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Nexity / DOCUMENT DE RÉFÉRENCE 2018 /1 2 / Nexity / DOCUMENT DE RÉFÉRENCE 2018 1 PRÉSENTATION DU GROUPE DOCUMENT DE RÉFÉRENCE INCLUANT LE RAPPORT FINANCIER ANNUEL 2018 SOMMAIRE GÉNÉRAL 13PRÉSENTATION DU GROUPE 4 RAPPORT 1.1Nexity en bref 4 SUR LE GOUVERNEMENT 1.2Stratégie 6 D'ENTREPRISE RFA 151 1.3Client Particulier 14 4.1Organes d’administration et de Direction générale 153 1.4Client Entreprise 47 4.2 Conditions de préparation et d’organisation des 1.5Client Collectivité 63 travaux du Conseil d’administration 170 1.6Client Interne 66 4.3Opérations avec les apparentés 179 1.7Investissements, innovation et digital 67 4.4 Rémunération et avantages des dirigeants 1.8Environnement législatif et réglementaire 70 mandataires sociaux 182 1.9Contrats importants 72 4.5Rémunération et avantages des autres dirigeants 203 4.6 Rémunération et avantages versés aux autres 273GESTION DES RISQUES membres du Conseil d’administration en 2018 205 2.1Politique de gestion des risques 74 4.7Retraites et autres avantages 206 2.2Principaux facteurs de risques et leur gestion 79 4.8 Intérêts des dirigeants mandataires sociaux et 2.3 Éthique des affaires et conformité avec la des membres du Conseil d’administration dans le réglementation 95 capital de la Société 207 2.4Devoir de vigilance 97 4.9 Opérations sur titres réalisées par les membres du Conseil d’administration et les principaux 2.5Dispositif de prévention de la fraude 99 dirigeants 208 2.6Politique en matière d’assurance 100 4.10 Stock-options et actions gratuites des dirigeants 2.7Procédures judiciaires et d’arbitrage 102 mandataires sociaux 208 2.8 Procédures relatives à l’élaboration et au 4.11Principaux actionnaires 209 traitement de l’information comptable et 4.12Informations concernant le capital social 211 financière 102 4.13Dispositions statutaires 218 3 DÉCLARATION DE 5 RAPPORT FINANCIER RFA 223 PERFORMANCE 5.1Examen de la situation financière et du résultat 224 RFA EXTRA-FINANCIÈRE 105 5.2Informations sur les tendances 245 3.1 La RSE, partie intégrante de la stratégie du groupe 5.3États financiers consolidés au 31 décembre 2018 247 Nexity 106 5.4Comptes annuels au 31 décembre 2018 301 3.2 Renforcer l’adhésion des salariés : 5.5Éléments complémentaires 328 être reconnu comme un employeur de préférence 113 3.3 Améliorer la performance environnementale du 6 INFORMATIONS Groupe 125 3.4Renforcer la contribution sociétale du Groupe 135 CONCERNANT L'ÉMETTEUR 331 3.5 Note méthodologique concernant 6.1Informations générales 332 les informations sociales, environnementales et 6.2Historique de la Société 332 sociétales 140 6.3Organigramme simplifié 333 3.6 Rapport de l’organisme tiers indépendant sur la 6.4Propriétés immobilières 336 déclaration consolidée de performance 6.5Informations boursières 336 extra-financière figurant dans le rapport de gestion 142 6.6 Personnes responsables du Document de référence 338 3.7Table de concordance avec la loi DPEF 145 6.7Contrôleurs légaux des comptes 338 3.8Tableau récapitulatif des indicateurs RSE 146 6.8Tables de concordance 339 Les éléments du Rapport financier annuel sont identifiés dans le sommaire à l’aide du pictogramme RFA Société anonyme au capital de 280.648.620 euros Siège social : 19, rue de Vienne – TSA 50029 – 75801 Paris Cedex 08 444 346 795 RCS Paris DOCUMENT DE RÉFÉRENCE INCLUANT LE RAPPORT FINANCIER ANNUEL 2018 Le présent Document de référence a été déposé auprès de l’Autorité des marchés financiers le 4 avril 2019, conformément à l’article 212-13 de son Règlement général. Il pourra être utilisé à l’appui d’une opération financière s’il est complété par une note d’opération visée par l’Autorité des marchés financiers. Ce document a été établi par l’émetteur et engage la responsabilité de ses signataires. En application de l’article 28 du règlement (CE) n° 809/2004 de la Commission, les informations suivantes sont incluses par référence dans le présent Document de référence : • Le rapport de gestion, les comptes consolidés de l’exercice 2017 ainsi que le rapport d’audit correspondant figurant aux pages 91 à 109, 110 à 158 et 159 du Document de référence déposé auprès de l’AMF en date du 5 avril 2018 sous le numéro D.18-0272 ; et • Le rapport de gestion, les comptes consolidés de l’exercice 2016 ainsi que le rapport d’audit correspondant figurant aux pages 99 à 109, 110 à 158 et 159 du Document de référence déposé auprès de l’AMF en date du 6 avril 2017 sous le numéro D.17-0335. Des exemplaires du présent Document de référence sont disponibles sans frais auprès de : Nexity, 19, rue de Vienne – TSA 50029 – 75801 Paris Cedex 08, ainsi que sur les sites Internet de Nexity (www.nexity.fr) et de l’Autorité des marchés financiers (www.amf-france.org). Nexity / DOCUMENT DE RÉFÉRENCE 2018 /1 2 / Nexity / DOCUMENT DE RÉFÉRENCE 2018 1 PRÉSENTATION DU GROUPE 1.1 NEXITY EN BREF 4 1.5 CLIENT COLLECTIVITÉ 63 1.5.1Résumé des activités du Client Collectivité 63 1.2 STRATÉGIE 6 1.5.2 Présentation générale du marché et environnement concurrentiel 63 1.2.1 Un modèle d’opérateur immobilier intégré, 1.5.3Régénération urbaine (Villes & Projets) 64 plateforme de services immobiliers 6 1.5.4Fonds de transformation de bureaux en logements 65 1.2.2Modèle de création de valeur de Nexity 7 1.5.5Foncière terrains 65 1.2.3 Un plan de développement et de croissance dans 1.5.6Organisation opérationnelle du Client Collectivité 65 tous les métiers de Nexity 10 1.2.4Les axes structurants de la stratégie de Nexity 13 1.6 CLIENT INTERNE 66 1.3 CLIENT PARTICULIER 14 1.6.1Les collaborateurs : levier de croissance future 66 1.6.2 Un effort significatif d’informatisation et de 1.3.1Stratégie de développement du Client Particulier 15 digitalisation 67 1.3.2Immobilier résidentiel 16 1.3.3Résidences gérées 38 1.7 INVESTISSEMENTS, INNOVATION ET DIGITAL 67 1.3.4Autres Services immobiliers aux particuliers 41 1.7.1Investissements 67 1.4 CLIENT ENTREPRISE 47 1.7.2Innovation 68 1.7.3Propriété intellectuelle 70 1.4.1Stratégie de développement du Client Entreprise 47 1.4.2Immobilier d’entreprise 49 1.8 ENVIRONNEMENT LÉGISLATIF ET 1.4.3Services immobiliers aux entreprises 59 RÉGLEMENTAIRE 70 1.9 CONTRATS IMPORTANTS 72 Nexity / DOCUMENT DE RÉFÉRENCE 2018 /3 1 PRÉSENTATION DU GROUPE Nexity en bref 1.1 NEXITY EN BREF Nexity1 est le premier groupe en France de services à • En créant, pour chacun de ses clients de la valeur l’immobilier intégré, intervenant sur l’ensemble des métiers sociale et économique ; de la promotion et des services immobiliers (immobilier • En apportant à ses clients, du bien-être, de la vie et du résidentiel, immobilier d’entreprise, services immobiliers lien social en ville ; et aux particuliers et services immobiliers aux entreprises, réseaux de franchises, ensemblier urbain), et ayant une • En cocréant des villes durables et résilientes où les présence forte sur l’ensemble des cycles (court, moyen et impacts climatiques sont anticipés. long termes). Cette utilité est la condition d’une performance La vocation de Nexity est d’être utile à ses clients, à la économique durable. société et au monde dans lequel il intervient : Informations financières sélectionnées Activité commerciale 2018 • Réservations de logements neufs en France : • Prises de commandes HT en Immobilier d’entreprise : 19.609 lots (+ 7% en volume par rapport à 2017) 349 millions d’euros contre 402 millions d'euros en représentant 3,9 milliards d’euros TTC (+ 10% en valeur 2017 par rapport à 2017), soit une part de marché de 12,4% Backlog promotion : 4,5 milliards d’euros (+ 12%) (+ 1,6 pt par rapport à 2017) • Performances financières 2018 • Chiffre d’affaires : 4,1 milliards d’euros (+ 16%) • Résultat net avant éléments non courants3 part du Client Particulier : 3.550 millions d’euros (+ 12%) Groupe : 198 millions d’euros (+ 12%) 4 • Client Entreprise : 581 millions d’euros (+ 43%) • Endettement financier net avant IFRS 16 : 757 millions d’euros • EBITDA2 : 523 millions d’euros (+14%) • Client Particulier : 477 millions d’euros (+ 15%) • Client Entreprise : 72 millions d’euros (+ 7%) Renforcement de la plateforme de services immobiliers grâce à la croissance externe • Ægide-Domitys : prise de contrôle (63% du capital) du • Morning Coworking : partenariat avec prise de 1er opérateur français des résidences services seniors participation (54% du capital) de l’acteur de référence non médicalisées (83 résidences et 9.800 logements sur le marché parisien des offres de bureaux prêts à gérés) ; et l’usage (20 espaces et 5.000 coworkers). Nexity dépasse ses objectifs financiers 20185 Réel 2018 Guidance 2018 En croissance Progression de la part de marché de Nexity en Immobilier résidentiel 12,4% (10,9% en 2017) Prises de commandes en Immobilier d'entreprise 349 M€ 400 M€ Croissance du chiffre d'affaires + 16% > + 12% Croissance de l’EBITDA + 14% > + 12% : objectif dépassé : objectif non atteint L’objectif de prises de commandes en Immobilier d’entreprise n’a pas été atteint compte tenu de décalages dans l’obtention définitive d’autorisations administratives. Les signatures de ces projets devraient intervenir en 2019. 1 Ci-après la Société ou le Groupe. 2 L’EBITDA ou excédent brut d’exploitation défini par Nexity est égal au résultat opérationnel courant avant amortissement et dépréciation des immobilisations, dotations nettes aux provisions, charges de paiements en actions, déstockage des frais financiers, majoré des dividendes reçus des entreprises comptabilisées par mises en équivalence et ayant une nature opérationnelle dans le prolongement de l’activité du Groupe. Les amortissements intègrent les droits d’utilisation calculés en application d’IFRS 16, et l’impact de la neutralisation des marges internes sur la cession d’un actif par les sociétés de promotion, suivi de la prise à bail par une société du Groupe. 3 Les éléments non courants s’élèvent à 79,2 millions d’euros, soit un résultat net part du Groupe de 277 millions d’euros (+ 52%).
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