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lørdag 06. juni 2020 10:34
Ugen i Ejendom: Aarhus rykker, Rådhuspladsen sælger og mæglere er udfordrede
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Hvordan vurderer man, hvad en ejendom er værd ovenpå Covid-19? Den er altså svær. For hvad er et hotel værd, der ikke må tage gæster ind. Skal det vurderes som en ejendom med tomgang altså ingen indtægter, skal det vurderes som en udviklingsejendom eller skal vurderingen fastholdes, fordi lige om lidt så genvinder den sin værdi? Og gør den nu det? For kommer turisterne tilbage per 31. august? Usikkerheden har betydet, at pensionskasserne har vurderet deres ejendomme forskelligt og i hvert fald er endt med så forskellige afkast i 1. kvartal som 0,35 og 8,2 procent. Det kan der jo være mange andre grunde til – forskellige typer porteføljer for eksempel. Derfor kom Finanstilsynet på banen igen.
Uagtet, at det vil være utrolig omkostningstungt, hvis man skal have mæglere til at vurdere hele porteføljen hvert kvartal, så er det alligevel en rigtig god pointe, at man overvejede større transparens i værdifastsættelsen. Her kommer Danmark ofte til kort i forhold til det svenske marked, fordi vi ikke har den brede, velkonsoliderede børsnoterede bredde af ejendomsselskaber, som hele tiden bliver målt, vejet – og dermed kontrolleret – på aktiemarkedet. Reel transparens er på mange niveauer i ejendomsbranchen stadig et begreb, man snakker om som ønskeligt, men uden at man på en ædru dag kan sige, at den er opnået på alle niveauer i branchen.
En mulighed kunne naturligvis være at få udført flere eksterne vurderinger og indføre en form for benchmark ikke bare på drift men også på værdi. Men det står endnu tilbage.
Læs også Pensionskassers værdiansættelse af ejendomme undersøges
Læs også Michael Bruhn: Sådan har vi nedskrevet vores ejendomme
Nogle af dem, der primært ville få glæde af at flere vurderingsopgaver blev lagt eksternt, er erhvervsmæglerne. Både Nordicals og EDC Erhverv Poul Erik Bech kunne i denne uge fremlægge regnskaber, der vidner om nedgang i 2019. Der er dog stadigvæk tale om pæne millionoverskud, og derfor erklærer adm. direktør Jacob Lund fra Nordicals sig da også tilfreds med resultatet i betragtning af faldet i transaktionsmarkedet.
Læs også Nordicals København i tilbagegang: 2020 bliver udfordrende
Læs også Bruttofortjeneste og bundlinje falder i Nordicals København
Læs også Markant fald i top- og bundlinjen i EDC Erhverv Poul Erik Bech
Læs også Fusioner og konsolideringer skal være med til at vende nedgang i EDC Erhverv
Udover at blive udfordret på værdiansættelsen så døjer pensionskasserne i øjeblikket med nye investeringer. Der er fortsat milliarder, der skal investeres på trods af Covid-19-usikkerhed, og som altid i krisetider, så virker core-ejendomme, hvor man er sikker på, at afkast og beliggenhed er inden for skiven, ualmindeligt attraktive.
Projektinvesteringer, der medfører større usikkerhed, fordi man i sagens natur ikke kender markedssituationen, når de står færdige, medfører større risici. Derfor er city-ejendomme da nu også en del af Pensams strategi.
Læs også Trecifret millionhandel ved Rådhuspladsen i København
Læs også Pensam tager med opkøb hul på opbygning af cityportefølje
Der er ellers noget, der tyder på, at det stadig kan betale sig at projektudvikle. Endda virkelig godt, hvis man gør det rigtigt og kaster sig over projekter, der kan sælges. Elf Development har formået at skabe overskud i et faldende marked – endda et rigtig pænt overskud.
Læs også ELF Development får overskud på 153 millioner kr.
Aarhus ramte nyhederne på flere måder i den forløbne uge. Flere store projekter fulgte i kølvandet på sidste uges Ugen i Ejendom, hvor vi blandt kunne fortælle om den nye Skejbyen i Skejby. På falderebet inden weekenden i denne uge kom så et overblik over, hvordan næste fase af Aarhus Ø nu bliver skudt i gang. Til at starte med – før finanskrisen ramte – hed hele området “De bynære havnearealer”, og det bliver der for alvor tale om at skabe, når nu området mellem Aarhus Ø og selve midtbyen bliver knyttet sammen.
Det bliver utrolig spændende at se, hvordan den byudvikling bliver, og Aarhus kommune har allieret sig med nogle af de ypperste indenfor byplanlægning; nemlig Gehl, i forhold til at få det bedste ud af det. Grønt, grønt, grønt har været et af ønskerne fra kommende beboere, og det skal byplanen nu honorere. Selvom Aarhus er meget populær som bosætningskommune, så taber den alligevel nogle af sine potentielle indbyggere til byer som Silkeborg eller andre mindre byer med under en times kørsel til centrum. Tesen er, at hvis man alligevel ikke bor i midtbyen, kan man lige så godt flytte til et billigere område. Nogle af dem kan måske tiltrækkes af det nye bykvarter.
Læs også Nu kommer næste fase af Aarhus Ø
Når det er sagt, så er der også mange andre projekter i gang i Aarhus, og der er ret forskellige muligheder i bydele som netop Aarhus Ø, Skejby, Lisbjerg og mindre landsbyenklaver.
Læs også Casa skal konvertere IBM-kompleks til 312 kollegieboliger i Aarhus
Læs også Olav de Linde fuldender Ceres Byen med projekt med 130 boliger
I Hedehusene sydvest for København går AKF nu videre med sit projekt og fandt i denne uge entreprenøren til det. Horsens-entreprenøren Casa kunne dermed føje endnu et projekt til ordrebogen.
Læs også AKF vælger Casa til 16.500 kvm stort boligprojekt
På profilsiden er der et glidende generationsskifte i gang flere steder i ejendomsbranchen, og det giver sig både udslag i udnævnelser i forbindelse med opgradering af nye indsatsområder og i forbindelse med almindelig udskiftning. I denne uge kunne Colliers fortælle om 6 nye udnævnelser.
Læs også Colliers forfremmer seks medarbejdere
Læs også PFA finder direktør for nyt selskab med fokus på servicerede seniorboliger
Læs også Deas Asset Management får første driftsdirektør
Læs også Ny økonomidirektør og projektudviklingschef i AG Gruppen
Læs også PFA finder direktør for nyt selskab med fokus på servicerede seniorboliger
Selvom Danmark er ved at komme godt i gang igen, så er der stadig mange udfordringer i butiksmarkedet. I denne uge kunne Hines dog offentliggøre lidt mere detaljerede planer om både hotel og butikker på Købmagergade i centrum af København, og der er da heller ikke nogen tvivl om, at de fleste forventer en helt anden markedssituation, når det åbner i etaper i henholdsvis 2021 og 2022.
Læs også Hines løfter sløret for 21.000 kvm stort konverteringsprojekt på Købmagergade
Til slut så var ugens største nyhed jo egentlig nok, at boligreguleringsloven blev vedtaget. Men helt ærligt, så skal man have været i koma de sidste 9 måneder, hvis man ikke har hørt om den, og det var jo fuldstændig forventeligt, at den blev vedtaget. Og selvom flere kommentatorer og organisationsfolk til det sidste forsøgte at bruge også corona til at forhindre det – hvilket er som det skal være, for det er det, de er ansat til – ja, så kom §5, stå 2 loven altså. De allerfleste har allerede indregnet det i deres business cases og taget det ind i deres strategier. Jeg har endda hørt flere, der ser på §5, stk 2, men nu blot med ændrede forudsætninger. Personligt tror jeg, brodden er taget af, men kommentér meget gerne.
Læs også Stramning af §5, stk.2 vedtaget – få overblikket
Og det var, hvad vi havde valgt at bringe i denne udgave af Ugen i Ejendom.
Rigtig god weekend!
Læs også Ejendomsselskab køber endnu en ejendom i Roskilde
