Quarterly Report • Oct 24, 2023
Quarterly Report
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Interim report January – September
2023
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Rental income increased 19 percent to SEK 2,912 million (2,447)
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Operating surplus increased 22 percent to SEK 2,104 Mkr (1,729)
Income from property management amounted to SEK 1,381 million (1,425)
Profit for the period amounted to SEK 323 million (1,198), corresponding to earnings per share* of SEK 1.05 kr (6.50)
In 12 months EPRA NRV per share has increased by 3 percent to SEK 89.07 (89.28) adjusted for dividend of SEK 3.10 per share
*) Earnings per share are the same before and after dilution
Space (Kunskapen 1), Lund
Wihlborgs is the leading property company in the Öresund region. Over 50,000 people have their workplace 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, associations and social forums as the Öresund region grows amid a wave of urban diversity and sustainability. We are a region-builder and a relations-builder.
The book value of the company's properties totals SEK 56 billion, representing an annual rental value of SEK 4.3 billion. Wihlborgs' shares are listed on the Large Cap List of Nasdaq Stockholm.
Wihlborgs specialises in efficient sub-markets in the Öresund region, where we own, manage in-house and develop commercial properties, thereby enabling tenants to grow and develop.
We work continuously to improve our property portfolio by refining and developing existing properties, implementing new projects and acquiring and selling properties. With good results, we enable value growth and dividends to shareholders.
Wihlborgs is to ensure the company's and region's long-term sustainable development. Our focus is on responsible business, commitment to the region and its community, being an attractive employer and sustainable properties.
Property value, SEK billion 56.0
Rental income, SEK million Jan-Sep
2,912
Income property management, SEK million Jan-Sep
1,381
| CEO's comments | 4 |
|---|---|
| Market comments | 5 |
| Income, expenses and profit | 6 |
| Assets | 8 |
| Sustainable business | 14 |
| Liabilities and equity | 16 |
| Financial reports | 19 |
| Key figures | 24 |
| Definitions | 26 |
| Calendar | 27 |
| Contact | 28 |
| Group key figures. SEK m | 2023 Jan-Sep |
2022 Jan-Sep |
2022/2023 Oct-Sep |
2022 Jan–Dec |
|---|---|---|---|---|
| Rental income | 2,912 | 2,447 | 3,800 | 3,335 |
| Operating surplus | 2,104 | 1,729 | 2,706 | 2,331 |
| Income property management | 1,381 | 1,425 | 1,817 | 1,861 |
| Changes in value of properties | -915 | 412 | -931 | 396 |
| Changes in value of derivatives | -53 | 691 | -90 | 654 |
| Result for the period | 323 | 1,998 | 613 | 2,288 |
| Earnings per share, SEK* | 1.05 | 6.50 | 1.99 | 7.44 |
| Surplus ratio, % | 72 | 71 | 71 | 70 |
| Equity/assets ratio, % | 39.4 | 41.0 | 39.4 | 41.2 |
| Occupancy rate, %** | 93 | 93 | 93 | 93 |
| EPRA NRV per share, SEK | 89.07 | 89.28 | 89.07 | 90.64 |
*) Earnings per share are the same before and after dilution.
**) At the end of the period, excluding projects and land.
| Mål | Outcome January-September 2023 |
|---|---|
| A return on equity that exceeds the risk-free interest rate* by not less than six percentage points, which for the beginning of 2023 corresponds to 8.51 percent |
1.9 |
| An equity/assets ratio of no less than 30 percent | 39.4 |
| An interest coverage ratio of no less than 2.0 times | 3.0 |
| The loan-to-value ratio is not to exceed 60 percent | 50.5 |
*) Risk-free interest rate is defined as the rate on a 5-year Swedish government bond.
At the time of writing, many people are being impacted by rising global geopolitical concern and it is uncertain how long the precarious situation will last. On a personal front, it is hard not to be deeply concerned. At the same time, our responsibility is to continue driving our operations forward as best possible and to comprise a positive force in an open and democratic society. It is with this endeavor in mind that I comment on the development for Wihlborgs during the third quarter of this year.
Third quarter rental income amounted to SEK 977 million, up 15 percent year-on-year. This was also a record for Wihlborgs in terms of revenue for a single quarter. We managed to once again post positive net lettings, plus SEK 15 million, and we are proud of the extended positive trend, which now stands at 34 quarters in a row. The positive figures for this quarter were a result of a large number of smaller transactions together with a couple of somewhat larger ones. The transition of some larger tenants is continuing with restructuring and some reductions, but this is well counterbalanced by small and medium companies with rising needs.
Rental income for the like-for-like lettings portfolio rose 10.2 percent over the past 12 months. We should keep in mind that indexations of leases in Denmark, unlike Sweden, take place continually during the year and that Danish inflation has sunk substantially in recent months leading to lower rent increases. The corresponding figure for our offices in Sweden is 12.4 percent. It is also pleasing to note that the like-for-like occupancy rate is one percentage point higher year-on-year.
The operating surplus for the third quarter amounted to SEK 715 million, up 20 percent year-on-year. This is the second highest operating surplus for a single quarter, and is only surpassed by the second quarter this year. The surplus ratio for the quarter was 73.2 percent compared with 70.0 percent last quarter, and it is satisfying that various cost measures have yielded results.
Interest expenses continue to rise in light of increasing market interest rates. Despite this, the interest coverage ratio on a rolling 12-month basis was a multiple of 3.1. Increased financing costs resulted in income from property management for the quarter falling 9 percent to SEK 433 million.
During the quarter we have chosen to have external appraisers value all of our properties, which we will also be doing in conjunction with the annual closing accounts. The valuation has meant an impairment of the property value of SEK 828 million, corresponding to 1.5 percent. Updates have been made of assumptions for yield requirements, vacancies, indices, market rent development and operating costs. Lettings, renegotiations and projects are additional parameters which continuously affect valuations. The number of completed comparable transactions was low.
As we have often noted, we need to be careful before drawing far-reaching conclusions from property
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valuations. A concrete example is the sale during the quarter of a small property in Malmö. The transaction took place at a property value 53 percent higher than the most recent external valuation. This does not mean that similar properties must automatically be valued up but rather shows the difference that can exist between adopted valuation method and specific transactions. The values should reflect the most likely price between a willing buyer and a willing seller, not a willing buyer and a forced seller.
The negative changes in property values impact the equity/assets ratio and loan-to-value ratio, which were 39.4 and 50.5 percent respectively at the end of the quarter. These levels are still healthy in relation to our targets for these key ratios. It is important to note that net debt in relation to operating profit (EBITDA) continues to improve with this key ratio now at a multiple of 10.4.
During the quarter, Wihlborgs redeemed bonds of SEK 470 million. As a result, the share of financing from the bond market is continuing to decline and only 7 percent of our financing now comes from the capital market. Even if we have chosen not to issue bonds for some time, it is positive to note that some Swedish property companies have issued bonds at better levels than previously in the past few weeks.
Wihlborgs as a global leader in sustainability
We maintain our focus on sustainability even in changing times. We have received positive recognition from GRESB where we scored 93 points of a possible 100 in their assessment and were named global leader (GRESB Sector Leader) within the listed diversified office/industrial category. It is also very gratifying to see that our energy consumption per square metre during a normal year corrected nine-month period has declined by 13 percent, which benefits tenants and the climate alike.
We are witnessing weaker general economic growth, but with considerable variation between sectors. The diversified businesses in the Öresund region and Wihlborgs' significant share of revenue from the public sector have provided us with stable core operations. Our strategy of focusing on one region and working closely with tenants has yielded favourable results. We implement minor changes every day to adapt to our business environment, tenants and the opportunities we can create. However, our overall strategy remains firm and guides us as we continue to build our company and our region.
Ulrika Hallengren, CEO
In the September Silf/Swedbank purchasing managers' indices (PMIs) for the manufacturing and the service sectors, both indices were below 50, indicating a decline. The services sector noted a decline both in new orders and in order books, which indicates that the services business cycle has yet to bottom out. The Riksbank's (the Swedish Central Bank) September meeting noted that while inflation was decreasing, it remained too high, which led to a hike in the policy rate to 4.0%.
In 2023, high electricity prices and a relatively large construction sector have left their mark on the economy of southern Sweden. Nordea's Regional Outlook report projects a 2.0% decrease in South Sweden's (Skåne + Blekinge) GRP in 2023, and a 1.3% decline in GDP for Sweden as a whole. For 2024, a smaller decrease of 0.3% is expected in GRP for South Sweden, which is in line with other regions and the country as a whole (-0.2%).
While South Sweden posted the strongest employment trend in the 2020–2021 period, it has fallen back to historical averages in 2023. According to Arbetsförmedlingen (Sweden's public employment agency), the number of unemployed in the county of Skåne has increased from the lowest level in May by 0.3 percentage points to 8.5%, which corresponds to the increase rate for the entire country. Unemployment remains lower than it was 5–10 years ago, when it varied between 9 and 10%. Compared with August last year, new job vacancies fell 20% in Skåne and the country as a whole, which indicates a weaker labour market going forward.
Denmark's annual rate of inflation fell to 0.9% in September, its lowest level since February 2021. According to the independent advisory body the Danish Economic Councils, inflation is expected to rise to 2.6% in 2024 and drop below 2% in 2025. GDP growth is projected at 1.7% for 2023 and 1.3% for 2024, mainly due to the success of the medical industry.
In SEPREF's (the Swedish Property Research Forum) consensus forecast for the third quarter of 2023, the prime rent in Malmö increased SEK 100/m² to SEK 3,100/m². The yield requirement for prime locations has increased from 4.5% in the previous
quarter to 4.6% in the third. The majority consensus is that yield requirements will continue to rise in the coming year. Colliers noted no change in office rents in the Copenhagen area in the third quarter, increases in yield requirements of around 0.25 percentage points and unchanged vacancy levels of around 5.0% for offices.
According to Colliers, turnover in the Swedish real estate market amounted to SEK 64 billion for the first three quarters of 2023, down 58% compared with the first three quarters of 2022. One of few transactions in Skåne during the quarter comprised Nyfosa's package sale to Blackstone for SEK 761 million, in which two of the nine properties were located at Sunnanå in Burlöv.
In the first three quarters of 2023, the transaction volume in Denmark declined from DKK 64 billion to DKK 26 billion, down 60%. Wihlborgs acquired the Klædemålet 9 office property in eastern Copenhagen for DKK 71.5 million. After the end of the quarter, a major package deal was completed in the Copenhagen area when AKF sold ten industrial properties totalling 83,300 m² to Blackstone.
Net letting, quarterly
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Comparative figures for income statement items relate to values for the corresponding period 2022 and balance sheet items as of 2022-12-31.
Rental income amounted to SEK 2,912 million (2,447) corresponding to an increase by 19 procent. Of the rental income, service income accounted for SEK 330 million (259), whose increase is mainly due to increased addtional charges to tenants as a result of increased energy costs. During the second quarter, additional billing has been reduced by SEK 15 million in consideration of the regulation of received electricity support towards the tenants. Service revenue from the Danish canteen operations has decreased as this is run by an external party from 1 March. A compilation of the change in rental income compared to the previous year appears in the table below.
| Rental income January-September 2022 | 2.447 |
|---|---|
| Acquisitions | 119 |
| Currency effect | 47 |
| Index | 176 |
| Additional charges | 53 |
| Danish canteen operation | -21 |
| Completed projects, new leases and renegotiations |
91 |
| Rental income January-September 2023 | 2,912 |
At the end of the period the occupancy rate for investment properties, excluding Projects & Land, is 93 percent (93). During the period new leases were signed to a value of SEK 216 million (202). Lease terminations totalled SEK 181 million (115). This represents a net letting of SEK 35 million (87).
Rental income from
Total property costs amounted to SEK 808 million (718). Of the increase of SEK 90 million, acquisitions account for approximately 42 SEK million. During the second quarter, received electricity subsidies of SEK 20 million have reduced electricity costs. Of the increased property tax of SEK 16 million, SEK 8 million refer to acquisitions. Rental losses during the period amounted to SEK 4 million, last year these were positive with SEK 1 million. The historical summary at the bottom of page 21 illustrates how costs vary over the different quarters of the year.
The operating surplus amounted to SEK 2,104 million (1,729) representing a surplus ratio of 72 percent (71). Of the change, SEK 74 million (29) was attributable to property acquisitions and divestments, in addition, currency effects have affected by SEK 27 million (13).
The costs for central administration were SEK 67 million (67).
Net interest totalled SEK -685 Mkr (-243), of which interest income accounted for SEK 12 million (10). The interest expense for the period, incl. realized effects from interest rate derivatives, was SEK 697 million (253). The leasehold amounted to SEK 3 million (3). During the period net payments on interest rate derivatives were positive at SEK 181 million (17). At the end of the period, the average interest rate, including the cost of credit agreements, was 3.96 percent, compared with 2.59 percent at year-end.
Profit participation in joint ventures amounted to SEK 32 million (9), of which SEK 20 million is attributable to a property sale in a joint venture. Income from property management amounted to SEK 1,381 million (1,425).
Space (Kunskapen 1) will be Wihlborgs' second property and the first lab-equipped building to be certified according to NollCO2, i.e. a net zero climate impact over its life cycle. An important aspect in the process toward the NollCO2 certification has been reducing material use at every stage and working on a "right material in the right place" basis. Among other things, this means that the building's frame system comprises a hybrid framework, which uses steel beams in places most affected by adverse weather conditions.
The pre-tax profit, i.e. after value changes on properties and derivatives, was SEK 413 million (2,528). During the period, value changes on properties amounted to SEK -915 million (412). Changed market interest rate have entailed negative value changes on derivatives amounting to SEK -53 million (691), of which SEK -44 million (699) are attributable to interest rate derivates and SEK -9 million (-8) to other financial items.
The profit after taxes was SEK 323 million (1,998). Total tax amounted to SEK 90 million (530), of which current tax SEK 20 SEK million (32) and deferred tax SEK 70 million (498).
The summaries below are based on Wihlborgs' property portfolio as of 30 September 2023. Rental income relates to contracted rental income on an annual basis as of 1 October 2023.
The operating surplus is based on the properties' earning capacity on an annual basis based on rental income for October 2023, operating and maintenance costs, property administration on a rolling twelve-month basis and property tax.
Wihlborgs' property portfolio consists of commercial properties in the Öresund region, located in Malmö, Helsingborg, Lund and Copenhagen. The property portfolio 30 September 2023 consisted of 305 properties (306) with a lettable area of 2,267,000 m2 (2,229,000). 6 of the properties (7) are leasehold rights.
The properties' carrying amount was SEK 56,036 million (55,179), which corresponds to the estimated market value. The total rental value was SEK 4,272 million (4,170) and the contracted rental income on annual basis SEK 3,920 million (3,810). The like-for-like increase in rental value increased to 9,0 percent and contracted rental income increased by 10,2 percent compared to 12 months previously.
The economic occupancy rate for Office/Retail properties was 93 percent (94) and for Logistics/Production 92 percent (92). The rental value for Office/Retail and Logistics/Production represented in total 83 respective 14 percent of total rental value.
The operating surplus from investment properties, excluding property administration and Projects/Land, is SEK 2,993 million (2,949) which with a carrying amount of SEK 53,171 million (51,483) corresponds to a running yield of 5.6 percent (5.7). Broken down by property category, this is 5.5 percent (5.6) for Office/Retail and 6.8 percent (6.9) for Logistics/ Production.
| Entire property stock | ||||||||
|---|---|---|---|---|---|---|---|---|
| 2023-10-01, SEK m | 2022-10-01, SEK m | Percent | ||||||
| Rental value | 4,272 | 3,757 | +13.7 | |||||
| Rental income | 3,920 | 3,451 | +13.6 |
| Like-for-like* | |||||||
|---|---|---|---|---|---|---|---|
| 2023-10-01, SEK m | 2022-10-01, SEK m | Percent | |||||
| Rental value | 4,016 | 3,684 | +9.0 | ||||
| Rental income | 3,754 | 3,408 | +10.2 | ||||
*Excluding projekt & land
CEO´s comments Market comments Income, expenses and profit Assets Sustainable business Liabilities and equity Financial reports Key figures Definitions Calendar Contact
In the valuation as of 30 September 2023 all properties have been valued externally. The valuation has meant that the property value has decreased by SEK 915 million (+412). Since the turn of the year, the assumptions about future indexation, market rent development, long-term vacancy, operating cost development and yield requirements have changed. A positive net letting and completion of projects have affected valuations positively, while maintenance investments and certain termination risks have had a negative impact. Project/Land Logistics/Production Hyresvärde per fastighetskategori Hyresvärde per område Project/Land Logistics/Production Hyresvärde per fastighetskategori Copenhagen Hyresvärde per område
Fair value has been determined using a combination of a yield-based method and a location-price method, in which transactions completed in the sub-markets concerned are analysed in order to calibrate the parameters for the yieldbased method. The value is considered to correspond to the yield value that is calculated from normally five-year cash flow analyses. The value of newbuild projects in progress is determined as the value as if the project were complete, less deduction of estimated remaining cost. Undeveloped land and other upgrade projects are valued according to the location-price method. The method for valuation is the same as previously. There is a comprehensive description of the method for valuation of properties on pages 82-83 and 106-107 in the Company's 2022 Annual Report. As of 30 September 2023 the carrying amount for the properties is SEK 56,036 million (55 179). 3% 15 % 35% 25 % 3% 15 % 35% 25 %
| Changes in carrying amount of properties | ||||||
|---|---|---|---|---|---|---|
| Changes | Group total, SEK m | |||||
| Carrying amount 1 January 2023 | 55,179 | |||||
| Acquisitions | 134 | |||||
| Investments | 1,298 | |||||
| Properties sold | -18 | |||||
| Change in value | -915 | |||||
| Currency translations | 358 | |||||
| Carrying amount 30 September 2023 | 56,036 |
In November, Wihlborgs will start the expansion of a DC network between its own building Alfa 3–6 (Studentkåren 2) at Ideon and Blekingska nationen's student housing. The project will be completed in partnership with the IT entrepreneur Jonas Birgersson and aims to create an open, independent system for energy distribution and, in time, relief for the existing electricity grid as well as lower electricity prices.
Scan the code to read the press release (In Swedish).
CEO´s comments Market comments Income, expenses and profit Assets Sustainable business Liabilities and equity Financial reports Key figures Definitions Calendar Contact
| Analysis per property category in each management area | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Area/ | Number of | Area, m2 | Carrying | Rental value, | Rental value, | Economic | Rental | Operating surplus | Surplus | Operating surplus | Yield excl |
| property category | properties | thousand | amount, | SEK m | SEK/m2 | occupancy | income, | incl.property | ratio, | excl.property | property |
| SEK m | rate, % | SEK m | admin., SEK m | % | admin., SEK m | admin., % | |||||
| Malmö | |||||||||||
| Office/Retail | 51 | 459 | 19,041 | 1,294 | 2,819 | 96 | 1,238 | 964 | 78 | 1,006 | 5.3 |
| Logistics/Production | 31 | 146 | 2,112 | 174 | 1,190 | 96 | 167 | 131 | 78 | 141 | 6.7 |
| Project & Land | 20 | 29 | 983 | 26 | 899 | - | 4 | -10 | - | -6 | - |
| Total Malmö | 102 | 634 | 22,136 | 1,493 | 2,357 | 94 | 1,409 | 1,085 | 77 | 1,141 | 5.2 |
| Helsingborg | |||||||||||
| Office/Retail | 39 | 288 | 8,385 | 641 | 2,230 | 91 | 586 | 444 | 76 | 462 | 5.5 |
| Logistics/Production | 55 | 356 | 3,402 | 355 | 997 | 89 | 315 | 225 | 71 | 243 | 7.2 |
| Project & Land | 12 | 11 | 609 | 15 | 1,427 | - | 11 | 8 | - | 9 | - |
| Total Helsingborg | 106 | 654 | 12,396 | 1,011 | 1,546 | 90 | 913 | 677 | 74 | 714 | 5.8 |
| Lund | |||||||||||
| Office/Retail | 27 | 243 | 8,428 | 688 | 2,831 | 91 | 628 | 444 | 71 | 487 | 5.8 |
| Logistics/Production | 4 | 23 | 262 | 23 | 1,001 | 98 | 22 | 16 | 74 | 18 | 6.9 |
| Project & Land | 3 | 7 | 334 | 14 | 2,053 | - | 1 | -4 | - | -2 | - |
| Total Lund | 34 | 273 | 9,025 | 726 | 2,658 | 90 | 651 | 457 | 70 | 503 | 5.6 |
| Copenhagen | |||||||||||
| Office/Retail | 50 | 576 | 10,621 | 910 | 1,580 | 94 | 851 | 556 | 65 | 581 | 5.5 |
| Logistics/Production | 9 | 61 | 920 | 70 | 1,140 | 96 | 67 | 52 | 78 | 54 | 5.9 |
| Project & Land | 4 | 69 | 939 | 62 | 897 | - | 29 | 8 | - | 9 | - |
| Total Copenhagen | 63 | 707 | 12,479 | 1,042 | 1,475 | 91 | 947 | 617 | 65 | 644 | 5.2 |
| Total Wihlborgs | 305 | 2,267 | 56,036 | 4,272 | 1,884 | 92 | 3,920 | 2,835 | 72 | 3,002 | 5.4 |
| Total excluding | |||||||||||
| projects and land | 266 | 2,151 | 53,171 | 4,154 | 1,931 | 93 | 3,875 | 2,832 | 73 | 2,993 | 5.6 |
| Analysis of lettable space per area and category of use | |||||||||||
| Area | Office, m2 | Retail, m2 | Logistics/Production, m2 Education/Health care, m2 | Misc., m2 | Total, m2 | Share, % | |||||
| Malmö1 | 357,421 | 39,977 | 168,764 | 49,731 | 17,736 | 633,629 | 28 | ||||
| Helsingborg2 | 226,482 | 73,927 | 297,134 | 44,265 | 12,095 | 653,903 | 29 | ||||
| Lund3 | 208,251 | 13,404 | 36,087 | 5,554 | 9,634 | 272,930 | 12 | ||||
| Copenhagen4 | 520,958 | 8,396 | 125,229 | 12,514 | 39,631 | 706,728 | 31 | ||||
| Total | 1,313,112 | 135,704 | 627,214 | 112,064 | 79,096 | 2,267,190 | 100 | ||||
| Share, % | 58 | 6 | 28 | 5 | 3 |
10 Wihlborgs interim report January-September 2023
Our work commitment is influenced by factors such as our sense of autonomy, competence and coherence. Similarly, colour, design, light, sound, views and greenery are examples of factors that affect our general well-being. In September, at an event at Boplatsen 3 in Fosie in Malmö, Wihlborgs' workplace advisor Anna Nambord talked with Hans Andersson, business developer at Wihlborgs, about the importance of focussing on human needs when designing the work environment and corporate culture.
Investments in the property portfolio totalled SEK 1,298 million (996). Approved investments in ongoing projects amount to SEK 3,328 million, of which SEK 1,136 million had been invested at the end of the period.
The Groups liquid assets totalled SEK 162 million (159) at the end of the period. At the end of the period unutilized credit facilities, including unused overdraft facilities of SEK 358 million (361), amounted to SEK 2,313 million (2,856).
| Property | Category of use | Municipality | Completion | Rentable | Occupancy | Estimated | Expended |
|---|---|---|---|---|---|---|---|
| date | area, m2 | rate, % | investment, SEK m* | 2023-09-30, SEK m | |||
| Kunskapen 1 | Office/Retail | Lund | Q4 2023 | 6,000 | 50 | 244 | 184 |
| Plåtförädlingen 15 | Logistics/Production Helsingborg | Q4 2023 | 8,700 | 75 | 141 | 121 | |
| Tomaten 1 | Logistics/Production Lund | Q2 2024 | 6,400 | 100 | 137 | 65 | |
| Rausgård 21 | Logistics/Production Helsingborg | Q3 2024 | 25,000 | 100 | 420 | 170 | |
| Snårskogen 5 | Logistics/Production Helsingborg | Q3 2024 | 3,600 | 100 | 78 | 11 | |
| Sunnanå 12:54 | Logistics/Production Malmö | Q2 2025 | 17,000 | 100 | 302 | 8 | |
| Bläckhornet 1 | Office/Retail | Malmö | Q4 2025 | 16,600 | 0 | 884 | 97 |
| Posthornet 1 | Office/Retail | Lund | Q4 2025 | 9,900 | 0 | 448 | 15 |
| Total | 93,200 | 2,654 | 671 |
*Including land
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Sunnanå 12:54 (Illustration) Rausgård 21 (Illustration)
During the third quarter, Wihlborgs acquired the office property Klædemålet 9 in Copenhagen including a lettable area of 3,900 square meters. In addition, leashold belonging to the property Revolversvarven 11 in Malmö has been divested.
| Property transactions January–September 2023 | |||||||
|---|---|---|---|---|---|---|---|
| Quarter | Property | Municipality | Management area | Category | Area, m2 Price, SEK m |
Operating surplus 2023, SEK m1 |
|
| Acquisitions | |||||||
| Q1 | Tomaten 1 | Lund | Lund Centrum/Gastelyckan Land | ||||
| Q3 | Part of Grustaget 9 (Regulated in Grustaget 1) |
Helsingborg | Helsingborg Yttre | Land | - | ||
| Q3 | Klædemålet 9 | Copenhagen | Copenhagen south | Office/Retail | 3,900 | ||
| Acquisitions total 2023 | 3,900 | 134 | 1 | ||||
| Sales | |||||||
| Q3 | Revolversvarven 11 | Malmö | Malmö Yttre | Office/Retail | 1,650 |
Sales total 2023 1,650 18 0
1) Operating surplus that are included in the results for the period.
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Rausgård 21 (Illustration) Tomaten 1 (Illustration) Klædemålet 9
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This year's edition of the Global Real Estate Sustainability Benchmark (GRESB) named Wihlborgs as global sector leader in the category of diversified listed office/industrial sector. We are also improving further and achieved 93 (91) of a possible 100 points. This means that GRESB ranks Wihlborgs as one of the highest performing property companies in the world in terms of sustainability in our existing portfolio.
Sustainability is an integral part of operations at Wihlborgs. Risk assessments, goals and interactions with tenants and society are a few areas where Wihlborgs scored maximum points. Also in the certification area, Wihlborgs is performing significantly better than the average in the GRESB assessment. This is a result of Wihlborgs' target to achieve environmental certification for 90 percent of office properties in Sweden by 2025.
GRESB also awarded high points to Wihlborgs' sustainability efforts in property development, achieving 91 points in this year's assessment. This can be compared with the average score of 83 for all of GRESB, and 86 in Wihlborgs' category.
The consultancy firm 2050 has mapped the transparency of listed companies' climate reporting since 2014. This year's assessment evaluated the 133 companies on Stockholm OMX Large Cap. Wihlborgs has climbed several positions in this transparency index since the assessment was first carried out in 2020. Wihlborgs has increased 10 points; from 82 to 92 of a possible 110.
A high score in this category demonstrates that the company has a healthy ability to follow up on and report its climate-related emissions. Maintaining high awareness of emissions is a prerequisite for being able to act on information and reduce emissions from our own operations and in our value chain.
A high position on the list also indicates that Wihlborgs is in a good position when it comes to managing reporting of climate indicators in the coming EU Corporate Sustainability Reporting Directive (CSRD). This regulation requires significantly more comprehensive and detailed sustainability reporting compared with today. Efforts to comply with the CSRD, which Wihlborgs will be covered by for the 2025 reporting year, have commenced and will be accelerated in 2024.
Wihlborgs follows up on and reports all significant emissions connected to all operations. We have charted and set targets for direct and indirect emissions in scopes 1, 2 and 3. Wihlborg's overall climate goal is to halve the emissions that occur throughout our operations, i.e. every scope, until the year 2030 and achieve climate neutrality by 2045 at the latest.
In June, the Science Based Target initiative (SBTi) approved our target of achieving net zero emissions carbon dioxide emissions throughout the value chain. This means that the target is scientifically anchored and in line with the Paris Agreement's overriding ambition to limit the increase of global warming to well under 2°C and to strive to limit it to 1.5°C. The fact that our Scope 3 emissions, meaning emissions that originate from our construction projects, are SBTi approved targets is positive. The vast majority of our emissions are Scope 3 emissions, which is the scope that we have the greatest opportunity of impacting.
GRESB is the most comprehensive global assessment of the ESG work of property companies. The assessment measures and evaluates property companies and funds based on two components: implementation performance and management policies for sustainability efforts. This year's benchmark included 2,084 participants from 75 different countries.
"It is great to see the results being yielded by our hard work over the last few years on enhancing the efficiency of and environmentally certifying our properties, reducing our climate impact and strengthening our sustainability measuring and reporting, and that is is demonstrated in evaluations such as GRESB. It is also pleasing to note that most of the industry is devoting more focus on sustainability activities. Through everyone trying their hardest, and by sharing innovation and experience, we can jointly make a substantial difference."
Wihlborgs' sustainability targets concerning energy consumption, direct CO2 emissions, environmental certification and supplier evaluations are followed up and reported on each quarter. Other sustainability goals are reported on an annual basis.
Energy consumption for the third quarter totalled 8.9 kWh/m² Atemp (15.9 kWh/kvm LOA 2022). For the first three quarters of the year, energy consumption totalled 53.3 kWh/m² Atemp (68.6 kWh/kvm LOA 2022), representing a reduction of 13 percent for comparable areas.
The normal year heating energy use is corrected so that individual weather factors do not affect comparisons over time, but the fact that it was an unusually warm September, both globally and in Sweden, still affects the outcome through reduced heat energy use.
The decrease is also due to the fact that properties with an energy performance that is better than average have been added to Wihlborg's stock during the year. This has a positive impact on the total energy use per square meter.
The reduction was also the result of Wihlborgs' focus on enhancing the energy efficiency of its properties. During the quarter, several initiatives to increase energy efficiency have been carried out such as the installation of four new solar power systems (Nya Vattentornet 4, Huggjärnet 13, Plåtförädlingen 15 and Snårskogen 5) and the expansion of two existing systems (Ametisten 5 and Rubinen 1). The installation of two additional solar power systems is ongoing at Kunskapen 1 (Space) and Nora 11, with installed effects of 82 and 149 kWp respectively. New more efficient ventilation at one property (Lansen 1) and the replacement with LED luminaires at several properties (including Grusgropen 3 and Plåtförädlingen 11) are expected to result in energy savings.
CO2 emissions in Scope 1 and Scope 2 amounted to 0,82 kg CO2e/m² (0,74) for the first three quarters of the year. The fact that CO2 emissions have not declined in line with the reduction in energy consumption for the same period is partly due to supplier-specific emission factors being applied. The increase was attributable to CO2 emissions from district cooling and refrigerants as well as a higher share of fossil fuels in district heating in Copenhagen.
CEO´s comments Market comments Income, expenses and profit Assets Sustainabl Sustainable business e Liabilities and equity Financial reports Key figures Definitions Calendar Contact
The share of sustainability certified properties continues to increase and 67 percent (46) of the office properties in Sweden are now certified. During the year, Wihlborgs certified 20 existing properties in accordance with Miljöbyggnad iDrift. During the third quarter, seven office properties were certified. Of these, two properties were previously certified in accordance with LEED and do not therefore contribute to the percentage increase.
Certification efforts also began at Wihlborgs' existing portfolio in Denmark.
Follow-ups and measurements have continued of the suppliers approved in accordance with Wihlborgs requirements for sustainability efforts. The follow-ups include the suppliers that the company has framework agreements with and, which are therefore engaged frequently and believed to belong to industries that could involve greater risks. Wihlborgs continues to maintain dialogue with its suppliers with the aim of increasing the proportion that are approved in all of our sustainability requirements.
Wihlborgs compiles an annual sustainability report prepared according to the Annual Accounts Act, GRI Standards, EPRA Sustainability Best Practice Recommendations (sBPR) and TCFD guidelines for reporting climate-related risks. We follow up on prioritised sustainability topics and goals in each interim report. We also provide information about current activities and events during the quarter that have a bearing on our sustainability agenda. More information about our sustainability agenda is available on Wihlborgs' website. Read more at:
| Key figures - sustainable properties | |||||||||
|---|---|---|---|---|---|---|---|---|---|
| Measure | Target (as of Dec 2025) |
2023 Jul-Sep 3 months |
2022 Jul-Sep 3 months |
2023 Jan-Sep 9 months |
2022 Jan-Sep 9 months |
2022 Jan-Dec 12 months |
|||
| Environmental certifications* | % of floor area (office, Sweden) |
> 90 | 67 | 46 | 67 | 46 | 49 | ||
| Customers' willingness to recommend | % customers | > 75 | - | - | - | - | 92 | ||
| Sponsorship with community orientation % of sponsoring | > 50 | - | - | - | - | 53 | |||
| Comitted employees (Trust index) | % of employees | > 85 | - | - | - | - | 86 | ||
| Energy use** | kWh/m2 | < 85 | 8,9 | 15,9 | 53,3 | 68,6 | 88,6 | ||
| CO2 emissions, scope 1–2 | kg CO2 e/m2 |
< 1.0 | 0,11 | 0,23 | 0,82 | 0,74 | 1,35 | ||
| Evaluation of suppliers*** | % approved | 100 | 78 | - | 78 | - | - |
*) Offices, Sweden **)normal year-corrected energy use per sqm Atemp for 2023 and LOA for 2022
**) Strategic supplyers (approx. 40% of total number of suppliers), who perform projects/work on our properties.
As of 30 September 2023 equity totalled SEK 22,771 million (23,380) after SEK 953 million was paid as a dividend during the second quarter. The equity/assets ratio stood at 39.4 percent (41.2).
Total debt: 28,3 bn
The group's borrowings as of 30 September amounted to SEK 28,317 million (26,806) with an average interest rate including costs for credit agreements of 3.96 percent (2.59).
With consideration to the company's debt of SEK 28.3 billion, the loan-to-value ratio is 50.5 percent (48.6) as a percentage of property values.
The loans' average fixed interest period including effects of derivatives on 30 September 2023 amounted to 2.5 years (2.0). The average loan maturity, including commited credit facilities, amounted to 5.8 years (6.1). 7 % of outstanding borrowings come from the bond market. During 2023 bonds amounting to SEK 350 million are due for repayment and an additional SEK 1,150 million are due in the first quarter 2024.
| Structure of interest and loan maturities as of 30 September 2023 | ||||||||
|---|---|---|---|---|---|---|---|---|
| Interest maturity | Loan maturity | |||||||
| Matures, year |
Loan amount, SEK m |
Av. interest rate, %* |
Credit ag., SEK m |
Utilised, SEK m |
||||
| 2023 | 13,313 | 5.27 | 350 | 350 | ||||
| 2024 | 3,052 | 2.90 | 5,594 | 5,594 | ||||
| 2025 | 2,188 | 2.13 | 7,493 | 5,614 | ||||
| 2026 | 1,252 | 1.62 | 6,045 | 5,611 | ||||
| 2027 | 2,277 | 3.52 | 613 | 613 | ||||
| >2027 | 6,235 | 2.80 | 10,535 | 10,535 | ||||
| Total | 28,317 | 3.92 | 30,630 | 28,317 | ||||
*) Excluding costs for credit agreements.
Wihlborgs use interest rate derivatives in order to reduce the risk level in the loan portfolio. A summary of the terms is shown in the table below.
Changing market interest rates have meant decreased value in Wihlborgs' interest rate derivative portfolio, which at the end of the period amounted to 651 million (695).
Interest-rate derivatives are recognised at fair value in accordance with IFRS 9. All derivatives are classified in level 2 in accordance with IRS 13.
For information on the valuation approach for interest rate derivatives, see page 100 of the 2022 Annual Report.
Average net debt relative to rolling 12-month operating income amounted to 10.4 times (11.0).
Wihlborgs is commissioned to construct a new building for Malmö University on the property Malmö Amphitrite 1. The implementation agreement covers execution of parallel architectural assignments, design, construction and finally letting. The building will help strenghten and develop Universitetsholmen as one of Malmö's university clusters. The project is not included in the net letting.
At the end of the period, the number of FTEs at Wihlborgs was 219 (256) of which 63 (105) were in property service. From 1 March, the canteen operations in Denmark are run by an external party. The transition has also included around forty employees.
Of the total number of FTEs 79 (77) were in Malmö, 35 (38) in Helsingborg, 34 (32) in Lund and 71 (109) in Copenhagen. The average age of employees is 44 years and women make up 39 (41) percent.
The parent company owns no properties, but deals with questions relating to the stock market and joint Group functions for administration, management and borrowing. The parent company's turnover is mostly related to the billing of services to Group companies.
The parent company has invested SEK 6 million (11), including shareholder contribution, in shares in subsidiaries and other shares.
The parent company's income statement and balance sheet are found on page 22.
A description of all participations in joint ventures and holdings in joint operations held by Wihlborgs will be found on pages 108–109 in the Company's 2022 Annual Report.
The largest shareholder in Wihlborgs is Backahill, representing the Paulsson family, with 11.1 percent of the shares outstanding.
Shares held by owners registered abroad account for 35 percent. The number of shareholders is approximately 31,000.
CEO´s comments Market comments Income, expenses and profit Assets Sustainable business Liabilities and equity Financial reports Key figures Definitions Calendar Contact
| Number of shares, thousands | Proportion of equity and votes, % | |
|---|---|---|
| Backahill | 34,076 | 11.1 |
| Swedbank Robur funds | 18,249 | 5.9 |
| SEB Investment Management | 17,477 | 5.7 |
| Länsförsäkringar funds | 14,932 | 4.9 |
| SHB funds | 10,152 | 3.3 |
| Bank of Norway | 6,071 | 2.0 |
| Nordea funds | 5,639 | 1.8 |
| AMF funds | 4,564 | 1.5 |
| Qviberg family | 4,471 | 1.5 |
| Odin funds | 3,579 | 1.2 |
| Other shareholders reg. in Sweden | 85,575 | 27.8 |
| Other shareholders reg. abroad | 102,642 | 33.3 |
| Total outstanding shares | 307,427 | 100.0 |
Wihlborgs' future development and ability to reach its operational goals are influenced by numerous risks and uncertainties. By systematically reviewing, analysing and managing these risks and uncertainties, it is possible to limit them and concurrently create the prerequisites for continued growth.
The risks assessed as having a significant influence on the Group's earnings trend and cash flow are the variations in rental income, property costs and interest-rates. The properties are measured at fair value with changes in value in the income statement resulting in positive and negative impacts on earnings during the year. Property valuation also impacts Wihlborgs' financial position and key metrics. The extent of changes in value is partly determined by Wihlborgs' own capacity, through alteration and upgrading of properties, as well as by leases and client structures, to increase the properties' market value, and partly by external factors that affect supply and demand in the property markets where the company is active. Property valuation should take in to account an interval of uncertainty, which in a functioning market, typically consists of +/-5–10% to reflect the inherent uncertainty of assumptions and estimates.
In addition to the above, risks also include financing risks. Wihlborgs is dependent on external loans to meet its undertakings and complete transactions. Risks are managed using Wihlborgs' financial policy, which stipulates objectives, guidelines and risk limits for Wihlborgs' financial activities.
In pages 84–89 and 101–102 in the Company's 2022 Annual Report there is a comprehensive description of the risks facing the Group, how these are handled and a grading with regard to the assessed impact on the business and the probability that the risk will occur.
With regard to the economic situation, high inflation and continued concern on the financial markets there is an increased likelihood of continued rising market interest rates and increased yield requirements for real estate investments. In addition to the above, no significant changes to the company's risk assessment are made compared with what is described in the annual report for 2022.
Wihlborgs follows the International Financial Reporting Standards (IFRS) issued by the International Accounting Standards Board (IASB), as well as interpretations issued by the IFRS Interpretations Committee (IFRIC) as endorsed by the European Union. The Interim Report has been prepared in accordance with IAS 34 Interim Financial Reporting and the Swedish Annual Accounts Act. Information under IAS 34 p.16A is submitted in the notes and elsewhere in the interim report.
The Group applies the same accounting policies and valuation methods as in the most recent annual report. Wihlborgs assesses that none of the new or amended standards approved by the EU, or interpretations from the IFRS Interpretations Committee, that entered force after 1 January 2023, affect its results or financial position in any material sense. The Group applies the Swedish Financial Reporting Board's recommendation RFR 1, Supplementary Accounting Rules for Corporate Groups and the Parent Company applies RFR 2.
Malmö 24 October 2023
Wihlborgs Fastigheter AB (publ)
Ulrika Hallengren, CEO
This interim report has been subject to review by the company's auditors.
We have reviewed the interim report for Wihlborgs Fastigheter AB (publ) for the period 1 January–30 September 2023. The Board of Directors and the CEO are responsible for the preparation and presentation of this interim report in accordance with IAS 34 and the Annual Accounts Act. Our responsibility is to express a conclusion on this interim report based on our review.
We conducted our review in accordance with the International Standard on Review Engagements ISRE 2410, Review of Interim Financial Information Performed by the Independent Auditor of the Entity. A review consists of making inquiries, primarily of persons responsible for financial and accounting matters, and applying analytical and other review procedures. A review has a different focus and is substantially less in scope than an audit conducted in accordance with ISA and other generally accepted auditing practices. The procedures performed in a review do not enable us to obtain a level of assurance that would make us aware of all significant matters that might be identified in an audit. Therefore, the conclusion expressed based on a review does not give the same level of assurance as a conclusion expressed based on an audit.
Based on our review, nothing has come to our attention that causes us to believe that the interim report is not, in all material respects, prepared for the Group in accordance with IAS 34 and the Annual Accounts Act, and for the Parent Company in accordance with the Annual Accounts Act.
Malmö 24 October 2023 Deloitte AB, Richard Peters, Authorized Public Accountant
| 2023 | 2022 | 2023 | 2022 | 2022/2023 | 2022 | |
|---|---|---|---|---|---|---|
| SEK m | Jul-Sep 3 months | Jul-Sep 3 months | Jan-Sep 9 months | Jan-Sep 9 months | Oct-Sep 12 months | Jan-Dec 12 months |
| Rental income | 977 | 848 | 2,912 | 2,447 | 3,800 | 3,335 |
| Operating costs | -126 | -125 | -411 | -370 | -562 | -521 |
| Repairs and maintenance | -33 | -29 | -93 | -76 | -132 | -115 |
| Property tax | -63 | -67 | -185 | -169 | -242 | -226 |
| Property administration | -40 | -33 | -119 | -103 | -158 | -142 |
| Total property costs | -262 | -254 | -808 | -718 | -1,094 | -1,004 |
| Operating surplus | 715 | 594 | 2,104 | 1,729 | 2,706 | 2,331 |
| Central administration | -23 | -23 | -67 | -67 | -88 | -88 |
| Interest income | 3 | 4 | 12 | 10 | 16 | 14 |
| Interest expenses | -266 | -102 | -697 | -253 | -843 | -399 |
| Leasehold rent | -1 | -1 | -3 | -3 | -5 | -5 |
| Share in results of joint ventures | 5 | 3 | 32 | 9 | 31 | 8 |
| Income of property management | 433 | 475 | 1,381 | 1,425 | 1,817 | 1,861 |
| Change in value of properties | -828 | 40 | -915 | 412 | -931 | 396 |
| Change in value of derivatives | 11 | 59 | -53 | 691 | -90 | 654 |
| Pre-tax result | -384 | 574 | 413 | 2,528 | 796 | 2,911 |
| Current tax | -5 | -10 | -20 | -32 | -32 | -44 |
| Deferred tax | 87 | -115 | -70 | -498 | -151 | -579 |
| Result for the period1 | -302 | 449 | 323 | 1,998 | 613 | 2,288 |
| OTHER TOTAL PROFIT LOSS | ||||||
| Items that will be reclassified to profit or loss for the year: | ||||||
| Translation differences on recalculation of foreign operations | -94 | 110 | 145 | 289 | 239 | 383 |
| Hedging of currency risk in foreign operations | 96 | -106 | -146 | -285 | -241 | -380 |
| Tax attributable to items that will be reclassified to profit or loss for the year | -15 | 16 | 22 | 48 | 37 | 63 |
| Other comprehensive income for the period | -13 | 20 | 21 | 52 | 35 | 66 |
| Total comprehensive income for the period1 | -315 | 469 | 344 | 2,050 | 648 | 2,354 |
| Earnings per share2 | -0.98 | 1.46 | 1.05 | 6.50 | 1.99 | 7.44 |
| No. of shares at end of the period, thousands3 | 307,427 | 307,427 | 307,427 | 307,427 | 307,427 | 307,427 |
| Average no. of shares, thousands3 | 307,427 | 307,427 | 307,427 | 307,427 | 307,427 | 307,427 |
1) The entire profit/comprehensive ncome is attributable to the parent company's shareholders.
2) Key ratios per share have been calculated based on a weighted average number of shares during the period. There are no outstanding subscription options, convertibles or other potential ordinary shares and accordingly, no dilution effects to take into consideration.
CEO´s comments Market comments Income, expenses and profit Assets Sustainable business Liabilities and equity Financi Financial reports al Key figures Definitions Calendar Contact
| Consolidated balance sheet summary | ||||
|---|---|---|---|---|
| SEK m | 2023-09-30 | 2022-09-30 | 2022-12-31 | |
| ASSETS | ||||
| Investment properties | 56,036 | 54,488 | 55,179 | |
| Right-of-use assets | 137 | 146 | 146 | |
| Other fixed assets | 433 | 387 | 391 | |
| Derivatives | 657 | 730 | 696 | |
| Current receivables | 313 | 248 | 238 | |
| Liquid assets | 162 | 343 | 159 | |
| Total assets | 57,738 | 56,342 | 56,809 | |
| EQUITY AND LIABILITIES | ||||
| Equity | 22,771 | 23,077 | 23,380 | |
| Deferred tax liability | 5,264 | 5,100 | 5,180 | |
| Borrowings | 28,317 | 26,816 | 26,806 | |
| Lease liability | 136 | 144 | 144 | |
| Derivatives | 6 | - | 1 | |
| Other long-term liabilities | 39 | 45 | 43 | |
| Current liabilities | 1,205 | 1,160 | 1,255 | |
| Total equity & liabilities | 57,738 | 56,342 | 56,809 |
| Consolidated statement of changes in equity | |||
|---|---|---|---|
| SEK m | 2023 Jan-Sep | 2022 Jan–Sep | 2022 Jan-Dec |
| Total equity at beginning of period | 23,380 | 21,948 | 21,948 |
| Equity attributable to parent company's shareholders |
|||
| Opening amount | 23,380 | 21,948 | 21.948 |
| Dividend paid* | -953 | -922 | -922 |
| Profit for the period | 323 | 1,998 | 2.288 |
| Other comprehensive income | 21 | 52 | 66 |
| Total equity at end of period | 22,771 | 23,077 | 23,380 |
*) All shares are ordinary shares
| Consolidated cash flow statement summary | ||||
|---|---|---|---|---|
| 2023 | 2022 | 2023 | 2022 | 2022 |
| Jan-Dec | ||||
| 715 | 594 | 2,104 | 1,729 | 2,331 |
| -23 | -23 | -67 | -67 | -88 |
| -1 | 4 | 7 | 12 | 16 |
| 3 | 4 | 12 | 36 | 40 |
| -267 | -96 | -674 | -254 | -406 |
| 0 | -1 | -30 | -10 | -62 |
| 18 | 61 | 31 | -54 | -88 |
| -22 | 68 | -160 | 31 | 199 |
| 423 | 611 | 1,223 | 1,423 | 1,942 |
| -114 | -1,992 | -134 | -2,369 | -2,438 |
| -365 | -428 | -1,298 | -996 | -1,518 |
| 18 | 0 | 18 | 1 | 97 |
| -9 | -1 | -17 | -1 | -1 |
| -470 | -2,421 | -1,431 | -3,365 | -3,860 |
| 0 | 0 | -953 | -922 | -922 |
| 740 | 2,619 | 3,984 | 7,512 | 8,194 |
| -715 | -908 | -2,817 | -4,617 | -5,504 |
| -1 | -1 | -3 | -3 | -6 |
| 24 | 1,710 | 211 | 1,970 | 1,762 |
| -23 | -100 | 3 | 28 | -156 |
| 185 | 443 | 159 | 315 | 315 |
| 162 | 343 | 162 | 343 | 159 |
| Jul-Sep | Jul-Sep | Jan-Sep | Jan-Sep |
| Historical summary of last eight quarters | ||||||||
|---|---|---|---|---|---|---|---|---|
| SEK m | Q3 2023 | Q2 2023 | Q1 2023 | Q4 2022 | Q3 2022 | Q2 2022 | Q1 2022 | Q4 2021 |
| Rental income | 977 | 964 | 971 | 888 | 848 | 804 | 795 | 770 |
| Operating costs | -126 | -111 | -174 | -151 | -125 | -115 | -130 | -118 |
| Repairs and maintenance | -33 | -30 | -30 | -39 | -29 | -23 | -24 | -34 |
| Property tax | -63 | -61 | -61 | -57 | -67 | -52 | -50 | -45 |
| Property administration | -40 | -40 | -39 | -39 | -33 | -36 | -34 | -36 |
| Operating surplus | 715 | 722 | 667 | 602 | 594 | 578 | 557 | 537 |
| Income from property management | 433 | 491 | 457 | 436 | 475 | 483 | 467 | 443 |
| Profit for the period | -302 | 370 | 255 | 290 | 449 | 733 | 816 | 1,668 |
| Surplus ratio, % | 73.2 | 74.9 | 68.7 | 67.8 | 70.0 | 71.9 | 70.1 | 69.7 |
| Investment yield, % | 5.2 | 5.2 | 4.8 | 4.4 | 4.5 | 4.5 | 4.4 | 4.4 |
| Equity/assets ratio, % | 39.4 | 39.6 | 41.1 | 41.2 | 41.0 | 42.1 | 43.6 | 42.9 |
| Return on equity, % | -5.3 | 6.4 | 4.4 | 5.0 | 7.9 | 12.9 | 14.6 | 31.6 |
| Earnings per share, SEK1 | -0.98 | 1.20 | 0.83 | 0.94 | 1.46 | 2.38 | 2.66 | 5.43 |
| Income property management per share, SEK1 | 1.41 | 1.60 | 1.49 | 1.42 | 1.55 | 1.57 | 1.52 | 1.44 |
| Cash flow fr operating activities per share, SEK1 | 1.38 | 1.31 | 1.29 | 1.69 | 1.99 | 1.07 | 1.57 | 1.82 |
| EPRA NRV per share, SEK1 | 89.07 | 90.41 | 92.08 | 90.64 | 89.28 | 87.60 | 88.52 | 86.33 |
| Share price as % of EPRA NRV | 85.8 | 86.3 | 86.2 | 86.6 | 75.4 | 81.7 | 111.4 | 119.0 |
| Carrying amount of properties | 56,036 | 56,629 | 55,701 | 55,179 | 54,488 | 51,760 | 50,618 | 50,033 |
| Equity | 22,771 | 23,086 | 23,642 | 23,380 | 23,077 | 22,607 | 22,769 | 21,948 |
| Total assets | 57,738 | 58,351 | 57,474 | 56,809 | 56,342 | 53,744 | 52,168 | 51,152 |
CEO´s comments Market comments Income, expenses and profit Assets Sustainable business Liabilities and equity Financi Financial reports al Key figures Definitions Calendar Contact
Definitions of key ratios are available on page 24-25.
1) Recalculation has been made for completed share split 2:1 in May 2022.
| Consolidated segment reporting January–September | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|
| Property management | Malmö | Helsingborg | Lund | Copenhagen | Total | |||||
| SEK m | 2023 | 2022 | 2023 | 2022 | 2023 | 2022 | 2023 | 2022 | 2023 | 2022 |
| Rental income | 1,040 | 888 | 679 | 611 | 475 | 420 | 719 | 527 | 2,912 | 2,447 |
| Property costs | -236 | -211 | -169 | -154 | -138 | -124 | -264 | -228 | -808 | -718 |
| Operating surplus | 804 | 677 | 510 | 458 | 336 | 296 | 454 | 299 | 2,104 | 1,729 |
In the Group's internal reporting, activities are divided into the above segments, which are the same as described in the latest annual report. For a more detailed description of segments, see the annual report for 2022 pages 45-67. The total operating surplus shown above corresponds with the operating surplus recorded in the income statement.
The difference between the operating surplus of SEK 2,104 million (1,729) and the pre-tax profit of SEK 413 million (2,528) consists of central administration SEK -67 million (-67), financial net SEK -688 million (-246), share in results SEK 32 million (9) and changes in value of properties and derivatives SEK -968 million (1,103).
CEO´s comments Market comments Income, expenses and profit Assets Sustainable business Liabilities and equity Financi Financial reports al Key figures Definitions Calendar Contact
| Parent company's income statement summary | |||||||
|---|---|---|---|---|---|---|---|
| SEK m | Jan-Sep 2023 | Jan-Sep 2022 | Jan-Dec 2022 | ||||
| Income | 167 | 158 | 219 | ||||
| Expenses | -164 | -157 | -212 | ||||
| Operating profits | 3 | 1 | 7 | ||||
| Financial income | 974 | 1,836 | 2,506 | ||||
| Financial expenses | -755 | -511 | -726 | ||||
| Pre-tax profit | 222 | 1,326 | 1,787 | ||||
| Appropriations | – | – | 297 | ||||
| Tax | 15 | -144 | -135 | ||||
| Profit for the period | 237 | 1,182 | 1,949 |
| Parent company's balance sheet summary | |||
|---|---|---|---|
| SEK m | 2023-09-30 | 2022-09-30 | 2022-12-31 |
| Participations in Group companies | 10,657 | 9,441 | 10,651 |
| Receivables fr Group companies | 18,460 | 17,958 | 17,306 |
| Derivatives | 657 | 730 | 696 |
| Other assets | 294 | 295 | 291 |
| Cash and bank balances | 24 | 213 | 41 |
| Total assets | 30,092 | 28,637 | 28,985 |
| Equity | 7,055 | 7,005 | 7,772 |
| Liabilities to credit institutions | 20,917 | 19,596 | 19,031 |
| Derivatives | 6 | – | 1 |
| Liabilities to Group companies | 1,893 | 1,815 | 1,962 |
| Other liabilities | 221 | 221 | 219 |
| Total equity and liabilities | 30,092 | 28,637 | 28,985 |
| Key figures for the group | ||||
|---|---|---|---|---|
| SEK m | Jan-Sep | Jan-Sep | Oct-Sep | Jan-dec |
| 2023 | 2022 | 2022/2023 | 2022 | |
| Financial | ||||
| Return on equity, % | 1.9 | 11.8 | 2.7 | 10.1 |
| Return on total capital, % | 3.1 | 5.8 | 3.4 | 5.5 |
| Equity/assets ratio, % | 39.4 | 41.0 | 39.4 | 41.2 |
| Interest coverage ratio, multiple | 3.0 | 6.6 | 3.1 | 5.6 |
| Leverage properties, % | 50.5 | 49.2 | 50.5 | 48.6 |
| Debt/equity ratio, multiple | 1.2 | 1.2 | 1.2 | 1.2 |
| Share-related | ||||
| Earnings per share, SEK | 1.05 | 6.50 | 1.99 | 7.44 |
| Earnings per share before tax, SEK | 1.34 | 8.22 | 2.59 | 9.47 |
| EPRA EPS, SEK | 4.19 | 4.19 | 5.45 | 5.45 |
| Cash flow from operations per share, SEK | 3.98 | 4.63 | 5.67 | 6.32 |
| EPRA NDV (net disposal value) per share, SEK | 74.07 | 75.06 | 74.07 | 76.05 |
| EPRA NRV (net reinstatement value) per share, SEK | 89.07 | 89.28 | 89.07 | 90.64 |
| Market value per share, SEK | 76.45 | 67.35 | 76.45 | 78.50 |
| Proposed dividend per share, SEK | - | - | - | 3.10 |
| Dividend yield, % | - | - | - | 3.9 |
| Total return from share, % | - | - | - | -20.6 |
| P/E-ratio I, multiple | 54.6 | 7.8 | 38.4 | 10.5 |
| P/E-ratio II, multiple | 13.7 | 12.1 | 14.0 | 14.4 |
| Number of shares at the end of period, thousands | 307,427 | 307,427 | 307,427 | 307,427 |
| Average number of shares, thousands | 307,427 | 307,427 | 307,427 | 307,427 |
| Property-related | ||||
| Number of properties | 305 | 305 | 305 | 306 |
| Carrying amount of properties, SEK m | 56,036 | 54,488 | 56,036 | 55,179 |
| Estimated investment yield, % – all properties | 5.1 | 4.5 | 5.1 | 5.0 |
| Estimated direct return, % – excl project properties | 5.3 | 4.8 | 5.3 | 5.4 |
| Lettable area, m2 | 2,267,190 | 2,231,062 | 2,267,190 | 2,228,929 |
| Rental income, SEK per m2 | 1,884 | 1,678 | 1,884 | 1,871 |
| Operating surplus, SEK per m2 | 1,250 | 1,091 | 1,250 | 1,245 |
| Financial occupancy rate, % – all properties | 92 | 92 | 92 | 91 |
| Financial occupancy rate, % – excl project properties | 93 | 93 | 93 | 93 |
| Estimated surplus ratio, % | 72 | 71 | 72 | 73 |
| Employees | ||||
| Number of FTEs at period end | 219 | 256 | 219 | 256 |
CEO´s comments Market comments Income, expenses and profit Assets Sustainable business Liabilities and equity Financial reports Key figures Definitions Calendar Contact
"We shape our buildings, thereafter they shape us." The quote is from Winston Churchill and a recurring theme for Wihlborgs' arrangements during the WTA Nordea Open in Båstad. Discussion revolved around subjects such as the human impact of our physical environment and buildings, and the ideas behind the Vista office building (Bläckhornet 1) being built in Hyllie. The annual Capital Market Days, where Wihlborgs is one of the host companies, was also held in Båstad.
| Key figures | |
|---|---|
| ------------- | -- |
The basis for key financial ratios that Wihlborgs present on page 22, are shown below.
The following financial targets have been established by the Board:
*) Risk-free interest rate is defined as the rate on a 5-year Swedish government bond.
| Unless otherwise stated, amounts are in SEK million. | 2023-09-30 | 2022-09-30 | 2022-12-31 |
|---|---|---|---|
| Return on equity | |||
| Profit for the period | 323 | 1,998 | 2,288 |
| Annualized | 431 | 2,664 | 2,288 |
| Equity, opening balance | 23,380 | 21,948 | 21,948 |
| Equity, closing balance | 22,771 | 23,077 | 23,380 |
| Average equity | 23,076 | 22,513 | 22,664 |
| Return on equity, % | 1.9 | 11.8 | 10.1 |
| Return on capital employed | |||
| Profit before tax | 413 | 2,528 | 2,911 |
| Interest expense (incl value changes interest derivatives) | 750 | -438 | -255 |
| Total | 1,163 | 2,090 | 2,656 |
| Annualized | 1,551 | 2,787 | 2,656 |
| Total assets, opening balance | 56,809 | 51,152 | 51,152 |
| Total assets, closing balance | 57,738 | 56,342 | 56,809 |
| Non-interest bearing debt, opening balance | -6,465 | -5,764 | -5,764 |
| Non-interest bearing debt, closing balance | -6,508 | -6,293 | -6,465 |
| Average capital employed | 50,787 | 47,719 | 47,866 |
| Return on capital employed, % | 3.1 | 5.8 | 5.5 |
| Equity/assets ratio | |||
| Equity | 22,771 | 23,077 | 23,380 |
| Total assets | 57,738 | 56,342 | 56,809 |
| Equity/assets ratio, % | 39.4 | 41.0 | 41.2 |
| Interest coverage ratio | |||
| Income from property management | 1,381 | 1,425 | 1,861 |
| Interest expense | 700 | 256 | 404 |
| Total | 2,081 | 1,681 | 2,265 |
| Interest expense | 700 | 256 | 404 |
| Interest coverage ratio, multiple | 3.0 | 6.6 | 5.6 |
| Leverage properties | |||
| Borrowings | 28,317 | 26,816 | 26,806 |
| Net value investement properties | 56,036 | 54,488 | 55,179 |
| Leverage properties, % | 50.5 | 49.2 | 48.6 |
| Debt/equity ratio | |||
| Interest-bearing liabilities | 28,453 | 26,972 | 26,962 |
| Equity | 22,771 | 23,077 | 23,380 |
| Debt/equity ratio, multiple | 1.2 | 1.2 | 1.2 |
CEO´s comments Market comments Income, expenses and profit Assets Sustainable business Liabilities and equity Financial reports Key figures ey Definitions Calendar Contact
| 2023-09-30 | 2022-09-30 | 2022-12-31 | |
|---|---|---|---|
| Earnings per share | |||
| Profit for the period | 323 | 1,998 | 2,288 |
| Average number of shares, thousands | 307,427 | 307,427 | 307,427 |
| Earnings per share, SEK | 1.05 | 6.50 | 7.44 |
| Earnings per share before tax | |||
| Profit before tax | 413 | 2,528 | 2,911 |
| Average number of shares, thousands | 307,427 | 307,427 | 307,427 |
| Earnings per share before tax, SEK | 1.34 | 8.22 | 9.47 |
| EPRA EPS | |||
| Income from property management | 1,381 | 1,425 | 1,861 |
| Tax depreciation, direct tax deductions etc | -935 | -769 | -972 |
| Taxable income from property management | 446 | 656 | 889 |
| Current tax on the above | -93 | -137 | -186 |
| Income from property management after deduction of current tax |
1,288 | 1,288 | 1,675 |
| Average number of shares, thousands | 307,427 | 307,427 | 307,427 |
| EPRA EPS, SEK | 4.19 | 4.19 | 5.45 |
| Operating cash flow per share | |||
| Operating cash flow | 1,223 | 1,423 | 1,942 |
| Average number of shares, thousands | 307,427 | 307,427 | 307,427 |
| Operating cash flow per share, SEK | 3.98 | 4.63 | 6.32 |
| EPRA NDV per share | |||
| Equity | 22,771 | 23,077 | 23,380 |
| Number of shares at year end, thousands | 307,427 | 307,427 | 307,427 |
| EPRA NDV per share, SEK | 74.07 | 75.06 | 76.05 |
| EPRA NRV per share | |||
| Equity | 22,771 | 23,077 | 23,380 |
| Deferred tax liability | 5,264 | 5,100 | 5,180 |
| Derivatives | -651 | -730 | -695 |
| Total | 27,384 | 27,448 | 27,865 |
| Average number of shares, thousands | 307,427 | 307,427 | 307,427 |
| EPRA NRV per share, SEK | 89.07 | 89.28 | 90.64 |
| 2023-09-30 | 2022-09-30 | 2022-12-31 | |
|---|---|---|---|
| Dividend yield per share | |||
| Proposed dividend, SEK | - | - | 3.10 |
| Market price per share at year end, SEK | - | - | 78.50 |
| Dividend yield per share, % | - | - | 3.9 |
| Total yield per share | |||
| Market price per share at year start, SEK | - | - | 102.70 |
| Market price per share at year end, SEK | - | - | 78.50 |
| Change in market price during the year, SEK | - | - | -24.20 |
| Dividend paid during the year, SEK | - | - | 3.00 |
| Total return per share, % | - | - | -20.6 |
| P/E ratio I | |||
| Market price per share, SEK | 76.45 | 67.35 | 78.50 |
| Earnings per share, SEK | 1.05 | 6.50 | 7.44 |
| Annualized per share, SEK | 1.40 | 8.67 | 7.44 |
| P/E ratio I, multiple | 54.6 | 7.8 | 10.5 |
| P/E ratio II | |||
| Market price per share, SEK | 76.45 | 67.35 | 78.50 |
| EPRA EPS, SEK | 4.19 | 4.19 | 5.45 |
| Annualized per share, SEK | 5.59 | 5.59 | 5.45 |
| P/E ratio II, multiple | 13.7 | 12.1 | 14.4 |
CEO´s comments Market comments Income, expenses and profit Assets Sustainable business Liabilities and equity Financial reports Key figures ey Definitions Calendar Contact
CEO´s comments Market comments Income, expenses and profit Assets Sustainable business Liabilities and equity Financial reports Key figures Definitions efinitionsCalendar Contact
Some of the financial metrics that Wihlborgs presents in the interim report are not defined in accordance with IFRS. Wihlborgs is of the opinion that these metrics provide valuable complementary information to investors and the company's management, since they enable evaluation of the company's performance.
As all companies do not apply the same approach to calculating these financial metrics, they are not always comparable to metrics used by other companies. Accordingly, these metrics should not be viewed as replacements for metrics defined under IFRS. On this page, definitions of metrics are presented that, with a few exceptions, are not defined in accordance with IFRS.
The key ratios are based on the statements of income, financial position, changes in equity and cash flow. Some of the historic data is compiled from the historical summary on page 21 in Wihlborgs' Interim Report.
Profit for the period as a percentage of average equity, excluding non-controlling interests. Average equity refers to the average of the opening and closing values for the respective period. In interim reports, the return is converted to its annualised value without taking account of seasonal variations. The ratio comprises a measure of the profitability in relation to shareholders' equity.
Earnings before interest expense, derivatives and taxes (EBIT) as a percentage of average capital employed. Capital employed is defined as total assets less non-interest-bearing liabilities and provisions. Average capital employed refers to the average of the opening and closing balances for each period. In interim reports, the return is converted to its annualised value without taking account of seasonal variations. The metric shows the return on the capital provided by shareholders and lenders without regard to interest.
Equity as a percentage of total assets at the end of the period. The ratio provides a measure of the financial strength of the company.
Income from property management, plus interest expense, divided by interest expense. The ratio measures the degree to which earnings can decline without jeopardising interest payments or, alternatively, how much interest expense can increase before income from property management becomes negative.
Borrowings as a percentage of the properties' carrying amounts. The ratio shows the degree of borrowing on the property portfolio.
The operating surplus, shown as a percentage of rental income. The ratio illustrates the proportion of rental income that remains after deducting property management costs.
Interest-bearing liabilitites relative to equity. Interest-bearing liabilities include borrowings, lease liabilities and any other interest-bearing liabilities.The ratio illustrates the relationship between borrowings and equity and, thereby, the gearing and financial strength.
The operating surplus shown as a percentage of the properties' average carrying amount. The average carrying amount refers to the average of the opening and closing values for the respective period. In interim reports, the yield is converted to its annualised value without taking account of seasonal variations. The ratio illustrates the yield on the property portfolio without taking account of its financing costs.
Borrowings minus liquid assets in the financial statements, measured at five measurement occasions (quarterly) in the last twelve months, divided by operating surplus minus central administration, rolling twelve months. The key figure shows the company's earning capacity relative to borrowings, net.
Earnings per share for the period Earnings for the period divided by the average number of shares outstanding. Earnings per share are the same before and after dilution. Definition according to IFRS.
Earnings per share before tax divided by the average number of shares outstanding.
Income from property management less the estimated tax payable on taxable income from property management divided by the average number of shares outstanding. Taxable income from property management is defined as income from property management less fiscal depreciation/amortisation and direct deductions. The effect of loss carryforwards is not taken into consideration.
Cash flows from operating activities divided by the average number of shares outstanding.
The closing balances for equity divided by the number of shares at the end of the period.
The closing balances for equity following the reversal of interest-rate derivatives and deferred tax according to the balance sheet, divided by the number of shares at the end of the period.
Proposed dividend as a percentage of the year-end share price.
Share price performance plus actual dividend relative to the share price at the start of the year.
Market price per share divided by earnings per share. In interim reports, the ratio is converted to its annualised value without taking account of seasonal variations.
Market price per share divided by EPRA RPS per share. In interim reports, the ratio is converted to its annualised value without taking account of seasonal variations.
Time remaining until the interest on all interest bearing debts in average has been adjusted.
Time remaining until an average of all interest bearing debts has been refinanced.
These key figures are based on the property table on page 10. The table shows the estimated rental value, rental income and property expenses on an annualised basis with an unchanged property portfolio, based on the contract stock on the first day after the end of the period.
Rental income plus estimated market-level rents for unlet space.
Operating surplus as a percentage of the carrying amount for the properties at the end of the period.
Rental income per m2 Rental income on an annualised basis divided by lettable area.
Operating surplus per m2 Operating surplus divided by lettable area.
Economic occupancy rate Rental income as a percentage of rental value.
Estimated surplus ratio Operating surplus as a percentage of rental income.
Net Lettings New lettings during the period less terminations to vacate.
Excludes properties that both current and comparative period are classified as projects/land, aquired or sold.
*) These key figures are operational and are not regarded as alternative key ratios according to ESMA's guidelines.
CEO´s comments Market comments Income, expenses and profit Assets Sustainable business Liabilities and equity Financial reports Key figures Definitions Calendar Contact
| Year-end report 202313 February 2024 | |
|---|---|
| Interim report Jan-Mar 202423 April 2024 | |
| Annual General Meeting24 April 2024 | |
| Interim report Jan-Jun 20248 July 2024 |
Wihlborgs' interim reports and the Annual Report are distributed electronically. The Annual Report is printed in Swedish and sent to any shareholders notifying the Company that they wish to receive it in printed form.
Wihlborgs receives Sweden's first NollCO2 certification
| for a building containing a lab |
27 September 2023 |
|---|---|
| Two food wholesalers choose Wihlborgs property in Helsingborg |
20 September 2023 |
| New member of Wihlborgs Nomination Committee15 August 2023 | |
| Interim report jan-jun 2023: All time high operating surplus10 July 2023 | |
| Wihlborgs acquires property of 3 900 sqm in east Copenhagen | 5 July 2023 |
| Wihlborgs' interim report for January-June 2023 will be presented on 10 July3 July 2023 |
This interim report is information of such a kind that Wihlborgs Fastigheter AB (publ) is legally required to disclose pursuant to the EU's Market Abuse Regulation and the Swedish Securities Market Act. The information was submitted for publication through the agency of the contact people at the next side on 24 October at 07.30 CEST.
Being able to adapt to developments in society to remain relevant has always been our strength. Wihlborgs is growing and developing every day, especially during these challenging times. This is all so we can be the customer-centric, long-term and region-building company that we are.
Ulrika Hallengren, CEO +46 (0)40-690 57 95, [email protected]
Arvid Liepe, CFO +46 (0)40-690 57 31, [email protected]
Wihlborgs Fastigheter AB Box 97, 201 20 Malmö Visits: Dockplatsen 16 Phone: 040-690 57 00
Wihlborgs Fastigheter AB Terminalgatan 1 252 78 Helsingborg Phone: 042-490 46 00
Wihlborgs Fastigheter AB Ideon Science Park Scheelevägen 17 223 70 Lund Phone: 046-590 62 00
Wihlborgs A/S Mileparken 22A DK-2740 Skovlunde, Danmark Phone: +45 396 161 57
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