Portfolio analysis

In 2021 and 2022, an analysis of the entire Ina Invest development portfolio was carried out on the basis of the SIA Energy Efficiency Path (2040:2017).

The aim of this analysis was to determine where the individual development projects and the entire portfolio stand in relation to the key indicators non-renewable primary energy and greenhouse gas emissions and what measures must be taken over the future course of project development and for future projects to pursue a step-by-step decarbonisation of the portfolio.

SIA 2040 covers the three areas of construction, operation and mobility and the entire life of real estate from creation, use, any replacement investment while in use and the end of its life. Two figures must be complied with to meet the requirements of the SIA Energy Efficiency Path: the target (across all three sub-areas) and the additional requirement (only for construction and operation). There are also guideline values within the three areas, which allow possible deficits in the respective areas to be identified. Targets, additional requirement and guideline values are adapted to the building categories housing, administration, school, specialist shop, grocery shop and restaurant.

Figure 1 shows all Ina Invest development projects with their project values in construction and operation. The portfolio consists of 21 buildings: 17 residential buildings, 3 office buildings and 1 hotel. With one exception, all the buildings are new construction. Mobility was shown separately (see Figure 2) to allow comparison with the requirements of SNSB. In each case, the additional requirement of SIA 2040 is marked as a yellow vertical bar, while the requirement for SNSB certification to achieve a satisfactory score of at least 4 points is marked as a white bar. It is clear that the majority of the projects do not achieve the ambitious additional requirement of SIA 2040, however, the minimum requirement for SNBS certification is met with the exception of two projects. The CO 2 footprint of the entire portfolio for construction and operation is 14.3 kg CO 2 -eq./m 2 ·a, i.e. approximately 15% more than the additional requirement of the SIA Energy Efficiency Path. With the aim of cutting the CO 2 footprint, recommendations for optimisation have been defined for the development of individual projects.

Project value of construction + operation

Mobility-related emissions are largely determined by the choice of location. A good location is also key to whether a project’s guideline value can be achieved. 11 of 20 projects meet the SIA guidelineb value for mobility. 8 of these 11 projects are located in one of the core cities, as they are known. The three remaining projects are located in agglomerations but meet the guideline value despite this. Of the nine projects that do not comply with the guideline value from SIA 2040, eight projects are located in agglomeration municipalities. A maximum deviation of 20% from the SIA guideline value is permitted to achieve a satisfactory mark of at least 4 points for SNBS certification. 14 of 20 projects meet this requirement.

Project value, guide value and SNBS threshold for grade 4 of mobility

The cross-portfolio average figures for construction and operation highlight the fact that Ina Invest is in a very good starting position compared with the benchmarks in Switzerland and Europe. The average greenhouse gas emissions generated from our operations amount to 3.8 kg CO 2 -eq./m 2 ·a. This means that Ina Invest is well below the decarbonisation path for Swiss apartment buildings derived from CRREM, for example. As far as construction is concerned, the portfolio’s average carbon emissions amount to 10.5 kg CO 2 -eq./m 2 ·a.

In the long term, Ina Invest seeks to decarbonise the portfolio entirely (net zero) and would like to take a leading role in achieving the 1.5 degree target of the Paris climate agreement. We shall therefore define a decarbonisation path in the second half of 2022 and deduce the corresponding requirements for materials and operations.

Analysis of development portfolio (Greenhouse gas emissions in operation)

Analysis of development portfolio (Greenhouse gas emissions of construction)

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