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SAP RE-FX - Flexible Real Estate Management
SAP RE-FX (Flexible Real Estate Management) keeps your buildings, rentable units and the contracts attached to them in one place inside S/4HANA. Whether you lease in or lease out, rent postings, index adjustments and IFRS 16 valuation all come from the same contract data.
Part of these processes
Process
From property to rent posting in SAP RE-FX
Contract conditions generate a cash flow, and the periodic posting run moves it into accounting every period.
- 01Property structureREBDBE · REBDRO
Buildings, units, spaces
- 02Lease contractRECN · F5273
Conditions, terms, options
- 03Periodic postingRERAPP
Into FI each period
- 04Rent adjustmentREAJPR
Driven by an index series
- 05Sales-based rentRESRSE
Offset against base rent
- 06IFRS 16 valuationRECEEP · F6277
RoU asset in FI-AA
Flow
IFRS 16 postings on the lessee side
Valuation starts from the contract conditions and leaves two separate records, one in FI-AA and one in FI.
- 01Lease conditionsFixed and CPI-linked rentpara. 27(b)
- 02Valuation ruleOne per accounting principle
- 03Status: completedCreates the RoU assetFI-AA
- 04Valuation runGenerates a cash flow
- 05Valuation postingPer accounting principleRECEEP
- 06Terms changeRevaluation requiredF6277
Sales-based rent stays out of the liability and is expensed as incurred (IFRS 16.38(b)).
Scope
What we take on in RE-FX projects
Portfolio and object model
Business entities, land and buildings, plus rentable units, spaces and rooms tied to cost and profit centers.
Contract types and conditions
Lease-in and lease-out contracts, condition and flow types, terms and options, and separate security deposit agreements.
Index adjustment
Index classes, series and points; adjustment dates, minimum change and pass-on rate, processed with REAJPR.
Turnover rent and service charges
Sales and reporting rules, offset against minimum rent; service groups and settlement units for service charges.
IFRS 16 and parallel valuation
A valuation rule per accounting principle, RoU asset classes, mass valuation runs and revaluation after changes.
Contract migration
Spreadsheet contracts moved over with their conditions, terms and sales rules; Classic RE to RE-FX ahead of conversion.
Current state
SAP RE-FX when moving to S/4HANA
- SAP RE-FX is the only real estate component in S/4HANA; Real Estate Classic is not supported from on-premise 1511 onward (SAP Note 2270550).
- Classic RE has to be migrated before the S/4HANA conversion. Afterwards migration is impossible and Classic RE data cannot be displayed; SAP treats it as a project, not a technical step.
- If you want New Asset Accounting, Classic RE cannot be used, and the EA-FIN extension for RE-FX must be active before S/4HANA is installed.
- Contracts and valuation now have Fiori apps: Contract Management (F5273), Valuation Management (F6170) and Perform Contract Valuation (F6277).
Localization
Leases under Turkish rules
IFRS 16 next to BOBİ FRS
IFRS 16 brings leases onto the balance sheet; under BOBİ FRS 15.19, operating lease payments are expensed straight-line. One contract, two valuation rules.
TBK 344 increase cap
On renewal, a rent increase may not exceed the change in the 12-month CPI average over the previous lease year; this also applies to contracts longer than a year.
Rent invoices as e-documents
A lessor within Türkiye's e-invoicing scope issues rent invoices as e-Invoices or e-Archive invoices, depending on the buyer. The RE-FX link is designed separately.
E-InvoiceIFRS 16 in a parallel IFRS ledger
RE-FX values each contract per accounting principle. Negzel's IFRS Package also has a lessee-side IFRS 16 program, and it posts only to the parallel IFRS ledger.
IFRS Package
From the field
Notes from SAP RE-FX projects
- Classic RE migration gets scheduled too late. Because migration is impossible after conversion, the move to RE-FX has to sit in front of the S/4HANA project as its own piece of work. Spot it late and the conversion date has to wait.
- Spreadsheet contracts lose their clauses. Option dates, index clauses and turnover rules often stay in the contract text and never reach the spreadsheet. We make those fields mandatory in the migration template and test valuation on sample contracts.
- Turnover rent ends up in the liability. Sales-linked payments are not part of the IFRS 16 lease liability (paras 27 and 38(b)); including them overstates the RoU asset and the liability. Fixed and index-linked rent is valued, turnover rent is expensed.
- Old foreign-currency leases stall migration. Article 8 of Communiqué 2008-32/34 bars residents from agreeing property rents among themselves in or indexed to foreign currency; non-citizen tenants, certified hotels and duty-free shops are exempt. Settle old contracts first.
FAQ
SAP RE-FX: lease and IFRS 16 questions
What is SAP RE-FX?
SAP RE-FX (Flexible Real Estate Management) is the real estate and lease management component of S/4HANA. It handles buildings, land and rentable units; lease-in and lease-out contracts; periodic rent postings, index adjustments, sales-based rent and service charge settlement. FI and CO must be in place to use it.
Can Classic RE still be used in S/4HANA?
No. S/4HANA supports only RE-FX. Companies on Classic RE must migrate before the conversion; afterwards migration is not possible and Classic RE data can no longer be displayed (SAP Note 2270550).
How is IFRS 16 handled in SAP?
The lease is set up as an RE-FX contract with one valuation rule per accounting principle. Once the IFRS 16 rule is set to complete, the right-of-use asset is created in FI-AA automatically, and valuation postings are made per accounting principle. A separate rule can track the BOBİ FRS view as a straight-line expense.
How is sales-based rent calculated?
The contract is flagged as relevant to sales, and sales and reporting rules are defined. Rent is calculated from the sales the tenant reports and offset against minimum rent and advance payments; the difference can be billed in the next periodic posting. Under IFRS 16 that amount is a period expense.
Can rent increases follow CPI automatically?
RE-FX adjusts conditions against an index series, with adjustment dates, minimum change and pass-on rate set in the rule. For residential and covered commercial leases in Türkiye, a renewal increase cannot exceed the 12-month CPI average change (TBK 344), so the series and the cap check are designed into the setup.
Is RE-FX only for real estate leases?
No. Contract and Lease Management also supports lease accounting for other leased assets such as equipment, not just real estate objects. Valuation and posting run on the same RE-FX contract object.
Sources12 sourcesSAP Help Portal, KGK, Mevzuat Bilgi Sistemi +1
SAP Help Portal
- Flexible Real Estate Management (RE-FX) help.sap.com (opens in a new tab)
- Contract and Lease Management help.sap.com (opens in a new tab)
- Performing and Posting the Balance Sheet Valuation help.sap.com (opens in a new tab)
- Adjustment Method: Index Adjustment help.sap.com (opens in a new tab)
- Processing Sales-Based Rent Agreements help.sap.com (opens in a new tab)
- Migrating from Classic to New Asset Accounting help.sap.com (opens in a new tab)
- Simplification List for SAP S/4HANA 2023 (Feature Pack Stack 1-3) help.sap.com (opens in a new tab)
KGK
Mevzuat Bilgi Sistemi
SAP Fiori Apps Library
Sources checked as of October 2026.
SAP Consulting
Bring your leases into one place
We'll set the first step from your contract structure and any Classic RE data.