Stamholmen 193, Hvidovre Sales Memorandum

STAMHOLMEN 193, HVIDOVRE SALES MEMORANDUM

March 2021

Introduction and transaction structure 3

The Property 5

Location 7

Lease schedule 9

The transaction 12

Photos 13

Contact 18

Stamholmen 193 in Hvidovre (The Property) is a voluminous office and storage property located right next to the highway E20. We are pleased to offer The Property on behalf of DADES A/S for sale.

Brief introduction to the sales memorandum The Property is very large with a total GLA of 15,585 sqm’s distributed between office and storage with respectively 9,843 sqm office and 5,742. sqm storage. The Property is subject to little vacancy with 2,289 sqm office being vacant equivalent to 14.7%. The remaining GLA is let to 11 different tenants with the Canadian air planes and train manufacture, Bombardier, as the largest tenant in terms of rent (second in terms of space). Also Heidelberg International Ltd. A/S and Dansk Bygningskontrol are worth mentioning in this context as significant tenants. All three listed still have tenure.

This sales memorandum will present the investment opportunity of Stamholmen 193 in Hvidovre. The investment opportunity will only be presented in a brief manner – please contact the listed personnel in the end of the teaser, who will be able to provide more information on the matter.

Transaction structure Colliers International Denmark A/S has been retained as DADES A/S’ adviser on the proposed sale of The Property.

The sale of the Property is structured as an ordinary asset deal. A prospective buyer will prior to a sale be granted access to a complete virtual data room containing all documents of the Property.

Introduction Key Building Facts The property is well located in one of the hotspots for industrial and logistics in Greater Address Stamholmen 193 Copenhagen, namely in Avedøre Holme, Hvidovre. Postal code/city DK-2650 Hvidovre The property is situated right next to motorway E20 and near ring road 3, so the infrastructure Title no. 43fr, AvedøreBy, Avedøre surrounding the property is very good, both for last mile distribution and for commuters. Total site area 20,617 sqm The floor area 15,585 sqm

The property consists of areas both for warehouse, office and education, though with an overweight Hereof office space 9,843 sqm Hereof storage space 5,742 sqm of office areas. The warehouse areas have access through gates at ground level. The property is built Construction year 1968 in 1968 in concrete elements. It is built with three floors with built-up roof. Energy label C Average rent (DKK/sqm) 467 The main tenants are “Dansk Bygningskontrol Storkøbenhavn A/S (Polygon Db A/S)” with a Numberof tenants 11 leasehold of approx. 3,356 sqm office and “Bombardier Transportation Denmark A/S” with a Pct. of area with right to depreciation 37% leasehold of approx. 3,192 sqm office and manufacturing/warehouse areas.

Because of the property layout, there are good opportunities for dividing it into smaller leaseholds, upgrade the décor and thereby make the best use of the areasand maximize the lease potential. Price Yield DKK 82,350,000 8.6%

DISTANCE

2.2 km to Friheden Station

0.2 km to a bus stop

1.0 km to Highway E20

2.2 km from train station

STAMHOLMEN 193 4.2 km from Copenhagen

11.3 km to Copenhagen Airport

Tenant Schedule

No. Tenant Usage Area Currentrentalvalue Deposita Brutto/Netto Vat liable Lease Non-cancellability pr. 2021-02-28

DKK p.a. DKK. pr. m2 p.a. DKK Tenant Landlord Notice

1 Bombardier Transportation Denmark A/S Yes Office/Storage 3,192 1,842,686 577 Netto 30.11.2021/6 mdr. 2 Cabcon A/S Yes Office/Storage 681 266,268 391 Netto 6 mdr. 3 Heidelberg International Ltd. A/S no Office/Storage 2,366 1,192,088 504 Netto 31.12.2022/6 mdr. 4 AB-Revision Registreret Yes Office 240 45,543 190 Netto 3 mdr. 5 SCANDINAVIAN WELDTECH A/S Yes Office 240 126,035 525 Netto 30.06.2021/4 mdr 6 Silcofa A/S Yes Office/Storage 560 168,212 300 Netto 6 mdr. 7 Medeiros Medical v/Filipe Yes Office 331 168,760 510 Netto 31.03.2023/6 mdr. 8 Københavns Byggestyring A/S Yes Office 244 172,548 707 Netto 30.11.2021/6 mdr. 9 Thermo Electron A/S Yes Office/Storage 746 440,893 591 Netto 6 mdr. 10 Cabcon A/S 652 337,803 Yes Office 518 Netto 6 mdr. 11 Dansk Bygningskontrol Storkøbenhavn A/S Yes Office/Storage 3,356 1,332,009 397 Netto 6 mdr. 12 ALFANORDIC A/S Yes Office 632 312,840 495 Netto 31.05.2025/6 mdr. 13 Thomas Romer Nielsen Michael Gryderup Yes Hansen Storage 120 9,600 80 Brutto 2 mdr. 14 MK DIAMONDS ApS Yes Office 367 185,298 505 Netto 01.01.2025/6 mdr. 15 Fugespecialisten ApS Yes Office 660 326,700 495 Netto 31.10.2021/6 mdr. Vacant Office 1,254 765,058 Yes

Total 15,641 7,692,340 492 2,044,097 10 Stamholmen 193, DK-2650 Hvidovre – 288436 – rev.no. B2002 Tenants

Tenant mix Heidelberg International Ltd. A/S. The current tenant mix of the Property is very strong and diversified and without any crucial exposure to a Heidelberg Denmark is organized under Heidelberg Denmark / Sweden, which is part of the German group single tenant. The three largest tenants are Bombardier, Dansk Bygningskontrol Storkøbenhavn A/S (Polygon Heidelberger Druckmaschinen AG. The product portfolio ranges from prepress equipment to printing and DB A/S) and Heidelberg International Ltd. A/S. The rental exposure as a percentage of total rental income is finishing equipment and consumables.Heidelberg’s lease was commenced in August 2011. respectively 25.7%, 17.7% and 16.0%. All three have a remaining tenure on their leases (see lease schedule).

Bombardier Transportation Denmark A/S The airplane and train manufacturer, with main company based in Canada, is a very financially strong tenant. The Danish branch was established back in 1988 and focuses on rail control engineering and product Financial period 2018 2017 2016 2015 2014 development, sales, project management and customer services for the Danish market and contributes to the Bombardier Transportation Denmark A/S* Profit before taxes N/a 85.2 22.7 41.3 29.2 (DKK Millions) wider RCS (communication technology) worldwide markets. The company has been a tenant of The Property Balance N/a 244.0 226.0 212.0 153.2 (DKK Millions) since 2003. Solvency N/a 79.1% 78.2% 63.7% 68.7% (Percentage) Polygon DB A/S Dansk Bygningskontrol Storkøbenhavn A/S (Polygon DB A/S) Profit before taxes 10.4 10.8 12.6 14.4 4.7 (DKK Millions) Balance 53.3 58.5 59.3 49.7 30.1 (DKK Millions) Polygon DB is one of the largest players in the field of injury service, special cleaning and dehumidification of Solvency 62.2% 57.8% 57.4% 45.0% 26.3% (Percentage) buildings technologies in Denmark. It is part of a global company with about 3,600 employees spread over 13 Heidelberg International Ltd. A/S countries whose resources are to be draw on, should this be necessary. The company has 16 branches spread Profit before taxes 3.7 17.5 75.4 27.7 57.0 (DKK Millions) across Denmark. The company has been a tenant since July 2008 and their rent is subject to a minimum Balance 385.6 400.3 397.3 379.7 395.0 (DKK Millions) adjustment of 2.5% annually. Solvency 94.3% 92.9% 93.2% 77.7% 67.7% (Percentage) *Annual report of 2018 not published yet

Source: Bisnode

NOI, Fully let DKK DKK/sqm Operating income

Rental income 7,692,340 492 GLA Reimbursement of cost** 2,308,606 148 5,742 SQM storage/industrial Gross rental income 10,000,946 639 15,585 SQM 9,843 SQM office Operating expenses

Taxes & public fees 1,039,499 67 Insurance, subscriptions and service* 1,042,071 67 Public valuation (hereof site value) Repair & maintenance, estimated 618,600 40 Management fee, estimated 182,772 12 (DKK 10.161.100) Total costs 2,882,942 185 DKK 84M

Net operating income 7,118,004 455 *The tenants are reimbursing the landlord of DKK 85,822 in the fully let scenario above. This reimbursement is based on budgeted provisions of DKK 86.800 which has not been accounted for as an expense. Number of tenants **based on budget provided by owner

The transaction DKK 15 NOI , fully let 7,118,004 Price 82,350,000 NOI, Fully let Reimbursed cash deposits 2,044,097 DKK 7.1M Cash invested 80,305,903

Colliers Contact

For all enquiries related to the transaction, please contact one of the following representatives of Colliers International. DADES A/S and related parties must not be contacted in relation to the transaction without the prior written consent of Colliers International.

Peter Lassen Jacob Widahl

Partner | Erhvervsejendomsmægler MDE Director, Head of Industrial & Logistics | Valuar Copenhagen | Cand.jur. 20 45 30 53 40 21 95 75 [email protected] [email protected] Colliers | 17

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