Quarterly Report • May 7, 2015
Quarterly Report
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Sundtkvartalet, Oslo
Entra ASA ("Entra", "the Group") is one of Norway's leading real estate companies, focusing on high quality, flexible office buildings with central locations. The company owns and manages approximately 1.2 million square metres, divided between 99 buildings. Each day over 30,000 people work in buildings owned by Entra. As of 31.03.15 the real estate portfolio had a market value of around NOK 27.7 billion. The public sector represents approximately 74 per cent of the total customer portfolio.
Entra's business concept is to develop, let and manage attractive and environmentally leading buildings, as well as engaging in active portfolio management through the purchase and sale of properties. Entra's business strategy has three pillars: customer satisfaction, profitable growth and environmental leadership.
Entra works continuously to maintain customer satisfaction. Close customer contact and a bespoken customer service centre are important factors in achieving this. Figures from the Norwegian Tenant Survey show that in 2014 Entra achieved an aggregate customer satisfaction rating of 74, against an industry average of 72. The result for 2014 is an improvement on 2013.
In addition Entra has high ambitions with regard to the environment and works to reduce total energy consumption in the property portfolio. A reduction in energy consumption in the property portfolio of more than 20 per cent since 2007 shows that this work is giving results. Important quality criteria for Entra's new buildings are to achieve a passive building standard and BREEAM classification "Excellent", and to use environmentally efficient building materials.
Entra's strategic areas are Oslo and the surrounding region, Bergen, Stavanger and Trondheim. The company is organised into four regions: Central Oslo, Greater Oslo, South/West Norway and Mid/North Norway. Entra has its head office in Oslo and also has regional offices in Bergen and Trondheim.
Entra is listed on Oslo Børs with the ticker ENTRA. In addition, the subsidiary Entra Eiendom AS has issued bonds and commercial paper which are listed on Oslo Børs under the ticker ENEID.
| Q1-15 | Q1-14 | 2014 | |
|---|---|---|---|
| Operational | |||
| Market value of real estate portfolio (NOKm) | 27,689 | 26,404 | 28,358 |
| Total area (Gross) | 1,213,261 | 1,276,063 | 1,292,107 |
| Occupancy rate of management portfolio (%) | 94.6 | 95.0 | 94.6 |
| WAULT (years)* | 7.4 | 8.3 | 7.7 |
| Financial | |||
| Rental income (NOKm) | 440 | 433 | 1,772 |
| Profit before value adjustments and tax (NOKm) | 221 | 203 | 790 |
| Profit after tax (NOKm) | 948 | 70 | 1,000 |
| EPRA Earnings (NOKm)** | 140 | 142 | 555 |
| Net cash flow from investment activities (NOKm) | 1,426 | -310 | -1,157 |
| Net nominal interest-bearing debt (NOKm) | 12,271 | 15,199 | 13,890 |
| Debt ratio (LTV) (%)** | 43.7 | 56.8 | 48.4 |
| Interest coverage ratio (ICR) (%)** | 2.3 | 2.1 | 2.0 |
| Equity ratio (%) | 40.1 | 28.9 | 35.9 |
| Net asset value - EPRA NAV (NOKm)** | 14,951 | 11,027 | 14,029 |
| EPRA NNNAV (NOKm)** | 13,519 | 9,836 | 12,531 |
| Earnings per share (NOK)/* | 5.1 | 475.4 | 5.6 |
| Cash earnings per share (NOK)/* | 1.1 | 1,300.2 | 4.1 |
| Net asset value - EPRA NAV per share (NOK)/* | 81.4 | 77,551.7 | 76.4 |
| * As of Q2-14 W AULT is calculated based on the management portfolio, compared to previous periods where the key figure was calculated based on the total portfolio. See "definitions" |
portfolio. See "definitions"
** See section "Calculation of key figures and definitions"
*** The face value was split 1:1000 and the number for shares was increased by 41,538,461 in 2014.
The Group's rental income was NOK 440 million in the first quarter of 2015 compared to NOK 433 million in the same period in 2014. This represents an increase in rental income of 1.7 per cent. The increase in rental income is mainly related to the completion of the project at Otto Sverdrups plass 4 and the purchase of the property Lilletorget 1 in Oslo, which was completed on 1 July 2014. This is partly offset by decreased rental income related to the divestment of non-core assets during the second half of 2014 and in the first quarter of 2015. Underlying like-forlike growth on the lease contracts was 1.7 per cent from 31.03.2014 to 31.03.2015.
Other operating revenue amounted to NOK 166 million, against NOK 12 million in the same period in 2014. During the quarter the company delivered 22 apartments at Ringstabekk to the buyers, and thus recognised NOK 148.1 million in income. In addition, other operating income consists of income from external services provided in the quarter.
Maintenance and operating costs were stable and amounted to NOK 34 million (NOK 34 million).
Other property costs amounted to a total of NOK 159 million (NOK 8 million) and were affected by costs of NOK 147.8 million related to the apartments sold at Ringstabekk (referred to above). Otherwise other property costs are mainly related to depreciation and rental expenses.
Administrative owner costs amounted to NOK 54 million (NOK 61 million).
The net income from property management amounted to NOK 360 million (NOK 343 million) in the first quarter of 2015.
The valuation of the property portfolio resulted in a net positive value change of NOK 716 million, compared to NOK 2 million in the first quarter of 2014. The positive value change is mainly attributable to yield compression for centrally located properties in the Oslo region, sales of the properties in Østfold and Lillestrøm and signing of new and renegotiated contracts during the quarter.
The net unrealised value change on financial instruments was NOK 79 million (NOK –114 million) in the quarter. The positive development is mainly due to higher market interest rates in the quarter and reduced time to maturity of the existing high interest rate swaps.
Net realised financial expenses amounted to NOK 149 million (NOK 158 million). The Group has decreased its borrowings during the period. In addition falling market interest rates and the expiry of historical interest hedging agreements has contributed to lower realised financial expenses.
The profit before tax was NOK 1,016 million (NOK 91 million) in the first quarter of 2015, while comprehensive total income after tax in the period was NOK 948 million (NOK 70 million). The low tax expense rate in the period is related to the sale of properties through single purpose companies without tax expense according to Norwegian tax rules.
The Group's assets amounted to NOK 29,986 million (NOK 28,550 million) as at 31.03.15. Of this, investment property amounted to NOK 27,406 million (NOK 25,824 million) and investment property held for sale to NOK 299 million (NOK 383 million). Three properties were classified as held for sale as of 31.03.15.
Investments in associated companies and jointly controlled entities were NOK 1,122 million (NOK 1,146 million).
The Group's interest-bearing debt as of 31.03.15 was NOK 12,943 million (NOK 15,623 million). Since 31.03.14 the Group decreased its interest-bearing debt preliminary as a result of the IPO in October 2014 and the sales of investment properties in the first quarter of 2015.
The pension liability was NOK 82 million (NOK 56 million) at the end of the first quarter. The increase is due to changes in actuarial assumptions, particularly impacted by a lower discount rate on the pension liability.
Trade payables and other payables were NOK 484 million (NOK 810 million). In the first quarter of 2014 the amount was impacted by interests due on interest bearing debt, approved not paid dividend payments and other short-term accruals.
The Group's equity capital, including non-controlling interests, was NOK 12,012 million (NOK 8,243 million) as at 31.03.15 which corresponds to an equity ratio of 40.1 per cent (28.9 per cent). The IPO in October 2014 and the results for the first quarter of 2015 has had an important impact on the strengthened equity in the first quarter of 2015. The decrease in non-controlling interests from NOK 408 million at 31.03.14 to NOK 298 at 31.03.15 is mainly explained by dividend from Hinna Park Eiendom of NOK 75 million.
The Group's cash flow from operations amounted to NOK 194 million (NOK 175 million) in the first quarter.
Net cash flow from investments was NOK 1,426 million (NOK -310 million).
Proceeds from sales of investment properties, companies and housing-units of NOK 1,598 million (NOK 191 million) mainly consists of proceed from the sale of the six properties in Østfold and Lillestrøm with a total property value of NOK 1.375 billion and sales of housing-units at Ringstabekk.
Cost of upgrades of investment properties amounted to NOK 166 million (NOK 260 million) in the first quarter of 2015.
Furthermore, the Group has received repayment of loan from the jointly controlled entity Sundtkvartalet of NOK 62 million and invested NOK 37 million in the jointly controlled entity Entra OPF in the quarter.
Net cash flow from financing was NOK -1,690 million (NOK 177 million) in the quarter related to refinanced commercial paper loans of a total of NOK 850 million and repaid bank loans of NOK 1,690 million.
The net change in liquid assets was NOK -71 million (NOK 42 million) during the period.
During the quarter the Group has refinanced commercial paper loans for a total of NOK 850 million. The Groups bank debt was reduced with NOK 1,690 million mainly due to divestment of non-core real estate assets.
The Group's interest-bearing nominal debt was NOK 12,398 million (NOK 14,088 million) as at 31.03.15, with a diversified maturity profile. The average remaining term of the Group's debt portfolio was 5.3 years at 31.03.15 (5.0 years as at 31.12.14). The calculation takes into account the fact that available long-term credit facilities can replace short-term debt.
| Acc. Share of | |||
|---|---|---|---|
| NOK in millions | Credit line | Share of total debt | total debt |
| 0-3 months | 750 | 6% | 6% |
| 4-12 months | 1 800 | 15% | 21% |
| 1-2 years | 2 000 | 16% | 37% |
| 2-4 years | 3 818 | 31% | 67% |
| 4-6 years | 1 700 | 14% | 81% |
| >6 years | 2 330 | 19% | 100% |
| Total | 12 398 |
The Group's liquid assets as at 31.03.15 amounted to NOK 127 million (NOK 198 million as at 31.12.14). The Group has unutilised credit facilities totalling NOK 4,652 million as at 31.03.15 (NOK 3,965 million as at 31.12.14).
| NOK in millions | Amount | Share | ||||
|---|---|---|---|---|---|---|
| 0-3 months | - | 0% | ||||
| 4-12 months | - | 0% | ||||
| 1-2 years | 950 | 20% | ||||
| 2-4 years | 2 032 | 44% | ||||
| 4-6 years | 1 660 | 36% | ||||
| >6 years | 10 | 0% | ||||
| Total* | 4 652 | |||||
| *) Commitment fee is charged for undrawn credit facilities. |
The chart above shows the composition of interest-bearing debt. At the end of the period 70 per cent of the Group's financing was from the capital market.
75 per cent of the Group's financing was hedged at a fixed interest rate as at 31.03.15. The weighted effective maturity of the fixed rate portion was 3.7 years as at 31.03.15 (3.2 years as at 31.12).
The Group's average interest rate was 4.66 per cent as at 31.03.15, up from 4.45 per cent as at 31.12.14. The increase in the average interest rate from Q4 2014 arise from lower floating rate exposure due to debt repayments.
The Group's interest-bearing debt is subject to variable interest rate, including fixed rate bonds, which are swapped to variable rate. The Group manages interest rate risk by entering into floating-to-fixed interest rate swaps. The table below shows the maturity profile and contribution from floating-to-fixed interest rate swaps used for hedging purposes, as well as maturity profile for credit margins on debt.
| The Group's average interest rate | % |
|---|---|
| Swap interest rate (net) | 2.29 |
| NIBOR on debt | 1.41 |
| Credit margin on debt | 0.96 |
| Total | 4.66 |
| Pay fixed / receive floating swaps¹ | Forwards starting swaps² | Average credit margin on debt |
|||||
|---|---|---|---|---|---|---|---|
| Amount (NOKm) |
Interest rate (%) |
Amount | Interest rate (%) |
Tenor (years) |
Amount (NOKm) |
Credit margin (%) |
|
| <1 year | 750 | 5.35 | 700 | 2.40 | 7 | 5,098 | 0.87 |
| 1-2 years | 1,120 | 4.09 | 500 | 2.83 | 8 | 1,200 | 0.90 |
| 2-3 years | 1,242 | 5.11 | 1,600 | 1.22 | |||
| 3-4 years | 2,050 | 3.86 | 200 | 2.06 | 7 | 1,200 | 1.20 |
| 4-5 years | 700 | 4.26 | 1,000 | 0.92 | |||
| 5-6 years | 1,700 | 4.24 | 700 | 1.24 | |||
| 6-7 years | 550 | 4.47 | - | ||||
| 7-8 years | 550 | 3.62 | 500 | 1.63 | |||
| 8-9 years | 150 | 5.36 | - | ||||
| 9-10 years | - | - | |||||
| >10 years | 510 | 5.36 | 1,100 | 0.39 | |||
| Total | 9,322 | 4.40 | 12,398 | 0.96 | |||
| - | |||||||
| Pay fixed rate | 9,322 | 4.40 | |||||
| Receive floating rate | -9,322 | 1.36 | |||||
| Swap interest rate (net) | 3.04 | ||||||
| Hedge ratio adjusted rate³ (75%) | 2.29 |
¹Excluding forward starting swaps.
²The table displays future starting point, notional principle amount, average fixed rate and tenor for forward starting swaps. ³Hedge ratio = outstanding notional principal amount (swaps) / nominal interest bearing debt.
At the end of the first quarter the Group had an economic occupancy rate in the management portfolio of 94.6 per cent (95.0 per cent). The weighted remaining term for the Group's leases was 7.4 years for the management portfolio, and 7.6 years when the project portfolio is included.
During the first quarter Entra signed new and renegotiated leases with an annual rent totalling NOK 60 million (28,700 square metres) and received notices of termination on leases with an annual rent of NOK 15 million (7,200 square metres). The increase in rent from the total amount of renegotiated contracts signed within the quarter was about 1.8 %.
The largest new/renegotiated leases entered into in the quarter were:
The maturity structure of the Group's lease portfolio is set out in the graph below.
| Key figures at 31.03.2015 | Number of | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Area Occupancy | properties | Wault | Market value | 12 month rolling rent | Net yield | Market rent | |||||
| (sqm) | (%) | (#) | (year) (NOK mill.) | (NOK/sqm) (NOK mill.) (NOK/sqm) | (%) (NOK mill.) (NOK/sqm) | ||||||
| Region Central Oslo | 400,917 | 93.6 | 29 | 6.6 | 13,177 | 32,866 | 809 | 2,017 | 5.7 | 873 | 2,177 |
| Region Greater Oslo | 254,373 | 96.7 | 25 | 9.3 | 5,874 | 23,092 | 392 | 1,542 | 6.2 | 356 | 1,400 |
| Region South and West | 192,321 | 93.8 | 22 | 7.5 | 3,832 | 19,923 | 287 | 1,492 | 6.8 | 284 | 1,476 |
| Region Mid/North | 141,885 | 96.9 | 13 | 6.9 | 2,613 | 18,419 | 192 | 1,351 | 6.5 | 194 | 1,365 |
| Total management portfolio | 989,497 | 94.6 | 89 | 7.4 | 25,496 | 25,766 | 1,680 | 1,697 | 6.1 | 1,707 | 1,725 |
| Project portfolio | 86,621 | 4 | 11.8 | 1,735 | 20,029 | ||||||
| Regulated development sites | 137,143 | 6 | 0.5 | 458 | 3,339 | ||||||
| Total property portfolio | 1,213,261 | 99 | 7.6 | 27,689 | 22,822 |
Ringstabekk housing project is included in market value of management portfolio at cost price of NOK 51 million.Youngsgt. 7-9 is included in market value of management portfolio at sales price of NOK 60 million. The calculation of net yield is based on the valuers' assumption of ownership costs, which at 31.03 corresponds to 7.6 per cent of market rent.
On 22 January 2015 Entra announced that it had sold a portfolio of six properties in Østfold and Lillestrøm. Total property value in the transaction was NOK 1.375 bn. Closing and settlement took place on 24 February 2015.
| Property | Location | No of sqm |
|---|---|---|
| Kunnskapsveien 55 AS (Kunnskapsveien 55) | Kjeller / Lillestrøm | 27,135 |
| Jonas Lies gate 20 AS (Jonas Lies gate 20-28) | Lillestrøm | 12,660 |
| Vogtsgate 17 AS (Vogtsgate 17) | Moss | 9,582 |
| Prins Chr. Augustspl AS (Prins Chr. Augustspl 3-7) | Moss | 5,041 |
| Gunnar Nielsens gate 25 AS (Gunnar Nielsens gate 25) | Fredrikstad | 4,370 |
| Brochsgt 3 AS (Brochsgt 3) | Fredrikstad | 4,130 |
| Total | 62,918 |
In addition, the sale of Skansegaten 2 AS was completed in the quarter.
| Project | Ownership (%) |
Location | Expected completion |
Project area ('000 sqm) |
Occupancy % |
Estimated total project cost* (NOKm) |
Of which accrued* (NOKm) |
Yield on cost** |
|---|---|---|---|---|---|---|---|---|
| Group: | ||||||||
| Schweigaards gate 16 | 100 Oslo | Q2-2015 | 15,502 | 87.2 | 578 | 546 | 6.5 | |
| Akersgata 34-36 | 100 Oslo | Q3-2015 | 6,212 | 87.1 | 242 | 200 | 6.8 | |
| Papirbredden 3 | 60 Drammen | Q4-2015 | 11,354 | 55.7 | 266 | 143 | 8.0 | |
| Gullfaks*** | 50 Stavanger | Q3-2016 | 17,934 | 100.0 | 539 | 290 | 6.7 | |
| Total Group | 51,002 | 1,625 | 1,179 | |||||
| Jointly controlled companies: | ||||||||
| Sundtkvartalet | 50 Oslo | Q4-2016 | 31,356 | 27.5 | 1,055 | 424 | 6.7 | |
| MediaCity Bergen | 50 Bergen | Q3-2017 | 44,958 | 59.5 | 1,677 | 720 | 6.1 | |
| Total Jointly controlled companies | 76,314 | 2,733 | 1,144 |
The table below shows ongoing projects with a total investment exceeding NOK 50 million.
* Total project cost (Including book value at date of investment decision/cost of land)
** Estimated net rent (fully let) at completion/total project cost (including cost of land)
*** Gullfaks; Occupancy is reported as 100 % let due to a rental guarantee included in the purchase transaction of Hinna Park AS
At Schweigaardsgate 16 in Oslo a new office building of 15,500 square metres is under construction. Statoil Fuel & Retail will be the largest tenant with 12,100 square metres. The project has an ambition to obtain the classification BREEAM Excellent. The building has been designed with 100 per cent LED lighting, and will obtain energy class B. The building will be completed in June 2015.
The project in Akersgata 34-36 involves both a new building and refurbishment of an existing building. In total the project will provide 6,200 square metres of offices, where Amedia will lease approx. 90 per cent. The project is on schedule, and is expecting a BREEAM Very Good classification, and energy class A for the new build. The project is scheduled to be completed and handed over in September 2015.
Papirbredden 3 has been planned and will be constructed in accordance with FutureBuilt's quality criteria. Papirbredden 3 is a passive building with Energy class A. The property is prelet to Husbanken and Evolve, and in the first quarter a new lease contract with Siv.Ing. Stener Sørensen AS for 830 sqm. was signed. The project is about 55 % leased. Assembling of the facades have been completed and internal work has started. The project has a planned completion date in Q4 2015. The project is owned by Papirbredden Eiendom, where Entra owns 60 per cent.
At Hinna Park in Stavanger, precast concrete and assembling of the facade for the Gullfaks building has begun. The 17,400 square metre office building Gullfaks is situated close to the seashore and within a short distance of public transportation and high quality residential and commercial areas. Wintershall Norway AS will lease the whole building, except for the 2nd floor and the commercial space in the 1st floor. The project, aiming for BREEAM classification Excellent, has an estimated completion date in Q3 2016.
In Sundtkvartalet in Oslo, a new, environmentally leading office building of approximately 31,000 square metres is under construction. The concrete structures in the basement have been completed and preliminary works for precast concrete has started. The ambition is to obtain BREEAM classification Excellent, a passive building with Energy class A. The project is organised through a jointlycontrolled company where Skanska and Entra own 50 per cent each. Skanska is the building contractor and has signed a lease for approximately 8,000 square metres in the building.
In MediaCity Bergen, preliminary works for the Agency for Accident and Emergency Services have been completed and internal demolition have started. This building comprises 45,000 square metres and will house the largest media companies in Bergen. The project will include the total renovation of the existing 35,000 square metres and an extension of 10,000 square metres. The vision behind the concept is to create an environment for innovation and knowledge development within the media industry, through establishing a cluster of media companies, technology, education and research. TV2, NRK, Bergensavisen, Bergens Tidene, the Media Faculty of Bergen University, and the graphics company Vizrt have signed lease contracts, and the letting process for the remaining areas has started. The property will be a signature building and will be an important part of the development around Nygårdstangen in Bergen. The property is owned by the jointly controlled entity Entra OPF Utvikling AS where Entra and OPF own 50 per cent each.
The Langkaia project was finalised in the quarter. The refurbishment of Lossebalkongen (1st and 2nd floors) comprising 2,400 sqm was completed.
The project Ringstabekkveien 105 in Bærum was also finalised in the quarter. The project consists of Ringhøyden (commercial premises and apartments) and Slottshagen (apartments). The 24 senior apartments at Slottshagen are sold and handed over to the buyers. Bærum Municipality moved into the commercial premises at Ringhøyden in 2014 and 31 of the 49 apartments at Ringhøyden were sold as of 31.03.15. The remaining apartments are being offered for sale in the market.
At Strømsveien 96 in Oslo, refurbishment of 18,000 square meters is under planning. Norwegian Medicines Agency will be one of the tenants with 6,507 square metres. The project has an ambition to obtain the classification BREEAM Very Good and will obtain energy class B. The refurbishment will be completed in December 2017.
Phase two of the project in Fredrik Selmersvei 4 is also about to start. The project consists of completing interior works after the first phase and will be completed in the first quarter of 2016.
Papirbredden Eiendom AS and Hinna Park Eiendom AS are consolidated in the Group's financial statements and Entra OPF Utvikling AS, Oslo S Utvikling AS and Sundtkvartalet Holding AS are accounted for applying the equity method.
Entra Eiendom AS and Drammen Municipality own Papirbredden Eiendom AS. The company owns the properties Grønland 51, Grønland 56, Grønland 58, Grønland 60 and Kreftingsgate 33 in Drammen. All the existing buildings are 100 per cent let.
The construction of Papirbredden 3 on parts of the site Grønland 51 in Drammen has commenced. The building will total 11,000 square metres and a lease has been signed with Husbanken for 4,000 square metres.
Zoning work is continuing for the property Kreftingsgate 33 in Drammen.
Entra owns 50 per cent of the shares in Hinna Park Eiendom AS (taken over as at 1 February 2014). The remaining 50 per cent is owned by Camar Eiendom AS. The company owns Hinna Park AS which itself owns the following companies:
The companies are based at Hinna Park in Jåttåvågen – Stavanger.
Fjordpiren AS, Troll Næring AS and HP Stadionblokken C AS are property companies owning the properties Fjordpiren, Troll and Stadionblokken C. Hinna Park Logistikk AS includes activity related to parking, canteen operation and letting of boat berths. Hinna Park Logistikk AS is building a parking garage (Gullhallen). The companies Gullfaks AS, Oseberg Næring AS and Ormen Lange AS are all project companies with their own building plots. Construction of Gullfaks is ongoing as described under the project development section. Hinna Park Utvikling AS is a company whose purpose is to potentially acquire rights and building land for the further development of Jåttåvågen in Stavanger.
Entra and Oslo Pensjonsforsikring (OPF) own the jointly controlled enterprise Entra OPF Utvikling AS. The company owns the properties Lars Hilles gate 30 and Allehelgens gate 6 in Bergen.
The property Lars Hilles gate 30 consists today of approximately 35,000 square metres and is planned to be extended by a further 10,000 square metres to total approximately 45,000 square metres as described under the project development section above. The property Allehelgens gate 6 is fully let to the police on a lease with a remaining term of just under 5 years.
According to the agreement between Entra and Oslo Pensjonsforsikring, Entra OPF Utvikling AS is not to be financed with debt, and any capital requirements in addition to the company's ongoing profits are to be financed with equity contributions from the owners. In addition the contract provides that the company as a general rule will distribute the previous year's profit after providing for any capital requirements in the year in which the distribution is made.
Entra and Skanska Commercial Development Norway Holding AS own the jointly controlled enterprise Sundtkvartalet Holding AS. The company will build a new office building of approximately 31,000 square meters in Lakkegata/Vahlsgate. Skanska is the building contractor and has signed a lease for approximately 8,000 square metres in the building.
OSU is a property development company that is undertaking the development of parts of the city district Bjørvika in Oslo. OSU is developing around 350,000 square metres above ground and around 105,000 square metres below ground, of which approximately 177,000 square metres above ground and approximately 70,000 square metres below ground has been developed.
OSU's strategy of developing properties for sale means that the properties are not recorded in the financial statements at fair value, but at historical cost. In the consolidated financial statements the investment is
included using the equity method, and equity after tax is recorded at NOK 580 million in the consolidated financial statements as at 31.03.2015.
The market value of the properties and projects in OSU is estimated at approximately NOK 3.5 billion (100 per cent). Entra's ownership of 33.33 per cent gives a market value of NOK 1.2 billion. The estimate is based on corresponding principles to those used for Entra's other valuations of investment properties. Entra's share of the net asset value as at 31.03.2015 was NOK 0.8 billion after taking into account estimated latent deferred tax of 10 per cent.
Commercial property transactions in Norway in the three months ended 31 March 2015 were approximately NOK 25 billion, up from less than NOK 10 billion in the same period in 2014. The transaction market is active and driven by favourable financing terms and low return on alternative investments. International investors are currently the largest net buyers of property in Norway. The foreign share of the total Norwegian property market was around 20 percent in 2014 and around 40 percent in the first quarter of 2015. The interest for modern and central properties close to transportation hubs is still high and the yields have been decreasing in the first quarter of 2015. In the last part of 2014 and first quarter of 2015 there has also been more transactions outside the most central areas.These transactions can however also be characterised by high quality buildings, long lease contracts and solid tenants.
Source: Entra Consensus report
Office vacancy has increased slightly in all Entra´s markets due to the slower economic growth in the Norwegian economy. However, rent levels for modern and centrally located properties still remain solid.
Office vacancy in Oslo is around 8 per cent per, up from 7.5 per cent a year ago. Overall rents are slightly declining. Due to low vacancy, rents remains stable in city centre. Activity in the rental market has been somewhat moderate so far in 2015. Modern office premises located in the centre of Oslo obtain rents of about NOK 3,000 per square metre.
Office vacancy in Bergen is around 8 per cent, mostly among older, less efficient office buildings. Rents for modern offices in central Bergen have remained stable since our last report, and are obtaining rents of around NOK 2,200 per square metre.
In Trondheim, office vacancy has increased from around 6 per cent late 2014 to about 7 per cent now. Rents are unchanged. Modern centrally located premises in Trondheim obtain rents of approximately NOK 2,000 per square metre.
In Stavanger, office vacancy has increased to around 8 per cent. The vacancy rate is highest in the oil & gas intensive Forus area. Vacancy is still limited in city centre and Hinna Park. High standard, modern office premises located in the city centre and at Hinna Park, obtain rents of around NOK 2,200 - 2,500 per square metre.
| 2012 | 2013 | 2014 | 2015e | 2016e | 2017e | |
|---|---|---|---|---|---|---|
| Vacancy (%)* | 7,2 | 7,4 | 7,8 | 8,4 | 8,4 | 8,0 |
| Rental price (NOK/sqm)** | 2 780 | 2 907 | 3 025 | 3 035 | 3 086 | 3 170 |
| Prime yield (%)* | 5,3 | 5,2 | 4,7 | 4,4 | 4,5 | |
| * Oslo, including Lysaker and Fornebu | ||||||
| ** High quality offices in Oslo | ||||||
Source: Entra Consensus report
At 31 March 2015 the Group had 170 employees, of whom 15 are employed in Hinna Park AS.
During the quarter there were two lost time injuries. Entra has implemented several initiatives to improve the HSE situation both in on-going projects and in the operations, and works continually to avoid injuries.
The Group had an LTIF rate (number of accidents with lost time per million hours worked in last 12 months) on ongoing projects of 5.8 as at the end of the period, up from 4.4 at the end of the previous quarter.
The Group is exposed to financial risk through considerable level of debt financing, and changes in interest rate levels on loans at floating rates will affect the Group's cash flow. The risks associated with the development in market rates are managed through active use of various interest hedging instruments. Liquidity/ refinancing risk is reduced by entering into long-term loan agreements, as well as through establishing a diversified maturity structure and the use of various credit markets and counterparties.
The Group's equity is affected by value changes on properties and financial instruments that are due to changes in, among other things, interest and rent levels, yields and other market conditions.
Entra is exposed to the letting market, which is affected by macroeconomic changes in, among other things, GDP, the CPI rate and employment. Vacancy in the portfolio and rent changes on renegotiation of existing contracts affect the ongoing cash flow. Efforts are made to reduce the letting risk by systematic customer service, following up contract expiries and plans for letting work, as well as by adapting properties to customers' requirements. By entering into long leases with a diversified maturity structure, the Group achieves a stable and predictable cash flow.
Entra carries out major upgrading and development projects involving risks in relation to deadlines and costs.
There has for some time been a deviation between the rent adjustment on leases entered into (CPI) and the increase in building costs, a factor which it has been important to take into account when planning and implementing projects. This difference is expected to be less in the future.
The Annual general meeting of Entra ASA was held on 29 April 2015. The general meeting approved the distribution of a dividend of NOK 2.50 per share for the financial year 2014. The dividend will be paid out on or about 12 May 2015 to the company's shareholders as of 29 April 2015.
For further information see www.entra.no.
The 10 largest shareholders as registered in the VPS on 22 April 2015 were as follows:
| Shareholder | Shareholding (%) |
|---|---|
| Norwegian Ministry of Trade, Industry and Fisheries | 49.89 |
| Geveran Trading | 7.7 |
| Folketrygdfondet | 5.5 |
| The Bank of New York (Nominee) | 1.8 |
| JP Morgan Clearing (Nominee) | 1.8 |
| J.P. Morgan Chase Bank (Nominee) | 1.7 |
| Danske Invest Norge | 1.7 |
| SEB (Nominee) | 1.6 |
| State Street Bank (Nominee) | 1.1 |
| State Street Bank (Nominee) | 1.0 |
| SUM 10 LARGEST SHAREHOLDERS (VPS 22.04.15) | 76.3 |
A weaker macro-economic development is expected in Norway. The current economic situation with lower oil prices is expected to lead to higher unemployment and increased uncertainty.
Office vacancies have increased slightly in despite the low volume of new buildings being completed. Sub markets with a high level of international tenants and oil exposure are expected to experience further increase in vacancies and pressure on rents. As seen in previous periods, modern offices located near public transportation still attract tenants and obtain solid rents compared to premises located in fringe areas. Rental growth is however expected to see a slow-down in 2015 compared to previous years.
Property investors seek quality properties with good locations and/ or long and secure cash flows. Centrally located properties with development potential are also greatly in demand. Entra is experiencing a favourable credit market environment with low interest rates and contracting credit margins. The market is characterised by high competition and willingness to lend, both by banks and in the debt capital markets. Entra expect these market conditions to continue and to support a positive value development for Entra's property portfolio.
Oslo, 6 May 2015
The Board of Entra ASA
| All figures in NOK millions | Q1-15 | Q1-14 | 2014 |
|---|---|---|---|
| Rental income | 440 | 433 | 1,772 |
| Other operating revenue | 166 | 12 | 225 |
| Total operating revenue | 606 | 445 | 1,997 |
| Repairs & maintenance | 8 | 7 | 52 |
| Operating costs | 26 | 27 | 96 |
| Other property costs | 159 | 8 | 223 |
| Administrative owner costs | 54 | 61 | 227 |
| Total operating costs | 247 | 102 | 598 |
| Net income from property management | 360 | 343 | 1,399 |
| Changes in value from investment properties | 716 | 2 | 1,195 |
| Share of profit from associates and jointly controlled entities | 10 | 18 | 36 |
| Operating profit | 1,085 | 363 | 2,629 |
| Interest and other finance income | 3 | 3 | 21 |
| Interest and other finance expense | -151 | -161 | -666 |
| Net realised financials | -149 | -158 | -645 |
| Unrealised changes in value of financial instruments | 79 | -114 | -607 |
| Net financials | -69 | -272 | -1,252 |
| Profit before tax | 1,016 | 91 | 1,377 |
| Tax payable | - | - | - |
| Change in deferred tax | -68 | -21 | -351 |
| Profit for period/year | 948 | 70 | 1,026 |
| Acturial gains and losses, net of tax | - | - | -26 |
| Total comprehensive income for the period/year | 948 | 70 | 1,000 |
| Profit attributable to: | |||
| Equity holders of the Company | 936 | 68 | 1,027 |
| Non-controlling interest | 12 | 3 | - 1 |
| Total comprehensive income attributable to: | |||
| Equity holders of the Company | 936 | 68 | 1,001 |
| Non-controlling interest | 12 | 3 | - 1 |
| All figures in NOK millions | 31.03.15 | 31.03.14 | 31.12.14 |
|---|---|---|---|
| NON-CURRENT ASSETS | |||
| Goodwill | 146 | 132 | 146 |
| Other intangible assets | 41 | 31 | 34 |
| Total intangible assets | 187 | 164 | 180 |
| Investment property | 27,406 | 25,824 | 26,679 |
| Property used by owner | 7 | 7 | 7 |
| Other operating assets | 30 | 30 | 34 |
| Total property, plant & equipment | 27,443 | 25,861 | 26,721 |
| Investments in associates and jointly controlled entities | 1,122 | 1,146 | 1,074 |
| Loan to associates and jointly controlled entities | 0 | - | 62 |
| Financial derivatives | 537 | 239 | 550 |
| Other long-term receivables | 65 | 49 | 49 |
| Total financial assets | 1,724 | 1,434 | 1,736 |
| TOTAL NON-CURRENT ASSETS | 29,354 | 27,458 | 28,637 |
| CURRENT ASSETS | |||
| Housing-units for sale | 51 | 277 | 197 |
| Trade receivables | 79 | 84 | 45 |
| Other receivables | 77 | 128 | 222 |
| Total current receivables | 207 | 490 | 464 |
| Cash and bank deposits | 127 | 219 | 198 |
| TOTAL CURRENT ASSETS | 334 | 709 | 662 |
| Investment property held for sale | 299 | 383 | 1,551 |
| TOTAL ASSETS | 29,986 | 28,550 | 30,850 |
| All figures in NOK millions | 31.03.15 | 31.03.14 | 31.12.14 |
|---|---|---|---|
| EQUITY | |||
| Paid-in equity | 3,739 | 1,729 | 3,739 |
| Retained earnings | 7,974 | 6,105 | 7,039 |
| Non-controlling interests | 298 | 408 | 286 |
| TOTAL EQUITY | 12,012 | 8,243 | 11,064 |
| LIABILITIES | |||
| Interest-bearing debt | 10,393 | 12,345 | 11,826 |
| Pension liability | 82 | 56 | 82 |
| Deferred tax liability | 3,025 | 2,674 | 2,984 |
| Financial derivatives | 1,274 | 900 | 1,353 |
| Other liabilities | 120 | 127 | 129 |
| Total non-current liabilities | 14,893 | 16,102 | 16,373 |
| Trade payables and other payables | 484 | 810 | 521 |
| Interest-bearing debt | 2,550 | 3,278 | 2,821 |
| Tenants prepayments and provisions | 47 | 118 | 70 |
| Total current liabilities | 3,081 | 4,205 | 3,412 |
| TOTAL LIABILITIES | 17,974 | 20,308 | 19,786 |
| TOTAL EQUITY AND LIABILITIES | 29,986 | 28,550 | 30,850 |
| All figures in NOK millions | Share capital |
Other paid-in capital |
Other equity |
Non-controlling | interest Total equity |
|---|---|---|---|---|---|
| Equity 31.12.2013 | 142 | 1,587 | 6,287 | 115 | 8,131 |
| Profit for the year | 1,027 | - 1 |
1,026 | ||
| Other comprehensive income | -26 | -26 | |||
| Capital increase | 42 | 2,658 | 2,700 | ||
| Share issue costs net of tax | -40 | -40 | |||
| Dividend paid | -650 | -250 | -900 | ||
| Additions with non-controlling interests | 257 | 257 | |||
| Repaid paid-in capital non-controlling interests | -85 | -85 | |||
| Equity 31.12.2014 | 184 | 3,556 | 7,039 | 286 | 11,064 |
| Profit for period | 936 | 12 | 948 | ||
| Other comprehensive income | |||||
| Equity 31.03.2015 | 184 | 3,556 | 7,974 | 298 | 12,012 |
| All figures in NOK millions | Q1-15 | Q1-14 | 2014 |
|---|---|---|---|
| Profit before tax | 1,016 | 91 | 1,377 |
| Net expensed interest and fees on loans from financial institutions | 145 | 151 | 695 |
| Interest and fees paid on loans from financial institutions | -159 | -155 | -740 |
| Share of profit from associates and jointly controlled entities | -10 | -18 | -36 |
| Depreciation and amortisation | 10 | 4 | 16 |
| Change in market value investment properties | -716 | - 2 |
-1,200 |
| Change in market value financial instruments | -79 | 114 | 607 |
| Change in working capital | -14 | -10 | -52 |
| Net cash flow from operating activities | 194 | 175 | 668 |
| Proceeds from sales of investment properties, companies and housing | |||
| units | 1,598 | 191 | 511 |
| Purchase of business net of cash | - | -187 | -213 |
| Purchase of investment properties | - | - | -287 |
| Cost of upgrades of investment properties | -166 | -260 | -1,106 |
| Investment in housing units for sale | - 2 |
-50 | -154 |
| Purchase of intangible assets and other plant and equipment | -14 | - 4 |
-40 |
| Net payment financial assets | -16 | - | - |
| Net repayment of loans to associates and jointly controlled entities | 62 | - | -62 |
| Net payments in associates and jointly controlled entities | -37 | - | 115 |
| Dividends from associates and jointly controlled entities | - | - | 80 |
| Net cash flow from investment activities | 1,426 | -310 | -1,157 |
| Proceeds interest-bearing debt | 850 | 2,970 | 11,910 |
| Repayment interest-bearing debt | -2,540 | -2,793 | -13,086 |
| Proceeds from/repayment of equity | - | - | 2,645 |
| Dividends paid | - | - | -960 |
| Net cash flow from financing activities | -1,690 | 177 | 510 |
| Change in cash and cash equivalents | -71 | 42 | 21 |
| Cash and cash equivalents at beginning of period | 198 | 177 | 177 |
| Cash and cash equivalents at end of period | 127 | 219 | 198 |
The results for the period have been prepared in accordance with IAS 34 Interim Financial Reporting. The accounting principles that have been used in the preparation of the interim financial statements are in conformity with the principles used in preparation of the annual financial statements for 2014. Reporting covers Entra ASA, subsidiaries, associated companies and jointly controlled entities. The interim financial statements have not been audited.
Information reported to the chief operating decision maker for the purpose of resource allocation and assessment of segment performance. The accounting policies of the reportable segments are the same as for the Group's accounting policies. The Group reports its business under four geographic operating segments in line with IFRS 8: Central Oslo, Greater Oslo, South/West Norway and Mid/North Norway. Each of the operating segments has its own profit responsibility.
Segment information is reported to the group management team and to the CEO, which are the Group's highest decisionmaking authority.
Costs related to staff and support functions for the operating segments and group eliminations are included in the segment Group.
| All figures in NOK millions | Central Oslo | Greater Oslo | South/West | Mid/North | Group | Consolidated |
|---|---|---|---|---|---|---|
| Rental income | 197 | 120 | 70 | 53 | - | 440 |
| Other operating revenue | 15 | 142 | 7 | 2 | 0 | 166 |
| Total operating revenue | 212 | 262 | 77 | 55 | 0 | 606 |
| Repairs & maintenance | 3 | 2 | 2 | 1 | - | 8 |
| Operating costs | 7 | 6 | 6 | 6 | 0 | 26 |
| Other property costs | 0 | 148 | 0 | 1 | 9 | 159 |
| Administrative owner costs | 3 | 3 | 3 | 2 | 44 | 54 |
| Total operating costs | 14 | 159 | 12 | 9 | 53 | 247 |
| Net income from property | ||||||
| management | 198 | 103 | 65 | 46 | -53 | 360 |
| Carrying amount of investment property | ||||||
| Investment property | 14,188 | 6,312 | 4,280 | 2,551 | 27,331 | |
| Investment property held for sale | - | - | 48 | 251 | 299 |
| All figures in NOK millions | Central Oslo | Greater Oslo | South/West | Mid/North | Group | Consolidated |
|---|---|---|---|---|---|---|
| Rental income | 194 | 120 | 66 | 53 | - | 433 |
| Other operating revenue | 4 | 2 | 5 | 1 | 0 | 12 |
| Total operating revenue | 198 | 122 | 71 | 54 | 0 | 445 |
| Repairs & maintenance | 3 | 2 | 1 | 1 | - 0 |
7 |
| Operating costs | 9 | 6 | 7 | 5 | 0 | 27 |
| Other property costs | 4 | - 0 |
0 | 1 | 4 | 8 |
| Administrative owner costs | 3 | 4 | 7 | 2 | 45 | 61 |
| Total operating costs | 19 | 12 | 16 | 7 | 48 | 102 |
| Net income from property | ||||||
| management | 179 | 110 | 55 | 46 | -48 | 343 |
| Carrying amount of investment property | ||||||
| Investment property | 12,158 | 6,828 | 4,212 | 2,626 | 25,824 | |
| Investment property held for sale | 209 | - | 111 | 63 | 383 |
| All figures in NOK millions | Central Oslo | Greater Oslo | South/West | Mid/North | Group | Consolidated |
|---|---|---|---|---|---|---|
| Rental income | 781 | 502 | 285 | 204 | - | 1,772 |
| Other operating revenue | 7 | 184 | 26 | 7 | 2 | 225 |
| Total operating revenue | 788 | 686 | 311 | 211 | 2 | 1,997 |
| Repairs & maintenance | 25 | 14 | 10 | 4 | - | 52 |
| Operating costs | 31 | 25 | 21 | 18 | 0 | 96 |
| Other property costs | 18 | 187 | 1 | 2 | 15 | 223 |
| Administrative owner costs | 14 | 13 | 26 | 7 | 166 | 227 |
| Total operating costs | 89 | 240 | 58 | 30 | 182 | 598 |
| Net income from property | ||||||
| management | 700 | 446 | 253 | 181 | -180 | 1,399 |
| Carrying amount of investment property | ||||||
| Investment property | 13,704 | 6,172 | 4,291 | 2,512 | 26,679 | |
| Investment property held for sale | - | 1,193 | 110 | 248 | 1,551 |
| All figures in NOK millions | Q1-15 | Q1-14 | 31.12.14 |
|---|---|---|---|
| Closing balance previous period | 28,230 | 24,818 | 24,818 |
| Purchase of investment property | - | 1,293 | 1,581 |
| Investment in the property portfolio | 162 | 277 | 1,077 |
| Capitalised borrowing costs | 9 | 9 | 37 |
| Sale of investment property | -1,412 | -191 | -477 |
| Changes in value from operational lease | 1 | 1 | 36 |
| Changes in value from investment properties | 715 | 2 | 1,158 |
| Closing balance | 27,705 | 26,207 | 28,230 |
| Investment property held for sale | 299 | 383 | 1,551 |
| Investment property | 27,406 | 25,824 | 26,679 |
Investment properties held for sale include the properties Grønnegata 122 and Strandveien 13 in Tromsø and Kirkegaten 2B in Arendal. Grønnegata 122 is delivered to the buyer in April 2015.
The value change on operational lease agreements relates to the property Langkaia 1, which is owned under a lease that expires on 31 December 2030. The property will then revert without consideration to the Oslo Harbour Authority. The property is classified as an investment property under IAS 40 and is valued at NOK 705 million as at the end of the first quarter of 2015. The Group records quarterly a negative value change on the property as the maturity date of the lease approaches.
Entra is currently involved in legal or arbitration proceedings or disputes with Norwegian Datasenter Group AS, Greenfield Property AS, Evry ASA/Evry AS, Skanska Norge AS and Caverion Norge AS. Refer to the annual report 2014 for further explanations regarding these proceedings.
The hearing of the dispute with Norwegian Datasenter Group AS and Greenfield Property AS took place in Oslo District Court in January 2015 and Entra prevailed on all counts. The judgment has been appealed by the counterparty.
The hearing of the dispute with Evry ASA/Evry AS took place in Oslo District Court in February 2015 and and Evry ASA/Evry AS prevailed. Entra disagree with the verdict and the ruling will be appealed.
Entra has not made any provision for the claims as the Group considers it not probable that an outflow of resources involving economic benefits will be required to settle the obligation.
The valuation methods and principles are unchanged in the quarter. See the annual financial statements for 2014 for further information. Set out below is a summary of financial instruments divided between the different valuation hierarchies set out in IFRS 7.
With the exception of equity capital instruments of NOK 0.6 million (level 3) all financial instruments are level 2.
| All figures in NOK millions | 31.03.15 | 31.03.14 | 31.12.14 | |
|---|---|---|---|---|
| Assets measured at fair value | ||||
| Assets measured at fair value with | ||||
| change over the result | ||||
| - Investment property | 27,406 | 25,824 | 26,679 | |
| - Investment property held for sale | 299 | 383 | 1,551 | |
| - Derivatives | 537 | 239 | 550 | |
| Financial assets held for sale | ||||
| - Equity instruments | 1 | 1 | 1 | |
| Total | 28,243 | 26,447 | 28,781 | |
| Liabilities measured at fair value | ||||
| Financial liabilitites measured at fair value with | ||||
| change over the result | ||||
| - Derivatives | 1,274 | 900 | 1,353 | |
| - Bonds | 3,845 | 4,197 | 3,859 | |
| - Commercial paper | 1,350 | 2,100 | 1,350 | |
| Total | 6,469 | 7,197 | 6,561 |
The Group has completed a sale of a portfolio of six properties in Østfold and Lillestrøm with a total property value of NOK 1,375 billion in the first quarter of 2015. Closing and settlement took place at 24 February 2015. All properties involved are located in the Greater Oslo region.
Key figures for the property portfolio in total are listed below:
| All figures in NOK millions | 2013 | 2014 |
|---|---|---|
| Total income | 101 | 103 |
| Property costs | 7 | 6 |
| Net income from property management | 94 | 97 |
| Book value as of 31.12 | 1,163 | 1,189 |
The properties were sold as sales of shares and thus the transaction was tax exempted.
| All figures in NOK millions | Q1-15 | Q1-14 | 31.12.14 |
|---|---|---|---|
| Investment property | 27,406 | 25,824 | 26,679 |
| Investment properties held for sale | 299 | 383 | 1,551 |
| Properties for use of the group | 8 | 8 | 9 |
| Housing units held for sale | 51 | 277 | 197 |
| Prepaid VAT compensation | -75 | -89 | -78 |
| Property market value | 27,689 | 26,404 | 28,358 |
| All figures in NOK millions | Q1-15 | Q1-14 | 2014 |
|---|---|---|---|
| Net income from property management | 360 | 343 | 1399 |
| Depreciation | 10 | 4 | 18 |
| EBITDA adjusted | 369 | 347 | 1418 |
| Share of EBITDA Entra OPF Utvikling | 1 | 12 | 16 |
| EBITDA adjusted for share of Entra OPF Utvikling | 371 | 359 | 1434 |
| Interest cost | 151 | 165 | 682 |
| Other finance expense | 8 | 4 | 19 |
| Applicable net interest cost | 159 | 169 | 701 |
| Interest Coverage Ratio (ICR) | 2.3 | 2.1 | 2.0 |
| All figures in NOK millions | Q1-15 | Q1-14 | 2014 |
|---|---|---|---|
| Net nominal interest-bearing debt | 12,271 | 15,199 | 13,890 |
| Total market value of the property portfolio | 28,087 | 26,772 | 28,720 |
| Market value of the property portfolio | 27,689 | 26,404 | 28,358 |
| Share of Entra OPF Utvikling (50%) | 398 | 368 | 362 |
| Debt ratio (LTV) % | 43.7 | 56.8 | 48.4 |
| All figures in NOK millions | Q1-15 | Q1-14 | 2014 |
|---|---|---|---|
| Book value of investment properties | 27,705 | 26,207 | 28,230 |
| Net interest-bearing debt | 12,816 | 15,404 | 14,449 |
| Other debt-like items | 2,877 | 2,561 | 2,718 |
| Total equity | 12,012 | 8,243 | 11,064 |
| Less: Non-controlling interests | 298 | 408 | 286 |
| NAV per financial statement | 11,714 | 7,835 | 10,778 |
| Add: Adjustment to property portfolio | 1 | 1 | 2 |
| Add: Revaluation of investments made in the JV | 211 | 351 | 194 |
| Add: Net market value on financial derivatives | 736 | 661 | 803 |
| Add: Deferred tax arising on revaluation moments | 2,289 | 2,179 | 2,252 |
| EPRA NAV | 14,951 | 11,027 | 14,029 |
| Market value on property portfolio | 27,689 | 26,404 | 28,358 |
| Tax value on property portfolio | 12,739 | 13,334 | 13,124 |
| Basis for calculation of tax on gain on sale | 14,950 | 13,070 | 15,234 |
| Less: Market value of tax on gain on sale (5% tax rate) | 748 | 654 | 762 |
| Net market value on financial derivatives | 736 | 661 | 803 |
| Tax expense on realised net financial derivatives (27% tax rate) | 199 | 178 | 217 |
| Less: Net result from realisation of financial derivatives | 538 | 482 | 586 |
| Book value of interest bearing debt | 12,943 | 15,623 | 14,647 |
| Nominal value of interest bearing debt | 12,398 | 15,418 | 14,088 |
| Basis for calculation of tax on realisation of interest bearing debt | 545 | 205 | 559 |
| Less: Market value of tax on realisation (27% tax rate) | 147 | 55 | 151 |
| EPRA NNNAV | 13,519 | 9,836 | 12,531 |
| All figures in NOK millions | Q1-15 | Q1-14 | 2014 |
|---|---|---|---|
| Profit for period/year - Earnings per IFRS income statement | 948 | 70 | 1,026 |
| Add: | |||
| Change in value from investment property | -716 | - 2 |
-1,195 |
| Tax on changes in value of investment property (27% tax rate) | 193 | 1 | 323 |
| Reversal of deferred tax arising from sales of properties (tax excempted) | -208 | ||
| Unrealised changes in value of financial instruments | -79 | 114 | 607 |
| Tax on unrealised changes in value of fin. instr. (27% tax rate) | 21 | -31 | -164 |
| Profit or losses on disposal of inventory in Oslo S Utvikling AS | -6 | - 6 |
-23 |
| Share of profit jointly controlled entities – fair value adjustments | -7 | 0 | 6 |
| Non-controlling interests of subsidiaries | -6 | - 4 |
-24 |
| EPRA earnings | 140 | 142 | 555 |
| 12 months rolling rent |
- The contractual rent of the management properties of the Group for the next 12 months as of a certain date, adjusted for (i) signed new contracts and contracts expiring during such period, (ii) contract based CPI adjustments based on Independent Appraisers' CPI estimates and (iii) the Independent Appraisers' estimates of letting of current and future vacant areas. |
|
|---|---|---|
| Contractual rent EPRA Earnings |
- Annual cash rental income being received as of relevant date - Net income after tax excluding value changes on investment properties, unrealised changes in the market value of financial derivatives and gains/losses on the sale of properties and their associated tax effects. All adjustments are also made for jointly controlled entities. EPRA earnings are intended to give an indication of the underlying development in the property portfolio |
|
| EPRA NAV | - Net asset value adjusted to include market value of all properties in the portfolio and interest bearing debt, and to exclude certain items not expected to crystallise in a long-term investment property business model such as e.g. financial derivatives and deferred tax on the market value of investment properties. The objective with EPRA NAV is to demonstrate the fair value of net assets given a long-term investment horizon |
|
| EPRA NNNAV Gross yield |
- EPRA NNNAV is EPRA NAV adjusted to reflect the fair value of debt and derivatives and in order to include deferred tax on value changes. The objective with EPRA NNNAV is to report the fair value of net assets in the Group on the basis that these are immediately realised - 12 months rolling rent divided by the market value of the management portfolio |
|
| Independent Appraisers |
- Akershus Eiendom and DTZ |
|
| Land and development properties Like-for-like |
- Property / plots of land with planning permission for development The percentage change in rental income from one period to another given the same income generating property portfolio in the portfolio. The figure is thus adjusted for purchases and sales |
|
| Loan-to-value ("LTV") |
of properties and active projects - Net nominal value of interest-bearing liabilities divided by the market value of the property portfolio and the market value of the jointly controlled entity Entra OPF Utvikling |
|
| Management properties |
- Properties that are actively managed by the company |
|
| Market rent | - The annualised market rent of the management properties, fully let as of the relevant date, expressed as the average of market rents estimated by the Independent Appraisers |
|
| Market value of property portfolio Net rent |
- The market value of all the properties owned by the parent company and subsidiaries, regardless of their classification for accounting purposes. Does not include the market value of properties in associates and jointly controlled entities - 12 months rolling rent less the Independent Appraisers' estimate of ownership costs of the management properties of the Group |
|
| Net yield | - Net rent divided by the market value of the management properties of the Group |
|
| Occupancy | - Estimated market rent of occupied space of the management properties, divided by the market |
|
| Project properties |
rent of the total space of the management portfolio. Based on EPRA standard - Properties where it has been decided to start construction of a new building and/or renovation |
|
| Interest Coverage Ratio ("ICR") |
- Net income from property management excluding depreciation and amortisation for the Group including Entra OPF, divided by net interest on interest-bearing nominal debt and fees and commitment fees related to investment activities |
|
| Total area | - Total area including the area of management properties, project properties and land / development properties |
|
| WAULT | - Weighted Average Unexpired Lease Term measured as the remaining contractual lease amounts of the current lease contracts of the management properties of the Group, including areas that have been re-let and signed new contracts, adjusted for termination rights and excluding any renewal options, divided by Contractual Rent, including renewed and signed new contracts |
ENTRA ASA Biskop Gunnerus´gate 14 | Postboks 52 Økern | 0508 Oslo entra.no
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