Our expert know-how in real estate
Because several different task areas will emerge for investors, owner-occupiers or operators, which will in turn create different requirements and action-logic approaches. An investor wants a return, an owner-occupier wants to receive a proper funding and an attractive real-estate, a tenant desires the proper amenities and a reasonable price, and an operator primarily sees the real-estate as a business area that is required to deliver results. Niersberger deals with individual needs and the resulting questions regarding the real-estate.
Housing societies and social housing construction
The customers especially include housing societies, which focus on social housing construction. The need for affordable living quarters is enormous in this market segment. On the one hand, it’s due to migration trends which are socially or culturally motivated. On the other hand, social developments within Germany have sparked a demand for affordable living quarters. Ageing, unemployment, fewer and fewer contributors and the accordingly uncertain pension benefits at old age – are influencing factors that affect the demand for affordable living quarters
Real estate: investment model with monetary stability
This target group, which possesses vast capital resources, has a great demand for a secure investment model. The real estate can convince in this aspect through an enormous monetary stability. Regardless of the financial markets and the prevailing interest rate policy there, this will guarantee a comparatively high return on the capital investment. Another aspect: The real estate as retirement savings. The framework conditions are excellent. Here, the current demand for real-estate is fueled by the interest rate policy which is promoted by the government, as well as attractive financing programs.
The real-estate is divided into two main areas: The housing construction and the rental management as well as the construction area with its associated sub areas of project development, construction, modernization and revitalization.
Real estate lifecycle
As any other product, real estate is also subject to a life-cycle. It describes the life cycle and the market viability of a building or other real-estate.
Old real estate, low income
The older the real estate, the lower the yields. The life cycle resembles a classic sine wave. An average of 20 years is assumed for a cycle. A theoretical reference value, to transition old living quarters into a boom phase of the life cycle again. To accomplish this, different options were considered.
Modernization brings old building up-to-date
A requirements analysis and finally a requirement statement are conducted at the beginning. It will inform you, with which resources and measures a real-estate object can be returned into a proper condition. Revitalization modernizes old living quarters according to latest structural and energetic criteria. A decisive factor hereby is the project development, which includes all possibilities into the consideration and enhances the value of Living quarters through different measures. The living, energy and utilization concepts must be based on the current demand, and also provide strategic headroom for future market conditions. Niersberger is already thinking ahead during the project development. Sometimes even a complete new building construction is useful, if the building is no longer in a good condition.
Real scenario on the basis of detailed analyses
What action can be taken when and under what conditions, is shown by Niersberger in specifically developed scenarios. They are based on a detailed analysis of the real-estate (due diligence) and will of course be discussed with the builder-owner. Because he is the one making the final decision as to how his real-estate will be revived, and in what state or at which entry point the life cycle will start again.
The three phases of the Niersberger life cycle include
Phase 01: Needs analysis / needs assessment / deployment:
Due diligence, financing, project development, creation (revitalization, modernization, construction, reconstruction, building in existing real-estate)
Phase 02: Utilization/ management:
Maintenance, rental, operation
Phase 03: Exploitation or sale:
Yield, return, sale
Real estate value chain
Project development, project planning, revitalization, redevelopment, building inventory, new construction, asset management – this is how the value chain of Niersberger in the real-estate and housing construction could also be described. In these areas, Niersberger plans, builds, manages and operates all kinds of real-estate.
At the beginning there is an idea. It is the start of the project development. Already during this early stage in the development of a project, you will find Niersberger to be a competent partner who knows what it’s all about.
Our wealth of experience is fueled by numerous developed projects. We look back on many years of experience in the area of project development. There will be quite a lot of residential complexes, real estate projects and commercial real estate. These are consolidated experiences, that you can count on.
The housing construction is divided into the areas of redevelopment – including: complete renovation and partial reconstruction – revitalization or alteration (building within existing real-estate) and the new construction. Regardless in which field Niersberger is active, a comprehensive project development is required for each real-estate project. On the one hand, the concept phase includes the development of innovative and future-oriented usage concepts, such as elderly-friendly living and assisted living. Whether new construction, redevelopment or revitalization: each project must also focus on the issues of energetic modernization. The aim is to develop energy and supply concepts that are aligned to the respective real-estate AND its residents, in economic terms.
Within the project development we take care of:
- Usage concepts
- Protection of the building-wise and other utilization in the economic area
- Search for and development of suitable land, as well as the associated planning within the scope of the construction law
- Obtaining building permissions
- Acquisition of real estate
- Planning, financing and construction of turnkey buildings
- Sale or operation of residential buildings
- Usage conversion
- Analysis: market analysis, location analysis, usage analysis, competitive analysis, risk analysis, feasibility studies, cost analysis, profitability calculations, forecasts
When the project was completely designed within the project development process, it will transfer to the specific project planning. This includes the building-technical, organizational and financial planning.
Construction-specific project planning
Based on the blueprints, it ensures that the correct amount of needed building materials is priced and possibly even ordered. They will create energy, climate, ventilation, fire and heating concepts, which are suitable for the respective building. They will examine the plans with the architects and, where appropriate, discuss a possible optimization of the statics and architecture.
Organizational project planning
Organizational project planning takes care of procedures and processes. To set it in motion and to guarantee the functionality, the necessary subcontractors and trade for the construction site will be commissioned. It plans and cycles the individual departments, creates daily, monthly and annual plans, determines when which construction phase is to be completed, as well as who and what will be required for this. It analyzes, checks, controls, modifies, adapts and thus ensures a smooth and clean coordination of the companies involved in the project at the construction site.
Financial project planning
The financial project planning is responsible for the corresponding cost and financing forecasts. It ensures that these are also implemented. It continuously optimizes all budget plans and provides for an efficient use of resources. Because a construction project must not only be functional and look good, it must also be worthwhile economically.
A consistent, and above all proper consultation is thereby of great importance. At Niersberger, the consultancy services are always based on solid numbers and verifiable facts from which hard evidence can be derived, which are not conjured up out of nowhere.
In particular, the consulting includes:
- Cost and financing forecasts
- Cost optimization even before the project start
- Sustainability studies
- Fire protection solutions
- Projections / optimization of statics, architecture
- Energy concepts
- Procurement of the trades
- Coordination of the trades at the construction site
Perhaps the most demanding discipline in construction: the revitalization. Or: building in existing real estate. A redevelopment or renovation, a usage conversion, a conversion, expansion, new building or just a revitalization – that’s nothing someone can provide incidentally.
Extensive requirements often apply for this type of real estate, in addition to the structural challenge. Landmark and ensemble protection for example. Therefore, the term revitalization stand for complex projects which must also meet legal framework conditions. How will the Brownfield waste be eliminated, or will it even be necessary to initiate a recycling process? Questions which must be answered when building within existing real estate.
Redevelopment in the inhabited state
A redevelopment in the inhabited state requires perfectly aligned procedures and work processes. Especially a redevelopment in the inhabited state – a specialty of Niersberger – wires a smooth coordination and sequence of the individual instruction stages. Through an active and forward-looking rental management and a transparent communication between all those involved – even the tenants – this kind of deadlock can be avoided and the costs minimized for all parties involved.
New construction, demolition, requirements
Everywhere a new construction project is executed, new buildings are either erected on the “Greenfield” or after the demolition. Here, the aim is also to check whether requirements will become effective for the new construction. Both building designs have one thing in common: whether newly built or modernized, a suitable energy concept and thus an energetically faultless final state, which doesn’t give legislators any reason for a notification of defect is a crucial factor for each building. The building concept is rounded off by attractive and high-quality business models that are innovative and future-proof.
Our activities in the field of revitalization / new construction:
- New construction
- Modernization / redevelopment
- Energy concepts / energetic modernization
- Building in existing real estate
- Brownfield disposal / recycling
- Innovative usage concepts
- Rental management / restoration in the occupied state