Portfolio Structure

As of December 31, 2018, Vonovia had a total real estate portfolio comprising 395,769 residential units, 117,885 garages and parking spaces and 5,144 commercial units. Our locations span 709 cities, towns and municipalities in Germany, Austria and Sweden. 84,333 residential units are also managed for other owners. Most of the properties in the Group’s portfolio are multifamily residences.

In terms of , most of the properties (around 90%) are located in Germany. The Austrian portfolio accounts for around 6% of the fair value, while the Swedish share of the portfolio comes to around 4%.

As of December 31, 2018, the Group’s real estate portfolio across Germany comprised 358,451 residential units, 93,030 garages and parking spaces and 4,022 commercial units distributed across 526 cities, towns and municipalities. The total living area amounted to 22,364,651 m2, with the average apartment size coming in at around 62 m2. With a of 2.4%, Vonovia generated an average of € 6.55 per m2 in Germany. The annualized in-place rent came to € 1,715.6 million for apartments, € 52.2 million for commercial units and € 28.4 million for garages and parking spaces.

In the Austrian portfolio, which is largely located in Vienna, Vonovia achieved an annualized in-place rent of € 89.6 million, with a vacancy rate of 4.4%, in the residential portfolio, which comprises 23,030 units covering total living space of 1,720,579 m2. The monthly in-place rent amounted to € 4.53 per m2 with an average apartment size of around 75 m2.

Our Group’s portfolio also includes the Swedish real estate portfolio, consisting of 14,288 units with a total living space of 1,015,134 m2. With a vacancy rate of 1.2%, the residential portfolio generated annualized in-place rent of € 109.7 million. The apartments, which average 71 m2 in size, generate monthly in-place rent of € 9.11 per m2. Most of them are located in the Gothenburg, Stockholm and Malmö regions.

Changes in the Portfolio

At the beginning of the fiscal year, the takeover of BUWOG AG saw our portfolio increase by an additional 48,320 apartments, the majority of which are located in Lübeck, Berlin and Vienna. Later on in the year, we incorporated an additional 14,052 residential units into our portfolio when we took over Victoria Park AB, whose properties are mostly located in the Gothenburg, Stockholm and Malmö regions.

The acquisition portfolios were as follows at the time of the takeovers:

 

 

 

 

 

 

 

 

In-place rent

 

 

Residential units

 

Living area (in thou. m2)

 

Vacancy (in %)

 

(p. a. in € million)

 

(€/m2/month)

 

 

 

 

 

 

 

 

 

 

 

BUWOG

 

48,320

 

3,251

 

3.4

 

192

 

5.10

thereof in Germany

 

26,978

 

1,645

 

2.3

 

115

 

5.96

thereof in Austria

 

21,342

 

1,606

 

4.6

 

77

 

4.21

VICTORIA PARK

 

14,052

 

997

 

1.4

 

104

 

8.83

 

 

 

 

 

 

 

 

 

 

 

In the course of 2018, properties in the “Sell” portfolio were disposed of in several sales during the implementation of the portfolio management strategy.

At the time of the sale, the statistics for the portfolios sold were as follows:

 

 

 

 

 

 

 

 

In-place rent

 

 

Residential units

 

Living area (in thou. m2)

 

Vacancy (in %)

 

(p. a. in € million)

 

(€/m2/month)

 

 

 

 

 

 

 

 

 

 

 

2018 disposal portfolios

 

11,221

 

688

 

8.2

 

38.7

 

5.11

 

 

 

 

 

 

 

 

 

 

 

In addition to the acquisition and sale of larger housing stocks, Vonovia’s portfolio changed in 2018 as a result of additions arising from tactical acquisitions, the construction of new apartments and attic extensions on the one hand, and disposals of condominiums and multifamily residences from the portfolio earmarked for sale on the other. Furthermore, our regular portfolio reviews due to strategic reassessments resulted in certain housing stocks being reallocated within the overall portfolio. As part of the review, we also made an adjustment to the structure of our portfolio in addition to the strategic reassessment:

The subportfolio now combines all units for which preparatory measures for individual sale have already been taken and which are now set to be sold off on an ongoing basis over the next few years. This new definition increases the number of apartments in this category to 29,563 compared with the former “Privatize” portfolio. Likewise, the designation of further subportfolios was also adjusted; however, this did not result in content changes for the respective strategies.

Following the implementation of the annual structured reassessment of all potential, as of December 31, 2018, Vonovia’s residential portfolio is as follows:

 

 

Fair value*

 

 

 

 

 

 

 

 

 

In-place rent

 

 

Dec. 31, 2018

 

(in € million)

 

(in €/m2)

 

In-place rent multiplier

 

Residential units

 

Living area (in thou. m2)

 

Vacancy (in %)

 

Total (p. a. in € million)

 

Residential (p a. in € million)

 

Residential (in €/m2)

 

Organic
change (in %)

 

Average market rent growth rating (in % p.a.)

*

Fair value of the developed land excluding € 1,356.8 million, of which € 405.1 million for undeveloped land and inheritable building rights granted, € 302.5 million for assets under construction, € 492.6 million for development and € 156.6 million for other.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Strategic

 

34,360.5

 

1,676

 

21.4

 

323,056

 

19,980

 

2.3

 

1,602

 

1,533

 

6.55

 

4.4

 

1.7

Operate

 

8,594.2

 

1,669

 

20.1

 

74,775

 

4,714

 

3.2

 

428

 

372

 

6.83

 

6.8

 

1.7

Invest

 

25,766.3

 

1,678

 

21.9

 

248,281

 

15,266

 

2.0

 

1,174

 

1,161

 

6.47

 

3.7

 

1.7

Recurring Sales

 

3,670.0

 

1,811

 

22.8

 

29,563

 

1,981

 

2.8

 

161

 

155

 

6.70

 

3.7

 

1.6

 

597.9

 

1,184

 

18.1

 

5,832

 

404

 

5.1

 

33

 

28

 

6.04

 

0.5

 

1.8

Vonovia Germany

 

38,628.4

 

1,677

 

21.5

 

358,451

 

22,365

 

2.4

 

1,796

 

1,716

 

6.55

 

4.3

 

1.7

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vonovia Austria

 

2,517.0

 

1,346

 

23.6

 

23,030

 

1,721

 

4.4

 

107

 

90

 

4.53

 

9.5

 

0.9

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vonovia Sweden

 

1,737.7

 

1,563

 

14.6

 

14,288

 

1,015

 

1.2

 

119

 

110

 

9.11

 

 

2.0

Total

 

42,883.0

 

1,648

 

21.2

 

395,769

 

25,100

 

2.4

 

2,022

 

1,915

 

6.52

 

4.4

 

1.6

In order to boost transparency among the portfolios, we showed our extended portfolio in 15 regional markets for the first time in our reporting in 2016. The regional market classification is orientated toward the residential real estate market regions in Germany. These markets are core towns/cities and their surroundings, mainly metropolitan areas. Our decision to focus on these regional markets that are particularly relevant to Vonovia is our way of looking ahead to the future and provides an overview of our strategic core portfolio in Germany.

In relation to the , 91% of our German portfolio is located in 15 defined regional markets. Only a small part of our strategic stock is located outside of these 15 markets. We have referred to this group as “Other strategic locations” (around 7% of the total fair value). The regional market breakdown does not include our housing stocks from the “Non-core Disposals” and “Recurring Sales” subportfolios in locations that do not include any strategic stocks.

As of December 31, 2018, the strategic core portfolio is as follows, broken down into regional markets:

 

 

Fair value*

 

 

 

 

 

 

 

 

 

In-place rent

 

 

Regional market

 

(in € million)

 

(in €/m2)

 

In-place rent multiplier

 

Residential units

 

Living area (in thou. m2)

 

Vacancy (in %)

 

Total (p. a. in € million)

 

Residential (p a. in € million)

 

Residential (in €/m2)

 

Organic
change (in %)

 

Average market rent growth rating (in % p.a.)

*

Fair value of the developed land excluding € 1,356.8 million, of which € 405.1 million for undeveloped land and inheritable building rights granted, € 302.5 million for assets under construction, € 492.6 million for development and € 156.6 million for other.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Berlin

 

6,535.9

 

2,370

 

29.7

 

41,943

 

2,667

 

1.4

 

220

 

209

 

6.62

 

4.1

 

1.8

Rhine Main Area

 

3,949.6

 

2,199

 

22.8

 

27,673

 

1,766

 

1.3

 

173

 

168

 

8.05

 

4.4

 

1.8

Rhineland

 

3,424.5

 

1,743

 

20.8

 

28,839

 

1,915

 

2.4

 

165

 

157

 

7.02

 

3.7

 

1.7

Southern Ruhr Area

 

3,354.0

 

1,240

 

17.8

 

43,498

 

2,661

 

3.2

 

189

 

183

 

5.93

 

5.5

 

1.5

Dresden

 

3,104.1

 

1,360

 

19.1

 

38,424

 

2,184

 

2.9

 

163

 

153

 

6.02

 

3.9

 

1.7

Hamburg

 

2,456.2

 

1,915

 

22.9

 

19,842

 

1,253

 

1.3

 

107

 

103

 

6.93

 

3.9

 

1.6

Munich

 

2,050.6

 

3,132

 

31.7

 

9,679

 

637

 

0.7

 

65

 

61

 

8.04

 

4.4

 

1.8

Stuttgart

 

1,935.6

 

2,166

 

23.3

 

13,840

 

871

 

1.7

 

83

 

80

 

7.78

 

3.2

 

1.8

Kiel

 

1,909.9

 

1,371

 

18.7

 

23,376

 

1,345

 

1.9

 

102

 

97

 

6.14

 

4.7

 

1.6

Hanover

 

1,622.7

 

1,549

 

20.1

 

16,322

 

1,029

 

2.8

 

81

 

78

 

6.49

 

4.9

 

1.7

Northern Ruhr Area

 

1,566.8

 

956

 

14.3

 

26,277

 

1,623

 

3.1

 

110

 

106

 

5.63

 

4.7

 

1.2

Bremen

 

1,071.2

 

1,451

 

21.6

 

11,846

 

715

 

3.3

 

49

 

47

 

5.67

 

3.8

 

1.8

Leipzig

 

867.6

 

1,395

 

19.9

 

9,191

 

589

 

2.8

 

44

 

41

 

5.96

 

3.9

 

1.7

Westphalia

 

783.2

 

1,257

 

17.9

 

9,495

 

616

 

3.3

 

44

 

43

 

5.96

 

6.0

 

1.5

Freiburg

 

602.4

 

2,162

 

24.5

 

4,036

 

276

 

1.3

 

25

 

24

 

7.31

 

4.6

 

1.7

Other strategic locations

 

2,604.6

 

1,508

 

19.4

 

26,670

 

1,692

 

2.6

 

135

 

129

 

6.55

 

4.9

 

1.6

Total strategic locations Germany

 

37,838.9

 

1,689

 

21.6

 

350,951

 

21,837

 

2.3

 

1,754

 

1,679

 

6.56

 

4.4

 

1.7

A look at the largest regional markets, from Berlin to the Rhine-Main region, the Rhineland, the southern Ruhr region, Dresden, Hamburg and Munich, already shows our balanced presence in strong markets across Germany. In addition to these focal points, we also have properties primarily in very prosperous regions, such as Hanover, Leipzig and Freiburg.

The fact that our portfolio is spread nationwide means that we are independent of the circumstances prevailing on individual regional markets.

Fair Value
Valuation pursuant to IAS 40 in conjunction with IFRS 13. The estimated value of an asset. The fair value is the amount for which an asset could be exchanged between knowledgeable, willing parties in an arm’s length transaction.
Vacancy rate
The vacancy rate is the number of empty units as a percentage of the total units owned by the company. The vacant units are counted at the end of each month.
Monthly In-place Rent
The monthly in-place rent is measured in euro per square meter and is the current gross rental income per month for rented units as agreed in the corresponding rent agreements at the end of the relevant month before deduction of non-transferable ancillary costs divided by the living area of the rented units. The rental income from the Austrian real estate portfolio additionally includes maintenance and improvement contributions (EVB). The rental income from the Swedish real estate portfolio shows inclusive rents, meaning that the rental amounts include operating and heating costs.
The in-place rent is often referred to as the “Nettokaltmiete” (net rent excl. ancillary costs such as heating, etc.). The monthly in-place rent (in €/m2) on a like-for-like basis refers to the monthly in-place rent for the residential portfolio that was already held by Vonovia 12 months previously, i.e., portfolio changes during this period are not included in the calculation of the in-place rent on a like-for-like basis. If we also include the increase in rent due to new construction measures and measures to add extra stories, then we arrive at the organic increase in rent.
Recurring Sales
The Recurring Sales segment (formerly part of the “Sales” segment) includes the regular and sustainable disposals of individual condominiums from our portfolio. It does not include the sale of entire buildings or land (Non-core disposals). These properties are only sold as and when the right opportunities present themselves, meaning that the sales do not form part of our operating business within the narrower sense of the term. Therefore, these sales will be reported under “Other” in our segment reporting.
Non-core Disposals
We also report the Other segment, which is not relevant from a corporate management perspective, in our segment reporting. This includes the sale, only as and when the right opportunities present themselves, of entire buildings or land (Non-core Disposals) that are likely to have below-average development potential in terms of rent growth in the medium term and are located in areas that can be described as peripheral compared with Vonovia’s overall portfolio and in view of future acquisitions.
Fair Value
Valuation pursuant to IAS 40 in conjunction with IFRS 13. The estimated value of an asset. The fair value is the amount for which an asset could be exchanged between knowledgeable, willing parties in an arm’s length transaction.