17. Investments in joint ventures and associates

Investments in joint arrangements are classified as either joint ventures or joint operations, depending on the contractual rights and obligations. Joint ventures are joint arrangements whereby the Group and other parties that have joint control of the arrangement have rights to the net assets of the joint venture. The parties to the arrangement contractually agreed that control is shared and decisions regarding relevant activities require unanimous consent of the parties that have joint control. Joint ventures are accounted for using the equity method. Joint operations are joint arrangements whereby the Group and other parties that have joint control of the arrangement have rights to the assets and obligations for the liabilities of the joint operation. The Group recognises its share in the joint operations’ individual revenues and expenses, assets and liabilities and recognises it on a line-by-line basis in the Group’s financial statements (see note 30).

Associates are all entities over which the Group has significant influence but not control, generally accompanying a shareholding of between 20% and 50% of the voting rights or based on the representation on the board of directors. Investments in associates are accounted for using the equity method.

Under the equity method, an investment is initially recognised at cost and the carrying amount is increased or decreased to recognise the investor’s share of the profit or loss of the investee after the date of acquisition. The carrying amount of the investment includes goodwill. The Group’s share of post-acquisition profit or loss is recognised in the income statement and its share of post-acquisition movements in other comprehensive income is recognised in other comprehensive income with a corresponding adjustment to the carrying amount of the investment. When the Group’s share of losses equal or exceed the net investment including any unsecured loans, the Group does not recognise further losses, unless it has incurred legal or constructive obligations for made payments on behalf of the investment. Unrealised gains and losses on transactions between the Group and its investments are eliminated to the extent of the Group’s interest in the investment.

The Group determines at each reporting date whether there is any objective evidence that the investment is impaired. If this is the case, the Group recognises an impairment in profit or loss equal to the difference between the carrying amount of the investment and its recoverable amount.

The Group’s investment in joint ventures and associates and its share in their results can be specified as follows. Invesis was a material joint venture, all other joint ventures and associates are individually immaterial.

2025

2024

Joint ventures

Associates

Total

Joint ventures

Associates

Total

Property development

131,198

6,778

137,976

130,555

7,627

138,182

Other

31,926

10,738

42,664

28,644

10,188

38,832

As at 31 December

163,124

17,516

180,640

159,199

17,815

177,014

Share in result

20,704

1,904

22,608

(63,540)

5,889

(57,651)

of which impairments

(3,482)

-

(3,482)

(110,050)

-

(110,050)

In March 2025, the Group completed its sale of the remaining 50% share in Invesis to PGGM, following its classification as held for sale at year-end 2024. As the carrying amount had already been adjusted to fair value less costs to sell in 2024 (Note 22), there was no resulting gain or loss on the disposal in 2025. The total consideration of €107.5 million was received in two tranches, half in June 2025 and the remainder in December 2025. The consideration received included the settlement of the contingent consideration originally agreed in the 2020 partial sale to PGGM, and therefore relates to discontinued operations (Note 12).

Certain individually immaterial joint ventures have a carrying amount below nil. Depending on the funding structure of these joint ventures and the Group’s contractual commitments to them, any further losses are reflected in an allowance for loans receivable or a provision for joint ventures. As at 31 December 2025, the Group recognised a provision for joint ventures amounting to €4 million (2024: €1 million) and an allowance for non-recoverable loans amounting to €2 million (2024: €14 million) within other financial assets.

17.1 Property development joint ventures and associates

The summarised financial information of the Group’s share in property development joint ventures and associates is as follows:

2025

2024

Joint ventures

Associates

Total

Joint ventures

Associates

Total

Current assets

379,629

17,804

397,433

323,328

12,541

335,869

Non-current assets

5,358

6,566

11,924

5,087

6,561

11,648

Current liabilities

(157,825)

(10,231)

(168,056)

(153,211)

(4,114)

(157,325)

Non-current liabilities

(101,737)

(7,361)

(109,098)

(60,360)

(7,361)

(67,721)

Net assets

125,425

6,778

132,203

114,844

7,627

122,471

Profit or loss

14,201

124

14,325

6,686

3,942

10,628

Other comprehensive income

(243)

-

(243)

260

-

260

Total comprehensive income

13,958

124

14,082

6,946

3,942

10,888

Dividends received from property development joint ventures and associates amounts to €16 million in 2025 (2024: €20 million).

17.2 Other joint ventures and associates

The summarised financial information of the Group’s interest in other joint ventures and associates is as follows:

2025

2024

Joint ventures

Associates

Total

Joint ventures

Associates

Total

Profit or loss

6,503

1,780

8,283

6,962

1,947

8,909

Total comprehensive income

6,503

1,780

8,283

6,962

1,947

8,909

Dividends received from other joint ventures and associates amount to €4 million in 2025 (2024: €6 million).