LEG Immobilien SE – Affordable Housing with Impact and Long-Term Upside
Presented by Frank Kopfinger, Head of Investor Relations and Strategy
In this compelling elevator pitch on seat11a.com, Frank Kopfinger, Head of Investor Relations and Strategy at LEG Immobilien SE, delivers a clear and data-backed insight into one of Germany’s leading residential real estate companies.
🏢 Who is LEG Immobilien SE?
- LEG is Germany’s second-largest pure-play residential real estate company, managing a portfolio of approx. 172,000 units and housing nearly 500,000 tenants.
- LEG operates exclusively in Germany, with a strong regional focus: ~80% of assets are located in North Rhine-Westphalia (NRW) — the country’s most populous state and an economic powerhouse accounting for 22% of German GDP.
- LEG’s strategy is laser-focused on a single asset class: affordable living — a segment with high societal relevance and strong structural demand.
💡 Core Value Proposition: Affordable Housing with Impact
- Average tenant rent: €6.90/m² or about €440/month per household
- 17% of units are rent-restricted, often with state subsidies
- LEG’s approach serves a vital role in tackling Germany’s housing shortage and supports lower-income households while delivering consistent returns
- The portfolio is attractively valued at €1,656/m², significantly below estimated replacement costs of €4,000–5,000/m² (excluding land)
💰 Valuation & NAV Opportunity
- Net Tangible Assets (NTA) per share stand at ~€131
- Compared to the current market price of €73, this represents a ~44% discount
- Kopfinger notes that this valuation gap reflects past interest rate-driven headwinds, but believes the worst is behind them
📈 Crisis Management: From Defensive to Offensive
- LEG navigated recent macro pressures with clear, cash-focused steering and strict financial discipline:
- Shifted core KPI to AFFO (Adjusted Funds from Operations), the sector’s proxy for free cash flow
- Suspended dividend in FY 2022 to conserve capital
- Issued scrip dividends in 2023 and 2024, preserving over €100 million in cash
- Sold >5,700 non-core units since 2023 for >€550 million, often at or above book value
- Halted new development pipeline — last new units to be completed by the end of 2025
- Opportunistically refinanced debt, achieving an average financing cost of 1.54%
- Maintained LTV (Loan-to-Value) at 47.6%, with further deleveraging underway
🏗️ Growth Outlook: Structural Tailwinds Remain Strong
- Germany’s housing sector remains severely undersupplied — and LEG is well-positioned to benefit:
- The supply-demand imbalance continues to widen, with construction output declining
- LEG expects further organic rent growth, driven by:
- Ongoing market rent adjustments
- Cost rent adjustments in subsidised units (2026)
- Expiry of rent restrictions on ~16,000 units by 2028, creating value uplift potential
- LEG also diversifies income through services: energy, multimedia, and maintenance
🔄 Capital Allocation: Predictable and Yield-Oriented
- LEG’s dividend policy is anchored on 100% of AFFO payout
- Also shares proceeds from disposals of non-core assets
- In 2025, LEG narrowed its AFFO guidance to €215–225 million, indicating an expected YoY increase of ~10% at the midpoint
🎯 Strategic Positioning: A Play on Resilience and Social Relevance
- LEG delivers high earnings stability across the cycle
- FFO I and AFFO metrics in 2025 are already back at pre-crisis levels
- Despite macro headwinds, LEG has maintained operational profitability, preserved liquidity, and defended its balance sheet
- The portfolio remains well-balanced across regions, with 67% in normal rent markets and 33% in tense markets — limiting regulatory downside
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