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bonds, responding to Vivion's Dec 2022 rebuttal of MW's original 'Multi-Billion Euro Shell Game' report. Word-doc memo style, not a slide deck — prose body with appendix of source-document screenshots (Savills valuations, Cypriot filings, Israeli press, Companies House records). Title 'You Don't Mess With The Dayan' riffs on The Big Lebowski and foreshadows bondholder haircuts. Carson Block credited on disclaimer as Director of Research; report is firm-signed rather than personally signed. No formal closing ask, target price, or SCQA slide.", "kpisCited": [ { "detail": "Vivion overstated two sets of German development rights by at least 99%", "metric": "Development rights fair value overstatement" }, { "detail": "Acquired for €25m in 2013, carried at €288.1m in Nov 2022 — implied IRR ~31%, >10x in ~9 years despite vacancy", "metric": "Potsdamer Str. carrying value vs. purchase" }, { "detail": "Vivion claims 2.5%; MW estimates 6.8-10.7% of 2020 in-place rent by lettable area", "metric": "rent24 share of German rental income" }, { "detail": "78.6% gain in 2017 vs. 6% in 2015 and 0% in 2016, booked one year before Vivion's formation", "metric": "Turanco pre-contribution fair value gain" }, { "detail": "€746m in 2018; €357m subsequently repaid to insiders with bond sale proceeds", "metric": "Shareholder loans booked at inception" }, { "detail": "Matanya financials show only €420m vs. the €713m Vivion reports owing to it", "metric": "Matanya 2018 related-party loan receivables" }, { "detail": "~37% of space unoccupied in MW fieldwork; two of five addresses largely or entirely vacant", "metric": "Potsdamer Str. 180-182 occupancy" } ], "closingAsk": "Remain short Vivion's bonds and treat Vivion's response as unreliable — bondholders should expect to take haircuts from the Dayans.", "extraction": { "at": "2026-04-22 19:56:15+00", "model": "unknown-legacy", "runId": null, "seconds": 133.0257, "promptVersion": null }, "scqaReward": "Marking Vivion's German assets to defensible values and writing down fictitious shareholder-loan receivables implies material impairment of bond recovery; the title telegraphs haircuts rather than a specific price target.", "thesisTypes": [ "fraud_exposure" ], "top3Reasons": [ "Vivion overstated German development rights by 99%+ and Potsdamer Str. properties by ~10x", "rent24, a Dayan-controlled WeWork knockoff, is 7-11% of German rental, not the claimed 2.5%", "Inflated assets propped up €746m of shareholder loans, now being repaid with bond cash" ], "scqaSituation": "Vivion Investments is a Luxembourg-based private real estate issuer controlled by Amir Dayan, funded by over €1.7bn of public euro bonds backed by German office and UK hotel portfolios contributed by insider shareholders in 2018-2019.", "thesisSummary": "Muddy Waters remains short Vivion Investments bonds, arguing Vivion's December 2022 rebuttal is riddled with inaccuracies. Fieldwork shows Vivion systematically inflated German asset values: 99%+ overstated development rights, Potsdamer Straße properties acquired for €25m in 2013 now carried at €288m despite vacancy and dilapidation, and a suspect 78.6% pre-contribution fair-value gain booked by Amir Dayan's Turanco one year before Vivion's formation. The rebuttal downplays rent24 — a Dayan-controlled WeWork knockoff — as 2.5% of German revenue when it likely occupies 7-11% of lettable area. Inflated assets propped up €746m of shareholder loans, €357m already repaid to insiders with bond proceeds, leaving bondholders facing a haircut. The Dayan brothers remain under Israeli tax-evasion investigation, and Amir Dayan has since become a Cypriot citizen.", "primaryDemands": [ "Bondholders should reject Vivion's rebuttal and re-underwrite collateral valuations", "Treat rent24 as a material related-party exposure, not a 2.5% rounding item", "Recognize that shareholder loans are being repaid to insiders with bond proceeds" ], "scqaResolution": "Muddy Waters maintains its short in Vivion's bonds and urges bondholders to reject the rebuttal, re-underwrite collateral, scrutinize rent24 related-party exposure, and anticipate taking haircuts from the Dayans.", "thesisOneLiner": "Muddy Waters stays short Vivion bonds: the December 2022 rebuttal is misleading, asset values are inflated, rent24 exposure is hidden, and shareholder loans are being cashed out with bondholder money.", "precedentsCited": [], "scqaComplication": "Vivion's December 2022 rebuttal contains inaccuracies: new evidence shows systematic asset overvaluation 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Our fieldwork shows that two addresses are largely vacant and partly dilapidated. We have since discovered that Vivion purchased these three properties in 2013 for only €25 million. 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In reality, rent24's share of Vivion's Germany occupancy was seemingly between 7% to 11% in 2020, and has likely continued at that level.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.43+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "0d3f2de8-bc0c-47ea-8e16-e92301e9c7de", "parentComponentId": null }, { "bbox": { "h": 0.07, "w": 0.76, "x": 0.12, "y": 0.65 }, "kind": "paragraph", "text": "Vivion's responses regarding our revelations of major German tenant rent24 are significantly misleading. Vivion claims that Mr. Dayan disposed of his interest in rent24 in 2017, and that rent24 is therefore not a related party. There is no evidence of this disposal.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.43+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "84657fbb-1c4d-4e92-89bf-cda728fef10e", "parentComponentId": null }, { "bbox": { "h": 0.06, "w": 0.76, "x": 0.12, "y": 0.17 }, "kind": "paragraph", "text": "Muddy Waters remains short bonds of Vivion Investments S.à r.l. Vivion's December 22, 2022 response to our report contained numerous inaccuracies and misleading statements.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.43+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "df100477-2b33-4654-97f8-c96cfad0e8f6", "parentComponentId": null }, { "bbox": null, "kind": "quote", "text": "cannot verify the accuracy or completeness of the information of subject tenancies provided to Savills. — Savills", "attrs": null, "canon": { "kind": { "name": "Quote", "slug": "quote", "status": "active", "canonId": "019de52c-f8fb-751e-8bc6-d58e2d59562a", "version": 1, "description": "Pull quote or testimonial." }, "tool": { "name": "Authority citation", "slug": "authority-citation", "status": "active", "bestFor": null, "canonId": "019dd9e1-49ae-7557-89ad-3fca70469b45", "version": 1, "bodyDocId": null, "description": "Quoting an authority figure, study, or precedent to lend weight.", "familyLabel": null }, "subkind": null, "framework": null }, "subkind": null, "groupRole": null, "confidence": null, "extraction": { "at": "2026-04-22 23:23:59+00", "model": "unknown-legacy", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "019dd953-1ac4-74a6-be3e-402a52a2797f", "parentComponentId": null }, { "bbox": { "h": 0.02, "w": 0.6, "x": 0.12, "y": 0.92 }, "kind": "source-note", "text": "See Appendix: Overvaluation in Germany: Figure 1-2 Lianeo is Dayan's property management company.", "attrs": null, "canon": { "kind": { "name": "Source note", "slug": "source-note", "status": "active", "canonId": "23484952-494b-4a5e-b1ad-550d0d70e948", "version": 1, "description": "Attribution / source / caveat placed at the slide footer. 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Certain properties that Vivion claims had been transferred in 2018 weren’t transferred until 2019. Some properties appear to have never been transferred at all.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.656+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "0a09532d-6fba-4e23-97d2-2acd5143c58c", "parentComponentId": null }, { "bbox": { "h": 0.065, "w": 0.764, "x": 0.118, "y": 0.166 }, "kind": "paragraph", "text": "Investors may be unaware of Israeli press reports of Mr. Dayan’s arrest for suspected tax evasion on a gift of €180 million that Mr. Dayan and his brother Itzik claim to have received. The claimed donor denied having made this gift – and even having had the means to make such a large gift – before he passed at 91 years of age.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.656+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "585e157c-8bce-447a-bdf8-ce95244b43d3", "parentComponentId": null }, { "bbox": { "h": 0.215, "w": 0.764, "x": 0.118, "y": 0.493 }, "kind": "paragraph", "text": "Matanya Holdings Limited, which consolidated Vivion as a subsidiary, is an entity that Vivion reports as a creditor, having provided €713 million in loans in 2018. However, Matanya’s 2018 financials show total loan receivables from related parties of only €420 million. Vivion adduces no counterevidence to the obvious conclusion that the numbers have been interfered with to create hundreds of millions of purported loan value. Its only attempt to do so comes in its response to our initial report, in which it tries to account for missing loans in 2018 by citing financials from 2019—the obvious time difference makes any such “evidence” irrelevant. 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In Vivion’s response, it admitted to having “repaid” €339 million, financed by Vivion’s bond sales, to its shareholders. It is clear to us that Vivion’s bondholders have been bamboozled and are at real risk of having to “take a haircut.” Mr. Dayan and the other founding shareholders established Vivion in October 2018, reportedly with the contribution of 53 real estate assets, including a portfolio of 33 German commercial real estate properties. €357 million was based on the net value of the contributed properties, split into €53 million of equity and €304 million in shareholder loans. In our original report, we showed that Vivion significantly inflated the size of these loans both through manipulative valuations of the underlying properties and evident misrepresentation of the loan payments themselves. Vivion continuously increased the balances of the shareholder loans by acquiring properties with inflated values. 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Dayan's companies bought the three Potsdamer Straße property assets in 2013 for only €25 million. 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These asset overvaluations cause the values of Vivion's shareholder loans to be materially overstated.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.875+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "86c1f47d-2d63-4c31-88f6-009be93758f4", "parentComponentId": null }, { "bbox": { "h": 0.073, "w": 0.764, "x": 0.118, "y": 0.429 }, "kind": "paragraph", "text": "We believe that Vivion overstated by at least 99% the value of two sets of development rights its controlling shareholders contributed. The Savills valuation report included in the October 2019 bond prospectus shows two newly-added assets without any lettable area, rental income, or occupancy reporting a joint valuation of €85.6 million.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.875+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "eae96246-e177-4291-9b24-93e224b5f6a0", "parentComponentId": null }, { "bbox": { "h": 0.075, "w": 0.764, "x": 0.118, "y": 0.822 }, "kind": "source-note", "text": "13-16 Footnotes detailing specific financial reports and court records.", "attrs": null, "canon": { "kind": { "name": "Source note", "slug": "source-note", "status": "active", "canonId": "23484952-494b-4a5e-b1ad-550d0d70e948", "version": 1, "description": "Attribution / source / caveat placed at the slide footer. 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"promptVersion": null }, "componentId": "019dd953-1ac4-74a6-be3e-dc111e8fa160", "parentComponentId": null }, { "bbox": null, "kind": "metric", "text": "fair value gain: 78.6%", "attrs": null, "canon": { "kind": { "name": "Metric", "slug": "metric", "status": "active", "canonId": "019de52c-f923-73bf-8081-d0b1a8c5264d", "version": 1, "description": "Big-number or KPI value." }, "tool": { "name": "Quantification", "slug": "quantification", "status": "active", "bestFor": null, "canonId": "019dd9e1-47ab-72ce-a079-aab1f5299e88", "version": 1, "bodyDocId": null, "description": "Translating a claim into numbers, charts, or tables.", "familyLabel": null }, "subkind": null, "framework": null }, "subkind": "primary", "groupRole": null, "confidence": null, "extraction": { "at": "2026-04-22 23:24:00+00", "model": "unknown-legacy", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "019dd953-1ac4-74a6-be3e-e1116273b5da", "parentComponentId": null }, { "bbox": null, "kind": "paragraph", "text": "At many German properties, Vivion uses a WeWork knockoff cofounded and majority-controlled (70%) by Dayan to drive up fair values by renting much of the lettable area. Rent24", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.431+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "bd1817e4-9f45-4660-ac91-1e4e3dd1ffdf", "parentComponentId": null }, { "bbox": null, "kind": "paragraph", "text": "Vivion misleadingly stated that rent24 is only 2.5% of its rent income in Germany. In reality, rent24’s occupancy share was likely between ~7% and ~11% in 2020, and Vivion gives no evidence that this has since changed. Vivion claimed that Mr. Dayan divested his interest in rent24 in 2017, but we aren’t convinced.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.431+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "c080ddf5-0e2b-4a6f-99d5-1eaae0f59bfd", "parentComponentId": null }, { "bbox": null, "kind": "paragraph", "text": "Vivion bought them back again in 2019, valuing them at €152 million. Most recently, in the November 2022 €1b EMNT bond prospectus, Vivion reports their value as being €288.1 million, a gain in excess of 10x over approximately nine years.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.431+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "cb720205-da1b-4dd9-ba38-b9bfae9af500", "parentComponentId": null }, { "bbox": null, "kind": "paragraph", "text": "Turanco’s consolidated investment property values were based on fair values. In 2015, Turanco reported fair value gains of only 6% on its investment properties. In 2016, Turanco reported no fair value gains. However, as shown in the appendix, in 2017 – the year before Othelia was transferred to Golden Capital / Vivion – Turanco booked a €40.4 million fair value gain. This strikes us as an implausibly high 78.6% year-on-year gain. Assuming that these gains were attributable to Othelia’s properties, these almost certainly overvalued properties were among the 33 transferred to Vivion. Because Vivion used book value accounting to allocate purchase prices of the entities that transferred the 33 properties, it would have been free to revalue the properties again at the time of the acquisition.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.431+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "d9b75fa7-3062-4989-8013-1f1c74ae337c", "parentComponentId": null }, { "bbox": null, "kind": "paragraph", "text": "Cyprus filings show that in 2017, the year before Vivion’s formation, one of Dayan’s entities took a 78.6% fair value gain on its portfolio of properties. It seems likely that these properties were contributed to Vivion. The properties in question were held by Turanco Investment Ltd. On April 2, 2018, Vivion’s subsidiary Golden Capital Partners acquired 33 properties through “several share deals”. Per Golden Capital’s 2018 filings, one of the entities it acquired was Othelia Ltd. 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In its presentation, Vivion downplays the amount of its rental income generated by rent24, presenting rent24's tenancy and contribution to total portfolio rents based on manipulated numbers. In the case of Fürst (aka Ku'damm), a major Berlin development, Vivion divides rent24's rented area by 108,000 sqm of lettable area to calculate its rental percentage figure. But at the time of the rental, only ~22,000 sqm had been completed. Vivion claims to follow the \"market standard\" for measuring occupancy, but the ERPA standard measuring vacancy specifically excludes areas under development.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:40.142+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "17952816-9d24-48d9-8f30-58e2f82a7261", "parentComponentId": null }, { "bbox": { "h": 0.15, "w": 0.78, "x": 0.11, "y": 0.09 }, "kind": "paragraph", "text": "leased ~37% of the building Potsdamer Straße 180-182. In our initial report, we explained that these three Potsdamer properties contain significant vacant space. Based on our site visits, not only was rent24 a major tenant in two of these buildings, but ~37% of the space in the three properties are unoccupied. The three properties are composed of five separate addresses, of which two addresses (Potsdamer Straße 180 and 184) appear to be entirely or substantially vacant.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:40.142+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "58351b7e-2bee-4255-8ecb-2265391e1371", "parentComponentId": null }, { "bbox": { "h": 0.09, "w": 0.78, "x": 0.11, "y": 0.25 }, "kind": "paragraph", "text": "Vivion responds that that its total exposure to rent24 in Germany is a mere 2.5% of Vivion's 2022 revenues, but our calculations show much greater exposure by lettable area. In the appendix, we provide a table that illustrates our estimates of rent24's significance to Vivion's German business, ranging from 6.8% to 10.7% of Vivion's future, 2020 in-place rent as at the end of 2019.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:40.142+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "b0ee622c-0f83-4308-bd97-6f1211d7f3da", "parentComponentId": null }, { "bbox": { "h": 0.16, "w": 0.78, "x": 0.11, "y": 0.54 }, "kind": "paragraph", "text": "Vivion also says that the Founding Shareholders divested their share of rent24 in 2017, but provides no evidence of this. Instead, Vivion increased the scope of its partnerships and collaborations with rent24 into new locations and a far-fetched crypto project, which is not an action we would expect to see by an investor subsequent to divestment. Further, our review of rent24 company filings found that Dayan held—and, we believe, continues to hold—his interest in rent24 via Drastemo Limited, which itself is held by a nominee shareholding company established and managed by the Cyprus legal firm KKPlaw. The entity, KKPlaw Nominees Ltd.. continues to hold a 70% stake in rent24 through its company Drastemo Limited.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:40.142+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "c5f3ebcc-8b53-4a90-9282-7c351fd9b64d", "parentComponentId": null }, { "bbox": { "h": 0.25, "w": 0.78, "x": 0.11, "y": 0.72 }, "kind": "source-note", "text": "Footnotes 23-33 detailing sources for the claims made in the text.", "attrs": { "numbered": true }, "canon": { "kind": { "name": "Source note", "slug": "source-note", "status": "active", "canonId": "23484952-494b-4a5e-b1ad-550d0d70e948", "version": 1, "description": "Attribution / source / caveat placed at the slide footer. 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Ku'damm: 100% let.", "attrs": null, "canon": { "kind": { "name": "Callout", "slug": "callout", "status": "active", "canonId": "019de52c-f8d3-761a-8953-7d37080de5e2", "version": 1, "description": "Highlighted callout box." }, "tool": null, "subkind": { "name": "Primary callout", "slug": "primary", "status": "active", "canonId": "019de52c-fbd1-70eb-a9ce-8997f8674c1d", "version": 1, "description": null }, "framework": null }, "subkind": "primary", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.967+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "0484a5d1-4965-451a-a99b-b9be3dd16327", "parentComponentId": null }, { "bbox": null, "kind": "callout", "text": "Overvaluation in Germany: Figure 6, Potsdamer Str. 180-182, 184 & 188-192 total: €288.1m", "attrs": null, "canon": { "kind": { "name": "Callout", "slug": "callout", "status": "active", "canonId": "019de52c-f8d3-761a-8953-7d37080de5e2", "version": 1, "description": "Highlighted callout box." }, "tool": { "name": "Visual emphasis", "slug": "visual-emphasis", "status": "active", "bestFor": null, "canonId": "019dd9e1-474b-736b-a8eb-a794dd88241c", "version": 1, "bodyDocId": null, "description": "Drawing the eye to one element above the rest of the slide.", "familyLabel": null }, "subkind": null, "framework": null }, "subkind": null, "groupRole": null, "confidence": null, "extraction": { "at": "2026-04-22 23:24:01+00", "model": "unknown-legacy", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "019dd953-1ac4-74a6-be3f-60b706f6d633", "parentComponentId": null }, { "bbox": null, "kind": "metric", "text": "Fair Value: €288.1m", "attrs": null, "canon": { "kind": { "name": "Metric", "slug": "metric", "status": "active", "canonId": "019de52c-f923-73bf-8081-d0b1a8c5264d", "version": 1, "description": "Big-number or KPI value." }, "tool": { "name": "Quantification", "slug": "quantification", "status": "active", "bestFor": null, "canonId": "019dd9e1-47ab-72ce-a079-aab1f5299e88", "version": 1, "bodyDocId": null, "description": "Translating a claim into numbers, charts, or tables.", "familyLabel": null }, "subkind": null, "framework": null }, "subkind": "primary", "groupRole": null, "confidence": null, "extraction": { "at": "2026-04-22 23:24:01+00", "model": "unknown-legacy", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "019dd953-1ac4-74a6-be3f-6b5c96c15a27", "parentComponentId": null }, { "bbox": { "h": 0.03, "w": 0.75, "x": 0.13, "y": 0.1 }, "kind": "paragraph", "text": "During the reporting period, the Group sold five investment properties, which were located in Germany, in the amount of EUR 43.7 million, resulting in a gain of EUR 0.6 million.", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:39.967+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "eafdab90-8e51-4a03-8b1d-7fa1fb80166e", "parentComponentId": null }, { "bbox": null, "kind": "quote", "text": "The business has remained resilient in the COVID-19 period and experienced strong collection rates — Vivion Investments, 1H2020 results presentation", "attrs": null, "canon": { "kind": { "name": "Quote", "slug": "quote", "status": "active", "canonId": "019de52c-f8fb-751e-8bc6-d58e2d59562a", "version": 1, "description": "Pull quote or testimonial." }, "tool": { "name": "Authority citation", "slug": "authority-citation", "status": "active", "bestFor": null, "canonId": "019dd9e1-49ae-7557-89ad-3fca70469b45", "version": 1, "bodyDocId": null, "description": "Quoting an authority figure, study, or precedent to lend weight.", "familyLabel": null }, "subkind": null, "framework": null }, "subkind": null, "groupRole": null, "confidence": null, "extraction": { "at": "2026-04-22 23:24:01+00", "model": "unknown-legacy", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "019dd953-1ac4-74a6-be3f-67b11a18c78f", "parentComponentId": null }, { "bbox": { "h": 0.02, "w": 0.4, "x": 0.13, "y": 0.14 }, "kind": "source-note", "text": "Source: Vivion Investments, 2020 financial statements", "attrs": null, "canon": { "kind": { "name": "Source note", "slug": "source-note", "status": "active", "canonId": "23484952-494b-4a5e-b1ad-550d0d70e948", "version": 1, "description": "Attribution / source / caveat placed at the slide footer. 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We assume that the documents reflect the status quo of all tenancies as at the concerning individual valuation dates 30 June 2018, 30 September 2018, 31 December 2018 and 31 March 2019 respectively to a true and comprehensive extent. A full verification of the provided tenancy schedule and the available lease agreements was not part of the scope of this Instruction. Savills therefore relied on the content of the tenancy schedule provided and assumed that the provided document reflects the status quo of all tenancies as at the Dates of Valuation to a true and comprehensive extent. Please note that Savills cannot verify the accuracy or the completeness of the information of subject tenancies provided to Savills.", "attrs": null, "canon": { "kind": { "name": "Disclaimer", "slug": "disclaimer", "status": "active", "canonId": "91173477-d91f-4024-bbaf-d4f93e3f82dc", "version": 1, "description": "Legal/cautionary text that occupies most of the body of its slide." }, "tool": null, "subkind": null, "framework": null }, "subkind": null, "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:38.858+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "cfef1889-6cbc-4eb2-8a00-e12f049b6218", "parentComponentId": null }, { "bbox": { "h": 0.015, "w": 0.165, "x": 0.139, "y": 0.141 }, "kind": "paragraph", "text": "Rent Roll Information", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:38.858+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "753f4a08-ef8f-44cd-8924-c3934d85dc51", "parentComponentId": null }, { "bbox": { "h": 0.015, "w": 0.243, "x": 0.349, "y": 0.411 }, "kind": "paragraph", "text": "Overvaluation in Germany: Figure 7", "attrs": null, "canon": { "kind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "5f2affc0-941d-4d07-959d-4bfc1930cea4", "version": 1, "description": "Single prose block in the body of a slide." }, "tool": null, "subkind": { "name": "Paragraph", "slug": "paragraph", "status": "active", "canonId": "019de52c-fb80-75af-aa5c-a7a4bfac2433", "version": 1, "description": null }, "framework": null }, "subkind": "paragraph", "groupRole": null, "confidence": null, "extraction": { "at": "2026-05-02 20:47:38.858+00", "model": "google/gemini-3.1-flash-lite-preview-20260303", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "e95378c2-01a7-48c2-8144-f7c92afeb05f", "parentComponentId": null }, { "bbox": null, "kind": "quote", "text": "Please note that Savills cannot verify the accuracy or the completeness of the information of subject tenancies provided to Savills. — Savills (via Vivion Investments, €300 million bond prospectus, October 2019)", "attrs": null, "canon": { "kind": { "name": "Quote", "slug": "quote", "status": "active", "canonId": "019de52c-f8fb-751e-8bc6-d58e2d59562a", "version": 1, "description": "Pull quote or testimonial." }, "tool": { "name": "Authority citation", "slug": "authority-citation", "status": "active", "bestFor": null, "canonId": "019dd9e1-49ae-7557-89ad-3fca70469b45", "version": 1, "bodyDocId": null, "description": "Quoting an authority figure, study, or precedent to lend weight.", "familyLabel": null }, "subkind": null, "framework": null }, "subkind": null, "groupRole": null, "confidence": null, "extraction": { "at": "2026-04-22 23:24:02+00", "model": "unknown-legacy", "runId": null, "seconds": null, "promptVersion": null }, "componentId": "019dd953-1ac4-74a6-be40-0dcfec4bf34d", "parentComponentId": null }, { "bbox": { "h": 0.015, "w": 0.385, "x": 0.178, "y": 0.382 }, "kind": "source-note", "text": "Source: Vivion Investments, €300 million bond prospectus, October 2019", "attrs": null, "canon": { "kind": { "name": "Source note", "slug": "source-note", "status": "active", "canonId": "23484952-494b-4a5e-b1ad-550d0d70e948", "version": 1, "description": "Attribution / source / caveat placed at the slide footer. 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