4. DETAILED INFORMATION ON STATEMENT OF FINANCIAL POSITION ITEMS
4.1 Investment properties
In the first half of 2021/22, the value of the investment properties increased by kCHF 1,050 or 0.5%. The reason for this were value-enhancing investments of kCHF 512, the straight-lining of rent free periods of kCHF 86 and the positive change in market value of kCHF 452. The positive change in market value was mainly due to the further reduction in discount rates and was related to the Zurich properties Holbeinstrasse and Hardturmstrasse as well as the property in Baden.
Weighted average lease term (WALT) decreased in the first half year from 3.8 years to 3.5 years.
Investment properties are valued twice a year by Jones Lang La Salle AG (JLL). The discounted cash flow (DCF) method is used to determine fair value on the valuation date. Under this method the fair value of a property is determined by the sum of projected future net earnings discounted to the valuation date plus the discounted exit value. A detailed cash flow forecast is produced for the first ten years, with a residual value (exit value) being determined on basis of a perpetual annuity of the exit cash flow for the rest of the term. The projected gross rental income is determined on the basis of existing tenancies and assumptions on reletting at current market rents, with allowance made for the relevant marketing periods and the probability of current leases being renewed. The net rental income is defined as the gross rental income less property-specific costs that cannot be passed on to tenants plus maintenance and any renovation required for new rentals. The discount calculation is carried out separately for each property, taking account of its property-specific risks and opportunities, in line with market conditions and on a risk-adjusted basis.
Züblin is currently invested solely in the asset class office and in the Zurich region. The average capital-weighted nominal discount rate is 3.71% as of September 30, 2021 (as of March 31, 2021 3.76%), in the range of 3.20% to 5.10% (as of March 31, 2021 3.25% to 5.10%). The average capital-weighted capitalization rate is 3.21% (as of March 31, 2021 3.26%), in the range of 2.70% to 4.60% (as of March 31, 2021 2.75% to 4.60%).
The following tables show a sensitivity analysis of the two parameters discount rate and market rent, which have a significant influence on the valuation of the investment properties. These effects are shown for the portfolio overall, but are also broken down by properties with and without tenants whose businesses are strongly affected by COVID-19. The properties with tenants in sectors strongly affected by COVID-19 are: Bern, Baden and Zurich- Hofwiesenstrasse.
The annualised rental income of tenants in high-risk sectors amounted to kCHF 751 or 8.8% of total annual rental income at September 30, 2021.
Sectors that are strongly affected are defined as those that are directly affected by the official requirements to close down their rented premises. In the case of Züblin this corresponds to: gastronomy, fitness and non-food retail.
The above table shows the impact on the valuation of current investment properties in the event of changes in market rents. Züblin has explained the effects up to a maximum change of ±8% percent.
The following table shows the valuation effects of changes in the discount rates. The effects are shown in ±10 basis points.
The principles and assumptions applied in the valuation of the investment properties are set out in the 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 semi-annual financial statements.
The company holds a total of 2 380 treasury shares as of 30 September 2021. No treasury shares were bought or sold in the first half of 2021/22. The treasury shares are reported as a negative item in equity at acquisition cost. As of 30 September 2021, the position amounts to kCHF 63.
Distribution from capital reserves
The Annual General Meeting of Züblin Immobilien Holding AG on 22 June 2021 approved a distribution of CHF 1.00 per registered share from capital reserves. This corresponds to a total amount of kCHF 3 316.
On 28 June 2021, a payment of kCHF 1 934 was made in favour of the shareholders. The distribution attributable to Lamesa Holding SA was carried as a liability in the balancs sheet item “liabilities to participants” (see note 4.5).
4.3 Future contractual maturities
Based on the financial liabilities as of 30 September 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.
As of 30 September 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 CHF 0.1 million (31.03.2021: CHF 0.1 million). 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.
4.5 Related parties
Transactions with related parties and significant shareholders
Unpaid Dividend to shareholder
As of 30 September 2021 the Züblin Group has open payables to Lamesa Holding SA resulting from unpaid dividends in the amount of kCHF 5,527 (see note 4.2). 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 the first half of 2021/22. In addition, we refer to the Annual Report as at 31 March 2021.