Half year results 2017

Solid progress towards sustainable recovery 

16 August 2017, 07:30


  • Strong improvement in underlying EBITDA NL: € 9 million (H1 2016: € 9 million negative) largely driven by the recovery at Infra and the performance of Property Development and Residential Building activities;
  • Revenues NL € 646 million in first half, lower than last year partly due to selective acquisition of new projects by Non-Residential (H1 2016: € 705 million);
  • Number of homes sold: 1,106 in the first half of 2017 (H1 2016: 1,069 homes);
  • Net result after taxes € 20 million (H1 2016: € 12 million negative);
  • Strong order book of € 2.1 billion at end-June (year-end 2016: € 1.9 billion);
  • Divestment programme foreign activities completed, credit facility reduced to € 176 million from € 256 million, solvency up at 27%;
  • Net debt reduced to € 45 million at end-June 2017 (end-June 2016: € 77 million), as a result of divestments and improved working capital management.

Key figures*:

in €1 million H1 2017 H1 2016 2016
Revenues Netherlands 646 705 1.370
Underlying EBITDA Netherlands***

Underlying operating result Netherlands**




Operating result 38 -15 -94
Result after tax 20 -12 -110
Earnings per share (in €) 0,92 -0,57 -5,16
Order book Netherlands 2.121 1.946 1.863
Net debt 45 77 100
Number of FTE Netherlands 4.501 4.715 4.597

* Unless otherwise noted, the key figures are presented for all operations. In the consolidated home statement (see attached sheets) the results of the continued and discontinued operations are shown separately. 

** Underlying operating result is the operating result corrected for operating result joint ventures, write down on property assets, restructuring costs, book result on sale of subsidiaries and other extraordinary items. 

*** Underlying EBITDA is the underlying result before depreciation and amortisation. 

Ton Hillen, chairman of the Executive Board /CEO Heijmans:


"I am pleased with the progress achieved in the first half. We worked hard to transform Heijmans into a Dutch core business. The sale of our foreign activities, a tightened strategic focus and the de-risking of a number of projects have laid the foundations for the structural recovery of our business. For the first time since 2011, we have recorded positive results, both in our underlying ebitda and our net result. In the Property Development and Residential Building segment, we are benefiting from the positive development in the Dutch housing market, and this is visible in the increase in the number of homes sold and the rising sales prices.
At Non-Residential, we remain selective in a challenging market for new-build projects. At Infra, the recovery is proceeding according to plan and the underlying performance is better. The completion of a number of projects will still require attention, but the impact of the results of these projects is now manageable and steadily declining. I expect all our business units to contribute to Heijmans’ results in the second half of this year.
Thanks to the reduction of our net debt to € 45 million, an underlying EBITDA of € 9 million for our Dutch business and solvency of 27%, we met the conditions of our bank covenants at the end of the second quarter. We still have work to do in the second half of this year, but we are on track and we are confident about the prospects of Heijmans for the second half of 2017."

First half 2017

Property development, Residential Building

The Dutch housing market continues to develop positively and offers Heijmans opportunities to continue its growth in the Property Development and Residential Building segment in the period ahead. Revenues from Property Development rose to € 186 million in the first half of 2017, compared to € 169 million in the first half of 2016). The underlying EBITDA also increased and amounted to € 8 million in the first half of 2017 (first half of 2016: € 6 million). In the first half of this year, Heijmans sold 1,106 homes, of which 565 (51%) were sold to private buyers (first half of 2016: 1,069, of which 569 were sold to private buyers). The development of the average purchase price for private buyers, excluding VAT, reflects the growing demand from private buyers and amounted to € 290,000 (excl. VAT) in the first half of 2017 (first half of 2016: € 249,000).

Revenues from the Residential Building activities amounted to € 139 million in the first half of 2017 (first half of 2016: € 152 million). The underlying EBITDA was € 2 million (first half of 2016: € 2 million). Residential Building is opting for controlled growth and is focusing on projects – commissioned by Property Development and through own sales activities – with good returns. The combined order book for the Property Development and Residential Building activities offers good prospects and amounted to € 647 million at the end of June 2017 (year-end 2016: € 638 million).

On the procurement front, Heijmans is seeing increasing pressure on prices and availability from suppliers and sub-contractors. Heijmans is responding to this by devoting attention to procurement as early as the acquisition phase, by involving acquisition partners at an early stage and by agreeing good indexing arrangements with clients.

In the Property Development and Residential Building segment, Heijmans has acquired several new projects, also via tenders. Following the acquisition of the project for the development of Sloterdijk-Centrum area in Amsterdam in the first quarter of this year, Heijmans won another major tender in the second quarter of this year, for the development and realisation of 125 sustainable homes in the Leidsche Rijn Centrum district in Utrecht.

Leidsche Rijn Centrum Heijmans visual 2 nieuws .jpg

Heijmans won a major tender for the development and realisation of 125 sustainable homes in the Leidsche Rijn Centrum district in Utrecht.

Heijmans’ construction activities include both new-build and residential renovation projects, marked by the constantly growing importance of sustainability. In a project commissioned by Heijmans Property Development, Residential Building has started the construction of 350 apartments in the Bananenstraat on the Katendrecht peninsula in Rotterdam, which will be sold to investment company IC Netherlands. As part of the development of Kanaleneiland in Utrecht, Heijmans is building 235 apartments and renovating 504 apartments. Housing corporation ZOwonen has commissioned Heijmans to renovate the Carmelflats apartment complex in Beek; this includes improving the energy efficiency and enabling delivery of gas free apartments in the future.

In the spring of this year, Heijmans signed agreements for the delivery of a total of 49 Heijmans ONE homes for a number of housing corporations.


At Non-Residential, we see the first signs of a cautious recovery in the market for new-build projects. However, this is still only visible in robust volume and not yet in improved pricings. Heijmans continues to apply a selective acquisition policy. In line with expectations, revenues from this activity decreased to € 118 million in the first half of 2017 (first half of 2016: € 162 million). The underlying EBITDA for the first half of this year amounted to € 1 million negative (first half of 2016: € 1 million). The market for maintenance and management is growing and Heijmans’ Services activities are developing well. These activities currently account for 70% of total Non-residential revenue. The Non-Residential order book remained at a comparable level as at year-end 2016 and amounted to € 756 million (year-end 2016: € 758 million).

In line with the focus on our service activities, Heijmans has developed the innovative concept BeSense, which enables smart and efficient building management by using sensor technology to generate data on occupation, usage and comfort. Heijmans is now upscaling the pilot project for this concept at Aegon’s offices in The Hague to cover a total surface area of 15,000 m2. At the end of May, the Dutch Central Government Real Estate Agency (Rijksvastgoedbedrijf) awarded Heijmans the contract to conduct fire safety checks at 32 Ministry of Defence barracks and to make necessary modifications.

Very recently, the commencement certificate was issued for the realisation of the New Amsterdam Court House, which means that following the demolition phase Heijmans can commence with the new-build construction phase. In the first quarter, Heijmans delivered the new Eurojust office building in The Hague.


The infra activities are developing in line with expectations and the measures we have taken are beginning to bear fruit. Infra generated revenues of € 301 million in the first half of 2017 (first half 2016: € 329 million). Although the completion of a number of specific projects still requires our attention, the impact on overall results is steadily declining and the impact is manageable. In addition to the cost optimisation measures Heijmans initiated in 2016, the majority of the activities are running according to plan and numerous projects yielded a significant positive impact on the result for the first half of this year. The underlying EBITDA improved by € 14 million in the first half of 2017 and amounted to € 1 million (first half 2016: € 13 million negative).

Infra has focused strongly on the acquisition of projects with both healthy margins and manageable risks that are a good fit with Heijmans’ capabilities and expertise. The result is a healthy order book that is a good match with the strategy. At end-June 2017, the order book amounted to € 987 million, much higher than the € 730 million recorded at year-end 2016, thanks to the acquisition of the Zuidasdok project and the Wintrack II project contracted by TenneT.

In February, Heijmans was definitively awarded the contract for the design and realisation of the Zuidasdok project in Amsterdam, after which the company was able to start the engineering and preparation phases. The work on the third lock at the Prinses Beatrixsluis in Nieuwegein and the A1/A27 projects is progressing well. In May, Heijmans successfully completed, within a challenging short timeframe, the major maintenance work on the Kaagbaan runway at Amsterdam Schiphol Airport. On this project, Heijmans deployed a wide range of infra specialisms and its logistics expertise. In early July, the company reached a significant milestone in the A1 Apeldoorn - Beekbergen project with the placement of a new flyover at the Beekbergen junction. The work on the A9 Gaasperdammerweg is progressing well but will require an additional effort in terms of labour and materials for the land tunnel. Heijmans now has a clear idea of the scope of this extra effort and has posted a loss of € 11 million on this project.

Infra’s strategy has been tightened further in the period under review and is now driven by the primary theme: ‘de-risking Infra’. The main points of this theme are the structural improvement of risk management and a tightened commercial focus on line infrastructure with the selective acquisition of water/energy projects. In addition to major projects that fit into the strategic parameters, Infra’s activity profile now puts more emphasis on profitable growth via regional projects, maintenance and management and specialist companies.

Large-scale maintenance runway Kaagbaan Schiphol
Large-scale maintenance runway Kaagbaan Schiphol
Large-scale maintenance runway Kaagbaan Schiphol

Progress on specific projects

Heijmans has made solid progress in terms of making the Drachtsterweg and N23 projects manageable. The work on the Drachtsterweg in Leeuwarden is now progressing well. The aqueduct was recently partly opened and motorised traffic can now make use of this road section. The whole project will be completed by the end of this year. The work on the N23 Westfrisiaweg is now running full steam ahead after the restart of the project in the first quarter of this year and is progressing according to plan. Delivery is planned for end-2018.

For the RIVM project, a technical solution has been agreed and the commencement certificate has been issued. A committee of experts has examined the issue of a financial compensation and has now issued a recommendation. On the basis of this recommendation, Heijmans maintains its previous estimates regarding this project.

The arbitration proceedings related to the Wilhelminasluis lock project in Zaandam are currently on-going and Heijmans is awaiting a ruling.

Progress transition

Heijmans is on track with its transition into a profitable, Dutch core company with a strong position in the property development, residential building, non-residential and infrastructure sectors. Based on its ‘Focus, Discipline, Excellence’ strategy for the period 2017 – 2019, Heijmans is now focusing on the sustainable recovery of its business and its profitability, debt reduction and the structural improvement of its financial leverage. The creation of a Dutch core company has now been completed following the disposal of Heijmans’ foreign activities in Belgium and Germany.

The main focus of the strategy is the selective acquisition of new contracts in the property development, construction and infrastructure disciplines based on Heijmans’ core competences. As part of this strategy, Heijmans is focusing on the expansion of its role as contractor/manager and the development of long-term client relationships via services, maintenance and management.

As part of the de-risking strategy at Infra, Heijmans recently devised a new structure for the management of the infra organisation. This includes the new role of the Chief Risk Officer in the management. This officer’s task is to take the risk management at every level and across the entire Infra organisation to a higher level and to do so sustainably. We have already started on the implementation of the new organisational structure.

A major factor in the success of this transition is a business culture that encourages the desired focus, discipline and excellence and embeds these values in the organisation. Heijmans is using internal strategy and culture programmes to devote specific attention to the attitude and behaviour of our employees; focused on the disciplines property development and residential building, non-residential and infrastructure, but always based on the same principles and values. These programmes translate the desired behavioural traits of focus on results, ownership and collaboration into initiatives for every level of the company.

The same values are at the heart of the safety programme GO!, which is part of Heijmans’ on-going structural effort to promote safe working practices. The (12 months rolling) IF (Injury Frequency) figure is 3.7 (IF at year-end 2016: 3.6).

Heijmans shapes innovation into specific forms of expertise, technology and product development, in Heijmans’ areas of expertise, close to the business and in cooperation with its clients. The development of the moveable Heijmans ONE home, the BeSense concept for smart building management and the innovative asphalt product Recoflex are all examples of these innovations.

Heijmans is working towards an optimal cost structure that is in line with the company’s revised scope and strategy.


Revenues in the first half of 2017 amounted to € 646 million and were lower than in the same period last year (first half 2016: € 705 million). The decline is the result of the selective acquisition policy, especially at Non-Residential and to a lesser extent at Infra and Residential Building. Revenues at Property Development were higher, partly as a result of positive market developments.

Result before tax
Income tax expense

Result after tax




in €1 million H1 2017 H1 2016 2016
Revenues Netherlands 646 705 1.370
Property development
Underlying EBITDA Netherlands 9 -9 -73
depreciation/amortisation Netherlands -6 -6 -13
Underlying operating result Netherlands 3 -15 -86
Underlying operating result foreign 0 8 20
Underlying operating result 3 -7 -66
correction operating result joint ventures 11 -5 1
write down on property assets -3 -1 -19
restructuring costs -4 -2 -4
bookresult on sale of subsidiaries 31 0 -6
Operating result 38 -15 -94
financial results

share of profit of associates and joint ventures




Underlying EBITDA

The underlying EBITDA for the Netherlands improved strongly in the first half of 2017, compared to the same period last year, and amounted to € 9 million (first half 2016: € 9 million negative). The property development activities recorded an underlying EBITDA of € 8 million and formed the basis for the result. The sharp improvement was largely due to the improved result of € 14 million at Infra.

Net result

The net result also improved in the first half of 2017, when compared with the same period of last year, and amounted to € 20 million (first half 2016: € 12 million negative), as a result of the book profits on the sale of Heijmans’ foreign operations. The sale of these activities generated a book profit of € 31 million. The net result was also impacted by restructuring costs and write down on property assets. The costs for measures to streamline the organisation amounted to a total of € 4 million in the first half of 2017. Heijmans recorded a book loss totalling € 3 million on the sale of a number of land holdings.

The above resulted in earnings per share after tax of € 0.92.

Capital position, net debt and financing

At end-June 2017, net debt amounted to € 45 million (end-June 2016: € 77 million). In addition to the structural attention devoted to working capital management, the sale of Heijmans’ Belgian and German subsidiaries also made a significant contribution to the reduction of Heijmans’ debt. Following the effectuation of the sale of the foreign activities, solvency had returned to approx. 27% at end-June 2017

The new financing agreements, which Heijmans reached with its banking syndicate in February of this year, include agreements on minimum levels of EBITDA and solvency on a quarterly basis. These include an agreement on a minimum EBITDA of 0 for Q2 2017, rising to € 20 million in Q4 2017, and solvency rising to a minimum of 20% in Q4 2017. With the results recorded in the first half of 2017 and current solvency, Heijmans meets the covenant requirements set by its banks.

The completion of the divestment programme related to Heijmans’ foreign activities in Belgium and Germany generated total proceeds of € 116 million (€ 97 million after the deduction of the cash and cash equivalents sold with the companies) and a related book profit of € 31 million, which made a significant contribution to the reduction of Heijmans’ debt and the improvement of its solvency.

As a result of the sale of Heijmans’ foreign activities and the planned exit of Deutsche Bank from the company’s banking syndicate, the size of the syndicate’s loan was reduced by € 80 million compared with year-end 2016 and amounted to € 176 million at end-June. Heijmans and its banks had agreed to reduce the loan to € 215 million. Heijmans had used € 25 million of this at 30 June 2017. Heijmans will continue to focus on cash generation in the period ahead, with the aim of reducing this loan to € 122 million by mid-2019.

Order book

The order book is at a healthy level with € 2.1 billion at end-June 2017. The order book increased at both Residential Building and Infra, while Property Development’s order book remained at a comparable level and Non-Residential’s order book declined slightly. The largest contribution to the order book came from the Zuidasdok project and the Wintrack II project for TenneT.



This year is a transition year for Heijmans. The company is developing according to plan and is on track to make the transition to a profitable Dutch company with a solid financial basis. Property Development and Residential Building are well on track to benefit from the positive development on the Dutch housing market. This requires the development of sufficient locations to meet the growing demand. Non-Residential is seeing an upward trend in volume in the market for new-build projects, but no positive price development as yet, and is maintaining its selective acquisition policy, while Services offers potential for growth. Infra is developing positively thanks to its focus on core competencies and is showing a strong improvement in performance. The completion of a number of projects will continue to require attention, but the impact of these is manageable and steadily declining. The situation at the end of the first half offers perspective for the period ahead and represents a first step towards structural recovery. Heijmans expects all of its business units to be contributing to the company’s result towards the end of this year.

NL_ARCHITECTS_sloterdijk_viewPlinth_copyrightWAX_blue modified.jpg

Heijmans won the tender for the transformation of Amsterdam Sloterdijk.

Corporate governance

On 10 July, Heijmans announced its intention to appoint Hans Janssen as a member of the Executive Board / chief financial officer (CFO) effective 1 December 2017. Heijmans will present the proposed appointment during an Extraordinary General Meeting of Shareholders to be held at a date yet to be determined. Following this appointment, the Heijmans Executive Board will consist of Ton Hillen, Ruud Majenburg and Hans Janssen. The position of CFO is currently held ad interim by Age Lindenbergh.

Trading update

On 1 November of this year, Heijmans will publish a trading update before the opening of the stock exchange.

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