ECO Business-Immobilien AG

euro adhoc: ECO Business-Immobilien AG
Financial Figures/Balance Sheet
ECO Business-Immobilien AG: Stable revenues - earnings negatively affected by revaluation losses

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25.11.2008

ECO Business-Immobilien AG: Stable revenues - earnings negatively affected by revaluation losses

Vienna, 25 November 2008. ECO Business-Immobilien AG, which is traded in the Prime Market segment of the Vienna Stock Exchange, recorded an increase in revenues for the first nine months of 2008. However, the financial crisis had a negative effect on the development of earnings. Revenues rose by 55% to EUR 55.4 million, but profit for the period was negative at EUR -16.8 million (1-9/2007: EUR 20.2 mill.) above all due to market-related impairment charges of approx. 2% to the value of the property portfolio. Net cash earnings (FFO after interest and taxes, incl. impairment charges) were positive at EUR 6.0 million in spite of the challenging environment.

Revenues increased year-on-year to EUR 55.4 million for the first three quarters of 2008. This growth was driven above all by acquisitions made in the prior year and the effective asset management of investment properties. The transaction market for business properties came to a virtual standstill during the third quarter. Against the backdrop of this operating environment, ECO recorded gains of EUR 3.6 million on the sale of properties during the first nine months of this year (1-9/2007 EUR 6.0 mill.). The proceeds on sale exceeded the relevant IFRS values by 25.8%.

The market-related impairment charges to the portfolio and exceptional expenses related to the cancellation of a property transaction during the second quarter of 2008 led to a decline in profitability indicators in relation to the comparable prior year period. Operating profit (EBIT) totalled EUR 7.5 million for the first three quarters of 2008, compared with EUR 40.8 million in the first three quarters of 2007. Financial results were negative at EUR -32.9 million because of the higher volume of financing. Profit before tax (EBT) declined to EUR -25.4 million and profit after tax fell to EUR -18.7 million (1-9/2007: EUR 20.4 mill.).

FFO (funds from operations), which exclude revaluation gains and exceptional non-cash effects, also reflect the increase in interest rates and financing volume that have taken place during the past year. Net cash earnings (FFO after interest and taxes, incl. impairment charges) were still clearly positive at EUR 6.0 million (1-9/2007: 13.4 mill.). The operational development of the company had a clearly positive effect, and supported a strong improvement in FFO before interest and taxes from EUR 27.4 million in the comparable prior year period to EUR 39.0 million.

The equity ratio equalled 36% and the loan-to-value ratio (LTV) 63% as of 30 September 2008. Loans from banks and insurance companies amounted to EUR 685 million at the end of the reporting period, whereby roughly one-third was hedged against fluctuations in interest rates. The average interest rate was 5.60% for the reporting period.

Net asset value (NAV) per share declined from EUR 12.04 at the end of September 2007 to EUR 11.83, in particular as a result of the above-mentioned impairment charges. Adjusted NAV equalled EUR 12.06 per share.

The ECO property portfolio covered 123 objects with a combined value of EUR 1.1 billion as of 30 September 2008. Activities in the third quarter of this year also focused on the optimisation of the existing ECO properties and the completion of development projects. The successful implementation of these effective asset management programmes was reflected in a decline in the vacancy rate from the June 2008 level. In other words, the impairment losses recognised for the reporting period were in no way related to the operational performance of the ECO property portfolio.

The future development of financial markets and the resulting effects on the real economy are difficult to predict at the present time. ECO therefore expects the market environment will remain challenging during the last three months of this year.

Based on the development of business during the third quarter, the Management Board assumes that revenues and earnings for 2008 will fall substantially below the prior year level. These results will not reflect the steady improvement in rental income, but will be caused above all by a lack of positive revaluation results. Current developments also indicate that negative earnings for the full year cannot be excluded due to the possible recognition of additional impairment losses. However, cash earnings are expected to be positive for 2008.

Company Data in accordance with IFRS

@@start.t2@@01-09/2008            01-09/2007

Revenues                                                                          55,424                  35,818
Thereof rental income                                                    45,838                  29,369
Gain on the disposal of non-current assets                      3,600                    5,973
Net gain from fair value adjustments                            -23,638                  13,487
Operating profit (EBIT)                                                    7,452                  40,833
Profit before tax (EBT)                                                 -25,419                  27,303
Profit after tax (after minority interests)                 -16,807                  20,149

Earnings per share                                                            -0.49                      0.73
Weighted average number of shares outstanding         34,100,000            27,730,000

FFO (funds from operations) before interest
and taxes, incl. impairment charges 1)                         38,982                  27,364
Cash earnings (FFO - funds from operations) after
interest and taxes incl. impairment charges 2)              5,981                  13,379

NAV (net asset value) per share                                        11.83                    12.04

1) EBIT + depreciation and amortisation +/- fair value adjustments@@end@@

2) EBIT + depreciation and amortisation +/- fair value adjustments - financial results - income taxes paid

Property Data

@@start.t3@@30/09/2008         30/09/2007
Number of objects                                                                  123                    116
Thereof investment portfolio                                                 72                      61
Thereof trading portfolio                                                      45                      52
Thereof development projects                                                  6                        3
Total rentable space in m² *                                          666,200              506,600
Thereof trading portfolio                                                42,100                46,500
Thereof development projects                                          46,000                25,500
Garage spaces (number)                                                        3,570                 2,490
Thereof trading portfolio                                                    270                    290
Thereof development projects                                                230                      60
Property assets (in TEUR)                                            1,094,828              755,173
Thereof construction in progress                                    46,301                30,488
Thereof trading portfolio                                                57,539                61,803@@end@@

* Garage spaces were included at 20 m² each

This release contains forward-looking estimates and statements that were made on the basis of the information available at this time. These forwardlooking statements are usually described in terms such as "expect", "estimate", "plan", "reckon", "assume", "should", "supposed to", "can", etc. Forward-looking statements reflect the point of view at the time they are made. ECO would like to point out that the actual circumstances and, consequently, the actual results realised at a later date may differ from the forecasts presented in this report for a variety of reasons.

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ots Originaltext: ECO Business-Immobilien AG
Im Internet recherchierbar: http://www.presseportal.ch

Further inquiry note:
ECO Business-Immobilien AG
Friedrich Scheck
Chief Executive Officer
Tel.: +43(1)535 21 99-12
mailto:scheck@eco-immo.at

Peter Pechar
Head of Investor Relations
Tel.: +43(1)535 21 99-35
mailto:pechar@eco-immo.at

Hochegger Financials
Roland Mayrl
Tel.: +43(1) 504 69 87-31
mailto:r.mayrl@hochegger.com

Branche: Real Estate
ISIN:      AT0000617907
WKN:        A0D8RY
Index:    Prime.market
Börsen:  Wiener Börse AG / Regulated free trade



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