Ansätze zur Reduktion des EK Erfordernisses kleinerer Immobilienentwickler
Als Reaktion auf meinem ersten Blogbeitrag wurde ich kürzlich gefragt was den speziell kleinere Immobilienentwickler tun können um ihr EK Erfordernis zu verringern und ihre Finanzierungskosten zu senken.
Hier ist m.E. zunächst bei der Einstellung zur Struktur anzusetzen. Die Gründung und lfd. Bilanzierung einiger zusätzlicher Gesellschaften schlägt sich mit deutlich weniger zu Buche als oftmals angenommen. Auch das Stammkapitalerfordernis ist im Zeitalter der GmbH light gerade in der kapitalintensiven Immobilienbranche kein relevantes Hindernis. Auch die sich zwangsläufig ergebenden Verrechnungen zwischen den Gesellschaften sind mit etwas Ordnung und Strukturiertheit in gängigen Tools oder auch selbstgestrickten Excelsheets managebar.
Die Herstellung einer größeren Struktur scheitert daher oftmals mehr am Denken als an den objektiven Kosten.
Tatsächlich relativ kostenintensiv und somit für Kleinunternehmen ungeeignet ist die Begebung von Anleihen auf Holdingebene. Zum einen, weil die Kosten der Vorarbeiten (Erstellung IFRS Abschluss, Einführung Konsolidierungstool) nicht zu unterschätzen sind, zum anderen wegen der Kosten für die Betreuung im Zuge der Begebung.
Im Gegenzug für dieses Manko können eigentümergeführte kleine Immobilienentwickler jedoch temporär und kausal beschränkte Privathaftungen eingehen. Wichtig ist es hierbei dies stets nur als Ausnahme und im Gegenzug für besonders gute Konditionen zu offerieren.
Eine weitere Möglichkeit das EK Erfordernis zu senken ist der interne Verkauf im Zuge des Entwicklungsprozesses und hiermit verbunden die gezielte Nutzung von Nischenanbietern unter den Banken. So gibt es vereinzelt Banken, die gerne auch reine Grundstücksfinanzierungen anbieten, allenfalls in Kombination mit einer Privathaftung.
Die Idee besteht nun darin ein Grundstück mit einer Gesellschaft zu kaufen und baureif zu machen. Gerade in schwierigeren Zeiten lassen sich hier mit Architekturbüros oft Regelungen finden, die den Kapitalbedarf in dieser Phase reduzieren. Das baureife Grundstück wird dann mit entsprechendem Aufschlag an eine andere Gesellschaft verkauft (siehe Grafik).

Durch den Kaufpreisaufschlag erhöht sich bei gleichbleibendem EK/FK Verhältnis real das Fremdkapital, sodass das Eigenkapital sinkt. Gleichzeitig eignet sich der Zeitpunkt sehr gut um den Wegfall der Privathaftung zu argumentieren, da auch das politische Genehmigungsrisiko wegfällt.
Ich bleibe zwar bei meiner Aussage, dass Größe finanzierungstechnisch hilft, doch bin ich überzeugt, dass die Finanzierungsmöglichkeiten bei der aktuellen Marktlage kein Hindernis für die Entwicklung guter Projekte durch Profis darstellen.
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Аnyway, you cаn fіnd my profile hеrе: Маrgaritа
Wow, superb blog layout! How long have you been blogging for?
you made blogging look easy. The overall look of your web site is great,
as well as the content!
I absoluely love your blog.. Veryy nice colods & theme. Did you create thi website yourself?
Please reply back as I’m trying to create my own log
and would like to find out where you got this from or just what the theme is named.
Manyy thanks!
php patterns
Today, I went to the beach front with my children. I found a sea shell and gave it to my 4 year old daughter and said “You can hear the ocean if you put this to your ear.” She placed the
shell to her ear and screamed. There was a hermit crab inside and it pinched her ear.
She never wants to go back! LoL I know this is entirely off
topic but I had to tell someone!
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Howdy! Would you mind if I share your blog with my zynga group?
There’s a lot of people that I think would really appreciate your content.
Please let me know. Thanks fb (http://www.cakeresume.com)
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I want to to thank you for this very good
read!! I absolutely enjoyed every little bit of it. I have got you saved as a
favorite to look at new things you post… eh (vinculacion.udla.edu.ec)
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It’s very effortless to find out any matter on web as compared to textbooks, as I found this post at this site. Kp [http://www.podomatic.com]
This design is incredible! You certainly know how
to keep a reader entertained. Between your wit and your videos, I was almost moved to
start my own blog (well, almost…HaHa!) Fantastic job.
I really enjoyed what you had to say, and more than that, how you presented it.
Too cool! wy – https://xxxphotoacauzr.blogspot.com –
This design is incredible! You certainly know how to keep a reader entertained.
Between your wit and your videos, I was almost moved to
start my own blog (well, almost…HaHa!) Fantastic job. I really enjoyed
what you had to say, and more than that, how you presented it.
Too cool! wy – https://xxxphotoacauzr.blogspot.com –