Annual Report 2020

Results of Operations

The following key figures provide an overview of how Vonovia’s results of operations and their drivers developed in 2020. For information on the limited comparative value of the prior-year figures, we refer to the statements in the chapter on overall business development within the Group.

in € million

2019

2020

Change in %

 

 

 

 

Total Segment Revenue

4,111.7

4,370.0

6.3

Revenue in the Rental segment

2,074.9

2,285.9

10.2

Revenue in the Value-add segment

1,154.8

1,104.6

–4.3

Revenue in the Recurring Sales segment

365.1

382.4

4.7

Revenue in the Development segment

516.9

597.1

15.5

Adjusted EBITDA Total

1,760.1

1,909.8

8.5

Adjusted EBITDA Rental

1,437.4

1,554.2

8.1

Adjusted EBITDA Value-add

146.3

152.3

4.1

Adjusted EBITDA Recurring Sales

91.9

92.4

0.5

Adjusted EBITDA Development

84.5

110.9

31.2

Group FFO

1,218.6

1,348.2

10.6

EBITDA IFRS

1,579.6

1,822.4

15.4

Monthly in-place rent (€/m2)

6.93

7.16

3.3

Average area of own apartments in the reporting period (in thou. m2)

25,316

26,532

4.8

Average number of own units (number of units)

398,398

414,931

4.1

Vacancy rate (in %)

2.6

2.4

–0.2 pp

Maintenance expenses and capitalized maintenance (€/m2)

19.02

22.31

17.3

thereof expenses for maintenance (€/m2)

12.20

12.10

–0.8

thereof capitalized maintenance (€/m2)

6.82

10.21

49.7

Number of units bought

23,987

1,711

–92.9

Number of units sold

4,784

3,677

–23.1

thereof Recurring Sales

2,607

2,442

–6.3

thereof Non-core Disposals

2,177

1,235

–43.3

Number of new apartments completed

2,092

2,088

–0.2

thereof own apartments

1,301

1,442

10.8

thereof apartments for sale

791

646

–18.3

Number of employees (as of December 31)

10,345

10,622

2.7

 

 

 

As of the end of 2020, Vonovia managed a portfolio comprising 415,688 of its own residential units (2019: 416,236), 139,429 garages and parking spaces (2019: 138,176) and 6,564 commercial units (2019: 6,748).

Total Segment Revenue

in € million

2019

2020

Change in %

 

 

 

 

Rental income

2,077.9

2,288.5

10.1

Other income from property management unless included in the operating expenses in the Rental segment

48.7

50.2

3.1

Income from disposals Recurring Sales

365.1

382.4

4.7

Internal revenue Value-add

1,104.2

1,053.0

–4.6

Income from disposal of properties (Development)

249.5

297.7

19.3

Fair value Development to hold

266.3

298.2

12.0

Total Segment Revenue

4,111.7

4,370.0

6.3

 

 

 

In the 2020 fiscal year, Total Segment Revenue rose by 6.3% from € 4,111.7 million to € 4,370.0 million. This increase was due primarily to the increase in rental revenue due to the acquisition of Hembla and to organic growth thanks to new construction and modernization.

The Adjusted EBITDA Total rose by € 149.7 million from € 1,760.1 million in the 2019 fiscal year to € 1,909.8 million in 2020. The Adjusted EBITDA Total included the earnings contributions made by Hembla in 2020, with a volume of € 92.5 million (2019: € 9.6 million). The Adjusted EBITDA Rental increased by 8.1% from € 1,437.4 million in 2019 to € 1,554.2 million in 2020. Adjusted EBITDA Value-add rose by 4.1% from € 146.3 million in the 2019 fiscal year to € 152.3 million in 2020. The Adjusted EBITDA Recurring Sales came in at € 92.4 million, up by around 0.5% on the value of € 91.9 million seen in the previous year. The Adjusted EBITDA Development amounted to € 110.9 million in 2020 (2019: € 84.5 million).

Group FFO rose by 10.6% from € 1,218.6 million in 2019 to € 1,348.2 million in 2020.

Adjusted EBITDA Development
The Adjusted EBITDA Development includes the gross profit from the development activities of “to sell” projects (income from sold development projects less production costs) and the gross profit from the development activities of “to hold” projects (fair value of the units developed for the company’s own portfolio less incurred production costs) less the operating expenses from the Development segment.
Adjusted EBITDA Recurring Sales
The Adjusted EBITDA Recurring Sales compares the proceeds generated from the privatization business with the fair values of assets sold and also deducts the related costs of sale. In order to disclose profit and revenue in the period in which they are incurred and to report a sales margin, the fair value of properties sold, valued in accordance with IFRS 5, has to be adjusted to reflect realized/unrealized changes in value.
Adjusted EBITDA Rental
The Adjusted EBITDA Rental is calculated by deducting the operating expenses of the Rental segment and the expenses for maintenance in the Rental segment from the Group’s rental income.
Adjusted EBITDA Total (Earnings Before Interest, Taxes, Depreciation and Amortization)
Adjusted EBITDA Total is the result before interest, taxes, depreciation and amortization (including income from other operational investments and intragroup profits) adjusted for effects that do not relate to the period, recur irregularly and that are atypical for business operation, and for net income from fair value adjustments to investment properties. These non-recurring items include the development of new fields of business and business processes, acquisition projects, expenses for refinancing and equity increases (where not treated as capital procurement costs), IPO preparation costs and expenses for pre-retirement part-time work arrangements and severance payments. The Adjusted EBITDA Total is derived from the sum of the Adjusted EBITDA Rental, Adjusted EBITDA Value-add, Adjusted EBITDA Recurring Sales and Adjusted EBITDA Development.
Adjusted EBITDA Value-add
The Adjusted EBITDA Value-add is calculated by deducting operating expenses from the segment’s income.