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18 Investment Properties

Investment Properties

in € million

As of Jan. 1, 2024

81,120.3

Additions

99.8

Capitalized modernization costs

319.4

Grants received

-3.8

Transfer from property, plant and equipment

6.4

Transfer from down payments made

149.3

Transfer to real estate inventories

-4.2

Transfer to assets held for sale

-1,420.1

Disposals

-84.4

Net income from fair value adjustments of investment properties

-1,432.0

Impairment of investment properties measured at cost

-2.9

Reversal of impairments of investment properties measured at cost

5.9

Revaluation of assets held for sale

27.8

Revaluation from currency effects

-150.3

As of Jun. 30, 2024

78,631.2

As of Jan. 1, 2023

92,300.1

Additions

228.7

Capitalized modernization costs

820.5

Grants received

-66.0

Transfer to property, plant and equipment

-45.9

Transfer from property, plant and equipment

48.5

Transfer to down payments made

-1.6

Transfer from down payments made

161.9

Transfer from real estate inventories

649.8

Transfer to real estate inventories

-384.5

Transfer from assets held for sale

0.9

Transfer to assets held for sale

-740.4

Transfer to discontinued operations

-619.4

Other transfers

-14.2

Disposals

-319.5

Net income from fair value adjustments of investment properties

-10,844.2

Impairment of investment properties measured at cost

-68.4

Revaluation of assets held for sale

18.4

Revaluation from currency effects

-4.4

As of Dec. 31, 2023

81,120.3

The values as of June 30, 2024, include assets of € 354.4 million (December 31, 2023: € 304.1 million) that are measured at cost, as their fair value cannot be reliably calculated on a continuing basis. In the reporting period, a need for impairment in the amount of € 2.9 million was identified on these project developments, and impairment losses of € 5.9 million were reversed. The impairment losses were reported under depreciation and amortization losses, with the reversal of impairment losses being disclosed under Other operating income.

Fair Values

Vonovia determines fair value in accordance with the requirements of IAS 40 in conjunction with IFRS 13. We refer to the detailed information set out in the consolidated financial statements for 2023.

Vonovia measures its portfolio in Germany, Sweden and Austria internally on the basis of the discounted cash flow (DCF) method. Under the DCF methodology, the expected future cash inflows and outflows associated with a property are forecast over a period of ten years and discounted to the date of valuation as the net present value. Furthermore, the terminal value of the property 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. In addition, the valuation of the portfolio in Austria is based on the assumption of sales strategies for the recurring sales of apartments for a subportfolio. Attainable revenues are calculated based on sales prices for comparable apartments (market approach) and are reported in the appropriate period in the DCF model. In order to take the sales potential into account, the DCF detailed period is extended to 100 years for the Austrian portfolios and no terminal value is used.

In order to reflect changes in value during the year, Vonovia performs a new valuation on the existing residential real estate portfolio at the time of the half-year financial statements.

The value developments and values for the real estate assets in Germany, Sweden and Austria were also subjected to a plausibility check performed by the experts CBRE GmbH and Savills Sweden SE. They confirmed that the portfolio value as of June 30, 2024, is plausible and consistent with the market.

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, contractual assets and assets held for sale. The fair value of the portfolio comprising residential buildings, commercial properties, garages and parking spaces, project developments and undeveloped land, along with any inheritable building rights granted, was € 82,464.7 million as of June 30, 2024 (Dec. 31, 2023: € 83,927.7 million). This corresponds to a net initial yield for the real estate portfolio of 2.9% (December 31, 2023: 2.8%). For Germany, this results in an in-place rent multiplier of 24.6 for the portfolio (December 31, 2023: 25.1) and a fair value per m² of € 2,269 (December 31, 2023: € 2,297 per m²). The in-place rent multiplier for the Swedish portfolio comes to 17.1 (December 31, 2023: 17.9) and a fair value per m² of € 2,041 (December 31, 2023: € 2,088 per m²), for Austria to 21.5 (December 31, 2023: 22.5) and a fair value per m² of € 1,590 (December 31, 2023: € 1,612 per m²).

The inflation rate applied to the valuation procedure comes to 2.0% (H1 2023: 2.1%). For the Austrian portfolio, a sales strategy with an average selling price of € 2,406 per m² (H1 2023: € 2,406) was assumed for 48.6% (H1 2023: 48.4%) of the portfolio.

Net income from the valuation of investment properties amounted to € -1,432.0 million in the first half of 2024 (H1 2023: € -6,382.9 million).

The material valuation parameters for the investment properties (Level 3) in the residential real estate portfolio are as follows as of June 30, 2024, on average, broken down by regional markets:

Material valuation parameters for the investment properties (level 3) as of June 30, 2024

Valuation results*

Valuation parameters investment properties (Level 3)

Regional market

Fair value
(in € million)

thereof
investment
properties
(in € million)

thereof other
asset classes
(in € million)

Manage­ment costs
residential
(€/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

Jun. 30, 2024

Berlin

23,388.8

22,685.6

703.3

316

17.04

8.79

2.3%

0.5%

4.9%

2.9%

Rhine Main Area

6,475.7

6,163.6

312.1

341

16.69

10.28

2.2%

1.1%

5.2%

3.2%

Southern Ruhr Area

5,076.8

5,065.6

11.1

336

14.84

7.92

1.8%

2.4%

4.9%

3.4%

Rhineland

4,975.5

4,963.6

12.0

338

16.30

9.25

2.0%

1.6%

5.2%

3.4%

Dresden

4,860.4

4,789.1

71.3

303

16.26

7.25

2.0%

2.1%

5.1%

3.4%

Hamburg

3,179.3

3,140.1

39.2

326

16.37

9.41

2.1%

1.1%

5.1%

3.2%

Hanover

2,766.4

2,764.0

2.4

326

16.23

8.26

2.0%

1.8%

5.3%

3.6%

Kiel

2,744.2

2,734.7

9.5

328

17.10

8.64

2.0%

1.5%

5.5%

3.8%

Munich

2,693.3

2,654.1

39.2

327

16.86

13.32

2.3%

0.5%

5.2%

3.2%

Stuttgart

2,226.8

2,223.3

3.5

342

17.15

10.12

2.1%

1.2%

5.3%

3.4%

Northern Ruhr Area

2,018.6

2,012.1

6.5

337

15.36

7.04

1.5%

3.0%

5.2%

4.0%

Leipzig

1,920.8

1,914.2

6.6

321

17.13

7.31

2.0%

2.2%

5.0%

3.3%

Bremen

1,402.8

1,398.4

4.4

333

15.32

7.79

2.0%

1.8%

5.1%

3.4%

Westphalia

1,090.7

1,088.8

1.9

332

15.17

8.10

1.9%

1.8%

5.4%

3.7%

Freiburg

718.0

716.9

1.2

340

17.16

9.51

2.0%

0.8%

4.9%

3.1%

Other strategic locations

3,327.3

3,259.1

68.2

333

16.42

8.23

2.0%

2.4%

5.3%

3.6%

Total strategic locations

68,865.6

67,573.2

1,292.4

326

16.43

8.66

2.1%

1.5%

5.1%

3.2%

Non-strategic locations

376.8

299.9

76.9

358

17.47

8.54

1.9%

2.2%

6.1%

4.2%

Vonovia Germany

69,242.4

67,873.1

1,369.3

326

16.43

8.66

2.1%

1.5%

5.1%

3.2%

Vonovia Sweden**

6,259.4

6,259.4

0.0

378

13.06

10.42

2.1%

2.0%

6.2%

4.1%

Vonovia Austria**

2,710.0

2,665.8

44.2

n.a.

20.83

6.33

1.7%

2.5%

6.2%

n.a.

  1. *Fair value of the developed land excl. € 4,252.9 million for Development and Care portfolio, undeveloped land, inheritable building rights granted and other; € 1,387.0 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 € 445.9 million.
  2. **The valuation methods used for the portfolio in Austria and Sweden use and provide valuation parameters that are only partially comparable.

Material valuation parameters for the investment properties (level 3) as of December 31, 2023

Valuation results*

Valuation parameters investment properties (Level 3)

Regional market

Fair value
(in € million)

thereof
investment
properties
(in € million)

thereof other
asset classes
(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, 2023

Berlin

23,881.0

23,782.6

98.4

307

16.67

8.62

2.3%

0.9%

4.9%

2.8%

Rhine Main Area

6,610.7

6,587.0

23.7

331

16.30

10.17

2.2%

1.2%

5.1%

3.2%

Southern Ruhr Area

5,168.6

5,157.5

11.1

326

14.39

7.79

1.8%

2.6%

4.8%

3.3%

Rhineland

5,045.8

5,022.0

23.9

328

15.86

9.16

2.1%

1.7%

5.2%

3.4%

Dresden

5,031.5

4,902.7

128.9

295

15.97

7.20

2.1%

2.2%

5.1%

3.3%

Hamburg

3,229.2

3,221.0

8.2

317

15.97

9.24

2.1%

1.2%

5.0%

3.2%

Hanover

2,886.6

2,868.0

18.6

316

15.85

8.11

2.0%

2.0%

5.2%

3.5%

Kiel

2,774.6

2,759.5

15.1

319

16.65

8.47

2.0%

1.6%

5.4%

3.7%

Munich

2,743.7

2,736.8

6.9

318

16.44

13.07

2.3%

0.6%

5.2%

3.1%

Stuttgart

2,249.5

2,243.1

6.5

333

16.86

9.98

2.2%

1.3%

5.3%

3.4%

Northern Ruhr Area

2,044.6

2,038.7

6.0

328

14.95

6.93

1.6%

3.2%

5.1%

3.9%

Leipzig

1,890.6

1,863.4

27.2

312

16.87

7.29

2.0%

2.7%

4.9%

3.2%

Bremen

1,439.3

1,435.6

3.6

325

14.99

7.61

2.0%

2.0%

4.9%

3.2%

Westphalia

1,091.3

1,086.3

4.9

324

14.81

7.99

2.0%

2.0%

5.4%

3.7%

Freiburg

727.1

717.2

9.9

331

16.73

9.42

2.0%

0.9%

4.9%

3.1%

Other strategic locations

3,394.9

3,387.1

7.8

324

16.02

8.16

2.0%

2.5%

5.3%

3.6%

Total strategic locations

70,209.1

69,808.4

400.6

316

16.05

8.53

2.1%

1.7%

5.0%

3.2%

Non-strategic locations

409.0

390.8

18.2

341

16.96

7.99

1.9%

2.2%

6.0%

4.2%

Vonovia Germany

70,618.1

70,199.3

418.9

317

16.06

8.53

2.1%

1.7%

5.1%

3.2%

Vonovia Sweden**

6,402.5

6,402.5

0.0

373

14.03

10.23

2.2%

1.6%

6.1%

4.0%

Vonovia Austria**

2,771.6

2,724.3

47.2

n.a.

21.04

6.32

1.7%

2.5%

6.1%

n.a.

  1. *Fair value of the developed land excl. € 4,135.4 million for development, undeveloped land, inheritable building rights granted and other; € 1,343.1 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 € 451.1 million.
  2. **The valuation methods used for the portfolio in Austria and Sweden use and provide valuation parameters that are only partially comparable.

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.

Due to the special situation in Sweden, where changes in inflation will have a considerable impact on future rent increases, it has been assumed that at least one-third of any change in inflation will spill over into rental growth.

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 as of June 30, 2024

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

Jun. 30, 2024

Berlin

0.6/-0.6

1.9/-1.9

5.1/-5.2

-2.4/2.4

-8.5/10.1

0.8/-1.8

10.0/-8.4

Rhine Main Area

0.5/-0.5

1.6/-1.6

3.6/-3.7

-2.4/2.4

-7.0/8.2

1.1/-1.6

8.5/-7.2

Southern Ruhr Area

0.9/-0.9

2.4/-2.4

5.4/-5.5

-2.6/2.6

-7.7/8.9

2.0/-2.0

8.3/-7.1

Rhineland

0.6/-0.6

1.9/-1.9

4.1/-4.2

-2.4/2.4

-7.1/8.2

1.6/-1.7

8.3/-7.1

Dresden

0.8/-0.8

2.5/-2.5

5.4/-5.5

-2.6/2.6

-7.5/8.7

1.9/-1.9

8.4/-7.2

Hamburg

0.6/-0.6

1.9/-1.9

4.2/-4.3

-2.4/2.3

-7.5/8.7

1.3/-1.7

8.8/-7.5

Hanover

0.8/-0.8

2.2/-2.2

4.6/-4.7

-2.5/2.5

-7.1/8.1

1.9/-1.9

7.9/-6.8

Kiel

0.8/-0.8

2.2/-2.3

4.4/-4.5

-2.5/2.5

-6.7/7.7

1.9/-1.9

7.3/-6.4

Munich

0.4/-0.4

1.2/-1.2

3.2/-3.3

-2.1/2.1

-7.3/8.4

0.7/-1.5

9.3/-7.9

Stuttgart

0.6/-0.6

1.7/-1.7

3.6/-3.7

-2.4/2.4

-6.8/7.8

1.5/-1.6

8.1/-6.9

Northern Ruhr Area

1.2/-1.2

3.1/-3.1

5.8/-5.8

-2.8/2.7

-6.9/7.8

2.3/-2.3

6.8/-6.0

Leipzig

0.8/-0.8

2.7/-2.7

5.9/-6.0

-2.6/2.5

-7.9/9.2

1.9/-2.0

8.7/-7.5

Bremen

0.8/-0.8

2.3/-2.3

5.4/-5.4

-2.4/2.4

-7.5/8.9

1.9/-1.9

8.4/-7.2

Westphalia

0.8/-0.8

2.3/-2.3

4.7/-4.8

-2.5/2.5

-6.8/7.8

1.8/-1.9

7.4/-6.4

Freiburg

0.6/-0.6

2.0/-2.0

4.3/-4.4

-2.5/2.5

-7.6/9.0

1.1/-1.7

8.9/-7.5

Other strategic locations

0.8/-0.8

2.3/-2.3

4.6/-4.7

-2.6/2.5

-7.0/7.9

1.8/-1.9

7.6/-6.6

Total strategic locations

0.7/-0.7

2.0/-2.0

4.7/-4.8

-2.5/2.4

-7.7/8.9

1.3/-1.8

8.8/-7.5

Non-strategic locations

0.7/-0.7

2.0/-2.0

3.8/-3.9

-2.2/2.3

-5.9/6.9

1.4/-1.6

7.1/-6.2

Vonovia Germany

0.7/-0.7

2.0/-2.0

4.7/-4.8

-2.5/2.4

-7.6/8.9

1.3/-1.8

8.8/-7.5

Vonovia Sweden*

0.6/-0.6

1.6/-1.6

4.3/-4.6

-2.7/2.7

-7.4/8.5

0.6/-1.1

7.0/-6.2

Vonovia Austria*

n.a./n.a.

0.4/-0.4

0.3/-0.4

-0.4/0.4

-0.9/1.0

0.9/-0.9

3.9/-3.6

  1. *The valuation methods used for the portfolio in Austria and Sweden use and provide valuation parameters that are only partially comparable.

Change in parameters for the investment properties as of December 31, 2023

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, 2023

Berlin

0.6/-0.6

1.9/-1.9

5.2/-5.3

-2.4/2.4

-8.7/10.4

1.5/-1.8

10.3/-8.6

Rhine Main Area

0.5/-0.5

1.6/-1.6

3.6/-3.7

-2.4/2.3

-7.1/8.2

1.2/-1.6

8.6/-7.3

Southern Ruhr Area

0.9/-0.9

2.4/-2.4

5.5/-5.5

-2.6/2.6

-7.8/9.1

2.0/-2.0

8.5/-7.3

Rhineland

0.6/-0.6

1.9/-1.9

4.1/-4.2

-2.4/2.4

-7.2/8.3

1.7/-1.7

8.4/-7.2

Dresden

0.8/-0.8

2.4/-2.4

5.4/-5.4

-2.6/2.5

-7.5/8.7

1.9/-1.9

8.5/-7.3

Hamburg

0.6/-0.6

1.8/-1.8

4.2/-4.3

-2.4/2.3

-7.5/8.8

1.3/-1.7

9.0/-7.6

Hanover

0.7/-0.7

2.2/-2.2

4.7/-4.8

-2.5/2.5

-7.2/8.4

1.9/-1.9

8.1/-7.0

Kiel

0.8/-0.8

2.2/-2.3

4.5/-4.6

-2.5/2.5

-6.9/7.8

1.9/-1.9

7.5/-6.5

Munich

0.4/-0.4

1.2/-1.2

3.2/-3.4

-2.1/2.1

-7.3/8.5

0.8/-1.5

9.5/-8.0

Stuttgart

0.6/-0.5

1.7/-1.7

3.5/-3.7

-2.4/2.4

-6.8/7.9

1.5/-1.6

8.1/-7.0

Northern Ruhr Area

1.2/-1.1

3.1/-3.1

5.9/-5.9

-2.8/2.8

-7.0/8.0

2.3/-2.3

7.0/-6.1

Leipzig

0.8/-0.8

2.7/-2.7

6.0/-6.0

-2.5/2.5

-7.9/9.2

2.0/-2.0

8.8/-7.5

Bremen

0.9/-0.9

2.4/-2.4

5.8/-5.8

-2.5/2.5

-8.0/9.4

1.9/-2.0

8.8/-7.6

Westphalia

0.8/-0.8

2.3/-2.3

4.8/-4.8

-2.4/2.4

-6.9/7.9

1.8/-1.9

7.4/-6.5

Freiburg

0.6/-0.6

1.9/-1.9

4.2/-4.3

-2.5/2.4

-7.6/8.9

1.2/-1.7

8.9/-7.5

Other strategic locations

0.8/-0.8

2.3/-2.3

4.6/-4.7

-2.6/2.5

-7.0/8.0

1.8/-1.9

7.7/-6.7

Total strategic locations

0.7/-0.7

2.0/-2.0

4.8/-4.9

-2.4/2.4

-7.8/9.1

1.6/-1.8

9.0/-7.6

Non-strategic locations

0.7/-0.7

2.2/-2.2

3.9/-4.0

-2.3/2.3

-6.0/6.8

1.7/-1.7

6.9/-6.1

Vonovia Germany

0.7/-0.7

2.0/-2.0

4.8/-4.9

-2.4/2.4

-7.8/9.1

1.6/-1.8

9.0/-7.6

Vonovia Sweden*

0.6/-0.6

1.7/-1.7

4.5/-4.8

-2.8/2.8

-7.8/8.9

0.6/-1.1

7.1/-6.2

Vonovia Austria*

n.a./n.a.

0.4/-0.4

0.3/-0.4

-0.5/0.4

-0.9/1.0

0.9/-1.0

4.0/-3.7

  1. *The valuation methods used for the portfolio in Austria and Sweden use and provide valuation parameters that are only partially comparable.