2. Verdion is a 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 team of logistics professionals are
specialist technicians 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
3.
4. Across Europe
vision of
Verdion
Arvato,
HanNover, Germany
7,824 photovoltaic solar cells on
its 42,000 sq.m roof
UNITAX,
BERLIN, GERMANY
This Pharmaceutical Specialist Unit was
completed in just 10 months and
occupiers 16,000 SQM
5. Dachser,Air Link
Park, Berlin, Germany
WITH 25,000 sTAFF AND TURNOVER OF
€5BN, GETTING THE DETAIL RIGHT WAS ESSENTIAL
iPort,
DONCASTER, England
500 ACRESOFinspiringVISION
6Msq.ft.GradeAwarehousing
35ACRE RAIL CARGO FACILITY
5000NEWJOBS
£300MINVESTMENT
SIEMENS,
CHEMNITZ, GERMANY
The electronic infrastructure is
both complex and vast with 240KM of
different cables
100% temperature controlled
NAGEL GROUP,
LEIPZIG, GERMANY
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
6. 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
7.
8. 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
DUE DILIGENCE PROCESS
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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10. 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:
11. DEAL OPPORTUNITIES
• Major Portfolio acquisitions – Principally
Northern, Central and Nordic European markets
• Built-to-Suit Opportunities: We maintain
longstanding direct occupier contacts, including
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
12. 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
13.
14. our people
OUR BEST
ASSET
Michael J Hughes
CEO
Michael founded Verdion,
formerly Helios Europe,
in January 2010
following 14 years as
director and co-owner of
Helios Properties plc.
He has over 20 years’
experience in the
development and asset
management of industrial
and logistics property on
a European wide basis.
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 all financial
processes related to
managing and monitoring
the performance of assets
under management,
including all related
ownership structures and
tax planning. Paul has
extensive experience of
the European real estate
market and joined Verdion
from a UK based private
property group with UK
wide commercial property
interests. Paul holds a first
class honours degree in
Mathematics and qualified
as a Chartered Accountant
with PricewaterhouseCoo-
pers (PWC) before joining
listed retailer Brown &
Jackson plc as Group
Accountant. Here he
became Financial Director
of the group’s property
division and retail opera-
tion in Poland.
Stephan Dalbeck
Portfolio Asset Management
- Chief Operating Officer
Stephan is Chief Operat-
ing Officer for the asset
management function of
Verdion’s growing portfo-
lio of properties and land
producing assets. He has
over 28 years’ experience
working within the
European logistics
property sector, having
held senior positions
with companies such as
Eurinpro (now Goodman)
and ProLogis. Over
that time Stephan has
personally overseen
the development and
management of over 4.3
million sq ft (400,000
sq m) of logistics space
across Europe.
15. 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
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.
Andre Banschus
Country Manager Germany
André manages Verdion’s
operation in Germany and
has over 14 years’ experi-
ence working within the
European logistics
property sector. A qual-
ified engineer with high
level technical and
commercial experience,
he has personally
overseen the apprais-
al, development and
management of over18
million sq ft (1.67
million sq m) of logistics
property assets 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 for
managing technical and
construction process-
es for assets under
management and the
technical appraisal of
potential new investment
opportunities. A qualified
engineer, Marc has over
15 years´ experience
working primarily in
the logistics property
sector, with project
management, construc-
tion management and
FM responsibilities for
national and international
companies. He has held
senior positions in large
general contracting com-
panies, architect/ general
planning consultancies
and was most recently a
senior project manager
within the real estate
department function of
REWE Group.
John Clements
European Development
Director
John leads in the
sourcing, structuring
and appraising of new
investment opportunities
throughout Europe. John
is responsible for the
continual commercial
appraisal of every asset
under management,
maintaining real time
market knowledge on
latest trends and values,
anticipating market
change and recom-
mending appropriate
investment strategies to
maximise returns. Prior
to joining Verdion, John
was a Senior Associate
at King Sturge Corporate
Finance, managing and
investing institutional
investment funds target-
ing continental Europe.
John holds a MSc from
Reading University and
is a member of the
RICS and the Chartered
Institute for Securities
and Investment.
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.
With offices in London
and Oslo, Norway, the
company is renowned for
its pioneering skills with a
reputation for originality in
the identification and
implementation of
financial solutions.
Roger Mann
Non-Executive
Director
Roger has over 40 years’
property experience in
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.
16. Contact Verdion at:
London
United Kingdom
T. +44 207 193 9557
Düsseldorf
Germany
T. +49 211 54 20 20
info@verdion.com
verdion.com
REDEFINING ASSET MANAGEMENT
