Wihlborgs Annual Report & Sustainability Report 2019 Highlights of the Year Rental income rose 11 percent to SEK 2,983 million (2,684) The operating surplus was up 10 percent at SEK 2,140 million (1,941) Income from property management improved 26 percent to SEK 1,775 million (1,406) Profit for the period totalled SEK 2,923 million (2,403), corresponding to earnings per share of SEK 19.02 (15.63). The Board of Directors proposes a dividend of SEK 4.50 (3.75) per share. Key metrics for the Group, SEK m. 2019 2018 Jan–Dec Jan–Dec Rental income 2,983 2,684 Operating surplus 2,140 1,941 Income from property management 1,775 1,406 Changes in property values 1,479 1,312 Changes in derivative values 13 37 Profit for the year 2,923 2,403 Earnings per share, SEK 19.02 15.63 Surplus ratio, % 72 72 Equity/assets ratio, % 38.4 36.3 Occupancy rate, %* 93 94 *Excluding Projects & Land. 45.5 3.3 PROPERTY VALUE RENTAL VALUE, SEK BILLION SEK BILLION 1.8 93 INCOME FROM OCCUPANCY RATE, % PROPERTY MANAGEMENT, SEK BILLION Highlights of the Year 2 Major events 2019 4 Wihlborgs in brief 6 CEO’s statement 8 Goals and strategies Mission, business model and strategies 14 Targets 17 The Wihlborgs share 20 Our operations Market overview 24 Property portfolio and transactions 26 Malmö 31 Lund 39 Helsingborg 43 Copenhagen 49 Projects and development 54 Sustainable business 60 Administration Report Review of 2019 76 Proposed distribution of profit, etc. 78 Risks and uncertainties 79 Taxes 84 Property valuation principles 86 Financial statements Consolidated financial statements 90 Parent Company financial statements 94 Notes to Consolidated & Parent Company financial statements 97 Signatures 114 Auditor’s Report 115 Five-year review 119 Calculation bases and definitions 120 Corporate governance report 122 Sustainability reporting disclosures GRI Index 130 UN Global Compact 133 Sustainability reporting in accordance with the Annual Accounts Act 134 Wihlborgs Fastigheter AB (publ) is a property company that focuses on commercial properties in the Öresund region. Its portfolio is located in Malmö, Helsingborg, Lund and Copenhagen. Wihlborgs is the leading property company in Malmö, Lund and Helsingborg. The book value of the company’s properties totals SEK 45.5 billion. The annual rental value of the properties is SEK 3.3 billion. Wihlborgs’ shares are listed on the Large Cap List of Nasdaq Stockholm. Cover image and left-hand image: The Dungen (Gimle 1) office building in Hyllie, Malmö, which was ready for occupancy in spring 2019. The building was awarded the Urban Design Prize in Malmö for 2019. 04 CEO’s statement In February Wihlborgs purchased Nya Vattentornet 2 and 4 in Lund, Wihlborgs is building the Prisma office building in Oceanhamnen encompassing 49,000 m². Nya Vattentornet 3 was acquired in the in Helsingborg. In June, the new tech hub HETCH signed a lease same block in 2018, meaning that Wihlborgs now owns all of the office for 1,900 m² in Prisma with occupancy in late 2020. buildings and multistorey car parks in the eastern area of Ideon. Wihlborgs signs an agreement to sell Gängtappen 1 in Dockan, In November, Wihlborgs was certified as a Great Place to Work in Malmö, to Länshem Skåne for SEK 720 million. The sale will make both Sweden and Denmark. The Swedish operations have been it possible for Länsförsäkringar Skåne to move its headquarters certified every year since 2016, but this is the first time Wihlborgs from Helsingborg to Dockan. has been certified in Denmark. Major events 2019 In January, development began on Helsingborg Central Station, involving a new facade, new entrances, a new restaurant area, more office space and a redeveloped travel centre. In Lund, Wihlborgs followed up the 2018 acquisition of Nya Vattentornet 3 by purchasing Nya Vattentornet 2 and 4, comprising a total of 49,000 m², Q1 for SEK 1.26 billion. The City of Malmö signed a ten-year lease with Wihlborgs for 8,200 m² at Elefanten 40 in central Malmö for the medical, health and social care administration (HVO). In Helsingborg, Wihlborgs purchased Hermes 10 and 16, also known as Tretornfabriken, comprising a total of 51,000 m² for SEK 1.25 billion. Helsingborg’s new tech hub, HETCH, signed a lease for 1,900 m2 at Prisma in Oceanhamnen with occupancy starting in late 2020, but already beginning Q2 in 2019 in Svea 7. Wihlborgs decided that its Swedish property management should be climate neutral for the full-year 2019. We have been participating in several initiatives to reduce our climate impact for some time. Wihlborgs signed an agreement to sell Gängtappen 1 in Dockan to Läns- försäkringar Skåne’s property company, Länshem Skåne, for SEK 720 million. The Dungen (Gimle 1) office building in Hyllie was awarded the Urban Design Prize in Malmö. The building was ready for occupancy in spring 2019, with Q3 Swedish Customs its largest tenant. Wihlborgs let the entire Urnes 3 property, a total of 4,600 m² at Svågertorp in Malmö, to a public sector tenant. Wihlborgs took third place in the AllBright foundation’s equality survey of Swedish listed companies, and the property sector was named the top sector in terms of equality. Wihlborgs was certified as a Great Place to Work in both Sweden and Q Denmark. The Swedish operations have been certified every year since 2016. 4 Wihlborgs’ second project in Hyllie, the Origo (Bure 2) office building, stood ready for occupancy. Ingka Services AB leases the entire office space, which totals 6,800 m². 06 Wihlborgs in brief Wihlborgs in brief Our operations Wihlborgs is the leading property company in the Öresund region. Each day, 50,000 people go to work at one of our premises. People in Malmö, Lund, Helsingborg and Copenhagen all meet in city spaces designed by us, and our presence can also be felt in board rooms, club rooms and social forums as the Öresund region grows amid a wave of urban diversity and sustainability. This is our property company – Wihlborgs. The region-builder. 1,920 45.5 2.2 Companies as tenants Property value, SEK billion Million square metres COPENHAGEN Wihlborgs in brief 07 Our mission Our sustainability Specialising in efficient sub-markets in Wihlborgs is to ensure the company’s the Öresund region, Wihlborgs will develop and region’s long-term sustainable and own commercial properties, as well as development. Our focus is on sustainable manage them in-house. properties, responsible business, being an attractive employer and commitment to the region and its community. 221 312 27 Full-time employees Properties Market capitalisation, SEK billion HELSINGBORG LUND MALMÖ CEO’s statement 09 The future lies where the opportunities arise. And that is where you will find us. and Hermes 10 and 16 in Helsingborg – locations where we have Looking at our financial results, it would be easy to conclude identified potential for future development. We also sold Lands- that we’re doing a lot right. However, the challenge is not domaren 6 in Lund and Gängtappen 1 in Malmö, which are two to preserve the aspects we think are good, but to open our minds properties with limited future development potential. and meet new expectations from wider society – and not least Lettings remain very strong and we had our best year ever ourselves – head on. How we can use our ideas and values to live with net lettings of SEK 95 million. Rental income rose 11 percent up to our role as a region-builder and contribute to long-term to SEK 2,983 million while the operating surplus improved 10 sustainable societal development? percent to SEK 2,140 million. Income from property management As the leading property company in the Öresund region, we increased a full 26 percent, from SEK 1,406 million to SEK 1,775 have a responsibility to drive development in that direction using million, while profit for the year totalled SEK 2,923 million, corre- our expertise and entrepreneurial spirit. We are now creating an sponding to earnings per share of SEK 19.02. organisation in which Sustainable Business is becoming its own By faithfully standing by our mission, we create the conditions operational area. Our ambition is to become stronger across for continued success while giving our owners good reason to the area of sustainability by pouring extra resources and energy continue investing in Wihlborgs’ development. into our own improvement efforts. This insight has not appeared suddenly; we were one of the earliest listed companies to report on the sustainability of our operations. However, we are now ”Next, Hamburg Hauptbahnhof” becoming even more ambitious in terms of establishing new The Öresund region remains a region with major development benchmarks for ourselves; it should be simple to see what is right potential. and what is wrong. It is worth recalling that the region generates 25 percent of None of this is possible without stable profitability. But to Sweden and Denmark’s combined GDP. There are 19 colleges ensure things keep going well, we need to take responsibility and universities here with 173,000 students and 11,000 research- from a broader perspective. This is not merely a question of ers, as well as the highest concentration of highly educated calculations and financial conditions, it’s about the very mean- people in northern Europe. ing of our work and the company. Wihlborgs’ employees are In terms of future development, we look favourably on discus- a powerful, collaborative force and a constant source of new sions about more fixed connections over the Öresund strait. The ideas that give us the energy to achieve new targets.