774 669 | 774.669 | |||||||
| -5 854 668 | -824 629 | |||||||
| 1 226 658 | -1.226.658 | |||||||
| -2 393 252 | -2 393 252 | |||||||
| -14 359 510 | -14 359 510 | |||||||
| 11 966 258 | 11 966 258 | |||||||
| 893 731 | 3 281 393 | 0 | ||||||
| -12 330 548 | -12 330 548 | |||||||
| 68 777 725 | 68 777 725 | |||||||
| 0 | ||||||||
| 778 444 | 113 431 | -605 726 | ||||||
| -38 457 522 | 0 | -8 053 358 | -774 669 | -686 943 | 1 259 467 | 24 960 329 | 56 447 178 | 269 003 279 |
|---|---|---|---|---|---|---|---|---|
| -38 457 522 | 0 | -8 053 358 | -774 669 | -686 943 | 1 259 467 | 24 960 329 | 56 447 178 | 269 003 279 |
| -11 846 385 | -1 613 701 | -171 278 | -4 469 627 | -56 447 177 | -3 288 147 | |||
| -4 469 627 | 4 469 627 | |||||||
| -171 278 | 171 278 | |||||||
| -11 846 385 | -59 413 636 | |||||||
| -1 613 701 | 1 613 701 | |||||||
| -3 288 147 | -3 288 147 | |||||||
| -15 618 695 | -15 618 695 | |||||||
| 12 330 548 | 12 330 548 | |||||||
| 1 431 216 | 5 259 754 | 0 | ||||||
| 32 094 433 | 32 094 433 | |||||||
| -20 235 | 0 | |||||||
| -48 893 026 | 0 | -9 667 059 | -945 947 | -686 943 | 1 259 467 | 25 750 455 | 32 094 434 | 297 809 565 |
| 1H 2019 | 1H 2018 | |
|---|---|---|
| CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD | 3 239 503 | 7 183 786 |
| 1. Cash flow from operating activities | 6 707 961 | 4 499 597 |
| Result for the financial year | 32 094 433 | 24 917 702 |
| Result for the financial year before interest and taxes | 40 594 569 | 27 840 535 |
| Interest received | 10 833 | 20 051 |
| Interest paid | -2 557 566 | -2 214 500 |
| Change in fair value of financial assets and liabilities | -6 121 523 | -587 798 |
| Taxes | 69 317 | -140 586 |
| Adjustment of profit for non-cash transactions | -25 290 131 | -20 481 269 |
| Depreciation and impairments | 125 672 | 74 124 |
| - Depreciation and impairments on non-current assets | 125 672 | 74 124 |
| Other non-monetary elements | -27 939 724 | -20 543 465 |
| - Changes in fair value of investment properties (+/-) | -33 968 853 | -21 131 263 |
| - Changes in fair value of financial instruments (+/-) | 6 029 129 | 587 798 |
| Gain on realization of assets | -22 813 | -11 928 |
| - Capital gains realized on sale of non-current assets | -22 813 | -11 928 |
| Reversal of financial income and expenses | 2 546 734 | |
| Changes in working capital needs | -96 341 | 63 164 |
| Movements in asset items: | -529 256 | 876 588 |
| - Current financial assets | 0 | 44 978 |
| - Trade receivables | 21 236 | 2 268 987 |
| - Tax receivables and other short-term assets | -176 551 | -1 593 507 |
| - Deferred charges and accrued income | -373 940 | 156 129 |
| Movements in liabilities items | 432 915 | -813 424 |
| - Trade and other current debts | 1 154 653 | -127 334 |
| - Other current liabilities | -19 789 | 15 233 |
| - Accrued charges and deferred income | -701 949 | -701 323 |
| 2. Cash flow from investment activities | 3 573 854 | -3 529 544 |
| Investment properties – capitalized investments | 2 366 954 | -2 221 223 |
| Investment properties – new acquisitions | 0 | 0 |
| Sales of investment properties | 11 471 815 | 1 410 316 |
| Development projects | -5 520 609 | -2 623 956 |
| Other intangible assets | 0 | -31 678 |
| Other tangible assets | -27 292 | -66 950 |
| Other non-current financial assets | 16 895 | 3 946 |
| 3. Cash flow from financing activities | -10 315 273 | -5 873 644 |
| Increase (+) / Decrease (-) in financial debts | -4 480 392 | -3 480 392 |
| Interest received | 10 833 | |
| Interest paid | -2 557 566 | |
| Dividend of the previous financial year | -3 288 147 | -2 393 252 |
| CASH AND CASH EQUIVALENTS AT END OF PERIOD | 3 206 046 | 2 280 195 |
The consolidated half-year results have been prepared in accordance with the International Financial Reporting Standards (IFRS) and with IAS 34 on "Interim financial reporting". The accounting methods and principals used to draw up these interim summary financial statements are identical to those used to prepare the annual financial statements for the financial year 2018.
The following new and revised IASB standards and published IFRIC interpretations apply to the current period but do not have any material impact on the presentation or notes on the results of the company: changes in IFRS 9 Financial Instruments, amendments to IAS 19 Employee Benefits, amendments to IAS 28 investments in associates and joint ventures, IFRIC 23 Uncertainty over income tax treatments, and annual improvements to IFRS (cycle 2015-2017).
IFRS 16 Leases is applicable since January 1st 2019. It presents the principles for recognition, valuation, presentation and explanation for leases and requires lessees to process all leases under one accounting model in the balance sheet. On the start date of the lease, the lessee acknowledges a commitment to make lease payments as well as an asset and the right to use the asset for an agreed period of time. Lessees are obliged to acknowledge separately the interest on the lease commitments and the depreciation of the right of use. Lessees are also obliged to reevaluate the lease commitment when certain events occur. Most of the time, the lessee will acknowledge the reevaluation of the amount of the lease commitment as an adjustment to the right of use.
This standard had an impact of € 0.49 million on the Fixed Assets and Liabilities of Home Invest Belgium on 1st January 2019.
The investment strategy of Home Invest Belgium focuses on residential real estate in the broadest sense of the word (apartments, holiday homes, etc.). The investment strategy of the company is consequently determined by the geographical location of its buildings. Home Invest Belgium distinguishes between 4 geographical regions: The Brussels Capital Region, The Flemish Region, the Walloon Region and The Netherlands.
| Consolidated | Brussels | Flemish | Walloon | The | Unattributed | |
|---|---|---|---|---|---|---|
| 1H 2019 | total | Region | Region | Region | Netherlands | |
| I. Rental income | 12 429 177 | 7 167 708 | 1 200 767 | 2 655 143 | 1 405 559 | |
| III. Rental-related expenses | -46 539 | -29 849 | -7 000 | -9 691 | ||
| NET RENTAL RESULT | 12 382 638 | 7 137 860 | 1 193 767 | 2 645 452 | 1 405 559 | |
| IV. Recovery property charges | 67 448 | 53 950 | 3 321 | 10 177 | ||
| V. Recovery of charges and taxes Normally payable by the tenant on let |
||||||
| properties (+) | 571 171 | 381 464 | 64 882 | 124 825 | ||
| VII. Charges and taxes normally payable by the tenant On let properties (-) |
-2 420 869 | -1 648 666 | -287 238 | -530 953 | 45 987 | |
| VIII. Other incomes and expenses | ||||||
| related to letting (+/-) | ||||||
| PROPERTY RESULT | 10 600 388 | 5 924 609 | 974 731 | 2 249 502 | 1 451 546 | |
| IX. Technical costs (-) | -495 826 | -338 347 | -42 527 | -114 952 | ||
| X. Commercial costs (-) | -176 718 | -135 166 | -23 398 | -18 153 | ||
| XI. Taxes and charges on | -238 736 | -181 470 | -7 994 | -15 599 | -33 674 | |
| unlet properties (-) XII. Property management costs (-) |
-1 512 924 | 99 308 | 19 441 | 73 427 | -55 040 | -1 650 059 |
| XIII. Other property costs (-) | ||||||
| PROPERTY COSTS | -2 424 204 | -555 675 | -54 479 | -75 277 | -55 040 | -1 683 733 |
| PROPERTY OPERATING COSTS | 8 176 185 | 5 368 934 | 920 253 | 2 174 225 | 1 396 506 | -1 683 733 |
| XIV. General corporate | -1 623 872 | -1 623 872 | ||||
| expenses (-) | ||||||
| XV. Other operating incomes and | 57 000 | 12 000 | 45 000 | |||
| expenses (+/-) OPERATING RESULT BEFORE |
||||||
| 6 609 312 | 5 380 934 | 965 253 | 2 174 225 | 1 396 506 | -3 307 606 | |
| PORTFOLIO RESULT | ||||||
| XVI. Result sale | ||||||
| Investment properties (+/-) | 22 813 | 22 813 | ||||
| XVIII. Variations in the fair value | ||||||
| 33 968 853 | 30 897 003 | 1 719 715 | 676 699 | 675 437 | ||
| of property investments (+/-) | ||||||
| XIX. Other portfolio result | -6 409 | 153 340 | -159 749 | |||
| OPERATING RESULT | 40 594 569 | 36 454 090 | 2 684 967 | 2 850 924 | 1 912 194 | -3 307 606 |
| XX. Financial income (+) | 10 833 | 10 113 | 720 | |||
| XXI. Net interest charges (-) | -2 500 349 | -2 500 349 | ||||
| XXII. Other financial costs (-) | -57 217 | -1 355 | -14 097 | -41 765 | ||
| XXIII. Variations in the fair value of financial assets and liabilities (+/-) |
-6 121 523 | -6 121 523 | ||||
| FINANCIAL RESULT | -8 668 256 | 8 758 | -14 097 | 8 662 917 | ||
| XXIV. Share in the result of associated participations and joint ventures |
98 803 | 98 803 | ||||
| PRE-TAX RESULT | 32 025 116 | 36 462 847 | 2 684 967 | 2 949 727 | 1 898 097 | -11 970 522 |
| XXV. Corporate Tax (-/+) | 69 317 | -194 974 | 264 291 | |||
| XXVI. Exit tax | 0 | 0 | ||||
| TAXES | 69 317 | -194 974 | 264 291 | |||
| NET RESULT | 32 094 433 | 36 462 847 | 2 684 967 | 2 949 727 | 1 703 123 | -11 706 231 |
| 1H 2018 | Consolidated | Brussel s Capita l |
Flemish | Walloon | The Netherlan ds |
Unattributed |
|---|---|---|---|---|---|---|
| total | Region | Region | Region | |||
| I. Rental Income | 12 108 196 | 7 079 593 | 1 039 096 | 2 616 123 | 1 373 384 | |
| OPERATING RESULT | ||||||
| 6 697 344 | 6 356 822 | 956 961 | 2 512 614 | 1 271 323 | -4 400 375 | |
| BEFORE PORTFOLIO RESULT | ||||||
| XVI. Result sale investment | ||||||
| -17 | ||||||
| 11 928 | 29 183 | 0 | 0 | 0 | 254 | |
| properties (+/-) | ||||||
| XVIII. Changes in fair value of | 2 193 | |||||
| 21 422 816 | 15 755 176 | 549 | 2 471 881 | 1 002 210 | ||
| Investment properties (+/-) | ||||||
| FINANCIAL RESULT | -2 782 248 | 17 383 | -2 799 631 | |||
The investment properties are originally booked based on their purchase price, including transaction costs and the non-deductible VAT (the "acquisition cost"). For buildings acquired through merger, demerger or contribution of business sectors, the taxes payable on the potential capital gains on the assets thus integrated are included in the cost of the assets concerned.
At the end of the first accounting period after their initial booking all investment properties are booked at their fair value.
The fair value is determined in 2 steps.
In the first step, an independent property expert carries out an evaluation of all investment properties including transfer taxes (registration fees or other transfer taxes), the so called "investment value".
The expert estimates the investment value based on two methods: the capitalization of the estimated rental value and the Discounted Cash Flow method (DCF method). The expert is allowed to use other methods for his expertise.
In the second step, in order to switch from the investment value to the fair value, the expert withholds an estimated amount of transfer taxes from the estimated investment value.
The investment value minus the estimated transfer taxes is the fair value as defined by IFRS 13.
In Belgium, the fair value is determined as follows:
22 The accounting treatment (2.5% transaction costs) has been clarified in a press release published by BeAMA on February 8th 2006 and confirmed in a press release from the BE-REIT Association on November 10th 2016.
When Home Invest Belgium decides to sell a building from its Belgian portfolio under a certain transaction structure, the effective transaction fees, which are expected to apply during the transaction, are deducted in order to determine the fair value, regardless of the global investment value of the building.
In The Netherlands, transaction taxes for residential real estate amount to 2%.
The fair value of the investment properties stood at € 554.91 million at June 30th 2019, an increase of € 30.41 million compared to December 31st 2018. The following table shows the evolution of investment properties over the first half of 2019:
| 1H 2019 | 1H 2018 | |
|---|---|---|
| C. Investment properties, balance at the beginning of the financial year | 524 506 117 | 457 864 921 |
| a. Investment properties available for rent at the beginning of the period | 490 364 387 | 423 105 968 |
| Completion of development projects (+) | 15 045 602 | 17 611 577 |
| Acquisition of buildings (+) | ||
| Capitalized subsequent expenses (+) | 2 366 954 | 2 221 223 |
| Acquisition of buildings(+) | ||
| Variations in the fair value of investment properties (+/-) | 30 439 628 | 21 422 816 |
| Sales (-) | -11 449 002 | -1 398 388 |
| a. Investment properties available for rent at the end of the period | 526 767 569 | 462 963 196 |
| b. Development projects at the beginning of the period | 34 141 731 | 34 758 953 |
| Investments and development projects | 5 520 609 | 2 623 956 |
| Acquisition of projects (+) | ||
| Acquisition of projects (+) | ||
| Delivered development projects (-) | -15 045 602 | -17 611 577 |
| Changes in the fair values of investment properties (+/-) | 3 529 226 | |
| b. Development project at the end of the period | 28 145 963 | 19 771 332 |
| c. Tangible fixed assets for own use | Geen | Geen |
| d. Others | Geen | Geen |
| C. Investment properties, balance at the end of the period | 554 913 532 | 482 734 527 |
During the first six months of 2019, Home Invest Belgium recorded positive changes in the fair value of its investment properties for a total amount of € 33.97 million (of which € 30.44 million for investment properties available for rent and € 3.53 million for development projects).
These changes are mainly due to the adjustments, in the first half year of 2019, in the assumptions in the treatment of transaction costs used to determine the fair value of investment properties. These adjustments had a positive effect on changes in the fair value of the investment properties for an amount of € 34.18 million.
Specifically, when determining transaction costs (as a section of the determination of the fair value
of investment properties), the category of residential and mixed-use buildings, whose structure and concept are suitable for sale in separate units, were no longer used.
Hence, the fair value of investment properties is determined as follows:
This adjustment is justified due to several considerations. First of all, it is unusual for an RREC to have a third category for (iii) buildings whose structure and design are suitable for sale in separate units, alongside the two commonly used categories of (i) buildings worth more than € 2.5 million and (ii) buildings worth less than € 2.5 million.
Moreover, the residential sector is evolving in an increasingly professional and institutionalized international context. In Belgium, recent amendments have led to the possibility of new structures, like non-listed regulated real estate companies (GVBF) and for RRECs to hold participations (of more than 25% instead of 50% previously) in other companies (such as an institutional RREC). Through these legal amendments, the authorities aim to encourage the pooling of investors into professional company structures. Such structures offer new possibilities to sell buildings for Home Invest Belgium, in addition to selling piece by piece. The effective registration fees that will apply on the sale of real estate investments will depend on the chosen transaction structure.
Against this backdrop, Home Invest Belgium's strategy has evolved, so as not to limit itself to individual unit sales. When a building is sold, it will be decided at that specific moment which specific sales structure will most maximize the value for Home Invest Belgium's shareholders. Therefore, it is not possible to know from now the applicable amount of transaction costs and it is therefore prudent to apply the average percentage for the sector of 2.5% on buildings with an investment value of more than € 2.5 million, and the full registration fees of 10% (Flemish Region) and 12.5% (Brussels-Capital Region and Walloon Region) on buildings with an investment value of less than 2.5%.
The fair value is based on the following quantitative parameters:
| Investment properties | 30/06/2019 |
|---|---|
| available for rent | |
| Rent capitalization method | |
| Weighted average of | |
| E Estimated rental value | € 136/m² ((range between: |
| € 55/m² and € 257/m²) | |
| Average of | |
| Vacancy assumptions | 5 months (range between: |
| 0 and 18 months) | |
| Average of 5.5% | |
| Capitalization rate | (range between 3.6% and 11.9%) |
| Number of m² or number of units | Average of 3,449 m² (range between: |
| 220 m² and 14.107 m²) | |
| Discounted cash flow methode | |
| Weighted average of | |
| Estimated rental value | € 136m² (range between: |
| € 107/m² and € 145/m²) | |
| / | |
| Vacancy Assumptions (long-term) | |
| Average of 11,025m² | |
| Number of m² or number of units | (range between 7,091 m² and |
| 20,488 m²) | |
| Average of 6.3% | |
| Discount rate | (range between 6.0% and 6.7%) |
| Average of 1.7% | |
| Inflation | (range between 1.5% and 1.8%) |
| Project Development Rent capitalization method |
30/06/2019 |
| Weighted average of € 118/m² | |
| Estimated rental value | (rate between € 113/m² and € |
| 126/m²) | |
| Vacancy assumptions (long-term) | Average of 9 months (range between 6 and 12 months) |
| Capitalization rate | Average of 4.4% (range between 4.1% and 4.7%) |
| Number of m² or number of units | Average of 8,296 m² (range between 4,537m² and 12,724m²) |
| Non-observable input | Impact of fair value with | |
|---|---|---|
| Decrease | Increase | |
| Estimated rental value (GHW) | Negative | Positive |
| Vacancy Assumptions (long-term) | Negative | Positive |
| Capitalization rate | Positive | Negative |
| Number of m² or number of units | Negative | Positive |
Investment properties are valued on a quarterly basis by an independent and qualified property expert. The reports are drafted on the basis of information shared by the company including the lease state, expenses and taxes borne by the lessee, rents, works to be carried out, etc. This information is retrieved from the database of the company's information system and is part of the administrative organization and internal audit of the company.
The property expert uses market-related parameters (discount rate, etc.) based on his judgment and professional experience. The information shared with the property expert, the parameters and the assessment model used by the property expert are checked by the Management, the Audit Committee and the Board of Directors.
If the gross rental yield of investment property available for rent were to increase by 0.25%, the fair value of investment property available for rent would decrease by € 24.38 million. If the gross rental yield of the investment property available for rent were to decrease by 0.25%, the fair value of the investment property available for rent would increase by € 26.86 million. If the estimated rental value of the investment property available for rent were to decrease by 5%, the fair value of the investment property available for rent would increase by € 26.34 million. If the estimated rental value of the investment property available for rent were to increase by 5%, the fair value of the investment property available for rent would increase by € 26.34 million.
| Liabilities | 30/06/2019 | 31/12/2018 |
|---|---|---|
| Short-term liabilities within one year | 0 | 0 |
| Long-term liabilities between one and five years | 179 803 923 | 140 000 000 |
| Long-term liabilities over more than 5 years | 79 000 000 | 123 284 316 |
| TOTAL | 258 803 923 | 263 284 316 |
At June 30th 2019, Home Invest Belgium had liabilities of € 258.80 million composed of:
| Summary of financial assets and liabilities at closing date | 30/06/2019 | 31/12/2018 |
|---|---|---|
| E. Non-current financial assets | 30/06/2019 | 31/12/2018 |
| Guarantees | 140 679 | 155 574 |
| TOTAL | 140 679 | 155 574 |
The non-current financial assets are a guarantee towards the RSZ and the reserve funds deposited in multiple joint ownerships.
| I. Non-current liabilities | 30/06/2019 | 31/12/2018 | |
|---|---|---|---|
| A. Provisions | |||
| b. Others | 173 625 | 173 625 | |
| B. Non-current financial debts | |||
| a. Financial institutions | 219 000 000 | 223 500 000 | |
| b. Financial leasing | 384 751 | ||
| c. Others | 39 802 923 | 39 874 316 | |
| C. Other non-current financial liabilities |
|||
| a. Hedging | 15 788 582 | 9 667 059 | |
| TOTAL | 275 150 881 | 273 125 000 | |
| II. Current liabilities | 30/06/2019 | 31/12/2018 | |
| B. Current financial debts |
| a. Financial institutions | ||||
|---|---|---|---|---|
| b. Financial leasing g | 53 552 | |||
| c. Others | ||||
| • | Received rent guarantees | 563 757 | 581 798 | |
| • | Others | 76 000 | 167 798 | |
| TOTAL | 693 308 | 749 596 |
The non-current financial debts for € 39.80 million relate to the bond issue (excluding costs) published in June 2014. The capital sum is equivalent to € 40 million and the expiry date is June 18th 2024.
The other non-current financial liabilities relate to the IRS as explained below. The negative fair value is at € 15.79 million at June 30th 2019.
The current and non-current liabilities under financial leasing for a total amount of € 0.44 million relate to lease obligations which are acknowledged on the balance sheet, following the application of IFRS 16 since January 1st 2019.
Other short-term financial obligations are mostly related to ground rent due under a leasehold agreement that the company has to pay annually.
| D. Current trade debts and other debts | 30/06/2019 | 31/12/2018 |
|---|---|---|
| D. Current trade debts and other debts | ||
| b. Others | ||
| • Suppliers | 2 648 464 | 2 426 316 |
| • Tenants | 791 590 | 791 590 |
| • Tax, salary and social security payables | 3 071 938 | 1 728 915 |
| TOTAL | 6 511 992 | 5 301 051 |
The interest rate hedge instruments are exclusively of the IRS type (Interest Rate Swap). They form contracts for the conversion from variable interest rates to fixed. At June 30th 2019, the total nominal amount of the IRS hedges amounted to € 223.00 million.
The hedging instruments are not considered as cash flow hedges. Changes in the value of the hedging instruments are accounted directly in the income statement. The total value of the hedges at June 30th 2019 was a negative sum of € -15.79 million due to a fall in interest rates after the hedges were closed. The Board of Directors hopes its hedge policy will provide the company with maximum protection against any interest rate increases.
| Hedge instruments at | Interest | Hedge accounting |
Fair value at | |||
|---|---|---|---|---|---|---|
| 30/06/2019 | Type | Amount | Rate | Deadline | (yes/no) | 30/06/2019 |
| Belfius | IRS | 10 000 000 | 1.160% | 10/11/2024 | No | -815 172 |
| Belfius | IRS | 10 000 000 | 1.060% | 10/11/2024 | No | -758 573 |
| Belfius | IRS | 15 000 000 | 1.965% | 10/11/2027 | No | -2 626 068 |
| Belfius | IRS | 21 500 000 | 0.585% | 10/11/2025 | No | -1 132 393 |
| Belfius | IRS | 17 000 000 | 0.435% | 31/10/2024 | No | -670 472 |
| Belfius | IRS | 8 000 000 | 0.585% | 30/10/2026 | No | -329 429 |
| BNP Paribas Fortis | IRS | 25 000 000 | 1.199% | 30/09/2027 | No | -2 625 583 |
| BNP Paribas Fortis | IRS | 21 500 000 | 0.400% | 30/11/2021 | No | -211 592 |
| ING | IRS | 10 000 000 | 1.600% | 14/04/2026 | Ne | -1 274 413 |
| ING | IRS | 15 000 000 | 0.350% | 1/06/2022 | Ne | -145 572 |
| ING | IRS | 20 000 000 | 1.896% | 15/12/2025 | No | -2 796 811 |
| KBC | IRS | 15 000 000 | 0.087% | 5/05/2021 | No | -161 828 |
| Hedge instrument IRS type | 188 000 000 | -13 547 906 |
| Hedge instruments on 30/06/19 with |
Interest | Hedge accounting |
Fair value at | ||||
|---|---|---|---|---|---|---|---|
| future start date | Type | Amount | rate | Start | Deadline | (yes/no) | |
| 30/06/2019 | |||||||
| ING | IRS | 15 000 000 | 2.34% | 14/11/2021 | 14/05/2024 | No | -979 423 |
| ING | IRS | 20 000 000 | 1.90% | 14/12/2021 | 14/12/2021 | No | -1 600 679 |
| Hedge instrument IRS type | |||||||
| with future start date | 35 000 000 | -2 580 102 | |||||
| DVA – adjustment of credit risk | 339 426 | ||||||
| TOTAL | -15 788 582 |
IFRS 13 is applicable to valuations at fair value and sets the requirements in relation to information provision around fair value. IFRS 13 provides a 3-level hierarchy of fair values for data input (levels 1, 2, and 3).
As far as financial instruments are concerned, all of these fair values are level 2. As Home Invest Belgium has no levels other than 2, the company has not rolled out a follow-up policy for transfers between levels.
The valuation is set by the banks on the basis of the current value of estimated future cash flows. They are taken over from the different bank counterparts. Subsequently, adjustments are made in the valuation of the credit risk (CVA or DVA), calculated on the basis of market data which give approximations for the associated credit risk.
Although the most common derivative instruments are considered trading instruments under IFRS standards, they are only intended for the hedging of risk concerning interest rate fluctuations and not for speculative purposes.
At June 30th 2019, the following companies formed part of the consolidation scope of Home Invest Belgium:
| Name | Company number |
Country of origin |
Shareholding (direct or indirect) |
|---|---|---|---|
| Home Invest Belgium NV | 0420 767 885 | Belgium | - |
| Charlent 53 Freehold BVBA | 0536 280 237 | Belgium | 100% |
| De Haan Vakantiehuizen NV | 0707 946 778 | Belgium | 50% |
| Immobilière Meyers-Hennau NV | 0454 216 257 | Belgium | 100% |
During the first half year of 2019, Home Invest Belgium did not take over or create any new companies.
On June 27t h 2018, Home Invest Belgium signed an agreement (under conditions precedent) with the aim of acquiring the company BE Real Estate, owner of four "aparthotel" type buildings. The conditions precedent relate, among others, to the regularization of the permits for the Montgomery and Ambiorix site. The conditions precedent expire 18 months after the date of signing, i.e. on December 27t h 2019. The conditions precedent are expected to be reali zed towards the end of the fourth quarter of 2019.
Home Invest Belgium has a number of current collection procedures which may have a very limited effect on the numbers.
Home Invest Belgium is involved in several court cases. These cases have no meaningful impact on the financial position or profitability of Home Invest Belgium.
The majority of the (residential) tenancy agreements signed by Home Invest Belgium stipulate the provision of a rent bond of 2 months' rent in favour of Home Invest Belgium.
The agreement signed by Home Invest Belgium in 2018 for property situated in Uccle includes a purchase option in relati on to the lessee. The exercise of this purchase option is subject to a number of conditions.
The leasehold agreement that Home Invest Belgium has signed at La Toque d' Argent includes a purchase option on behalf of the lessee.
Following the merger by takeover of S&F Immobilière NV/S A, Home Invest Belgi um issued a guarantee of € 28 529 99 to the instruments notary for the remediation work to be carried out.
Home Invest Belgium and its perimeter companies are also linked to specific contracts such as estimates, insurance contracts, and Asset Management Services Contracts.
There are no events after the balance sheet date.
Report of the statutory auditor to the shareholders of Home Invest Belgium nv/sa on the review of the Interim Condensed Consolidated Financial Statements as of 30 June 2019 and for the six-month period then ended
We have reviewed the accompanying interim condensed consolidated balance sheet of Home Invest Belgium nv/sa (the "Company"), and its subsidiaries (collectively referred to as "the Group") as at 30 June 2019 and the related interim condensed consolidated income statement, the statement of changes in shareholders' equity and the cash flow statement for the six-month period then ended, and explanatory notes, collectively, the "Interim Condensed Consolidated Financial Statements". These statements show a consolidated balance sheet total of € 582.566 thousand and a consolidated profit for the six-month period of € 32.094 thousand. The board of directors is responsible for the preparation and presentation of these Interim Condensed Consolidated Financial Statements in accordance with International Financial Reporting Standard IAS 34 Interim Financial Reporting ("IAS 34") as adopted by the European Union. Our responsibility is to express a conclusion on these Interim Condensed Consolidated Financial Statements based on our review.
We conducted our review in accordance with the International Standard on Review Engagements 2410 "Review of Interim Financial Information Performed by the Independent Auditor of the Entity". A review of interim financial information consists of making inquiries, primarily of persons responsible for financial and accounting matters, and applying analytical and other review procedures. A review is substantially less in scope than an audit conducted in accordance with the International Standards on Auditing and, consequently, does not enable us to obtain assurance that we would become aware of all significant matters that might be identified in an audit. Accordingly, we do not express an audit opinion.
Based on our review, nothing has come to our attention that causes us to believe that the accompanying Interim Condensed Consolidated Financial Statements are not prepared, in all material aspects, in accordance with IAS 34 Interim Financial Reporting as adopted by the European Union.
Brussels, 4 September 2019
Ernst & Young Bedrijfsrevisoren cvba/Ernst & Young Réviseurs d'Entreprises scrl Statutory auditor represented by
Joeri Klaykens* Partner * Acting on behalf of a bvba/sprl
As per article 13, §2 of the Royal Decree of November 14th 2007, the Board of Directors of Home Invest Belgium declares that after taking all necessary actions and to the extent known:
a. the half-year summary figures drafted on the basis of the foundations for financial reporting in accordance with IFRS and IAS 34 "Interim financial reporting" as approved by the European Union give an accurate representation of the assets, the financial situation and the results of Home Invest Belgium and the companies included in the consolidation;
b. the half-year report gives an accurate account of the primary events of the first six months of the current accounting year, of their influence of the summary figures, of the main risk factors and uncertainties in relation to the remaining months of the financial year as well as the primary transactions between the associated parties and any effect on the summary figures should these transactions be of significant importance, and were not carried out under normal market conditions;
c. the details in the interim annual statement are true to the actual situation and that no details have been omitted that may alter the scope of the half yearly statement.
The consolidated half-year results were approved by the Board of Directors on September 4th 2019.
Home Invest Belgium has used Alternative Performance Measures (APM) within the meaning of the Guidelines issued by the European Securities and Markets Authority (ESMA) on October 5 th 2015 in its financial communication for many years. A number of these APMs are recommended by the European Public Real Estate Association, EPRA, while others were established by the sector or by Home Invest Belgium to provide the reader with a better understanding of the company's results and performances.
Performance indicators that are defined by the IFRS or by law, and indicators that are not based on items in the income statement or the balance sheet, are not considered to be APMs.
All information related to the APMs is included in this report and has been approved by the Auditor.
This is the percentage of financial debt with a fixed interest rate compared to the total financial debt.
The numerator corresponds to the sum of fixed-rate borrowing plus floating-rate debts after conversion into fixed-rate debts via IRS contracts in effect at the end of the financial year. The denominator corresponds to the total amount of financial debt drawn on the closing date.
A significant portion of the company's financial debts are concluded at floating rates. This APM is used to measure the risk associated with interest rate fluctuations and its potential impact on the results.
| 30/06/2019 | 31/12/2018 | |
|---|---|---|
| Fixed-rate financial debt | 40 000 000 | 40 000 000 |
| Floating rate debt converted into fixed-rate debt via IRS | 188 000 000 | 180 000 000 |
| Total fixed-rate debt | 228 000 000 | 220 000 000 |
| Total floating-rate debt | 31 000 000 | 43 500 000 |
| Total debt | 259 000 000 | 263 500 000 |
| Coverage rate | 88.03% | 83.49% |
The interest costs (including the credit margin and the cost of the hedging instruments) divided by the weighted average financial debt over the period in question. The numerator corresponds to the sum of the net interest costs included in item XXI of the income statement adjusted to take account of the interim interest included in the assets. The denominator corresponds to the average financial debt calculated over the period in question.
The company is partly financed by debt. This APM is used to measure the average cost of the interest paid and its impact on the results. It also enables an analysis of the evolution of the debt over time.
| 1H 2019 | 1H 2018 | |
|---|---|---|
| Net interest charges (heading XXI) | 2 500 349 | 2 185 581 |
| Activated interim interests | 282 144 | 264 105 |
| Total cost of financial debt | 2 782 494 | 2 449 686 |
| Weighted average debt | 259 248 619 | 232 333 333 |
| Average funding cost | 2.14% | 2.10% |
The net asset value before variation in the fair value of the hedging instruments is a performance indicator that is not defined by the IFRS standards. Home Invest Belgium uses this term to reflect the equity per share before the non-cash effects of the revaluation of the hedging instruments. It is calculated by dividing the equity before variations in fair value of the hedging instruments by the number of shares in circulation (after deduction of own shares).
This APM is used to calculate the net asset value after adjustment of the value of the IRS contracts.
| 30/06/2019 | 31/12/2018 | |
|---|---|---|
| Value of net assets (IFRS) | 297 809 565 | 269 003 279 |
| Number of shares at the end of the period (excl. own shares) | 3 288 146 | 3 288 146 |
| IFRS NAV per share | 90.57 | 81.81 |
| 30/06/2019 | 31/12/2018 | |
| Value of net assets (IFRS) | 297 809 656 | 269 003 279 |
| Fair value of financial instruments | 15 788 582 | 9 667 059 |
| Deferred taxes | 1 190 899 | 1 031 150 |
| EPRA NAV | 314 789 046 | 279 701 488 |
| Number of shares at the end of the period (excl own shares) | 3 288 146 | 3 288 146 |
| EPRA NAV per share | 95.73 | 85.06 |
The EPRA result is the net result (share group) excluding the portfolio result and the variations in the fair value of the non-effective interest hedges. The term is used in accordance with the Best Practices Recommendations of EPRA.
This APM measures the profitability of the company, without regard to the result of the change in the value of the assets or liabilities on the portfolio and gains or losses on the sale of investment properties and the other result of the portfolio and without regard to the arbitration of the portfolio.
| 1H 2019 | 1H 2018 | |
|---|---|---|
| NET RESULT (GROUP SHAREHOLDERS) (IFRS) | 32 094 433 | 24 917 702 |
| - Excluding : Result of sales of investment properties (ii) | -22 813 | -11 928 |
| - Excluding : variations in the fair value of properties (i) | -33 968 853 | -21 422 816 |
| - Excluding : Other portfolio result (viii) | 6 409 | 291 553 |
| - Excluding : Variations in the fair value of financial assets and liabilities (vi) - Excluding : non-EPRA elements in the share of the result of associates and joint |
6 121 523 | 587 798 |
| ventures (ix) | 379 168 | 0 |
| EPRA RESULT | 4 609 867 | 4 362 309 |
| Average number of shares | 3 288 146 | 3 288 146 |
| EPRA RESULT PER SHARE | 1.40 | 1.33 |
This alternative performance indicator measures the company's operational profitability as a percentage of rental income and is calculated by dividing the "operating profit before the result on the portfolio" by "the real estate result".
This APM is used to assess the operating performance of the company.
| 1H 2019 | 1H 2018 | |
|---|---|---|
| Operating result before portfolio result | 6 609 313 | 6 697 344 |
| Property result | 10 600 388 | 9 756 146 |
| 2019 | ||
|---|---|---|
Half-year financial report: results at June 30th 2019 Thursday Sept 5th Interim statement: results at September 30th 2019 Friday Nov 15th
Annual press release on the financial year 2019 Thursday February 20th Publication of the annual financial report on the website Friday Aprill 3rd Interim statement: results at March 31st 2020 Tuesday May 5th Ordinary General Meeting of the financial year 2019 Tuesday May 5th Payment of the dividend of the financial year 2019 Friday May 15th Half-year financial report: results at June 30th 2020 Thursday Sept 3rd Interim statement: results at September 30th 2020 Friday Nov 13th
| Sven Janssens Chief Executive Officer |
Preben Bruggeman Chief Financial Officer |
|
|---|---|---|
| Tel: +32.2.740.14.51 E-mail: [email protected] www.homeinvestbelgium.be |
Home Invest Belgium Boulevard de la Woluwe 46, Box 11 B – 1200 Brussels |
|
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