24. Investment property

Development of investment property

in € thousand

 

Investment property

 

Payments on account and plants under construction

 

Total

Carrying amount as of 1 January 2017

 

182,317

 

1,677

 

183,994

Acquisition or production cost

 

 

 

 

 

 

1 January 2017

 

324,773

 

1,677

 

326,450

Additions

 

141

 

5,369

 

5,510

Disposals

 

- 96

 

 

 

- 96

Reclassifications

 

 

 

 

 

0

31 December 2017

 

324,818

 

7,046

 

331,864

Accumulated depreciation, amortisation and impairment

 

 

 

 

 

 

1 January 2017

 

142,456

 

0

 

142,456

Additions

 

9,581

 

 

 

9,581

Disposals

 

- 57

 

 

 

- 57

Reclassifications

 

 

 

 

 

0

31 December 2017

 

151,980

 

0

 

151,980

Carrying amount as of 31 December 2017

 

172,838

 

7,046

 

179,884

 

 

 

 

 

 

 

Carrying amount as of 1 January 2018

 

172,838

 

7,046

 

179,884

Acquisition or production cost

 

 

 

 

 

 

1 January 2018

 

324,818

 

7,046

 

331,864

Additions

 

10,537

 

2,359

 

12,896

Disposals

 

 

 

 

 

0

Reclassifications

 

5,740

 

- 5,740

 

0

31 December 2018

 

341,095

 

3,665

 

344,760

Accumulated depreciation, amortisation and impairment

 

 

 

 

 

 

1 January 2018

 

151,980

 

0

 

151,980

Additions

 

8,056

 

 

 

8,056

Disposals

 

 

 

 

 

0

Reclassifications

 

 

 

 

 

0

31 December 2018

 

160,036

 

0

 

160,036

Carrying amount as of 31 December 2018

 

181,059

 

3,665

 

184,724

The properties held as property are mainly warehouses converted to office space and other commercial real estate in Hamburg’s Speicherstadt historical warehouse district, as well as logistics warehouses and surfaced areas.

The additions relate mainly to conversion costs in connection with changes of use.

Rental income from investment property at the end of the financial year was € 50,870 thousand (previous year: € 50,986 thousand). The direct operating expenses for investment property, which are fully attributable to rental income, amounted to € 17,082 thousand (previous year: € 17,033 thousand).

Fair value is calculated and measured annually by HHLA’s Real Estate segment. The associated inputs are classified as level 3 in the fair value hierarchy, see Note 7.

Fair value reconciliation

in € thousand

 

2018

 

2017

As of 1 January

 

651,292

 

662,172

Change in fair value (not realised)

 

- 32,676

 

-10,880

As of 31 December

 

618,616

 

651,292

The valuation method used to measure the fair value of investment property as well as the key unobservable input factors applied

Valuation method

Key unobservable input factors

Relationship between key unobservable input factors and measurement at fair value

 
 

The estimated fair value would increase (fall) if

Fair values are measured by applying the discounted cash flow method (DCF method) to the forecast net cash flows from managing the properties. This method is based on detailed forecasts of ten years or up to the end of the useful lives of properties with a remaining useful life of less than ten years. The cash flows are discounted using standard market interest rates. Property-specific fair value is determined on the basis of property-specific measurement criteria.

contractually agreed rental income

the contractually agreed rental income was (higher) lower

expected rent increases

the expected rent increases were higher (lower)

vacancy periods

the vacancy periods were shorter (longer)

level of occupancy

the level of occupancy was higher (lower)

rent-free periods

the rent-free periods were shorter (longer)

possible termination of the tenancy agreement

tenancy agreements were not terminated (were terminated)

re-leasing

the property was re-leased sooner (later)

operating, management and maintenance costs

operating, management and maintenance costs were lower (higher)

rent for the land

the rent was lower (higher)

discount rate
(4.02 to 7.25 % p.a.)

the risk-adjusted discount rate was lower (higher)

Regarding existing restrictions on the disposal and use of buildings in connection with the letting of the associated properties from the Free and Hanseatic City of Hamburg, see the explanatory remarks on the lease agreements in Note 45.

Investments

Payments for investments in property, plant and equipment, investment property and intangible assets.