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ASSET MANAGEMENT
ASSET MANAGEMENT
Verdion Asset ManagementVerdion is the leading force in European
logistics property.
As a recognised market specialist we invest, acquire, asset manage and develop logistics
property in all major European countries.
Industry savvy, creative and attuned to the commercial needs of both occupiers and investors, Verdion have redefined Asset
Management, designing a unique service that meets the specific requirements of this
sought-after asset class.
Verdion’s meticulous investment philosophy together with our commercial knowledge and
entrepreneurial outlook means that we are positioned to maximise investor returns whilst
managing risk.
Verdion’s team of logistics professionals are specialists who work solely in this market
sector. Our mission is industry leading levels of value and to achieve the very best investment
returns for every client.
We truly understand how logistics property works.
WE CAN MAKE
IT HAPPEN
whatever your vision for perfect
Asset Management
Dynamic, creative and entrepreneurial approach to generate maximum returns
whilst managing risk
We understand the pace of change in the industry, the
challenges and deliver solutions
We have built strong relationships with key partners which is critical to achieving
out-performance
We constantly interrogate and review our asset business plans to ensure maximum returns for our investors
Established asset management platform capable
of actively managing logistics and industrial
property throughout Europe
We have strong and robust procedures to ensure all
investment and asset management decisions are
properly considered
Our investment committee includes both executive and
non-executive directors bringing a depth of experience
and expertise in the investment decision process
We are experts within our market continuously involved
in acquisitions, disposals, lettings, planning,
construction, project management, financing
and structuring
Our experienced team understands the local markets
in all countries in which we operate
Our asset management team is led by Simon Walter based in London with offices in the UK, Germany and Sweden
Simon WalterDirector of Asset Management
Tel (UK): +44 207 193 9557E-mail: [email protected]
Over €1bn of assets under management
Our European portfolio of Grade A logistics assets, all completed since 2014,
includes properties in the UK, Germany, Denmark and
Sweden
Our occupiers include Amazon, Siemens, DHL, BMW and Ceva Logistics
We work with a number of major institutional investors
We are committed to sustainable and responsible
investment and asset management
Sustainability is engrained in our approach to create best
in class logistics facilities, with design features that
enhance long term investment value for our investors
OUR APPROACH ASSET MANAGEMENT PLATFORM
OUR TEAM PORTFOLIOSUSTAINABILITY & RESPONSIBLE
INVESTMENT
Across Europe
vision of Verdion
Arvato, HanNover, Germany
7,824 photovoltaic solar cells on its 42,000 sqm roof
UNITAX, BERLIN, GERMANY
This Pharmaceutical Specialist Unit was completed in just 10 months and
occupies 16,000 SQM
Dachser, Air Link Park, Berlin, Germany
WITH 25,000 sTAFF AND TURNOVER OF €5BN, GETTING THE DETAIL RIGHT WAS ESSENTIAL
iPort, DONCASTER, England
6M sq.ft. Grade A warehousing35 ACRE RAIL CARGO FACILITY
5000, NEW JOBS Attracting global brands including Amazon (1.2m sqft), Ceva Logistics, Lidl and Fellowes
SIEMENS, CHEMNITZ, GERMANY
The electronic infrastructure is both complex and vast with 240KM of
different cables
Location was critical for BMW’s new 27,000 sqm Nordics car and motorcycle
parts distribution centre.
BMW, Malmo, Sweden
DHL, Copenhagen, Denmark
15,000 sqm pharmaceutical excellence high grade specification,
temperature controlled
Verdion Air Park, Berlin, GERMANY
Strategic Land for 90,000 SQM Logistics, Berlin Brandenburg Airport, Value €665M
THE BUSINESS SPECIALIST Verdion is focused exclusively on European
logistics and industrial property. Our extensive contacts run across all sectors from e-tailing,
retailing, manufacturing, pharmaceuticals and all major third party logistics providers.
Our advanced knowledge on occupier
demand and real estate strategies gives us real commercial advantage.
Verdion is well placed to retain tenancies, adding
value through building extensions, refurbishment and creating new Built-to-Suit
development opportunities.
We take a true Pan-European perspective, understanding the globalised nature of the supply chain and the physical, political and
commercial trends that continue to drive change in logistics property. This understanding, matched with high level relationships with the major 3PLs, ensures an intelligent approach to all investment
and management within the sector.
COMMERCIAL ADVANTAGE
real
Note the statements made above are hypothetical only and do not relate in any way to the property which is photographed.
Verdion’s acquisition and D U E D I L I G E N C E P R O C E S S
Create and agree a tailored acquisition and active management strategy Identify suitable investment opportunities through Verdion’s European network Analyse and model opportunities – identify income and value enhancement angles Negotiate best price and acquisition terms Coordinate thorough due diligence and report findings Present at investment committee – seek approval to proceed End negotiate acquisition contracts Complete Purchase – move to active management phase Implement cost saving and income enhancement initiatives Implement development and redevelopment programmes Hold or sell asset
Redundant building. To be demolished, redeveloped and re-leased as modern warehouse facilities. Current land book value €3m, redevelopment costs €20m, new income €1.78m pa, new building value €25m, profit €5m, profit on cost 25%, IRR 15%.
Park development land. Site to be marketed for new build to suit (BTS) warehouse facilities. Land Plot 100ha, developable area 60,000 sqm, rent €3.50/sqm pm, yield 7%, development costs €31.5m, profit €6.8m, POC 22%, IRR 13% (24 month development and leasing period).
Vacant units. Active marketing strategy to be pursued directly and with letting agents. Void losses to be minimised as quickly as possible.
Vacant site. Identified for park amenities including restaurant. To be delivered and let within 18 months.
Building reinstatement dispute ongoing. Lawyers instructed to promptly deal with the issue.
Building identified for complete refurbishment and re-letting at uplifted rent. Cost of void and redevelopment €300k, rental uplift +20%, valuation uplift 20%, extra value realised €480k, profit €180k. Tenant in arrears. Legal action taken and deposit forfeited. Letting agents prepared if tenant is evicted.
Cosmetic refurbishment underway. While tenant in occupation and with their complete agreement. Purpose - to preserve the condition, usability and value of unit.
Lease extended for a further 5 years with a 10% increase in rent creating a value gain of 20%. Tenant expansion: tenant with a growing business moved into a larger vacant unit and their existing one relet to new client.
New build development. Remediation of snagging ongoing.
Tenants in occupation and paying rent.
Land earmarked for residential conversion.
Roof identified for placement of photovoltaic cells. Payback time estimated to be 10 years.
Long term redevelopment potential identified but unit currently yielding good income.
Entire park refinanced. To capitalise on historically low interest rates and significant improvements in market value and LTV terms. Equity release to be allocated to park development projects.
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P r o c e s s i n A c t i o n You cannot create value without robust attention to process and to risk control
ALWAYS LOOK FOR THE NEW
At Verdion we avoid the generic, the herd mentality. We’re constantly looking for new
ways of doing things. We uncover value through creativity.
Verdion has an extensive network of broker, owner and investor contacts in the logistics
industry throughout Europe.
Because we’re market sector specialists, we secure and maintain a constant pipeline of ‘off market’ and ‘pre-market’ logistics investment opportunities, both individual properties and
substantial investment portfolios, on a Europe-wide basis.
We also control and have access to a significant land bank - enabling us to service a regular flow
of Built-to-Suit investment opportunities from our occupier clients.
A CONSTANT
FLOW OF NEW OPPORTUNITIES
our deal pipeline:
DEAL OPPORTUNITIES
• Major Portfolio acquisitions – Principally Northern, Central and Nordic European markets
• Built-to-Suit Opportunities: We maintain longstanding direct occupier contacts, including
Amazon, Imperial, DeLaval, VW, DHL, Bertelsmann Group, Nagel Group, Dachser, Siemens, Unitax, Parexel and many others
• Refurbishment & Redevelopment Opportunities
• Strategic Land: Key locations backed with occupier Built-to-Suit requirements
• Occupier Partnerships – strategic package agreements to fulfil Real Estate requirements
through acquisition, development and refurbishment in multiple European locations
IT’S ALL IN THE DETAILS
At Verdion, we put technology first. Our team are anything but desk-bound
managers. We are engineers and specialists that have designed, built and long-term managed
some of the most advanced logistics and industrial properties in Europe.
When we analyse a client’s asset, we look beyond the obvious. We interrogate every last detail of a building’s specification and quality.
We set maintenance and repair programmes that ensure long term investment returns, maximise
net income and develop incisive, lateral and smart ways to take property forward.
Only by truly understanding the tech behind property – from chilled and frozen to pharma clean rooms – can we measure value, and
ultimately be in the position to add more value for our clients.
WITH
MORE LOGIC
tech
our people OUR BEST
ASSET
Asset Management as an industry is driven by numbers, and everything is inherently
time-critical. It’s very easy to forget the human dimension to our industry.
From the outset, we’ve set out to make Verdion Asset Management a people business. When
we add a new member to the team, we look for people with an empathetic style who are
prepared to listen to our clients and have a real understanding of the challenges that affect their
business on a daily basis. So while we strive to be Asset Management experts in European logistics property, the
approach of our detail-orientated team is always counterpointed by a human touch.
Here you will meet some of the leading lights in the Verdion management team. Between us we
have over 150 years combined experience. We can apply all this experience to your unique
challenges and business opportunities.
Michael J Hughes CEO
Michael founded Verdion in January 2010 following 14 years as director and co-owner of Helios Properties plc. He has over 20 years’ experience in property development and investment and extensive experience in the development, leasing and funding of industrial and logistics property on a European wide basis. Widely known in the in-dustry, an acknowledged expert in this sector, he regularly speaks at industry events and is acting Chairman of the Rail freight Interchange Investment Group.
Peter Peeters CTO
Peter leads the Company’s technical processes, overseeing the construction pipeline, setting performance and specification criteria, planned building maintenance systems and leading the technical evaluation of potential asset acquisitions. His detailed insight into quality and performance issues specific to the logistics sector ensures a thorough technical evaluation of all assets under management and the retention and creative enhancement of portfolio value. His career in the logistics sector spans well over 20 years, including the develop-ment of over 6 million sqm of logistics property throughout continental Europe.
Paul Clarke Finance Director
Paul oversees the finance function of the business. He is a Fellow of the Institute of Chartered accountants and has extensive experience of the European real estate market and joined Verdion from a UK based private property group. Paul holds a first class honours degree in Mathematics and qualified as a Char-tered Accountant with PricewaterhouseCoopers (PWC) before joining listed retailer Brown & Jackson plc as Group Accountant. Here he became Financial Director of the group’s property division and retail operation in Poland.
Andre Banschus Country Manager Germany
André manages Verdion’s operation in Germany and has over 15 years’ experience working within the European logistics sector and has personally overseen the development of over 1.67 million sq m (18 million sq ft) of logistics space across the continent. He has held senior positions with leading firms throughout Europe including Prologis, Eurinpro (now Goodman), Goldbeck and Parkridge and has a wealth of experience working in Northern, Central and Eastern Europe, principally Germany, Sweden and the Czech Republic.
Marc Haverkamp Technical Director Germany
Marc is responsible of working closely with our German clients in all aspects of the develop-ment process – design, planning, construction and project management. Marc has over 15 years´ experience with a focus on logistics and retail properties, national and international. He has been working for large general contractors as well as an architect/general planner and previously as a senior project manager with the real estate function of REWE Group.
Stephan Dalbeck Business Development Director
Stephan is responsible for business develop-ment in mainland Europe. He has over 30 years’ experience working within the European logistics provider sector, having held senior positions with companies such as Eurinpro (now Goodman) and ProLogis. Over that time Stephan has personally overseen the development of over 400,000 sq m (4.3 million sq ft) of logistics space across Europe.
John Clements European Development Director
John is responsible for managing existing development projects and sourcing and structuring new development and investment opportunities throughout Europe. Prior to joining Verdion, John was a Senior Associate at King Sturge Corporate Finance where he was responsible for managing and investing institutional investment funds target-ing continental Europe. John holds a BSc from Exeter University and an MSc from Reading University and is a mem-ber of Royal Institution of Chartered Surveyors.
Adrian de Morgan Non-Executive Director
Adrian de Morgan is a non executive director of Verdion and has over 35 years experience in property investment, development and funding. Adrian is Chief Executive of de Morgan & Compa-ny, established in 1976 to provide a focused and innovative approach to the acquisition, disposal and financing of property transactions to a broad range of both national and international institutions, property companies, syndicates and high net worth individuals. The company is renowned for its pioneering skills and has a reputation for originality in the identifica-tion and implementation of financial solutions.
Roger MannNon-Executive Director
Roger has over 40 years property experience the industrial and logistics sectors predominately supporting the operating occupier. For much of the time working for National Freight Consortium/Exel plc through privatisation, flotation and eventual acquisition by Deutsche Post in 2006, Roger’s international roles have included Global Director of Property for NFC/Exel and MD Hyperion Proper-ties plc. He is a Director of King’s Cross Central General Partner Ltd who are developing 67 acres of mixed use space in central London.
Simon Walter Director of Asset Management
Simon works across the UK and Europe, heading up the asset manage-ment activities of the group. Simon joined Verdion in 2016 from Aviva Investors where he was a Director in the Asset Management team for nine years, responsible for asset management, acquisitions, sales and development across large UK and European portfolios. He has been involved in managing both direct and indirect portfolios through joint ventures, partner-ships and other fund structures. Prior to Aviva, Simon was an Associate Director at Colliers and Cluttons.
Marek Kubica Technical Director
Marek manages and coordinates Verdion’s development projects across the UK and Scandinavia. He is responsible for time- schedules, budgets and BoQs, quality control and communication with clients. Marek has previously worked for Goodman, Prologis and Stabil Construction.
Contact Verdion at:
LondonUnited Kingdom T. +44 207 193 9557
DüsseldorfGermanyT. +49 211 54 20 20
ASSET MANAGEMENT
