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euro adhoc: conwert Immobilien Invest SE
Financial Figures/Balance Sheet / conwert: results for 1-9/2008 supported by solid operational development - EBIT of EUR 108.27 million below prior year level (EUR 137.70 mill.) due to decline in ...

1) FFO: Earnings before tax (EBT) -

  Disclosure announcement transmitted by euro adhoc. The issuer is responsible
  for the content of this announcement.
9-month report
26.11.2008
conwert: results for 1-9/2008 supported by solid operational 
development - EBIT of EUR 108.27 million below prior year level (EUR 
137.70 mill.) due to decline in revaluations- clearly positive cash 
earnings
Vienna, 26.11.2008. conwert Immobilien Invest SE (Vienna Stock 
Exchange: CWI, Reuters: CONW.VI, Bloomberg: CWI AV) recorded sound 
operational development for the first nine months of 2008 in an 
environment made challenging by the liquidity and financial crisis. 
Earnings before interest, tax, depreciation and amortisation (EBITDA)
rose by 21% year-on-year to EUR 68.67 million. This growth was 
supported above all by the growth of rental income, which increased 
43% to EUR 110.06 million. However, earnings before tax (EBIT) fell 
to EUR 108.27 million (1-9/2008: EUR 137.70 mill.) due to a decline 
in revaluation income. Cash earnings (FFO) and cash profit were 
clearly positive at EUR 35.49 million and EUR 34.89 million, 
respectively. Net assets (NAV) per share increased 9% to EUR 16.89. 
Property assets totalled EUR 2.60 billion as of 30 September 2008.
Sound development of rental income
The core rental business recorded stable growth during the first nine
months of 2008: in comparison with the prior year, rental income rose
by 43% to EUR 110.06 million. This increase was supported above all 
by a reduction in vacancies and higher prices on new rentals, and to 
a lesser extent by the expansion of space. The excellent organic 
development of rental income is underscored by a like-for-like 
analysis (unchanged property portfolio in comparison with the first 
nine months of 2007), which shows an increase of 9%. The difficult 
operating environment on property investment markets led to a decline
in portfolio transactions during the reporting period. As a result, 
proceeds on the sale of properties fell to EUR 105.46 million from 
the above-average prior year value of EUR 171.21 million. However, 
property sales in the last three months of this year should exceed 
the level of the first three quarters. The prices realised on these 
sales exceeded the relevant IFRS figures, even under the current 
challenging market conditions. The related gains totalled EUR 13.87 
million, while the selling margin equalled 15% based on the IFRS 
values. The cash margin based on the acquisition price amounted to 
28%. The property services segment generated revenues of EUR 49.26 
million for the first three quarters of 2008, for an increase of 14% 
over the preceding quarter. Of this total, EUR 27.82 million were 
recorded with companies outside the conwert Property Group. The 
provision of property services generated revenues of EUR 243.33 
million during the first nine months (1-9/2007: EUR 248.40 mill.).
Clearly positive profitability indicators and cash earnings
Earnings before interest, taxes, depreciation and amortisation 
(EBITDA) rose from EUR 56.72 million in the first three quarters of 
2007 to EUR 68.67 million for the reporting period. The revaluation 
of properties that is required by IFRS was again clearly positive at 
EUR 47.18 for the first nine months of 2008 due to the high quality 
of these objects and a further increase in earnings on the existing 
portfolio but as expected, these fair value adjustments failed to 
match the comparable prior year level (EUR 80.98 mill.). Lower 
revaluation gains and proceeds from the sale of properties were 
responsible for a decline in earnings before interest and tax (EBIT),
which fell from EUR 137.70 million to EUR 108.27 million. Financial 
results were clearly negative at EUR -56.98 million (1-9/2007: EUR 
-21.09 mill.) due to the negative share of profit from ECO 
Business-Immobilien AG (EUR -4.185 mill.) and higher interest rates 
on new financing. These developments also had an impact on earnings 
before tax (EBT), which decreased 56% to EUR 51.29 million (1-9/2007:
EUR 116.61 mill.). Cash earnings, which exclude non-cash effects, 
were clearly positive for the reporting period. In spite of a 
decrease in proceeds on the sale of properties and a further decline 
in financial results, funds from operations (FFO) and cash profit 
were clearly positive at EUR 35.49 million (1-9/2008: EUR 39.24 
mill.) and EUR 34.89 million (1-9/2007: EUR 38.45 mill.), 
respectively. Net assets (NAV) per share rose 9% to EUR 16.89 
(1-9/2007: EUR 15.52).
Outlook on 2008
The conwert Property Group is well-equipped to deal with this 
difficult market environment because of its high value added, 
diversification and opportunities for organic growth. However, the 
group will be unable to completely disengage from the external 
influence of the financing sector or the current market-based 
reservation that has led to a decline in property transactions. In 
order to support the further growth of organic earnings, conwert will
continue to concentrate on the intensive management and development 
of the existing property portfolio. conwert therefore expects a 
continuation of the steady year-on-year increase in rental income, 
but sales activities will still be influenced by volatility. Proceeds
from trading activities remained below expectations for the first 
three quarters of 2008, and will therefore presumably fail to meet 
the target for 10-15% of the total portfolio that was announced in 
June of this year. However, property sales in the last three months 
of this year should exceed the level of the first three quarters. The
property portfolio, including the selective acquisition and sale of 
objects, should equal approx. EUR 2.5 billion at the end of 2008. The
sound development of business in the property services segment should
continue during the fourth quarter. However, conwert expects a 
decline in internal revenues from the management companies because of
the cutback in property transactions. Therefore, revenues from the 
property services segment will grow less dynamically than originally 
forecasted. The continuing difficult conditions on financial and 
capital markets lead to expectations of a temporary slowdown in the 
pace of growth originally forecasted for the conwert Property Group 
in 2008. Despite strong development in the rental business and the 
new service activities, operating results for the full 2008 financial
year will not match the record prior year results because of lower 
proceeds from the sale of properties and revaluation gains as well as
higher financing costs. Against the backdrop of this market 
situation, conwert expects solid results for the 2008 financial year.
The report by conwert Immobilien Invest SE on the first three 
quarters of 2008 is available in German and English on the website 
under www.conwert.at.
Key Company Figures
1-9/2008    1-9/2007     Change       2007
Rental income             EUR mill.    110.06       77.18      + 43%     109.49
Proceeds from the
  disposal of properties  EUR mill.    105.46      171.21      - 38%     252.47
Service revenues          EUR mill.     27.82           -          -       1.16
Revenues                  EUR mill.    243.33      248.40       - 2%     363.11
Earnings before interest,
  taxes, depreciation and
  amortisation (EBITDA)   EUR mill.     68.67       56.72      + 21%      75.53
Earnings before interest
   and tax (EBIT)         EUR mill.    108.27      137.70      - 21%     172.53
Earnings before tax (EBT) EUR mill.     51.29      116.61      - 56%     145.15
Funds from operations
   (FFO) 1)               EUR mill.     35.49       39.24      - 10%      62.41
Cash profit 2)            EUR mill.     34.89       38.45       - 9%      60.10
Equity                    EUR mill.  1,385.32    1,351.48       + 3%   1,407.25
Equity ratio                     %      44.65       53.71          -      47.7
Gearing                          %     107.02       62.91          -      85.8
Key Property Figures
Number of objects               Nr.     1,708       1,387       + 23%     1,590
Rental units                    Nr.    24,968      19,963       + 25%    23,283
Parking spaces                  Nr.     7,825       5,508       + 42%     6,832
Total usable space              m²  2,045,549   1,661,015       + 23% 1,896,898
Property assets           EUR mill.  2,602.66    2,146.69       + 21%  2,345.25
Key Stock Exchange Figures
Basic earnings/share           EUR       0.46       1.15        - 59%      1.46
Diluted earnings/share         EUR       0.46       1.15        - 60%      1.44
Adjusted earnings/share 3)     EUR       0.62       1.52        - 59%      1.82
Book value/share               EUR      16.89      15.52         + 9%     16.25
Adjusted NAV/share 4)          EUR      21.61      19.89         + 9%     20.78
Funds from operations/share    EUR       0.43       0.51        - 16%      0.79
net gain on the adjustment of
fair value + cash gains on the sale of properties in relation to IFRS
gains on sale 2) Cash profit: FFO - actual taxes paid 3)Earnings per 
share after an adjustment for income taxes paid 4)Book value per 
share after an adjustment for unrecognised appreciation in the 
property portfolio and deferred taxes
This report contains forward-looking estimates and statements that 
were made on the basis of the information available at this time. 
These forward-looking 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. We 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.
end of announcement                               euro adhoc

Further inquiry note:

conwert Immobilien Invest SE, Johann Kowar, Chairman of the Executive Board
T +43 / 1 / 521 45-200, E kowar@conwert.at

Peter Sidlo, Head of Corporate Communications - Investor Relations,
T +43 / 1 / 521 45-250, E sidlo@conwert.at

Hochegger|Financials, Roland Mayrl, T +43 / 1 / 504 69 87-31,
E r.mayrl@hochegger.com

Branche: Real Estate
ISIN: AT0000697750
WKN: 069775
Index: WBI
Börsen: Wiener Börse AG / official dealing

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