5. DETAILED INFORMATION ON STATEMENT OF FINANCIAL POSITION ITEMS
5.1 Investment properties
In the financial year 20/21, the value of investment properties increased by kCHF 800. The change in value of 0.4% mainly relates to value-enhancing investments and a further reduction in the discount rates.
Züblin traditionally invests in office properties and is currently invested exclusively in Switzerland. An analysis of the potential impact of the health crisis on our tenant structure shows that only 8% of tentants are severely affected by official closures. The majority of tenants are active in low-risk sectors. The properties in Zurich – Holbeinstrasse, Zurich – Hofwiesenstrasse, Zurich – Hardtumstrasse as well as Baden – Rütistrasse recorded a positive positive change in market value of kCHF 869 in the financial year. Bern – Morgenstrasse and Egg – Gewerbestrasse recorded a total devaluation of kCHF 573.
The weighted average lease term (WALT) as of 31 March 2021 is 3.8 years (previous year 3.8 years).
The principles and assumptions applied in the valuation of the investment properties are set out in the detailed valuation report.
A complete list of all investment properties along with all information in accordance with the Directive on Financial Reporting of the SIX Swiss Exchange can be found in the portfolio section of this annual report. This additional information is an integral part of the notes to the consolidated financial statements.
5.3 Deferred tax assets and liabilities
5.4 Trade accounts receivable
5.5 Cash and cash equivalents
As of the balance sheet date, the Company had cash and cash equivalents of kCHF 2,239 (previous year kCHF 5,074).
The company holds a total of 2,380 treasury shares as of 31 March 2021. In fiscal year 2020/21, the company neither purchased nor sold treasury shares. Treasury shares are reported as a negative item in equity at cost. As of 31 March 2021, this item amounted to kCHF 63.
Distribution from capital contribution reserves
The Annual General Meeting of Züblin Immobilien Holding AG on 17 June 2020 approved a distribution of CHF 1.00 per registered share from the capital contribution reserves. This corresponds to a total amount of kCHF 3,318. On 24 June 2020, a distribution of kCHF 1,934 was made in favour of the shareholders. As in the previous year the dividends attributable to Lamesa Holding SA were carried as a liability in the balancs sheet item “liabilities to participants".
5.7 Future contractual maturities
Based on the financial liabilities as of 31 March 2021 the following future contractual payment obligations exist (undiscounted amounts):
Trade accounts payable and the other short-term liabilities are incurred in the course of the Groupʼs operating activities and are covered by the short-term assets.
5.8 Financial instruments by category
The table below shows the book values and fair values in accordance with IFRS 13 of all financial instruments carried in the balance sheet. Since the book values of the financial assets at amortized cost and financial liabilities at amortized cost reflect in most cases a reasonable approximation of their fair value, the fair values are only separately listed below, if there are deviations from the book value.
The reported value of financial assets reflects the maximum default risk disregarding any collateral, in the event that the contractual partners fail to meet their payment obligations. No concentration of default risks arising from business relations with individual debtors or groups of debtors has been identified.
As of 31 March 2021 Züblin Groupʼs real estate portfolio is financed entirely by one variable-rate loan. The amounts shown as mortgages in the balance sheet include closing fees of kCHF 97 (previous year kCHF 164). These closing fees are also reflected in the calculation of the average effective interest rate.
The mortgage includes financial covenants which specify, among other things, adherence to certain financial indicators (loan-to-value ratio and equity ratio). The financial covenants are summarized in the table below:
Züblin monitors compliance with these covenants on a quarterly basis. The breach of a covenant may have a variety of consequences and can result among other consequences in a higher interest rate or a (partiall) repayment of the loan. If the LTV rises above 60%, the company has the opportunity to restore compliance with this financial covenant. The mortgage agreement also contains a “change of control” clause which stipulates the repayment of the entire loan if Züblin Immobilien Holding AG holds less than 50.1% of the voting rights or shares in the borrowing subsidiary.
As of balance sheet date, the Company was in compliance with all of its covenants.
The table below summarizes the value of investment properties pledged as security for mortgages:
Insurance policies for investment properties have been pledged as security over and above the mortgage lines.
5.10 Pension liabilities
The Züblin Group has a defined benefit plan according to IAS 19 in Switzerland. In the past twelve months, expenditures of kCHF 106 (previous year kCHF 95) were recorded for the defined benefit plan.
Swiss pension schemes are governed by the Swiss Federal Law on Occupational Retirement, Survivorsʼ and Disability Pension Plans (BVG). The pension plan is financed by contributions from both employer and employees. The BVG requires pension schemes to be run as legally independent institutions. The pension scheme is headed by a board of trustees composed of an equal number of employer and employee representatives. It is responsible for determining and implementing the investment strategy.
The following amounts are based upon the Project Unit Credit Method:
The pension liabilities and assets changed as follows in the Züblin Groupʼs consolidated balance sheet:
The following table provides a break down of pension expenses:
The remeasurement of the net pension obligation reported in other comprehensive income breaks down as follows:
The calculation of the Groupʼs pension liabilities is based on the following assumptions:
A sensitivity analysis was carried out using constant assumptions for the most important assumptions used to calculate the pension liabilities.
Asset allocation: 100% of the assets are managed and invested by a reinsurance company. Furthermore, the Company has insured a minimum return on its pension assets. Therefore, a detailed asset allocation is not presented.
5.11 Liabilities from long-term rental contracts
Züblin no longer had any liabilities from long-term rental agreements in the reporting year. The rent recognized in the income statement amounted to kCHF 28 (previous year kCHF 162).
5.12 Related parties
In accordance with IAS 24, related parties for the reporting financial year included:
- The Board of Directors
- Members of Züblin Group Management
- Lamesa Holding SA, Panama
Transactions with related parties and significant shareholders
Unpaid Dividend to shareholder
As of 31 March 2021 the Züblin Group has open payables to Lamesa Holding SA resulting from unpaid dividends in the amount of kCHF 4,145 (see note 5.5). The payable shown in the balance sheet line “liabilities to participants” does not bare any interest.
There were no other transactions with related parties or significant shareholders in financial year 2020/21. Nor were any advisory fees paid to related parties or significant shareholders over and above the remuneration disclosed in note 5.13. The Board of Directors and Group Management continually monitors potential conflicts of interest.
Loans to members of governing bodies
No loans have been granted to members of the Board of Directors or the Züblin Group Management.