COMMUNIQUÉ RÉGLEMENTÉ

par COVIVIO (EPA:COV)

Covivio - 2023 annual results: Ahead of targets and continued growth in recurring earnings

Paris, 15 February 2024, 6.30 p.m.

2023 annual results

Ahead of targets and continued growth in recurring earnings

 

In a real estate market impacted by rising interest rates, Covivio has adapted quickly, notably through €720 million in new disposal agreements. Meanwhile, recurring net income rose, driven by asset management transactions and a +6.4% increase in like-forlike revenues. In 2024, we will maintain our financial discipline while pursuing growth in recurring results.” Christophe Kullmann, Covivio Chief Executive Officer

Strong operational performances 

►       Hotels: negotiations with AccorInvest for a value-creating swap to consolidate OpCos and PropCos 

►       Offices: almost 131,000 m² let or renewed and occupancy increased to 94.5%

►      Residential: accelerating rental reversion of +21% (+31% in Berlin)

►      Occupancy rate (96.7%) and average firm lease duration (7 years) maintained at high levels

+6.4% growth in like-for-like revenues 

►             Consolidated revenues of €1 billion (€648 million Group share), +2.4% on a reported basis and +6.4% like-for-like  ► Offices: like-for-like rental growth of +5.2%

image

►       Germany Residential: acceleration in like-for-like rental growth to +3.9% (vs. +3.1% in 2022)

►      Hotels: like-for-like growth of +12.7% (+9% on fixed rents and +19% on variable revenues)

A quality and stronger balance sheet

►      Ahead of disposal target: €720 million in new disposal agreements in 2023

►      Net debt reduced by almost €700 million 

►       Liquidity doubled to €2.4 billion, covering debt expiries until Q1 2026

►       LTV kept under control at 40.8%, despite a -10% decline in like-for-like values

Recurring net income up +1% in 2023 despite deleveraging

►      Recurring net income (adjusted EPRA Earnings) up +1% at €435 million (€4.47 per share) vs. first guidance of €410 million

►       EPRA NTA (net tangible assets) down by -21% year-on-year to €84.1 per share, impacted by property values 

ESG strategy: new progress in indicators, customer satisfaction and ratings 

►      95.3% of our portfolio is certified, with 67% of the office portfolio certified HQE/BREEAM Very Good or above

►      Increase in the proportion of debt linked to ESG objectives to 57% from 38% at end-2022  

►          Strategy acclaimed by our clients and praised by agencies, with our CDP rating upgraded to “A” in February 2024 2024 outlook

Maintain financial discipline: €580 million disposal target and proposed dividend of €3.30 per share for 2023, with option for payment in shares

Unlocking of growth potential through indexation, reversion and asset management transactions (including the expected finalisation of the asset swap with AccorInvest in the second half)

2024 recurring net income (adjusted EPRA Earnings) guidance of around €440 million, slightly up while pursuing deleveraging

Target to return to a 2024 full cash dividend with a payout ratio above 80%

 

Adjusted EPRA Earnings and EPRA NTA, NDV and NRV are Alternative Performance Indicators as defined by the AMF and are detailed in Sections 3. Financial information, 5. EPRA reporting and 7. Glossary of this document. The audit procedures on the consolidated financial statements have been completed. The certification report will be issued after the specific verifications.

Main operational and financial KPIs 

P&L,

In € million, Group share

2022

2023

Change

Change

Like-for-like

Occupancy rate (%)

96.6%

96.7% 

 +0.1pt

Revenue 

633.0

648.0

+2.4%

+6.4%

Current operating income

499.5  

506.8

+1.5%

Recurring net result (*)

430.2

435.4

+1.2%

Recurring net result (*) per share (€)

4.58

4.47

-2.4%

Accounting net result

620.7

- 1,418.8

n.a.

Balance sheet,  

In € million, Group share

2022

2023

Change

Change Like-for-like

Asset value 

17,395

15,080

-13.3%

-10.2%

Net debt 

7,581

6,925

-8.7%

Net available liquidity 

1,185

2,406

x2

LTV including duties (%)

39.5%

40.8% 

 +1.3pt

ICR (x)

6.9x

6.4x  

 -0.5x 

Net debt/EBITDA

14.5x

12.8x  

 -1.7x 

EPRA NTA 

10,044

8,470

-15.7%

EPRA NTA per share (€) 

106.4

84.1

-21.0%

ESG

2022

2023

Change

 

Assets with certification

93.0%

95.3%

 +2 pts

  of which offices ‘Very good’ or above

63.1%

67.2%

 +4 pts

Debt linked with ESG KPIs

38.0%

57.0%

 +19 pts

* Adjusted EPRA Earnings

 

Covivio: a diversified and continuously improving portfolio  

 

Covivio holds assets worth €23.1 billion (Group share €15.1 billion) in Europe, which it manages in accordance with three strategic pillars:

1.     Central locations in European capitals and the main business and leisure hubs, notably Paris, Berlin and Milan. As a result, 94% of its assets are located in central locations[1], while 99% are within a five-minute walk of public transport.

2.     An innovative, scalable hospitality approach inspired by hotel expertise to support the transformation of cities and meet changing user expectations. This is reflected in a strengthened operator approach, a bold service policy and customer relationship, alongside a strong flexible offer.

3.     Sustainable development, where Covivio acts as an operator committed to climate transition to create a positive and lasting impact on cities. This objective is illustrated by a bold carbon trajectory (40% reduction in emissions between 2010 and 2030) that has been praised by the main rating agencies. 

 

The portfolio breaks down as follows: 52% (down 3 percentage points year on year) offices in France, Italy and Germany, of which 69% in city centres and 25% in the Major Business Hubs; 31% (up 1 pp) residential property, mainly in Berlin and large cities in North Rhine-Westphalia; and 17% (up 2 pp) hotels in major European tourist destinations (Paris, Berlin, Rome, Madrid, Barcelona, London, etc.), leased to or managed by leading operators, including Accor, IHG, Marriott, B&B, NH Hotel Group, etc.

image 

Strong operational performances 

Hotels: major new operations in a buoyant hotel market 

Hotel performances remained highly dynamic in 2023. On average in Europe, RevPAR was +16% higher than in 2019 (and +18% higher than in 2022), driven by a +23% increase in average daily rates (ADR), while occupancy improved (up 5.1 pp vs 2022; down 3.6 pp vs 2019). Covivio’s main geographies outperformed, with RevPAR growth of +32% in Italy, +22% in France, +20% in the United Kingdom and +18% in Spain. 

In this context, Covivio continued its asset and brand management strategy to optimise its profitability and guarantee a hotel offer increasingly aligned with user expectations. 

In November 2023, the Group entered into exclusive negotiations with AccorInvest with a view to consolidating their hotel properties and business assets. Through its subsidiary Covivio Hotels,[2] Covivio owns 54 hotels that are let to AccorInvest under long-term variable rent leases based on revenues. AccorInvest owns the business assets of these hotels and has signed long-term management contracts with the Accor Group. The consolidation would take the form of an exchange of business assets currently held by AccorInvest for hotel properties owned by Covivio. Following this transaction, Covivio would own 24 hotel operating properties and AccorInvest would own 10.  

The agreed value of the properties transferred to AccorInvest is approximately €92 million[3] (5% yield) and the agreed value of the business assets acquired by Covivio is approximately €114 million4 (12% yield). The transaction, which will be accretive for Covivio from the first year (€9 million in additional revenues for a cash outflow of €22 million, Group share), will also enable the performance of these hotels to be optimised over time. Highly profitable Capex programmes (returns above +20%) are therefore expected, offering the prospect of earnings growth and value creation.

 

Asset management momentum also continued in other parts of the portfolio:

-       In the fixed-rent portfolio, Covivio signed new 15-year leases with Melia on 3 hotels in Spain (Barcelona, Valencia and Malaga) with an increase in fixed rents of around +30% and a return on investment (€15 million at 100%, €6 million Group share) of around 9%. In the second half, a 9-year lease extension was also signed with NH Hotel Group for a hotel in Madrid, with a +15% increase in rent;

-       Capex programmes totalling almost €70 million at 100% (€30 million Group share) have been launched for properties owned by the Group, with a target return of over 15%. During the year, work was carried out at the Westin Grand Berlin to renovate the communal areas (lobby, bar, restaurant, meeting rooms) and at two hotels in Bruges to renovate rooms and communal areas, create management synergies and improve energy performances. 

Offices: strong letting momentum and greater centrality  

In a polarised rental market where demand is concentrated on the most central buildings offering the best environmental and service performance (80% of demand in Milan is on Grade A buildings), Covivio is reaping the rewards of its upscale positioning. Nearly 131,000 m² of new lettings and renewals were signed in 2023, including 40,700 m² in the fourth quarter alone. The occupancy rate, which had fallen to 92.2% at the end of March 2023 following two property deliveries and the departure of a tenant, has since recovered strongly, gaining +230 bps to reach 94.5% at the end of the year (+10 bps vs. 2022). 

These successes are illustrated by the acceleration in the letting of recently delivered buildings. This is the case for So Pop in Paris/Saint-Ouen, with 11,600 m² let, bringing the occupancy rate from 36% at end 2022 to 71% today. Leases for 11,700 m² have also been signed for Maslö in Levallois-Perret, which is now 87% let (vs. 28% end2022). Covivio has also let 7,700 m² in the Urban Garden building in Issy-les-Moulineaux, which was vacated in

Q1 2023 and is already 70% re-let. In Châtillon, 2,450 m² have been let in the IRO building, bringing the occupancy

image 

rate to 64% (vs 57% at end 2022), while 5,800 m² have been let in the CB21 tower in La Défense, which is now fully let (vs 93% at end 2022). In Germany, 9,200 m² have been let in Zeughaus building in Hamburg, now let at 96% (vs 82% end-2022). 

Meanwhile, Covivio has continued to take advantage of high rental reversion potential on its city centre properties, at +12% on average in 2023, including in Lyon (+14% in Silex2 for 2,300 m²) and Milan (+23% for a total of 4,800 m² in the Via Messina and Via Amedei buildings). 

Rental momentum is buoyant in France and Italy (84% of the office portfolio). In Germany, first letting successes were recorded in 2023: the 16,488 m² of new lettings and 47,426 m² of lease renewals helped to increase the occupancy rate by +1.3 percentage points and capture positive rental reversion of +5%. However, the occupancy rate, currently 86.4%, remains impacted by the economic recession and 18% non-core asset segment. In order to accelerate performances improvement, a new asset management team has been appointed, led by Alexei Dal Pastro, CEO Italy of Covivio, now also in charge of German offices. Building on the success of the portfolio repositioning in Italy, Alexei Dal Pastro will bring his in-depth product knowledge and proven management experience.

Finally, Covivio continues to refocus and extract value from its assets. Two former call centers vacated by

Orange are to be redeveloped, with total capex of €135 million for an average marginal return of 6.5%: Grands Boulevards (7,500 m², delivery 2027) and Monceau (11,200 m², delivery 2025). Both projects are located in the Paris CBD, where there is a shortage of quality office space, with a vacancy rate of 2.7% at end 2023 and prime rents of

€1,070/m², up +7% year on year. 

Germany Residential: rising portfolio quality and value extraction amid ongoing housing shortage

The imbalance between supply and demand for residential property widened further in 2023. The population has risen again to over 84 million, while new construction and building permits continued to fall, well short of the government’s target of 400,000 new homes a year. Berlin, for example, is experiencing an acute housing shortage and market rents rose sharply again over the previous year, up 6% for existing flats (to €12.9 per m²) and 9% for new flats (to €19.4 per m²). 

Against this backdrop, Covivio continued to carry out asset management transactions during the year:

-       Capturing rental reversion: the re-letting of around 3,300 leases resulted in positive rental reversion averaging 21% in 2023, and 31% in Berlin; 

-       Continuing to invest in modernisation programmes to improve the quality of the portfolio and reduce energy consumption. €78 million (Group share €50 million) was invested in 2023, with a return of between 5% and 10%;

-       Adding value. Covivio delivered over 227 new housing units (at a cost of €66 million; Group share €44 million) on lands adjoining its buildings or through rooftop extensions. Located in Berlin, these projects have an average rental yield of 5.0% and an average selling price 23% above appraisal values (average sale price

€5,100 per m²). The Group also continued its unit sales programme, with almost 128 units sold for €53 million (Group share €35 million) at an average price of €5,200 per m², 46% above appraisal values. 

             

A quality and stronger balance sheet

Ahead of disposal program: €720 million in new disposal agreements signed in 2023

In a sluggish investment market, Covivio signed disposal commitments totalling €900 million at 100% (Group share €720 million), at an average of 7.5% below end-2022 appraisal values and an average yield of 4.2%. Covivio is thus ahead of its €1.5Bn disposal program by end-2024, communicated in December 2022, with roughly €920M (61%) already secured.  

Most disposals (77%; Group share €551 million) were office assets, with the aim of rebalancing the portfolio and crystallising value. Covivio notably sold the Anjou building for a yield of 3.5%. An office complex on the outskirts of Montpellier was sold for €78 million, representing a yield of 6.6%. Covivio has also signed a preliminary sale agreement on a vacated non-core office building in Charenton, for €49 million. 

In Germany Residential, the quality of the portfolio enabled us to secure €80 million (€120 million at 100%) in disposal agreements, mainly in Berlin, at an average margin of 16% above appraisal values: €35 million (€53 million at 100%) in unit sales (46% above appraisal values) and €44 million (€67 million at 100%) for four properties sold as a block (in line with 2022 appraisal values). 

In hotels, €65 million (€152 million at 100%) of disposals were signed, mainly involving non-core assets: 10 budget and mid-range hotels in France and 2 business hotels in Spain, +2% above end-2022 appraisal values. 

Finally, Covivio streamlined its non-core portfolio by signing preliminary sale agreements for €24 million (€54 million at 100%) of retail assets. 

Liquidity doubled, covering debt payments until Q1 2026

In 2023, Covivio secured more than €1.9 billion in financing or refinancing (Group share €1.7 billion), 86% of which was ESG-related, with an average maturity of 7 years. With its diversified debt, Covivio was active on both banking and bond markets. 

It secured €735 million in ESG-compliant corporate credit facilities with an average maturity of over 6 years, plus

€495 million in mortgage financing. On the bond market, besides increasing two existing issuances by €99 million each, Covivio issued in November 2023 a €500 million green bond maturing in 2032, at a spread of 168 bps. The issue was largely swapped into floating rates, to take advantage of the Group’s robust hedging position, and has contributed towards extending the Group’s debt maturity.

As a result of our deleveraging and financing) efforts, the Group’s net available cash doubled over the year to €2.4 billion at the end of 2023. This liquidity will be complemented by nearly €300 million (Group share) under preliminary sale agreements to be received in the coming months.

Solid debt indicators

Covivio’s sound balance sheet is reflected in a BBB+ rating and stable outlook from S&P. Disposals during the year helped reduce net debt by almost €700 million year on year to €6.9 billion. This deleveraging enabled to contain the loan-to-value ratio (LTV) at 40.8%, despite the decline in appraisal values. The net debt to EBITDA ratio fell sharply to 12.8x (vs 14.5x at end-2022), while the interest coverage ratio (ICR) remained high at 6.4x.

Debt has an average maturity of 4.9 years (vs 4.8 years at end-2022) and is largely protected against rising interest rates: hedging ratio of 92% and average hedging instrument maturity of 5.9 years. As such, despite the spike in market interest rates, the average interest rate of Covivio’s debt remained under control at 1.50%, vs 1.24% at end2022. 

             

Revenues up +6.4% on a like-for-like basis

2023, €m

Revenues                       Revenues

Revenues

      2022                              2023

2023

     Group                            Group

100%

     share                             share

% change 

Current scope 

Group share

Like-forlike

change

Group share

Occupancy

rate

%

Firm lease duration in years

Offices

     330.9         385.1          320.3

-3.2%

+5.2%

94.5%

5.4

Germany Residential

     176.6         286.0          185.1

+4.8%

+3.9%

99.1%

n.a.

Hotels 

     123.7         333.4          139.9

+13.1%

+12.7%

100.0%

12.2

Non-strategic 

       1.9                                2.8

+49.4%

-16.6%

100.0%

7.4

TOTAL

633.0

image

648.0

+2.4%

+6.4%

96.7%

7.0

In 2023, rental income increased to €1,011 million (€648 million Group share), up +2% year on year on a reported basis: the decline in office income due to disposals was more than offset by the acceleration in indexation, the recovery of the hotel business and solid growth in Germany Residential.On a like-for-like basis, revenues grew by +6.4%, driven by indexation (3.5 pp), higher rents on re-lettings and lease renewals (0.6 pp) and variable hotel revenues (2.3 pp).

In offices, rental income fell -3.2% following asset disposals in 2022 and 2023, but was up +5.2% on a like-for-like basis, boosted by indexation and dynamic letting activity in all geographies: +4.0% in France, +6.4% in Italy and +6.5% in Germany. 

Hotel revenues continued to benefit from strong business in 2023, with like-for-like growth of +12.7%. This performance is based mainly on the continued rebound of variable revenue (43% of the hotel portfolio) comprising variable rents with AccorInvest (+19%, driven by the solid performance of the Paris assets) and revenue from operating properties (+19% as well, marked by strong growth in France and gradual recovery in Germany). On assets under fixed leases (57% of the hotel portfolio), like-for-like rents also increased by 9%, driven by indexation (+3.1%), asset management operations (+5.7%).

 

In Germany Residential, like-for-like rental growth accelerated to +3.9% in 2023 (vs +3.1% in 2022), across all geographies: Hamburg (+4.4%), Berlin (+4.0%), North Rhine-Westphalia (+3.9%), and Dresden and Leipzig (+2.9%). This increase is attributable to indexation (1.7 pp), home modernization programmes (1.3 pp) and re-lettings with a high reversion rate (1 pp). The occupancy rate remains at 99.1%, reflecting the quality and attractiveness of the portfolio, which is located mainly in city centres. 

The average portfolio occupancy rate remains high at 96.7% (vs. 96.6% end-2022), in line with the 10-year average, while the average firm lease duration is almost 7 years. 

 

 

Asset values were down -10% year on year in a slowing market 

Faced with the new interest rate environment, the property investment market slowed across most asset classes in 2023, with transactions mainly being carried out by equity investors and end users. According to CBRE figures, volumes across all asset classes were down 47% at €163 billion in Europe in 2023. The sharp rise in capitalisation rates has materialised as 2023 progressed, allowing the property risk premium to return close to its 20-year average (170 bp). In the Paris CBD, the prime office yield is 100 bp higher than a year ago at 4.25%, while the risk premium over the 10-year OAT French government bond is close to 155 bp. 

 

Against this backdrop, Covivio’s asset values contracted by 10.2% on a like-for-like basis. At the end of 2023, the portfolio was valued at €23.1 billion at 100% (Group share €15.1 billion).  

(In € million, excluding transfer taxes)

2022 values

Group share

2022 values at 100% 

2023 values

Group share

Like-forlike

change

12 months

Yield 

 

2022

Yield 

 

2023

% of portfolio

Offices

9,508

9,446

7,847

-11.7%

4.8%

5.5%

52%

German Residential

5,238

7,212

4,672

-10.8%

3.5%

4.1%

31%

Hotels 

2,622

6,376

2,535

-3.9%

5.0%

5.9%

17%

Strategic Total

17,368

23,035

15,054

-10.2%

4.4%

5.1%

100%

Non-strategic

27

54

26

-3.1%

6.3%

n.a

0%

Total

17,395

23,089

15,080

-10.2%

4.4%

5.1%

100%

 

Office property values fell by -11.7% on a like-for-like basis, with wide variations depending on asset centrality. City centre assets, which represent 69% of the portfolio, fell by 8% and now yield 4.8%. Assets located in the heart of the major business hubs fell by 18% and now yield 6.5%. Finally, the non-core category (6% of office assets), located on city outskirts and directly affected by structural changes in working patterns, recorded the largest fall in value (-21%).

Germany Residential sales were down -10.8% on a like-for-like basis, with a decelerated decline in values in the second half (-7.3% in the first half and -3.7% in the second). The average value of residential assets is €2,461 per m², with €3,052 per m² in Berlin and €1,826 per m² in North Rhine-Westphalia, and the average yield has risen 60 bp year on year to 4.1%. Assets are valued at their block value. 48% of the portfolio, worth €2.2 billion, is already coowned, particularly in Berlin (68%; €1.8 billion), where the unit sale value is 52% above the block value.

In hotels, the portfolio declined by -3.9% year on year on a like-for-like basis, with a solid operating performance largely offsetting the rise in yields (+50 bps year on year). Operating properties outperformed slightly, down -3.7% year-on-year, compared with -4.0% for lease assets. The portfolio has an average yield of 5.9%, with a high risk premium (+300 bps over OAT). 

At the end of 2023, the average yield on Covivio’s assets was 5.1%, up 70 bps on the previous year. 

Recurring net income growth while accelerating deleveraging

Recurring net income of €435 million, up 1% year on year 

Despite the disposal programme and the increase in the average cost of debt, the strong operating performance and lower operating costs enabled recurring net income (adjusted EPRA Earnings) to increase by 1.2% year on year to €435.4 million (-2.5% to €4.47 per share due to the increase in the average number of shares). This result is 6% above the initial guidance (€410 million) and 4% higher than the revised guidance (€420 million).

Covivio’s net income totalled -€1.4 billion, impacted by the decline in values.

EPRA NTA was €84.1 per share, down 21% year on year 

Adjustments to asset values are reflected in the change in net tangible asset value (EPRA NTA), which was down 21% year on year at €84.1 per share (or €8,470 million). Net disposal Value (EPRA NDV) was down 23% at €83.4 per share (or €8,401 million). Lastly, EPRA NRV (net reinstatement value) was €9,327 million and €92.6 per share.  

 

 

 

ESG: new progress in indicators, customer satisfaction and ratings 

Steady growth to 95.3% certified assets 

Covivio has continued to increase the certification rate of its portfolio: the proportion of assets with HQE, BREEAM, LEED or equivalent certification, in operation and/or under construction, now stands at 95.3% (up +2pp vs 2022).

In addition, the proportion of office buildings with the highest levels of certification (Very Good and above) stands at 67% (up 4 percentage points vs. 2022).

This strategy of environmental enhancement on the entire portfolio is actively contributing to the achievement of the

Group’s ESG objectives, in particular its commitment to reduce its greenhouse gas emissions by 40% between 2010 and 2030 (covering Scopes 1, 2 and 3, all activities in Europe and the entire life cycle of the assets: materials, construction, refurbishment and operation).

Further improvement in customer ratings  

Keen to uphold its customer culture and continuously improve its offers, Covivio regularly conducts independent satisfaction surveys. The 2023 results are again very positive. In offices, the Kingsley Survey of 270 end users in France, Germany and Italy revealed an overall satisfaction rating of 3.9/5 (vs a benchmark of 3.6) and a property management satisfaction rating of 4/5 (vs a benchmark of 3.5).

For the sixth year running, Covivio has been awarded a Very Good rating for residential property in Germany by Focus Money magazine, following its Fairest Landlord 2024 study. The Group was one of only four companies to achieve a Very Good rating in all six categories of the study.

In hotels, the average booking.com location grade of our hotels increased by 0.1pt over the year to 8.9/10.

Agency rating upgrades 

In early February 2024, Covivio was once again recognised by the Carbon Disclosure Project (CDP) for its leadership in climate change transparency and performance, achieving an “A” rating, the highest possible. Covivio is one of a select group of companies (1.6%) to have been awarded an “A” rating out of more than 20,000 companies assessed.

In 2023, Covivio also received higher scores from GRESB, which evaluates the ESG policies, action plans and performance of over 1,500 companies operating in the construction and real estate sectors worldwide. Covivio gained 2 points, achieving a score of 90/100 in the Operating Assets category, supported notably by a maximum score of 100% in the Management section and 97/100 in the Development section. The Group has thus retained its 5-star status. 

 

 

2024 outlook

In a challenging 2023 real estate market, Covivio is ahead of targets. Balance sheet has been strengthened and strong operational performance has enabled a slight growth in net recurring result, proving the relevance of the Group’s positioning and strategy. In 2024, in a backdrop of expected interest rates decline in Europe and rebuilt risk premium, Covivio is preparing for the rebound. Thus, the Group sets two main targets for 2024: maintain financial discipline and pursue growth in net recurring result. 

Maintain financial discipline 

Proposed dividend of €3.30 per share, with the option of payment in shares

In this context, Covivio will propose to the Annual General Meeting on 17 April 2024 to pay a dividend of €3.30 per share (vs. €3.75 in 2023), with the option of payment in shares. Most of the institutional shareholders on Covivio’s Board of Directors (representing 43% of the capital) have already agreed to opt for the dividend payment in shares. These decisions will enable to keep between €185 million and €375 million.

Disposal target of €580 million by 2024

Covivio aims to dispose of €1.5 billion in assets between December 2022 and the end of 2024. 

At the end of 2023, €920 million in disposal agreements had been signed, thanks to the diversity and quality of our portfolio, which allows us to target a broad spectrum of potential investors: institutional investors, end users, private individuals and hotel operators. 

In 2024, Covivio now aims to finalise its disposal plan, with a target of €580 million, of which €250 million under advanced negotiations. 

A largely refocused portfolio to capture growth opportunities 

Since 2020, Covivio has completed €2.1 billion of disposals, 80% of them in offices, and invested €1.4 billion, mainly through Capex on its assets. This qualitative rotation process has enabled to refocus the portfolio and adapt to changes in the rental market:

-       The portfolio has started to rebalance, with the proportion of offices moving from 60% at the end of 2020 to 52% at the end of 2023.

-       69% of offices are located in city centres, up from 59% at the end of 2020. The remainder now consists mainly of core assets in major business hubs, 93% let with a 6.1 years firm lease maturity. With the rental market becoming increasingly polarised, Covivio’s upscale positioning (centrality, high environmental performance, strong service offering) is paying off, as demonstrated by activity in 2023. 

-       Germany Residential now accounts for 31% of the portfolio and benefits from exposure to the locations most sought after by tenants. The supply/demand imbalance keeps on increasing. In Berlin in particular, where the housing shortage is most acute, a further update of the market indices (Mietspiegel rent index) is expected in Q2 2024 and should help to bolster letting momentum. Covivio can also rely on rents

20% to 25% below regulated rents. Moreover, the average property value of €3,052 per m² in Berlin still reflects a significant reserve of value, as 68% of the assets are divided into co-ownerships and the average selling price in the market is €4,700 per m².

-       The strengthening of the hotel portfolio, which represents 17% of the portfolio, has been accompanied by a refocusing on the best locations. Meanwhile, the sector has once again demonstrated its ability to outperform inflation (average annual RevPAR growth of 3.4% from 2009 to 2023, compared with average inflation of 2.2%). The outlook is favourable, with annual growth in overnight stays in hotels expected to average 5% between 2023 and 2030 in Europe,[4] underpinned by the more pronounced return of international customers. Business is expected to be buoyant again in 2024, driven notably by major events (2024 Olympic Games in Paris, Euro Football Championship in Germany). 2024 will also see the completion of the asset swap with AccorInvest, which will boost profitability.

Guidance of growing 2024 recurring net income 

Thanks to this qualitative repositioning, Covivio has a bright letting outlook, which should help to offset the impact of deleveraging on earnings, as it did in 2023. Covivio is therefore targeting a continued growth in recurring net income (adjusted EPRA Earnings), to around €440 million in 2024.

The Group also aims to return to a full cash dividend for 2024, with a payout ratio above 80%.

 

image 

AGENDA

General Meeting:                                   

                          17 April 2024

Ex-dividend date :                                  

                           19 April 2024

Q1 2024 Activity:                                   

                          23 April 2024

Subscription period for dividend in shares:

 from 23 April to 7 May 2024 

Dividend payment:                                 

                           27 May 2024

H1 2024 results:                                    

                            22 July 2024

image CONTACTS  

 

                                  Press Relations                                                 Investor Relations

           

                                Géraldine Lemoine                                                   Vladimir Minot

Tél : + 33 (0)1 58 97 51 00   Tél : + 33 (0)1 58 97 51 94 geraldine.lemoine@covivio.fr         vladimir.minot@covivio.fr

Louise-Marie Guinet

Tél : + 33 (0)1 43 26 73 56 covivio@wellcom.fr

 

 

image ABOUT COVIVIO

Thanks to its partnering history, its real estate expertise and its European culture, Covivio is inventing today’s user experience and designing tomorrow’s city.

A preferred real estate player at the European level, Covivio is close to its end users, capturing their aspirations, combining work, travel, living, and co-inventing vibrant spaces.

A benchmark in the European real estate market with €23.1 bn in assets, Covivio offers support to companies, hotel brands and territories in their pursuit for attractiveness, transformation and responsible performance.

Build sustainable relationships and well-being, is the Covivio’s Purpose who expresses its role as a responsible real estate operator to all its stakeholders: customers, shareholders and financial partners, internal teams, local authorities but also to future generations and the planet. Furthermore, its living, dynamic approach opens up exciting project and career prospects for its teams.

Covivio’s shares are listed in the Euronext Paris A compartment (FR0000064578 - COV), are admitted to trading on the SRD, and are included in the composition of the MSCI, SBF 120, Euronext IEIF “SIIC France” and CAC Mid100 indices, in the “EPRA” and “GPR 250” benchmark European real estate indices, and in the ESG FTSE4 Good, CAC SBT 1.5°C, DJSI World & Europe, Euronext Vigeo (World 120, Eurozone 120, Europe 120 and France 20), Euronext® CDP Environment France EW, ISS ESG, Ethibel and Gaïa ethical indices and also holds the following awards and ratings: CDP (A), GRESB (90/100, 5-Star, 100% public disclosure), Vigeo-Eiris (A1+), ISS-ESG (B-) and MSCI (AAA).

Notations solicited:

Financial part:               BBB+ / Stable outlook by Standard and Poor’s

Extra-financial part:       A1+ by V.E (part of Moody’s ESG Solutions) / 85/100 by S&P

 


1.  BUSINESS ANALYSIS                12

2.  BUSINESS ANALYSIS BY SEGMENT         20

A. OFFICES               20 B. GERMAN RESIDENTIAL                29 C. HOTELS              35

3.  FINANCIAL INFORMATION                 40

image 

4.  FINANCIAL RESOURCES                   49

5.  EPRA REPORTING          54

6.  FINANCIAL INDICATORS                    64

7.  GLOSSARY              65

1. BUSINESS ANALYSIS

A. REVENUES: €1,011 MILLION AND €648 MILLION GROUP SHARE IN 2023

(€ million)

100%

Group share

2022

2023

Change (%)

2022

2023

Change (%)

Change

(%) LfL 1

% of revenue

Offices 

394.3

385.1

-2.4%

330.9

         320.3           -3.2%

        +5.2%          49%

Paris / Levallois / Neuilly 

65.6

67.8

+3.3%

63.1

64.3

+1.9%

+2.4%

10%

Greater Paris (excl. Paris) 

101.5

95.5

-5.8%

82.1

74.5

-9.3%

+2.3%

11%

Milan 

68.4

68.9

+0.8%

68.4

69.0

+0.8%

+6.1%

11%

Telecom Italia  

63.9

58.7

-8.1%

32.6

30.0

-8.1%

+6.8%

5%

Top 7 German cities 

51.4

54.1

+5.3%

45.7

48.4

+5.9%

+6.5%

7%

French Major Regional Cities 

29.6

29.6

+0.0%

25.0

23.8

-4.7%

+15.0%

4%

Other cities (France & Italy) 

14.0

10.4

-25.9%

14.0

10.4

-25.9%

+5.8%

2%

Germany Residential 

272.9

286.0

+4.8%

176.6

         185.1          +4.8%

        +3.9%          29%

Berlin 

140.0

147.7

+5.5%

92.0

96.9

+5.3%

+4.0%

15%

Dresden & Leipzig 

22.8

23.3

+2.3%

14.8

15.1

+2.3%

+2.9%

2%

Hamburg 

17.4

18.5

+6.3%

11.4

12.1

+6.2%

+4.4%

2%

North Rhine-Westphalia 

92.7

96.7

+4.3%

58.4

60.9

+4.3%

+3.9%

9%

Hotels 

296.6

333.4

+12.4%

123.7

         139.9        +13.1%

      +12.7%          22%

Lease Properties  

234.7

257.7

+9.8%

97.3

107.6

+10.5%

+11.1%

17%

France 

79.9

90.9

+13.7%

29.8

34.6

+16.1%

+14.7%

5%

Germany 

31.8

34.7

+9.0%

13.6

14.8

+8.9%

+7.6%

2%

UK 

36.5

37.0

+1.1%

16.0

16.2

+1.1%

+8.0%

3%

Spain 

34.5

38.9

+12.6%

15.1

17.0

+12.6%

+12.5%

3%

Belgium 

14.1

15.4

+9.1%

6.2

6.7

+9.1%

+10.4%

1%

Others 

37.8

40.9

+8.3%

16.6

17.9

+8.3%

+7.7%

3%

Operating Properties2

62.0

75.8

+22.3%

26.4

32.3

+22.6%

+18.6%

5%

Total strategic activities 

963.8

1,004.5

+4.2%

631.1

         645.2          +2.2%

+6.4%

100%

Non-strategic 

4.2

6.3

+49.4%

1.9

2.8

+49.4%

-16.6%

0%

Total Revenues 

968.1

1,010.8

+4.4%

633.0

         648.0          +2.4%

        +6.4%        100%

1: Like-for-like change on 12 months basis || 2: Operating Properties (EBITDA)

Group share revenues, up +2.4% at current scope, stand at €648.0 million vs. €633.0 million in 2022, due to:

„  The revenues of strategic activities increase by +6.4% on like-for-like basis due to:

o Office: +5.2% like-for-like, driven by indexation; o Hotels: like-for-like revenue increased by +12.7% due to the strong rebound in variable revenues (EBITDA

+ variable leases) of +19% and a +8.8% like-for-like growth for fixed lease properties (including UK); o      German Residential: an accelerated growth of +3.9% like-for-like (vs. +3.1% in 2022).

„  Deliveries of new assets (+€17 million), in Levallois, Berlin and Paris 1st ring. 

„  Asset disposals (-€28 million), mostly offices in France (-€13 million) and Italy (-€13 million);

„  Vacated assets for redevelopment (-€14 million), mainly in Paris Centre West, Western Crescent and first

                         Ring.                                                 

B. LEASE EXPIRIES AND OCCUPANCY RATES 

 

  

1. Lease expiries: average firm residual duration of 7.0 years 

Average lease duration by activity 

                                                      By lease end date                                By lease end date

(1st break)

Group share, in Years

2022

2023

2022

2023

Offices 

5.4

5.4

6.1

5.9

Hotels 

12.7

12.2

14.1

13.9

Non-strategic 

7.9

7.4

8.3

7.4

Total 

7.0

7.0

7.8

7.8

 

Lease expiries schedule

(€ million; Group share)

By lease  end date (1st break)

% of  total

By lease  end date

% of total

2024

40

6%

14

2%

2025

66

9%

25

4%

2026

23

3%

38

5%

2027

34

5%

13

2%

2028

36

5%

42

6%

2029

33

5%

35

5%

2030

53

8%

42

6%

2031

22

3%

45

7%

2032

31

4%

38

6%

2033

26

4%

54

8%

Beyond

107

15%

125

18%

Offices and Hotels leases

471

68%

471

68%

German Residential

189

27%

189

27%

Hotel operating properties

33

5%

33

5%

Total

693

100%

693

100%

  

In 2024, lease expiries with first break options represent €40 million, of which €25 million are already managed (€5 million of hotels and €20 million of core offices). Only €14.7 million (2.1% of Annualized revenue) are still to be managed in offices, mostly on core assets for which tenant decision is not known yet.   

2. Occupancy rate: 96.7% secured, +0.1pt vs. 2022

                                                                      Occupancy rate (%)

Group share

2022

2023

Offices

94.4%

94.5%

German Residential

99.2%

99.1%

Hotels

100.0%

100.0%

Total strategic activities

96.6%

96.7%

Non-strategic

100.0%

100.0%

Total

96.6%

96.7%

 

The occupancy rate increased slightly to 96.7% for the whole portfolio. Offices occupancy, temporarily impacted in Q1 2023 by two deliveries and one departure in Greater Paris, rebounded by +230bps since then, to end the year at 94.5% (+10bps yoy). 

C. BREAKDOWN OF ANNUALIZED REVENUES

                                         By major tenants                                                                  By activity

(€ million, Group share)

Annualised  revenues 

2023

%

AccorInvest

35

5%

Telecom Italia

30

4%

Orange

25

4%

NH

22

3%

Suez

19

3%

IHG

19

3%

B&B

18

3%

Dassault Systèmes

17

2%

Maire Tecnimont

16

2%

Thalès

13

2%

LVMH

9

1%

Edvance

9

1%

Fastweb

6

1%

EDF / Enedis

6

1%

NTT Data Italia

5

1%

Intesa

5

1%

Crédit Agricole

5

1%

Hotels lease properties

10

2%

Other tenants <€5M

234

34%

German Residential

189

27%

Total                                                                  693

100%

image7%

D. STABLE COST TO REVENUE RATIO 

 

(€ million, Group share)

 

Offices 

German Hotels  Residential                 (incl. retail)

Other 

(Mainly

France Resi.)

T

otal

2023

2022

2023

Rental Income

315.5

189.8

110.4

606.8

615.6

Unrec. property oper. costs

-29.2

-1.5

-1.3

- 0.0

-35.2

-32.0

Expenses on properties

-8.1

-14.1

-0.1

-0.4

-21.5

-22.7

Net losses on unrec. 

receivable

-0.3

-1.6

-0.2

0.0

0.2

-2.1

Net rental income

277.9

172.6

108.7

-0.4

550.3

558.7

Cost to revenue ratio

14.1%

9.1%

1.5%

0.0%

9.3%

9.2%

  

E. DISPOSALS: €720M OF NEW AGREEMENTS IN 2023 

(€ million)              

Disposals

<2023 closed

Agreements

<2023 to close

New  agreements

2023

Closed 

New  agreements

 2023

To close

Total  2023

Margin vs

2022 value

Yield (*)

Total

Realised

Disposals

                

1

 

2

3

 

 

= 1 + 2

Offices &                   100 % 

227

35

386

188

image

-11.1%

3.8%

613

Conversion to

Residential                GS 1

221

35

370

181

551

-11.5%

3.7%

591

Germany                   100 % 

47

0

104

16

120

15.8%

2.7%

151

Residential                GS 

31

0

69

11

80

15.6%

2.7%

100

100 % 

26

22

68

84

152

2.8%

7.2%

94

Hotels

GS 

8

10

29

37

65

2.1%

6.9%

37

100 % 

0

-

-

54

54

5.3%

7.6%

0

Non Strategic

GS 

0

-

-

24

24

5.3%

7.6%

0

Total Group

100 % 

301

57

557

343

900

-5.1%

4.7%

858

GS

260

44

467

253

720

-7.5%

4.2%

727

1: GS: Group share

New disposals and agreements totaled €720 million Group share (€900 million at 100%) in 2023. Covivio maintained its strategy of qualitative asset rotation. In details, the disposal agreements include:

Most disposals (77%; €551 million Group share) were office and conversion into residential assets, with the aim of rebalancing the portfolio and crystallising value. Covivio notably sold the Anjou building for a yield of 3.5%. An office complex on the outskirts of Montpellier was sold for €78 million, representing a yield of 6.6%. Covivio has also signed a preliminary sale agreement on a vacated non-core office building in Charenton,for €49 million. 

In Germany Residential, the quality of the portfolio enabled us to secure €80 million (€120 million at 100%) in disposal agreements, mainly in Berlin, at 16% average margin above appraisal values: €35 million (€53 million at 100%) in unit sales (46% above appraisal values) and €44 million (€67 million at 100%) for four properties sold as a block (in line with 2022 appraisal values). 

In hotels, €65 million (€152 million at 100%) of disposals were signed, mainly involving non-core assets: 10 budget hotels in France and 2 business hotels in Spain, +2% above end-2022 appraisal values. 

Finally, Covivio streamlined its non-core portfolio by signing preliminary sale agreements for €24 million (€54 million at 100%) of retail assets. 

F. INVESTMENTS:  €340M (GROUP SHARE REALIZED IN 2023 

€340 million Group share (€412 million at 100%) of capex were realized in 2023 (vs €452 million Group share in 2022), to improve the quality of our portfolio and create value: 

„  Capex in the development pipeline totaled €222 million Group share (€239 million at 100%),

„  €118 million Group share (€174 million at 100%) relate to works on the operating portfolio of which €76 million in German residential of which 2/3 modernization, generating revenues. 

G. DEVELOPMENT PROJECTS:

 

1. Deliveries: 68,550m² of offices delivered in 2023

 

Five offices projects were delivered in 2023 in the Greater Paris and in Berlin:

„  Maslo in Levallois (€216 million total cost & 20,800 m²), 87% let vs 28% at end-2022;

„  DS Campus Extension in Vélizy-Villacoublay (€67 million cost Group Share & 27,500 m²), 100% let to Dassault Systèmes;

„  L’Atelier in Paris (€102 million total cost & 5,850 m²), operated by Wellio;

„  Beagle in Berlin (€16 million total cost & 5,100 m²), 100% let;

„  Xylo in Fontenay-sous-Bois (€33 million total cost & 9,300 m²), 0% let.

2. Committed Office Pipeline: €1.7 bn Group share, 53% pre-let 

Covivio has a €1.7bn Group share pipeline of office buildings in France, Germany, and Italy, the bulk of it (85%) in the city centers of Paris, Milan and Berlin, where demand for prime assets is high. This pipeline is highly pre-let (53%) and will participate to the continued improvement of the portfolio quality towards centrality & grade A buildings.  

„  Two projects were committed in 2023: Grands Boulevards and Monceau, both in Paris CBD, for €135 million of capex and a yield on capex of 6.5% (total yield on cost of 4.5%).

„  The pipeline at end-December 2023 is composed of 10 projects (costs in Group share):

                                                                                                 €833m

image

                                             Next 12 month                                            Beyond 12-month

                                3 projects in Milan (The Sign D,        7 projects in Paris (Grands Boulevards,

                             Rozzano) and Berlin (Loft)               Monceau), 1st ring (Thalès 2), Milan (Corte

Italia, Symbiosis G+H), Düsseldorf (Icon)and  

Capex still to be spent on the committed development pipeline reaches on average €170 million per year by 2027.

47%


1. Business analysis - Group share 

2023 results

image

 

Committed projects

Location

Project type

Surface (m²) 1

Delivery year

Pre-leased (%)

Total Budget 2

(M€, 100%)

Total Budget 2

(M€, GS)

Target Yield 3

Monceau 

Paris 

Regeneration 

11,200 m²

2025

0%

249

249

4.4%

Thalès 2 

Meudon 

Construction 

38,000 m²

2026

100%

204

204

7.8%

Grands Boulevards 

Paris 

Regeneration 

7,500 m²

2027

0%

153

153

4.5%

To be delivered in 2025 and beyond 

 

56,700 m²

 

47%

606

606

5.6%

Total France committed pipeline 

 

 

56,700 m²

 

47%

606

606

5.6%

The Sign D 

Milan 

Construction 

13,200 m²

2024

92%

76

76

6.1%

Rozzano - Strada 8 

Milan 

Regeneration 

25,700 m²

2024

47%

44

44

7.9%

To be delivered in 2024 

 

 

38,900 m²

 

72%

120

120

6.7%

Corte Italia 

Milan 

Regeneration 

12,100 m²

2025

100%

125

125

5.9%

Symbiosis G+H 

Milan 

Construction 

38,000 m²

2025

100%

198

198

6.4%

To be delivered in 2025 and beyond 

 

50,100 m²

 

100%

323

323

6.2%

Total Italy committed pipeline 

 

 

89,000 m²

 

92%

443

443

6.3%

Loft (65% share)

Berlin  

Regeneration 

7,600 m²

2024

0%

40

26

5.4%

To be delivered in 2024 

 

 

7,600 m²

 

0%

40

26

5.4%

Icon (94% share)

Düsseldorf 

Regeneration 

55,700 m²

2025

55%

277

261

5.0%

Alexanderplatz (55% share)

Berlin  

Construction 

60,000 m²

2027

0%

646

355

4.4%

To be delivered in 2025 and beyond 

 

115,700 m²

 

25%

889

923

4.6%

Total Germany committed pipeline 

 

 

123,300 m²

 

24%

963

642

4.7%

Total committed pipeline 

 

 

269,000 m²

 

53%

2,011

1,691

5.4%

Surface at 100%

Including land and financial costs

Yield on total rents 

17


1. Business analysis

3. Build-to-sell pipeline 

Total 

                                                                                                                             Total                               1

                                                                                                                                    1                         Budget                   Pre-sold

     Committed projects                                                      Units                 Budget  

(€m, 100%)                      (€m, Group   (%) share)

image

     Berlin (1 project)                                                                  92                            28                           18                          0%

Bordeaux Lac 

203

Antony 

68

                                                                                                                                 42                           42                        83%

                                                                                                                                 20                           20                      100%

Saint-Germain-en-Laye

24

13

13

100%

To be sold in 2024

387

102

92

73%

     Berlin (2 projects)                                                               117                            83                           55                          0%

Fontenay-sous-Bois

249

Bordeaux Lac 

102

                                                                                                                                 68                           34                        86%

                                                                                                                                 17                           17                      100%

Bobigny 

158

41

28

92%

To be sold in 2025 & beyond

626

209

133

54%

Total Residential BTS

1,013

311

225

62%

1 Including land and financial costs

„  Seven projects were delivered in 2023, for a total budget of €74 million (€86 million at 100%), with a 9% margin.

„  At the end of 2023, the German pipeline is composed of 3 projects located in Berlin, where housing shortage is the highest in Germany, totaling 209 residential units and a total cost of €73 million Group share.

„  The current French pipeline is composed of 6 projects located mainly in the Greater Paris and Bordeaux, representing 804 residential units, a total cost of €152 million Group Share. 91% of the projects are already presold. 

„  The total margin of the committed pipeline reaches 9%.

4. Managed Pipeline

In the long-term, Covivio also owns more than 322,000 m² of landbanks that could welcome new development projects:

-               in Paris, Greater Paris and Major French Cities (209,000 m²) mainly for turnkey developments; -    in Milan with Symbiosis (23,000 m²) and Porta Romana (76,000 m²); -     and approximately 14,000 m² in Germany, mostly in Berlin.

H. PORTFOLIO

Portfolio value: -10.2% like-for-like change 

(€ million, Excluding 

Duties)

Value 

2022

Group

Share

Value  2023

100% 

Value 

2023 Group share

LfL 1

12 months change

Yield 2022

 Yield  2023

% of portfolio

Offices 

9,508

9,446

7,847

-11.7%

4.8%

5.5%

52%

Residential Germany

5,238

7,212

4,672

-10.8%

3.5%

4.1%

31%

Hotels 

2,622

6,376

2,535

-3.9%

5.0%

5.9%

17%

Non-strategic

27

54

26

-3.1%

6.3%

n.a

0%

Total

17,395

23,089

15,080

-10.2%

4.4%

5.1%

100%

1 LfL: Like-for-Like                                                                                                                                                                             

image

                                                                                                                                                                         18

1. Business analysis

The portfolio decreased by -10.2% like-for-like (-€1 771 million) to reach €15.1 billion Group share (€23.1 billion in 100%) mostly due to: 

„  Overall in offices, asset values were down -11.7% on a like-for-like basis, with substantial disparities between the relative resilience of city centre assets (69% of the portfolio), down -8.1%, and the more pronounced fall of -20.9% in the non-core category (6% of the office portfolio);

„  Germany Residential recorded a -10.8% decrease on a like-for-like basis, across all geographies and an average yield up from 3.5% to 4.1% (+49bps like-for-like increase in capitalization rates); Assets are valued at their block value. 48% of the portfolio, worth €2.2 billion, is already co-owned, particularly in Berlin (68%; €1.8 billion), where the unit sale value is 52% above the block value.

„  In Hotels, portfolio showed better resilience (-3.9%), with an average yield increasing from 5% to 5.9%, mostly driven by the indexation (+45bps) and the increase in capitalization rates (+20bps like-for-like), offset by good operating performance. 

 

imageimageGeographical breakdown of the portfolio in 2023

 

 

 

I. LIST OF MAIN ASSETS

The value of the ten main assets represents 15% of the portfolio Group share, stable vs end 2022.

Top 10 Assets

Location

Tenants

Surface (m²)

Covivio share

Garibaldi Complex

Milan

Multi let

44,700

100%

CB21 Tower

La Défense

Multi let

68,100

75%

Jean Goujon

Paris 8th

LVMH

8,600

100%

Dassault Campus

Vélizy

Dassault Systèmes

97,000

50%

Icon

Düsseldorf

Multi let

55,700

94%

Mäslo

Levallois Perret

Multi let

20,800

100%

Zeughaus

Hamburg

Multi let

43,700

94%

Velizy Thalès

Vélizy

Thalès

88,274

100%

Frankfurt Airport Center

Frankfurt

Multi let

48,100

90%

Art & Co

Paris 12th

Multi let

13,500

100%

 

2. BUSINESS ANALYSIS BY SEGMENT 

A. OFFICES: 52% OF COVIVIO’S PORTFOLIO

Covivio has implemented a strategy based on centrality, hospitality, and sustainability. This global strategy is particularly reflected in its office portfolio, characterized by high levels of centrality and accessibility, A-quality and toplevel services offer. This strategy is bearing fruits, as illustrated by the increase in occupancy rate in 2023, +10bps to 94.5%. 

Covivio owns offices in France (27% of Covivio’s portfolio), Italy (17%), and Germany (8%) totalling €9.4 billion (€7.8 billion Group share) at end-December 2023. 

Covivio's portfolio is split as follows:

Core assets in city centers (69% of Covivio’s office portfolio, +4pts vs. 2022 and +10pts vs. 2020): located in city centers of main European cities (Paris/Levallois/Neuilly, Milan, Berlin, Düsseldorf, Hamburg, and French major regional cities), with high occupancy (97%) and long WALB (5.2 years).

Core assets in major business hubs (25%, -2pts vs. 2022): includes assets with value resiliency and liquidity, in well-connected business hubs (Greater Paris, Periphery of German cities), with high occupancy (93%) and long WALB (6.1 years), mostly let to long-term partners such as Telecom Italia, Thalès and Dassault Systèmes. 

Non-Core assets (6%, -2pts vs. 2022): gathers secondary offices assets outside city centers in Germany, Italy, Greater Paris, for which the occupancy rate (82%) and the WALB (3.5 years) are lower, with a disposal or

conversion into residential strategy. 

1. European office market: confirmed polarization, slowdown in investments1
        1.1.      French offices: continued rise of prime rents 

Take-up in Greater Paris office market reached 1 932 100 m² in 2023, down -17% year-on-year: 

Paris Centre West continued to outperform, with take-up declining by -12% year-on-year to 573,700m² 

Paris inner city counted for 46% of the total take-up in Greater Paris (vs. 40% on average over the last 5 years).

The immediate offer increased by +10.2% YoY to 4.8 million m² and the vacancy rate now stands at 8.4%, up by +70bps year-on-year, but with strong disparities: 

► In Paris CBD, vacancies decreased by 10bps to 2.7%.

► In the first ring, the vacancy rate remains at high levels, increasing by 290bps to 15.4%

Prime rents in Paris continued to increase, reaching an all-time high of €1,070/m²/year (+7% vs. 2022), while remaining stable in other areas. Incentives in Greater Paris increased slightly to 25.4%, up +80bps YoY, with strong disparities across sub-markets: 

► Slight increase in Paris CBD, +20bps at 15.9%

► Higher increase in La Défense, +200bps at 35.9%

image 

1 Sources: CBRE, Cushman & Wakefield, Savills, BNP Real Estate 

image

                                                                                                                                                                         20


Office investments in Greater Paris totaled €4.7 billion over 2023, down –56% YoY. Prime yields increased over the year, +100bps in Paris CBD to 4.25%.

        1.2.      Milan offices: still a dynamic letting market 

The Milan office market recorded a total take-up of 412 000 (-15% year-on-year but still +8% above 5-year average) after a record year in 2022. Demand remained focused on buildings in prime locations, offering good level of services, as demonstrated by the level of grade A/A+ properties, which now count for 80% of the total take-up in Milan. 

The average vacancy rate in Milan decreased by -50bps YoY, to +11.1% at end-2023, with strong disparity between the centre (where most of Covivio’s portfolio is located) and the periphery: 

► In Milan CBD, the vacancy rate stood at 5.9%, a slight increase of +40bps over one year, and decreased by 1pt to 3.4% in the semi-centre 

► In the periphery, the vacancy rate increased by 80bps to 17.5%.

The intense demand for high-quality spaces, combined with the scarcity of grade A assets, contributed to the stabilisation of prime rents in Milan at €700/m²/year.

With a total amount of €1.1 billion invested (-78% YoY), €0.73 billion for Milan (-79.9% YoY), the Italian office investment market was limited in 2023. Prime yields now stand at 4.25% in Milan CBD (+50bps YoY) and 4.75% in Milan Centre (+50bps YoY).

        1.3.      Germany offices: -26% in take-up, but prime rents up +6% yoy 

Take-up in Germany top six markets in 2023 decreased by 26% year-on-year to 2,233,600 m², impacted by economic slowdown and working from home impact.  

Vacancy rates reached 5.6% on average, up +80 bps YoY. Berlin (4.4%) and Hamburg (3.9%) recorded the lowest vacancy rates, followed by Munich at 5.5%, while in Frankfurt and Dusseldorf vacancy levels remained higher, respectively at 9.7% and 8.2%. 

Prime rents grew on average by +7.4% across 2023, with varying performances: Strong growth in Düsseldorf (+19%), while Munich (+9%) and Berlin (+4%) also experienced decent growth. In Hamburg, prime rents stabilized in 2023, while Frankfurt suffered negative growth (-6%).

Investment volume in German Offices declined by -79% YoY in 2023 to €4.6 billion. Prime yields now stand at 4.4% on average for the top 6 cities in Germany, up +100bps YoY. 

2. Accounted revenues: +5.2% on a Like-for-Like basis

                                                                100%                                                   Group share                            

(€ million)

2022

2023

Change (%)

2022

2023

Change (%)

Change (%)

LfL 1

Offices

394.3

385.1

- 2.4%

330.9

320.3

- 3.2%

+5.2%

France

202.1

197.9

- 2.1%

175.6

167.6

- 4.6%

+4.0%

Paris / Neuilly / Levallois

Western Crescent and La 

Defense

First ring

Major Regional Cities

Others France

65.6

48.1

53.3

29.6

5.4

67.8

41.4

54.2

29.6

5.0

+  3.3%

- 14.1%

+  1.6%

+  0.0%

- 7.4%

63.1

64.3

34.4

40.1

23.8

5.0

+  1.9%

- 18.2%

+  0.1%

- 4.7%

- 7.4%

+2.4%

-6.6%

+8.2%

+15.0%

+2.9%

42.0

40.1

25.0

5.4

Italy

140.8

133.0

- 5.6%

109.5

104.2

- 4.8%

+6.4%

Milan

68.4

68.9

+  0.8%

68.4

69.0

+  0.8%

+6.1%

Telecom Italia portfolio 

(51% ownership)

Others Italy

63.9 8.6

58.7 5.3

- 8.1%

- 37.7%

32.6

30.0 5.3

- 8.1%

- 37.7%

+6.8%

+8.0%

8.6

Germany

51.4

54.1

+  5.3%

45.7

48.4

+  5.9%

+6.5%

Berlin

Frankfurt

7.8

20.5

8.0

21.3

+  2.4%

+  4.3%

5.5

5.7

19.6

+  4.4%

+  4.4%

+0.5%

+7.8%

18.8

Düsseldorf

8.9

10.0

+  12.1%

8.4

9.4

+  12.2%

+11.3%

Other (Hamburg & Munich)

14.3

14.9

+  4.2%

13.1

13.6

+  4.2%

+4.1%

1 LfL: Like-for-Like

Compared to last year, rental income decreased by -€10.6 million, mainly due to: 

„  Like-for-Like rental growth (+€14.7 million) of +5.2%, mostly driven by the impact of strong indexation:

„  Disposals (-€26.4 million) realized in 2022 (-€14.9 million) and in 2023 (-€11.5 million),

„  Positive contribution from office pipeline (+€1.7 million), the impact of vacated assets to be redeveloped 

(-€13.9 million), being offset by deliveries of new assets (+€15.6 million), shared between 2022 deliveries (So Pop, Streambuilding, Goujon) and 2023 deliveries (Maslö, DS Campus, Beagle).

                 

 

3. Annualized revenue

                                                                                    100%                                                       Group share

(€ million)

Surface  (m²)

Number  of assets

2022

2023

2022

2023

Change (%)

% of  rental  income

Offices

2,069,251 

189

           461.4

448.7

378.8

358.4

- 5.4%

100%

France

978,119

93

261.0

244.8

214.2

189.7

-11%

53%

Paris / Neuilly / Levallois Western Crescent and La 

Defense

265,350  99,834 

23 6

86.2

85.7

39.6

80.9

40.6

79.6

30.9

- 2%

- 24%

22% 9%

47.9

First ring

368,486 

19

80.3

83.1

55.0

52.4

- 5%

15%

Major Regional Cities

195,517 

29

41.0

32.3

32.2

22.7

- 29%

6%

Others France

48,932 

16

5.5

4.1

5.5

4.1

- 25%

1%

Italy

726,488

77

144.6

147.0

116.5

117.7

1%

33%

Milan

Telecom Italia portfolio 

(51% ownership)

226,957 

457,081 

28

47

79.3

81.8

59.6

79.3

29.2

81.8

30.4

3%

4%

23% 8%

57.4

Others Italy

42,450 

2

7.9

5.6

7.9

5.6

-30%

2%

Germany

364,644

19

55.9

56.9

48.2

51.0

6%

14%

Berlin

Frankfurt

58,119 

118,649 

7

4

8.3

8.3

23.0

5.2

20.3

6.1

21.2

17% 4%

2%

6%

22.6

Düsseldorf

68,786 

2

9.6

10.1

9.1

9.5

5%

3%

Other (Hamburg &  Munich)

119,090 

6

15.4

15.5

13.6

14.2

4%

4%

The decrease is mainly explained by the following variations:  

„  The decrease in France (-11%) is driven by the release of premises in Western Crescent and disposals in Major Regional Cities.

„  The increase in Italy is mostly explained by the stability of the portfolio with an increased occupancy rate (98.7%) and a significant WALB (6.3 years).

„  The increase in Germany (+6%) is mostly explained by the Offices portfolio in Berlin and the delivery of Beagle in Berlin.

4. Indexation

Fixed-indexed leases are indexed to benchmark indices (ILC and ICC in France and the consumer price index for foreign assets) :

-       For current leases in France, 93% of rental income is indexed to ILAT; 5% to ICC ; The balance is indexed to ILC or the IRL.

-       In Italy, the indexation of rental income is usually calculated by applying the increase in the Consumer Price Index (CPI) on each anniversary of the signing of the agreement. 

-       Rents are indexed on the German consumer price index for 42% of leases, 10% have a fixed uplift and 32% have an indexation clause (if CPI goes above an annual increase between 5% and 10%). The remainder (16%) is not indexed and mainly let to public administration.

5. Busy rental activity: 130,860 m² renewed or let during 2023

Annualized

Top up rents

Group Share

(€m)

Annualised rents

 (100%, €/m²)

31

284

23

332

10

218

Surface

(€ million - FY 2023)

(m²)

     Vacated                                                            112,804

     Lettings                                                              79,933

     Renewals                                                           50,927

 

2023 was a dynamic year for letting activity. 130,860 m² have been signed or renewed in 2023, with the main lettings shown below:

„  79,933 m² have been let or pre-let in 2023, of which:  o            11,658 m² on Levallois Maslö, now 87% let, o         11,613 m² on Paris Saint-Ouen So Pop, now 71% let.

o              7,738 m² on Atlantis in Issy-les-Moulineaux, vacated early 2023 and already 70% relet, o 7,164 m² on Paris Cap18, o               4,242 m² relet in La Défense-CB21, now 100% let, o   1,439 m² on Boulogne Grenier, now 100% let, o 4,560 m² of pre-lettings on the development portfolio (Rozzano), o 9,190 m² on Zeughaus in Hamburg, now 96% let, o     4,054 m² on FAC in Frankfurt

„  50,927 m² have been renewed, of which 47,426 m² in Germany, mainly: o 11,575 m² on FAC in Frankfurt, o      7,901 m² on CCC in Frankfurt, o       6,711 m² on Zeughaus in Hamburg, o    4,432 m² on ABC in Düsseldorf.

„  112,804 m2 were vacated, mostly in France (93,267 m²) and Germany (14,309 m²) o 28 317 m² for redevelopment (€9.4 million of top up rents, Group share), 24% for new offices, 76% to be converted into residential,

o 45,572 m² on assets to be relet, of which 19 409 m² have already been relet, o 38 915 m² on assets under disposal agreement.

 

             

6. Lease expiries and occupancy rate
6.1. Lease expiries: firm residual lease term of 5.4 years

(€ million Group share)

By lease end date (1st break)

% of total

By lease end date

%  of total

2024

34.7

9.7%

12.8

3.6%

2025

63.0

17.6%

22.4

6.3%

2026

20.8

5.8%

37.8

10.5%

2027

32.8

9.2%

12.1

3.4%

2028

35.7

10.0%

42.3

11.8%

2029

18.6

5.2%

22.4

6.2%

2030

44.3

12.4%

33.1

9.2%

2031

19.5

5.4%

40.6

11.3%

2032

26.9

7.5%

34.4

9.6%

2033

21.4

6.0%

47.7

13.3%

Beyond

40.7

11.3%

52.7

14.7%

Total                                   358.4                  100%                   358.4                   100%

In 2024, €34.7 million of leases will expire, of which €20 million already managed. €14.7 million are still to be managed (2.1% of Covivio annualized revenues), mostly on core assets for which tenant decision is not known yet. 

                 

6.2. Occupancy rate: 94.5% at end 2023

(%)

2022

2023

Offices

94.4%

94.5%

France

94.4%

94.1%

Paris / Neuilly / Levallois

94.8%

95.8%

Western Crescent and La Defense

94.6%

95.8%

First ring

92.0%

89.9%

Major Regional Cities

98.6%

97.9%

Others France

88.0%

84.0%

Italy

98.4%

98.7%

Milan

98.0%

98.3%

Telecom Italia portfolio (QP 51%)

100.0%

100.0%

Others Italy

96.3%

97.3%

Germany

85.1%

86.4%

Berlin

87.4%

85.0%

Frankfurt

88.8%

90.3%

Düsseldorf

93.5%

93.8%

Other (Hamburg & Munich)

78.3%

81.4%

„  In France, the occupancy rate decreased by -30bps to 94.1%, compared to 94.4% at end-2022, mostly due to one vacated asset (Atlantis, already 70% relet) and one delivery in Q1 2023 (Maslö, now 87% let). 

„  In Italy, the occupancy rate level increased by +30bps to 98.7%, compared to 98.4% at end-2022, due to new lettings.

„  In Germany, the occupancy rate increased by +130 bps to 86.4% vs. end-2022. This is mainly linked to lettings, especially on Zeughaus in Hamburg and on CCC in Frankfurt.  

             

Strong rebound in occupancy rate since Q1

Q1 2023

SINCE APRIL 2023

image

7. Portfolio values
7.1. Change in portfolio values: -17.5% on offices 

 

(€ million - incl. Duties - Group share)

Value  2022

Invest.

Disp.

Change in value

Reclass. Inventories

Value  2023

Assets in operation

Assets under development

7,913

1,595

81

184

-529

-187

-878

-160

36

-208

6,623

1,224

Total Offices 

9,508

265

-716

-1,038

-172

7,847

 

The portfolio value decreased by - €1,661 million since year-end-2022 (-17.5%), mainly driven by:

„  - €1,038 million from Like-for-Like value drop (-11.7%), due to cap rate extension and repricing on assets needing repositioning,

„  + €265 million invested in development projects and upgrading works on assets in operation; „ - €716 million from disposals.

 

7.2. Change on a like-for-like basis: -11.7%

 

(€ million, Excluding 

Duties)

Value 

2022 

100%

Value 

2022 

Group share

Value 

2023 

100%

Value 

2023 

Group share

LfL (%) change [5]  

Yield ² 2022

Yield ²  2023

% of total

Offices

11,328 

9,508 

9,446

7,847

-11.7%

4.8%

5.5%

100%

France

6,615 

5,547 

5,010 

4,117 

-14.5%

4.7%

5.5%

52%

Paris / Neuilly / Levallois

3,069 

2,837 

2,476

2,293

-11.5%

3.8%

4.5%

29%

Western Crescent and La  Defense

940 

796 

604

496

-23.5%

5.8%

7.2%

6%

First ring

1,622 

1,146 

1,283

864

-17.9%

5.4%

6.3%

11%

Major Regional Cities

918 

700 

601

417

-12.3%

4.8%

6.0%

5%

Others France

67 

67 

46

46

-4.7%

8.2%

9.3%

1%

Italy

3,014 

2,520 

2,963 

2,491 

-3.2%

5.2%

5.6%

32%

Milan

1,915 

1,915 

1,932

1,932

-2.5%

4.9%

5.3%

25%

Telecom Italia portfolio  (51% ownership)

1,007 

513 

963

491

-2.4%

5.7%

6.2%

6%

Others Italy

92 

92 

68

68

-21.6%

8.6%

9.2%

1%

Germany

1,699 

1,441 

1,473 

1,239 

-17.1%

4.1%

5.2%

16%

Berlin

509 

335 

467

306

-18.4%

3.9%

4.6%

4%

Frankfurt

483 

445 

411

378

-15.3%

4.5%

5.7%

5%

Düsseldorf

303 

285 

251

237

-20.1%

4.7%

5.8%

3%

Other (Hamburg &  Munich)

405 

376 

344

319

-15.7%

3.6%

4.9%

4%

„ Overall, the -11.7% value decline is mostly linked to the market environment. There were strong disparities between assets in the city centers (the major part of our portfolio, 69%), down -8.1% year-on-year, Major Business Hubs down -18% and non-core assets down -20.9%.

The average yield increased by +75bps to 5.5%.

8. Assets partially owned

Partially owned assets are the following:

-    CB 21 Tower (75% owned) in La Défense.

-    The Silex 1 and 2 assets in Lyon (50.1% owned and fully consolidated).

-    So Pop project in Paris Saint-Ouen (50.1% owned and fully consolidated).

-    Streambuilding project in Paris 17th (50% owned and fully consolidated).

-    The Dassault campuses in Vélizy (50.1% owned and fully consolidated).

-    The New Vélizy campus for Thales (50.1% owned and accounted for under the equity method).

-    Euromed Centre in Marseille (50% owned and accounted for under the equity method).

-    Coeur d’Orly in Greater Paris (50% owned and accounted for under the equity method).


     2. Business analysis - Group share German residential – 2023 results

B. GERMAN RESIDENTIAL: 31% OF COVIVIO PORTFOLIO 

Covivio operates in the German Residential segment through its 61.7% held subsidiary Covivio Immobilien. The figures presented are expressed as 100% and as Covivio Group share.

Covivio owns around ~41,100 units in Berlin, Hamburg, Dresden, Leipzig, and North Rhine-Westphalia, representing €7.2 billion (€4.7 billion Group share) of assets. 

Covivio is mostly exposed to A-cities in Germany, with a 100% exposure to metropolitan areas above 1 million inhabitants and 90% in cities above 500 000 inhabitants. Covivio targets the high-end of the housing market. 

Exposure to Berlin, where housing shortage is the highest in Germany, represents 56% at year-end 2023. Covivio’s portfolio in Berlin is of high quality, with 68% of buildings built before 1950 and 68% of the surface already divided into condominiums.

1. Supply/demand imbalance increased again in 2023, supporting rents 

„  In Germany, the demand for housing continued to rise since the start of the year, in a context of increasing number of inhabitants while building completions, around 270 000 units in 2023, remain far from the Government target (> 400 000 units / year). 

„  This shortage continues to support rents in Germany and especially in Berlin. Average rents of new buildings in Berlin increased by +9% to €19.4/m² in 2023, while for existing buildings rents increased by +6% to € 12.9/m² according to Riwis/Bulwiengesa.

„  German residential investment market (for multi-family buildings above 30 units) was down -38% in 2023 versus the prior year, to €7.5 billion. The private market was also impacted, as shown by private real estate loans recorded by the Bundesbank, decreasing -37% year-on-year to €161 billion.

„  Average prices slightly decreased yoy, by -4% for existing buildings, to €4,750/m², still well above the current valuation of Covivio’s residential portfolio (€3,052/m² in Berlin). The average square meter price for new buildings also decreased, by –2.8% to €7,000/m². 

In 2023, Covivio's activities were marked by:

„  Accelerated rental growth: +3.9% on a like-for-life basis (vs. +3.1% in 2022); and

„  -10.8% value decline on a like-for-like basis, due to the increase in interest rates.

             

2. Accounted rental income: +3.9% like-for-like  

(In € million)

Rental  income 2022

100%

Rental  income

2022 Group share

Rental  income 2023

100%

Rental  income

2023 Group share

Change 

(%) 

Group share

Change 

(%) LfL 1

Group share

% of rental income

Berlin

140.0

92.0

147.7

96.9

+  5.5%

+4.0% 

52%

Dresden & Leipzig

22.8

14.8

23.3

15.1

+  2.3%

+2.9% 

8%

Hamburg

17.4

11.4

18.5

12.1

+  6.2%

+4.4% 

7%

North Rhine-Westphalia

92.7

58.4

96.7

60.9

+  4.3%

+3.9% 

33%

Essen

34.2

21.3

35.7

22.2

+  4.4%

+4.0% 

12%

Duisburg

16.1

10.0

16.6

10.3

+  2.8%

+4.1% 

6%

Mulheim

10.6

6.7

11.2

7.1

+  6.0%

+3.2% 

4%

Oberhausen

9.7

6.3

10.1

6.6

+  4.2%

+3.9% 

4%

Other

22.1

14.2

23.1

14.8

+  4.6%

+3.9% 

8%

Total 

272.9

176.6

286.0

185.1

+  4.8%

+3.9% 

100%

of which Residential  235.0 151.7 245.1 158.2 +  4.3% +3.2%  85% of which Other com. 2  37.8 24.8 41.1 26.9 +  8.5% +8.7%  15%

image

1 LfL: Like-for-Like || 2 Other commercial: Ground-floor retail, car parks, etc

Rental income amounted to €185.1 million Group share in 2023, up +4.8% (+€8.5million) thanks to:

„  In Berlin, like-for-like rental growth is +4.0% (+€ 3.6 million), driven by the indexation (+2.0 pts) and relettings (+1.4 pts) with high uplift (+31% in 2023).

„  Outside Berlin, like-for-like rental growth was strong in all areas (+3.8% on average, +€3.2 million) due to the reletting impact (including modernizations) and the indexation.

             

(In € million)

Surface (m²)

Number of units

Annualised rents 2022 Group share

Annualised rents 2023 100%

Annualised rents 2023 Group share

Change 

(%) 

Group share

Average % of rent per rental month income

Berlin

1,308,503

17,852

95.5

150.3

98.5

+  3.2%

9.6 €/m²

52%

Dresden & Leipzig

266,623

4,354

15.0

23.9

15.5

+  2.9%

7.5 €/m²

8%

Hamburg

148,988

2,415

12.0

19.4

12.7

+  5.9%

10.8 €/m²

7%

NRW 2

1,103,280

16,482

60.3

99.5

62.7

+  4.1%

7.5 €/m²

33%

Essen

393,973

5,757

22.2

36.6

22.7

+  2.5%

7.7 €/m²

12%

Duisburg

198,572

3,033

10.1

17.0

10.6

+  4.1%

7.1 €/m²

6%

Mulheim

130,315

2,180

6.8

11.7

7.4

+  7.5%

7.5 €/m²

4%

Oberhausen

124,840

1,830

6.6

10.4

6.8

+  4.2%

7.0 €/m²

4%

Others

255,580

3,682

14.5

23.8

15.2

+  4.8%

7.8 €/m²

8%

Total

41,103

182.8

293.0

            189.4         +  3.6%

8.6 €/m²

100%

o/w Residential

39,550

156.2

251.6

162.3

+  3.9%

8.1 €/m²

86%

o/w Other com. 1

235,480

1,553

26.4

41.4

27.1

+  2.8%

14.7 €/m²

14%

image3. Annualized rents: € 189.4 million Group share

1 Other commercial: Ground-floor retail, car parks, etc || 2 North Rhine-Westphalia

The portfolio breakdown remained relatively stable over the past few periods, with Berlin generating slightly above 50% of total rental income (stable vs 2022), through residential units and some commercial units (mainly ground-floor retail).

Rental income (€8.6/m²/month on average) offers solid growth potential through reversion vs. our achieved reletting rents in all our markets including Berlin (25%-30%) Hamburg (20%-25%), Dresden and Leipzig (10%-15%) and in North RhineWestphalia (20%-25%).

4. Indexation 

Rental income from residential property in Germany changes depending on multiple mechanisms.

4.1. Rents for re-leased properties:

In principle, rents may be increased freely, provided the property is not financed through governmental subsidies. 

As an exception to the unrestricted rent setting principle, cities like Berlin, Hamburg, Cologne, Düsseldorf, Dresden and Leipzig have introduced rent caps (Mietpreisbremse) for re-leased properties. In these cities, rents for re-leased properties cannot exceed the public rent reference (Mietspiegel) by more than 10%, except in the following conditions: 

„  If the property has been modernised in the past three years, the rent for the re-let property may exceed the +10% limit by a maximum of 8% of the costs to modernise it.

„  In the event the property is completely modernised (work amounting to more than one-third of new construction costs excl. Maintenance), the rent may be increased freely.

„  If the rent received from the previous tenant is higher than the +10% limit, then the previous rent will be the limit in the case of re-letting.

Properties built after 1 October 2014 are not included in the rent cap.

4.2.  For current leases:

For residential tenants, the rent can generally be adjusted based on the local comparative rent (Mietspiegel), which is usually determined based on the rent index. In addition to this adjustment method, an index-linked or graduated rent agreement can also be concluded. A successive combination of adjustment methods can also be contractually agreed (e.g. graduated rent for the first 5 years of the contract, followed by adjustment to the local comparative rent).

Adjustment to the local comparative rent: The current rent can be increased by 15% to 20% within three years, depending on the region, without exceeding the local comparative rent (Mietspiegel). This type of contract represents c.

90% of our rental income.

4.3.  For current leases with work carried out:

If works have been carried out, rents may be increased by up to 8% of the cost of work excl. maintenance, in addition to the possible increase according to the rent index. This increase is subject to three conditions:

•       The works aim to save energy, increase the utility value, or improve the living conditions in the long run.

•       The rent increase takes effect 3 months after the declaration of rent increase.

•       The rent may not be increased by more than €3/m² for work to modernise the property within a six-year period (€2/m² if the initial rent is below €7/m²).

5. Occupancy rate: a high level of 99.1%

(%)

2022

2023

Berlin

98.6%

98.6%

Dresden & Leipzig

99.6%

99.8%

Hamburg

99.9%

100.0%

North Rhine-Westphalia

99.7%

99.6%

Total

99.2%

99.1%

The occupancy rate stands at 99.1%. It has remained above 98% since the end of 2015 and reflects the Group's very high portfolio quality and low rental risk.

             

6. Portfolio values: €7.2 billion (€4.7 billion Group share)

 

6.1. Change in portfolio value: -10.8%

(In € million, Group share, Excluding Duties)

Value 2022

Invest.

Disposals 

Change in value

Other

Value 2023

Berlin

2,985

51

-33

-340

11

2,674

Dresden & Leipzig

430

6

-

-57

-

379

Hamburg

401

9

-

-57

-2

350

North Rhine-Westphalia

1,422

31

-0

-185

0

1,269

Total 

5,238

97

-33

-639

9

4,672

In 2023, the portfolio’s value decreased by -10.8% to €4.7 billion Group share, driven by the like-for-like decrease in value of €640 million.

 

6.2. Change on a like-for-like basis: -10.8% 

(In € million, Excluding Duties)

Value

2022

100%

Value

2022 Group Share

Surface

 

(m²)

100%

Value

2023

100%

Value

2023  in €/m²

Value

2023 Group share

LfL 1

change 

Yield  2022

Yield 2023

% of total value

Berlin

4,550

2,985

1,299,186

4,078

3,139

2,674

-10.2%

3.1%

3.7%

57%

Dresden & Leipzig

663

430

266,623

584

2,190

379

-11.9%

3.5%

4.1%

8%

Hamburg

613

401

148,988

536

3,595

350

-12.7%

3.0%

3.6%

8%

NRW 3

2,258

1,422

1,103,280

2,014

1,826

1,269

-11.2%

4.2%

4.9%

27%

Essen

889

552

393,973

782

1,985

485

-12.1%

4.0%

4.7%

10%

Duisburg

362

225

198,572

328

1,650

203

-9.5%

4.5%

5.2%

4%

Mulheim

245

154

130,315

223

1,712

140

-12.4%

4.5%

5.2%

3%

Oberhausen

201

132

124,840

182

1,460

119

-9.4%

5.0%

5.7%

3%

Others

561

360

255,580

499

1,954

320

-11.0%

4.1%

4.8%

7%

Total

8,084

5,238

2,818,077

7,212

2,559

4,672

-10.8%

3.5%

4.1%

100%

o/w Residential

7,162

4,634

2,583,082

6,356

2,461

4,113

-11.3%

3.4%

4.0%

88%

o/w Other com. 2

923

604

234,996

855

3,640

559

-7.3%

4.4%

5.0%

12%

1 LfL: Like for Like || 2 Other commercial: Ground-floor retail, car parks, etc || 3 NRW: North Rhine-Westphalia

The average value of residential assets is €2,559 per m², with €3,052 per m² in Berlin and €1,826 per m² in North RhineWestphalia, and the average yield has risen 60 bp year on year to 4.1%. Assets are valued at their block value. 48% of the portfolio is already co-owned, particularly in Berlin (68%), where the unit sale value is 52% above the block value.

In 2023, values decreased -10.8% on a like-for-like basis versus end-2022, reflecting the increase in interest rates. The average yield of the portfolio is up +60bps to 4.1%.

             

7. Maintenance and modernization CAPEX

In 2023, CAPEX totalled €117 million (€41.3 /m²; €76 million in Group share) and OPEX came to €21 million (€7.3 /m²; €13 million in Group share).

On average, modernization projects, which totalled €78 million in 2023 (€50 million in Group share), have an immediate yield close to 5%, going up to 10% post relettings. 

image


2023

C. HOTELS: 17% OF COVIVIO’S PORTFOLIO 

Covivio Hotels, a 43.9%-owned subsidiary of Covivio as of 31 December 2023, is a listed property investment company (SIIC) and leading hotel real-estate player in Europe. It invests both in hotels under lease (fixed or variable) and hotel operating properties.

The figures presented are expressed at 100% and in Covivio Group share (GS).

Covivio owns a high-quality hotel portfolio worth €6.4 billion (€2.5 billion in Group share), focused on major European cities and let or operated by major hotel operators such as Accor, B&B, Mariott, IHG, NH Hotels, etc. This portfolio offers geographic and tenant diversification (across 12 European countries) and asset management possibilities via different ownership methods (hotel lease and hotel operating properties).

1. Hotel performances at historically high levels 

In 2023, hotel performances proved to be exceptional despite an uncertain macroeconomic environment marked by inflation, rising interest rates, and geopolitical tensions.

                                              Increasing                                              …Driven by                                       …And improving

                             REVPAR in 2023 in Europe…                      strong averageprices…                            occupancyrates

 

image

 

Sources: MKG, STR.

„  Covivio Hotels' key European markets have significantly surpassed their 2019 performances, with RevPAR in Europe at +16%, ranging from +6% for Germany to +32% for Italy.

„  The Pricing Power of the hotel activity became more obvious in 2023. Average daily rates beat 2019 levels by +23% on average in Europe in 2023, with nice performances among our main exposures: +35% in Italy, +25% in France, +23% UK and +16% in Germany. 

„  The French market, the world's leading tourist destination, records a RevPAR increase of +22%.

„  Tourist attendance in the European Union has returned to a level close to pre-pandemic times. The outlook for 2024 is very promising in Europe, especially in France, with numerous events such as the Olympic Games or the or the European Football Championship in Germany. 

„  On the investment side, the transaction volumes in hotels recorded in Europe in Q3 YTD 2023 reached €9.4 billion, stable vs. 2022, showing better resilience than other asset classes in 2023. Spain and France continued to attract the lion’s share of investments. 

Assets partially owned by Covivio Hotels include mostly: 

-          91 B&B assets in France, including 89 held at 50.2% and 2 held at 31.2%

-          25 AccorInvest assets in France (23 assets) and Belgium (2 assets), between 31.2% and 33.3% owned.

2. Accounted revenues: +12.7% on a like-for-like basis 

(In € million)

Rental  income 2022 100%

Rental  income 2022 Group share

Rental  income 2023 100%

Rental  income 2023 Group share

Change

(%)  Group share

Change

(%) LfL 1

Group share

Lease properties - Variable 

49.4

21.7

56.4

24.7

+ 14.2%

+18.9%

Lease properties - Fixed

185.3

75.7

201.3

82.8

+ 9.5%

+8.8%

Operating properties – EBITDA

62.0

26.4

75.8

32.3

+ 22.6%

+18.6%

Total revenues Hotels

296.6

123.7

333.4

139.9

+ 13.1%

+12.7%

1 LfL: Like-for-Like 12 months                                                                                                                                                

Hotel revenues increased by +12.7% like-for-like (+€16.2million Group share) compared to 2022, due to:

„  Lease properties:

-          AccorInvest variable leases portfolio (17% of hotels revenues and 20% of the hotel portfolio), which is indexed on hotel turnover, increased by +18.9% like-for-like compared to 2022, driven by intense touristic activity. These midscale and economy hotels are located in France and Belgium;

-          Fixed leases (60% of hotel revenues and 57% of the hotel portfolio): mostly through positive indexation (+€2.3 million) and asset management (+€4 million).

„  Operating properties (23% of the hotel revenues and 23% of the hotel portfolio): mainly located in Germany and in the north of France. The increase from €26.4 million to €32.3 million (Germany +€0.8 million & France +€1.3 million) was driven by the recovery of the market dynamic.

3. Annualized revenue

Breakdown by operators and by country (based on 2023 revenues), totalling €144.9 million in Group share:

image

Revenues are split using the following breakdown: fixed (60%), variable (17%) and EBITDA on management contracts (23%).

 

4. Indexation

Fixed leases are indexed to benchmark indices (ILC and ICC in France and consumer price index for foreign assets).

5. Lease expiries: 12.2 years hotels residual lease term

(In € million, Group share)

By lease end date 

(1st break)

% of total

By lease end date

% of total

2024

5.0

4%

0.8

1%

2025

2.7

2%

2.5

2%

2026

2.7

2%

0.0

0%

2027

1.0

1%

1.0

1%

2028

0.0

0%

0.0

0%

2029

14.3

13%

12.4

11%

2030

8.7

8%

8.7

8%

2031

2.2

2%

4.1

4%

2032

3.8

3%

3.8

3%

2033

4.9

4%

6.3

6%

Beyond

66.3

59%

72.0

64%

Total Hotels in lease

111.6

100%

111.6

100%

 

 

 

             

6. Portfolio values: -3.9% like-for-like
6.1. Change in portfolio values 

 

(In € million, Group share, 

Excluding Duties)

Value

2022

Invest.

Disposals 

Change in value

Other

(currency)

Value

2023

Hotels - Lease properties

2,019

5

-9

-80

13

1,948

Hotels - Operating properties

603

4

-

-22

1

586

Total Hotels

2,622

10

-9

-102

14

2,534

 

At end-2023, the portfolio amounted to €2.5 billion Group share, down by €87 million compared to year-end 2022, essentially explained by the negative like-for-like change in value (€102 million).

6.2. Change on a like-for-like basis: -3.9%

(In € million, Excluding 

Duties)

Value

2022 100%

Value

2022  Group

Share

Value

2023

100%

Value

2023 Group share

LfL [6] change

Yield

 2022

Yield 2023

% of total value

France

2,209

726

2,117

701

-3.6%

4.7%

5.6%

28%

Paris

853

314

833

309

12%

Greater Paris (excl. Paris) 

500

137

461

127

5%

Major regional cities

525

169

511

164

6%

Other cities

332

107

312

101

4%

Germany

666

288

619

267

-7.1%

4.8%

5.6%

11%

Frankfurt

76

32

70

30

1%

Munich

51

22

45

20

1%

Berlin

73

32

70

30

1%

Other cities

467

202

434

188

7%

Belgium

262

103

244

96

-6.8%

6.0%

7.2%

4%

Brussels

101

36

96

34

1%

Other cities

160

67

148

61

2%

Spain

646

284

636

279

+0.3%

5.3%

6.2%

11%

Madrid

289

127

282

124

5%

Barcelona

216

95

222

97

4%

Other cities

142

62

132

58

2%

UK

665

292

662

290

-4.4%

4.5%

5.6%

11%

Italy

277

121

266

117

-4.8%

5.0%

5.5%

5%

Other countries

467

205

451

198

-4.1%

5.1%

5.7%

8%

Total Lease properties

5,193

2,019

4,996

1,948

-4.0%

4.9%

5.8%

77%

France

300

132

311

136

+2.4%

5.8%

6.5%

5%

Lille

109

48

103

45

2%

Other cities

191

84

208

91

4%

Germany

875

364

842

350

-4.5%

4.8%

6.1%

14%

Berlin

621

258

592

246

10%

Dresden & Leipzig

199

83

193

80

3%

Other cities

55

23

57

24

1%

Other countries

245

107

228

100

-8.4%

5.8%

6.8%

4%

Total Operating properties

1,420

603

1,380

587

-3.7%

5.2%

6.2%

23%

Total Hotels

6,613

2,622

6,376

2,535

-3.9%

5.0%

5.9%

100%

At the end of December 2023, Covivio held a unique hotel portfolio of €2.5 billion group share (€6.4 billion at 100%) in Europe. This strategic portfolio is characterised by:

„  High-quality locations: average Booking.com location grade of 8.9/10 and 89% in major European city destinations.

„  Diversified portfolio: in terms of countries (12 countries, none representing more than 33% of the total portfolio), and segment (67% economic/midscale and 33% upscale).

„  Major hotel operators with long-term leases: 16 hotel operators with an average lease duration of 12.2 years.

The portfolio value decreased by -3.9% Like-for-Like, a mix of:

-          Lease properties (-4.0%): This decline, primarily attributed to the rise in cap rates, was counterbalanced by a positive income effect resulting from the improved hotel performance and rent indexation;

-          Operating portfolio (-3.7%): The value of German hotel fell by 4.5% in 2023, reflecting market performance and a rise in interest rates. Good performance for the French portfolio with a value increase of +2.4% thanks to one asset in the south of the France which was renovated and to the rebound of market performance.

                     Portfolio breakdown by value                                  89% in major European

                                     and geography                                                       destinations

image          image


3. FINANCIAL INFORMATION AND COMMENTS

Covivio’s activity involves the acquisition or development, ownership, administration, and leasing of properties, particularly Offices in France, Italy and Germany, Residential in Germany, and Hotels in Europe. 

Registered in France, Covivio is a public limited company with a Board of Directors.

The German Residential information in the following sections include some Office assets owned by the subsidiary Covivio Immobilien.

CONSOLIDATED ACCOUNTS

3.1. Scope of consolidation 

On 31 December 2023, Covivio’s scope of consolidation includes companies located in France and several European countries. The main equity interests fully consolidated but not wholly owned companies are as follows:

Subsidiaries

31 Dec. 2022

31 Dec. 2023

Covivio Hotels

43.9%

43.9%

Covivio Immobilien

61.7%

61.7%

Sicaf (Telecom Italia portfolio)

51.0%

51.0%

OPCI CB 21 (CB 21 Tower)

75.0%

75.0%

Covivio Alexanderplatz

55.0%

55.0%

SCI Latécoëre (DS Campus)

50.1%

50.1%

SCI Latécoëre 2 (DS Campus extension)

50.1%

50.1%

SCI 15 rue des Cuirassiers (Silex 1)

50.1%

50.1%

SCI 9 rue des Cuirassiers (Silex 2)

50.1%

50.1%

Sas 6 Rue Fructidor (So Pop)

50.1%

50.1%

SCCV Fontenay sous bois (France Residential)

50.0%

50.0%

SCCV Bobigny (France Residential)

60.0%

60.0%

SNC N2 Batignolles promo (Streambuilding)

50.0%

50.0%

SCI N2 Batignolles (Streambuilding)

50.0%

50.0%

Hôtel N2 (Streambuilding - Zoku)

100.0%

50.1%

3.2. Accounting principles

The consolidated financial statements have been prepared in accordance with the international accounting standards issued by the IASB (International Accounting Standards Board) and adopted by the European Union on the date of preparation. These standards include the IFRS (International Financial Reporting Standards), as well as their interpretations. The financial statements were approved by the Board of Directors on 15 February 2024.

 

 

            

3.3. Simplified income statement - Group share

 

(In € million, Group share)

2022

2023

var.

%

Net rental income

550.3

558.7

+8.4

2%

EBITDA from hotel operating activity & flex-office

38.9

47.9

+9.0

+23%

Income from other activities (incl. Property dev.)

22.9

17.8

-5.1

-22%

Net revenue

612.1

624.4

+12.3

+2%

Net operating costs

-83.3

-84.6

-1.3

+2%

Amortisations of operating assets

-35.9

-44.4

-8.5

+24%

Net change in provisions and other

6.6

11.4

+4.8

+72%

Current operating income

499.5

506.8

+7.3

+1%

Net income from inventory properties

-2.3

-0.1

+2.2

n.a.

Income from value adjustments 

-119.5

-1,751.8

-1,632.4

n.a.

Income from asset disposals

-6.8

-34.3

-27.5

+408%

Income from disposal of securities 

24.9

-1.0

-25.8

n.a.

Income from changes in scope & other

-0.4

-2.0

-1.6

+370%

Operating income

395.4

-1,282.4

-1,677.8

n.a.

Income from non-consolidated companies 

0.0

0.0

+0.0

n.a.

Cost of net financial debt

-87.2

-97.4

-10.2

+12%

Interest charges linked to financial lease liability

-7.2

-7.3

-0.1

+1%

Value adjustment on derivatives

371.9

-132.4

-504.3

n.a.

Discounting of liabilities-receivables & Result of chge

-0.3

0.2

+0.4

n.a.

Early amortisation of borrowings' cost

-0.9

-1.5

-0.6

n.a.

Share in earnings of affiliates

40.1

-33.2

-73.3

n.a.

Income before tax

711.8

-1,554.1

-2,265.9

n.a.

Deferred tax

-75.2

156.6

+231.8

n.a.

Corporate income tax

-15.8

-21.2

-5.4

+34%

Net income for the period

620.7

-1,418.8

-2,039.5

n.a.

 

 

„  €624.4 million net revenue (+2%)

Net revenue in Group share increased especially thanks to both dynamic rental activity in all business lines and strong operating activity in hotels, despite impact of disposals in offices. 

(In € million, Group share)

2022

2023

var.

 %

France Offices

156.7

150.1

-6.5

-4%

Italy Offices (incl. retail)

91.2

89.8

-1.4

-2%

German Offices

31.9

37.5

+5.6

+18%

Offices

279.7

277.4

-2.3

-1%

German Residential

167.5

172.6

+5.1

+3%

Hotels (incl. Retail)

102.5

108.7

+6.2

+6%

Total Net rental income

550.3

558.7

+8.4

+2%

EBITDA from hotel operating activity & flex-office

38.9

47.9

+9.0

+23%

Income from other activities

22.9

17.8

-5.1

-22%

Net revenue

612.1

624.4

+12.3

+2%

France Offices: decrease is led by the sales of assets partially offset by indexation and deliveries.  

Italy Offices: decrease mainly due to the sale of assets, partially offset by the like-for-like rental growth driven by high indexation.  

Germany Offices: increase of the rents benefitting from high indexation and a slight reduction of the vacancy.

German Residential: increase driven by continued rental growth driven by mainly indexation, modernisation works and positive reversion. 

Hotels in Europe: recovery has been very strong and steady over the period having significant impact on variable rents.  

„  EBITDA from the hotel operating activity and flex-office: increase in revenues of the hotel property activity following the acquisition of 3 funds in UK and 2 funds in Belgium in the 4th quarter of 2022.The flex-office activity increased slightly thanks to the ramp-up of this activity and the opening of new spaces in Milan with full year effect in 2023.  

„  Income from other activities: the change in net income from other activities comes from the slowdown in property development projects in German and French residential business.

 

„  Net operating costs: a strong cost control compensates the decrease in external fees revenues. 

„  Amortisation of operating assets:

Note that this item includes the amortisation linked to the right of use according to IFRS 16. This amortisation of right of use is mainly related to owner-occupied buildings and headquarters. The €8.4 million increase is mainly due to new operated hotels in the UK (3 hotels), Belgium (2 hotels in Bruges) in France (1 hotel in Paris) and the full year effect of the new Wellio site opened in 2022.  

 

„  Change in the fair value of assets:

The income statement recognises changes in the fair value (-€1,751.8 million) of assets based on appraisals carried out on the portfolio. This line item does not include the change in fair value of assets recognised at amortised cost under IFRS but is taken into account in the EPRA NAV calculation (hotel operating properties, flex-office assets and other own occupied buildings). For more details on changes in the portfolio by activity, see section 1 of this document.

„  Income from asset disposals & disposal of securities:

Income from asset disposals contributed €-34.3 million during the year. 

 

„  Cost of net financial debt:

The cost of net financial debt increases due to the rise in interest rate, partially offset by a decrease of net debt.

 

„  Interest charges linked to finance lease liability:

The Group rents some land under long term leasehold. According to IFRS 16, such rental costs are stated as interest charges. This is stable compared with FY 2022 and refers to the hotel activity for an amount equal to -€6.7 million.

 

„  Value adjustment on derivatives:

The fair value of financial instruments (hedging instruments) is slightly impacted by an average -68 bps decrease in the 10Y swap. The P&L impact is an expense of -€132.4 million.

            

Share of income of equity affiliates 

Group Share

% interest

Contribution  to earnings (€million)

Value

Change in equity value (%)

OPCI Covivio Hotels

8.7%

0.1

42.1

-4%

Lénovilla (New Vélizy)

50.1%

-21.0

61.7

-24.8%

Euromed

50.0%

-5.3

28.6

-15.6%

Cœur d'Orly

50.0%

-7.3

28.4

-26.0%

Phoenix (Hotels)

14.6%

-1.0

47.7

-2.9%

Zabarella 2023 Srl

64.7%

-0.3

13.6

+0.0%

Fondo Porta di Romana

32.0%

1.5

38.0

+8.4%

Total

 

-33.2

260.0

-7.9%

The equity affiliates include Hotels in Europe and the France / Italy Offices sectors:

„  OPCI Covivio Hotels: three hotel portfolios, B&B (18 hotels), Campanile (19 hotels) and AccorHotels (35 hotels) 80%-owned by Crédit Agricole Assurances.

„  Lenovilla: the New Vélizy campus (47,000 m²), let to Thalès and co-owned with Crédit Agricole Assurances.

„  Euromed in Marseille: one office building (Calypso) and a hotel (Golden Tulip) in partnership with Crédit Agricole Assurances. 

„  Coeur d’Orly in Greater Paris: two buildings in the Orly airport business district in partnership with ADP.

„  Phoenix hotel portfolio: 32% stake held by Covivio Hotels (43.9% subsidiary of Covivio) in a portfolio of 25 Accor Invest hotels in France & Belgium and 2 B&B in France.

„  Fondo Porta di Romana in Milan is a joint venture between Covivio (32.0%), Coima (64.7%) and Prada (3.3%) to participate to the acquisition of a plot of land in South Milan (future Olympic game village).

 

 

Taxes

The corporate income tax relates to the tax on:

„  Foreign companies that are not or are only partially subject to a tax transparency regime (Italy, Germany, Belgium, the Netherlands, and Portugal).

„  French subsidiaries with a taxable activity.

The corporate income tax amounted to -€21.2 million, including taxes on sales (-€8.0 million).

 

 

Adjusted EPRA Earnings at €435.4 million

(In € million, Group share)

Net income  Group share

Restatement

Adjusted  EPRA E.

2023

Adjusted

EPRA E.

2022

Net rental income

558.7

0.0

558.7

550.3

EBITDA from the hotel operating activity & flex-office

47.9

0.0

47.9

38.9

Income from other activities (incl. Property dev.)

17.8

0.0

17.8

22.9

Net revenue

624.4

0.0

624.4

612.1

Management and administration revenues

25.4

0.0

25.4

27.6

Operating costs

-110.0

0.0

-110.0

-111.0

Amortisations of operating assets

-44.4

29.6

-14.8

-14.5

Net change in provisions and other

11.4

-6.4

5.0

3.3

Operating income

506.8

23.2

530.0

517.5

Net income from inventory properties

-0.1

0.1

0.0

0.0

Income from value adjustments

-1,751.8

1,751.8

0.0

0.0

Income from asset disposals

-34.3

34.3

0.0

0.0

Income from disposal of securities 

-1.0

1.0

0.0

0.0

Income from changes in scope & other

-2.0

2.0

0.0

0.0

Operating result

-1,282.4

1,812.4

530.0

517.5

Cost of net financial debt

-97.4

0.0

-97.4

-86.3

Interest charges linked to finance lease liability

-7.3

4.6

-2.7

-2.6

Value adjustment on derivatives

-132.4

132.4

0.0

0.0

Discounting of liab.-receiv. & Foreign Exchge. Result

0.2

0.0

0.2

-0.3

Early amortisation of borrowings' costs

-1.5

1.1

-0.4

-0.3

Share in earnings of affiliates

-33.2

52.2

19.0

15.8

Pre-tax net income

-1,554.1

2,002.8

448.6

443.9

Deferred tax

156.6

-156.6

0.0

0.0

Corporate income tax

-21.2

8.0

-13.2

-13.7

Net income for the period

-1,418.8

1,854.2

435.4

430.2

Average number of shares

97,487,850

93,955,927

Net income per share

 

 

4.47

4.58

 

„  The restatement of the amortisation of operating assets (+€29.6 million) offsets the real estate amortisation of the flex-office and hotel operating activities.

„  The restatement of the net change in provisions (-€6.4 million) consists of the ground lease expenses linked to the UK leasehold for €3.3 million and the reversal of a null and void provision for a €3.2 million on the Hotels in Europe scope.

„  Concerning the interest charges linked to finance lease liabilities relating to the UK leasehold, as per IAS 40 §25, €4.6 million was cancelled and replaced by the lease expenses paid (see the amount of -€3.3 million under the line item “Net change in provisions and other”).

„  The restatement of the share in earnings of affiliates allows for the EPRA earnings contribution to be displayed.

„  The restatement of the corporate income tax (+€8.0 million) is linked to the tax on disposals.

               

Adjusted EPRA Earnings by activity

(In € million, Group share)

Germany

Offices

Residential

Hotels in lease 1

Hotel operating properties

Corporate or nonattrib. sector 

2023

Net rental income

277.9

172.6

107.5

1.2

-0.4

558.7

EBITDA from Hotel oper. activity & flex- Office

15.8

0.0

0.0

32.1

0.0

47.9

Income from other activities (incl.  Property dev.)

14.4

2.6

0.0

0.0

0.8

17.8

Net revenue

308.1

175.2

107.5

33.3

0.4

624.4

Net operating costs

-48.1

-30.6

-3.2

-1.1

-1.5

-84.6

Amortisation of operating assets

-9.3

-2.1

-0.1

-2.1

-1.2

-14.8

Net change in provisions and other

4.9

-0.5

-0.8

-0.6

1.9

5.0

Operating result

255.6

141.9

103.4

29.5

-0.4

530.0

Cost of net financial debt

-40.0

-31.4

-19.9

-6.5

0.5

-97.4

Other financial charges

-1.0

0.0

-0.9

-1.1

-0.1

-3.0

Share in earnings of affiliates

13.5

0.0

5.5

0.0

0.0

19.0

Corporate income tax

-6.1

-1.5

-3.7

-1.5

-0.5

-13.2

Adjusted EPRA Earnings

221.9

109.0

84.3

20.5

-0.4

435.4

Development margin 

-3.2

-2.5

0.0

0.0

0.0

-5.7

EPRA Earnings

218.8

106.5

84.3

20.5

-0.4

429.7

  

EPRA Earnings of affiliates

(In € million, Group share)

Offices

Hotels (in lease)

2023

Net rental income

13.4

7.7

21.1

Net operating costs

-0.5

-0.6

-1.1

Amortisation of operating properties

1.3

0.4

1.7

Operating result

14.2

7.5

21.7

Cost of net financial debt

-0.7

-1.8

-2.5

Share in earnings of affiliates

0.0

-0.2

-0.2

Share in EPRA Earnings of affiliates

13.5

5.5

19.0

            

3.4. Simplified consolidated income statement (at 100%)

(In € million, 100%)

2022

2023

var.

%

Net rental income

842.3

863.5

+21.1

3%

EBITDA from hotel operating activity & flex-office

74.9

91.3

+16.4

+22%

Income from other activities (incl. Property dev.)

20.3

8.5

-11.8

-58%

Net revenue

937.6

963.3

+25.7

+3%

Net operating costs

-121.2

-119.4

+1.8

-2%

Amortisation of operating assets 

-58.9

-73.6

-14.7

+25%

Net change in provisions and other

12.6

25.0

+12.4

+99%

Current operating income

770.0

795.3

+25.3

+3%

Net income from inventory properties

-2.4

-0.1

+2.2

n.a.

Income from asset disposals

-0.5

-37.9

-37.4

n.a.

Income from value adjustments 

18.2

-2,437.3

-2,455.5

n.a.

Income from disposal of securities 

24.9

-0.9

-25.8

n.a.

Income from changes in scope

-0.4

-4.2

-3.8

n.a.

Operating income

809.8

-1,685.2

-2,494.9

n.a.

Cost of net financial debt

-139.7

-165.6

-25.9

+19%

Interest charge related to finance lease liability

-15.8

-15.9

-0.1

+1%

Value adjustment on derivatives

582.6

-207.7

-790.3

n.a.

Discounting of liabilities and receivables

-0.6

0.4

+0.9

n.a.

Early amortisation of borrowings' costs

-1.5

-1.8

-0.3

n.a.

Share in earnings of affiliates

51.0

-34.4

-85.4

n.a.

Income before tax

1,285.8

-2,110.1

-3,396.0

n.a.

Deferred tax

-109.8

241.0

+350.8

n.a.

Corporate income tax

-28.1

-33.7

-5.6

+20%

Net income for the period 

1,147.9

-1,902.9

-3,050.8

n.a.

Non-controlling interests 

527.2

-484.1

-1,011.3

n.a.

Net income for the period - Group share

620.7

-1,418.8

-2,039.5

n.a.

The -€3,050.8 million decrease in net income for the period compared with FY 2022 is related to the value decreases of properties (-€2,437.3 million compared with a +€18.2 million in FY 2022) and derivatives (€-207.7 million compared with a +€582.6 in FY 2022), partly offset by the change in deferred taxes mainly related to the effects described above (+€350.8 million) and strong operating performances. As a result, these effects are also presents in non-controlling interests and in net income Group share.  

(In € million, 100%)

2022

2023

var.

%

France Offices

182.3

179.5

-2.9

-2%

Italy Offices (incl. Retail)

119.9

116.3

-3.6

-3%

German Offices

34.2

40.1

+5.9

+17%

Offices

336.4

335.9

-0.6

-0%

German Residential

259.1

267.4

+8.3

+3%

Hotels (incl. Retail)

246.2

260.2

+14.1

+6%

Other (mainly France Residential)

0.6

0.0

-0.6

-100%

Total Net rental income

842.3

863.5

+21.1

+3%

EBITDA from the hotel operating activity & flex-office

74.9

91.3

+16.4

+22%

Income from other activities

20.3

8.5

-11.8

-58%

Net revenue

937.6

963.3

+25.7

+3%

 

3.5. Simplified consolidated balance sheet (Group share)

(In € million, Group share) Assets

31 Dec.22

31 Dec.23

Liabilities

31 Dec.22

31 Dec.23

Investment properties

14,343

12,596

Shareholders' equity

9,443

Investment properties under dev.

1,371

1,007

Other fixed assets

985

993

Equity affiliates

282

260

Financial assets

233

251

Deferred tax assets

78

57

Financial instruments

562

366

7,957

Assets held for sale

228

227

Borrowings

7,924

7,703

Cash

343

778

Financial instruments

244

142

Inventory (Trading & Constr. activities)

190

257

Deferred tax liabilities

835

650

Other

500

420

Other liabilities

670

760

Total

19,116

17,211

Total

19,116

17,211

„  Investment properties, Properties under development and Other fixed assets

The portfolio (including assets held for sale) at the end of December by operating segment is as follows:

(In € million, Group share)

31 Dec. 22

31 Dec. 23

var.

France Offices

5,164

3,932

-1,232

Italy Offices (incl. Retail)

2,445

2,403

-42

German Offices

1,335

1,145

-190

Offices

8,943

7,479

-1,464

German Residential

5,374

4,811

-563

Hotels (incl. Retail)

2,606

2,530

-76

Car parks (and other)

4

3

-1

Total Fixed Assets

16,927

14,823

-2,104

The decrease in Offices (-€1.464 million) was mainly due to the disposals (-€587 million), the change in fair value (€1,020 million) and reclassification to inventories for new build to sell projects (-€122 million) partly offset by +€220 million of Acquisition and CAPEX.

The decrease in German Residential (-€563 million) was mainly due to the change in fair value (-€653 million), CAPEX and acquisitions (+€97million), partly offset by disposals for the year (-€31 million).

The decrease in the Hotels portfolio (-€76 million) was mainly driven by the decrease in fair value (-€78 million), Amortization of operating properties and other tangible assets (-€20.3 million), Acquisition and Capex (+€19 million), right of use (+€5 million), offset by disposals (-€9 million) and foreign currency exchange gain (+€10 million). 

„  Assets held for sale (included in the total fixed assets above), €227.3 million at year end 2023

Assets held for sale consist of assets for which a preliminary sales agreement has been signed. The breakdown by segment is as follow: o 50.7% of offices in France : €115 million. o 31.2% of hotels in Europe : €71 million.  o 15.9% of offices in Italy : €36 million.

                  o     2.2% of residential in Germany : €5 million.

„  Total Group shareholders’ equity

Shareholders’ equity decreased from €9,443 million at the end of 2022 to €7,957 million at year end 2023, i.e. -€1,486 million, mainly due to: o Income for the period: -€1,418.8 million. o The dividend distribution: -€351.9 million, partially offset by option for payment in shares (+€279.1 million).

„  Net deferred tax liabilities

Deferred tax liabilities represent €650 million in liabilities at the end of year versus €835 million in 2022, Deferred tax assets represent €57 million in assets at the end of year versus €78 million in 2022. This €164 million decrease is mainly due to the drop in appraisal values in Germany (-€116.2 million), the drop in fair values of derivatives (-€8 million) and the entry in the UK REIT regime in the Hotel activity (€-14 million).  

3.6. Simplified consolidated balance sheet (at 100%)

(In € million, 100%)

 

Assets

31 Dec.22

31 Dec.23

Liabilities

31 Dec.22

31 Dec.23

Investment properties

21,391

19,046

Investment properties under dev.

1,574

1,140

Other fixed assets

1,718

1,730

Equity affiliates

401

375

Financial assets

114

118

Shareholders' equity 

9,443

7,957

Deferred tax assets

86

72

Non-controlling interests 

4,648

4,006

Financial instruments

813

522

Shareholders' equity

14,092

11,963

Assets held for sale

259

327

Borrowings

10,968

10,707

Cash

462

901

Financial instruments

300

185

Inventory (Trading & Constr. activities)

264

308

Deferred tax liabilities

1,320

1,054

Other

579

488

Other liabilities

981

1,117

Total

27,661

25,026

Total

27,661

25,026


4. FINANCIAL RESOURCES

Summary of the financial activity

Covivio is rated BBB+ with a stable outlook by S&P, confirmed on May 16th, 2023.

Covivio’s Loan-to-Value (LTV) ratio was 40.8% (LTV policy < 40%), thanks to active portfolio rotation and despite value adjustments. Average cost of debt slightly increases to 1.50% (+26 bps vs end-2022), thanks to a highly hedged debt, and maturity of debt increased to 4.9 years (vs. 4.8 years in 2022).

The net available liquidity position doubled to €2.4 billion on a Group share basis at end-December 2023, including €1.6 billion of undrawn credit lines and €0.9 billion of cash minor by €0.1 billion of Commercial Paper. This strong liquidity position enables to cover debt expiries until Q1 2026.

4.1. Main debt characteristics

Group share

31 Dec. 2022

31 Dec. 2023

Net debt, Group share (€ million)

7,581

6,925

Average annual rate of debt 

1.24%

1.50%

Average maturity of debt (in years)

4.8

4.9

Debt active average hedging rate

81.5%

92.3%

Average maturity of hedging (in years)

6.3

5.9

LTV including duties

39.5%

40.8%

ICR 

6.9x

6.4x

Net debt / EBITDA

14.5x

12.8x

4.2. Debt by type

Covivio's net debt stands at €6.9 billion in Group share at end-December 2023 (€9.8 billion on a consolidated basis),  down by -€0.7 billion compared to end-2022. 

As regards commitments attributable to the Group, the share of corporate debt (bonds and loans) grows up to 60% on a

Group share basis, at end-December 2023. Additionally, Covivio had €0.1 billion in commercial paper outstanding at 31 December 2023.

imageimageConsolidated commitments by company

credit; Covivio

14%Immobilien debt

Covivio (German debt 54%Residential)

24%

Mortgage

                     Bonds;                                                  loans;                                                                          Covivio Hotel

                       36%                                                                                             50%debt

22%

Group share commitments


                                                 by type                                                                                Group share commitments

imageby company

Covivio Immobilien debt (German Residential);

21%

Covivio Hotel debt

 


4.3. Debt maturity                        

The average maturity of Covivio's debt stands at 4.9 years at end-December 2023. Until 2024, there is no major maturity that has not already been covered or is already under renegotiation.

The next large maturities occur in 2024 and are mainly composed of a bond of €300 million (to be reimbursed) and a mortgage debt of €150 million Group share linked to the Telecom Italia portfolio.

In 2024 and 2025 debt expiries, approximately 17% of maturities (€313 million) relate to undrawn credit lines, mostly in France and Germany. 25% (€454 million) relate to bonds, and 58% (€1.1 billion) is comprised of bank mortgages that are well diversified in terms of asset class and geography: 26% in Germany offices, 30% in Germany residential, 11% in hotels, 16% in Italy offices and 17% in France offices. No single item of debt maturing before end-2025 exceeds €350 million. 

Debt maturity by type (in € million, Group Share)

image

             

4.4. Hedging profile

In 2023, debt was hedged at 92% on average, and 88% on average over the next three years, all of which with maturities equivalent to or exceeding the debt maturity.

The average term of the hedges is 5.9 years Group share.

Hedging maturities

€ billion, Group share

€ 8 bn

€ 7 bn

image

 

4.5. Average interest rate on debt and sensitivity

The average interest rate on Covivio’s debt increased by 26 bps to 1.50% in Group share.  

Financial structure

Excluding debts raised without recourse to the Group’s property companies, the debts of Covivio and its subsidiaries generally include bank covenants (ICR and LTV) applying to the borrower’s consolidated financial statements. If these covenants are breached, early debt repayment may be triggered. These covenants are established on a Group share basis for Covivio and Covivio Hotels. 

„  The most restrictive consolidated LTV covenants amounted, at 3[7] December 2023, to 60% for Covivio and Covivio Hotels.

„  The most restrictive ICR consolidated covenants applicable to the REITs, at 31 December 2023, are of 200% for Covivio and Covivio Hotels.

With respect to Covivio Immobilien (German Residential), for which almost all of the debt raised is "non-recourse" debt, portfolio financings do not contain LTV or ICR consolidated financial covenants.

Lastly, with respect to Covivio, some corporate credit facilities are subject to the following ratios:

Ratio

Covenant

31 Dec. 2023

LTV

60.0%

 43.8%¹

ICR

2.00

6.41

Secured debt ratio

25.0%

4.1%

Detail of Loan-to-Value calculation (LTV)

(In € million Group share)

 

31 Dec. 2022

31 Dec. 2023

Net book debt

7,581

6,925

Receivables linked to associates (full  consolidated)

-169

-187

Receivables on disposals

-16

15

Preliminary sale agreements

-228

-224

Purchase debt

54

33

Net debt 

 

7,222

6,562

Appraised value of real estate assets (incl. duties)

18,151

15,948

Preliminary sale agreements

-228

-224

Financial assets

15

15

Receivables linked to associates (equity method)

86

68

Share of equity affiliates

282

260

Value of assets 

 

18,306

16,067

LTV Excluding Duties

 

41.5%

43.0%

LTV Including Duties

 

39.5%

40.8%

 

4.6. Reconciliation with consolidated accounts

Net debt

(In € million)

Consolidated accounts

Minority interests

Group share

Bank debt

10,707

-3,005

7,703

Cash and cash equivalents

901

-123

778

Net debt

9,807

-2,882

6,925

 

Portfolio

(In € million)

Portfolio of

Consolidated companies accounts under the

equity method 

Fair value of operating properties

Other Right of assets                use of held for investment sale  properties

Minority interests

Group share

Investment & dev. 

properties

20,186

1,067

1,904

         -13               -260

-7,912

14,972

Assets held for sale

327

       -122                       

-96

109

Total portfolio

20,513

1,067

1,904

       -135               -260

-8,008

15,080

(+) Duties

807

(=) Portfolio group share including duties

15,887

(-) portfolio of companies consolidated under the equity method

-412

(+) Fair value of trading activities

-257

(+) Other operating properties

730

Portfolio for LTV calculation

15,948

             

Interest Coverage Ratio

(In € million)

Consolidated accounts

Minority interests

Group share

EBITDA (net rents (-) operating expenses (+) results of other activities)

858

307

551

Cost of debt

151

65

86

ICR

 

 

6.41

 


5. EPRA REPORTING

The following reporting was prepared in accordance with EPRA (European Public Real Estate Association) Best Practices Recommendations, available on EPRA website (www.epra.com). 

The German Residential information in the following sections includes some Office assets owned by the German Residential subsidiary Covivio Immobilien.

5.1. Change in net rental income (Group share)

 

€ million

2022

Acquis.

Disposals

Development (1)

Indexation,

AM & occupancy

Others

2023

France Offices

157

0

-12

1

5

0

151

Italy Offices (incl. retail)

91

0

-11

1

6

3

90

German Offices

32

0

0

0

3

3

38

Offices

280

0

-23

2

13

7

278

German Residential

167

1

-1

0

4

1

173

Hotels (2)

103

0

-2

1

10

-3

109

Other (France Residential)

1

0

0

0

0

-1

0

Total

550

1

-26

3

27

4

559

 (1) Deliveries & vacating for redevelopment || (2) Including Retail but excluding EBITDA from operating properties  

The revenues LFL growth (including EBITDA from Hotels) is +6.4% in 2023.

€ million                                                                                                    

2023

Total from the table of changes in Net rental Income (GS)

559

Adjustments                                                                                               

0

Total net rental income (Financial data § 3.3)                                        

559

Minority interests                                                                                        

305

Total net rental income (Financial data § 3.4)                                        

863

5.2. Investment assets – Information on leases

Annualized rental income corresponds to the gross amount of guaranteed rent for the full year based on existing assets at the period end, excluding any incentives.

                                                                                                           Market rental value on vacant assets

image

      Vacancy rate at end of period  =                                 Contractual annualized rents on occupied assets

                                                                                                       + Market rental value on vacant assets

Market rental value on vacant assets

 EPRA vacancy rate at end of period =                     image 

Market rental value on occupied and vacant assets

(€ million, Group share)

Gross            Net 

Annualised rental rental 

income income (€m)            (€m)

 

rents (€m)

Surface (m²)

Average  rent (€/m²)

Vacancy  rate (%)

ERV of spot vacant space (€m)

ERV of the whole portfolio (€m)

EPRA vacancy rate (%)

France Offices

168

151

190

978,119

250

5.9%

22

215

10.1%

Italy Offices (incl. retail)

104

90

118

726,488

202

1.3%

2

122

1.4%

German Offices

44

38

51

364,644

156

13.6%

8

55

15.2%

Offices

315

278

358

2,069,251

217

5.5%

32

393

8.1%

German Residential

190

173

189

2,827,395

104

0.9%

2

188

0.9%

Hotels in Europe (2)

110

109

112

n.c 

n.c 

112

-

Total (1)

616

559

660

4,896,646

151

3.3%

34

693

4.8%

(1) Including French residential and others || (2) incl. Retail & excl. EBITDA from operating properties

The vacancy rate (3.3%) is including secured areas for which lease will start soon, while the EPRA vacancy rate (4.8%) is spot, at 31 December 2023.

Regarding the German Residential, the ERV doesn’t include the potential reversion in all our markets Berlin (25-30%), Hamburg (20-25%), Dresden and Leipzig (10-20%) and in North Rhine-Westphalia (20-25%).

Average metric rents are computed on total surfaces, including land banks and vacancy on development projects.

5.3. Investment assets - Asset values

(€ million, Group share)

Market value

Change in fair value over the year

Duties

EPRA NIY

France Offices

4,117

- 699

193

4.3%

Italy Offices (incl. Retail)

2,491

- 83

84

4.4%

German Offices

1,239

- 238

67

3.6%

Offices

7,847

- 1,020

345

4.2%

German Residential

4,672

- 653

335

3.5%

Hotels (incl. Retail)

2,557

- 78

94

5.5%

Other (France Resi. and car parks)

4

n.a.

Total 2023

15,080

- 1,752

773

4.2%

  

The change in fair value over the year presented above excludes change in value of operating properties, hotel operating properties, and assets under the equity method. 

The EPRA net initial yield is the ratio of:

Annualized rental income

                                                             after deduction of outstanding benefits granted to tenants (rent-free periods, rent ceilings) 

- unrecovered property charges for the year

               EPRA NIY =               image

                                                                          Value of the portfolio including duties

 

Reconciliation with financial data

€ million

2023

Total portfolio value (Group share, market value)

15,080

Fair value of the operating properties

- 1,084

Fair value of companies under equity method

- 412

Other assets held for sale

3

Right of use on investment assets

122

Fair value of car parks facilities

- 3

Tangible fixed assets

125

Investment assets Group share 1    (Financial data§ 3.5)

13,831

Minority interests

6,682

Investment assets 100% 1   (Financial data§ 3.5)

20,513

1 Fixed assets + Developments assets + asset held for sale

 

Reconciliation with IFRS

€ million

2023

Change in fair value over the year (Group share)

- 1,752

Others

-

Income from fair value adjustments Group  share (Financial data § 3.3)

- 1,752

Minority interests

- 685

Income from fair value adjustments 100%    (Financial data § 3.3)

- 2,437

 

5.4. Assets under development

Capitalised %

                                                                              Fair                fin.

  Own. ownership value  expenses type (Group

2023          over the share) year

Total cost 1

% Delivery

(€m,

                  progress           date

Group share)

Surface at         Pre-

100% (m²) letting

Yield

2(%)

      Meudon Atlas                        

FC 3

100%

0

204

6%

2026

38,000 m²

100%

7.8%

Paris Grands Boulevards

FC 

100%      image

1

153

10%

2027

7,500 m²

0%

4.5%

Paris Monceau

FC 

100%

2

249

11%

2025

11,200 m²

0%

4.4%

Total France Offices

 

               image

3

606

9%

 

56,700 m²

47%

5.6%

The Sign D

FC 

100%

1

76

47%

2024

13,200 m²

92%

6.1%

Corte Italia

FC 

100%      image

2

125

39%

2025

25,700 m²

100%

5.9%

Rozzano - Strada 8

FC 

100%

1

44

73%

2024

12,100 m²

47%

7.9%

Symbiosis G+H

FC 

100%      image

2

198

34%

2025

38,000 m²

100%

6.4%

Total Italy Offices

 

 

5

443

41%

 

89,000 m²

92%

6.3%

Düsseldorf Icon

FC 

94%        image

2

261

13%

2025

55,700 m²

55%

5.0%

Berlin Alexanderplatz

FC 

55%

3

355

31%

2027

60,000 m²

0%

4.4%

Total German Offices

 

               image

5

616

24%

 

115,700 m²

25%

4.6%

Total

 

                 854

13

1,665

23%

 

261,400 m²

54%

5.4%

1 Total cost including land and financial cost || 2 Yield on total cost ||3 FC: Full consolidation

Reconciliation with total committed pipeline

 

(€M, Group share)

Capitalised fin. expenses over the year

Total cost incl. fin. cost (Group share)

Projects fully consolidated

13

1,665

Others (Loft)

0

26

Total Offices Committed pipeline

13

1,691

German Residential

1

73

French Residential

0

152

Total Committed pipeline

14

2,028

 The total cost of committed projects is €1,691 million (cf 1.G. Development projects).

Reconciliation with financial data

                  

2023

    Total fair value of assets under development                                             

854

Project under technical review and non-committed projects

154

Assets under development (Financial data § 3.5)

1,007

 

5.5 Information on leases

Lease expiration by date of 1st exit option Annualised rental income of leases

                                                                                                                expiring                                                     

 

Firm residual lease term (years)

Residual lease term (years)

N+1

N+2

N+3 to 5

Beyond

Total

(€m)

Section

France Offices

5.0

5.6

10%

22%

25%

43%

190

Italy Offices (incl. retail)

6.3

6.9

3%

11%

25%

61%

118

Germany Offices

4.2

4.6

23%

19%

25%

33%

51

Offices

5.4

5.9

10%

18%

25%

48%

358

2A

Hotels (incl. retail)

12.2

13.9

4%

2%

3%

90%

112

2C

Others 2

n.a 

n.a 

n.a

n.a

n.a

n.a

223

Total 1

7.0

7.8

6%

9%

13%

71%

693

 

1. Percentage of lease expiries on total revenues || 2: (German Residential, Hotels Ebitda, others)

In 2024, 5.7% of total leases are expiring: 3.6% have no intention to vacate the property and 0.4% are going to be redeveloped. That leads the unsecured part to 1.7%, for which tenant decision is not yet known.

             

5.6 EPRA Net Initial Yield 

The data below shows detailed yield rates for the Group and the transition from the EPRA topped-up yield rate to Covivio’s yield rate. 

„   EPRA topped-up net initial yield is the ratio of:

                                                                                                  Annualized rental income

after expiration of outstanding benefits granted to tenants (rent-free periods, rent ceilings) 

                                                                                       - unrecovered property charges for the year

image                      EPRA Topped-up NIY =                                                                                            

Value of the portfolio including duties       

„   EPRA net initial yield is the ratio of:

Annualized rental income after deduction of outstanding benefits granted to tenants (rent-free periods, rent ceilings) 

                                                                                                                         - unrecovered property charges for the year

image-


                                EPRA NIY =                                                                                                                                                                 

Value of the portfolio including duties

Italy

                                                                                                                                            Germa                           Hotels

image(€ million, Group share)                                                                                                   Total France Offices              German Total n     (incl.

Excluding French Residential and car parks                             2022 Offices       (incl.                      Residential                          2023

                                                                                                                                            Offices                           Retail)

Retail)

     Investment, disposable and operating properties             17,394       4,117       2,491       1,239             4,672       2,557       15,076

     Restatement of assets under development                     - 1,371        - 329        - 299         - 353                - 25               -       - 1,007

Restatement of undeveloped land and other assets 

- 333        - 161        - 108        - 12          - 0            - 14          - 295 under development

     Duties                                                                                   918          193            84             67                335            94            773

     Value of assets including duties (1)                             16,608       3,820       2,168          941             4,981       2,637       14,547

     Gross annualised IFRS revenues                                         653          182          110             40                189          148            668

     Irrecoverable property charge                                               - 63          - 17          - 15             - 5                - 16            - 1            - 54

     Annualised net revenues (2)                                              590          164            95             34                174          146            614

Rent charges upon expiration of rent free periods or 

34       17            8              6              -               0              32 other reductions in rental rates

     Annualised topped-up net revenues (3)                            624          182          103             40                174          146            645

     EPRA Net Initial Yield (2)/(1)                                            3.6%        4.3%        4.4%         3.6%              3.5%        5.5%          4.2%

     EPRA "Topped-up" Net Initial Yield (3)/(1)                      3.8%        4.8%        4.8%         4.3%              3.5%        5.6%          4.4%

                                                                                                                                                               

Transition from EPRA topped-up NIY to Covivio

yield                                                                                                                                                                                             

     Impact of adjustments of EPRA rents                                 0.4%        0.5%        0.7%         0.4%              0.3%        0.1%          0.4%

     Impact of restatement of duties                                          0.2%        0.3%        0.2%         0.4%              0.3%        0.2%          0.3%

     Covivio reported yield rate                                              4.4%        5.5%        5.6%         5.2%              4.1%        5.8%          5.1%

             

5.7. EPRA cost ratio

(€million, Group share)

2022

2023

Unrecovered Rental Cost

- 35.2

- 32.0

Expenses on properties

- 21.5

- 22.7

Net losses on unrecoverable receivables

0.2

- 2.1

Other expenses

- 6.0

- 5.7

Overhead

- 105.1

- 103.9

Amortisation, impairment, and net provisions

3.1

4.5

Income covering overheads

28.1

25.3

Cost of other activities and fair value

- 6.3

- 5.5

Property expenses

- 0.4

- 1.1

EPRA costs (including vacancy costs) (A)

- 143.0

- 143.2

Vacancy cost

21.5

21.5

EPRA costs (excluding vacancy costs) (B)

- 121.5

- 121.8

Gross rental income less property expenses

607.2

616.7

EBITDA from hotel operating properties & coworking,  income from other activities 

100.3

88.9

Gross rental income (C)

707.5

705.6

EPRA costs ratio (including vacancy costs) (A/C)

-20.2%

-20.3%

EPRA costs ratio (excluding vacancy costs) (B/C)

-17.2%

-17.3%

5.8. Adjusted EPRA Earnings: growing to €435.4 million 

(€million)

2022

2023

Net income Group share (Financial data §3.3)

620.7

- 1,418.8

Change in asset values

119.5

1,751.8

Income from disposal

- 15.8

35.4

Acquisition costs for shares of consolidated companies

0.4

2.0

Changes in the value of financial instruments

- 371.9

132.4

Interest charges related to finance lease liabilities (leasehold > 100 years)

4.6

4.6

Rental costs (leasehold > 100 years)

- 3.3

- 3.3

Deferred tax liabilities

75.2

- 156.6

Taxes on disposals

2.1

8.0

Adjustment to amortisation and provisions

21.4

26.4

Adjustments from early repayments of financial instruments

1.6

1.1

EPRA Earnings adjustments for associates

- 24.3

52.2

Adjusted EPRA Earnings (B)

430.2

435.4

Adjusted EPRA Earnings in €/share (B)/(C)

4.58

4.47

Promotion margin 

- 15.3

- 5.7

EPRA Earnings (A)

414.9

429.7

EPRA Earnings in €/share (A)/(C)

4.42

4.41

Average number of shares (C)

93,955,927

97,487,850

             

5.9. EPRA NRV, EPRA NTA and EPRA NDV

 

2022

2023

Var.

Var. (%)

EPRA NRV (€ m)

11,040

9,327

- 1,712

-15.5%

EPRA NRV / share (€)

117.0

92.6

- 24.4

-20.9%

EPRA NTA (€ m) 

10,044

8,470

- 1,573

-15.7%

EPRA NTA / share (€)

106.4

84.1

- 22.3

-21.0%

EPRA NDV (€ m) 

10,172

8,401

- 1,771

-17.4%

EPRA NDV / share (€)

107.8

83.4

- 24.4

-22.6%

Number of shares

94,385,959

100,658,623

6,272,664

6.6%

 

Reconciliation between shareholder’s equity and EPRA NAV

 

2022 (€ m)

€ per share

2023 (€ m)

€ per share

Shareholders’ equity

9,443

100.0

7,957

79.0

Fair value assessment of operating properties

227

175

Duties

918

807

Financial instruments and ORNANE

- 334

- 235

Deferred tax liabilities

786

623

EPRA NRV

11,040

117.0

9,327

92.6

Restatement of value Excluding Duties on some assets

- 884

- 773

Goodwill and intangible assets

- 68

- 68

Deferred tax liabilities  

- 44

- 16

EPRA NTA

10,044

106.4

8,470

84.1

Optimization of duties

- 34

- 34

Intangible assets

17

18

Fixed-rate debts

553

318

Financial instruments and ORNANE   

334

235

Deferred tax liabilities   

- 742

- 607

EPRA NDV

10,172

107.8

8,401

83.4

 (1) Excluding credit spread impact of €+7M 

Valuations are carried out in accordance with the Code of conduct applicable to SIICs and the Charter of property valuation expertise, the recommendations of the COB/CNCC working group chaired by Mr Barthès de Ruyter and the international plan in accordance with the standards of the International Valuation Standards Council (IVSC) and those of the Red Book of the Royal Institution of Chartered Surveyors (RICS).

The real estate portfolio held directly by the Group was valued on 31 December 2023 by independent real estate experts such as Cushman, REAG, CBRE, HVS, JLL, BNPP Real Estate, MKG and CFE. This did not include:

„  assets on which the sale has been agreed, which are valued at their agreed sale price;

„  assets owned for less than 75 days, for which the acquisition value is deemed to be the market value.

Assets were estimated at values excluding and/or including duties, and rents at market value. Estimates were made using the comparative method, the rent capitalisation method and the discounted future cash flow method.

Other assets and liabilities were valued using the principles of the IFRS standards on consolidated financial statements. The application of fair value essentially concerns the valuation of debt coverages.

For companies co-owned with other investors, only the Group share was considered.

Fair value assessment of operating properties: 

In accordance with IFRS, operating properties are valued at historical cost. To take into account the appraisal value, a €175 million value adjustment was recognised in EPRA NRV, NDV, NTA related to: 

-       co-working and operating hotel properties for €141 million

-       own-occupied buildings for €31 million

-       car parks for €3 million

 

Fair value adjustment for fixed-rate debts

The Group has taken out fixed-rate loans (secured bond and private placement). In accordance with EPRA principles, EPRA NDV was adjusted for the fair value of fixed-rate debt. The impact is +€318 million at 31 December 2023.

Recalculation of the base cost excluding duties of certain assets

When a company, rather than the asset that it holds, can be sold, transfer duties are re-calculated based on the company’s net asset values (NAV). The difference between these re-calculated duties and the transfer duties already deducted from the value had an impact of €33.7 million at 31 December 2023.

Deferred tax liabilities

The EPRA NTA assumes that entities buy and sell assets, thereby crystallising certain levels of unavoidable deferred tax.

For this purpose, the Group uses the following method:

-          Offices: takes into account 50% of deferred tax considering the regular asset rotation policy,

-          Hotels: takes into account deferred tax on the non-core part of the portfolio, expected to be sold within the next few years,

-          Residential: includes the deferred tax linked to the building classified as Assets available held for sale, considering the low level of asset rotation in this activity.

 

 

5.10 CAPEX by type

 

€ million

2022

2023

 

100%

Group share

100%

Group share

Acquisitions 1

58

35

-

Developments

239

155

196

156

Investment Properties

241

161

223

153

Capitalized expenses on development portfolio 2

(except under equity method)   

38

30

34

32

Total

577

381

453

341

1              Acquisitions including duties

2              Financial expenses capitalized, commercialization fees and other capitalized expenses

The €156 million group share of Development Capex relates to renovation expenses on development projects (excluding properties under equity method and assets under operation but including Capex on assets delivered over the year until delivery date). 

The €153 million group share of CAPEX on Investment Properties is mainly composed of:

-          €33 million on offices including tenant improvement, green capex to enhance the value on strategic

offices; 

-          €9 million of modernisation Capex on hotels, with the aim to improve the quality of assets and benefit from increased revenues and performance,

-          €76 million of modernization & maintenance Capex on German Residential of which 2/3 modernization, generating revenues.

5.11. EPRA LTV

 

The following table is published for the first time, in line with EPRA recommendations. 

EPRA LTV 

31 Dec. 2023

 

Group € M as reported

Proportionate Consolidation

 

Combined

 

Share of Joint 

Ventures

Share of Material  Non-

Associates

controlling Interests

(€ million, Group share)

Include: 

Borrowings from Financial Institutions 

5,720

182

-2,316

3,586

Commercial paper

260

-120

140

Hybrids (including Convertibles,  preference shares, debt, options,  perpetuals)

-

-

Bond Loans

4,444

-533

3,911

Foreign Currency Derivatives (futures,  swaps, options and forwards)

0

Net Payables

42

-42

0

Owner-occupied property (debt)

0

Current accounts (Equity characteristic)

0

Exclude: 

0

Cash and cash equivalents

901

31

-138

794

Net Debt (a) 

9,565

151

 

-2,873

6,843

Include: 

Owner-occupied property

             1,976 

10

-               834 

1,152

Investment properties at fair value 

           18,786 

461

-            6,542 

12,705

Properties held for sale

                314 

-

-                 90 

224

Properties under development 

             1,140 

-

-               133 

1,007

Intangibles 

 - 

-

                   - 

-

Net Receivables

                   - 

4

                  36 

40

Financial assets

                373 

-

-               149 

224

Total Property Value (b)

           22,589 

475

0

-            7,712 

15,352

Real Estate Transfer Taxes

             1,163 

-               356 

807

Total Property Value (incl. RETTs) (c)

23,752

475

0

-8,067

16,159

 

LTV (a/b)

                 42.3%                                                                                         

44.6%

LTV (incl. RETTs) (a/c) (optional)

                 40.3%                                                                                         

42.3%

 

Including preliminary agreements still to be cashed in, EPRA LTV (excluding transfer taxes) would go down to 43.8%. 

EPRA LTV

44.6%

Duties

-2.2%

Preliminary Agreements

-0.8%

Other effects (including conso. restatements)

-0.7%

LTV including duties

40.8%

 

 

 

5.12. EPRA performance indicator reference table

EPRA information

Section

in %

Amount in €

Amount in €/share

EPRA Earnings

5.8

-

€429.7 m

€4.41 /share

Adjusted EPRA Earnings

5.8

-

€435.4 m

€4.47 /share

EPRA NRV

5.9

-

€9,327 m

€92.6 /share

EPRA NTA

5.9

-

€8,470 m

€84.1 /share

EPRA NDV

5.9

-

€8,401 m

€83.4 /share

EPRA net initial yield

5.6

4.2%

-

-

EPRA topped-up net initial yield

5.6

4.4%

-

-

EPRA vacancy rate at year-end

5.2

4.8%

-

-

EPRA costs ratio (including vacancy costs)

5.7

-20.3%

-

-

EPRA costs ratio (excluding vacancy costs)

5.7

-17.3%

-

-

EPRA LTV

5.11

44.6%

EPRA indicators of main subsidiaries

6

-

-

-


6. Financial indicators 2023 results

6. FINANCIAL INDICATORS OF THE MAIN ACTIVITIES

                                                                                  Covivio Hotels                                         Covivio Immobilien

 

31 Dec. 22

31 Dec. 23

Change (%)

31 Dec. 22

31 Dec. 23

Change (%)

EPRA Earnings (M€)

220.9

238.8

+8.1%

166.3

152.6

-8.2%

EPRA NRV

4,105

3,915

-4.6%

5,733

4,756

-17.1%

EPRA NTA

3,722

3,550

-4.6%

5,199

4,262

-18.0%

EPRA NDV

3,763

3,512

-6.7%

4,574

3,682

-19.5%

% of capital held by Covivio

43.9%

43.9%

-

61.7%

61.7%

-

LTV including duties

35.0%

34.4%

-0.6 pts

31.7%

35.2%

+3.5 pts

ICR

6.0x

5.4x

- .6x

7.3x

4.5x

- 2.8x

                         

  

7. GLOSSARY

 

„       Net asset value per share: NRV, NTA and NDV

NRV (Net Reinstatement Value) per share, NTA (Net Tangible Assets) per share and NDV (Net Disposal Value) per share are calculated pursuant to the EPRA recommendations, based on the shares outstanding as at yearend (excluding treasury shares) and adjusted for the effect of dilution.

„       Operating assets

Properties leased or available for rent and actively marketed.

„       Rental activity

Rental activity includes mention of the total surface areas and the annualized rental income for renewed leases, vacated premises and new lettings during the period under review. 

For renewed leases and new lettings, the figures provided take into account all contracts signed in the period so as to reflect the transactions completed, even if the start of the leases is subsequent to the period. 

Lettings relating to assets under development (becoming effective at the delivery of the project) are identified under the heading “Pre-lets".

„       Cost of development projects

This indicator is calculated including interest costs. It includes the costs of the property and costs of construction.

„       Definition of the acronyms and abbreviations used:

MRC: Major regional cities, i.e. Lyon, Bordeaux, Lille, Aix-Marseille, Montpellier, Nantes and Toulouse

ED: Excluding Duties

ID: Including Duties

IDF: Paris region (Île-de-France) ILAT: French office rental index

CCI: Construction Cost Index

CPI: Consumer Price Index

RRI: Rental Reference Index

PACA: Provence-Alpes-Côte-d’Azur

LFL: Like-for-Like

GS: Group share

CBD: Central Business District

Rtn: Yield

Chg: Change

MRV: Market Rental Value

„       Firm residual term of leases 

Average outstanding period remaining of a lease calculated from the date a tenant first takes up an exit option.

Green Assets

“Green” buildings, according to IPD, are those where the building and/or its operating status are certified as HQE, BREEAM, LEED, etc. and/or which have a recognised level of energy performance such as the BBCeffinergieR, HPE, THPE or RT Global certifications.

„       Unpaid rent (%)

Unpaid rent corresponds to the net difference between charges, reversals and irrecoverable loss of income divided by rent invoiced. These appear directly in the income statement under net cost of irrecoverable income.

„       Loan To Value (LTV) 

The LTV calculation is detailed in Part 4 “Financial Resources”. 

LTV EPRA is available in the dedicated EPRA reporting, Part 5.

„       Rental income

Recorded rent corresponds to gross rental income accounted for over the year by considering deferment of any relief granted to tenants, in accordance with IFRS standards.

The like-for-like rental income posted allows comparisons to be made between rental income from one year to the next, before taking changes to the portfolio (e.g. acquisitions, disposals, building works and development deliveries) into account. This indicator is based on assets in operation, i.e. properties leased or available for rent and actively marketed.

Annualized “topped-up” rental income corresponds to the gross amount of guaranteed rent for the full year based on existing assets at the period end, excluding any relief.

„       Portfolio 

The portfolio presented includes investment properties, properties under development, as well as operating properties and properties in inventory for each of the entities, stated at their fair value. For the hotel operating properties, it includes the valuation of the portfolio consolidated under the equity method. For offices in France, the portfolio includes asset valuations of Euromed and New Vélizy, which are consolidated under the equity method.

„       Projects

•     Committed projects: these are projects for which promotion or construction contracts have been signed and/or work has begun and has not yet been completed at the closing date. The delivery date for the relevant asset has already been scheduled. They might pertain to VEFA (pre-construction) projects or to the repositioning of existing assets.

•     Managed projects: These are projects that might be undertaken and that have no scheduled delivery date. In other words, projects for which the decision to launch operations has not been finalised.

             


Yields/return

The portfolio returns are calculated according to the following formula:

Gross annualized rent (not corrected for vacancy)

image

        Value excl. duties for the relevant scope (operating or development)

The returns on asset disposals or acquisitions are calculated according to the following formula:

Gross annualized rent (not corrected for vacancy)

image

                                          Acquisition value including duties or disposal value excluding duties

„       EPRA Earnings

 

EPRA Earnings is defined as "the recurring result from operating activities". It is the indicator for measuring the company's performance, calculated according to EPRA's Best Practices Recommendations. The EPRA Earnings per share is calculated using the average number of shares (excluding treasury shares) over the period under review.

                         Calculation: 

(+) Net Rental Income

(+) EBITDA of hotels operating activities and Coworking

(+) Income from other activities

(-) Net Operating Costs (including costs of structure, costs on development projects, revenues from administration and management)

(-) Depreciation of operating assets

(-) Net change in provisions and other

(-) Cost of the net financial debt

(-) Interest charges linked to finance lease liability

(-) Net change in financial provisions

(+) EPRA Earnings of companies consolidated under the equity method

(-) Corporate taxes

(=) EPRA Earnings

 

„       Surface

SHON: Gross surface

SUB: Gross used surface

             

Debt interest rate

Average cost: 

Financial Cost of Bank Debt for the period 

+ Financial Cost of Hedges for the period

image

     Average cost of debt outstanding in the year

Spot rate: Definition equivalent to average interest rate over a period of time restricted to the last day of the period.

„       Occupancy rate

The occupancy rate corresponds to the spot financial occupancy rate at the end of the period and is calculated using the following formula: 

1 - Loss of rental income through vacancies (calculated at MRV)          rental income of occupied assets + loss of rental income

This indicator is calculated solely for properties on which asset management work has been done and therefore does not include assets available under pre-leasing agreements. Occupancy rate are calculated using annualized data solely on the strategic activities portfolio. Future leases secured on vacant spaces are accounted for as occupied.

The “Occupancy rate” indicator includes all portfolio assets except assets under development.

„       Like-for-like change in rent 

This indicator compares rents recognised from one financial year to another without accounting for changes in scope: acquisitions, disposals, developments including the vacating and delivery of properties. The change is calculated using rental income under IFRS for strategic activities. 

This change is restated for certain severance pay and income associated with the Italian real estate (IMU) tax.

Given specificities and common practices in German residential, the Lile-for-Like change is computed based on the rent in €/m² spot N versus N-1 (without vacancy impact) on the basis of accounted rents. For operating hotels (owned by FDMM), like-for-like change is calculated on an EBITDA basis Restatement done: 

o         Deconsolidation of acquisitions and disposals realised on the N and N-1 periods o            Restatements of assets under works, ie: 

-          Restatement of released assets for work (realised on N and N-1 years)

-          Restatement of deliveries of assets under works (realised on N and N-1 years).

„       Like-for-like change in value 

This indicator is used to compare asset values from one financial year to the next without accounting for changes in scope: acquisitions, disposals, developments including the vacating and delivery of properties.

The like-for-like change presented in portfolio tables is a variation taking into account CAPEX works done on the existing portfolio. The restated like-for-like change in value of this work is cited in the comments section. The current scope includes all portfolio assets.

Restatement done: 

o      Deconsolidation of acquisitions and disposals realised over the period o Restatement of work realised on assets under development during period N



[1] Offices: city centres of large European cities (Paris, Berlin, Milan, etc) and main business districts; Hotels: top European tourist destinations; Residential: Berlin, Dresden, Leipzig, Hamburg and large cities in North Rhine-Westphalia

[2] 43.9% held and controlled by Covivio

[3] Excluding transfer taxes, Covivio Group share; €210 million Covivio Hotels Group share 4 Including transfer taxes, Covivio Group share; €260 million Covivio Hotels Group share

[4] Source: Oxford Economics 

[5] LfL : Like-for-Like on a 12 months basis || 2  Yield excluding assets under development

The -11.7% change in Like-for-Like value is mostly driven by the increase in capitalization rates, across all geographical areas and more specifically for peripheral assets.

[6] LfL : Like-for-Like on a 12-months basis 

[7] Excluding duties and sales agreements                                                          

All covenants were fully complied with at year end-December 2023. No loan has an accelerated payment clause contingent on Covivio’s rating, which is currently BBB+, Stable outlook (S&P rating) confirmed on 16th May 2023.

Voir toutes les actualités de COVIVIO