Interim / Quarterly Report • Jun 14, 2022
Interim / Quarterly Report
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HALF-YEARLY CONSOLIDATED FINANCIAL REPORT AT 31 MARCH 2022
made in Milano
Financial Statements al 31.03.2022 ________________
__
Management and control bodies 5. Group structure 8. Highlights 12. Lettera agli azionisti
This is us Brief overview of the company, from its creati on to present day
E-commerce The first integrated e-commerce platform for new residential real estate
…and Homizy Vision, Mission e Strategy of Homizy.
Abitare In and the search for "beauty":
Address Operati ng Headquarters: Viale Umbria, 32 Milano Tel: +39 02 67.02.550 [email protected] www.abitareinspa.com
Half-yearly consolidated fi nancial report 31.03.2022
Directors' Report 31.03.2022
Notes to the Consolidated Financial Report
| Luigi Francesco Gozzini | Chairman and Chief Executive Officer |
|---|---|
| Marco Claudio Grillo | Chief Executive Officer |
| Mario Benito Mazzoleni | Independent Board member |
| Giuseppe Carlo Vegas | Independent Board member |
| Nicla Picchi | Independent Board member |
| Eleonora Reni | Board member |
| Ivano Passoni | Chairman |
|---|---|
| Marco Dorizzi | Standing statutory auditor |
| Matteo Ceravolo | Standing statutory auditor |
| Fanny Butera | Substitute statutory auditor |
| Mariateresa Giangreco | Substitute statutory auditor |
Auditing firm BDO Italia S.p.A.
Manager in charge of preparing the accounting documents Cristiano Contini
Abitare In Development 3 S.r.l., Abitare In Development 4 S.r.l., Abitare In Development 6 S.r.l, Abitare In Development 7 S.r.l. , Milano Progetti S.r.l., Richard S.r.l., Mivivi S.r.l., Smartcity S.r.l., City Zeden S.r.l., Volaplana S.r.l., Deametra S.r.l., Immaginare S.r.l., Creare S.r.l., Hommi S.r.l., Housenow S.r.l., Accursio S.r.l., Citynow S.r.l., Ziro S.r.l.
These half-yearly financial statements, and in particular the sections entitled "Outlook" and "Main risks and uncertainties to which the Abitare In Group is exposed", contain forward-looking statements. These statements are based on the Group's current expectations and projections of future events and, by their nature, are subject to an intrinsic component of risk and uncertainty. They refer to events and depend on circumstances that may, or may not, happen or occur in the future. Actual results may differ from those contained in these statements due to a variety of factors, such as volatility in capital and financial markets, changes in macroeconomic conditions and economic growth and other changes in business conditions, changes in legislation and on the institutional scenario and many other factors, including possible developments in the Covid-19 pandemic, most of which are outside the control of the Group.
These half-yearly consolidated financial statements at 31 March 2022 (hereinafter referred to as the "halfyearly report") have been prepared in compliance with Article 154-ter of Italian Legislative Decree 58/1998 as amended, as well as the Issuers' Regulations issued by Consob, and therefore do not include all the supplementary information required in the annual financial statements and must be read in conjunction with the Group's consolidated financial statements as at 30 September 2021.
This half-yearly report includes the half-yearly condensed consolidated financial statements at 31 March 2022, prepared in accordance with IAS 34, Interim Financial Reporting. The half-yearly condensed consolidated financial statements at 31 March 2022 have been prepared in "condensed" form and must therefore be read together with the consolidated financial statements of the Abitare In Group for the year ended 30 September 2021, prepared in compliance with the IFRS, without prejudice to anything described in the following paragraph of the explanatory notes "Accounting standards, amendments and interpretations applicable from 1 October 2021".
The AbitareIn Group specialises in implementing urban regeneration and redevelopment residential projects involving the purchase of disused or abandoned properties, their demolition and the construction of new residential complexes (both phases that are entirely outsourced through tender contracts) and, finally, their marketing. The Group mainly addresses families who buy a home to live in, focusing its development activities, in particular, on the semi-central and semi-peripheral areas of the city of Milan, whose selection the result of careful research within a portfolio of opportunities outlined by an Issuer's internal team - is based on the socio-economic fabric, demographics and the supply and demand relationship.
Starting at the end of 2019, the Group launched the project called "Homizy". Homizy nowadays is an innovative SME, 70.7% owned by the parent company Abitare In S.p.A., dedicated to the development of a new strategic line of business, namely the development and rental of residential properties through so-called coliving solutions, listed on the Euronext Growth Milan market, in the Professional segment.
In particular, Homizy aims to offer young people, aged between 20 and 35, who relocate from their places of origin to a different city to pursue their career path or who want to fly the nest to become more independent, a living solution that guarantees efficiency in management and maintenance, innovative services and spaces for socialising.
Pursuant to IFRS 8, no information is provided in relation to operating segments as this is not deemed to be material.
at 13.06.2022
Appartamenti1 pronti alla commercializzazione6
1,285 at the end 2022
at the end 2023
Notes: 1) No. of apartments, considering an average surface area of 92 m2 for the marketing in unrestricted building and 82 m2 for social housing. The actual number of apartments built and for which contracts have been signed - without prejudice to the combined floor area (m2) - may vary depending on the level of customisation of the surface area of the real estate units.
As at the date of approval of this report, the AbitareIn Group is the owner or promissory buyer, by virtue of binding agreements, of 22 areas, corresponding to 296,000 square meters of net saleable area for development, equivalent to 3,297 standard-size apartments (the Development Pipeline). The various initiatives included in the Pipeline, located in strategic areas of the City of Milan (including Porta Romana District, Lambrate, Naviglio Grande, Certosa) are at different stages of development, based on the Company's business model:
Of the almost 3,300 apartments in the pipeline, four different projects are currently being marketed (according to the micro-campaign procedures): Lambrate Twin Palace, The Units, Palazzo Sintesy and the Balduccio Dodici for a total of around 340 standard apartments1
Without considering the projects currently being marketed, 653 standard1 apartments have already been sold (on a preliminary basis), for a value of Euro 290 million, with formally agreed down payments (secured by an insurance guarantee) for Euro 90 million.
To date, the Group has delivered 409 apartments, split between the three projects Abitare In Poste, Abitare In Maggiolina and Olimpia Garden, for a total value of Euro 131 million, while 440 apartments are currently under construction. In the next 12 months, the 3 projects of Milano City Village, Palazzo Naviglio and Trilogy Towers will be delivered in full, consisting of around 420 standard1 apartments1 .
The remaining projects are currently in the design, study and approval phases of the authorisation process. In this regard, it is important to highlight another aspect of the Company's development pipeline, that is, its maturity. Thanks to the work carried out by a team specialised in this area, within AbitareIn, which is responsible for carrying out the preparatory activities to obtain the necessary authorisations to carry out the projects, more than 1,280 apartments will be ready for marketing2 by the end of 2022, while more than 2.460 apartments will be ready for marketing by the end of 2023 (cumulative figure).
1 No. of apartments, considering an average surface area of 92 m2 for the marketing in unrestricted building and 82 m2 for social housing. The actual number of apartments built and for which contracts have been signed - without prejudice to the combined floor area (m2) - may vary depending on the level of customisation of the surface area of the real estate units. 2 Construction site that can be launched within 12 months
22 projects under construction or marketing located in the areas of Milan with the highest growth rate
Marco Claudio Grillo Amministratore Delegato
Luigi Francesco Gozzini Presidente
Dear Shareholders,
today we approve the consolidated results for the first half of this financial year. The results are positive and confirm our Company's growth trend, during a period in which the economy, at a global level, faced new challenges, which changed the economic and market scenarios and led companies and investors to change their strategies to be prepared for new developments.
The AbitareIn project was launched in 2013, the year in which the residential property market in Italy reached its lowest point, thus seizing growth opportunities offered by critical situations, and is therefore, by its very nature, also ready to face these new challenges with the best tools.
In the current context, though still characterised by various uncertainties, we continue to focus on the development of our business, with various considerations. First of all, we confirm the success of the new sales strategies, which maximise the potential of a market with strong house purchase price growth, and we see inflation - and like us, all the main market operators - as a driving factor, especially in view of the high differential with interest rates which, though rising gently, continue to be at very low levels. Work is also proceeding as planned for the completion of the construction sites in progress, in line with the expected completion times, for which, regarding the delivery of supplies, the delays that occurred in the first quarter of the year are no longer being reported. Of course, we will proceed to monitor the situation, to continue to respond promptly to developments in the market and the macroeconomic situation.
During the last half-year, we launched the marketing of several projects, with results that have confirmed our expectations. Four projects marketed simultaneously, Lambrate Twin Palace, Palazzo Sintesy, The Units and BalduccioDodici, testify to the level of maturity and organisational efficiency achieved by our Company, whose evolution has led to the achievement of an important new result. We have created the first corporate platform for the online sale of newly built houses, which brings together within a single web-based environment all our initiatives under development, in which it is possible to select the project you are interested in, create quotations, book appointments and buy, all conveniently through your own device.
During the current financial year, we will continue to market our projects, in a market context in which demand continues to remain at increasingly high levels in the face of an endemic lack of products - especially new products - which, together with the attractiveness of Milan, leads to a structural increase in prices. Our land development work continues at full pace, having experienced considerable progress in the authorisation procedures for the numerous projects we have in the pipeline. The works relative to three projects under construction are now nearing completion, namely Milano City Village, Palazzo Naviglio and Trilogy Towers, resulting in 420 apartments that we will hand over to our customers as from the beginning of the next fiscal year.
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Founded in 2015 - bringing with it over 15 years of experience of its founding shareholders Luigi Gozzini and Marco Grillo - within just a few years AbitareIn has become the major player in the Milan residential property development market, boasting an order book of 17 pro-
jects in the pipeline, equivalent to a total of over 2,500 apartments. Building on its unrivalled sector know-how and, above all, its highly specialised and innovative mindset, digital capabilities and specialism, the Company has developed an unprecedented business model that involves creating a completely customisable "home" product (Tailoremadehomes), that benefits from the economies of scale typical of an industrialised model. AbitareIn is registered in the special "Innovative
SMEs" section of the Companies' Register and has been listed on the AIM Italia stock market since April 2016. The translisting on the STAR market, for which the relatedmprocedures commenced a few months ago, is due to be completed within the first few months of 2021.
AbitareIn completes urban regeneration projects, demolishing disused or abandoned buildings and improving the residential fabric of the city by building new Family homes with a high aspirational value and a strong visual and architectural impact. While the know-how used in selecting the areas, designing the projects and obtaining the required authorisations is managed completely in-house and constitutes the core element of AbitareIn's uniqueness, the actual construction of the projects is contracted out to primary construction firms, thus eliminating the associated risk, thanks also to the extensive use of technology that ensures that the Company is constantly updated on the status of the sites and is able to take prompt action, if needed.
Its real estate projects have always been enormously successful, even in the years of the financial crisis. The Company has developed and fine-
tuned its product and marketing strategy through strong branding and the use of state-of-the-art marketing and Customer Relationship Management (CRM) tools. The latest innovative project is AbitareIn's proprietary e-commerce platform for selling homes under construction. The Company will use the new platform to offer customers na extremely immersive and complete buying experience, delivered through innovative technology: the artificial intelligence of a virtual assistant available 24 hours a day, an online
apartment configurator (similar to those used in the automotive industry), the possibility of virtually visiting the showrooms thanks to virtual reality technology, the possibility of conducting meetings via videoconferencing and the digitisation of all the documentar and contractual processes.
In fact, AbitareIn's business model is unique in the Italian market, so much so that it has attracted support from leading national and international operators of primary standing, in both the real estate and financial sectors, who have joined the shareholder base and accompanied the Company along its growth path. The Group's "compartmentalised" structure and the way in which it sells its products (first we sell, then we build) makes the projects self-financing and ensures the financial soundness of the Company.
The meeting of the two visions of the founders, Luigi Gozzini and Marco Grillo, led to the birth of AbitareIn S.p.A. and to a real upheaval of the residential development paradigm. The two developers, aware of the importance of radically changing the dynamics typical of the real estate sector, were able to bring the processes of digital and industrial innovation typical of other sectors to the residential sector.
This revolution, which began as early as 2015 when research and development activities were already central, was speeded up as a result of the Covid-19 pandemic, leading to the launch of the online sales platform dedicated to an initial real estate initiative and aimed at allowing end users to virtually visit flats and purchase a home, crossing the boundaries of the physical.
Having reached this goal, following constant and substantial investments in research, the innovative AbitareIn Corporate E-Commerce Platform was launched in 2022, the first real technological solution in the world, in terms of degree of detail, user experience and all-round integration with business processes, aimed at selling houses online.
In collaboration with TECMA Solutions, a Tech Company specialized in Digital Transformation for the Real Estate sector, we developed a new business model: a digital showroom with all our new projects promoted.
The initiative stems from the desire to respond to the new needs of end users, who are increasingly oriented towards online purchasing solutions and the customization of environments.
In 2022, we therefore presented the new platform that allows users to enjoy a 360-degree shopping experience from the comfort of their own home. The technology developed makes it possible to view all AbitareIn's real estate initiatives in a single web environment, select the different housing solutions and personalize them, make an estimate, book an appointment at the physical showroom (which has also been renovated and enriched with digital hardware and software technologies) or directly on video, and buy online.
The project, on which AbitareIn and Tecma have been working for more than two years, brings the residential development sector to be multi-channel, and is the result of a partnership that stems from the shared value of innovation as a driver of transformation.
Homizy is the Group's new line of business focused on building CO-LIVING apartments for the Milan rental market.
Homizy is the residential version of the sharing economy: property, space and services are shared to create new socialising opportunities through the pervasive use of technology, ensuring the most efficient management and optimisation of resources.
Transforming the "home" into A SHARING EXPERIENCE to bring people together.
Making all those who choose Milan to enhance their personal and professional growth "FEEL AT HOME"
Designed mainly with young professionals in mind: young people, aged 18 to 35, who relocate from their home towns for work or who want to fly the nest to become more independent.
This target, more than any other, is experimenting with a new way of working, more fluid and constantly evolving, requiring a greater level of adaptability, which marries well with housing solutions that are more dynamic, integrated with the main servi-
ces, that facilitate togetherness, sociality and interpersonal relations. Young professionals seek and choose coliving solutions not so much for economic reasons but because they are consciously looking for more services better suited to their needs, but still aren't ready to take the "big step" of buying a house.
The Homizy product, so-called "build to share", will be on-trend and smart residential complexes designed and built specifically with co-living services in mind, aimed at providing more efficient management and maintenance, innovative services and social spaces. The product is exclusively residential - it is not classed as student accommodation or as services apartments (too specific and restrictive, as well as already more widely available on the market). The entry of the Abitare In Group in the rental market will enable it to maximise the use of know-how acquired over the years. In fact, the new buildings will mainly be developed by recovering and/or demolishing and rebuilding existing structures - in full keeping with the urban regeneration concept - and will consist of large apartments with several bedrooms, en-suite or with shared bathrooms, and shared living and kitchen areas. To a lesser extent, the projects will also include studio apartments and multiple communal areas designed for various activities, such as co-working spaces, bike labs, utility areas, leisure spaces. All Homizy buildings will feature "two level" sharing: the first level, within each apartment, consists in sharing communal areas (kitchen and living area) and broadband. The second level, within each building, consists in sharing the main services included to support the management of the structure and encourage social interaction.
On-trend and smart residential complexes designed and built specifically with co-living services in mind, aimed at providing more efficient management and maintenance, innovative services and social spaces.
To satisfy a new type of demand, moving ahead of the market to rapidly gain a position of LEADER-SHIP.
Making the most of Abitare In's economies of scale and know-how, Homizy offers Milan a product in the price range of Euro 550-900 per room, all inclusive.
Abitare In Maggiolina is the second project carried out by Abitare In, completed and delivered from 2020 onwards.
125 apartments distributed in the two buildings, Sky Tower and Maggiolina Gardens, originating from the complete regeneration of an abandoned and degraded area, which used to house the headquarters of the daily newspaper "Il Giorno".
In the Abitare In Maggiolina project, architecture and nature merge and liaise to create a unique backdrop in the heart of the Maggiolina neighbourhood, known for its natural beauty spots on the Martesana and for its orchards and splendid villas.
The icon of the project is the system of suspended white floors, of an evident formal clarity, which rise one after the other, leaving free and flexible the space between them.
Each terrace becomes a supporting structure for nature to develop. A skilful alternation of hanging parapets gives a green tone to the outdoor private areas, transforming them into authentic high-rise gardens, irresistible features, corners of paradise to enjoy the Milan skyline from.
The materials used for the external cladding and the interiors also echo the effects and the forms of nature. All glazed components, from the generous openings to the parapets, soften the bulk of the two buildings - Sky Tower and Maggiolina Gardens - making them light and contemporary.
Linking the residential development to the city, an enormous park offering a completely immersive experience: lawned and paved areas, environments where a range of shrubbery creates a natural backdrop.
The former industrial site at via Tacito was a perfect example of urban void, which has finally been given a brand new lease of life with the Milano City Village project.
The design concept takes inspiration from the square, as a centralising element, a catalyst of social interaction and an accelerator of relationships, a space placed at the centre, metaphorically and physically, of the built complex.
In keeping with the style of the typical Milanese inner courtyards, Milano City Village has its own internal space, a place where one can rediscover the essence of the human dimension.
A courtyard that is a square, a meeting place, a place of passage but also a space to relax in, in which to rediscover a sense of communion with oneself and the community.
In Milano City Village the mosaic effect of the facade features ample, deep loggias, jutting out here and there like delightful suspended terraces. The contrast between solids and voids enlivens the facades and creates a new architectural landscape: an urban scenario that was not there before, mending the tear between the consolidated historical city and the new city in expansion.
A residential complex of three towers with evocative names: Gold, Diamond and Platinum.
Trilogy Towers hands back a precious fragment of the city to the community in the form of a brand new residential complex, with architectural and compositional features that give renewed vitality to the local area.
The project is based at Via Gallarate, in the north-west area of Milan, which has been known as an experimental district from the early 20th century.
Once home to important industries, the area now offers enormous regeneration opportunities. It is no coincidence that the area is on axis with the City Life - Tre Torri and Portello projects, two major urbanisation initiatives that have recently transformed the face of the city of Milan.
Trilogy Towers is unique for the meticulous design of the facades, finely chiselled as if by the skilled hands of a goldsmith. Stylish metallic detailing makes the surfaces precious and iridescent. Like a jewel.
The interplay of solids and voids, the juxtaposition of different materials and the different depths of the elements convey movement and dynamism to the facade.
Palazzo Naviglio steps into the Milanese panorama with a new approach to residential property design, introducing, in the historic Giambellino neighbourhood, a building with a very low environmental impact that promotes sustainability as a lifestyle in the broadest sense.
A contemporary building - two staggered structures with large loggias overlooking the city and the Naviglio canal. Light bamboo and metal slats enliven the facade, drawing sinuous profiles like branches.
Air, water, light, wood, green: the palette, in pastel tones, evokes the natural elements and narrates a deep and intimate relationship between man and nature, an expression of harmony and mutual wellbeing.
The bamboo wood covering, a material with a completely neutral ecological impact, creates a naturally warm and enveloping atmosphere.
From Nature for Nature.
Cutting-edge technology, very low emissions: from plaster that purifies the air, capturing pollutants, to the rainwater collection and organic waste management systems - expressions of a profound green philosophy.
Savona 105 underlines once again Abitare In's ability to identify strategic areas of intervention for Milan. After Palazzo Naviglio in the Giambellino neighbourhood, Abitare In has moved just a short distance to one of the areas with the highest level of great cultural ferment: Tortona. With a project designed as a tribute to the stimulating process of "creative regeneration": a project that gives new life to disused and abandoned material through culture, art, design.
Immersed in a park where green rooms alternate with paved areas, the ground floor of the building accommodates multiple services, taking inspiration from hotels and the smart city concept: the former so that each resident can feel like a welcome guest every day, the latter to improve the organisation of daily activities.
The internal amenities make it easier to organise everyday activities to leave more time for passions.
A way to achieve a better quality of life.
Just a short walk from the underground station, Olimpia Garden is Abitare In's new complex of 138 apartments across three buildings (two of which already built), with a large private park and a number of communal areas.
The complex consists of different types of apartments, all delivered "turnkey" including furniture packages designed specifically by Abitare In's Interior Designers to offer an efficient and stylish product.
The project is located in an urban context that is undergoing large-scale development and redevelopment, straddling the highway that will link the Olympic Village due to be built for the 2026 Winter Olympics and the new Milan Arena, Palaitalia, to be built in the Santa Giulia neighbourhood.
Abitare In has recently launched a new project in Milan on an area that has been clamouring to be developed for a long time now, between Piazzale Ohm and Via Richard and Via Faraday.
It will be an identity-making, modern and symbolic project, involving the creation of two buildings inspired by geometric architectural design and designer ceramics, for a continuous dialogue with the neighbourhood's history - past and future. Its name is Porta Naviglio Grande.
Abitare In makes its contribution to the city once again, to create additional added value for everyone, still maintaining the style that distinguishes it from the rest of the market. Because today more than ever, everyone needs beauty.
The Porta Naviglio Grande apartments have been designed according to criteria based on sustainability, functionality, comfort and design. All the apartments have been designed to respect the environment and save energy. The A1 energy class is a guarantee of reduced energy consumption due to the heating and cooling of indoor spaces. From photovoltaic panels that convert light into electricity, to large outdoor spaces to appreciate the benefits of fresh air and the magnificent roof that turns into a roof garden where you can see an urban garden bloom. But that's not all, the project hosts several services (Smart Work – Bike Lab – Delivery Room) that simplify people's days, by meeting various daily requirements.
The Units (https://theunits.it/) is a residential complex overlooking Piazzale Accursio, a Milan area with a dynamic, fresh and innovative personality.
The proximity of Piazza Portello and City Life offers numerous possibilities for entertainment, places of interest and catering. In fact, the area is rich in contemporary architecture, shops and sculptures to discover just as an open-air museum.
Each apartment has an external private area to enjoy the open air and be in contact with nature, while remaining in one's home space. In addition, you can enjoy an exclusive view of the panoramic Rooftop Garden which offers moments of relaxation surrounded by green tubs containing trees and shrubs.
This natural dimension converses harmoniously with innovative and high-tech materials. The combined effect of stone and wood in the structure goes perfectly with the steel and glass of the stairwell structure in a composition that allows a mix of warm and natural nuances with high-tech transparency and style, providing the exclusive 12 apartments with a unique combination of tradition and innovation.
The daily needs of residents will be met by interiors designed for maximum comfort and thanks to smart systems that help to manage home expenses, times and functions. The revolutionary home automation system, Smart LivingNow by Bticino, makes it easy to control consumption and costs. The Twix material consists of regenerated hard woods, thus with a zero impact on deforestation; the Controlled Mechanical Ventilation system among the many advantages also ensures a change of air and the filtering out of bacteria and dusts.
With a green area of 3,613 square metres and a total of 93 apartments, Lambrate Twin Palace (https://lambratetwinpalace.com/) provides space for creative regeneration within the urban context of Ventura Lambrate. It includes two buildings, Oro, overlooking Via Sbodio, and Ambra, overlooking Via Massimiano. The choice of exposure is also the result of the search for balance with nature: you can take real advantage of the natural light and the most exposed façades have parapets and brise-soleils that create a comfortable and elegant filter that increases shade and privacy.
The reception area will include a tribute to the artist Giampaolo Talani, keen on themes such as travel, movement and dreams. All the apartments have an external, yet reserved area, to enjoy the open air and a unique landscape view. The energy class A1 and superior is obtained thanks to the use of environmentally friendly technical and plant solutions: the heat of the Sun is absorbed and converted into clean electricity. The aim is to bring people closer to nature, but also to art and beauty.
In addition to art, this also means talking about community: the project has a porticoed courtyard that frames a suitably equipped green oasis, with aromatic plants, shrubs and small trees, offering a perfect natural scenario for relaxing moments.
In an area characterised by the joint presence of historical places, on one side, and innovative spaces dedicated to urban regeneration, on the other, Abitare In aims to enhance this duality, taking advantage of the possibilities offered by the present while looking forward towards future opportunities.
Palazzo Sintesy is the new project in the PRIME EDITION series by Abitare In that rises in Milan Lambrate, an area engaged in urban transformation thanks to innovative redevelopment projects focused on creating and preserving green areas and spaces intended for socialisation. The district has the Parco Lambro, so called because it was here that Innocenti, the manufacturer of the famous Lambretta, had its headquarters. The area is rich in both environmental and cultural stimuli thanks to its proximity to City Life, an area where innovation reigns, and to Ortica, a historic district that tells the story of Milan through great wall paintings.
The combination of simple, marked concept shapes with the pale, pure colours of the façade allows the structure to fit in perfectly with the surrounding context. The white plaster is in perfect contrast with the cladding of the base in Ceppo di Grè, a typical material used in Milan.
The apartments on the ground floor enjoy a private garden for their moments of relaxation. The balconies allow natural light to come in and embrace the rooms, lavishing a unique, warm atmosphere. There is also a condominium garden, completing the building. The interiors feature an all-Italian style: here visual appeal and everyday life are in perfect harmony.
The project was also designed with the aim of preserving the natural assets. In fact, there are spaces dedicated to the collection of rainwater, energy class A1, which allows residents to save on costs and an integrated air system that regulates heating and cooling in order to have optimum temperatures at all times. In addition to this many facilities, there is also a video surveillance and anti-intrusion service.
It is a project where aesthetics, safety, comfort and sustainability are in perfect harmony.
AT MARCH 31, 2022
The main elements of the reclassified consolidated income statement and the reclassified consolidated statement of financial position are presented below .
| Descrizione | 31.03.2022 | % of revenue and change in |
31.03.2021 % of revenue | |
|---|---|---|---|---|
| Revenue from sales | 16,001,415 | inventory | 24.11% 25,034,915 | 39.86% |
| Changes in inventory of work in progress and finished products |
31,724,597 | 47.80% | 3,439,352 | 5.48% |
| Change in inventory of real estate complexes purchased |
16,866,000 | 25.41% 33,917,109 | 54.00% | |
| Other revenue | 1,783,742 | 2.69% | 416,100 | 0.66% |
| Total revenue from operating activities | 66,375,754 | 100.00% 62,807,476 | 100.00% | |
| Production costs | 59,093,524 | 89.03% 56,866,640 | 90.54% | |
| ADDED VALUE | 7,282,230 | 10.97% | 5,940,836 | 9.46% |
| Personnel expenses | 1,208,523 | 1.82% | 1,316,187 | 2.10% |
| Other operating expenses | 850,148 | 1.28% | 1,025,650 | 1.63% |
| EBITDA | 5,223,559 | 7.87% | 3,598,999 | 5.73% |
| Adjusted EBITDA (1) | 11,688,099 | 17.61% | 4,066,499 | 6.47% |
| Depreciation/amortisation, impairment and other provisions |
760,682 | 1.15% | 424,140 | 0.68% |
| EBIT | 4,462,877 | 6.72% | 3,174,859 | 5.05% |
| Adjusted EBIT (1) | 10,927,417 | 16.46% | 3,642,359 | 5.80% |
| Financial income and expenses and adjustments to financial assets |
195,305 | 0.29% | 1,227,791 | 1.95% |
| EBT | 4,658,182 | 7.02% | 4,402,651 | 7.01% |
| Adjusted EBT (2) | 17,012,547 | 25.63% | 4,870,151 | 7.75% |
| Income taxes | (1,856,320) | (2.80%) | (732,022) | (1.17%) |
| Profit (loss) for the year | 2,801,862 | 4.22% | 3,670,629 | 5.84% |
1 In the first half-year to 31 March 2022, adjusted upward for notional costs (amounting to Euro 864 thousand) arising from the application of ifrs2 in connection with the allocation of stock grants, upward for incremental construction costs on upcoming construction sites (amounting to Euro 5,600 thousand). In the first half-year to 31 March 2021, adjusted upward for costs (amounting to Euro 467 thousand) arising from the trans-listing of the Company's shares on the MTA market.
2 In the first half-year to 31 March 2022, adjusted for an increase in notional costs (in the amount of Euro 864 thousand) arising from the application of ifrs2 in relation to the allocation of stock grants, an increase in incremental construction costs on upcoming construction sites (in the amount of Euro 5,600 thousand) and in increase of income from the IPO of the con-trolled Homizy In the first half-year to 31 March 2021, adjusted in increase of costs (amounting to Euro 467 thousand) arising from the trans-listing of the Company's shares on the MTA market.
The first half-year of the financial year closed with CONSOLIDATED REVENUE of Euro 66,376 thousand, (Euro 62,807 thousand in the same period of the previous year), deriving from:
Production progress amounts to Euro 47,101 thousand (Euro 24,772 thousand as at 31 March 2021). Construction works continue in the sites of Milano City Village, Trilogy Towers and Palazzo Naviglio and the preparatory works of Lambrate Twin Palace, Cadolini Ex Plasmon, BalduccioDodici, Porta Naviglio Grande, Savona 105.
The CONSOLIDATED ADJUSTED EBT amounted to Euro 4,658 thousand net of three non-recurring extraordinary items consisting of:
Euro 5,600 thousand of upward adjustments, already fully accounted for with the approval of the first quarter figures, due to the increase in construction costs on the construction sites of pro-immediate delivery, following the definition of the agreements with the contractors of these sites aimed at supporting the production chain and guaranteeing the delivery of a quality product to customers without further slippage in timing.
Euro 864 thousand of notional costs arising from the application of IFRS 2 in relation to the portion of stock grants established in favour of management
Therefore, the EBT ADJ, taking into account the above, amounted to Euro 17,012 thousand.
The EBT is also increased, by Euro 1,724 thousand, by income not deriving from operating activities, given by the capital gain from the re-measurement at fair value of the equity investment in Tecma Solutions S.p.A.
| Investments | 31.03.2022 | 30.09.2021 |
|---|---|---|
| Intangible assets | 1,754,728 | 1,673,958 |
| Property, plant and equipment | 9,274,526 | 8,980,198 |
| Equity investments in other companies | 111,549 | - |
| Other non-current assets | 6,094,794 | 4,370,694 |
| Other current assets | 1,765,496 | 1,172,151 |
| Inventory | 19,933,787 | 18,343,212 |
| Other current and non-current liabilities | 257,373,493 | 209,663,389 |
| Intangible assets | (113,992,008) | (96,267,664) |
| NET INVESTED CAPITAL | 182,316,365 | 147,935,938 |
| Cash and cash equivalents | (25,717,526) | (13,778,285) |
| Current financial payables | 14,860,399 | 16,710,663 |
| Non-current financial payables | 103,304,794 | 72,167,050 |
| NET FINANCIAL POSITION | 92,447,667 | 75,099,428 |
| Share capital | 132,654 | 129,677 |
| Reserves and profit (loss) carried forward | 86,981,488 | 60,515,075 |
| Profit (loss) for the year | 2,754,556 | 12,191,758 |
| EQUITY | 89,868,698 | 72,836,510 |
| SOURCES OF FINANCING | 182,316,365 | 147,935,938 |
| CONSOLIDATED NET FINANCIAL POSITION | ||||
|---|---|---|---|---|
| 31.03.2021 | 31.03.2022 | 30.09.2021 | Change | |
| amounts in Euro | ||||
| A. Cash and cash equivalents | 25,717,526 | 13,778,285 | 11,939,241 | |
| B. Means equivalent to cash and cash equivalents | - | - | - | |
| C. Other current financial assets | - | - | - | |
| D. Liquidity (A) + (B) + (C) | 25,717,526 | 13,778,285 | 11,939,241 | |
| E Current financial payables | - | - | - | |
| F. Current portion of non-current debt | 14,860,399 | 16,710,663 | (1,850,264) | |
| G. Current financial debt (E) + (F) | 14,860,399 | 16,710,663 | (1,850,264) | |
| H. Net current financial debt (G) - (D) | (10,857,127) | 2,932,378 | (13,789,505) | |
| I. | Non-current financial payables | 103,304,794 | 72,167,050 | 31,137,744 |
| J. Debt instruments | - | - | - | |
| K. Trade payables and other non-current payables | - | - | - | |
| L. Non-current financial debt (I) + (J) + (K) | 103,304,794 | 72,167,050 | 31,137,744 | |
| M. Total financial debt (H) + (L) | 92,447,667 | 75,099,428 | 17,348,239 |
Financial debt as of 31 March 2022 amounts to Euro 92,448 thousand compared to Euro 75,099 thousand as of 30 September 2021. The variation is attributable affected by the proceeds from the deeds of the residential units delivered during the reporting period (net of the deposits and down payments collected in previous years) amounting to Euro 8,586 thousand, from the deposits and down-payments collected relating to the preliminaries of the commercialised projects for a total amount of Euro 4,464 thousand and from the capital increases of Abitare In S.p.A. and the subsidiary Homizy S.p.A. for Euro 13,200 thousand (net of the costs incurred for the capital increase). The change is negatively impacted by the production trend of works in progress and the purchase of new areas in the amount of Euro 15,769 thousand (net of advance payments made in previous years).
The trend in cash and cash equivalents is mainly attributable to the cash absorption from operating activities in the amount of Euro 29,975 thousand, from the taking out of loans in the amount of Euro 41,352 thousand, from the repayment of loans in the amount of Euro 11,669 thousand, and from receipts generated by the capital increases of Abitare In and the subsidiary Homizy S.p.A. in the amount of Euro 13,200 thousand.
| Loan type (Euro/000) |
Borrower company |
Within one year |
Beyond one year and within 5 years |
Beyond 5 years |
Total payable |
|---|---|---|---|---|---|
| Mortgage loan | Abitare In Development 3 S.r.l. | 187 | 992 | 1,132 | 2,311 |
| Unsecured loan | Abitare In Development 4 S.r.l. | 14 | 5,849 | - | 5,863 |
| Loan | Abitare In Development 5 S.r.l. | 823 | 4.945 | - | 5,768 |
| Landed property loan | Abitare In Development 7 S.r.l. | 1,118 | - | - | 1,118 |
| Loan | Abitare In S.p.A. | 450 | 342 | - | 792 |
| Loan | Abitare In S.p.A. | 1,280 | 3,262 | - | 4,542 |
| Loan | Abitare In S.p.A. | - | 4,485 | - | 4,485 |
| Loan | Abitare In S.p.A. | 16 | 4,967 | - | 4,983 |
| Landed property loan | Accursio S.r.l. | 60 | 4,500 | 5,502 | 10,062 |
| Unsecured loan | Citynow S.r.l. | 37 | 1,946 | - | 1,982 |
| Landed property loan | Lambrate Twin Palace S.r.l. | - | 412 | 2,877 | 3,289 |
| Landed property loan | Milano City Village S.r.l. | 120 | 23,546 | 5,028 | 28,694 |
| Credit facility backed by landed property |
Milano Progetti S.r.l. | 10,296 | - | - | 10,296 |
| Mortgage loan | MyCity S.r.l. | 168 | 982 | 1,336 | 2,486 |
| Landed property loan | Palazzo Naviglio S.r.l. | 13 | 2,277 | 3,603 | 5,894 |
| Landed property loan | Porta Naviglio Grande S.r.l | - | 3,020 | - | 3,020 |
| Landed property loan | Savona 105 S.r.l. | 68 | 6,023 | 4,679 | 10,771 |
| Landed property loan | TheUnits S.r.l. | 2 | 149 | 342 | 493 |
| Landed property loan | Trilogy Towers S.r.l. | 9 | 4,638 | 911 | 5,558 |
| Unsecured loan | Volaplana S.r.l. | 21 | 4,933 | - | 4,954 |
| TOTAL | 14,683 | 77,267 | 25,411 117,360 |
It should be noted that the real estate mortgage loans granted by the credit institutions totalled Euro 237,227 thousand, of which Euro 102,248 thousand were used.
The item "Other financial payables" mainly includes the financial payable towards the leasing company in relation to the purchase of the property located at Via Amadeo 57 for Euro 400 thousand, the financial payable for the leaseback agreement entered into with BNL (Euro 74 thousand) and the financial payable relating to the multi-year right of use for the property occupied by the chairman of the Board of Directors (Euro 124 thousand) and the multi-year right of use for the office building located in Viale Umbria, 32 (Euro 187 thousand).
| STRUCTURE RATIOS | 31.03.3022 | 30.09.2021 | |
|---|---|---|---|
| Equity to non-current assets ratio | |||
| EQUITY/NON-CURRENT ASSETS | 4.52 | 4.44 | |
| Equity + non-current liabilities to non-current assets ratio | |||
| EQUITY + NON-CURRENT LIABILITIES/NON-CURRENT ASSETS | 14.11 | 13.32 |
| EQUITY AND FINANCIAL RATIOS | 31.03.3022 30.09.2021 | |
|---|---|---|
| Leverage | ||
| INVESTED CAPITAL/EQUITY | 3.58 | 3.25 |
| Investment flexibility ratio | ||
| CURRENT ASSETS/INVESTED CAPITAL | 94.10% | 93.68% |
| Financial debt ratio | ||
| BORROWINGS/EQUITY | 2.58 | 2.54 |
| PROFITABILITY RATIOS | 31.03.3022 | 31.03.3021 |
|---|---|---|
| ROD | ||
| FINANCIAL EXPENSES/INTEREST-BEARING DEBT | 1.29% | 1.46% |
| ROD* | ||
| FINANCIAL EXPENSES/INTEREST-BEARING DEBT | 1.03% | 1.12% |
| ROS | ||
| EBIT/NET SALES | 6.72% | 5.02% |
| ROI | ||
| EBIT/INVESTED CAPITAL | 1.39% | 1.42% |
| ROE | ||
| NET PROFIT/EQUITY | 3.12 % | 5.92% |
*Net of commission
In the pursuit of its business activity, the Group is exposed to risks and uncertainties, caused by external factors linked to the macroeconomic scenario at overall level and specific to its own sector, and to risks linked to management choices and the strategies adopted.
These risks are identified and mitigated on a systematic basis so as to allow the timely monitoring and control of such risks.
The spread of epidemics may have a significant negative impact on the operations and results of the Group and the entire market in which it operates. The spread of contagious diseases is beyond the Group's control and therefore there is no guarantee that the Group will be able to counter its effects or the impact on its operations and results in the future. With reference to the pandemic linked to the spread of COVID-19, the Group was exposed, in the period between February and May 2020, to restrictive measures, such as, for example, the temporary closure of construction sites commissioned by the Group, and is also exposed in the future to the risk deriving from the adoption by public authorities of further and new measures aimed at preventing and/or limiting the spread of Coronavirus and from the operational and economic consequences arising from the adoption of such measures.
The occurrence of the events subject to these risks could have significant negative effects on the Group's financial position, earnings and cash flows.
Due to the rapid spread of the Coronavirus, the Italian Government has adopted and may adopt in future restrictive measures aimed at containing the further spread of the pandemic, the most important of which have involved restrictions and controls on the movement of people, the prohibition of gatherings and the closure of factories, offices, and construction sites.
An epidemiological situation could also have serious economic, financial and cash flow effects on the contractors identified by AbitareIn for the execution of the various real estate projects. If the contractors, due to situations of economic instability, should no longer be able to comply with their commitments, according to the terms, economic conditions and methods agreed with Abitare In, or should be subject to insolvency or bankruptcy procedures, Abitare In would be in the position of having to replace them with other parties, rapidly and with consequent increases in times and costs to complete its ongoing real estate projects. At the date of this report, it is not possible to exclude the possibility of new waves of COVID-19 infections that may force the government authorities to again impose restrictive measures to contain the further spread of the virus and, therefore, it is not possible to predict the additional negative effects that the continuation of the pandemic will cause, not only on the Group's activity, but also on financial markets and domestic economic activities
The evolution of the COVID-19 pandemic which, even after the launch of the global vaccination campaign, continues to show its effects and, more recently, the conflict between Russia and Ukraine, are creating a context of economic uncertainty on an international level, leading, among other things, to an increase in the cost of energy and raw materials.
The Group is therefore exposed to the risk that this increase in costs, together with the scarcity of some raw materials, would make real estate development activities more burdensome. In order to limit this risk, the Issuer has introduced a so-called "price adjustment" clause in its contracts with customers, which allows the sale price of the real estate units to be adjusted based on the residential building cost index issued by ISTAT (Italian National Institute of Statistics).
The Group's business is, as a whole, a capital-intensive activity which, during the initial phases of a real estate project requires the Group to commit all the financial resources necessary for its development, and which, except for the advances paid, with the preliminary purchase contracts, by customers that, on average, represent 30% of the purchase price of the real estate unit, leads to the collection of the residual amounts from buyers, only at the end of the entire construction and marketing process of the real estate project.
The Group's financial indebtedness generally derives, therefore, from obtaining real estate mortgage loans granted in instalments based on work progress reports (which are guaranteed by mortgages on the properties themselves), from the collection of the sums received from promissory buyers as a deposit and advance on the purchase price (based on the provisions of the preliminary purchase and sale contracts) and from the payment terms negotiated with the Group's suppliers.
It should be noted that some of the agreements relating to the financial debt of the Company and Group include, among other things, financial covenants, compliance with change of control clauses and/or other provisions that involve limits on the use of resources or the distribution of dividends by the contracting parties (in particular in contracts signed by the operating special purpose vehicles).
Some loan agreements entered into by the Issuer or other Group companies include Internal Cross-Default clauses according to which in the event of non-fulfilment of credit, financial and guarantee obligations, or activation of the acceleration clause, termination or withdrawal due to an act attributable exclusively to the contracting beneficiary in relation to any loan agreement entered into, the bank has the right to withdraw or terminate the loan agreement.
Failure to comply with any of the provisions or restrictions provided for in the Group's loan agreements could therefore result in an event of default resulting in the lender's right to declare, in relation to the financed company, all amounts lent as immediately due and payable (together with accrued and unpaid interest) and to revoke any commitments to grant further loans, with consequent substantial negative effects on the Group's business, financial position and results of operations or prospects.
The Group's ability to meet its debt depends on operating results and the ability to generate sufficient liquidity, factors that may depend on circumstances that may not be foreseeable by the Group. Should these circumstances occur, the Group may be in a position, in the future, of not being able to meet its debt, or carry out the investments undertaken, with possible negative effects on the financial position, earnings and cash flows of the Issuer and the Group.
The Abitare In Format, which includes the search for building plots, verifying, managing and obtaining the necessary permits, the purchase and sale of the site, the design phase of the properties to be built, as well as the subsequent marketing and sale phase of the housing units, is spread over a medium/long term period (not less than 4 years). In consideration of the configuration of this business model, it is possible that, at the end of the accounting period of any given year, none of the operating special purpose vehicles, prepared according to the national accounting standards issued by the Italian Accounting Body (OIC), achieve revenues deriving from the sale of properties and therefore there are no distributable profits in favour of the parent company.
In light of the above, it is therefore possible that the forecasts regarding profitability and/or implementation times are not in line with the timing and objectives envisaged by the Company, with a negative impact on the Group's business and damage to the Group's financial position, earnings and cash flows.
The Group is exposed to the risk of adverse variations in macroeconomic variables and of the national and international political context, leading to fluctuations in the sale prices of real estate units, as well as a reduction in propensity to purchase.
In addition, any adverse variations may also lead to an increase in costs for the construction of real estate projects.
In light of the above, these risks may lead to a reduction in the sales of the real estate units and a reduction in revenues and/or profitability.
For further information on the risks to which the Group is exposed, please also refer to the Annual Report at 30 September 202.
On 22 October 2021, the Company successfully closed the Accelerated Bookbuilding procedure specifically reserved for subscription by foreign investors only, having raised Euro 4 million and issued 595,432 ordinary shares. Thanks to this transaction, the shareholding structure of AbitareIn has seen the entry of important international players.
On 17 December 2021, Borsa Italiana arranged for the admission to listing of the ordinary shares of the subsidiary Homizy S.p.A. on the Euronext Growth Milan Market - Professional Segment, with trading starting on 21 December 2021.
Homizy successfully completed the placement in preparation for the listing, for a total value of Euro 10 million, equal to 1,860,000 newly-issued shares at a subscription price of Euro 5.4 per share, with a premoney capitalisation of Euro 45 million.
On 22 January 2022, the Shareholders' Meeting of AbitareIn, held on second call, reviewed the Group's Consolidated Financial Statements at 30 September 2021 and approved the Company's Separate Financial Statements at 30 September 2021. The Shareholders also approved the Remuneration Report.
In addition, during the half-year, the handovers and the notarial deeds of the apartments of the Olimpia Garden project continued. This is the first project of the Prime Edition line, a real estate complex of 160 apartments in the Corvetto area in Milan. As at 31 March 2022, the number of units with formalised notarial deeds was equal to 146 (152 as at today's date).
The Group also continued construction site works for the projects being developed, as well as the preparatory activities to obtain the necessary administrative authorisations for the implementation of new projects.
Between the end of the first half-year and the beginning of the subsequent period, the Group launched marketing campaigns for 4 new residential projects, Lambrate Twin Palace, The Units, Palazzo Sintesy and Balduccio Dodici, bringing the projects marketed since the start of its business to 12. These 4 projects currently being marketed account for a total of more than 300 apartments3 .
In early June, the Company's Sustainability Report relating to FY 2021 was also published, the second AbitareIn report dedicated to demonstrating its approach to ESG issues
In the second half of the year, the Group will continue its strategic activities, both development activities and sales, for the implementation of Pipeline projects and to seize new opportunities to increase it. The Group will continue to market its projects, in a market context that continues to see demand remain at very high levels against an endemic shortage of product - especially new product - that, especially in the city of Milan, leads to a structural in-crease in prices.
Land development and pipeline enhancement activities will also continue at full speed, which saw a considerable advancement in the authorisation processes of the numerous pipeline projects. In addition, work is nearing completion on three projects under construction, Milano City Village, Palazzo Navi-glio and Trilogy Towers, for 420 flats, which will be delivered to customers starting from the beginning of next fiscal year. Despite the uncertainties linked to the geopolitical tensions and the long-term effects of the Covid-19 epidemic, the Group's operations remain focused on the development of its business, implementing strategies specifically designed to address the current situation; from sale methods designed to better adapt and in "real time" to the market situation - thus benefiting from the positive trend in demand while maintaining the low risk profile that has always distinguished the Company's business model - to introducing clauses in customer contracts safeguarding against increases in construction costs, to developing increasingly sophisticated technologies to respond to new purchasing trends and maximise economies of scale.
As provided for in the Consob Issuers' Regulation, the Company has adopted a "Related-Party Transactions Procedure". For further information, see the "Investors" section of the website www.abitareinspa.com. The transactions carried out by AbitareIn and the companies included in the scope of consolidation with other related parties are part of ordinary operations and are conducted at arm's length. The information on related-party transactions, including the information required by the CONSOB Communication of 28 July 2006, is presented in note 24 of the condensed consolidated half-yearly financial statements at 31 March 2022.
3 No. of apartments, considering an average surface area of 92 m2 for the marketing in unrestricted building and 82 m2 for social housing. The actual number of apartments built and for which contracts have been signed - without prejudice to the combined floor area (m2 ) - may vary depending on the level of customisation of the surface area of the real estate units.
During the half-year, work continued on the development and integration of the CRM platform, a management platform for the integration between Revit and Salesforce, an e-commerce platform. The total investment incurred in the reporting period amounted to Euro 224 thousand.
As at the date of this report, the Company has not set aside a provision for risks in the financial statements to cover any liabilities arising from the procedures described below.
For contracts for consideration transferring or constituting rights in rem, the tax base on which the registration tax due must be measured is represented by the "value of the asset or right on the date of the deed" (Article 43 of Presidential Decree 131/86); as the value, pursuant to Article 51, paragraph 1 of Presidential Decree 131/86 "subject to the provisions of the following paragraphs, the value declared by the parties to the deed and, in its absence or if higher, the consideration agreed for the entire duration of the contract is assumed as the value"; Article 51, paragraph 2 of Presidential Decree 131/86 specifies that, "for deeds involving real estate or real estate rights and for those involving companies or real rights over them, the market value in normal trading is understood as the value. This implies that at the time of registration of the deed, in the absence of a separate indication of the value of the asset and the agreed consideration, the tax is paid on the latter. Subsequently, the Italian Revenue Agency, in the manner provided for in Article 51, paragraph 4, checks that the consideration indicated in the deed effectively reflects the market value in normal trading of the property complex sold.
On 30 January 2019, Milano City Village received a request (questionnaire no. Q00022/2019) from the Italian Revenue Agency to provide supplementary documentation with reference to the deed of sale of the real estate complex located in Milan, via Tacito no. 14 in order to check that the consideration indicated in the deed effectively reflected the market value in normal trading of the property complex sold. The Company therefore provided the Tax Authority with the required documentation.
Subsequently, on 24 September 2020, Milano City Village received (as part of the same procedure established following receipt of the aforementioned questionnaire) an invitation to adversarial proceedings no. I00052/2020 from the Italian Revenue Agency; following receipt of this invitation, proceedings with the Tax Authority were duly established. On 6 November 2020, following the meeting held on 20 October 2020, the Company sent the Tax Authority an expert report on the characteristics of the environmental reclamation and remediation carried out on the area in question in order to confirm the fairness of the consideration for the purchase and sale of the area. On 11 February 2022, Milano City Village filed a tax settlement proposal. During the discussion established with the Tax Authority on 4 May 2022, the amount of additional taxes, penalties and interest was set for a total amount of Euro 137 thousand. The amount agreed in the abovementioned settlement document was recognised in the half-yearly report as at 31 March 2022.
With assessment notices served on Abitare In Maggiolina, on 6 November 2020, the Municipality of Milan established a higher Municipal Property Tax (IMU) for the years 2016, 2017 and 2018, respectively of Euro 59,389.54, Euro 2,620.19 and Euro 2,620, plus penalties and interest, for a total amount of Euro 86,125.16. The assessment notices are the result of the calculation by the Municipality of Milan, which appears to be attributable to its failure to transpose the cadastral changes and values communicated by the Company in relation to the developable area located in Milan, Via Angelo Fava no. 20.
In the event of an unfavourable outcome in this dispute, Abitare In Maggiolina could be obliged to pay an amount of approximately Euro 86,125.00. The Issuer considers the payment of this amount an improbable charge.
Adoption of the legislative simplification process adopted with CONSOB resolution no. 18079 of 20 January 2012
On 10 December 2020, the Board of Directors of Abitare In S.p.A. resolved to adopt the simplification regime provided for in Articles 70, paragraph 8, and 71, paragraph 1-bis, of the Regulation adopted by CONSOB with resolution no. 11971 of 14 May 1999, as amended, thus availing itself of the right to waive the obligations to publish the information documents envisaged in Annex 3B of the aforementioned CON-SOB Regulation at the time of significant mergers, demergers, capital increases through the contribution of assets in kind, acquisitions and disposals.
AT MARCH 31, 2022
| Related | Related | ||||
|---|---|---|---|---|---|
| Note | 31.03.2022 | parties | 30.09.2021 | parties | |
| Property, plant and equipment | 1 | 9,274,526 | 8,980,197 | ||
| Intangible assets | 2 | 1,754,728 | 1,673,955 | ||
| Financial assets | 3 | 111,549 | - | ||
| Equity investments in other companies | 4 | 6,094,794 | 4,370,694 | ||
| Deferred tax assets | 5 | 1,765,496 | 1,172,151 | ||
| TOTAL NON-CURRENT ASSETS | 19,001,093 | 16,196,997 | |||
| Inventory | 6 | 257,373,493 | 209,663,389 | ||
| Trade receivables | 7 | 366,604 | 293,443 | ||
| Other current assets | 8 | 10,727,149 | 12,105,347 | ||
| Current tax assets | 9 | 8,840,034 | 5,944,427 | ||
| Current financial assets | 10 | 25,717,526 | 13,778,285 | ||
| TOTAL CURRENT ASSETS | 303,024,806 | 241,784,891 | |||
| TOTAL ASSETS | 322,025,899 | 257,981,888 | |||
| Share capital | 132,654 | 129,677 | |||
| Reserves | 50,272,533 | 39,494,362 | |||
| Profit (loss) carried forward | 32,743,810 | 20,552,052 | |||
| Profit (loss) for the year | 2,754,558 | 12,191,758 | |||
| EQUITY ATTRIBUTABLE TO THE OWNERS OF THE PARENT |
85,903,555 | 72,367,849 | |||
| Profit and reserves attributable to non-controlling interests |
3,965,145 | 468,661 | |||
| EQUITY | 11 | 89,868,700 | 72,836,510 | ||
| Non-current financial liabilities | 12 | 103,304,794 | 72,167,050 | ||
| Employee benefits | 13 | 319,383 | 325,142 | ||
| Other non-current liabilities | 14 | 263,123 | 263,123 | 284,793 | 252,759 |
| Customer down payments and deposits | 15 | 69,916,176 | 65,452,039 | ||
| Deferred tax liabilities | 5 | 8,445,794 | 6,466,158 | ||
| TOTAL NON-CURRENT LIABILITIES | 182,249,270 | 144,695,182 | |||
| Current financial liabilities | 12 | 14,860,399 | 16,710,663 | ||
| Trade payables | 16 | 25,070,698 | 43.160 | 11,704,006 | 52,032 |
| Other current liabilities | 17 | 8,657,286 | 1,205,471 | 8,805,177 | 671,021 |
| Customer down payments and deposits | 15 | 410,800 | 2,414,355 | ||
| Current tax liabilities | 18 | 908,746 | 815,995 | ||
| TOTAL CURRENT LIABILITIES | 49,907,929 | 40,450,196 | |||
| TOTAL LIABILITIES | 232,157,199 | 185,145,378 | |||
| TOTAL LIABILITIES AND EQUITY | 322,025,899 | 257,981,888 | |||
| Note | 31.03.2022 | Related parties |
31.03.2021 | Related parties |
|
|---|---|---|---|---|---|
| Revenue from sales | 19.1 | 16,001,415 | 25,034,915 | ||
| Change in inventory for new sites purchased | 19.2 | 16,866,000 | 33,917,109 | ||
| Change in inventory for progress of works | 19.3 | 31,724,597 | 3,439,352 | ||
| Other revenue | 19.4 | 1,783,742 | 416,101 | ||
| TOTAL REVENUE | 19 | 66,375,754 | 62,807,477 | ||
| Property purchased for redevelopment for sale |
16,866,000 | 33,917,109 | |||
| Raw materials, consumables, supplies and goods |
22,783 | 41,266 | |||
| Services | 20.1 | 41,988,311 | 1,648,118 | 22,775,514 | 401,870 |
| Rentals and similar | 216,430 | 132,751 | |||
| Personnel expenses | 20.2 | 1,208,523 | 100,000 | 1,316,187 | 100,000 |
| Depreciation/Amortisation | 20.3 | 522,408 | 410,903 | ||
| Impairment losses and provisions | 20.4 | 238,274 | 26,274 | 13,237 | 13,237 |
| Other operating expenses | 20.5 | 850,148 | 1,025,650 | ||
| TOTAL OPERATING EXPENSES | 20 | 61,912,877 | 59,632,617 | ||
| EBIT | 4,462,877 | 3,174,859 | |||
| Financial income | 21 | 1,724,172 | 2,302,007 | ||
| Financial expenses | 21 | (1,528,867) | (1,074,215) | ||
| EBT | 4,658,182 | 4,402,651 | |||
| Income taxes | 22 | (1,856,320) | (732,022) | ||
| PROFIT (LOSS) FOR THE YEAR | 2,801,862 | 3,670,629 | |||
| Of which: | |||||
| Net profit (loss) attributable to non-controlling interests |
47,304 | (14,693) | |||
| Net profit (loss) attributable to the owners of the Parent |
2,754,559 | 3,685,322 | |||
| Earnings per share | 23 | 0.11 | 0.14 | ||
| Diluted earnings per share | 23 | 0.11 | 0.14 |
| Note | 31.03.2022 | 31.03.2021 | |
|---|---|---|---|
| Profit (loss) for the year | 2,801,862 | 3,670,629 | |
| Other comprehensive income | |||
| That will not be subsequently reclassified in profit or loss for the year | |||
| Employee benefits | 75,335 | (12,164) | |
| Tax effect | (18,081) | 2,919 | |
| Total | 57,254 | (9,245) | |
| That will be subsequently reclassified in profit or loss for the year | |||
| Hedging instruments | 143,583 | (63,168) | |
| Tax effect | (34,460) | 15,166 | |
| Total | 109,123 | (48,002) | |
| Total change in OCI reserve | 166,377 | (57,247) | |
| Comprehensive income for the period | 2,968,239 | 3,613,382 | |
| Earnings per share | 23 | 0.11 | 0.14 |
| Diluted earnings per share | 23 | 0.11 | 0.14 |
60
| Profit carried | Equity attributable |
|||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Share | Stock grant | Consolidation | forward from | Profit for | to non-controlling | |||||||
| Share capital | premium reserve Legal reserve | reserve | reserve FTA reserve OCI reserve | previous years | the year | Total | interests | Total | ||||
| Equity at 1 October 2020 | 129,677 | 36,886,372 | 39,651 | - | - 282,731 | (45,220) | 11,354,847 9,197,205 | 57,845,263 | 498,217 58,343,480 | |||
| Profit (loss) for the year | 3,685,322 | 3,685,322 | (14.693) 3,670,629 | |||||||||
| Actuarial valuation of TFR | (9,245) | (9,245) | (9,245) | |||||||||
| Hedging derivatives valua tion |
(48,002) | (48,002) | (48,002) | |||||||||
| Change in scope of consolidation | (1,342) | (1,342) | ||||||||||
| Allocation of the profit for the year |
9,197,205 | (9,197,205) | - | - | ||||||||
| Equity at 31 March 2021 | 129,677 | 36,886,372 | 39,651 | - | - 281,389 | (102,467) | 20,552,052 | 3,685,322 | 61,471,996 | 483,524 61,955,520 |
| Share capital | Share premium reserve Legal reserve |
Stock grant reserve |
Consolidation | reserve FTA reserve OCI reserve | Profit carried forward from previous years |
Profit for the year |
Total | Equity attributable to non-controlling interests |
Total | |||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Equity at 1 October 2021 | 129,677 | 36,886,372 | 39,651 | 2,379,457 | - 280,589 | (91,707) | 20,552,052 12,191,758 | 72,367,849 | 468,661 72,836,510 | |||
| Profit (loss) for the year | 2,754,558 | 2,754,558 | 47,304 2,801,862 | |||||||||
| Actuarial valuation of TFR | 57,254 | 57,254 | 57,254 | |||||||||
| Hedging derivatives valua tion |
109,123 | 109,123 | 109,123 | |||||||||
| Stock grant plan | 864,540 | 864,540 | 864,540 | |||||||||
| Parent company capital in crease |
2,977 | 3,857,429 | 3,860,406 | 3,860,406 | ||||||||
| Change in scope of consolidation | 5,889,825 | 5,889,825 | 3,449,180 9,339,005 | |||||||||
| Allocation of the profit for the year |
12,191,758 (12,191,758) | - | - | |||||||||
| Equity at 31 March 2022 | 132,654 | 40,743,801 | 39,651 | 3,243,997 | 5,889,825 280,589 | 74,670 | 32,743,810 | 2,754,558 85,903,555 | 3,965,145 89,868,700 |
| 31.03.2022 | 31.03.2021 | |
|---|---|---|
| Operating activities | ||
| Profit (loss) for the year | 2,801,862 | 3,670,629 |
| Income taxes | 1,856,320 | 732,022 |
| Financial income | (1,724,174) | (2,302,007) |
| Financial expenses | 1,528,859 | 1,074,215 |
| (Gains)/losses on the sale of companies | - | - |
| Net accruals to provisions | 84,940 | 229,538 |
| Accrual to stock grant reserve | 864,540 | - |
| Impairment and depreciation/amortisation of property, plant and equipment and | ||
| intangible assets | 522,408 | 410,903 |
| Cash flows before changes in net working capital | 5,934,755 | 3,815,301 |
| Decrease/(increase) in inventory | (47,710,104) | (37,250,083) |
| Increase/(decrease) in trade payables | 13,366,692 | (674,797) |
| Decrease/(increase) in trade receivables | (73,161) | 432,011 |
| Change in other current/non-current assets and liabilities | 365,464 | 7,036,356 |
| Net financial income/expenses collected/paid | (1,851,374) | (1,628,164) |
| Taxes paid | - | - |
| Use of provisions | (6,993) | (24,464) |
| Cash flows from (used in) operating activities (A) | (29,974,721) | (28,293,839) |
| Investing activities | ||
| Investments in property, plant and equipment | (166,698) | (163,148) |
| Disposal of property, plant and equipment | - | - |
| Real estate investments | (296,032) | - |
| Investments in intangible assets | (434,779) | (399,033) |
| Disposal of intangible assets | - | - |
| Other equity investments | - | - |
| Sale of company, net of cash and cash equivalents | - | - |
| Cash flows from (used in) investing activities (B) | (897,509) | (562,180) |
| Financing activities | ||
| Bank loans raised | 41,352,412 | 26,778,674 |
| Bank loan repayments | (11,669,368) | (14,060,656) |
| Change in current/non-current financial liabilities | (70,984) | (36,481) |
| Net change in current financial assets | - | - |
| Share capital increase against consideration | 13,199,411 | - |
| Cash flows from (used in) financing activities (C) | 42,811,471 | 12,681,537 |
| Net cash flows in the period (A)+(B)+(C) | 11,939,241 | (16,174,483) |
| Cash and cash equivalents at the beginning of the year | 13,778,285 | 35,480,995 |
| Increase/(decrease) in cash and cash equivalents from 1 October to 31 March | 11,939,241 | (16,174,483) |
| Cash and cash equivalents at the end of the year | 25,717,526 | 19,306,512 |
To supplement the information on cash flows, as required by the amendment in IAS 7, a specific table was inserted in Note 12, which analyses the changes in liabilities generated by financing activities.
These half-yearly condensed consolidated financial statements at 31 March 2022 have been prepared in accordance with IAS 34, Interim Financial Reporting. IAS 34 allows the financial statements to be prepared in "condensed" form, based on a significantly lower minimum level of disclosure than required by the International Financial Reporting Standards, issued by the International Accounting Standards Board and adopted by the European Union (IFRS), where a full disclosure statement prepared on the basis of IFRS has previously been made available to the public. The half-yearly condensed consolidated financial statements at 31 March 2022 have been prepared in this form and must therefore be read together with the Group's consolidated financial statements for the year ended 30 September 2021, prepared in compliance with IFRS, without prejudice to what may be described in the following paragraphs "New accounting standards, amendments and interpretations applicable from 1 January 2021".
These financial statements have been prepared on a going concern basis.
The half-yearly condensed consolidated financial statements at 31 March 2022 include the statement of financial position, the income statement, the statement of comprehensive income, the statement of changes in equity, the statement of cash flows and the notes, all prepared in accordance with the IFRS. The schedules of the statement of financial position provide a classification of current and non-current assets and current and non-current liabilities where: (i) non-current assets include positive balances with a normal operating cycle beyond 12 months; (ii) current assets include positive balances with a normal operating cycle within 12 months, and cash and cash equivalents; (iii) non-current liabilities include payables beyond 12 months; (iv) current liabilities include payables within 12 months.
Finally, the statement of cash flows was prepared using the indirect method to determine cash flows from operating activities. Under this method, profit (loss) for the year is adjusted to account for the effects of noncash transactions, any deferral or provision allocated for previous or future operational receipts or payments and any revenue or expense items associated with cash flows from investing or financing activities. With reference to CONSOB Resolution 15519 of 27 July 2006 on the financial statements, specific supplementary income statement schedules have been included, where necessary, in order to highlight any significant transactions with related parties, and any transactions qualifying as non-recurring, atypical and/or unusual are indicated in the financial statements, and therefore highlighted in the notes.
Unless otherwise specified, all amounts shown in the consolidated financial statements and in the notes are in Euro. The figures shown in the financial statements and in the notes are rounded up/down to ensure consistency with the figures shown in the statement of financial position and the income statement.
The scope of consolidation includes subsidiaries for which control can be exercised as defined in IFRS 10, which envisages that an investor controls an entity in which it has invested when it has rights that give it the possibility to direct the entity's significant assets, has an exposure, or a right, to receive variable returns from its involvement with the entity and has a real possibility of using its power to influence the amount of its return on investment.
The results of subsidiaries acquired or sold during the financial year are included in the consolidated income statement from the actual acquisition date until the actual sale date. If necessary, adjustments are made to the financial statements of the subsidiaries to align the accounting policies used with those adopted by the Group.
The consolidation of the financial statements of the subsidiaries was carried out according to the line-byline consolidation method, assuming the full amount of the assets, liabilities, costs and revenues of the individual companies, regardless of the equity investments held, eliminating the carrying amount of the consolidated equity investments held by the company against the related equity.
The minority shareholders' interest in the net assets of consolidated subsidiaries is identified separately from the Group's equity. This interest is determined at the acquisition date on the basis of the fair value of the minority interest or as a proportion of the current value of the recognised net assets of the acquiree and after that date in changes in equity. The choice of measurement method is made on a transaction-by-transaction basis. Losses attributable to third parties in a consolidated subsidiary may exceed the non-controlling interests in the subsidiary's equity; in such cases non-controlling interests will present a negative balance. The effects of changes in the shareholdings of subsidiaries that do not involve acquisition/loss of control are recorded under changes in equity.
Profits and losses, provided they are significant, not yet realized and deriving from transactions between companies within the scope of consolidation are eliminated, as are all items of significant amount that give rise to payables and receivables, costs and revenues between Group companies. These adjustments, like other consolidation adjustments, take into account the related deferred tax effect, where applicable.
The following companies are included in the scope of consolidation (on a line-by-line basis):
| Society | Venue | Share Capital % of ownership | |
|---|---|---|---|
| Abitare In Development 3 S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Abitare In Development 4 S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Abitare In Development 5 S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Abitare In Development 6 S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Abitare In Development 7 S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Abitare In Maggiolina S.r.l. | Milan, via degli Olivetani 10/12 | 100,000 | 100% |
| Accursio S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| City Zeden S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Citynow S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Creare S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Deametra S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 70.72%* |
| Homizy S.p.A. | Milan, via degli Olivetani 10/12 | 115,850 | 70.72% |
| Hommi S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 70.72%* |
| Housenow S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 70.72%* |
| Immaginare S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Lambrate Twin Palace S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Milano City Village S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Milano Progetti S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Mivivi S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| MyCity S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Palazzo Naviglio S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Porta Naviglio Grande S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Richard S.r.l. | Milan, via degli Olivetani 10/12 | 1,000,000 | 100%** |
| Savona 105 S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Smartcity S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 70.72%* |
| TheUnits S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Trilogy Towers S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Volaplana S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
| Ziro S.r.l. | Milan, via degli Olivetani 10/12 | 10,000 | 100% |
* 70.72% owned through Homizy S.p.A.
** Wholly-owned (100%) through Abitare In Development 4 S.r.l.
The subsidiaries prepare separate interim financial statements in accordance with the provisions applicable in Italy and in compliance with the Italian Accounting Standards. The Italian accounting standards adopted have therefore been aligned with the IFRS to make the financial statements of subsidiaries consistent with the accounting standards adopted by the Group
In preparing the financial statements and the related notes in accordance with the IFRS, the management is required to make estimates and assumptions that have an impact on the value of revenue, costs, assets and liabilities in the financial statements and on disclosures of contingent assets and liabilities at the reporting date. The final figures may differ from these estimates due to the uncertainty underlying the assumptions and the conditions on which the estimates are based. Consequently, any change in the conditions underlying the associated opinions, assumptions and estimates could have a significant impact on subsequent performance. Estimates are used to determine the fair value of real estate investments, financial instruments and derivatives. The management reviews the estimates and assumptions periodically and, if necessary, these are backed by opinions and studies of independent consultants of primary standing (e.g. property appraisal). The effects of any changes are reflected in the income statement.
The following estimates used in the financial statements are deemed significant in that they involve extensive use of subjective opinions, assumptions and estimates:
Please also note that some measurement processes are generally only fully completed when the annual financial statements are prepared, when all the necessary information is available, unless there are indicators of impairment that require the immediate measurement of any impairment losses.
The amendments include the temporary reduction in requirements with reference to the effects on financial statements when the interest rate offered on the interbank market (IBOR) is replaced by a near risk-free alternative rate (RFR):
The amendments include the following practical expedients:
These amendments have no impact on the Group's consolidated financial statements.
On 28 May 2020, the IASB published an amendment to IFRS 16, which permits a lessee not to apply the requirements of IFRS 16 on the accounting effects of contractual modifications for reductions in lease payments, granted by lessors, that are a direct consequence of the Covid-19 epidemic.
The amendment introduces a practical expedient according to which a lessee may choose not to assess whether the reductions in lease payments represent contractual modifications. A lessee who chooses to use this expedient shall account for these reductions as if they were not contractual modifications for the purpose of IFRS 16.
From the point of view of the lessor, the accounting for concessions to lease payments is based on existing guidelines. In fact, the amendments to IFRS 16 apply exclusively to lessees. However, the IASB has provided some clarifications on how to manage these cases from the point of view of the lessors.
The IASB has decided not to provide the lessors with practical solutions for rent concessions occurring as a direct consequence of the Covid-19 pandemic for the following reasons:
These amendments, originally applicable until 30 June 2021, were extended by the IASB until 30 June 2022 due to the continued impact of the Covid-19 pandemic.
These amendments have no impact on the Group's consolidated financial statements.
Numerous standards, amendments to standards and interpretations have been issued by the IASB, but that will be effective in future financial years, which the Group has decided not to apply in advance.
The following amendments are effective as from the financial year beginning 1 January 2022:
The following amendments are effective as from the financial year beginning 1 January 2023:
In January 2020, the IASB issued amendments to IAS 1 which clarify the criteria used to determine whether liabilities are classified as current or non-current. These amendments clarify that the classification as current or non-current is based on the consideration whether at the end of the financial year an entity has the right to defer the settlement of the liability for at least twelve months after the reporting date. The amendments also clarify that the term "settlement" includes the transfer of cash, goods, services or equity instruments, unless the obligation to transfer equity instruments derives from a conversion feature classified as an equity instrument separately from the liability component of a compound financial instrument. The amendments were originally effective from the financial years beginning on or after 1 January 2022. However, in May 2020, the effective date was postponed to the financial years that will begin on or after 1 January 2023.
In response to the feedback and questions of stakeholders, in December 2020, the IFRIC (the Committee) issued a tentative agenda decision, which analysed the applicability of the amendments to three scenarios. However, in view of the feedback received and the various concerns raised on the outcome of the application of some aspects of the amendments, the Committee did not follow through with the tentative agenda decision and reported the issue to the IASB. During its meeting in June 2021, the IASB provisionally decided to amend the requirements set out in IAS 1 with regard to the classification of liabilities, subjecting it to conditions and the disclosure of information concerning those conditions and postponing the effective date of the 2020 amendment by at least one year. The Group is currently assessing the impact of these new accounting standards and amendments.
The Group will assess the impact of the final amendments to IAS 1 on the classification of its liabilities once they have been issued by the IASB.
The Group does not envisage that other standards issued by the IASB, but that are not yet effective, will have a significant impact on the Group.
Any impacts on the Group's consolidated financial statements arising from the aforementioned amendments are still being assessed.
The table below shows the breakdown of Property, plant and equipment as at 31 March 2022 and 30 September 2021.
| 31.03.2022 | 30.09.2021 | Change | |
|---|---|---|---|
| Property | 5,344,518 | 5,416,105 | (71,587) |
| Plant and machinery | 26,726 | 18,661 | 8,065 |
| General equipment | 18,684 | 15,411 | 3,273 |
| Other property, plant and equipment | 907,412 | 848,867 | 58,545 |
| Tangible assets under construction and advances | 2,977,186 | 2,681,154 | 296,032 |
| Total | 9,274,526 | 8,980,197 | 294,329 |
The table below shows changes in Property, plant and equipment at the reporting dates 31 March 2022 and 30 September 2021, by individual asset category.
| Other | Total | |||||
|---|---|---|---|---|---|---|
| Plant and | General | property, plant | property, plant | |||
| Property | machinery | equipment | and equipment | and equipment | Property | |
| Opening balance | ||||||
| Cost | 5,962,146 | 37,917 | 19,722 | 1,271,101 | 2,681,154 | 9,972,041 |
| Amortisation (accumula ted amortisation) |
(546,041) | (19,256) | (4,311) | (422,234) | - | (991,843) |
| Carrying amount | 5,416,105 | 18,661 | 15,411 | 848,867 | 2,681,154 | 8,980,197 |
| Changes in the period | ||||||
| Increases for acquisitions | 4,816 | 12,150 | 4,343 | 145,388 | 296,032 | 462,729 |
| Reclassifications (of car rying amount) |
- | - | - | - | - | - |
| Amortisation in the year | (76,403) | (4,085) | (1,070) | (86,843) | - | (168,401) |
| Total changes | (71,587) | 8,065 | 3,273 | 58,545 | 296,032 | 294,328 |
| Closing balance | ||||||
| Cost | 5,966,962 | 50,067 | 24,065 | 1,416,489 | 2.,977,186 | 10,434,769 |
| Amortisation (accumula ted amortisation) |
(622,444) | (23,341) | (5,381) | (509,077) | - | (1,160,243) |
| Carrying amount | 5,344,518 | 26,726 | 18,684 | 907,412 | 2,977,186 | 9,274,526 |
The item "Other property, plant and equipment" increased primarily as a result of the refurbishment of the Viale Umbria showroom, for a total amount of Euro 131 thousand.
The item "assets under construction" increased due to costs incurred for the construction of the properties intended for rental in co-living form of the subsidiaries Smartcity S.r.l. and Deametra S.r.l., equal to Euro 106 thousand and Euro 190 thousand, respectively.
The table below shows the breakdown of Intangible assets as at 31 March 2022 and 30 September 2021.
| 31.03.2022 | 30.09.2021 | Change | |
|---|---|---|---|
| Development costs | 998,432 | 1,011,508 | (13,076) |
| Concessions, licences, trademarks and similar rights | 2,533 | 844 | 1,689 |
| Assets under construction and payments on account | 504 | 504 | - |
| Other intangible assets | 753,259 | 661,098 | 92,161 |
| Total | 1,754,728 | 1,673,955 | 80,773 |
The table below shows changes in Intangible assets at the reporting dates 31 March 2022 and 30 September 2021, by individual asset category.
| Concessions, licences, |
Intangible assets under construction |
||||
|---|---|---|---|---|---|
| Development | trademarks and | and payments on | Other intangible | Total intangible | |
| costs | similar rights | account | assets | assets | |
| Opening balance | |||||
| Cost | 2,039,541 | 24,382 | 504 | 999,653 | 3,064,080 |
| Amortisation (accumulated amortisation) |
(1,028,033) | (23,538) | - | (338,555) | (1,390,125) |
| Carrying amount | 1,011,508 | 844 | 504 | 661,098 | 1,673,955 |
| Changes in the period | |||||
| Increases for acquisitions | 207,679 | 1,770 | - | 225,332 | 434,781 |
| Reclassifications (of carrying amount) |
- | - | - | - | - |
| Amortisation in the year | (220,755) | (81) | - | (133,171) | (354,007) |
| Total changes | (13,076) | 1,689 | - | 92,161 | 80,774 |
| Closing balance | |||||
| Cost | 2,247,220 | 26,152 | 504 | 1,224,985 | 3,498,861 |
| Amortisation (accumulated amortisation) |
(1,248,788) | (23,619) | - | (471,726) | (1,744,133) |
| Carrying amount | 998,432 | 2,533 | 504 | 753,259 | 1,754,728 |
The increase in development costs and other intangible assets, for an amount equal to Euro 229 thousand, is due to the investment made by the Group in relation to the development and integration of the CRM platform, a management platform for the integration between Revit and Salesforce, an e-commerce platform. These costs refer to services supplied by third parties. Development costs incurred by the Group refer to projects that satisfy the requirements of IAS 38.
In addition, the item "other intangible assets" increased by Euro 204 thousand due to the registration of the right of use pertaining to the lease agreement for the new offices at Viale Umbria, 36.
As at 31 March 2022, this item was composed of financial assets resulting from the mark-to-market measurement of the cash flow hedging derivatives entered into by Abitare In S.p.A. and the subsidiary Porta Naviglio Grande S.r.l.
The item in question is mainly represented by the shares held in Tecma Solutions S.p.A. (7.3% of the share capital), a company listed on the Euronext Growth Milan Market, specialised in Real Estate Business Innovation for an amount equal to Euro 6,092 thousand.
The carrying amount has increased by Euro 1,724 thousand owing to the revaluation arising from the adjustment of the carrying amount to the fair value as at 31 March 2022, as the asset is classified as a Financial Asset measured at fair value through profit or loss (FVTPL). The quotation value as at 31 March 2022 of Euro 10.6 per share, was used as the fair value benchmark.
The residual amount of Euro 3 thousand relates to shareholdings held in Banca di Credito Cooperativo.
The net balance of deferred tax assets and liabilities as at 31 March 2022 is as follows.
| 31.03.2022 | 30.09.2021 | Change | |
|---|---|---|---|
| Deferred tax assets | 1,765,496 | 1,172,151 | 593,345 |
| Payables for deferred tax liabilities | (8,445,794) | (6,466,158) | (1,979,636) |
| Net position | (6,680,298) | (5,294,007) | (1,386,291) |
This item includes the balance of prepaid and deferred taxes on temporary differences between the carrying amount of an asset or liability and the value for tax purposes of that same asset or liability.
| Subscribed | ||||
|---|---|---|---|---|
| to account | ||||
| 30.09.2021 | income statement |
Subscribed to Net Equity |
31.03.2022 | |
| ACE | 8,740 | - | - | 8,740 |
| Director's remuneration | 160,560 | 81,468 | - | 242,028 |
| Unpaid employee bonuses | 115,104 | (59,424) | - | 55,680 |
| Measurement of work in progress in accordance with IFRS 15 |
(7,907,979) | (1,871,452) | - | (9,779,431) |
| Leases in accordance with IAS 17 | (20,119) | (7.405) | - | (27,524) |
| Employee benefits in accordance with IAS 19 | 24,732 | 339 | (18,081) | 6,990 |
| Derecognition of multi-year costs in accordance with IAS 38 |
184,340 | (69,616) | 331,692 | 446,686 |
| Hedging derivatives valutation | 7,689 | - | (34,460) | (26,771) |
| Tax losses of subsadiary Richard Srl | 2,928 | 209,651 | - | 212,579 |
| Inventory adjustment to riflect intercompany mark-up |
2,129,998 | 5,727 | - | 2,180,725 |
| Total | (5,294,007) | (1,665,712) | 279,421 | (6,680,298) |
The table below shows the breakdown of Inventory as at 31 March 2022 and 30 September 2021.
| 31.03.2022 | 30.09.2021 | Chenge | |
|---|---|---|---|
| Real estate developments under way | 248,451,767 | 189,836,692 | 58,615,075 |
| Advances on inventory | 1.771,534 | 3,043,421 | (1,271,887) |
| Finished products | 7,150,192 | 16,783,276 | (9,633,084) |
| Total | 257,373,493 | 209,663,389 | 47,710,104 |
| Advances on | Real estate developments | Finished | |
|---|---|---|---|
| inventory | under way | products | |
| Abitare In Development 4 Srl | - | 99,835 | - |
| Abitare In Development 5 Srl | - | 8,550,997 | 2,375,479 |
| Abitare In Development 6 Srl | (63,656) | - | - |
| Abitare In Development 7 Srl | - | - | 4,487,272 |
| Abitare In Maggiolina Srl | - | 3,769,404 | 287,441 |
| Accursio S.r.l. | - | 17,494,708 | - |
| City Zeden S.r.l. | 181,316 | - | - |
| Citynow S.r.l. | 608,573 | - | - |
| Immaginare Srl | - | 791,640 | - |
| Lambrate Twin Palace Srl | - | 10,721,231 | - |
| Milano City Village Srl | - | 65,936,249 | - |
| Milano Progetti Srl | - | 25,065,167 | - |
| Mivivi Srl | 389,606 | - | - |
| MyCity Srl | - | 5,664,612 | - |
| Palazzo Naviglio Srl | - | 22,038,664 | - |
| Porta Naviglio Grande | - | 12,225,758 | - |
| Richard Srl | - | 9,228,553 | - |
| Savona 105 Srl | - | 30,184,591 | - |
| TheUnits Srl | - | 1,365,508 | - |
| Trilogy Towers Srl | - | 35,314,850 | - |
| Volaplana Srl | 337,547 | - | - |
| Ziro Srl | 318,148 | - | - |
| Total | 1,771,534 | 248,451,767 | 7,150,192 |
The item "Finished products" mainly refers to the apartments completed by the subsidiary Abitare In Development 7 S.r.l. for a total of Euro 4,487 thousand and the subsidiary Abitare In Development 5 S.r.l. for a total of Euro 2,375 thousand. The item "Real estate developments under way" refers to projects under way and not yet completed at 31 March 2022 and includes costs incurred to purchase real estate to be developed for a total amount of Euro 108,984 thousand. The typical length of the production cycle in the Abitare In Group's sector is influenced by a number of factors, such as authorisation procedures and relations with the public administration in general, customer requests to customise properties and works planning. In view of the above, the number of projects to be completed within 12 months cannot be reliably estimated. The item in question mainly consists of inventory attributable to the subsidiaries Milano City Village (Euro 65,936 thousand), Milano Progetti S.r.l. (Euro 25,065 thousand), Savona 105 S.r.l. (Euro 30,185 thousand), Trilogy Towers S.r.l. (Euro 35,315 thousand), Palazzo Naviglio S.r.l. (Euro 22,039 thousand), Porta Naviglio Grande S.r.l. (Euro 12,226 thousand), and Accursio S.r.l. (Euro 17,495 thousand).
Advances on inventory refer to suspended costs linked to areas for which a preliminary contract has been signed.
Trade receivables amount to Euro 367 thousand (Euro 293 thousand at the end of the previous reporting period). These receivables are recognised net of the provision for bad debt. There are no past due receivables.
Other current assets amounted to Euro 10,727 thousand (Euro 12,105 thousand at the end of the previous reporting period).
| 31.03.2022 | 30.09.2021 | Change | |
|---|---|---|---|
| Down payments/deposits on real estate complexes purchased | 5,794,930 | 6,820,672 | (1,025,742) |
| Accrued income and prepaid expenses | 3,448,265 | 3,972,466 | (522,201) |
| Other current assets | 1,483,954 | 1,312,209 | 171,745 |
| Other current assets | 10,727,149 | 12,105,347 | (1,378,198) |
The item "Down payments/deposits on real estate complexes purchased" consists of:
the down payment of Euro 750 thousand to purchase the real estate complex situated in via Tucidide in Milan. The total agreed price to purchase the real estate complex is Euro 12,500 thousand. The purchase will be finalised by 31 December 2022 and the final payment of the price will be made on the date the final agreement is signed;
the down payment of Euro 500 thousand to purchase the real estate complex situated in the Bisceglie area in Milan. The total agreed price to purchase the real estate complex is Euro 5,000 thousand. The purchase will be finalised by January 2023 and the final payment of the price will be made on the date the final agreement is signed;
Accrued income and prepaid expenses mainly include:
The item "Other current assets" mainly refers to:
Current tax assets (Euro 8,840 thousand) mainly refer to:
The table below shows the breakdown of cash and cash equivalents as at 31 March 2022 and 30 September 2021.
| 31.03.2022 | 30.09.2021 | Change | |
|---|---|---|---|
| Bank and postal accounts | 25,717,453 | 13,776,538 | 11,940,915 |
| Cash-in-hand and cash equivalents | 73 | 1,747 | (1,674) |
| Cash and cash equivalents | 25,717,526 | 13,778,285 | 11,939,241 |
The balance of cash and cash equivalents, fully reported in Euro, reflects liquid funds, cash-in-hand and cash equivalents at the respective reporting dates.
Cash and cash equivalents held as at 31 March 2022 are unrestricted and not tied to a particular use.
Equity has increased due to the recognition of the change in the OCI reserve and in profit for the period.
The item in question shows a value of Euro 75 thousand (negative for Euro 92 thousand as at 30 September 2021) and includes:
·the gains/(losses) that will be transferred to the income statement, relating to the cash flow hedge reserve on the hedging derivatives of Abitare In S.p.A. and Porta Naviglio Grande S.r.l., which show a value of Euro 60 thousand (negative for Euro 49 thousand as at 30 September 2021).
·gains/(losses) that will not be transferred to the income statement, relating to the actuarial valuation of the provision for severance pay as required by IAS 19, which show a value of Euro 15 thousand (negative for Euro 26 thousand as at 30 September 2021).
On 31 May 2021, the Shareholders' Meeting of AbitareIn S.p.A. approved the 1:10 stock split of the shares, operational starting from 21 June 2021. The same meeting also approved the "2021-2023 Stock Grant Plan" for executive directors of the Company and the Strategic Manager, together with the free share capital increase to service the Plan. The Stock Plan is part of the remuneration policy for the Company's directors and provides for the free assignment of shares to executive directors, subject to achieving specific performance targets established by the BoD. The Plan is also aimed at the Company's Executive with Strategic Responsibilities.
The Plan has a three-year time frame and aims to promote and pursue the objectives of aligning the remuneration of beneficiaries with the interests of shareholders as well as retaining the management, by envisaging overall, upon achievement of the set targets, the free assignment of a maximum of 900,000 shares in favour of the executive directors and 120,000 shares in favour of the Manager (also considering the split mentioned above).
The item in question amounted to Euro 3,965 thousand (Euro 469 thousand at 30 September 2021) and mainly refers to the shares pertaining to minority shareholders of the subsidiaries Homizy S.p.A., Hommy S.r.l., Housenow S.r.l, Deametra S.r.l. and Smartcity S.r.l. The increase in the period is to be attributed to the effects of the listing of the ordinary shares of the subsidiary Homizy S.p.A. on the Euronext Growth Milan Market - Professional Segment, with trading starting on 21 December 2021. Homizy successfully completed the placement in preparation for the listing, for a total value of Euro 10 million, equal to 1,860,000 newlyissued shares at a subscription price of Euro 5.4 per share, with a pre-money capitalisation of Euro 45 million.
The table below shows the breakdown of non-current financial liabilities as at 31 March 2022 and 30 September 2021.
| 31.03.2022 | 30.09.2021 | |||||||
|---|---|---|---|---|---|---|---|---|
| non-current portion |
current portion |
Total | non-current portion |
current portion |
Total | Change | ||
| Medium/long term bank loans |
102,677,482 | 14,683,429 117,360,911 | 71,639,614 | 16,362,832 | 88,002,446 | 29,358,465 | ||
| Short-term bank loans |
- | - | - | - | - | - | - | |
| Other financial payables |
627,312 | 176,970 | 804,282 | 527,436 | 347,830 | 875,267 | (70,985) | |
| Total | 103,304,794 14,860,399 118,165,193 | 72,167,050 16,710,663 88,877,713 | 29,287,480 |
The following new loans were granted during the first half of the financial year:
The table below provides information on existing loans as at 31 March 2022.
| Payable within the next |
Payable beyond |
Mortgage on | |||||||
|---|---|---|---|---|---|---|---|---|---|
| loan type (Euro/000) |
Borrower company |
Amount approved* |
Underwriting date |
End date | financial year |
next finan cial year |
Total payable |
real estate/ guarantees Covenants |
|
| Mortgage loan | Abitare In Deve lopment 3 S.r.l. |
3,000 | 22.06.2018 | 30.06.2033 | 187 | 2,124 | 2,311 | 6,000 | No |
| Unsecured loan | Abitare In Deve lopment 4 S.r.l. |
5,875 | 04.03.2022 | 03.03.2027 | 14 | 5,849 | 5,863 | n/a | No |
| Loan | Abitare In Deve lopment 5 S.r.l. |
8,300 | 02.08.2021 | 02.08.2023 | 823 | 4,945 | 5,768 | 16,600 | No |
| Landed property loan |
Abitare In Deve lopment 7 S.r.l. |
17,000 | 28.05.2020 | 31.05.2023 | 1,118 | - | 1,118 | 34,000 | No |
| Loan | Abitare In S.p.A. | 1,300 | 16.07.2019 | 31.12.2023 | 450 | 342 | 792 | n/a | No |
| Loan | Abitare In S.p.A. | 5,200 | 23.09.2020 | 23.09.2025 | 1,280 | 3,262 | 4,542 | n/a | Yes |
| Loan | Abitare In S.p.A. | 4,500 | 20.05.2021 | 31.05.2025 | - | 4,485 | 4,485 | n/a | Yes |
| Loan | Abitare In S.p.A. | 5,000 | 29.07.2021 | 29.07.2023 | 16 | 4,967 | 4,983 | n/a | No |
| Landed property loan |
Accursio S.r.l. | 30,900 | 31.12.2021 | 31.12.2031 | 60 | 10,002 | 10,062 | 61,800 | No |
| Unsecured loan | Citynow S.r.l. | 2,000 | 01.02.2022 | 01.02.2018 | 37 | 1,946 | 1,982 | n/a | No |
| Landed property loan |
Lambrate Twin Pa lace S.r.l. |
18,100 | 25.05.2021 | 31.03.2049 | - | 3,289 | 3,289 | 36,200 | No |
| Landed property loan |
Milano City Village S.r.l. |
50,000 | 31.07.2018 | 31.12.2028 | 120 | 28,574 | 28,694 | 100,000 | Yes |
| Credit facility backed by landed property |
Milano Progetti S.r.l. 10,500 | 28.12.2020 | 31.07.2022 | 10,296 | - | 10,296 | 21,000 | No | |
| Mortgage loan | MyCity S.r.l. | 2,500 | 17.05.2019 | 31.05.2034 | 168 | 2,318 | 2,486 | 5,000 | No |
| Landed property loan |
Palazzo Naviglio S.r.l. 14,950 | 18.02.2020 | 17.02.2035 | 13 | 5,881 | 5,894 | 29,900 | No | |
| Landed property loan |
Porta Naviglio Grande S.r.l. |
11,802 | 14.01.2021 | 14.12.2025 | - | 3,020 | 3,020 | 23,604 | Yes |
| Landed property loan |
Savona 105 S.r.l. | 37,500 | 03.12.2020 | 31.12.2030 | 68 | 10,702 | 10,771 | 75,000 | Yes |
| Landed property loan |
TheUnits S.r.l. | 3,100 | 15.02.2021 | 28.02.2038 | 2 | 491 | 493 | 6,200 | No |
| Landed property loan |
Trilogy Towers S.r.l. 19,700 | 28.02.2019 | 28.02.2029 | 9 | 5,549 | 5,558 | 39,400 | Yes | |
| Unsecured loan | Volaplana S.r.l. | 5,000 | 12.01.2022 | 11.01.2028 | 21 | 4,933 | 4,954 | n/a | No |
| Total | 14,683 | 102,677 117,360 |
*For real estate mortgage loans (mutui fondiari), disbursement is provided for in the Works Progress Reports (SAL) up to the amount indicated.
Below is a summary table of the financial covenants provided for in some of the loan agreements of the Abitare In Group:
| Frequency and | ||||
|---|---|---|---|---|
| Loan | date of last cal culation |
Parameter | Limit | Parameter at last reporting date |
| Abitare In S.p.A. (BPER) | Financial year (30/09/2021) |
consolidated net financial debt/consolidated equity |
< 1.75 | 1.04 |
| Abitare In S.p.A. (BPER) | Financial year (30/09/2021) |
net financial debt in financial statements/equity in financial statements |
< 0.75 | 0.48 |
| Abitare In S.p.A. (BCC) | Financial year (30/09/2021) |
consolidated net financial indebt edness/consolidated EBITDA Adj. |
< 3.75 | 3.54 |
| Abitare In S.p.A. (BCC) | Financial year (30/09/2021) |
consolidated net financial debt/consolidated equity |
< 1.75 | 1.04 |
| Savona 105 S.r.l. | Calendar year (31/12/2021) |
Loan to Cost | < 69.5% | 59.19% |
| Porta Naviglio Grande S.r.l. | Financial year (30/09/2021) |
Loan to Cost/Loan to Value | < 63%/45% | 41.34% |
| Milano City Village S.r.l. | Financial year (30/09/2021) |
Loan to Cost | < 62.4% | 47.36% |
| Trilogy Towers S.r.l. | Calendar year (31/12/2021) |
Loan to Cost/Loan to Value | < 63%/70% | 40.00% |
As at 30 September 2021 and as at 31 December 2021 the financial covenants had been fully complied with.
The item "Other financial payables" mainly includes the financial payable towards the leasing company in relation to the purchase of the property located at Via Amadeo 57 for Euro 400 thousand, the financial payable for the leaseback agreement entered into with BNL (Euro 74 thousand) and the financial payable relating to the multi-year right of use for the property occupied by the chairman of the Board of Directors (Euro 124 thousand) and the multi-year right of use for the office building located in Viale Umbria, 32 (Euro 187 thousand).
As required by IAS 7, paragraph 44A-44E, the table below summarises the changes in the liabilities arising from the loan:
| flows | Changes arising from cash | Changes arising from non-cash flows |
||||||
|---|---|---|---|---|---|---|---|---|
| 30.09.2021 | Changes in the share capital |
Changes in interest rates |
Changes in fair value |
Other changes |
31.03.2022 | |||
| Payables to banks | 88,002,446 | 29,683,047 | 14,038 | - | (338,620) | 117,360,911 | ||
| Other financial liabilities | 875,267 | (68.637) | - | - | (2,347) | 804,283 | ||
| Total | 88,877,713 29,614,410 | 14,038 | - | (340,967) 118,165,194 |
Pursuant to IAS 19R, the main economic-financial assumptions used in the actuarial valuations are detailed below:
| 31.03.2022 | 30.09.2021 | |
|---|---|---|
| Annual inflation rate | 1.75% | 1.00% |
| Annual technical discount rate | 1.80% | 0.70% |
| Annual remuneration increase rate | 2.50% | 2.50% |
The following changes in employee benefits were recorded in the relevant periods:
| Balance at 30 September 2021 | 325,142 |
|---|---|
| Financial expenses | 1,108 |
| Advances paid and settlements | (6,993) |
| Accruals | 58,666 |
| Actuarial gains (losses) | (58,540) |
| Balance at 31 March 2022 | 319,383 |
As at 31 March 2022, the item "Other non-current liabilities" consisted of the provision for directors' severance indemnity for Euro 263 thousand.
The following changes were recorded in the provision for directors' severance indemnity:
| Balance at 30 September 2021 | 252,759 |
|---|---|
| Financial expenses | 885 |
| Advances paid and settlements | - |
| Accruals | 26,274 |
| Actuarial gains (losses) | (16,795) |
| Balance at 31 March 2022 | 263,123 |
The item payments on account consists of deposits and down payments received against contracts entered into to sell real estate units under construction. In detail, the non-current liability for down payments and deposits, amounting to Euro 69,916 thousand, refers to the subsidiaries Milano City Village S.r.l., Trilogy Towers S.r.l., Palazzo Naviglio S.r.l., Porta Naviglio Grande S.r.l., Savona 105 S.r.l., Lambrate Twin Palace S.r.l. and Abitare In Development 5 S.r.l. (Euro 25,532 thousand, Euro 16,874 thousand, Euro 8,380 thousand, Euro 6,210 thousand, Euro 11,463 thousand, Euro 1,366 thousand and Euro 91 thousand, respectively).
The current liability for down payments and deposits, amounting to Euro 411 thousand, refers to the subsidiaries Abitare In Development 7 S.r.l. and Abitare In Development 5 S.r.l., amounting to Euro 25 thousand and Euro 386 thousand, respectively.
Trade payables amounted to Euro 25,071 thousand (Euro 11,704 thousand as at 30 September 2021) and are recognised at nominal value. All payables fall due within the next year. They mainly refer to suppliers involved in production activities. There are no significant payables in currencies other than the Euro.
The table below shows the breakdown of other current liabilities as at 31 March 2022 and 30 September 2021.
| 31.03.2022 | 30.09.2021 | Change | |
|---|---|---|---|
| Town planning costs | 2,131,572 | 3,013,786 | (882,214) |
| Other payables | 6,323,825 | 5,547,302 | 776,523 |
| Accrued expenses and prepaid income | 143,006 | 192,454 | (49,448) |
| Social security contributions payable | 58,883 | 51,636 | 7,247 |
| Other current liabilities | 8,657,286 | 8,805,177 | (147,891) |
Payables arising from the phased payment of town planning costs refer to the subsidiaries Maggiolina S.r.l., Porta Naviglio Grande S.r.l. and Trilogy Towers S.r.l. and amounted to Euro 367 thousand, Euro 496 thousand and Euro 1,268 thousand, respectively.
The item other payables mainly includes:
The item Current tax liabilities mainly refers to the tax payable for IRAP (regional tax on productive activities) of Euro 453 thousand and for IMU (municipal property tax) of Euro 246 thousand.
Total revenue increased from Euro 62,807 thousand as at 31 March 2021 to Euro 66,617 thousand as at 31 March 2022.
Revenue from sales and services, amounting to Euro 16,001 thousand as at 31 March 2022, mainly refers to the sale of residential units by the subsidiaries Abitare In Development 5 S.r.l. and Abitare In Development 7 S.r.l., amounting to Euro 3,059 thousand and Euro 12,942 thousand, respectively.
As at 31 March 2022, the item in question included the costs incurred for the purchase of the real estate complex by the subsidiaries Accursio S.r.l. and Immaginare S.r.l., amounting to Euro 16,150 thousand and Euro 716 thousand, respectively.
The item "Change in inventory for progress of works" breaks down as follows:
| 31.03.2022 | 31.03.2021 | |
|---|---|---|
| Abitare In Development 4 Srl | 119,362 | 806,313 |
| Abitare In Development 5 Srl | 261,735 | (15,000) |
| Abitare In Development 6 Srl | - | 31,156 |
| Abitare In Development 7 Srl | (12,008,562) | 6,744,532 |
| Abitare In Maggiolia Srl | 119,433 | (22,292,647) |
| Accursio Srl | 660,040 | - |
| City Zeden Srl | 52,000 | - |
| Citynow Srl | 608,573 | - |
| Immaginare Srl | 75,640 | 100,000 |
| Lambrate Twin Palace Srl | 3,830,467 | 236,179 |
| Milano City Village Srl | 17,123,487 | 6,175,879 |
| Milano Progetti Srl | 1,755,878 | 777,615 |
| Mivivi Srl | 112,348 | - |
| My City Srl | 871,289 | 72,561 |
| Palazzo Naviglio Srl | 5,614,551 | 1,658,004 |
| Porta Naviglio Grande Srl | (1,281,264) | 3,978,063 |
| Richard Srl | 186,585 | - |
| Savona 105 Srl | (186,536) | 4,029,907 |
| The Units Srl | 328,799 | - |
| Trilogy Towers Srl | 12,943,238 | 331,486 |
| Volaplana Srl | 219,387 | 724,993 |
| Ziro Srl | 318,147 | 80,310 |
| Total | 31,724,597 | 3,439,352 |
The breakdown of revenue from sales and services by asset type and geographical area has been omitted insofar as it is immaterial.
Other operating revenues of Euro 1,783 thousand al 31 march 2022 mainly include:
As at 31 March 2022, the item in question included the costs incurred for the purchase of the real estate complex by the subsidiaries Accursio S.r.l. and Immaginare S.r.l., amounting to Euro 16,150 thousand and Euro 716 thousand, respectively
Costs for services break down as follows:
| 31.03.2022 | 31.03.2021 | Variazione | |
|---|---|---|---|
| Legal, notarial and administrative consultancy | 504,522 | 702,083 | (197,561) |
| Technical consultancy | 431,036 | 671,463 | (240,427) |
| Design and project management | 3,671,615 | 1,304,154 | 2.367,461 |
| Construction costs | 27,920,403 | 13,267,530 | 14,652,873 |
| Rehabilitation | 2,239,151 | 401,225 | 1,837,926 |
| Demolition | 932,392 | 831,260 | 101,132 |
| Construction charges | 1,048,616 | 2,244,193 | (1,195,577) |
| Directors | 1,588,324 | 355,794 | 1,232,530 |
| Statutory auditors, auditing firm and supervisory body | 166,067 | 262,941 | (96,874) |
| Marketing and advertising | 323,897 | 379.867 | (55,970) |
| Furniture costs | 167,970 | 1,135,831 | (967,861) |
| Brokerage fees | 707,871 | 126,096 | 581,775 |
| Sureties | 799,860 | 374,968 | 424,892 |
| Insurance | 209,391 | 137,346 | 72,045 |
| Utilities | 50,494 | 51,993 | (1,499) |
| Other | 1,226,702 | 1,018,764 | 207,938 |
| Total | 41,988,311 | 23,265,509 | 18,722,802 |
The breakdown of personnel expenses is as follows:
| 31.03.2022 | 31.03.2021 | Change | |
|---|---|---|---|
| Wages and salaries | 845,732 | 970,712 | (124,980) |
| Social security costs | 297,614 | 283,688 | 13,926 |
| Severance indemnity reserve (TFR) | 58,666 | 52,339 | 6,327 |
| Other expenses | 6,511 | 9,448 | (2,937) |
| Total personnel expenses | 1,208,523 | 1,316,187 | (107,664) |
The table below shows the average/end-of-period number of employees by category, as at 31 March 2022 and 31 March 2021:
| 31.03.2022 | 31.03.2021 | |||
|---|---|---|---|---|
| Average | End-of-period | Average | End-of-period | |
| Executives | 2 | 2 | 2 | 2 |
| Office workers | 35 | 35 | 35 | 35 |
| Total | 37 | 37 | 37 | 37 |
The breakdown of "Depreciation/Amortisation" is as follows:
| 31.03.2022 | 31.03.2021 | Change | |
|---|---|---|---|
| Amortisation of intangible assets | 354,007 | 246,355 | 107,652 |
| Depreciation of property, plant and equipment | 168,041 | 164,549 | 3,852 |
| Total amortisation/depreciation | 522,408 | 410,903 | 111,505 |
The increase in depreciation/amortisation mainly reflects the incremental investments made in Development by the parent company Abitare In S.p.A..
The item "Impairment losses and accruals" consists exclusively of the accrual to the provision for directors' severance indemnity.
Other operating expenses amount to Euro 850 thousand and mainly include indirect taxes for Euro 688 thousand (including IMU tax amounting to Euro 457 thousand).
As of 31 March 2022, financial income amounted to Euro 1,724 thousand and referred exclusively to the revaluation generated by the allienation of the carrying value at fair value as of 31 March 2022 of the shareholding Tecma Solution S.p.A. The fair value va-lue was used as a reference parameter equal to Euro 10.6 per share as of 31 March 2022.
Financial expenses amounted to Euro 1,528 thousand and Euro 1,074 thousand for the years ended 31 March 2022 and 31 March 2021, respectively. This change is mainly attributable to the increase in average financial indebtedness to credit institutions.
The table below shows the breakdown of income taxes as at 31 March 2022 and 31 March 2021.
| 31.03.2022 | 31.03.2021 | Change | |
|---|---|---|---|
| Current | 190,608 | - | 190,608 |
| Deferred | 1,665,712 | 732,022 | 933,690 |
| Income taxes | 1,856,320 | 732,022 | 1,124,298 |
The reconciliation between the actual tax liability recognised in the financial statements and the theoretical tax liability, determoned for IRES and IRAP taxes and based on the theoretical tax rate, is as follows:
| IRES | % | 2022 | 2021 |
|---|---|---|---|
| EBT | 4,658,182 | 4,402,651 | |
| Theoretical tax liability (%) | 24% | 1,117,964 | 1,183,873 |
| - | - | ||
| Increases: | - | - | |
| IMU TAX | 444,025 | 276,799 | |
| Unpaid remuneration and employee bonuses | 572,450 | 385,365 | |
| Other increases | 207,381 | 168,137 | |
| Total | 1,223,856 | 830,301 | |
| - | |||
| Decreases: | - | ||
| Paid remuneration and employee bonuses | 425,000 | 280,000 | |
| revaluations | |||
| Deduction for prior losses, ACE (aid to economic growth), IRAP tax and contributions |
804,820 | 74,428 | |
| Changes in consolidated IAS entries | 3,611,998 | 5,264,845 | |
| Other decreases | 1,913,767 | 37,016 | |
| Total | 6,755,585 | 5,656,289 | |
| IRES tax base | (873,547) | - (423,337) |
|
| IRES tax pertaining to the period | (209,651) | (101,601) |
| IRAP | % | 2022 | 2021 |
|---|---|---|---|
| Difference between income and costs not considered for IRAP tax purposes |
6,680,760 | 6,618,083 | |
| Theoretical tax liability (%) | 3,90% | 260,550 | 258,105 |
| - | |||
| Increases: | - | ||
| Costs for collaborators and directors | 759,049 | 391,377 | |
| IMU TAX | 457,066 | 276,799 | |
| Other increases | 391,909 | 88,201 | |
| Total | 1,608,024 | 756,377 | |
| - | |||
| Decreases | - | ||
| Grants for the year | 804,820 | 32,053 | |
| Tax wedge deductions | 1,125,451 | - | |
| Changes in consolidated IAS entries | 3,611,998 | 5,264,845 | |
| Other decreases | 334,326 | 272,298 | |
| Total | 5,876,595 | 5,569,196 | |
| - | |||
| IRAP tax base | 2,412,189 | 1,805,264 | |
| IRAP tax pertaining to the period | 190.608 | 52.245 |
Basic earnings per share are calculated by dividing the profit for the year attributable to the ordinary shareholders of the parent company by the weighted average number of ordinary shares outstanding in the period. Diluted earnings per share are calculated by dividing the profit attributable to the ordinary shareholders of the parent company by the weighted average number of ordinary shares outstanding in the period and of those potentially to be issued if the targets set in the stock grant plan are met.
The table below shows the breakdown of the item basic and diluted earnings per share as at 31 March 2022 and 31 March 2021.
| 31.03.2022 | 31.03.2021 | Change | |
|---|---|---|---|
| Net profit (loss) attributable to the owners of the Parent (Euro) | 2,801,862 | 3,670,629 | (868,767) |
| No. of shares outstanding | 26,530,812 | 25,939,380 | 591,432 |
| Number of potential ordinary shares | - | - | - |
| Average number of shares outstanding considered in the calculation of diluted earnings per share |
26,530,812 | 25,939,380 | 591,432 |
| Earnings per share (Euro) | 0.11 | 0.14 | (0.03) |
| Diluted earnings per share (Euro) | 0.11 | 0.14 | (0.03) |
| 31.03.2022 | 31.03.2021 | Change | |
|---|---|---|---|
| Net profit (loss) attributable to the owners of the Parent in statement of comprehensive income (Euro) |
2,968,239 | 3,613,382 | (645,143) |
| No. of shares outstanding | 26,530,812 | 25,939,380 | 591,432 |
| Number of potential ordinary shares | - | - | - |
| Average number of shares outstanding considered in the calculation of diluted earnings per share |
26,530,812 | 25,939,380 | 591,432 |
| Earnings per share (Euro) | 0.11 | 0.14 | (0.03) |
| Diluted earnings per share (Euro) | 0.11 | 0.14 | (0.03) |
Pursuant to IAS 24, the related parties of the Group are companies and individuals that are able to exercise control, joint control or have significant influence on the Group and its subsidiaries.
Intercompany transactions are of a business and financial nature and are generally formalised by contracts. Such transactions are carried out at arm's length and are carefully monitored by the Board of Directors. The transactions carried out with such related parties refer to the normal operations of each single entity. No atypical or unusual transactions have been carried out with them.
During the year, the Company carried out a number of business and financial transactions with the companies of the Group.
Transactions entered into with Subsidiaries substantially relate to the exchange of goods, the provision of services and the provision of financial resources; they refer to ordinary operations and are regulated, in the Issuer's opinion, at market conditions, or similar to those usually applied to unrelated parties for transactions of a corresponding nature, size and risk, and in compliance with the provisions of law in force.
The main intra-group agreements entered into by the Issuer are the interest-bearing shareholders' loan agreements and the service agreements with the Operating Vehicles. The shareholders' loan agreements provide for the payment to the Subsidiary of a sum of money, in one or more tranches, in respect of which the Company has the right to receive annual interest equal to Euribor 360 at 6 months, increased by 2.5 basis points, to be paid in full at the maturity date of the loan, together with the repayment of the principal. In any case, the Subsidiary has the right to proceed with the partial or total repayment of the loan, at any time, even before the maturity date, without any advantage or penalty to the Subsidiary.
The service agreements entered into between the Issuer and the Operating Vehicles relate to consultancy and services necessary for the development and implementation of the Real Estate Initiative, such as, for example, assistance in planning, coordination, marketing and customer management, as well as administrative management. The consideration paid to the Issuer for the performance of the aforesaid activities consists of (i) a "set-up" fee for carrying out the feasibility studies and market analysis, defining the business plan and designing the Real Estate Initiative; (ii) a fee for the promotional campaign carried out; (iii) a fee for assisting with the deeds; as well as (iv) a variable fee to be calculated on the fees resulting from the preliminary contracts signed between the Operating Vehicle and the clients. Translated with www.DeepL.com/Translator (free version).
A summary of transactions carried out in the period is provided below.
| Financial | Commercial | Other | Financial | Commercial | Other | Society | Revenues for services | Other revenues | Interest income | Cost for service | |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Society | credits | credits | credits | debts | debts | debts | Abitare In Development 3 S.r.l. | - | 425 | 12,015 | 425 |
| Abitare In Development 3 S.r.l. | 1,209,026 | 59,687 | 107,813 | - | (292,800) | - | Abitare In Development 4 S.r.l. | - | 425 | 45,263 | 425 |
| Abitare In Development 4 S.r.l. | 3,842,837 | 245,809 | 305,942 | - | - | - | Abitare In Development 5 S.r.l. | 1,933,849 | 4,625 | 28,402 | 4,625 |
| Abitare In Development 5 S.r.l. | 3,213,712 | 1,938,474 | - | - | - | (68,843) | Abitare In Development 6 S.r.l. | - | 425 | 6,470 | 425 |
| Abitare In Development 6 S.r.l. | 50,470 | 2,275 | - | - | - | - | Abitare In Development 7 S.r.l. | 348,610 | 425 | 4,302 | 425 |
| Abitare In Development 7 S.r.l. | 1,433,114 | 349,035 | 977,874 | - | - | - | Abitare In Maggiolina S.r.l. | - | 425 | - | 425 |
| Abitare In Maggiolina S.r.l. | - | 425 | - | (3,668,022) | - | (55,856) | Accursio S.r.l. | - | 425 | 38,376 | 425 |
| Accursio S.r.l. | 6,978,435 | 425 | 132,700 | - | - | - | City Zeden S.r.l. | - | 425 | 9,514 | 425 |
| City Zeden S.r.l. | 967,271 | 6,731 | - | - | - | - | Citynow S.r.l. | - | 425 | - | 425 |
| Citynow S.r.l. | - | 425 | - | - | - | - | Creare S.r.l. | - | 425 | - | 425 |
| Creare S.r.l. | - | 425 | - | - | - | (1,065) | Deametra S.r.l. | - | 2,890 | 2,192 | 2,890 |
| Deametra S.r.l. | 2,192 | - | - | - | - | - | Homizy S.p.A. | 6,818 | 427 | - | 427 |
| Homizy S.p.A. | - | 7,668 | - | (4,006,931) | - | (94,318) | |||||
| Hommi S.r.l. | - | 850 | - | - | - | - | Hommi S.r.l. | - | 427 | - | 427 |
| Housenow S.r.l. | - | 850 | - | - | - | (2,348) | Housenow S.r.l. | - | 427 | - | 427 |
| Immaginare S.r.l. | 769,708 | 22,518 | - | - | - | - | Immaginare S.r.l. | - | 6,065 | 9,084 | 6,065 |
| Lambrate Twin Palace S.r.l. | 2,959,622 | 2,086,404 | 72,613 | - | - | (143,527) | Lambrate Twin Palace S.r.l. | 1,449,166 | 425 | 27,429 | 425 |
| Milano City Village S.r.l. | 6,092,629 | 203,053 | - | - | (777,631) | (1,666,961) | Milano City Village S.r.l. | 202,628 | 425 | 64,029 | 425 |
| Milano Progetti S.r.l. | 11,074,159 | 2,019,383 | - | - | - | - | Milano Progetti S.r.l. | - | 425 | 103,042 | 425 |
| Mivivi S.r.l. | 1,924,943 | 109,078 | 50,255 | - | - | - | Mivivi S.r.l. | - | 425 | 19,062 | 425 |
| MyCity S.r.l. | 2,383,993 | 764,596 | 109,110 | - | - | - | MyCity S.r.l. | 693,744 | 425 | 22,296 | 425 |
| Palazzo Naviglio S.r.l. | 1,502,086 | 69,463 | - | - | - | (618,994) | Palazzo Naviglio S.r.l. | 69,038 | 425 | 15,786 | 425 |
| Porta Naviglio Grande S.r.l. | 4,820,156 | 2,583,783 | - | - | - | (2,282,669) | Porta Naviglio Grande S.r.l. | - | 425 | 50,656 | 425 |
| Richard S.r.l. | 295,482 | 28,245 | - | - | - | (197,611) | Richard S.r.l. | - | - | 1,514 | - |
| Savona 105 S.r.l. | 3,571,023 | 3,087,255 | 661,796 | - | - | (522,217) | Savona 105 S.r.l. | 164,054 | 425 | 36,111 | 425 |
| Smartcity S.r.l. | 5,243 | 945 | - | - | - | - | Smartcity S.r.l. | - | 523 | 5,243 | 523 |
| The Units S.r.l. | 317,192 | 391,844 | 281,248 | - | - | (11,092) | The Units S.r.l. | 352,745 | 425 | 3,292 | 425 |
| Trilogy Towers S.r.l. | 2,204,962 | 125,417 | - | - | - | (631,904) | Trilogy Towers S.r.l. | 124,992 | 425 | 20,516 | 425 |
| Volaplana S.r.l. | 710,687 | 16,140 | 237 | - | - | - | Volaplana S.r.l. | - | 425 | 6,519 | 425 |
| Ziro S.r.l. | 653,450 | 425 | - | - | - | - | Ziro S.r.l. | - | 425 | 38 | 425 |
| Total | 56,982,392 | 14,121,628 | 2,699,588 | (7,674,953) | (1,070,431) | (6,297,405) | Total | 5,345,644 | 24,309 | 531,151 | 24,309 |
Total remuneration for the period of directors, statutory auditors and key managers of the Group amounted to Euro 1,774 thousand and is detailed in the table below:
| 31.03.2022 | |
|---|---|
| Directors' remuneration | 1,588,324 |
| Directors' Severance Indemnity Reserve (TFM) | 26,274 |
| Statutory Auditors' remuneration | 59,794 |
| Remuneration of executive with strategic responsibilities | 100,000 |
| Total | 1,774,392 |
In addition to what has already been reported in note 12, Abitare In guarantees the fulfilment of the obligations undertaken by the subsidiaries towards Reale Mutua Assicurazioni, in relation to the issue by the latter of the sureties that these subsidiaries procure in favour of third parties. As at 31 March 2022 the total guaranteed amount was 133 millions.
Listed below are the guarantees issued by Abitare In S.p.A. on behalf of subsidiaries in favour of the credit institutions:
| Amount | Date | ||
|---|---|---|---|
| Company | guaranteed | of issue Type of guarantee | |
| Abitare In Development 3 Srl | 2,330,092 22.06.2018 Loan repayment guarantee | ||
| Abitare In Development 4 Srl | 1,700,000 03.03.2022 Comfort letter of 1,7 mln and pledge on shares in AID4 | ||
| Abitare In Development 5 Srl | 8,300,000 02.08.2021 Loan repayment guarantee | ||
| Abitare In Development 7 Srl | 1,673,812 28.05.2020 Subordination of shareholder financing | ||
| Accursio Srl | 10,500,000 29.12.2021 Loan repayment guarantee | ||
| Citynow Srl | 400,000 01.02.2022 Loan repayment guarantee | ||
| Lambrate Twin Palace Srl | 3,300,000 25.05.2021 Comfort letter of 3,3 mln and subordination of 2 mln loan | ||
| Milano Progetti Srl | 10,500,000 23.12.2020 Subordination of shareholder financing | ||
| MyCity Srl | 2,500,000 17.05.2019 Loan repayment guarantee | ||
| Porta Naviglio Grande Srl | 3,650,000 17.12.2020 Loan repayment guarantee | ||
| Savona 105 Srl | 10,950,000 03.12.2020 Loan repayment guarantee | ||
| Trilogy Towers Srl | 19,700,000 28.02.2019 Loan repayment guarantee | ||
| Volaplana Srl | 5,000,000 11.01.2022 Loan repayment guarantee |
See the Directors' report accompanying the consolidated financial statements for further information.
IFRS 7 and IFRS 13 require that financial instruments measured at fair value are classified on the basis of the quality of the inputs used to determine their fair value. More specifically, IFRS 7 and IFRS 13 provide for 3 fair value levels:
No transfers between the different levels of the fair value hierarchy were made in the relevant periods. The table below provides a summary of assets and liabilities measured at fair value at 31 March 2022, based on the level that reflects the inputs used to determine their fair value:
| (In Euro) | At 31.03.2022 | ||||
|---|---|---|---|---|---|
| Note | Carrying amount |
Level 1 | Level 2 | Level 3 | |
| Assets | |||||
| Financial assets | 3 | 111,549 | 111,549 | - | - |
| Equity investments in other companies | 4 | 6,094,794 | 6,094,794 | - | - |
| Trade receivables | 7 | 366,604 | - | - | 366,604 |
| Other current assets | 8 | 10,727,149 | - | - | 10,727,149 |
| Cash and cash equivalents | 10 | 25,717,526 | 25,717,526 | - | - |
| Liabilities | |||||
| Non-current financial liabilities | 12 | 103,304,794 | 103,304,794 | - | - |
| Other non-current liabilities | 14 | 263,123 | - | - | 263,123 |
| Current financial liabilities | 12 | 14,860,399 | 14,860,399 | - | - |
| Customer down payments and deposits | 15 | 410,800 | - | - | 410,800 |
| Trade payables | 16 | 25,070,698 | - | - | 25,070,698 |
| Other current liabilities | 17 | 8,657,286 | - | - | 8,657,286 |
See the Interim report on operations.
The table below shows the breakdown of the fees recognised for the six months ended 31 March 2022 for auditing services and other services supplied by the Auditing Firm BDO S.p.A.
Auditing services related to activities in support of the listing of the shares of Homizy S.p.A. for Euro 37 thousand and activities in connection with the issuer's capital increase pursuant to Article 2441, paragraphs 5 and 6 of the Italian Civil Code for Euro 20 thousand. The activities were carried out in compliance with Article 5, paragraph 4 of EU Regulation No. 537/2014.
| Amounts in K€ | 31.03.2022 |
|---|---|
| Statutory audit | 77 |
| Services other than statutory audit | 57 |
| Total | 134 |
Milan, 13 June 2022
Luigi Francesco Gozzini (CEO)
Cristiano Contini (Executive Responsible for Corporate Accounting Information)
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