Quarterly results as per 31 March 2019

With CHF 50.5 million, net income (excluding gains/losses on real estate investments) exceeds the previous year’s result of CHF 43.2 million by 16.9%. Supported by good demand for office space and thanks to the ongoing portfolio optimisation, the vacancy was reduced to 4.4% at the end of March 2019 (end of 2018: 5.0%).

Press release

7 May 2019

Quarterly results as per 31 March 2019

PSP Swiss Property with very pleasing quarterly results and successful letting activities. Improved vacancy rate expected at the end of the year.

With CHF 50.5 million, net income (excluding gains/losses on real estate investments) exceeds the previous year’s result of CHF 43.2 million by 16.9%. Supported by good demand for office space and thanks to the ongoing portfolio optimisation, the vacancy was reduced to 4.4% at the end of March 2019 (end of 2018: 5.0%).

Real estate portfolio

At the end of March 2019, the carrying value of the total portfolio was CHF 7.682 billion (end of 2018: CHF 7.442 billion). Early 2019, a number of properties in Bern’s city centre and in Bern-Liebefeld were acquired. In addition, as part of the portfolio streamlining process, the property located at Bernerstrasse Süd 167/169 in Zurich-Altstetten and the property located at Route des Arsenaux 41 in Fribourg were sold. Finally, the last condominium on the Löwenbräu site in Zurich was also sold at the beginning of 2019.

At the end of March 2019, the vacancy rate stood at 4.4% (end of 2018: 5.0 %). The improvement was the result of several new lettings and the saleof the two properties located in Zurich-Altstetten and Fribourg. 1.1 percentage points of all vacancies are due to ongoing renovations. Of the lease contracts maturing in 2019 (CHF 31.0 million), 79% were renewed at the end of March 2019. The WAULT (weighted average unexpired lease term) of the total portfolio was 4.5 years. The WAULT of the ten largest tenants representing around 30% of the rental income was 6.5 years.

Quarterly results Q1 2019

Net income (excluding gains/losses on real estate investments) amounted to CHF 50.5 million (Q1 2018: CHF 43.2 million). The increase of CHF 7.3 million or 16.9% compared to the previous year’s period resulted mainly from higher rental income (+ CHF 3.3 million) and an increase in profit from condominium sales (+ CHF 1.0 million). Lower financial expenses (- CHF 0.9 million) and a (relatively) lower tax burden also contributed to the improved overall result. The Canton of Basel-Stadt reduced the total profit tax rate from 22.2% to 13.0% as of 1 January 2019. This resulted in the release of deferred taxes in the amount of CHF 5.0 million, CHF 1.6 million thereof had a positive effect on net income (excluding gains/losses on real estate investments). Earnings per share (excluding gains/losses on real estate investments), which is the basis for the dividend distribution, amounted to CHF 1.10 (Q1 2018: CHF 0.94).

Operating expenses remained virtually unchanged at CHF 13.9 million (Q1 2018: CHF 13.8 million). Financial expenses declined by CHF 0.9 million to CHF 5.0 million (Q1 2018: CHF 5.9 million).

Net income (including gains/losses on real estate investments) reached CHF 79.7 million (Q1 2018: CHF 40.3 million). The increase of CHF 39.5 million compared to the previous year’s period resulted mainly from the portfolio appreciation of CHF 19.7 million (Q1 2018: depreciation of CHF 3.9 million). CHF 7.5 million thereof relate to the first-time valuation of the properties acquired in Bern and CHF 12.3 million to the development project “Rue du Marché” in Geneva (due to the letting of the retail area). Moreover, a profit of CHF 15.0 million resulted from the sale of two investment properties (Q1 2018: no sales). On the other hand, tax expenses increased by CHF 3.6 million to CHF 13.9 million (Q1 2018: CHF 10.3 million). Earnings per share (including gains/losses on real estate investments) amounted to CHF 1.74 (Q1 2018: CHF 0.88).

At the end of March 2019, net asset value (NAV) per share was CHF 92.36 (end of 2018: CHF 90.63). NAV before deducting deferred taxes amounted to CHF 111.00 (end of 2018: CHF 109.20).

Strong capital structure

With total equity of CHF 4.236 billion (end of 2018: CHF 4.157 billion) – corresponding to an equity ratio of 53.9% (end of 2018: 54.6%) – the equity base remains strong. Interest-bearing debt amounted to CHF 2.678 billion, corresponding to 34.1% of total assets (end of 2018: CHF 2.511 billion respectively 33.0%). Excluding financial debt invested as fixed-term deposit totalling CHF 125 million, the debt ratio was 33.0%. At the end of March 2019, the passing average cost of debt was 0.79% (end of 2018: 0.87 %). The average fixed-interest period was 3.1 years (end of 2018: 3.0 years). Currently, unused committed credit lines amount to CHF 750 million.

PSP Swiss Property has ratings from two international rating agencies: Senior Unsecured Rating A- (outlook stable) from Fitch and A3 Issuer Rating (outlook stable) from Moody’s.

Subsequent events

The ordinary Annual General Meeting on 4 April 2019 approved all proposals of the Board of Directors. Among other resolutions, the payment of an ordinary dividend of CHF 3.50 per share for the 2018 business year was approved (previous year: CHF 3.40 per share). The payment totalling CHF 160.5 million was made on 10 April 2019. Luciano Gabriel was re-elected as Chairman of the Board of Directors (one-year term of office). All remaining six current members of the Board of Directors were also re-elected (one-year terms of office). Ernst & Young AG, Zurich, was re-elected as Statutory Auditors for the 2019 business year. Proxy Voting Services GmbH, Zurich, was re-elected as independent shareholder representative (one-year term of office). The Compensation Committee and the Audit Committee consist of Peter Forstmoser (Chairman), Adrian Dudle, Nathan Hetz and Josef Stadler. The Nomination Committee consists of Josef Stadler (Chairman), Corinne Denzler and Adrian Dudle.

On 18 April 2019, the existing bond maturing in 2027 was increased by a nominal amount of CHF 80 million to CHF 180 million.

Market environment and outlook 2019

PSP Swiss Property expects good demand for office space. However, the demand will focus primarily on central and easily accessible locations. The retail space market is likely to remain tense, especially in peripheral regions.

The focus of PSP Swiss Property remains on the modernisation of selected properties, the further development of sites and projects as well as ongoing letting activities. Acquisitions are considered primarily in the strategic investment areas and must be justified by potential added value in the long-term.

For the business year 2019, an ebitda (excluding gains/losses on real estate investments) of CHF 250 million is still expected (2018: CHF 241.7 million). With regard to the vacancies, a rate of 4.5% is now expected at year-end 2019 (previous guidance: below 5.0%; end of 2018: 5.0%).

Key figures

Key financial figures

Unit

2018

Q1 2018

Q1 2019

+/-1

Rental income

CHF 1 000

279 373

69 123

72 440

4.8%

EPRA like-for-like change

%

0.9

0.3

1.9

Net changes fair value real estate investments

CHF 1 000

166 692

- 3 873

19 735

Income property sales (condominiums)

CHF 1 000

10 484

1 481

2 458

Income property sales (investment properties)

CHF 1 000

2 472

0

14 961

Total other income

CHF 1 000

8 172

3 583

2 989

Net income

CHF 1 000

308 152

40 257

79 747

98.1%

Net income excl. real estate gains2

CHF 1 000

176 250

43 204

50 519

16.9%

Ebitda excl. real estate gains

CHF 1 000

241 743

60 600

65 358

7.9%

Ebitda margin

%

80.8

81.7

82.8

Total assets

CHF 1 000

7 619 283

7 859 291

3.2%

Shareholders’ equity

CHF 1 000

4 156 908

4 236 213

1.9%

Equity ratio

%

54.6

53.9

Return on equity

%

7.6

7.6

Interest-bearing debt

CHF 1 000

2 511 212

2 678 036

6.6%

Interest-bearing debt in % of total assets

%

33.0

34.13

Portfolio key figures

Number of investment properties

Number

163

163

Carrying value investment properties

CHF 1 000

6 778 932

6 875 305

1.4%

Implied yield, gross

%

4.1

4.1

4.1

Implied yield, net

%

3.5

3.5

3.5

Vacancy rate end of period (CHF)

%

5.0

4.4

Number of sites/development properties

Number

11

13

Carrying value sites/development properties

CHF 1 000

663 174

806 693

21.6%

Headcount

Employees/FTE

People

91/86

91/86

Per share figures

Earnings per share (EPS)4

CHF

6.72

0.88

1.74

98.1%

EPS excl. real estate gains4

CHF

3.84

0.94

1.10

16.9%

Distribution per share

CHF

3.505

n.a.

n.a.

Net asset value per share (NAV)6

CHF

90.63

92.36

1.9%

NAV per share before deferred taxes6

CHF

109.20

111.00

1.6%

Share price end of period

CHF

96.85

108.20

11.7%

1

Change to Q1 2018 or carrying value as of 31 December 2018 as applicable.

2

“Net income excluding gains/losses on real estate investments” corresponds to the net income excluding net changes in fair value of the real estate investments, net income on sales of investment properties and all of the related taxes. Income from the sale of properties which were developed by the Company itself is, however, included in the “net income excluding gains/losses on real estate investments”.

3

Excluding debt capital invested as fixed-term deposit totalling CHF 125 million: 33.0%.

4

Based on average number of outstanding shares.

5

For the business year 2018. Payment was made on 10 April 2019.

6

Based on number of outstanding shares.

Further information

Giacomo Balzarini, CEO · Phone +41 (0)44 625 59 59 · Mobile +41 (0)79 207 32 40

Vasco Cecchini, CCO · Phone +41 (0)44 625 57 23 · Mobile +41 (0)79 650 84 32

Report and presentation are available on www.psp.info

www.psp.info/reports

www.psp.info/presentations

Today, 10:30am (CET): conference call (Q&A only)

Switzerland / Europe · +41 (0)58 310 50 00

UK · +44 (0)207 107 0613

USA · +1 (1)631 570 56 13

Agenda

Publication H1 2019 · 15 August 2019

Publication Q1-Q3 2019 · 12 November 2019

Publication FY 2019 · 25 February 2020

Annual General Meeting 2020 · 2 April 2020

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