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28 Investment Properties

Investment Properties

in € million

As of Jan. 1, 2021

58,071.8

Additions due to business combinations

28,181.7

Additions

792.3

Capitalized modernization costs

1,124.2

Grants received

-2.7

Transfer to property, plant and equipment

-12.6

Transfer from property, plant and equipment

11.6

Transfer from real estate inventories

20.0

Transfer to real estate inventories

-27.4

Transfer to assets held for sale

-1,221.6

Other transfers

-0.5

Disposals

-167.7

Net income from fair value adjustments of investment properties

7,393.8

Revaluation of assets held for sale

87.4

Revaluation from currency effects

-150.2

As of Dec. 31, 2021*

94,100.1

As of Jan. 1, 2020

52,736.6

Additions due to business combinations

123.0

Additions

605.1

Capitalized modernization costs

1,114.5

Grants received

-19.6

Transfer to property, plant and equipment

-10.7

Transfer from property, plant and equipment

12.8

Transfer from down payments made

42.2

Transfer from real estate inventories

14.2

Transfer to real estate inventories

-88.2

Transfer from assets held for sale

2.4

Transfer to assets held for sale

-298.1

Disposals

-217.6

Net income from fair value adjustments of investment properties

3,719.8

Revaluation of assets held for sale

78.2

Revaluation from currency effects

257.2

As of Dec. 31, 2020*

58,071.8

  1. * The values as of Dec. 31, 2021 include assets of € 1,270.2 million (Dec. 31, 2020: € 425.4 million) that are measured using the acquisition cost model, as their fair value cannot be measured reliably on a continuing basis.

Accounting Policies

When Vonovia acquires properties, whether through a business combination or as part of a separate transaction, the intended use determines whether such properties are classified as investment properties or as owner-occupied properties.

Investment properties are properties that are held for the purpose of earning rental income or for capital appreciation or both and are not owner-occupied or held for sale in the ordinary course of business. Investment properties include undeveloped land, land and land rights including buildings and land with hereditary building rights of third parties. Investment properties also include right-of-use assets from rented, developed and undeveloped land (hereditary building rights) and from rented residential and commercial properties (interim leasing) within the meaning of IFRS 16 that are classified as investment properties.

Investment properties are initially measured at cost. Related transaction costs, such as fees for legal services or real estate transfer taxes, are included in the initial measurement. If properties are purchased as part of a business combination and if the transaction relates to a “business,” then IFRS 3 applies as far as recognition is concerned. Transaction costs are recognized as an expense.

Following initial recognition, investment properties are measured at fair value. Any change therein is recognized as affecting net income in the income statement. During the land or project development phase, reliable measurement at fair value is often not possible due to the lack of marketability and the lack of comparable transactions. In such cases, the cost model is continued until a reliable measurement can be carried out, but at the latest until the property in question is completed.

Investment properties are transferred to property, plant and equipment when there is a change in use evidenced by the commencement of owner-occupation. The properties’ deemed cost for subsequent measurement corresponds to the fair value at the date of reclassification.

The additions in 2021 include € 526.6 million (2020: € 435.5 million) in production costs for new construction activities.

The total amount reported for investment properties as of December 31, 2021 includes right-of-use assets from recognized hereditary building rights (including right-of-use assets arising from leased and sublet care homes since first-time consolidation of Deutsche Wohnen as of September 30, 2021) in the amount of € 1,689.1 million (2020: € 1,433.2 million). In this respect, we also refer to chapter [E43] Leases.

The majority of € 1,685.3 million is attributable to right-of-use assets from hereditary building rights (2020: € 1,431.9 million). This includes right-of-use assets of € 80.9 million (2020: € 76.3 million) relating to the Spree-Bellevue (Spree-Schlange) property in Berlin. The property has been leased from DB Immobilienfonds 11 Spree-Schlange von Quistorp KG until 2044. The lease agreement includes an obligation to pay compensation for loss of use as agreed by contract. At the end of 2028, each fund subscriber is entitled to return his share to the property fund at a fixed redemption price. If all of the fund investors make use of this option, Vonovia is obliged to acquire the property at a fixed purchase price after deduction of borrowings. If more than 75% of the shares are returned in this way, Vonovia has a call option for the purchase of all fund shares.

For the investment properties encumbered with land charges in favor of various lenders, see chapter [E41] Non-derivative Financial Liabilities.

Directly Attributable Operating Expenses

Rental income from investment properties amounted to € 2,571.9 million during the fiscal year (2020: € 2,288.5 million). Operating expenses directly relating to these properties amounted to € 317.6 million during the fiscal year (2020: € 260.4 million). These include expenses for maintenance, ancillary costs that cannot be passed on to the tenants, personnel expenses from the caretaker and craftsmen’s organizations, and income from the capitalized internal expenses. The capitalized internal expenses relate to the work performed by the Group’s own craftsmen’s organization and the management costs for major modernization projects.

Long-Term Leases

Vonovia as a lessor has concluded long-term leases on commercial properties. These are non-cancelable leases. The minimum future lease receipts from these leases are due as follows:

Long-term Leases

in € million

Dec. 31, 2020

Dec. 31, 2021

Total minimum lease payments

89.5

85.2

Due within 1 year

25.7

27.0

Due in 1 to 5 years

53.8

49.2

Due after 5 years

10.0

9.0

Fair Values

The value of the entire portfolio of residential properties was determined on the basis of the International Valuation Standard Committee’s definition of market value. Portfolio premiums and discounts, which can be observed when portfolios are sold in market transactions, were not included. Nor were time restrictions in the marketing of individual properties. Vonovia determines fair value in accordance with the requirements of IAS 40 in conjunction with IFRS 13.

Vonovia, in principle, measures its portfolio on the basis of the discounted cash flow (DCF) method. Under the DCF methodology, the expected future income and costs of a property are forecasted over a detailed period and discounted to the date of valuation as the net present value. The detailed period for the German portfolio is ten years. Due to the particular market situation in Austria and in order to reflect the extensive Austrian rent restrictions, a sales scenario involving the recurring sales of apartments is assumed for a subportfolio. In order to present these sales in the correct accounting period, the detailed period for the Austrian DCF model has been extended to 100 years.

The income in the DCF model mainly comprises expected rental income (current in-place rent, market rents as well as their development) taking vacancy losses into account. In Austria, it also includes sales revenues from a subportfolio. The expected rental income is derived for each location from the latest rent indices and rent tables (including Value AG, IVD, the Austrian Economic Chambers [WKÖ]) as well as from studies on spatial prosperity (Federal Institute for Research on Building, Urban Affairs and Spatial Development [BBSR], Prognos, Value AG, the Federal Statistical Office of Germany, Statistik Austria, etc.). The expected sales revenues are derived from historical sale prices as well as market data (e.g., WKÖ, EHL).

On the cost side, maintenance expenses and administrative costs are taken into account. In Germany, these are taken into account in accordance with the II. Berechnungsverordnung and inflated in the reporting period. The II. Berechnungsverordnung (BV) is the German Regulation on Calculations for Residential Buildings in accordance with the Second Housing Construction Law, which stipulates how economic viability calculations for homes are to be performed. These cost approaches are also transferred to the Austrian market. Further cost items are, for example, ground rents, non-allocable ancillary costs, rent losses and, in Austria, selling costs. Modernization measures carried out in the housing stocks are factored in by decreasing the current maintenance expenses and adjusting market rents.

On this basis, the forecast cash flows are calculated on an annual basis and discounted to the date of valuation as the net present value. In addition, the terminal value of properties in the German portfolio at the end of the ten-year period is determined using the expected stabilized net operating income and again discounted to the date of valuation as the net present value. The discount rate applied reflects the market situation, location, type of property, special property features (e.g. hereditary building rights, rent restrictions), the yield expectations of a potential investor and the risk associated with the forecast future cash flows of the property. The derived market value is therefore the result of this net present value and includes standard market transaction costs such as real estate transfer taxes, agent and notary costs. As the detailed period in the Austrian DCF model has been extended to 100 years in order to present the sales scenarios in the correct accounting period, no terminal value is applied here.

The commercial properties in the portfolio are mainly small commercial units for the supply of the local residential environment. Different cost approaches are used to those for residential properties, and discount rates were adjusted to reflect the market specifics.

The valuation is, in principle, performed on the basis of homogeneous valuation units. These meet the criteria of economically cohesive and comparable land and buildings. They include:

The Vonovia portfolio also contains project developments, existing areas with construction potential and land areas with inheritable building rights granted. Project developments that are to be managed within Vonovia’s own portfolio are measured using the cost approach until the construction work is complete. Following completion of construction work, they are measured at fair value using the DCF procedure described above. Existing areas with construction potential are valued using a comparable method on the basis of the local standard land value evaluated. Deductions are taken into account in particular for the readiness for construction and potential use as well as for likelihood of development and the development situation. Inheritable building rights granted are valued in the same way as the property portfolio using a DCF method. The input parameters here are the duration and amount of ground rent and the value of the land.

The right-of-use assets from leasehold contracts are recognized at their fair value. The fair value of the leasehold contracts corresponds to the present value of the standard market leasehold fee payments up until the end of the term of the hereditary building right in question. These are calculated based on the current amount of the ground rent. In order to calculate the present value, the leasehold fee payments are discounted using a property-specific interest rate.

Vonovia determined the fair values of its real estate portfolio in Germany and Austria as of December 31, 2021 in its in-house valuation department on the basis of the methodology described above. Vonovia’s real estate portfolio, excluding Deutsche Wohnen, was also valued by the independent appraiser CBRE GmbH. The market value resulting from the external report deviates from the internal valuation result by 0.1%.

The Deutsche Wohnen real estate portfolio was also valued by the independent appraiser Jones Lang LaSalle SE. The market value resulting from this external report deviates from the internal valuation result by 0.6%.

For the portfolio in Sweden, the result of the external appraiser Savills Sweden AB was applied. The fair values for the Swedish portfolio were also calculated using a DCF method that is generally comparable to the procedure used by Vonovia, as explained above, but takes account of specific features of the Swedish real estate market. These include, by way of example, the reflection of the inclusive rents received (including costs for heating and water, among other things) and the explicit inclusion of expenses billed as ancillary expenses in Germany, for example, as operator costs on the owner’s side.

Deutsche Wohnen’s project developments were measured by Jones Lang LaSalle SE using the residual value method as of the cut-off date of September 30, 2021. These values were, as part of what was still the provisional purchase price allocation, reviewed and adopted and were updated to reflect the current reporting date.

For the care facility portfolio of Deutsche Wohnen as of the reporting date December 31, 2021 the result of the external appraiser W&P Immobilienberatung GmbH was applied.

The contractually fixed remuneration for the valuation report is not linked to the valuation results.

The real estate portfolio of Vonovia is to be found in the items investment properties, property, plant and equipment (owner-occupied properties), real estate inventories, contract assets and assets held for sale. The fair value of the portfolio comprising residential buildings, commercial properties, garages and parking spaces, project developments, as well as undeveloped land and any hereditary building rights granted was € 97,845.3 million as of December 31, 2021 (Dec. 31, 2020: € 58,910.7 million). This corresponds to a net initial yield for the developed land of Vonovia, excluding Deutsche Wohnen, of 2.6% (total portfolio including Sweden and Austria; Dec. 31, 2020: 2.9%). For Germany, this results in an in-place-rent multiplier of 28.0 for the Vonovia portfolio excluding Deutsche Wohnen (Dec. 31, 2020: 25.4) and a fair value per m² of € 2,401 (Dec. 31, 2020: € 2,099). The in-place-rent multiplier and fair value for the Austrian portfolio come to 26.5 and € 1,674 per m² (Dec. 31, 2020: 25.5 and € 1,570 per m²), while the values for Sweden come to 20.6 and € 2,475 per m² (Dec. 31, 2020: 17.4 and € 2,090 per m²).

For the developed land in the subportfolio of Deutsche Wohnen real estate, the net initial yield stands at 2.1%, which represents a fair value of € 2,894 per m² and an in-place rent multiplier of 33.5.

The Act on Rent Controls in the Housing Sector in Berlin passed by the Berlin House of Representatives was declared unconstitutional and, as a result, null and void by the German Federal Constitutional Court on April 15, 2021. The development then observed in Berlin in the period leading up to December 31, 2021 has been included in the year-end valuation for 2021.

The material valuation parameters for the investment properties (Level 3) in the real estate portfolio are as follows as of December 31, 2021 broken down by regional markets/shown separately for the portfolio of Deutsche Wohnen:

Material valuation parameters for the investment properties (level 3) – Fiscal year

Valuation results*

Valuation parameters investment properties (Level 3)

Regional market

Fair value (in € million)

thereof assets held for sale (in € million)

thereof owner-occupied properties (in € million)

thereof investment properties (in € million)

Management costs residential (€ per residential unit p. a.)

Main­tenance costs total residential (€/m² p. a.)

Market rent residential (€/m² per month)

Market rent increase resi­dential

Stabilized vacancy rate resi­dential

Discount rate total

Capita­lized interest rate total

Dec. 31, 2021

Berlin

8,964.6

817.4

6.4

8,140.8

265

14.12

8.08

1.8%

1.0%

4.1%

2.3%

Rhine Main area

5,605.9

17.6

10.2

5,578.1

286

14.03

9.67

1.8%

1.1%

4.3%

2.6%

Southern Ruhr area

5,267.0

9.7

9.5

5,247.9

279

12.78

7.27

1.5%

2.6%

4.3%

3.0%

Rhineland

4,963.1

152.3

5.7

4,805.1

283

13.73

8.52

1.6%

1.8%

4.5%

2.9%

Dresden

4,656.1

0.4

7.6

4,648.1

251

14.03

6.74

1.6%

2.4%

4.4%

2.9%

Hamburg

3,611.8

3.3

4.5

3,604.1

271

14.49

8.78

1.6%

1.3%

4.1%

2.7%

Kiel

3,005.5

1.5

5.1

2,998.8

273

14.93

7.75

1.6%

1.6%

4.5%

3.0%

Munich

2,742.7

7.9

6.3

2,728.5

275

14.14

12.03

1.9%

0.6%

4.4%

2.6%

Stuttgart

2,551.9

3.2

2.1

2,546.6

286

14.73

9.50

1.8%

1.2%

4.5%

2.9%

Hanover

2,392.3

3.1

2.6

2,386.6

273

14.06

7.77

1.6%

2.0%

4.3%

2.9%

Northern Ruhr area

2,179.9

8.1

7.0

2,164.8

281

13.29

6.56

1.1%

3.3%

4.6%

3.7%

Bremen

1,484.2

0.5

2.5

1,481.3

278

13.32

7.21

1.6%

2.1%

4.4%

3.0%

Leipzig

1,229.6

8.9

1.4

1,219.3

265

14.93

6.88

1.6%

2.7%

4.3%

2.9%

Westphalia

1,173.3

0.9

2.0

1,170.4

277

13.32

7.48

1.5%

2.0%

4.6%

3.3%

Freiburg

788.7

0.9

1.5

786.3

282

15.45

8.84

1.6%

0.9%

4.2%

2.7%

Other strategic locations

3,611.2

3.5

6.1

3,601.6

282

14.26

7.89

1.5%

2.3%

4.6%

3.2%

Total strategic locations

54,227.8

1,039.2

80.5

53,108.3

274

13.94

8.00

1.6%

1.9%

4.4%

2.8%

Non-strategic locations

236.6

16.4

220.2

314

15.05

7.67

1.5%

2.8%

4.6%

3.2%

Vonovia Germany

54,464.5

1,055.7

80.5

53,328.3

274

13.95

7.99

1.6%

1.9%

4.4%

2.8%

Vonovia Sweden**

7,386.0

7,386.0

n.a.

n.a.

10.59

2.0%

0.8%

5.3%

3.2%

Vonovia Austria**

2,932.5

9.7

50.0

2,872.8

n.a.

19.72

5.80

1.7%

2.4%

5.2%

n.a.

Deutsche Wohnen

27,628.7

1,633.3

25,995.4

299

13.49

9.31

1.3%

1.4%

4.0%

2.8%

  1. * Fair value of the developed land excl. € 5,433.6 million for development, undeveloped land, inheritable building rights granted and other; € 4,141.1 million of this amount relates to investment properties. The investment properties balance sheet item also includes the present value in connection with payments for right-of-use assets in the amount of € 376.5 million.
  2. ** The valuation methods used for the portfolio in Austria and Sweden provide valuation parameters that are only partially comparable. Administrative and maintenance expenses are not shown separately.

Material valuation parameters for the investment properties (level 3) – Previous year

Valuation results*

Valuation parameters investment properties (Level 3)

Regional market

Fair value (in € million)

thereof assets held for sale (in € million)

thereof owner-occupied properties (in € million)

thereof investment properties (in € million)

Management costs resi­dential (€ per resi­dential unit p. a.)

Main­tenance costs total resi­dential (€/m² p. a.)

Market rent resi­dential (€/m² per month)

Market rent increase resi­dential

Stabilized vacancy rate resi­dential

Discount rate total

Capita­lized interest rate total

Dec. 31, 2020

Berlin

7,815.5

2.4

7.9

7,805.1

261

14.00

7.88

1.8%

1.1%

3.9%

2.1%

Rhine Main area

4,934.0

22.2

6.7

4,905.2

282

13.97

9.33

1.8%

1.1%

4.6%

2.9%

Southern Ruhr area

4,483.3

28.3

8.6

4,446.5

276

12.69

7.00

1.5%

2.6%

4.8%

3.5%

Rhineland

4,213.1

20.0

7.0

4,186.1

280

13.71

8.22

1.7%

1.9%

4.9%

3.3%

Dresden

4,044.5

6.4

6.5

4,031.6

247

14.08

6.74

1.7%

2.2%

4.8%

3.3%

Hamburg

3,087.2

6.7

3.8

3,076.7

267

14.36

8.46

1.6%

1.3%

4.5%

3.1%

Kiel

2,535.7

1.4

3.4

2,531.0

268

14.67

7.42

1.7%

1.7%

4.9%

3.4%

Munich

2,496.3

5.1

4.4

2,486.8

271

13.97

11.41

1.9%

0.6%

4.4%

2.7%

Stuttgart

2,319.9

6.4

2.1

2,311.4

282

14.61

9.20

1.8%

1.2%

4.7%

3.1%

Hanover

2,053.6

0.9

2.3

2,050.4

269

14.00

7.45

1.7%

2.1%

4.8%

3.3%

Northern Ruhr area

1,893.8

8.9

6.2

1,878.7

278

13.22

6.43

1.3%

3.3%

5.2%

4.2%

Bremen

1,318.3

1.1

2.0

1,315.2

274

13.27

6.94

1.8%

2.1%

4.8%

3.2%

Leipzig

1,054.8

10.3

1.2

1,043.4

262

14.87

6.70

1.7%

2.9%

4.9%

3.3%

Westphalia

1,028.7

3.7

1.8

1,023.2

273

13.17

7.25

1.5%

2.0%

4.9%

3.6%

Freiburg

696.8

0.2

2.0

694.5

278

15.22

8.35

1.7%

1.0%

4.5%

2.9%

Other strategic locations

3,198.2

6.1

5.0

3,187.0

278

14.09

7.64

1.6%

2.3%

4.9%

3.5%

Total strategic locations

47,173.7

130.1

70.9

46,972.8

270

13.85

7.74

1.7%

1.9%

4.7%

3.1%

Non-strategic locations

609.2

12.9

1.1

595.2

274

14.72

7.58

1.6%

2.7%

4.8%

3.2%

Vonovia Germany

47,782.8

142.9

72.0

47,567.9

270

13.86

7.74

1.7%

1.9%

4.7%

3.1%

Vonovia Sweden**

6,219.4

6,219.4

n.a.

n.a.

10.46

2.0%

0.9%

5.3%

3.7%

Vonovia Austria**

2,832.2

17.5

50.2

2,764.5

n.a.

19.43

5.61

1.4%

2.4%

5.4%

n.a.

  1. * Fair value of the developed land excluding € 2,076.3 million for development, undeveloped land, inheritable building rights granted and other; € 1,221.1 million of this amount relates to investment properties. The investment properties balance sheet item also includes the present value in connection with payments for right-of-use assets in the amount of € 298.9 million.
  2. ** The valuation methods used for the portfolio in Austria and Sweden provide valuation parameters that are only partially comparable. Administrative and maintenance expenses are not shown separately.

The inflation rate applied to the valuation procedure comes to 1.6% (including Sweden). For the Austrian portfolio, a sales strategy with an average selling price of € 2,282 per m² was assumed for 52.0 % of the portfolio. The inflation rate applied to the valuation of the subportfolio of Deutsche Wohnen real estate comes to 1.5%.

Net income from the valuation of investment properties amounted to € 7,393.8 million in the 2021 fiscal year (Dec. 31, 2020: € 3,719.8 million).

Sensitivity Analyses

The sensitivity analyses performed on Vonovia’s real estate portfolio show the impact of value drivers dependent upon market developments. Those influenced in particular are the market rents and their development, the amount of recognized administrative and maintenance expenses, cost increases, the vacancy rate and interest rates. The effect of possible fluctuations in these parameters is shown separately for each parameter according to regional market in the following.

Interactions between the parameters are possible but cannot be quantified owing to the complexity of the interrelationships. The vacancy and market rent parameters, for example, can influence each other. If rising demand for housing is not met by adequate supply developments, then this can result in lower vacancy rates and, at the same time, rising market rents. If, however, the rising demand is compensated for by a high vacancy reserve in the location in question, then the market rent level does not necessarily change.

Changes in the demand for housing can also impact the risk associated with the expected payment flows, which is then reflected in adjusted amounts recognized for discounting and capitalized interest rates. The effects do not, however, necessarily have to have a favorable impact on each other, for example, if the changes in the demand for residential real estate are overshadowed by macroeconomic developments.

In addition, factors other than demand can have an impact on these parameters. Examples include changes in the portfolio, in seller and buyer behavior, political decisions and developments on the capital market.

The table below shows the percentage impact on values in the event of a change in the valuation parameters. The absolute impact on values is calculated by multiplying the percentage impact by the fair value of the investment properties.

Change in parameters for the investment properties - Fiscal year

Change in value as a % under varying parameters

Change in value as a % under varying parameters

Management costs residential

Maintenance costs residential

Cost increase/ inflation

Market rent residential

Market rent increase resi­dential

Stabilized vacancy rate resi­dential

Dis­counting and capita­lized interest rates total

Regional market

-10%/10%

-10%/10%

-0.5%/+0.5% points

-2%/+2%

-0.2%/+0.2% points

-1%/+1% points

-0.25%/+0.25% points

Dec. 31, 2021

Berlin

0.5/-0.5

1.6/-1.6

5.5/-5.5

-2.4/2.4

-10.0/12.4

1.4/-1.7

12.7/-10.2

Rhine Main area

0.4/-0.4

1.3/-1.3

3.5/-3.6

-2.3/2.3

-8.2/9.7

1.0/-1.5

10.5/-8.6

Southern Ruhr area

0.7/-0.7

2.0/-2.0

5.1/-5.1

-2.5/2.5

-8.1/9.5

1.9/-1.8

9.3/-7.8

Rhineland

0.5/-0.5

1.6/-1.6

4.0/-4.1

-2.4/2.3

-7.9/9.2

1.6/-1.7

9.6/-8.1

Dresden

0.7/-0.7

2.1/-2.1

5.4/-5.4

-2.5/2.5

-8.3/9.8

1.8/-1.8

9.8/-8.2

Hamburg

0.5/-0.5

1.7/-1.7

4.5/-4.6

-2.4/2.3

-8.7/10.5

1.2/-1.6

11.0/-8.9

Kiel

0.7/-0.7

2.0/-2.0

4.8/-4.9

-2.4/2.4

-7.9/9.3

1.8/-1.8

9.2/-7.8

Munich

0.3/-0.3

1.1/-1.1

3.4/-3.5

-2.1/2.1

-8.4/10.1

0.7/-1.4

11.3/-9.3

Stuttgart

0.5/-0.5

1.4/-1.4

3.4/-3.6

-2.3/2.3

-7.8/9.0

1.3/-1.6

9.6/-8.1

Hanover

0.6/-0.6

1.9/-1.9

4.7/-4.7

-2.4/2.4

-8.1/9.5

1.7/-1.7

9.6/-8.1

Northern Ruhr area

1.0/-1.0

2.7/-2.7

5.3/-5.3

-2.6/2.6

-7.1/8.1

2.1/-2.1

7.5/-6.5

Bremen

0.7/-0.7

2.0/-2.0

5.4/-5.4

-2.4/2.4

-8.3/9.8

1.8/-1.8

9.7/-8.1

Leipzig

0.7/-0.7

2.3/-2.3

5.8/-5.8

-2.5/2.5

-8.5/10.1

1.8/-1.8

9.9/-8.3

Westphalia

0.7/-0.7

2.0/-2.0

4.6/-4.7

-2.4/2.3

-7.5/8.8

1.7/-1.8

8.6/-7.3

Freiburg

0.5/-0.5

1.7/-1.7

4.1/-4.3

-2.4/2.3

-8.4/9.9

1.1/-1.6

10.2/-8.5

Other strategic locations

0.6/-0.6

1.9/-1.9

4.2/-4.3

-2.4/2.4

-7.4/8.7

1.7/-1.7

8.7/-7.4

Total strategic locations

0.6/-0.6

1.8/-1.8

4.6/-4.7

-2.4/2.4

-8.3/9.9

1.5/-1.7

10.2/-8.4

Non-strategic locations

0.6/-0.6

2.0/-2.0

4.4/-4.5

-2.3/2.3

-7.2/8.4

1.6/-1.7

9.0/-7.6

Vonovia Germany

0.6/-0.6

1.8/-1.8

4.6/-4.7

-2.4/2.4

-8.3/9.9

1.5/-1.7

10.2/-8.4

Vonovia Sweden*

n.a.

n.a.

1.3/-1.3

-3.0/3.0

-1.3/1.3

0.8/-1.3

7.8/-6.8

Vonovia Austria*

n.a.

0.3/-0.3

0.4/-0.5

-0.4/0.4

-1.0/1.1

0.9/-0.9

4.9/-4.4

Deutsche Wohnen

0.6/-0.6

1.3/-1.3

4.0/-4.0

-1.3/1.3

-7.0/8.2

1.2/-1.6

10.3/-8.5

  1. * The valuation methods used for the portfolio in Austria and Sweden provide valuation parameters that are only partially comparable. Administrative and maintenance expenses are not shown separately.

Change in parameters for the investment properties - Previous year

Change in value as a % under varying parameters

Change in value as a % under varying parameters

Management costs resi­dential

Maintenance costs resi­dential

Cost increase/ inflation

Market rent residential

Market rent increase residential

Stabi­lized vacancy rate resi­dential

Discounting and capitalized interest rates total

Regional market

-10%/10%

-10%/10%

-0.5%/+0.5% points

-2%/+2%

-0.2%/+0.2% points

-1%/+1% points

-0.25%/+0.25% points

Dec. 31, 2020

Berlin

0.6/-0.6

1.9/-1.9

7.2/-7.1

-2.2/2.2

-10.1/13.1

1.5/-1.7

14.3/-11.1

Rhine Main area

0.4/-0.4

1.3/-1.3

3.2/-3.4

-2.3/2.3

-7.4/8.7

1.0/-1.5

9.3/-7.8

Rhineland

0.5/-0.5

1.6/-1.6

3.7/-3.8

-2.3/2.3

-7.1/8.3

1.6/-1.6

8.6/-7.4

Southern Ruhr area

0.8/-0.8

2.1/-2.1

4.6/-4.7

-2.4/2.5

-7.2/8.4

1.9/-1.9

8.1/-7.0

Dresden

0.7/-0.7

2.1/-2.1

4.7/-4.8

-2.5/2.5

-7.4/8.5

1.8/-1.8

8.5/-7.3

Hamburg

0.5/-0.5

1.7/-1.7

4.0/-4.2

-2.3/2.3

-7.7/9.1

1.2/-1.6

9.4/-7.9

Munich

0.3/-0.3

1.1/-1.1

3.5/-3.6

-2.1/2.1

-8.2/9.8

0.7/-1.5

10.9/-8.9

Stuttgart

0.5/-0.5

1.5/-1.5

3.3/-3.5

-2.3/2.3

-7.3/8.6

1.3/-1.5

9.0/-7.6

Kiel

0.7/-0.7

2.1/-2.1

4.3/-4.4

-2.4/2.3

-7.1/8.2

1.8/-1.8

8.1/-7.0

Hanover

0.6/-0.6

1.9/-1.9

4.2/-4.3

-2.4/2.4

-7.2/8.4

1.7/-1.7

8.5/-7.2

Northern Ruhr area

0.9/-0.9

2.6/-2.6

4.6/-4.7

-2.6/2.6

-6.3/7.1

2.0/-2.0

6.5/-5.8

Bremen

0.7/-0.7

2.0/-2.0

5.0/-5.1

-2.4/2.4

-7.7/9.0

1.8/-1.8

8.9/-7.6

Leipzig

0.7/-0.7

2.2/-2.2

5.0/-5.0

-2.4/2.5

-7.4/8.6

1.8/-1.8

8.5/-7.2

Westphalia

0.7/-0.7

2.1/-2.1

4.2/-4.3

-2.3/2.3

-6.8/7.8

1.7/-1.8

7.7/-6.7

Freiburg

0.5/-0.5

1.7/-1.7

4.0/-4.1

-2.4/2.4

-8.0/9.4

1.2/-1.6

9.7/-8.1

Other strategic locations

0.6/-0.6

1.9/-1.9

3.9/-4.0

-2.4/2.4

-6.9/7.9

1.6/-1.7

7.9/-6.8

Total strategic locations

0.6/-0.6

1.8/-1.8

4.6/-4.7

-2.3/2.3

-7.8/9.3

1.5/-1.7

9.6/-8.0

Non-strategic locations

0.7/-0.7

2.4/-2.3

6.5/-6.4

-2.5/2.5

-8.5/10.2

1.9/-1.9

10.8/-9.0

Vonovia Germany

0.6/-0.6

1.8/-1.8

4.6/-4.7

-2.3/2.3

-7.8/9.3

1.5/-1.7

9.6/-8.0

Vonovia Sweden*

n.a.

n.a.

1.4/-1.4

-3.0/3.0

-1.3/1.3

0.8/-1.2

7.5/-6.5

Vonovia Austria*

n.a.

0.3/-0.3

0.3/-0.4

-0.3/0.3

-0.9/1.0

0.9/-0.9

4.7/-4.3

  1. * The valuation methods for the portfolio in Austria and Sweden use valuation parameters that are only partially comparable. Administrative and maintenance expenses are not shown separately.

Contractual Obligations

In connection with major acquisitions, Vonovia entered into contractual obligations or assumed such obligations indirectly via acquired companies, among other things in the form of Social Charters, which could limit its ability to freely sell parts of its portfolio, increase rents or terminate existing rent agreements for certain units and which, in the event of a breach, could give rise to substantial contractual penalties in some cases. Moreover, when acquiring and financing some of the properties in the portfolio, Vonovia also entered into an obligation to spend a certain average amount per square meter on maintenance and improvements.

After a certain period of time, these obligations often cease to apply either in full or in part. As of December 31, 2021 around 108,000 residential units in Vonovia’s portfolio were subject to one or several contractual restrictions or other obligations.

In many cases, in the event that all or part of a portfolio is transferred or individual residential units are sold, the aforementioned obligations are to be assumed by the buyers, who are in turn subject to the obligation to pass them on to any future buyers.

Under structured financing programs, Vonovia is subject to fundamental restrictions on the use of excess property disposal proceeds, such restrictions being particularly in the form of mandatory minimum capital repayments. Excess cash from property management is also restricted to a certain extent.

All contractual obligations that have a material impact on the valuation were taken into account accordingly.

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 Deutsche Wohnen

The Adjusted EBITDA Deutsche Wohnen is calculated by deducting the operating expenses of the Deutsche Wohnen segment and the carrying amount of properties sold from the segment revenue of the Deutsche Wohnen Group.

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

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, Adjusted EBITDA Development and Adjusted EBITDA Deutsche Wohnen.

Adjusted EBITDA Value-add

The Adjusted EBITDA Value-add is calculated by deducting operating expenses from the segment’s income.

COSO

The Committee of Sponsoring Organizations of the Treadway Commission (COSO) is a private-sector U.S. organization. It was founded in 1985. In 1992, COSO published the COSO model, an SEC-recognized standard for internal controls. This provided a basis for the documentation, analysis and design of internal control systems. In 2004, the model was further developed and the COSO Enterprise Risk Management (ERM) Framework was published. Since then, it has been used to structure and develop risk management systems.

Covenants

Requirements specified in loan agreements or bond conditions containing future obligations of the borrower or the bond obligor to meet specific requirements or to refrain from undertaking certain activities.

EPRA Key Figures

For information on the EPRA key figures, we refer to the chapter on segment reporting according to EPRA.

EPRA NTA

The presentation of the NTA based on the EPRA definition aims to show the net asset value in a long-term business model. NTA stands for Net Tangible Assets. The equity attributable to Vonovia’s shareholders is adjusted by deferred taxes, real estate transfer tax and other purchasers’ costs in relation to the existing portfolio and the fair value of derivative financial instruments after taking deferred taxes into account. Stated goodwill and other intangible assets are also deducted.

European Public Real Estate Association (EPRA)

The European Public Real Estate Association (EPRA) is a non-profit organization that has its registered headquarters in Brussels and represents the interests of listed European real estate companies. Its mission is to raise awareness of European listed real estate companies as a potential investment destination that offers an alternative to conventional investments. EPRA is a registered trademark of the European Public Real Estate Association.

European Public Real Estate Association (EPRA)

The European Public Real Estate Association (EPRA) is a non-profit organization that has its registered headquarters in Brussels and represents the interests of listed European real estate companies. Its mission is to raise awareness of European listed real estate companies as a potential investment destination that offers an alternative to conventional investments. EPRA is a registered trademark of the European Public Real Estate Association.

Fair Value

Fair value is particularly relevant with regard to valuation in accordance with IAS 40 in conjunction with IFRS 13. The fair value is the amount for which an asset could be exchanged between knowledgeable, willing parties in an arm’s length transaction.

Fair Value

Fair value is particularly relevant with regard to valuation in accordance with IAS 40 in conjunction with IFRS 13. The fair value is the amount for which an asset could be exchanged between knowledgeable, willing parties in an arm’s length transaction.

Fair Value

Fair value is particularly relevant with regard to valuation in accordance with IAS 40 in conjunction with IFRS 13. The fair value is the amount for which an asset could be exchanged between knowledgeable, willing parties in an arm’s length transaction.

Fair Value

Fair value is particularly relevant with regard to valuation in accordance with IAS 40 in conjunction with IFRS 13. The fair value is the amount for which an asset could be exchanged between knowledgeable, willing parties in an arm’s length transaction.

GAV

The Gross Asset Value (GAV) of the recognized real estate investments. This consists of the owner-occupied properties, the investment properties including development to hold, the assets held for sale and the development to sell area. In the latter, both residential properties for which a purchase contract has been signed and those with the intention to sell – i.e., a purchase contract has not yet been signed – are included.

GAV

The Gross Asset Value (GAV) of the recognized real estate investments. This consists of the owner-occupied properties, the investment properties including development to hold, the assets held for sale and the development to sell area. In the latter, both residential properties for which a purchase contract has been signed and those with the intention to sell – i.e., a purchase contract has not yet been signed – are included.

Group FFO

Group FFO reflects the recurring earnings from the operating business. In addition to the adjusted EBITDA for the Rental, Value-add, Recurring Sales and Development segments, Group FFO allows for recurring current net interest expenses from non-derivative financial instruments as well as current income taxes. This key figure is not determined on the basis of any specific international reporting standard but is to be regarded as a supplement to other performance indicators determined in accordance with IFRS.

Maintenance

Maintenance covers the measures that are necessary to ensure that the property can continue to be used as intended over its useful life and that eliminate structural and other defects caused by wear and tear, age and weathering effects.

Maintenance

Maintenance covers the measures that are necessary to ensure that the property can continue to be used as intended over its useful life and that eliminate structural and other defects caused by wear and tear, age and weathering effects.

Maintenance

Maintenance covers the measures that are necessary to ensure that the property can continue to be used as intended over its useful life and that eliminate structural and other defects caused by wear and tear, age and weathering effects.

Maintenance

Maintenance covers the measures that are necessary to ensure that the property can continue to be used as intended over its useful life and that eliminate structural and other defects caused by wear and tear, age and weathering effects.

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.

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.

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.

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.

LTV Ratio (Loan-to-Value Ratio)

The LTV ratio shows the extent to which financial liabilities are covered. It shows the ratio of non-derivative financial liabilities pursuant to IFRS, less foreign exchange rate effects, cash and cash equivalents less advance payments received by Development (period-related), receivables from disposals, plus purchase prices for outstanding acquisitions to the total fair values of the real estate portfolio, fair values of the projects/land currently under construction as well as receivables from the sale of real estate inventories (period-related) plus the fair values of outstanding acquisitions and investments in other real estate companies.

Rental Income

Rental income refers to the current gross income for rented units as agreed in the corresponding lease agreements before the deduction of non-transferable ancillary costs. The rental income from the Austrian property portfolio additionally includes maintenance and improvement contributions (EVB). The rental income from the portfolio in Sweden reflects inclusive rents, meaning that the amounts contain operating and heating costs.

Rental Income

Rental income refers to the current gross income for rented units as agreed in the corresponding lease agreements before the deduction of non-transferable ancillary costs. The rental income from the Austrian property portfolio additionally includes maintenance and improvement contributions (EVB). The rental income from the portfolio in Sweden reflects inclusive rents, meaning that the amounts contain operating and heating costs.

Modernization Measures

Modernization measures are long-term and sustainable value-enhancing investments in housing and building stocks. Energy-efficient refurbishments generally involve improvements to the building shell and communal areas as well as the heat and electricity supply systems. Typical examples are the installation of heating systems, the renovation of balconies and the retrofitting of prefabricated balconies as well as the implementation of energy-saving projects, such as the installation of double-glazed windows and heat insulation, e.g., facade insulation, insulation of the top story ceilings and basement ceilings. In addition to modernization of the apartment electrics, the refurbishment work upgrades the apartments, typically through the installation of modern and/or accessible bathrooms, the installation of new doors and the laying of high-quality and non-slip flooring. Where required, the floor plans are altered to meet changed housing needs.

Modernization Measures

Modernization measures are long-term and sustainable value-enhancing investments in housing and building stocks. Energy-efficient refurbishments generally involve improvements to the building shell and communal areas as well as the heat and electricity supply systems. Typical examples are the installation of heating systems, the renovation of balconies and the retrofitting of prefabricated balconies as well as the implementation of energy-saving projects, such as the installation of double-glazed windows and heat insulation, e.g., facade insulation, insulation of the top story ceilings and basement ceilings. In addition to modernization of the apartment electrics, the refurbishment work upgrades the apartments, typically through the installation of modern and/or accessible bathrooms, the installation of new doors and the laying of high-quality and non-slip flooring. Where required, the floor plans are altered to meet changed housing needs.

Modernization Measures

Modernization measures are long-term and sustainable value-enhancing investments in housing and building stocks. Energy-efficient refurbishments generally involve improvements to the building shell and communal areas as well as the heat and electricity supply systems. Typical examples are the installation of heating systems, the renovation of balconies and the retrofitting of prefabricated balconies as well as the implementation of energy-saving projects, such as the installation of double-glazed windows and heat insulation, e.g., facade insulation, insulation of the top story ceilings and basement ceilings. In addition to modernization of the apartment electrics, the refurbishment work upgrades the apartments, typically through the installation of modern and/or accessible bathrooms, the installation of new doors and the laying of high-quality and non-slip flooring. Where required, the floor plans are altered to meet changed housing needs.

Modernization Measures

Modernization measures are long-term and sustainable value-enhancing investments in housing and building stocks. Energy-efficient refurbishments generally involve improvements to the building shell and communal areas as well as the heat and electricity supply systems. Typical examples are the installation of heating systems, the renovation of balconies and the retrofitting of prefabricated balconies as well as the implementation of energy-saving projects, such as the installation of double-glazed windows and heat insulation, e.g., facade insulation, insulation of the top story ceilings and basement ceilings. In addition to modernization of the apartment electrics, the refurbishment work upgrades the apartments, typically through the installation of modern and/or accessible bathrooms, the installation of new doors and the laying of high-quality and non-slip flooring. Where required, the floor plans are altered to meet changed housing needs.

Monthly In-place Rent

The monthly in-place rent is measured in euros 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 property portfolio additionally includes maintenance and improvement contributions (EVB). The rental income from the portfolio in Sweden reflects inclusive rents, meaning that the amounts contain 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 € per square meter) on a like-forlike 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-forlike 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.

Monthly In-place Rent

The monthly in-place rent is measured in euros 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 property portfolio additionally includes maintenance and improvement contributions (EVB). The rental income from the portfolio in Sweden reflects inclusive rents, meaning that the amounts contain 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 € per square meter) on a like-forlike 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-forlike 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.

Sustainability Performance Index (SPI)

Index to measure non-financial performance. Vonovia’s sustainable activities are geared towards the top sustainability topics that we have identified, which are bundled in the Sustainability Performance Index. The Customer Satisfaction Index (CSI) is included in the calculation of the Sustainability Performance Index. The CSI is determined at regular intervals in systematic customer surveys conducted by an external service provider and shows the effectiveness and sustainability of our services for the customer. Other indicators used in the Sustainability Performance Index are the carbon savings achieved annually in housing stock, the energy efficiency of new buildings, the share of accessible (partial) modernization measures in relation to newly let apartments, the increase in employee satisfaction and diversity in the company’s top management team.

Sustainability Performance Index (SPI)

Index to measure non-financial performance. Vonovia’s sustainable activities are geared towards the top sustainability topics that we have identified, which are bundled in the Sustainability Performance Index. The Customer Satisfaction Index (CSI) is included in the calculation of the Sustainability Performance Index. The CSI is determined at regular intervals in systematic customer surveys conducted by an external service provider and shows the effectiveness and sustainability of our services for the customer. Other indicators used in the Sustainability Performance Index are the carbon savings achieved annually in housing stock, the energy efficiency of new buildings, the share of accessible (partial) modernization measures in relation to newly let apartments, the increase in employee satisfaction and diversity in the company’s top management team.

Non-core Disposals

We also report on 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.

Rating

Classification of debtors or securities with regard to their creditworthiness or credit quality according to credit ratings. The classification is generally performed by rating agencies.

Rating

Classification of debtors or securities with regard to their creditworthiness or credit quality according to credit ratings. The classification is generally performed by rating agencies.

Rating

Classification of debtors or securities with regard to their creditworthiness or credit quality according to credit ratings. The classification is generally performed by rating agencies.

Rating

Classification of debtors or securities with regard to their creditworthiness or credit quality according to credit ratings. The classification is generally performed by rating agencies.

Recurring Sales

The Recurring 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.

Fair Value Step-up

Fair value step-up is the difference between the income from selling a unit and its current fair value in relation to its fair value. It shows the percentage increase in value for the company on the sale of a unit before further costs of sale.

Fair Value Step-up

Fair value step-up is the difference between the income from selling a unit and its current fair value in relation to its fair value. It shows the percentage increase in value for the company on the sale of a unit before further costs of sale.

Cash-generating Unit (CGU)

The cash-generating unit refers, in connection with the impairment testing of goodwill, to the smallest group of assets that generates cash inflows and outflows independently of the use of other assets or other cash-generating units (CGUs).

Cash-generating Unit (CGU)

The cash-generating unit refers, in connection with the impairment testing of goodwill, to the smallest group of assets that generates cash inflows and outflows independently of the use of other assets or other cash-generating units (CGUs).

Cash-generating Unit (CGU)

The cash-generating unit refers, in connection with the impairment testing of goodwill, to the smallest group of assets that generates cash inflows and outflows independently of the use of other assets or other cash-generating units (CGUs).

Cash-generating Unit (CGU)

The cash-generating unit refers, in connection with the impairment testing of goodwill, to the smallest group of assets that generates cash inflows and outflows independently of the use of other assets or other cash-generating units (CGUs).

Cash-generating Unit (CGU)

The cash-generating unit refers, in connection with the impairment testing of goodwill, to the smallest group of assets that generates cash inflows and outflows independently of the use of other assets or other cash-generating units (CGUs).