17. Investment property
STRABAG’s range of services also includes the management of long-term, strategic real estate holdings (STRABAG Hold Estate), allowing the Group to cover the full building life cycle. The focus is on investments in the office, residential, hotel and mixed-use asset classes. The real estate portfolio is currently being built up through the purchase of new construction projects and redevelopments in Germany, Austria, Benelux and CEE with the aim to ensure the value retention and/or appreciation of the properties. ESG compliance and EU Taxonomy alignment are criteria in all purchases.
The development of investment property is as follows:
Investment property as at 31 December 2024
T€ | Land and buildings | Advances paid | Total |
Acquisition and production cost | |||
Balance as at 1.1.2024 | 153,180 | 0 | 153,180 |
Currency translation | -28 | 0 | -28 |
Additions | 88,919 | 116,643 | 205,562 |
Disposals | 130,871 | 0 | 130,871 |
Balance as at 31.12.2024 | 111,200 | 116,643 | 227,843 |
Accumulated depreciation, amortisation and impairment | |||
Balance as at 1.1.2024 | 116,226 | 0 | 116,226 |
Additions | 1,837 | 0 | 1,837 |
Disposals | 112,522 | 0 | 112,522 |
Balance as at 31.12.2024 | 5,541 | 0 | 5,541 |
Carrying amount as at 31.12.2024 | 105,659 | 116,643 | 222,302 |
Investment property as at 31 December 2023
T€ | Land and buildings | Total | |
Acquisition and production cost | |||
Balance as at 1.1.2023 | 137,445 | 137,445 | |
Currency translation | -38 | -38 | |
Additions | 15,773 | 15,773 | |
Balance as at 31.12.2023 | 153,180 | 153,180 | |
Accumulated depreciation, amortisation and impairment | |||
Balance as at 1.1.2023 | 134,612 | 134,612 | |
Additions | -18,386 | -18,386 | |
Balance as at 31.12.2023 | 116,226 | 116,226 | |
Carrying amount as at 31.12.2023 | 36,954 | 36,954 |
In the 2024 financial year, an office building in Romania and two hotels in Vienna and Cologne were added to the real estate portfolio. Furthermore, a purchase agreement for a rented office building in Frankfurt was concluded and the purchase price was paid. The transfer was scheduled to take effect on 1 January 2025. The purchase price is presented as a down payment.
The fair value of investment property as at 31 December 2024 amounts to T€ 238,769 (2023: T€ 45,467).
The fair value of undeveloped properties was set using market prices. For real estate projects, the fair value was determined by discounting net cash flows using recognised valuation methods. Budgeted cash flows are defined by management based on past and future developments.
The cost of capital is calculated as the weighted average cost of equity and debt, with consideration given to the different risk profiles in the individual countries where STRABAG operates. The cost of equity corresponds to the required rate of return for investors, while the cost of debt is based on the long-term financing conditions available to comparison companies. Both components are derived from capital market information.
The results of the discounted cash flow method are validated using the buying and selling factors that can be observed on the market.
The valuation methods used are considered Level 3 measurements and are not based on observable market data.
The rental income from investment property in the 2024 financial year amounted to T€ 5,464 (2023: T€ 10,700) and direct operating expenses totalled T€ 2,516 (2023: T€ 8,491). Due to the expansion of the Hold Estate portfolio, rental income will increase in the next year and in the following five years; rental income from existing projects will remain more or less constant.
In the financial year, as in the year before, no direct expenses were incurred from unlet investment property. Gains from asset disposals in the amount of T€ 0 (2023: T€ 0) and losses from asset disposals in the amount of T€ 222 (2023: T€ 0) were generated.
A reversal of impairment losses in the amount of T€ 0 was made in the 2024 financial year (2023: T€ 18,500).