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Report of the Board of Directors to The FONCIERE DES RÉGIONS Société anonyme with a share capital of 225 835 737 euros Registered office: 18 avenue François Mitterrand – 57000 Metz RCS Metz 364 800 060 REPORT OF THE BOARD OF DIRECTORS TO THE EXTRAORDINARY GENERAL MEETING DATED 6 SEPTEMBER 2018 Ladies and Gentlemen, Dear Shareholders, We have called this extraordinary general meeting of Foncière des Régions (the “Company” or “Foncière des Régions”) to submit to you the following resolutions: 1. Review and approval of the merger by incorporation of Beni Stabili by the Company – Approval of the terms and conditions of the Merger Plan; 2. Withdrawal right of Beni Stabili shareholders; 3. Delegation of power granted to the Board of directors to acknowledge the definitive completion of the merger and the share capital increase resulting from the merger; 4. Transfer to the Company of the commitments of Beni Stabili relating to the convertible bonds of Beni Stabili and waiver of the preferential subscription right of the shareholders to the benefit of holders of convertible bonds of Beni Stabili; 5. Change of corporate name and subsequent amendment of article 2 of the articles of association; 6. Amendment of the articles 8.2, 25.3 and 25.4 of the articles of association; 7. Power for formalities. The purpose of this report is to set out the draft resolutions approved by the Board of directors of the Company on 19 July 2018 and which approval is recommended by the board of directors. The presentation of the financial situation, the operations and the results of the Company since the beginning of the ongoing fiscal year, as well as the various information required by applicable laws and regulations, are provided in the half-year financial report of the Company as of 30 June 2018, which will be published on the website of the Company and which you are invited to refer to. The main events which took place in respect of you Company and its subsidiaries since the beginning of the fiscal year relate to the completion of the following transactions: . 17 January 2018 – Foncière des Régions is granted two awards at the Grands Prix de l’Immobilier organised by CFNEWS IMMO: the award in the “Diversification” category for its new offer in flexible and co-working spaces, and the award in the “Hotel Trade Transactions” category, praising the merger of the hotel trade investment structures of the Group, namely Foncière des Murs and FDM Management. 14 February 2018 – Dominique OZANNE, Hotel Trade Chief Executive Officer of Foncière des Murs, is appointed Deputy Chief Executive Officer of Foncière des Régions for a term of four years (until the end of 2021). Laurie GOUDALLIER is appointed to the Direction Committee as Chief Digital Officer, in charge of managing the digital transformation of the group in Europe, focusing on a client-centred organisation. 19 February 2018 – the ERASMUS + France agency enters into a lease agreement as lessee, for a term of 9 years and 3 months, for 2 172 square meters of offices in the tertiary-sector real estate property Quai 8.2 in Bordeaux, bringing to 39% the rate of pre- commercialisation of the transaction. 6 March 2018 – Foncière des Régions, partner of the transformation of companies, broadens its offer and introduces its brand of flexible spaces: Wellio, a unique partnership between its hotel trade expertise and its experience in work environments. 3 May 2018 – Foncière des Régions further develops its development in the hotel trade sector in Europe by signing, through its hotel-trade dedicated subsidiary Foncière des Murs, an agreement with Starwood Capital for 976 million euros regarding the acquisition of an emblematic portfolio of 4 and 5-star hotels, located in the main cities of the United Kingdom. 25 May 2018 – Following the approval of the board of Beni Stabili, on 24 May 2018, the Board of directors of the Company approves the merger project between the two companies on the basis of a merger exchange ratio of 8.5 Foncière des Régions shares per 1,000 Beni Stabili shares. 29 May 2018 – Foncière des Régions releases its change of identity with its new commercial brand “Covivio”, with the willingness to confirm its European dimension and strengthen the common identity between the various countries. 15 June 2018 – the ADP Group, as planner of the land and co-investor, and Foncière des Régions, as property developer and co-investor, have signed the agreements required for the construction of the second office building Belaïa, at the heart of Coeur Orly, the business district of the Paris-Orly airport. 12 July 2018 – Foncière des Régions is awarded the “Grand Prix Spécial du Jury” at the “Grand Prix de l’Assemblée Générale 2018”, which acknowledges the quality and relevance of the information provided at the combined general meeting of 19 April 2018. 12 July 2018 – Foncière des Régions unveils the results of the first round of the consultation of the architect contest in order to develop a high-height building of 70,000 square meters on a piece of land located on Alexanderplatz, at the heart of Berlin: Sauerbruch Hutton (Berlin) and Diener & Diener Architects (Basel). This general meeting is mainly called in the context of the project of merger by incorporation of Beni Stabili by Foncière des Régions (the “Merger”), which is subject to your approval under resolutions 1 to 4. It will also be proposed to you, through the vote of the 5th and 6th resolutions, to adopt “Covivio” as new corporate name of the Company and to amend articles 2, 8.2, 25.3 and 25.4 of the articles of association. 2 I. Approval of the Merger (1st, 2nd, 3rd and 4th resolutions) This report sets out the main terms and conditions of the Merger, which are further detailed in the draft merger plan approved by the Boards of directors of Beni Stabili and Foncière des Régions respectively on 18 and 19 July 2018 (the "Merger Plan"). Mr. Michel LEGER, has been appointed as merger appraiser by the president of the commercial chamber of the regional court of Metz on 8 June 2018 in order to prepare the two reports set forth in Article L. 236-10 of the French Commercial Code respectively on the value of the assets and liabilities contributed and on the remuneration for the assets and liabilities contributed. Such reports will be presented to the general meeting. Mr. Michel LEGER will also issue an opinion on the number of shares of the Company to which, to following the Merger, the convertible bonds issued by Beni Stabili shall give right, in accordance with the provisions of Article L. 228- 101 of the French commercial code. 1. Presentation of the companies A. Foncière des Régions Foncière des Régions is a joint stock company (société anonyme), with its registered offices in 18, avenue François Mitterrand, 57000 Metz, France, registered with the French register of companies of Metz under number 364 800 060. The duration of Foncière des Régions is set until 1st December 2062, without prejudice to possible extension or early dissolution. Its financial year begins on 1 January and ends on 31 December of each year. Foncière des Régions has an issued share capital of EUR 225,835,737, divided into 75,278,579 ordinary shares with a par value of EUR 3 each. The shares of Foncière des Régions are publicly traded on a regulated stock exchange (Euronext Paris, compartment A). Foncière des Régions also issued (i) free shares, of which 488,367 were allotted and not yet vested on 30 June 2018, (ii) convertible bonds (Obligations à option de Remboursement en Numéraire et/ou en Actions Nouvelles et/ou Existantes (ORNANES)) with an annual return of 0.875% for a nominal amount of EUR 345,000,000 and repayable on 1 April 2019, and (iii) non-convertible bonds for a total amount outstanding at 31 December 2017 of approximately 1.7 billion euros. Foncière des Régions has not issued any bonds, equity securities or securities giving access to capital other than those above-mentioned. B. Beni Stabili Beni Stabili is a joint stock company (a società per azioni) incorporated and existing under the laws of the Republic of Italy with its registered offices in 38, via Piemonte, 00187 Rome, Italie, registered with the Italian register of companies (Registro delle Imprese) of Rome, Republic of Italia, under number 00380210302. The duration of Beni Stabili is set until 31 December 2100, without prejudice to possible extension or early dissolution. Its financial year begins on 1 January and ends on 31 December of each year. 3 Beni Stabili has an issued share capital of EUR 226,959,280.30, divided into 2,269,592,803 ordinary shares with a par value of EUR 0.10 each. The shares of Beni Stabili are publicly traded on the Milan Stock Exchange (Mercato Telematico Azionario) and also on a regulated stock market in France (Euronext Paris). Beni Stabili also issued (i) convertible bonds (200,000,000 0.875 per cent. Convertible Bonds due 2021) which are outstanding and listed on the ExtraMOT (Professional Market of Borsa Italiana) (the « Convertible Bonds »), and (ii) the following bonds which are not convertible, the « Euro 300,000,000 2.375 per cent. Notes due 20 February 2028 » (the « 2028 Notes »), the « Euro 300,000,000 1.625 per cent. Notes due 17 October 2024 » (the « 2024 Notes ») and the « Euro 125,000,000 2.125 per cent. Notes due 30 March 2022 » (the « 2022 Notes » and, together with the 2028 Notes and the 2024 Notes, the « Notes »). Beni Stabili has not issued any bonds, equity securities or securities giving access to capital other than those above-mentioned.
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