Portfolio Structure

Portfolio in the Property Management Business

As of December 31, 2024, the Group had a total real estate portfolio comprising 539,753 residential units (2023: 545,919), 162,697 garages and parking spaces (2023: 164,330) and 8,331 commercial units (2023: 8,691). Our locations span 610 cities, towns and municipalities in Germany, Sweden and Austria. 73,400 residential units are also managed for other owners. Most of the properties in the Group’s portfolio are multifamily homes.

In terms of fair value, around 88% of the real estate portfolio is located in Germany. The Swedish portfolio accounts for around 8% of the fair value, while the share of the Austrian portfolio comes to around 3%. The portfolio is as follows as of December 31, 2024:

As of December 31, 2024, the Group’s real estate portfolio across Germany comprised 479,674 residential units, 120,484 garages and parking spaces and 5,693 commercial units distributed across 460 cities, towns and municipalities. The total living area amounted to 29,505,095 m², with the average apartment size coming in at around 62 m². With a vacancy rate of 1.7%, an average monthly in-place rent of € 7.89 per m² was generated in Germany. The annualized in-place rent for the residential portfolio as of December 31, 2024, came to € 2,741 million for apartments.

In Sweden, the Group’s real estate portfolio comprised 39,641 residential units spanning a total living area of 2,826,314 m², 26,015 garages and parking spaces and 2,068 commercial units. With a vacancy rate of 4.1%, the residential portfolio generated annualized in-place rent of € 340 million as of December 31, 2024. The apartments, which average 71 m² in size, generate monthly in-place rent of € 10.48 per m² (inclusive). Most of them are located in the Stockholm, Gothenburg and Malmö regions.

In the Austrian portfolio, which is largely located in Vienna, Vonovia achieved an annualized in-place rent of € 99 million as of December 31, 2024, with a vacancy rate of 4.3% in the residential portfolio, which comprises 20,438 units covering total living space of 1,507,139 m². The monthly in-place rent amounted to € 5.71 per m² with an average apartment size of around 74 m². The portfolio also comprised 16,198 garages and parking spaces and 570 commercial units.

Changes in the Portfolio

There were no acquisitions in the course of 2024.

Properties from the portfolio earmarked for sale were disposed of in several transactions as part of the implementation of the portfolio management strategy. At the time of each transfer of possession, benefits and encumbrances, the statistics for the portfolios sold were as follows:

Vonovia continues to develop its portfolio dynamically. In addition to the sale of larger housing stocks, Vonovia’s portfolio changed primarily in 2024 as a result of the construction of new apartments and attic extensions on the one hand, and disposals of condominiums and multifamily homes from the portfolio earmarked for sale on the other.

Vonovia invests in its strategic holdings in particular in line with its climate path to promote sustainability and in line with its innovation strategy. We act on behalf of neighborhoods with the (new) development of our urban portfolios. The lion’s share of the portfolio in Germany consists of neighborhoods that we have classified as urban quarters. The remaining existing buildings largely comprise smaller clusters of buildings and solitary properties that we have grouped together as urban clusters. Even though, unlike urban quarters, urban clusters do not relate to entire neighborhoods, they are also managed using the same long-term asset and property management approaches based on our operating platform.

In the summer of 2022, a new MFH Sales cluster was defined when the corporate strategy was revised. This largely consisted of low-yield properties and was to be sold primarily to generate liquidity for internal financing. This sales cluster is no longer required for the purposes of the new growth strategy that has applied since the end of 2024. As a result, it was dissolved as part of the latest portfolio analysis and the units in question were largely moved back to urban clusters.

Following the implementation of the annual structured reassessment of all potential, as of December 31, 2024, Vonovia’s portfolio is as follows:

In order to boost transparency in portfolio presentation, we also break our portfolio in Germany down into 15 regional markets. The regional market classification is orientated toward the residential real estate market regions in Germany. These markets are core towns/cities and their surroundings, the majority of which are urban areas. Our decision to focus on the 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 fair value, 94% of our German portfolio is located in 15 regional markets. Only a small part of our strategic portfolios is located outside of these 15 markets. We have referred to this group as “Other strategic locations”. Our stocks earmarked for sale from the “Recurring Sales”; and “Non Core“ subportfolios in locations that do not include any strategic stocks are shown as “non-strategic locations”. The fact that our portfolio is spread nationwide makes us more independent of the circumstances prevailing on individual regional markets.

As of December 31, 2024, the German portfolio is as follows, broken down into regional markets: