Market Report
Transcription
Market Report
2141173 • Bolt Communication AS • www.boltcommunication.no Market Report December 2014 NRP Finans AS Haakon VIIs gate 1 Postbox 1358 Vika 0113 Oslo Telephone: +47 22 00 81 81 Telefax: +47 22 00 81 91 E-mail: [email protected] Homepage: www.nrp.no 2141173 Markedsrapport-omslag.indd 1 27.11.14 12.52 The NRP Group of companies Project & Corporate Finance Asset Management NRP Finans AS NRP Asset Management AS NRP Business Management AS Aker Eiendomsdrift AS Asset Management Corporate management, accounting, tax and consulting Real estate management Project arrangement & Syndication Corporate finance and M&A advisory 2141173 Markedsrapport-omslag.indd 2 Corporate Management Services NRP Finans AS Anne Elisabeth Næstvold Christian Ness Erlend Torsen Fredrik Holter Knut Ekjord Markus Leandersson Mats Olimb Morten Berg Nicolai Rosenberg Ragnvald Risan Thor Andreas Mjør Tobias Gedde-Dahl Tom Kjeldsberg E-mail [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] Office phone 22 04 81 67 22 00 81 80 22 01 79 61 22 04 81 53 23 11 78 39 23 11 39 76 23 11 78 38 23 11 78 37 23 11 39 75 22 00 81 82 22 04 81 68 22 04 81 66 23 11 78 36 Mobile 99 27 99 28 92 26 68 42 91 72 33 83 92 29 34 14 92 65 90 01 45 45 05 18 93 40 87 94 41 42 01 01 95 10 30 77 90 16 11 17 93 48 01 04 93 05 19 38 91 84 36 67 NRP Business Management AS Alina Hategan Anita Næsheim Ann - Christin Hansen Ann Helen Marthinussen Anne Aspelin Arild Kvalsvik Birgitte Linge Dalen Brita Randem Elfrid Lislevatn Grete Aasheim Anstice Grethe Pedersen Hege Korsmo Sæther Heidi Hanson Linda Cathrin Hansen Maria Terese Olsen Nina Ekhaugen Oddny Skaug Stålesen Ole Joachim Jonstang Stine Haugen Vibeke Vilhelmsen E-mail [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] Office phone 23 11 71 03 22 00 81 83 23 11 71 02 23 11 71 04 23 11 78 49 23 11 78 35 23 11 78 44 23 11 71 07 23 11 78 45 22 04 81 52 22 04 81 54 22 01 79 63 23 11 78 46 23 11 71 08 23 11 38 37 22 04 81 62 23 23 85 46 23 11 71 06 22 01 79 65 22 01 79 64 Mobile 93 00 80 50 97 50 07 20 48 03 18 66 97 70 15 70 93 05 23 52 92 46 99 80 99 62 90 52 99 22 72 01 99 01 91 83 94 01 98 04 95 70 25 84 90 60 73 49 95 76 72 53 98 80 45 35 41 66 69 66 90 58 57 55 41 43 64 67 92 05 75 45 91 13 90 18 91 68 45 00 NRP Holding AS Elin Bentsen Hilde Knudsen Wenche Solbakken Johansen E-mail [email protected] [email protected] [email protected] Office phone 23 11 78 34 22 01 79 60 23 11 78 42 Mobile 92 61 84 58 93 41 06 10 93 25 53 19 27.11.14 12.52 Table of contents Page 1. Introduction ...................................................................................................................................... 5 2. Sold projects ..................................................................................................................................... 8 3. Real estate ....................................................................................................................................... 3.1 Status real estate market in Norway and Sweden by Newsec AS (in Norwegian)............................ 3.2 Key figures real estate portfolio ................................................................................................... 3.3 Real estate projects overview ...................................................................................................... 3.4 Real estate projects Berger Terminal DIS............................................................................................................................... Brønnøysund Kontorbygg AS................................................................................................................. Dagligvarelogistikk AS............................................................................................................................ E-Logistikk AS......................................................................................................................................... Etterstad Utvikling DIS........................................................................................................................... Gasolin Eiendom DIS ............................................................................................................................. Gasolin Handelseiendom DIS ................................................................................................................ Grenland House DIS............................................................................................................................... Hoffsveien Kontorbygg AS ..................................................................................................................... Holmsbu Invest KS ................................................................................................................................. Hovfaret 4 DIS ....................................................................................................................................... Kongholm Invest KS ............................................................................................................................... Kristiansund Handelseiendom AS ......................................................................................................... KS Torggata Bad AS................................................................................................................................ Logistikk og Lagershop AS ..................................................................................................................... Lørenskogveien 75 Holding AS .............................................................................................................. Majorstuen Kontorbygg DIS .................................................................................................................. Martodden Utbygging KS ...................................................................................................................... Maskinveien Kontorbygg AS .................................................................................................................. Moa Handelseiendom Holding II AS ...................................................................................................... Nydalen Kontorbygg AS ......................................................................................................................... Nydalen Kontorbygg II AS ...................................................................................................................... Nye Alfasetveien DIS ............................................................................................................................ Nye Bergen Lagerbygg KS ...................................................................................................................... Nye Berghagan Næringseiendom AS .................................................................................................... Nässjö Logistikkbygg AS......................................................................................................................... Pottemakerveien Kombibygg AS ........................................................................................................... Ringeriksveien 2012 DIS ........................................................................................................................ Stadion Utbygging KS ............................................................................................................................ Statens Hus Lillehammer KS .................................................................................................................. Sydsvenskan Lager & Handel AS ........................................................................................................... Sørenga Utvikling KS .............................................................................................................................. Tangen Havnelager AS........................................................................................................................... Teknikstaden Utvikling AS ..................................................................................................................... TFGS Kombi AS ...................................................................................................................................... Wilfast i Torslanda AB ........................................................................................................................... Wilfast Mølndal AB ................................................................................................................................ 10 11 25 27 Page 3 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 NRP Finans AS – Market Report December 2014 4. 5. Shipping & offshore........................................................................................................................... 4.1 Shipping & offshore market comments ........................................................................................ 4.2 Key figures shipping & offshore portfolio...................................................................................... 4.3 Shipping & offshore projects overview ........................................................................................ 4.4 Shipping & offshore projects Arca Shipping DIS ................................................................................................................................... BB Troll DIS............................................................................................................................................. Beta DIS .................................................................................................................................................. Bulk Avanti DIS ....................................................................................................................................... Bulk Transloading DIS ............................................................................................................................ Cresco Shipping DIS ............................................................................................................................... Eastern Reefer II DIS .............................................................................................................................. Gjende DIS.............................................................................................................................................. Feedermate DIS ..................................................................................................................................... Inter Carib II DIS ..................................................................................................................................... Jupiter Bulker DIS ................................................................................................................................... Kuo DIS ................................................................................................................................................... Mount Lyderhorn LLC ............................................................................................................................ Neptune Seismic DIS .............................................................................................................................. Spero DIS ................................................................................................................................................ Stril Offshore DIS .................................................................................................................................... TDSC Opportunity AS ............................................................................................................................. UACC Bergshav Tanker DIS .................................................................................................................... UACC Ross Tanker DIS ........................................................................................................................... 65 66 74 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 Explanation of procedures and key figures ......................................................................................... 96 Ness, Risan & Partners AS and companies controlled by Ness, Risan & Partners AS (« NRP Group») have a restrictive policy regarding owning financial instruments. The NRP Group can participate as a general partner in companystructures where NRP Finans is the arranger of the project. The NRP Group is also allowed to invest in open-ended funds managed by NRP Asset Management, in bond funds, or in treasury bills as part of the liquidity management in certain group companies. Companies in the NRP Group only own financial instruments linked to the business. Employees in the NRP Group and their close relatives will from time to time own shares in projects arranged by NRP Finans, or in funds and companies managed by NRP Asset Management. A list of shares owned by employees in the NRP Group is available upon request to Ness, Risan & Partners’ Compliance Officer. This market report has been prepared by NRP Finans AS, having endeavoured to present a consistent and correct picture of our projects. The information contained herein has been obtained from sources believed to be reliable and in good faith. NRP can however not guarantee or be held financially or legally responsible for the accuracy, completeness or correctness of the information contained in this market report. We underline that investing in real estate and shipping/offshore projects is associated with risk. All investors must be prepared that such investments might result in monetary losses. Anyone who uses this report as a basis for purchasing shares at a later time, must make sure that all relevant and updated information is obtained. The information in this market report is only valid per date of preparation. Possible investors are encouraged to go through the projects thoroughly before investing. All documentation and analyses can be explained by contacting our office. NRP Finans AS - Market Report December 2014 Page 4 1. Introduction It is a great pleasure to present a new market report from NRP Finans. In this report, you will find valuations for our projects, market information on both real estate and shipping/offshore, and key figures for our portfolio. Introducing this report, we wish to say a few words about the activity in NRP, the market outlook, and introduce new projects we have facilitated since the last report. We are experiencing increasing activity in shipping/offshore, and have therefore strengthened our team with three new employees this autumn. Mats Olimb and Nicolai Rosenberg are new shipping/offshore project brokers in NRP Finans. Mats came from a position as offshore analyst in DNB Markets, while Nicolai has worked as a consultant in A.T Kearney. We are also delighted to have Markus Leandersson back in the NRP Group, where he will now join the corporate team in NRP Finans. Markus has previously worked in NRP Securities, and continued in Carnegie when the company was sold in 2013. We are excited about the new competence added to our team, and look forward to increase our deal-flow in shipping and offshore going forward. The activity is also good for the other companies in the NRP Group. NRP Corporate Finance, which is part of NRP Finans, is now in operation with a dedicated team actively working on private equity advisory transactions and private placements of equity and bonds. NRP Business Management has increased their workload in 2014, and has sent an application to FSA (Finanstilsynet) to become a Depositary. Aker Eiendomsdrift has around 100 properties under management, and good growth in earnings. NRP Asset Management is working to liquidate the fund NRP Eiendom 2010, parallel to setting up new funds within both real estate and shipping. NRP Eiendom 2012, which is also under management by NRP Asset Management, completed the final subscription period this summer and is now in the final phase of investing the capital. Market outlook According to the OECD Economic Outlook of November 2014, the global growth will remain modest but positive the coming years. Estimated GDP for China in 2015 is 7.1%, which is somewhat lower than recent years’ growth. Indian economy on the other hand is picking up, and the estimated GDP for 2015 is up one Page 5 percentage point from 2014 to 6.4%. The recent economic figures from the USA show robust recovery in the U.S. economy, while the euro area is facing an increasing risk of stagnation. Expected GDP for USA in 2015 is 3.1%, while the euro area is facing a modest growth of 1.1%. Estimated GDP in Norway the coming year is 2.4%. The economic hot topic this autumn has been the significant drop in the oil price, mainly due to high supply. Over the last couple of months, the oil-industry has cut jobs and put projects on hold, as many oil fields are unprofitable to develop at the current oil-price levels. The falling oil-price has contributed to the weakening of NOK the last months, and the reduced activity in the Norwegian oil-industry will also contribute to keeping the interest rates low going forward. The key interest rate in Norway has been 1.5% since March 2012, while the key interest rate in Sweden was cut to record low 0.0% in October. The Norwegian 10 year government bond is currently trading close to 2%, and the Swedish 10 year government bond is trading at around 1.1%. These historic low interest rates are good news for borrowers of money. Real estate projects Over the last six months, NRP Finans has facilitated four new real estate projects, Nydalen Kontorbygg II AS, Vestby Logistikk AS, Kambo Næringseiendom AS and Haukås Næringseiendom AS. The total gross property value of the five projects is NOK 1.35 billion. Nydalen Kontorbygg II has bought Maridalsveien 323 in Nydalen, an office property fully leased to three tenants; Get, Konica Minolta Business Solutions and Boots Norge. The weighted average remaining lease period is 10 years. Vestby Logistikk AS was established to purchase a warehouse and logistics building located at Vestby. The property is leased on a “bare-house” lease agreement to DHL Supply Chain Norway. Kambo Næringseiendom AS was established to buy a production and warehouse property in Moss, leased to Promens AS on a 12.5-year “bare-house” lease contract. The project Haukås Næringseiendom AS, outside of Bergen, consists of four new-buildings (two warehouses, one gas station and a car dealership), with a weighted average lease period of 15 years. NRP Finans AS – Market Report December 2014 The real estate projects we have facilitated this autumn have all been well received by our investors and quickly subscribed. Most banks are positive to lending money to real estate projects, and we have received favorable margins for our projects. The banks have also lowered the margins for several of our already existing real estate projects over the last months. Eight of our real estate projects have been sold this autumn, in addition to one NetOnNet store in the project Logistikk og Lagershop AS. Seven of the projects are bought by a foreign buyer, which underlines the fact that real estate in the Nordic countries is gaining increasing attention from foreign investors. For an analysis by Newsec of the real estate market in Norway and Sweden, please see page 11. Shipping & offshore The interest for shipping projects is increasing. The challenge is however to find good projects to present to our investors. We have facilitated two new shipping project since the last report, Jupiter Bulker DIS and Gjende DIS. A vessel in the project KUO DIS, KUO FU, has been sold this autumn with a profit of approximately 23% for the investors. Jupiter Bulker DIS has purchased one Handymax bulk carrier, with 7-year bareboat charter back to the seller. The Handymax (MV Free Jupiter) is a 47,777 dwt bulk carrier built in 2002 in China, bought from FreeSeas Inc. Gjende DIS was established in November, and the project is a 5-year sale lease back of MV Mabah, a 235,128 cbft Reefer vessel, built in 1995. The Charterer of the vessel is the Boyang Group, a business partner we have had a close relationship with for more than 10 years. Getting financing for shipping and offshore projects remains tough. The large banks prefer large deals to solid counterparts, with long charter parties. Maritime & Merchant is working to establish a shipping/offshore bank as an alternative to existing banks, and we welcome them. Second hand market transactions So far this year, we have sold shares in the second hand market for approximately NOK 160 mill. This is marginally lower than last year at the same time. The second hand volumes are still largest for real estate projects, and the low risk profile projects are preferred among the investors. NRP Finans is working actively to create more liquidity in our projects, in order to attract a broader group of investors. Please contact Thor Mjør or Erlend Torsen if you have questions regarding second hand transactions. Return for the NRP Finans portfolio In projects where there has been recent second hand transactions, the transaction value will normally be of guidance for setting the market value for the project. In projects where there has not been any recent transactions, other parameters such as predicted cash flow and estimated asset values will largely dictate the valuation. For more information regarding our valuation procedures, please see the explanation of procedures and key figures at the back of this market report. Return for our real estate portfolio over the last year, is 12.3% p.a. The real estate portfolio has given a return of 22.4% p.a. from the end of 2000 and up to today. Return of our shipping/offshore portfolio the last year, is 4.8% p.a. The shipping/offshore portfolio has given a return of 12.6% p.a. from the end of 2000 and up to today. The total portfolio return is up 10.3% p.a. the last year. The return of the NRP Finans’ total portfolio of both real estate and shipping/offshore projects is up 17.5% p.a. since the establishment in 2000. This high return shows that direct investments as an asset class should be part of an investor’s portfolio. Return: 2014* Real estate portfolio 12.3% Shipping portfolio 4.8% Total portfolio 10.3% *Return from 01.12.2013-01.12.2014 200101.12.2014 22.4% 12.6% 17.5% For an analysis of the shipping & offshore market, please see page 66 in our market report. NRP Finans AS - Market Report December 2014 Page 6 Our focus is to achieve the highest risk-adjusted return for all our projects, as well as securing a good return on our overall portfolio. We are also constantly working to identify and facilitate new good projects within real estate, shipping and offshore. 1800 Compared to the Oslo Stock Exchange in the period from 2001 – 01.12.2014, the NRP Finans portfolio has evolved as follows: Development NRP Finans portfolio vs Oslo Stock Exchange benchmark 1600 Weighted NRP Finans portfolio (1 343) 1400 1200 1000 800 600 OSEBX (295) 400 200 0 Jan 2001 Jan 2002 Jan 2003 Jan 2004 Jan 2005 Jan 2006 Jan 2007 On behalf of NRP, we would like to take this opportunity to confirm to our investors and business associates our commitment to deliver the best longterm risk adjusted return, combined with a positive Jan 2008 Jan 2009 Jan 2010 Jan 2011 Jan 2012 Jan 2013 Jan 2014 Dec 2014 and personal follow-up of high quality. We would also like to wish you all a Merry Christmas and a Happy New Year. Oslo 1. December 2014 Best regards, NRP Finans AS Christian Ness Page 7 Ragnvald Risan NRP Finans AS – Market Report December 2014 2. Sold projects 2002 2006 continues Property: Project Established IRR since project start Shipping: Project Maud Reefer KS Multipurpose 2000 KS Established 2001 2000 IRR since project start 30 % p.a. 28 % p.a. Property: Project Skarvenesveien 3 KS Established 2002 IRR since project start 42 % p.a. Shipping: Project Tofelino Shipping KS Kapitan Rudnev Shipping Ltd Northeast Chemical Carrier KS Established 2000 2002 2001 IRR since project start 23 % p.a. 14 % p.a. 34 % p.a. Established 2003 2000 2003 IRR since project start 123 % p.a. 36 % p.a. 84 % p.a. 2003 2004 Property: Project Fornebuveien 38-44 KS Karihaugen Kombibygg KS Nye Skarvenesveien 3 KS Shipping: Project China Bulker KS China Cape DIS Containership Invest KS European Container DIS European Container II DIS Finn RoRo KS Indian Tanker KS Kapitan Korotaev Shipping Ltd. Mesa Invest DIS Nye Northeast Chemical Carrier KS Olympia DIS Rem Balder DIS Rem Fortress DIS Rem Forza DIS Rem Fosna Rem Odin DIS Rem Provider DIS Rem Songa DIS Ross Container DIS Scandinavian RoRo KS Sir Matt Reefer DIS TDS Containership II KS Established 2003 2004 2004 2004 2005 2003 2003 2003 2006 2003 2005 2005 2005 2006 2006 2006 2006 2006 2004 2002 2005 2005 IRR since project start 75 % p.a. 27 % p.a. 76 % p.a. 47 % p.a. 25 % p.a. 99 % p.a. 115 % p.a. 35 % p.a. 11 % p.a. 35 % p.a. 58 % p.a. 77 % p.a.* 77 % p.a.* 68 % p.a.* 86 % p.a.* 70 % p.a.* 130 % p.a.* 69 % p.a.* 29 % p.a. 64 % p.a. 46 % p.a. 34 % p.a. *Not taken into account paid in capital in tranches 2007 Shipping: Project North Reefer KS Established 2002 IRR since project start 60 % p.a. Property: Project Alfasetveien 11 Eiendom KS Datavegen 27 AS Hotvedtveien 6 KS Valløveien 3 KS Selga Kombinasjonsbygg AS Established 2003 2003 2002 2003 2004 IRR since project start 59 % p.a. 42 % p.a. 44 % p.a. 106 % p.a. 65 % p.a. Shipping: Project Eastern Chemical Carrier KS Gram Chemical Carrier DIS Korean Chemical Carrier KS Lake Eva DIS Lake Maya DIS Sir Matt Reefer KS Established 2000 2004 2001 2004 2004 2004 IRR since project start 125 % p.a. 275 % p.a. 87 % p.a. 18 % p.a. 18 % p.a. 1001 % p.a. 2005 2006 Property: Project Akersgaten 16 Invest KS Berghagan Næringseiendom KS Entreprenørbygg Invest KS Finnestadveien 44 ANS Hvamveien 1 KS Kyrre Grepps gt. 19 KS Moss Holmestrand Nærsenter KS Nye Alfasetveien 11 KS Nygaard Brygge Invest KS Scandigade 8 AS Established 2001 2004 2004 2004 2004 2001 2003 2005 2003 2005 NRP Finans AS - Market Report December 2014 IRR since project start 7 % p.a. 181 % p.a. 87 % p.a. 98 % p.a. 87 % p.a. 25 % p.a. 60 % p.a. 106 % p.a. 27 % p.a. 191 % p.a. Property: Project Banebakken 38 AS Helsingborg Kjøpesenter AS Kombibygg Invest I AS Lillsjøvegen Invest AS Preståsen Park KS Pueblo Amistad DIS Established 2006 2002 2006 2005 2002 2005 IRR since project start 128 % p.a. 34 % p.a. 38 % p.a. 60 % p.a. 25 % p.a. 22 % p.a. Shipping: Project Asian Tanker DIS BOP 15 DIS Dynasty DIS Eagle Shipping DIS Ivory Ace DIS Rem Norway DIS Southern Chemical Tanker DIS Established 2004 2005 2004 2005 2006 2006 2003 IRR since project start 44 % p.a. 69 % p.a. 56 % p.a. 40 % p.a. 93 % p.a. 152 % p.a. 36 % p.a. Property: Project Established IRR since project start Shipping: Project Chem VI DIS Inter Carib DIS Med Cruise DIS TDS III DIS Established 2007 2006 2005 2006 IRR since project start -35 % p.a. 36 % p.a. 23 % p.a. 31 % p.a. 2008 Page 8 2009 2012 Property: Project Established IRR since project start Shipping: Project American Bulker KS Eastern Chemical Tankers III KS Indian Chemical Tanker DIS Peg Chemical Carrier DIS Established 2001 2001 2007 2006 IRR since project start 44 % p.a. 65 % p.a. 6 % p.a. 20 % p.a. Property: Project Haugenstua Butikksenter AS Established 2006 IRR since project start 2 % p.a. Shipping: Default/bankruptcy project Oceanlink Reefer DIS TDS Containerships IV DIS Established 2007 2007 IRR since project start -100 % p.a* -100 % p.a* Property: Project Buskerud Handelseiendom DIS Established 2010 IRR since project start 11 % p.a Shipping: Project M-Tanker DIS Atlantic Seismic DIS Perrine DIS Established 2005 2007 2007 IRR since project start -12 % p.a* 31 % p.a -36 % p.a* Default/bankruptcy project Oceanlink Reefer II DIS TDS Containerships V DIS Established 2007 2012 IRR since project start -68 % p.a* -100 % p.a* Property: Project Alingsås Lager og Handel DIS** Berger Kombibygg AS** Borås Logistikk AS** El Logistikk DIS** Finlogistikk DIS** Gøteborg Logistikk DIS ** Halmstad Logistikk AS** Prime Logistikk DIS** Established 2008 2013 2012 2011 2011 2011 2013 2012 IRR since project start 0 % p.a. 5 % p.a. 17 % p.a. 14 % p.a. 14 % p.a. 15 % p.a. 5 % p.a. 15 % p.a. * Including paid in uncalled capital Default/bankruptcy project Chem Lily DIS Handy Container DIS MPP Container DIS Swetank DIS Swetank III DIS Swetank IV DIS 2007 2008 2007 2005 2006 2007 -100 % -100 % -99 % -79 % -98 % -77 % p.a.* p.a.* p.a.* p.a.* p.a.* p.a.* * Including paid in uncalled capital 2010 2013 Property: Project Ringeriksveien KS Vestfold Kombibygg DIS Established 2001 2006 IRR since project start 30 % p.a. 7 % p.a. Shipping: Project China Ropax DIS Indian Bulker DIS Pacific Bulker DIS Ross Container II DIS Established 2004 2007 2008 2006 IRR since project start 34 % p.a. -37 % p.a.* -50 % p.a.* 21 % p.a. 2008 -50 % p.a.* Property: Project Alingsås Handel AS Hallsberg Logistikk DIS Nye Nordahl Brunsgate 10 KS Established 2006 2008 2003 IRR since project start 16 % p.a. 16 % p.a. 46 % p.a. Shipping: Project BB Troll (before refinancing) E-Tanker DIS** Eastern Reefer II DIS Established 2010 2006 2006 IRR since project start -100 % p.a -2 % p.a 22 % p.a Shipping: Project Arendal Offshore DIS Longa DIS Inter Carib III DIS United Cape DIS Established 2008 2007 2007 2007 IRR since project start 24 % p.a. 21 % p.a. -27 % p.a.* -38 % p.a.* Default/bankruptcy project Gram LPG DIS Established 2007 IRR since project start -100 % p.a.* Default/bankruptcy project Indian Chemical Tanker II DIS * Including paid in uncalled capital 2011 2014 **Waiting for final settlement * Including paid in uncalled capital * Including paid in uncalled capital Page 9 NRP Finans AS - Markedsrapport juni 2014 3. Real estate NRP Finans AS - Market Report December 2014 Page 10 3.1 Status eiendomsmarkedet i Norge og Sverige ved Newsec AS (in Norwegian) Kontor- og logistikkeiendom 1.0 Norge I Norge har utviklingen så langt i 2014 vært nær motsyklisk sammenliknet med utviklingen internasjonalt, ikke minst sett i forhold til euroområdet. BNP-veksten i Norge har tatt seg noe opp og det samme har inflasjonstakten. BNP vokste med 1,2 % i 2. kvartal 2014, den sterkeste kvartalsveksten siden 2012. Veksten i norsk fastlandsøkonomi anslås dog å bli lav i Q3, men vokse med om lag 0,5 % per kvartal de påfølgende kvartalene. Arbeidsledigheten i Norge har vært ganske stabil en stund. I oktober var den registrerte arbeidsledigheten 2,7 % av arbeidsstyrken. Til tross for den relativt beskjedne aktivitetsveksten fram til Q2–2014, har arbeidsledigheten ikke vist tendenser til økning gjennom fjoråret. Dette har dog mer vært drevet av lav vekst i arbeidstilbudet enn høy vekst i sysselsettingen. Vi regner med at arbeidsledigheten vil stige gjennom resten av 2014 og 2015. Inflasjonstakten har vært noe høyere i 2014 enn i de foregående årene. Så langt i år har 12-månedersveksten i konsumprisindeksen (KPI-JAE) ligget rundt 2,5 %. Det skyldes kronesvekkelsen som tok til vinteren 2013. I senere tid har kronen styrket seg og vi forventer at en ytterligere, dog moderat, styrking vil finne sted framover. Dette vil etter hvert føre til noe lavere inflasjon. Etter rentemøtet 18.09.2014 reagerte valutamarkedet med å styrke kronen markant umiddelbart etter Norges Banks offentliggjøring, der Norges Bank langt på vei fjernet muligheten for rentekutt. En litt mer moderat inflasjonstakt kan gi litt høyere reallønnsvekst til neste år og framover enn i inneværende år. Lønnsveksten regner vi med vil ligge Page 11 stabilt rundt 3,5 % i år og de neste årene, og vil medføre en årlig vekst i reallønnen i området 1,5–2,0 %. 1.1 Kontormarkedet i Oslo 3. kvartal er nå over og aktiviteten i leiemarkedet ser mye bedre ut enn ved starten av 2014. Vi registrerer at prisene på kontrakter signert i kvartalet fortsetter å stige, og er opp nye 3 % fra foregående kvartal, til 2050 kr/kvm. Volumene er svært lave, og det er kun én gang tidligere målt tilsvarende lave volumer; i 3. kvartal 2009. Totalt ble det signert 143 kontrakter på til sammen 109 750 kvadratmeter, mot 235 740 kvadratmeter i 2. kvartal 2014. Dette skyldes at det har vært en relativt stille periode for de store leiekontraktene over 10.000 kvm som henger sammen med få utløp av store kontrakter i 2014 og 2015. Den største leiekontrakten i sentrum de siste to årene blitt signert av Olav Thon i deres nybygg i Storgata 14–18 og Stenersgata 2 hvor Riksrevisjonen har kommet på plass som leietaker. Årsaken til deres flytting fra Frydenlund-komplekset til KLP er Høyskolens vekst i studentmassen som utvider sitt areal med over 20.000 kvm. Utvidelsen til høyskolen sender også Forskningsrådet på flyttefot. Andre registrerte kontrakter i Oslo sentrum av en viss størrelse er Sjøfartsbygningen (Kongens gate 6) hvor Centric Norway leier ca. 1.800 kvm. Det har også den siste tiden vært flere nye store søk i markedet hvor bl.a. Norgesgruppen søker mellom 8.000–11.000 kvm og Securitas søker nytt hovedkontor på ca. 4.000 kvm. Vi opplever generelt et kresent leiemarked hvor eiendomsbesitterene som har en helhetlig plan for vedlikehold og oppgraderinger tilpasset dagens marked er vinnerne og raskest løser sine ledige arealer. Et annet viktig element som det har vært snakket om lenge, og som vi nå ser et større fokus på hos leietakerne er gode og fremtidsrettede miljøløsninger. Her ser vi at utviklerne og leietakerne begynner å gå i takt og betalingsviljen for miljøbygg er sterkere nå enn tidligere. Den største gledelige nyheten i leiemarkedet vi kan melde om etter sommerferien er at beslutningsprosessene er kortere og beslutningsevnen betraktelig bedre. NRP Finans AS - Markedsrapport juni 2014 Vi har derfor tro på at volumene vil bedres i tiden fremover og at mange gårdeiere går en god høst i møte. Leieprisene stiger jevnt over i alle områdene og prisene er nå opp med 5 % i snitt for hele Oslo sammenliknet med samme tid i fjor, altså over det dobbelte av KPI. Det begynner å bli kort tid for å løfte nybygg i 2016 nå, og det er dermed lite nye kontorarealer som blir tillagt markedet i de kommende to år. Den største stigningen gjelder Vika-Aker Brygge, der leiene er opp med nesten 11 % siden samme tid i fjor. CBD: Leieprisene holder seg derimot tilnærmet uendret siden forrige kvartal, og dette anses som en korreksjon etter kraftig stigning i de fleste segmenter i løpet av årets første halvår. Vi definerer CBD som Vika, Aker Brygge, Tjuvholmen og noen adresser rundt rådhuset. 1.1.1 Ledighet i Oslo Dette er ledighetsstatistikken fra vår ferskeste telling, som ble utført i midten av september. Ledigheten i Oslo sentrum ligger stabilt på rundt 6 %. Ledigheten for kontorbygg i Stor-Oslo er nå ca. 8,2 %, ned 0,3 poeng fra forrige kvartal. Det er nå 820.000 kvm tilgjengelig innen 12 måneder. Stort sett alle områder i Oslo har stabil ledighet, Skøyen opplever en svak vekst, dette skyldes tilskudd av flere mindre arealer, ingenting dramatisk. Lysaker og Nydalen sliter fortsatt med høy ledighet der kun de beste byggene med nærhet til offentlig kommunikasjon signerer kontrakter. NRP Finans AS - Market Report December 2014 NPRO begynner å bli ferdig med oppussingen av Aker Brygge og det skrives jevnlig kontrakter i de nyrehabiliterte lokalene. Rica Eiendom Holding og Peninsula Petroleum har nylig signert kontrakter i hhv. Stranden 3 og 1. Det er ca. 31.500 kvm ledig i CBD nå. Det største arealet er en nykommer, 4.100 kvm i Olav V’s gate 4. Her fraflytter DLA Piper lokalene til fordel for Stranden 5 og NPRO i Q1 2015, hvor de skal leie 5 000 kvm. Terminalbygget (2 750 kvm) og Bryggegaten 8 og 9 (7 600 kvm, tidligere Stranden 5) defineres nå som ledige, med innflytting Q1 2015, dette etter at Google tok 2.500 kvm. Det samme gjelder Verkstedhallen der det er snaue 4.000 kvm ledig kontorareal. Neste store ledige lokale som skal fylles opp er 20 000 kvm i Ruseløkkveien 26 til Storebrand, som blir ledige etter Wiersholm og Norad, trolig klart for innflytting i løpet av 2016. Page 12 Videre har de nesten fylt opp Prinsens gate 21 og leid ut til blant annet til Mainmanager, Hermés Headhunting og Visit Denmark. Vardia har tegnet en ny 10 års avtale i 4. etg. i Haakon VIIs gate 2, med et leienivå på 3.900 NOK/kvm, inkl. en MVA kompensasjon beregnet til ca. 200 kr/kvm. Lokalene totaloppusses for ca. 10 000 kr/kvm. Erich A. Selvaag med familie har fått inn AIG og Syncom i Rosenkrantzgate 22 på nivåer opp mot 3.000/kvm. Indre by sentrum: Ledigheten i Indre by sentrum (innenfor ring 1) synker dette kvartalet, ned ca. 13.000 kvm, dette kommer etter et Q2 der ledigheten steg relativt kraftig. Aller-gruppen flytter til sitt nybygg på Hasle Linje i Q1 2015 fra Stenersgata 2 til Olav Thon og etterlater ca. 9 200 kvm. Thon utvider og tar noe av dette arealet, mens Riksrevisjonen har leid resten samt hele kontordelen i nybygget ved siden av; Storgata 14-18, også dette til Olav Thon. I Kongens gate 6 som er eid av Eckbos Legater er det utleid 1 800 kvm til Centric Norway på nivåer mellom 2 500–3 000/kvm. Nettavisen flytter inn i Søylen Eiendoms Grensen 17 på 1.350 kvm, til 2 500/kvm. Bortsett fra Riksrevisjonen er det mangel på de virkelig store kontraktene i Q3, men vi har sett flere mindre kontrakter på gode nivåer, spesielt i kvadraturen. Indre by (mellom ring 1 og ring 2) er segmentet hvor ledigheten faller mest også i dette kvartalet. Ledigheten falt med nesten 20.000 kvm i Q1, primært fordi Akersbakken 27 ble omregulert og 10.000 kvm ble tatt ut av vår ledighetstelling. Newsec har bistått med salget av eiendommen, som ble kjøpt av Olav Thon. Det er nesten ingen nye lokaler over 1.000 kvm, som kommer inn i ledighetslisten vår i tellingen dette kvartalet. I høyblokken på Tøyen (Økernveien 11–13) er antagelig den største leiekontrakten som er skrevet i 2014 sammen med Riksrevisjonen. Leiekontrakten ble inngått i våres, Politiets Utlendingsenhet tar 12.000 kvm i bygget som nylig ble fraflyttet av Skatteetaten. Denne eiendommen er nå i markedet. Det oppgraderte kontoret til Sporveiene og NIFU i Økernveien 9, på andre siden av gaten, er kjøpt av et syndikat tilrettelagt av NRP Finans. I kontordelen på Eger har Søylen fått inn ny leietaker etter Aspiro, Netlight har tatt 825 kvm til et svært hyggelig nivå. Page 13 NRP Finans AS - Market Report December 2014 Ipsos MMI tar 1.750 kvm på en 12-års kontrakt, med oppstart i sommer. Det har virkelig løsnet på Tøyen, og i forrige kvartal kunne vi melde om en kontrakt på 5.500 kvm i Kolstadgata 1 (Enata Eiendom). Leietaker er en stiftelse, Frivillighetshuset, som består av 12 samarbeidende organisasjoner som Operasjon Dagsverk, Attac, Wikimedia Norge, Hyperion, Landsrådet for barne- og ungdomsomsorg og Elevorganisasjonen. Lysaker opplever nedgang i ledigheten, det ble skrevet få nye kontrakter i Q3, samtidig er tilgangen til nye ledige lokaler begrenset. I Grønlandsleiret 25 til Jens Evensen har Newsec leid ut ca. 1 500 kvm til Fresh Fitness, på en 10-års kontrakt fra Q4 2014. På Skøyen stiger ledigheten svakt også dette kvartalet. Verkstedveien 1, tidligere Drammensveien 134 (NPRO) defineres som ledig, med 16.000 kvm som ferdigstilles i Q2 2015. Som kjent skal Statens Pensjonskasse inn i bygget fra Q4 2014, de har skrevet kontrakt på 9.200 kvm på nivå 2.775 NOK/kvm. Det er nå ca. 64.000 kvm ledig på Skøyen og ledigheten bikker 10 %. Det har vært få nye signerte leieavtaler i området siste kvartal, men også lite tilgang av nye lokaler. Det at Norgesgruppen og Moteforum ser seg om etter nye kontrakter kan føre til fristillelse av ytterligere 25.000 kvm på Skøyen dersom de flytter til et annet område i byen. Vi er likevel lite bekymret for ledigheten. Skøyen tikker avgårde i god fart og det er god aktivitet i markedet. Blant annet har Sparebank 1 fått på plass nye leietakere i Karenslyst allé 20. NRP Finans AS - Market Report December 2014 I Phillip Pedersensvei 7–9 la NCC ut 4.600 kvm til leie i våres. Dette er nybygget under oppføring for Technip. De hadde leid 13.500 kvm til 2.200 NOK/kvm og hadde opsjon på de resterende arealene. At arealene ble lagt ut i markedet kunne tyde på at opsjonen ikke ble benyttet, evt. at NCC ønsket å fremprovosere en handling fra Technip. Uansett så det ut til at taktikken til NCC fungerte og Technip tok hele arealet. Newsec har 4.200 kvm til leie i Fornebuveien 1–3 for Fram Eiendom, som også kommer ut i markedet dette kvartalet. Lokalene er ledige etter Kongsberg Gruppen Page 14 (kjøpte Apply Nemo i 2012). De har nylig flyttet til Kongsberg Gruppens nye hovedkvarter, Asker Panorama. Skal ledigheten på Lysaker vesentlig ned og være robust også i årene som kommer må man få leietakere fra andre områder. I dag underbyr gårdeierne hverandre for å stjele leietakere fra hverandres bygg. Dette er ikke bærekraftig på sikt. Som tidligere nevnt er det trolig likevel slik at Lysaker med sitt moderate leienivå i forhold til Skøyen/Sentrum, gode beliggenhet og store ledige arealer kan tiltrekke seg mange nye leietakere fremover. Vi har ikke registrert vesentlige leiekontrakter dette kvartalet. Oslo ytre vest: Ledigheten i Oslo ytre vest steg vesentlig i forrige kvartal da Slemdalsveien 37 til KLP kom ut i markedet. Dette er lokalene som Statens Pensjonskasse fraflytter ved årsslutt. Her er det ledig ca. 8.000 kvm kontor og det må påregnes en vesentlig investering. Oslo ytre øst: Ledigheten holder seg noenlunde stabil i Oslo ytre øst dette kvartalet, blant annet siden vi har tatt ut Frysjaveien 42. Her var det 3.000 kvm til leie (kontordelen). Eiendommen skal nå trolig konverteres til bolig og er således tatt ut av ledigheten. Ledigheten er nå like under 15 %. Området bærer preg av aktuelle kandidater for konvertering til bolig- og næringsutvikling, vi forventer at ledigheten vil falle på lang sikt. Av de største ledige objektene er Lørenfaret 3 (OPF) på 12.500 kvm kontorareal, Lørenveien 51 på 10.000 kvm (Ulven AS), Lørenvangen 22 på 10.000 kvm og Ulvenveien 75B på 4.000 kvm, alle konverteringscaser. Page 15 Silurveien 2/Ullern Panorama, i nybygget til Selvaag fortsettes det å skrive kontrakter, og det er nå «bare» 6.900 kvm ledig her. I Gaustadalléen 21 (fremleie Oslotech) har man fått inn Meterologisk Institutt etter at Texas Instruments fraflyttet eiendommen til fordel for Hoffsveien 70 C. De leier 2.400 kvm. Leienivået mellom 1.800–1.950 NOK/kvm. Hoffsveien 70B/C er nylig innflyttet, og blir følgende helt fullt med Lindorff, Texas Instruments og Metier som hovedleietakere. Vi har ikke registrert vesentlige leiekontrakter inngått dette kvartalet. NRP Finans AS - Market Report December 2014 1.2 Logistikkmarkedet 1.2.a Generelt Leienivåene ovenfor er basert på informasjon fra relevante leieeksempler som vi har kjennskap til i markedet samt tilgjengelig i vår database. Vi registrerer en økt interesse for logistikkeiendom i Norden. Spesielt i Sverige har interessen vært særlig stor og vi forventer å se det samme i Norge. Hvis det viser seg at tollgrensen av varer fra utlandet heves, kan dette potensielt ha en negativ effekt på norske selskaper som driver med detaljhandel på nett og følgelig logistikkeiendom her til lands, siden det er billigere å plassere disse i utlandet, men vi mener at denne bransjen er i så stor vekst at de vil merke lite til dette. Det globale investeringsselskapet Blackstone og investeringsfondet Tritax kjøpte en større logistikkportefølje i Europa. Kun en av eiendommene lå riktignok i Norge. Den var på ca. 10.000 kvm og lå i området Regnbuen på Langhus. I det samme området utviklet og solgte senere Anthon B Nilsen sitt kjølelager hvor Interfrukt var leietaker på en 20 års kontrakt. I logistikkmarkedet har vi sett en yieldnedgang det siste kvartalet. De siste transaksjonene som vi kjenner til fra Höegh Eiendoms salg i Ski næringspark på yielder på ca. 6,25 % vitner om et marked i kraftig bedring. Gunstig finansiering har utvilsomt bidratt til dette og vi tror dette er en god markedsindikasjon på at logistikk er blitt mer attraktivt. Vi må tilbake til BULK-transaksjonen på Berger som Storebrand kjøpte for å se slike yieldnivåer. Vi vet også at Loe Utvikling kjøpte et 11.000 kvm kombinasjonsbygg på Sofiemyr med tilhørende tomt på ca. 30 daa. Vi har ikke kjennskap til nivåene, men vil anslå en salgssum på 60-70 millioner basert på løpende leie og totalarealet. NRP Finans AS - Market Report December 2014 På Gardermoen er det Bergmoen som søker om å utvikle Gardermoen Business Park. Potensialet er på hele 150.000 kvm. Ett år tilbake kjøpte Fabritius et større tomteområde av Nordea Liv hvor Newsec var megler. Etter det vi kjenner til er eiendommen igjen i markedet. På Lierstranda som skal utvikles til en helt ny bydel har Asko Drammen vokst ut av sine lokaler. De forsøker nå å etablere seg i Sande. Dette er svært gledelig for logistikktomter i Vestfold som tradisjonelt har vært vanskelige å utvikle. Det er sannsynlig at mer av logistikken flytter etterhvert som også Drammens boligbehov vil fortrenge logistikken ned langs E18. I Stavanger-regionen har Måseide kjøpt et tomteområde på 70 daa langs E39 mellom Stavanger og Flekkefjord. Det er entreprenørkonsernet Bjørn Riisa som er selger. I følge våre kilder er prisen 160 millioner. Med på kjøpet følger Spenncon som leietaker i 13 år. Spenncon produserer ferdige betongelementer så vi håper at utviklingen i Stavangerregionen ikke blir like mørk som Newsec spår. Den mest suksessrike logistikkutvikleren i Norge, BULK Eiendom, har for alvor markert seg i Sverige. XXL har latt seg sjarmere og har tegnet leieavtale på 20 500 kvm i Ørebro. XXL har fortsatt vekstambisjoner og planlegger 10–12 nye varehus neste år i Norden. 1.3 Transaksjonsmarkedet 1.3.a Generelt Etter en hektisk innspurt før sommerferien, var det en relativt rolig start på høsten, men nå har markedet virkelig tatt av og viser styrke. Mange DD-prosesser avsluttes i disse dager og vi registrerer daglig nye transaksjoner. Newsec hadde før sommeren bud/aksept på 5–6 eiendommer, og slik det ser ut pr i dag forventer vi å komme i mål med 4–5 av disse i løpet av høsten. Tilgang på rimelig fremmedkapital og etterspørsel etter avkastning driver markedet. Så langt i år har vi registrert et transaksjonsvolum på NOK 50 mrd. og vi har for 2014 en forventning om at vi vil ende med et transaksjonsvolum på NOK 75 mrd., inkludert børsnoteringen av Entra, hvilket vil bli ny transaksjonsrekord. Page 16 Det snakkes fortsatt mye om utlendingenes inntreden i det norske transaksjonsmarkedet, men som vi viste på vår markedsoppdatering og oktoberfest så har utlendingene kun stått for et volum tilsvarende 9 % i år, mens en norsk aktør som Ragde Eiendom har stått for ca. det tilsvarende. Men det var før Madison kjøpte 59,5 % av Statoil Fornebu og 50 % av Steen & Strøm Magasin. S&SM-transaksjonen tilsier NOK 1,5 mrd. for hele eiendommen, mens vi anslår at underliggende eiendomsverdi er ca. NOK 3,3 mrd. for Statoil, ca. MNOK 100 over kjøpsprisen i 2012. Med det hopper utlendingenes andel av volumet opp til ca. 15 %. Andre utenlandskjøp i år er Bekkestua Senter som har fått tyske eiere etter at investeringsselskapet DEKA betalte MNOK 450 for første trinn av kjøpesenteret. De betaler en yield på 6,2 % (med 8 % eierkost) for ca. 12.500 kvm. Videre har de first right of refusal på næringsutbyggingen i byggetrinn 2 (ca. 3 500 kvm handel), med strike 6,2 % i yield noe som tilsier ca. 130 MNOK og en fem års opsjon på et parkeringshus med 160 parkeringsplasser, ca. 60 MNOK i salgssum. Blant de større transaksjonene det knyttes stor spenning til denne høsten er Rom Eiendoms salg av Schweigaards gate 21–23. Eiendommene er på ca. 30.000 kvm og har brutto leieinntekter på ca. MNOK 84 i 2014. Leietaker i Schweigaards gate 21 er Gjensidige, mens det er NSB som fyller lokalene i Schweigaards gate 23. Beliggenheten i Bjørvika fremstår som attraktiv i lys av de siste års utvikling og dersom man regner på en yield rundt 5 %, kan man forvente en salgspris i området 1,6 milliarder. Vi tror fort en utlending strekker seg langt i denne transaksjonen, men kostnader knyttet til valutahedging vil trolig gi begrensninger for hvor lavt disse er villige til å gå. Anslagsvis vil en hedging av ca. 50 % av egenkapitalen slå ut ca. 50 bp. på yielden. Page 17 Markedet for kjøp og salg av logistikkeiendommer har virkelig blitt hjulpet av bedringen i finansieringsmarkedet. I 2013 talte vi ca. NOK 1,3 mrd. i transaksjoner. Hittil i år har vi registrert NOK 1,8 mrd., samt et par store transaksjoner i prosess. I Ski Næringspark ble det i midten av september ferdigstilt en transaksjon av to eiendommer. Et rent logistikkbygg og et kombi kontor/verkstedbygg med hovedvekt av kontor. Vektet leietid var ca. 12,5 år for logistikkbygget og leienivået helt normalt, ca. 950 NOK/kvm for det 14 000 kvm store bygget. Men vi er mest interessert i yielden, som endte så lavt som 6,3 %. Salget ble strukturert som en porteføljedeal, hvor den andre eiendommen ble solgt for 6,75 %, ca. 6,5 år vektet leietid og ca. 1 250 NOK/kvm i leie, som for seg selv ikke er så spektakulært. Da er det mer interessant å høre at det kom inn bud på logistikkeiendommen alene på en yield så lavt som 6 %. Det er et markant skifte i dette markedet, hvor vår tidligere referanse var fjorårets salg av Regnbuen Syd på 6,75 %. En eiendom som har vært ute i markedet en stund er PST-hovedkvarteret i Nydalen, Nydalen allé 35. Etter det vi kjenner til har en av utfordringene vært overkurs på rentebindingene, som utgjør ca. 25 MNOK. Eiendommen ble solgt til City Finansiering og Kim Erla, for en sum på ca. 435 MNOK. Det tilsvarer en yield på ca. 6,1 %. Det betales ca. 1.950 NOK/kvm i leie og vektet leietid er ca. 10 år. Til sammenligning utøvde Statnett i fjor sin opsjon og kjøpte nabobygget Nydalen allé 33 for 6,4 % i yield. Pris per kvm er nesten helt lik, ca. 32 500 NOK/kvm. City Finansiering vekter seg opp i Nydalen, de kjøpte i fjor Gullhaugveien 1-3 for ca. 360 MNOK og yield 7 %. Munkedamsveien 62 er det nye hovedkontoret til R.S. Platou på Filipstad. Foruten kontor inneholder eiendommen som er på ca. 6.600 kvm også garasje og barnehage. Ragde har kjøpt eiendommen til MNOK 435 eller 66.300 NOK/kvm. Det tilsvarer en yield på 5,3 %, med 3,5 % eierkost. Vektet leietid er ca. 13 år ved overtakelse når det står ferdig våren 2015. M62 ble først solgt på en forward avtale fra Rom Eiendom til R.S. Platou og Fabritius, hvor Platou fikk oppført et prosjekt med seg selv som leietaker. Avtalen var på MNOK 352,84, KPI justert i perioden, noe som tilsa en yield på ca. 5,75 %. Kjøpskostnaden per Q1 2015 blir ca. 370 MNOK for R.S. Platou og Fabritius. Nå har altså R.S. og Fabritius solgt eiendommen videre for 435 MNOK, dvs. en gevinst på 65 MNOK delt på de to partene. Det er fortsatt stor etterspørsel etter sentralt beliggende eiendom i Oslo. På grunn av trenden med stadig NRP Finans AS - Market Report December 2014 skarpere yield for sentrumseiendom opplever vi at mange aktører utvider sine parametere når de søker etter nye investeringer. Vi opplever at investorene i større grad tolererer eiendom med kortere gjenværende leietid, og at det ofte ønskes et element av utvikling. De beste referansene på denne trenden ser vi trolig i kjøpene av Tollbugaten 32 og Pilestredet 33/Tullinsgate 2. Sistnevnte ble plukket opp av Oslo Areal og solgt fra hhv. Aberdeen Fond 1 og DNB Liv. Vi har grunn til å tro at salgsprisen ligger rundt 740 MNOK, som priser eiendommen til ca. 5,6 % yield, ca. 34.000 NOK/kvm lyse arealer eller ca. 26 000 NOK/ kvm for lyse og mørke arealer. Dagens leienivå er på ca. 45,5 MNOK og 1.950 NOK/kvm, men faller med ca. 6 MNOK når kreftforeningen flytter til våren. Da er vi plutselig på en yield på 5 %. Vi tror fullt rehabiliterte lokaler her kan oppnå nivåer rundt 2.400 NOK/kvm for kontorene i snitt, de 180 p-plassene kan nok leies ut rundt 20 000 pr/plass i snitt. Legger vi til grunn en markedsleie på ca. 53,5 MNOK får vi en yield på markedsleie på ca. 7 %. Ved utløpet av kontraktene er det massive rehabiliteringskostnader. Legger vi til grunn et anslag på ca. 130 MNOK eller 6.000 kr/kvm tilsvarer det en implisitt investering på ca. 850 MNOK eller 39.000 kr/kvm. Det tilsvarer en yield på ca. 6 %. Ved å kjøpe begge byggene får man en mye mer rasjonell drift av byggene og man vil trolig kunne redusere fellesarealene betydelig, blant annet ved opprettelse av en ny sentral kantine i glassgården i midten av de to byggene. Dette er effekter som en god eiendomsutvikler legger til grunn. Uansett ser vi nå klare eksempler på at markedet priser risiko mye lavere enn kun for 6 mnd. siden, noe som i større grad vil gjenspeiles i yielder fremover. Dette er en transaksjon som også viser poenget av å ikke bare kjøpe eiendom på yield, men se på pris/kvm og realistiske scenarioer for utleie og oppgradering. Tollbugata 32 er en annen av de transaksjonene det har blitt snakket mye om etter sommeren. Med en pris på 170 MNOK og ca. 30.500 kr/kvm og en yield under 5 % var det mange som synes denne gikk høyt. Vi anslår et investeringsbehov på MNOK 30-50 i bygget for å få det opp til en moderne og tidsriktig standard. Dvs. at Linstow egentlig har kommitert seg for en investering på 40.000 kr/kvm for eiendommen. På kort sikt skal også hele gateløpet i Nedre Vollgate graves opp for å gi ny tilgang til Stortinget, noe som definitivt vil stresse enhver gårdeier i dette området. Eiendommen er neppe verdt mer enn 45 000 NOK/kvm ferdig basert på oppnåelige markedsleier og yield. For å regne hjem eiendommen NRP Finans AS - Market Report December 2014 må du legge til grunn et avkastningskrav på 6 % og markedsleie på 2 500 NOK/kvm. Det er i seg selv realistisk, men det betyr i praksis at Linstow betaler fullt ut for den risiko tilknyttet faktisk oppussing og reutleie. Vi ser tendenser på dette i markedet nå, kjøperne må strekke seg svært langt for å kjøpe bygg med fremtidig potensial. Vi opplever generelt at det er god likviditet i eiendomsmarkedet. Bankene bidrar på sin side med god vilje til å låne ut penger til lave marginer. Fortsatt opplever vi at bankene er mer fleksible på hvilke prosjekter de ønsker å finansiere – både med tanke på beliggenhet og kortere gjenværende kontraktsløpetid enn tidligere. Yieldspreaden er fortsatt høy. Vi ser videre en stadig større geografisk og størrelsesmessig spredning. Bankene på «landet» lever i det samme markedet de gjorde i fjor og har egentlig ikke endret utlånsmarginene vesentlig, det er «business as usual». Det betyr at alt som ligger utenfor allfarvei og som ikke er stort nok for syndikat- og eiendomsaktørene fra Osloområdet ikke blir nevneverdig påvirket. Dersom det derimot er av størrelse så ser vi at syndikatene er der med en gang. Vi så blant annet at Norsk Maritimt Kompetansesenter i Ålesund ble plukket opp av et Arctic-syndikat i mars i fjor. Størrelsen var ca. MNOK 550, med en yield rundt 7,25 %. Vi har forventninger om at vi går en aktiv høst i møte. De fleste parametere ligger til rette for at det vil bli gjennomført en rekke større og mindre transaksjoner. Attraktive bankmarginer, god lånevillighet fra bankene og mer tilgjengelig egenkapital oppfattes av et samlet marked som svært positivt. Men vi retter samtidig oppmerksomheten mot lavere aktivitet i oljeservicenæringen og påfølgende oppsigelser, som vil få en effekt, spesielt for markedet på Forus. 1.3.d Verdiutvikling Grafen under er basert på virkelige verdivurderinger utført av Newsec fra 2008. Grafen viser utviklingen i verdi fra kvartal til kvartal og inneholder ikke løpende avkastning. Vi ser at verdiutviklingen i Oslo har vært solid og drevet av leieprisvekst samt yieldnedgang på sentrale kontoreiendommer. Vi satt ned prime-yield i Oslo til 5,0 % i høsten 2013 etter flere representative transaksjoner. I den forbindelse har vi også skrevet opp verdiene i CDB de tre siste kvartalene. Det ser ut som at vi kommer til å sette ned yielden ytterligere i løpet av slutten av 2014. Page 18 stigende eksportordrer peker mot et oppsving i eksporten. 1.3.d Veiledende yieldnivåer Newsec Quality Board har gitt følgende veiledende yieldnivåer for verdivurderingen for Q3 2014. Hver eiendom vil imidlertid undergå individuelle vurderinger med hensyn til beliggenhet, leiekontraktenes lengde og kvalitet. KPI har ikke steget på over to år, og i slutten av oktober kuttet Sveriges Riksbank styringsrenten enda en gang med 0,25 %-poeng til null. I tillegg til det kraftige kuttet har Riksbanken også gjort betydelige endringer i renteprognosen. Riksbanken mener at det vil bli nødvendig å holde renten på null frem til midten av 2016. Tidligere var første renteøkning indikert mot slutten av 2015. Sentralbanken viser til at inflasjonen i Sverige forblir lavere enn ventet. Dette sammen med svakere vekst internasjonalt gjør at sentralbanken mener det vil ta lenger tid før inflasjonen når to prosent. I september skuffet prisveksten stort med en årlig vekst på 0,3 %. Dette er 0,4 %-poeng under hva sentralbanken ventet. Det skjedde til tross for at sentralbanken i starten av juli kuttet styringsrenten med 0,5 %-poeng, fra 0,75 til 0,25 %. Den svenske styringsrenten er med dette lavere enn styringsrenten i eurosonen, USA og Storbritannia. 2.0 Sverige I Sverige har utviklingen vært svak de to siste kvartalene, etter en sterk avslutning på fjoråret. Veksten i BNP i Q22014 var lavere enn ventet, da eksporten utviklet seg svakt. Vekstbidraget fra innenlandsk etterspørsel steg derimot fra kvartalet før. Et lavt rentenivå, stigende sysselsetting og kutt i inntektsskatten har bidratt til å holde inntektsveksten oppe. De neste par årene ventes i tillegg fallende sparerate å bidra til relativt god vekst i privat konsum. Videre har det svenske finanstilsynet lansert retningslinjer som skal dempe gjeldsveksten. Tiltakene vil kunne virke dempende også på privat konsum og boliginvesteringer. Veksten i foretaksinvesteringene er ventet å ta seg opp i kjølvannet av økt aktivitet i eksportsektoren. Høyere internasjonal etterspørsel og Page 19 Den sesongjusterte arbeidsledigheten i april var på 8,4 %. Det var på forhånd ventet at sesongjustert ledighet skulle falle til 8,3 % etter at ledighetsraten hoppet til 8,4 % i mars. Ledigheten ligger høyere en Riksbankens anslag som er at ledigheten vil øke til 8,2 % i løpet av inneværende år og ned til 8 % neste år. Sesongjusterte data viser en fortsatt svakt økende trend for såvel arbeidsstyrken som for antallet sysselsatte og arbeidsledige. Blant de unge er imidlertid situasjonen verre. Av samtlige ungdommer mellom 15 og 24 år er 14,6 % arbeidsledige. Det innebærer at det i denne aldersgruppen nå er 178 000 som står uten jobb. Det er en økning på 26 000 i løpet av de siste 12 månedene. Ledigheten blant unge øker mer enn i resten av befolkningen. NRP Finans AS - Market Report December 2014 2.1 Kontormarkedet i Stockholm 2.1.a Stockholms kontormarked I tillegg til CBD og resterende områder i indre by består Stockholms kommersielle kontormarked av en rekke store kontorområder i de nærliggende forstedene. I hovedsak er kontorporteføljene lokalisert i kommunene Upplands Väsby, Jarfalla, Sollentuna, Sundbyberg, Solna, Danderyd, Stockholm og Nacka. Kista Frösunda Solna Station Solna Business Park Sundbybergs Centrum Solna Strand Alvik Marievik Globen Hammarby Sjöstad Nacka Strand Innerstadens kontorsmarknad Newsec anslår det totale kontorarealet i Stor-Stockholm til ca. 12,0 millioner m². Stockholm CBD er ansett å være det mest attraktive kontorområdet med ca. 1,9 millioner m². Stockholm indre by, unntatt CBD, utgjør ca. 4,3 millioner m². De viktigste kontorområdene i StorStockholm finner man i kommunene Stockholm, Solna, Sundbyberg, Nacka, Sollentuna, Järfälla, Danderyd og Upplands Väsby. Et sterkt kontormarked i CBD med høye leienivåer og lav ledighet, kombinert med lite nybygging, har vært positivt for sentrumsnære områder og presset opp leieinntektene for kontor. Flere selskaper innfører også «mobile kontorer» for å redusere kontorarealet. Resultatet er større etterspørsel etter moderne arealeffektive kontorer, noe som igjen tvinger eiere av eldre kontorbygg å tenke alternativ bruk av sine eiendommer. 2.1.c Ledighet Mange større bedrifter relokerer og flytter til nye kontorlokaler utenfor indre by. Ledigheten i CBD er ned fra 4,5 % fra forrige rapport til 4 %. I Indre by fortsetter ledigheten å falle og er nå på 5,5 %, ned 0,5 % fra i sommer. 2.2 Kontormarkedet i Gøteborg 2.1.b Leiemarkedet Leieprisene i moderne og arealeffektive kontorbygg i Stockholm CBD økte med 50 SEK/m² i tredje kvartal 2014 og utgjorde 4 550 SEK/m². Dog har det blitt notert leier opp mot 5 300 SEK/m². 2.2.a Gøteborgs kontormarked Det kommersielle kontormarkedet i Göteborg-regionen består av ca. 4,6 millioner m², dette inkluderer også nærliggende kommuner som Mölndal og Partille. Kontorområdene for Gøteborg er klassifisert i henhold til kartet ovenfor. Områdene innenfor CBD huser totalt ca. NRP Finans AS - Market Report December 2014 Page 20 840 000 m² med kontor og inkluderer Lilla Bommen, Inom Vallgraven, en del av Gullbergsvass, Norstaden og Avenyn. I dette området er etterspørselen etter lokaler størst, men tilbudet også minst i form av effektive og moderne lokaler. I løpet av de neste to-tre årene anslår Newsec at ca. 120 000 m² nye kontorlokaler vil tilkomme markedet i Göteborg, og det er i områdene Almedal/Krokslätt (ca 43 000 m²) sammen med Heden / Ullevi (ca 28 000 m²) som de fleste arealene kommer. I CBD er det forventet 12 000 m². På Norra Älvstranden 8 500 m² kontorlokaler i og med Semcons nye hovedkvarter. 2.2.b Leiemarkedet Leieprisene i Göteborg CBD er stabil i forhold til forrige kvartal, der markedsleien er ca. 2 400 kr/m². Toppleien i CBD anslås nå til 2 850 SEK/m², opp 50 SEK/m² jamfør forrige rapport. Dog er leier over 3 000 SEK/m² observert. I innerstaden har markedsleien økt siden forrige rapport og er på ca. 2 100 SEK/m², opp 50 SEK/m² med toppnoteringer på 2 500 SEK/m². For Norra Älvstranden er markedsleiene økt fra 1 675 SEK/m² til 1 725 SEK/m². Toppleiene observert er fortsatt rundt 2 200 SEK/m². Indre by opplever også fall i ledigheten fra 5,2 % til 5,0 %. For Norra Älvstranden faller ledigheten videre og er nå på om lag 7 %, ned fra 8 %. Ledigheten i østlige Gøteborg er uendret på 8,5 %. For Mölndal øker ledigheten fra 7,5 % i juni til 8,25 %. For øvrige bydeler er ledigheten relativt uforandret. 2.3 Logistikkmarkedet Sverige Til forskjell fra kontormarkedet, som drives av den kontorbundne tjenestesektoren, er utviklingen innenfor logistikksektoren sterkt koblet til det private og offentlige konsumet, samt den svenske utenrikshandelen. Eiendommens beliggenhet, nærheten til logistikkluster og «transport-hubber», samt byggets funksjonalitet er avgjørende faktorer for leienivåene. Leiene i logistikksegmentet er veldig stabile og ligger i hovedsak i intervallet 500-850 SEK/m². I Sverige og i særdeleshet Stockholm har etterspørselen vært sterk de seneste årene, hvilket har ført til en leieoppgang på moderne og effektive lokaler. Leieavtalene er oftest lange - nye bygg og 10-15-års avtaler er ikke uvanlig. Ved omforhandling bruker avtalen forlenges med 5-10 år. Trender: Den svenske detaljhandelens omsetning over internett økte med 17 % i tredje kvartal 2014.ƒPrognosen for hele året er at e-handelen kommer til å omsette for 42,5 milliarder kroner i 2014, hvilket motsvarer en vekst på 15 %. For Mölndal og Västra Göteborg er også markedsleien opp 50 SEK/m². I løpet av de nærmeste årene ventes e-handelen å fortsette vokse kraftig og ta andeler av den tradisjonelle handelen. Men for en effektiv vekst kreves blant annet mer effektiv logistikk, forbedret infrastruktur, mer effektiv varedistribusjon, samt smidige og sikre returløsninger tilpasset for e-handel. Logistikk vil m.a.o. spille en viktig rolle framover som en del av den kraftig voksende e-handelen, og kan således oppleve en liten renessanse i kjølvannet av dette. Fortsatt lavt tilbud og høy etterspørsel etter moderne og arealeffektive kontorer vil trolig fortsette å presse prisene oppover. Et eksempel på en aktør som nå samlokaliserer sine lagervirksomheter og bygger et mer effektivt lagerbygg er CDON. PostNord-eide Strålfors har fått det prestisjefulle oppdraget og bygger ett 25 000 kvm e-handelslager som skal stå klart allerede i Q2 2015. Det gir omkring 100 nye jobber i Ljungby. 2.2.c Ledighet Ledigheten i Göteborg CBD har falt kraftig siden forrige rapport i juni 2014 og er nå 3,8 % mot 4,5 %. Page 21 NRP Finans AS - Market Report December 2014 CDON uttaler at ett hypermoderne og effektivt sentrallager er en viktig konkurrensfaktor for en stor e-handelsaktør som CDON.com. Det nye sentrallageret øker kostnadseffektiviteten samtidig som kundeopplevelsen forbedres med samordnede og sikrere leveranser. Noe som kan øke attraktiviteten etter logistikkeiendom i Sverige er den norske regjeringens heving av grensen for momsfri netthandel med utlandet fra 200 til 500 kroner. Det er ingen tvil om at en heving av grensen vil føre til mer netthandel og igjen øke behovet for lager og logistikk i eksempelvis Sverige, samt kunne føre til at norske aktører etablerer seg i Sverige fremfor Norge. Tilbud og etterspørsel: Mellom 100 000 m² og 400 000 m² logistikk har blitt tilført markedet årlig siden begynnelsen av 2000-tallet. Stor-Gøteborg er Sveriges største logistikkmarked med 1,5 mill. m². Deretter følger Stor-Malmø og StorStockholm. De kommuner med størst logistikkstokk finns i det geografiske området mellom Öresund-GöteborgStockholm. Lager- og logistikkeiendom sin andel av transaksjonsvolumet (transaksjoner ≥ 100 MSEK) var 13 % i 2013. Siden toppårene 2006 og 2007 har transaksjonsvolumet for logistikkeiendom sunket markant for å bunne ut i 2009. Siden 2010 har transaksjonsvolumet for logistikkeiendom sakte men sikkert økt t.o.m. september 2014 ser det dog ut som logistikkmarkedet vil falle litt tilbake igjen etter år med økte transaksjonsvolumer. I 2013 utgjorde utenlandske kjøpere 14 % av det totale transaksjonsvolumet. For logistikksegmentet var tallet 23 %. NRP Finans AS - Market Report December 2014 Blant større kommersielle eiere av logistikk i Sverige finnes Catena, Castellum, Prologis, Kilenkrysset, Nordic Real Estate Partners (NREP), Obligo, Hemfosa, Corem, Sagax og Tribona. I 10 år har Intelligent Logistik publisert listen over Sveriges beste logistikkområder. Nedenfor følger rankingen for 2014, med forrige års ranking i parentes. 1. Stor-Göteborg (1) 2. Örebroregionen (3) 3. Jönköpingsregionen (3) 3. Östgötaregionen (2) 5. Arlandaregionen (5) 6. Helsingborgsregionen (7) 7. Eskilstuna/Strängnäs (6) 8. Västerås/Köping (8) 9. Malmöregionen (9) 10. Halmstadsregionen (10) 11. Stockholm Syd (10) 12. Mellansvenska regionen (12) 13. Skaraborgsregionen (14) 14. Växjöregionen (18) 15. Nyköping/Oxelösund (15) 16. Katrineholm (13) 17. Hässleholm/Kristianstad/Åhus (16) 18. Värnamo/Gnosjö/Gislaved (17) 19. Karlshamn/Karlskrona (19) 20. Trelleborg/Ystad (20) 21. Trollhättan/Vänersborg/Uddevalla (20) 22. Karlstad (22) 23. Umeåregionen (23) 24. Sundsvallsregionen (24) 25. Kristinehamn (25) Den geografiske og demografiske situasjonen, dvs. nærhet til forbrukerne og markedet, er de mest tungtveiende kriteriene sammen med infrastruktur. Avstanden til det demografiske tyngdepunktet gir også den korteste distribusjonskanalen til forbrukerne og handel. Sveriges befolkningsmessige midtpunkt ligger et sted mellom byene Örebro og Norrköping. Herfra nås den største andelen av befolkningen med den korteste avstanden. Dette gjør at den 2/3 delen av Sverige som ligger nord for Gävle, samt sørlige Sverige, blir langt fra det demografiske tyngdepunkt for å få høyest poengsum i form av nærhet til hele det svenske markedet. Derfor dominerer midtre del av Sverige listen. Page 22 Listen er basert på den faktiske etablering av logistikkanlegg i form av sentrallager og anlegg av tredjeparts logistikk for distribusjon av forbruksvarer primært til Sverige, men også øvrige deler av Norden. 2.3.c Logistikkmarkedet i Stockholm Stockholm har et stort befolkningsgrunnlag og en demografisk god beliggenhet. Videre er det meget god infrastruktur med containerhavn og kombiterminal i Södertälje. Planene for havn i Norvik og for en logistikkpark i Almvik mellom Södertälje og Nykvarn, har ennå ikke fått gjennomslag. Generelt er det vanskelig å finne tomter for nye logistikketableringer i kommunene straks sør for sentrale Stockholm. Det gjør at Arlandaområdet (Sigtuna) og Stockholm nordvest (Håbo, Bro, Järfälla) framstår som Stor-Stockholms mest logistikktunge deler. Arlandaregionen har de siste årene hatt en rekke store logistikketableringer i Rosersbergsvägen og Arlandastad. En viktig faktor for regionen er nærhet til Sveriges viktigste konsumentmarked og største fraktflylass. Roserbergs kombiterminal og samarbeidet i Arlanda Logistic Network styrker regionens posisjon som nåtidens mest ekspansive i Mälardalen. Newsec tror fortsatt på en tilnærmet flat utvikling for logistikkmarkedet framover i regionen. Leien følger historisk primært inflasjonen. I tillegg hemmes fortsatt Stockholm som logistikklokasjon av dårlig framkommelighet og mangel på godt regionalt samarbeid. Videre har Gøteborg nærhet til Oslo-området og et utbredt samarbeid med Norge. Det er kort avstand fra importhavn til lager, noe som gir lave logistikkostnader, miljøfokus og velfungerende transportinfrastruktur. Göteborg får toppkarakter innen infrastruktur, tilgang til logistikkompetanse og teamarbeid. Newsec tror på en fortsatt flat utvikling for logistikkmarkedet framover i regionen hva angår leieprisene, med noe bedre leienivå for B-beliggende eiendom. Videre vurderes logistikk-yieldene marginalt ned i 2014 relativt til 2013 både for A- og B-beliggenhet. Ledigheten er fortsatt lav og vil holde seg lav framover. I Intelligent Logistiks rangering av Sveriges fremste logistikklokasjoner i 2014 er Gøteborg-området (Business Region Göteborg + Borås) rangert som nummer én på listen, som i 2012 og 2013. 2.3.c Logistikkmarkedet i Malmø Øresundsregionen, hovedsakelig området fra Malmø til Helsingborg er en av Sveriges fremste logistikklokasjoner med stort befolkningsgrunnlag. Det er svært god infrastruktur og god tilgang til logistikkområder i Norra Hamnen. Videre er det et ledende område for bilimport. En styrke for logistikkmarkedet i Malmø og Helsingborg er at begge har havn. Malmø har i tillegg et samarbeid med havnen i København. Yieldene forventes å gå fra 6,5 % til 6,45 % i løpet av 2014 for kategori A, mens kategori B er noe høyere med 7,5 % og forventes å falle til 7,40 %. Ledigheten for A- og B-beliggende logistikk i Stockholm er hhv. 10 % og 15 %. Helsingborgregionen har meget god infrastruktur, med den nest største containerhavnen i Sverige og godt plasserte kombiterminaler. Videre har regionen stort befolkningsgrunnlag. 2.3.b Logistikkmarkedet i Gøteborg Gøteborg regnes som Sveriges beste logistikkdestinasjon også i 2014. Avgjørende for posisjonen er at Gøteborg har den største import-/eksporthavnen med havgående direktelinjer, og ca. 25 togspor for godstransport til Sverige og Norge. Malmös Tekniske komité vedtok i forrige uke et fraktprogram for byen. Programmet er det første i sitt slag i Sverige, og en av grunnene til at Malmø var en av tre finalister til Årets Logistikk kommune for 2014. Sammenlignes Malmø og Helsingborg, er Malmø et større marked med mer diversifisert næringsliv. Byen har gått fra å være en industriby til en by med mer fokus på den private sektor. Malmø er derfor generelt mer interessant for investorer i alle eiendomssegmentene, mens Helsingborg er mest interessant hva angår industri/logistikk- og handel segmentet. Gøteborg havn er Skandinavias største og en naturlig ”hub” for skandinaviske varer. Havnen har større containertrafikk alle svenske havner til sammen, med 60 % av Sveriges containertrafikk. Dessuten passerer 25 % av landets utenrikshandel gjennom havnen i Gøteborg. Page 23 Newsec antar leien blir værende uforandret ut året og sammenlignet med 2013. Vedrørende yielden mener Newsec den skal ned i 2014, dog marginalt – med et NRP Finans AS - Market Report December 2014 yieldskift fra 7 % til 6,95 % for A-beliggenhet, mens Bbeliggenhet går fra 7,75 % til 7,70 %. Hva angår leien er den henholdsvis 10 % og 15 % for A-beliggende og Bbeliggende lokasjoner. 2.4 Transaksjonsmarkedet Det er stor aktivitet i det svenske eiendomsmarkedet. Årets transaksjonsvolum til og med september ligger på SEK 83 mrd., og for året havner volumet trolig rundt SEK 120-130 mrd. Dette er et godt stykke over de nivåer på SEK 80-100 mrd. som har vi sett i den seneste femårsperioden. Kontorsegmentet utgjør ca. 30 % av transaksjonsvolumet. Handelssegmentet er relativt stabilt mellom 10-15 %, men har falt noe siden 2013. Både Stockholms- og Göteborgregionen har økt sine andeler av transaksjonsvolumet og regionene står nå for rundt 50 % av markedet. Malmø har samtidig minsket sin andel markant i løpet av de siste årene og ligger nå på en markedsandel på bare 4 %. Resten av Sverige utenfor de tre storbyregionene har i løpet av de siste årene ligget stabilt på 35-40 % av markedet. Børsnoterte eiendomsselskap er de største kjøperne, fulgt av private eiendomsselskap og på selgersiden er eiendomsfondene den klart største aktøren. Eiendomsmarkedet er dessuten veldig Stockholmsorientert. NRP Finans AS - Market Report December 2014 Page 24 3.2 Key figures real estate portfolio 1 600 NRP Finans real estate portfolio vs Oslo Stock Exchange benchmark NRP Finans Real estate Index (1 414) 1 400 1 200 1 000 800 600 OSEBX (295) 400 200 0 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Dec. 2014 Yearly return NRP Finans real estate portfolio vs Oslo Stock Exchange 80 % 70 % 60 % 72 % 48 % 41 % 39 % 40 % 73 % 65 % 33 % 30 % 24 % 20 % 19 % 13 % 12 % 11 % 23 % 18 % 11 % 15 % 9% 22 % 12 % 12 % 4% 0% -20 % -12 % -14 % -31 % -40 % -38 % -60 % -54 % -80 % 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 NRP Finans Real estate portfolio 2011 2012 2013 2014 Return OSEBX Development in number of real estate projects 15 15 50 10 10 10 9 8 5 4 5 4 7 4 7 6 40 30 4 20 2 10 0 -2 -2 -1 -2 -5 -1 0 -1 -3 -5 -10 -5 -20 -10 2001 2002 2003 2004 Projects established (left axis) Page 25 2005 -9 2006 -10 2007 2008 Sold projects (left axis akse) 2009 2010 2011 2012 2013 -9 2014 -30 Projects in portfolio end of year (right axis) NRP Finans AS - Market Report December 2014 Value NRP Finans real estate portfolio NRP’s current real estate portfolio has a cost price of 9.1 billion. 10 000 9 000 8 000 7 000 mNOK 6 000 5 000 4 000 3 000 2 000 1 000 0 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 Segment distribution NRP Finans real estate portfolio 11 % 1% Logistics 36 % 12 % 2014 The diagram shows the segment distribution of today's NRP Finans real estate portfolio measured in % of NOK. Office Retail Hotel Housing 39 % Arranged NRP real estate projects 304 527 Logistics 2 183 Office Retail 1 644 9 121 122 2 089 Hotel The diagram shows arranged real estate projects in NOK from 2000 and up to today. In total, NRP has arranged projects worth NOK 22.5 billion, including NLP and fund. Housing Fund Industry 6 515 NRP Finans AS - Market Report December 2014 NLP Page 26 3.3 Real estate projects overview Projects real estate Estimated value per 1% Established Berger Terminal DIS Brønnøysund Kontorbygg AS** Dagligvarelogistikk AS E-Logistikk AS Etterstad Utvikling DIS Gasolin Eiendom DIS Gasolin Handelseiendom DIS Grenland House DIS Hoffsveien Kontorbygg AS* Holmsbu Invest KS Hovfaret 4 DIS Kongholm Invest AS** Kristiansund Handelseiendom AS KS Torggata Bad AS Logistikk og Lagershop AS Lørenskogveien 75 Holding AS Majorstuen Kontorbygg DIS Martodden Utbygging KS Maskinveien Kontorbygg AS* Moa Handelseiendom Holding II AS Nydalen Kontorbygg AS Nydalen Kontorbygg II AS* Nye Alfasetveien DIS Nye Bergen Lagerbygg KS Nye Berghagan Næringseiendom AS Nässjö Logistikkbygg AS Pottemakerveien Kombibygg AS Ringeriksveien 2012 DIS Stadion Utbygging KS Statens Hus Lillehammer KS Sydsvenskan Lager & Handel AS Sørenga Utvikling KS Tangen Havnelager AS Teknikstaden Utvikling AS TFGS Kombibygg AS Wilfast i Torslanda AB Wilfast Mølndal AB NOK 815 000 N.A NOK 1 092 000 SEK 2 382 000 NOK 363 000 NOK 160 000 NOK 2 624 000 NOK 922 000 NOK 1 552 000 NOK 204 000 NOK 271 000 N.A NOK 545 000 NOK 371 000 SEK 997 000 NOK 202 000 NOK 1 234 000 NOK 440 000 NOK 345 000 NOK 192 000 NOK 2 247 000 NOK 1 136 000 EUR 94 000 NOK 319 000 NOK 314 000 SEK 496 000 NOK 108 000 NOK 150 000 NOK 490 000 NOK 73 000 SEK 335 000 NOK 5 250 000 EUR 15 000 SEK 1 222 000 SEK 325 000 SEK 368 000 SEK 220 000 2012 2005 2006 2013 2008 2009 2010 2011 2014 2005 2012 2005 2013 2011 2014 2007 2012 2006 2014 2011 2013 2014 2009 2006 2005 2005 2006 2012 2006 2006 2006 2007 2006 2007 2007 2009 2014 IRR since established p.a. Return 2014*** 22 % N.A 14 % 18 % 3% 17 % 14 % 18 % N.A -9 % -5 % N.A 21 % 9% 10 % 0% 11 % 3% N.A -3 % 31 % N.A 22 % 11 % -2 % -2 % -4 % 15 % 5% -4 % 5% 13 % 7% 12 % -10 % 22 % 12 % 35 % N.A 14 % 22 % -5 % 19 % 12 % 16 % N.A 1% 11 % N.A 21 % 4% 10 % 30 % 11 % 5% N.A -23 % 21 % N.A 9% 30 % -2 % 20 % -27 % 3% 11 % -5 % -6 % -6 % 22 % 35 % N.A 28 % 12 % * The project was established in 2014 and has thus not existed long enough to calculate IRR ** The project has been suspended *** Return is equivalent to change in value from 01.12.2013 - 01.12.2014 Page 27 NRP Finans AS - Market Report December 2014 Berger Terminal DIS - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** 814 503 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 59 600 000 6 500 000 Average rent/sqm (after discount): 1 002 Sensitivity Yield 2018 9,00 % 8,50 % 8,00 % Property value 188 064 750 199 127 382 211 572 844 Property value after deferred tax 187 094 443 197 382 691 208 956 970 Price/sqm (average) 10 827 11 464 12 180 Tax-based value* 174 203 220 174 203 220 174 203 220 Share price per 1% ** 711 621 814 503 930 246 IRR share price*** 12,4 % 10,9 % 9,6 % Yield at end of project (2017)**** 4,5 % 4,5 % 4,5 % * Including market value of plot ** Not included premium/discount of any fixed interest. *** After tax. IRR based on a residual value of NOK 215 000 000 **** The yield is based on rent with discount, and residual value of NOK 215 000 000 Company information Property information Business management: NRP Business Management AS Initial cost of property after deferred tax: Paid in capital: Established: Yearly rent without discount 2018: 175 000 000 59 600 000 November 2012 17 400 000 Estimated cash flow ( 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense Net Finance Net cash flow Discount in rent Dividend/capital repayment NAV after dividend and tax Terminal, Logistics and Office Berger, Skedsmo 17 370 72 000 2001/2004/2006 100 % DHL Express (Norway) AS Owner responsible for own administration and insurance 24.10.2017 155 Financing (31.12.14) 2014 11 329 686 464 875 10 864 811 119 180 5 772 000 -5 652 820 5 211 991 0 5 000 000 2015 10 554 708 474 173 10 080 536 119 358 5 838 000 -5 718 642 4 361 893 250 000 4 100 000 2016 9 580 116 486 027 9 094 089 113 939 5 988 000 -5 874 061 3 220 028 2 719 828 4 100 000 Estimated balance (31.12) Working capital Property value Total assets Debt (tranche 1-2) Total debt Property type: Location: Lettable area (sqm): Plot size: Construction year: Occupancy rate: Tenant: Lease agreement: Lease period: Number of gates: Mortgage tranche 1 Mortgage tranche 2 Total Principal 60 000 000 60 000 000 120 000 000 Inst. 14 0 0 Interest 5,03 % p.a.* 4,59 % p.a.** Value of interest rate swap per 30.09.2014: Balloon 60 000 000 60 000 000 120 000 000 -1 018 662 *No instalments first 5 years. Has entered into an interest rate swap agreement until 11.05.2017 with 5.03% p.a. interest including margin. **No instalments first 5 years. The interest rate on the loan is adjusted with the forward curve. Additional information 2014 4 410 833 197 382 691 201 793 524 120 000 000 120 000 000 2015 4 672 727 197 382 691 202 055 418 120 000 000 120 000 000 2016 3 792 755 197 382 691 201 175 446 120 000 000 120 000 000 81 793 524 82 055 418 81 175 446 NRP Finans AS - Market Report December 2014 Lease runs until 24.10.2017, with an option to extend for 10 years. The residual value of property at expiration of the existing rental agreements is calculated based on market rate excluded discounts, and is NOK 215 000 000. The property is assumed to have a market value of 200 million today. Due to rental hire discounts i 2015-2017, the yield rent is equal to rent in 2018. The yield used is therefore higher than assumed market yield today, in order to get a fair market value of 200 mill. Page 28 Brønnøysund Kontorbygg AS - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%:** Key figures 100 % Paid in capital: Accumulated dividends/repayments: Originally paid in capital: Outstanding participant loan: Repaid principal and interest on participant loan: 30 300 000 12 120 556 14 000 000 14 000 000 3 146 555 Average rent/sqm: 1 232 Sensitivity Yield 2015 Property value Property value after deferred tax Price/sqm (average) Tax-based value* Share price per 1% ** IRR share price*** Yield at end of project (2020) * Including market value of plot **Not included premium/discount of any fixed interest *** After tax Company information Property information Business management: Technical management: NRP Business Management AS Byggtech AS Initial cost of property after deferred tax: Paid in capital: Guarantee from investors: Participant loan: Established: Yearly rent 2015: Adjustment of rent:* 180 000 000 30 300 000 20 000 000 14 000 000 13. December 2005 17 114 199 55%-100% Property type: Location: Lettable area (sqm): Construction year: Occupancy rate: Tenants: Office Brønnøysund City Center 13 890 sqm 1979, 1984, 1994 and 2000 100 % Brønnøysundregistrene / (The State / Department of Justice) (99%) Brønnøy Blikk AS (0,6%) Brønnøysundregisterne: 31.12.2020 Brønnøy Blikk AS: Continuing Lease period: * The rent to Brønnøysundregistrene is adjusted every 2nd year with 55% and 80% of the changes in CPI over the last 2 years. From 2015, the rent will be adjusted yearly with 80% of CPI. Estimated cash flow (assumed 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense Interest participant loan Instalments mortgage Net finance Net cash flow Tax payable Project cost Estimated balance (31.12) 2014 16 270 611 2 468 000 13 802 611 69 024 6 005 916 980 000 5 500 000 -12 416 892 1 385 719 1 036 000 1 500 000 Financing (31.12.14) 2015 17 114 199 2 529 700 14 584 499 76 014 6 054 200 980 000 6 000 000 -12 958 186 1 626 313 1 543 566 0 2016 17 388 483 2 246 551 15 141 932 55 248 4 550 000 980 000 6 000 000 -11 474 752 3 667 181 2 115 451 0 Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Participant loan Total Principal 25 125 000 65 000 000 11 250 000 14 000 000 115 375 000 Inst. 14 Interest 2 800 000 6,28 % p.a. 1 050 000 6,34 % p.a. 1 650 000 4,25 % p.a. 0 1,75 % p.a. 5 500 000 Value of interest rate swap per 30.06.2014: Balloon 2020 25 125 000 32 000 000 11 250 000 14 000 000 82 375 000 -4 052 086 NOK 65 mill. is fixed to interest of 5.47% p.a. including margin from 15.12.14 until 15.12.20 with yearly instalments of NOK 6 mill., the rest of the loan is floating. Additional information When purchasing shares in the project, pro rata share of the participant loan is transferred to new owner. When purchasing shares in the project, pro rata share of the shareholder guarantee is transferred to new owner (NOK 20 000 000). The rental agreement with Brønnøysundregistrene is expanded from 01.01.2015 until 31.12.2020, with a yearly rent of NOK 17 000 000. Brønnøysundregistrene has decided on a newbuilding-alternative, where parts of the current property/land will be used. Page 29 NRP Finans AS - Market Report December 2014 Dagligvarelogistikk AS - financial real estate project Contact: Christian Ness ([email protected]) Date of analysis: 01.12.2014 1% Share price 1 092 154 Share price per 1%:** Key figures 100 % 47 100 000 35 738 324 0 18 185 559 Paid in capital: Accumulated dividends/repayments: Outstanding participant loan: Repaid instalments and interest on participant loan: 683 1 687 Average rent/sqm. (combination building): Average rent/sqm. (office): Sensitivity Yield 2015 7,50 % 272 991 560 Property value 257 639 176 Property value after deferred tax Price/sqm (average) 11 377 Tax-based value* 119 467 715 Share price per 1% ** 1 007 433 10,0 % IRR share price*** Yield at end of project (2017) 7,8 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 7,25 % 282 405 062 266 111 327 11 769 119 467 715 1 092 154 9,3 % 7,6 % 7,00 % 292 490 957 275 188 633 12 190 119 467 715 1 182 927 8,6 % 7,3 % Company information Property information Business management: NRP Business Management AS Initial cost of property after deferred tax: Sales price Lagerveien: Paid in capital: Participant loan: Established: Yearly rent 2015: Adjustment of rent: 321 500 000 75 000 000 47 100 000 15 000 000 31. March 2006 21 215 397 Fixed 2.35% (combi) and 100% of CPI (office) Estimated cash flow (assumed 2.0 CPI) Rental income Cost of ownership Net operating income Interest income Interest mortgage (tranche 1 - 4) Interest participant loan Sale property Instalments mortgage (tranche 1 - 4) Instalments participant loan Net finance Net cash flow Tax payable Dividend/capital repayment 2014 24 666 918 769 000 23 897 918 34 882 12 531 742 177 590 75 000 000 54 711 250 9 379 521 -1 765 221 22 132 697 1 301 805 19 500 000 Property type: Location: Lettable area (sqm): Construction year: Occupancy rate: Tenants: Lease agreement: 2 combination buildings and an office building Sandnes and Lier 19 971 sqm warehouse and 3 667 sqm office 1972-2006 100 % Asko Rogaland AS (27.08.2017), Asko Drammen AS (27.08.2022) Kiwi Minidrift AS (31.12.2017) Tenant is responsible for all internal and external maintenance (barehouse) Financing (31.12.14) 2015 21 215 397 741 030 20 474 367 52 997 9 574 742 2016 21 689 723 759 556 20 930 167 70 187 8 738 882 6 545 000 6 545 000 -16 066 745 4 407 622 1 968 454 3 500 000 -15 213 695 5 716 472 1 544 167 4 000 000 Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Mortgage tranche 4 Participant loan Total Principal 103 431 875 0 41 372 750 10 199 125 0 155 003 750 Inst. 14 3 855 625 810 000 1 542 250 48 503 375 9 379 521 64 090 771 Interest 6,48 % p.a. 4,35 % p.a. 5,98 % p.a. 3,90 % p.a. 2,00 % p.a. Value of interest rate swap per 30.06.2014: Balloon 2017 93 614 375 0 0 41 754 375 0 135 368 750 -8 639 742 Mortgage tranche 1 has fixed interest of 6.48% p.a. until July 2016. Mortgage tranche 3 has fixed interest of 5.98% p.a. until April 2016. Tranche 3 and 4 are merged in 2016. Mortgage tranche 4 has floating interest rate. Extraordinary repayment of NOK 47 mill. in 2014 due to sale of Lagerveien in Stavanger. Outstanding participant loan is repaid in 2014. Estimated balance (31.12) Additional information Working capital Properties Total assets Mortgage (tranche 1 - 4) Total debt 2014 -145 871 266 111 327 265 965 457 155 003 750 155 003 750 2015 761 751 266 111 327 266 873 079 148 458 750 148 458 750 2016 2 478 224 266 111 327 268 589 551 141 913 750 141 913 750 NAV after dividend and tax 110 961 707 118 414 329 126 675 801 NRP Finans AS - Market Report December 2014 The two combination buildings are located in Lier and Sandnes. Norgesgruppen is guarantor of the leases with Asko. The office building is located in Lier, where Kiwi Minidrift AS is tenant. Pett Kjede and Servicekontor AS are guarantors for the lease contract. The tenants have options to extend the tenancy 10 years at a time. Rent for Asko Drammen will increase by 15% from August 2017, and their first 10 year option has been changed to a 2*5 year option. Lagerveien in Stavanger is sold in 2014 for NOK 75 mill. Due to the sale, NOK 19.5 mill was paid out to the participants in October 2014. Page 30 E-Logistikk AS - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1% (SEK)**: 2 382 245 Key figures (SEK) 100 % Paid in capital: Accumulated dividends: 207 000 000 15 057 788 Average rent/sqm: 526 Sensitivity Yield 2015 8,00 % 7,70 % Property value* 601 684 849 625 127 115 Property value after deferred tax* 564 551 038 586 352 346 Price/sqm (average) 6 429 6 680 Tax-based value* 71 201 836 71 201 836 Share price per 1% ** 2 164 232 2 382 245 IRR share price*** 11,2 % 10,4 % Yield at end of project (2031) 11,0 % 10,6 % * Including investments (SEK 40 Mill) ** Not included premium/discount of any fixed interest *** After tax 7,40 % 650 470 106 609 921 328 6 951 71 201 836 2 617 935 9,7 % 10,1 % Company information Property information Business management: Technical management: NRP Business Management AS Wilfast Forvaltning AB Initial gross property value: Paid in capital: Mortgage: Established: Yield rent after investment: Adjustment of rent: SEK 560 000 000 SEK 207 000 000 SEK 330 000 000 01.11.2013 49 264 750 100% of CPI Estimated cash flow (assumed 2.0% CPI) Logistics (75%), Office (25%) Viared, south of Borås, Sweden 93 585 Varies, approx. 1990 100 % Ellos AB Owner responsible for insurance and own administration 2031 Financing (31.12.14) Rental income Cost of ownership Net operating income Interest income Interest expense Instalments mortgage Net finance Net cash flow Tax payable Upgrading cost 2014 45 364 750 1 107 806 44 256 944 353 540 11 817 500 6 000 000 -17 463 960 26 792 984 713 680 0 2015 48 289 750 1 129 962 47 159 788 395 553 11 872 500 -7 650 000 -3 826 947 43 332 841 6 956 428 40 000 000 2016 50 250 045 1 155 097 49 094 948 324 173 12 194 025 12 700 000 -24 569 852 24 525 095 7 657 813 0 Dividend/capital repayment 15 057 788 10 400 000 16 600 000 Estimated balance (31.12) Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Total Principal 270 000 000 54 000 000 0 324 000 000 Inst. 14 0 6 000 000 0 6 000 000 Value of interest rate swap per 30.09.2014: Interest 3,78 % p.a.* 2,83 % p.a.** 3,15 % p.a.*** Balloon 2031 132 000 000 16 850 000 132 000 000 -14 535 243 * The loan runs for 5.5 years from drawdown. Tranche 1 has fixed interest of 3.78% p.a. including margin from 01.07.2014 until 01.11.2018. ** Tranche 2 has floating interest adjusted with the forward curve. First instalment in July 2014. Yearly instalments of SEK 12 000 000. The loan runs until 2Q 2019. *** Investment in 2015 will be financed partly by a mortgage loan of SEK 20 000 000. Additional information Working capital Property value Total assets Debt (tranche 1-3) Total debt 2014 15 692 770 586 352 346 602 045 116 324 000 000 324 000 000 2015 1 669 183 586 352 346 588 021 529 331 650 000 331 650 000 2016 1 936 465 586 352 346 588 288 811 318 950 000 318 950 000 NAV after dividend and tax 238 045 116 256 371 529 269 338 811 Page 31 Property type: Location: Lettable (sqm.): Construction year: Occupancy rate: Tenant: Lease agreement: Lease period: Owner will invest SEK 40 mill. in the property. The investment will increase the rent with 8.5% p.a. and 11.0% p.a. depending on investment type (assumed 50/50 split). Weighted remaining rental period is 16.5 years, 16 years remaining on the warehouse and 18 years remaining on the office space. The tenant has options to extend for 5+5 years at the same terms as todays rent. The options must be declared 36 months before expiry of contract. The tenant has given a bank guarantee equal to 2 years rent. Then tenant has an option to buy back the property with certain conditions. NRP Finans AS - Market Report December 2014 Etterstad Utvikling DIS Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** 363 211 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 29 500 000 0 Average rent/sqm (rented space): 1 080 Sensitivity Yield 2015 8,25 % 8,00 % 7,75 % Property value 100 510 158 103 338 600 106 349 523 Property value afte deferred tax 96 171 004 98 801 456 101 601 614 Price/sqm (average) 11 164 11 478 11 813 Tax-based value* 38 522 253 38 522 253 38 522 253 Share price per 1% ** 336 906 363 211 391 213 IRR share price*** 25,2 % 23,5 % 22,0 % Yield at end of project(2016)**** 8,0 % 8,0 % 8,0 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax ***/**** Assuming a residual value of NOK 110 mill. in all the three sensitivities and IRR, where the development potential is valued to NOK 10 mill. Yield at end of project is based on a property value of NOK 100 mill. Company information Property information Business management: Technical management: NRP Business Management AS Aker Eiendomsdrift AS Initial cost of property after deferred tax: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: 98 500 000 29 500 000 28. February 2008 8 750 000 100% of CPI Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Retail/Office/Warehouse/Development Etterstad, Oslo 9 003 1960 and 1997 Approx. 90% Rema 1000 AS, Lighthouse Company, Varoma and approx. 15 smaller tenants Owner responsible for exterior maintenance, insurance and own administration Varies, mainly 2 and 3 year contracts Lease agreement: Lease period: Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Instalments mortgage Net finance Sale of property Net cash flow Tax payable Upgrading costs/ Feasibility study Financing (31.12.14) 2014 8 894 615 1 354 778 7 539 837 81 657 4 119 000 0 -4 037 343 2015 8 750 000 1 282 912 7 467 088 150 184 4 159 000 0 -4 008 816 3 502 493 328 842 2 250 000 3 458 272 459 516 250 000 2016 9 300 000 1 314 985 7 985 015 207 039 4 178 250 66 000 000 -69 971 211 110 000 000 48 013 804 0 250 000 Estimated balance (31.12) Working capital Property value Total assets Debt (tranche 1-2) Total debt NAV after dividend and tax Mortgage tranche 1 Mortgage tranche 2 Total Principal 16 000 000 50 000 000 66 000 000 Inst. 14 0 0 0 Interest 3,65 % p.a. 7,07 % p.a. Value of interest rate swap per 30.06.2014: Balloon 2016 14 000 000 50 000 000 64 000 000 -6 075 927 Interest on tranche 1 is floating. Tranche 2 has fixed interest of 7.07% p.a. including margin until 05.03.18. Additional information 2014 5 405 849 98 801 456 104 207 305 66 000 000 66 000 000 2015 8 404 605 98 801 456 107 206 061 66 000 000 66 000 000 2016 11 053 914 98 801 456 109 855 369 64 000 000 64 000 000 38 207 305 41 206 061 45 855 369 NRP Finans AS - Market Report December 2014 Development potential of approx. 2 500 - 5 000 sqm. The residual value in the project is adjusted for a development potential of 2 500 sqm. The plan is to build apartments. Dialogue with the Planning and Building Services is initiated. New leases with Canon og Rema 1000 are signed in 2014. Owner has contributed with a loan of NOK 1.5 mill to Rema 1000 in conjunction with rehabilitation. The loan will be paid back over a 15 year period, with yearly rent of 7.0%. Efforts are being made to attract new tenants. Page 32 Gasolin Eiendom DIS - financial real estate project Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** 160 379 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 9 100 000 3 000 000 Average rent/sqm: 4 180 Sensitivity Yield 2015 7,00 % Property value 43 174 667 Property value after deferred tax 42 844 343 Price/sqm (average) 53 968 Tax-based value* 39 871 427 Share price per 1% ** 145 987 IRR share price*** 9,7 % Yield at end of project (2029) 10,2 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 6,75 % 44 773 729 44 283 499 55 967 39 871 427 160 379 9,1 % 9,9 % 6,50 % 46 495 796 45 833 359 58 120 39 871 427 175 877 8,5 % 9,5 % Company information Property information Business management: NRP Business Management AS Initial cost of property after deferred tax: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: 39 417 500 9 100 000 9. December 2009 3 344 372 100% of CPI Estimated payment (assuming 2.5% CPI) Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: 2 gas stations Lillesand & Vinterbro, Norway 800 2009 100 % Reitan Convenience Norway AS (69%) Scandinavian Fuel Infrastructre Norway AS (31%) Owner responsible for own administration December 2029 Lease agreement: Lease period: Financing (31.12.14) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Instalments mortgage Net finance Net cash flow 2014 3 278 796 314 288 2 964 508 19 960 1 669 830 1 000 000 -2 649 870 314 638 2015 3 344 372 322 145 3 022 227 17 484 1 653 955 1 000 000 -2 636 471 385 756 2016 3 427 981 330 199 3 097 782 19 685 1 633 080 1 000 000 -2 613 395 484 387 Dividend/ capital repayment 600 000 200 000 400 000 Mortgage tranche 1 Mortgage tranche 2 Total Principal 9 500 000 18 900 000 28 400 000 Inst. 14 1 000 000 0 1 000 000 Interest 3,90 % p.a.* 6,72 % p.a.** Value of interest rate swap per 30.06.2014: Balloon 0 11 800 000 11 800 000 -2 544 147 *The mortgage has the following yearly remaining instalments: Years 2014-2021: Years 2022-2025: Years 2026-2027: Years 2028-2029: NOK 1 000 000 NOK 1 100 000 NOK 1 200 000 NOK 1 400 000 **NOK 18 900 000 of the loan is fixed until 15.01.2020 with interest of 6.72% p.a. including margin. Estimated balance (31.12) Additional information Working capital Property value Total assets Debt (tranche 1-2) Total debt 2014 179 476 44 283 499 44 462 975 28 400 000 28 400 000 2015 365 232 44 283 499 44 648 731 27 400 000 27 400 000 2016 449 619 44 283 499 44 733 118 26 400 000 26 400 000 NAV after dividend and tax 16 062 975 17 248 731 18 333 118 Page 33 Tenant has rolling options to extend for 5 years upon expiry of the contract in 2029, at almost equal terms as current lease agreement. However, the contract will not be a "bare house" contract after 2029, and the owner will be responsible for maintenance. NRP Finans AS - Market Report December 2014 Gasolin Handelseiendom DIS - financial real estate project Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** 2 623 678 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 173 000 000 32 500 000 Average rent/sqm: 4 675 Sensitivity Yield 2015 8,00 % 7,85 % Property value 774 061 104 788 852 081 Property value after deferred tax 735 994 766 749 750 374 Price/sqm (average) 47 349 48 254 Tax-based value* 230 256 275 230 256 275 Share price per 1% ** 2 486 122 2 623 678 IRR share price*** 11,7 % 11,2 % Yield at end of project (2022) 9,6 % 9,4 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 7,70 % 804 219 329 764 041 915 49 194 230 256 275 2 766 593 10,7 % 9,3 % Company information Property information Business management: Technical management: NRP Business Management AS Aker Eiendomsdrift AS Initial gross property value: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: 800 000 000 173 000 000 6. September 2010 76 420 204 100% of CPI Estimated cash flow (assuming 2.5% CPI) Property type: Retail Location: 59 gas stations primarily located south in Norway Lettable area (sqm.): 16 348 Occupancy rate: 100 % Tenant: Reitan Convenience Norway AS, Scandinavian Fuel Infrastructure, Uno-X Automatic, YX Service station. Lease agreement: Owner responsible for exterior maintenance, insurance and own administration Lease period: 31. December 2022 Financing (31.12.14) Rental income Cost of ownership Net operating finance Interest income Interest expense Instalments mortgage Net finance Net cash flow Tax payable 2014 74 921 769 14 290 266 60 631 503 194 195 25 662 114 15 000 000 -40 467 919 20 163 584 5 989 108 2015 76 420 204 14 495 316 61 924 888 230 062 25 242 715 15 000 000 -40 012 653 21 912 235 7 182 083 2016 78 330 709 14 851 324 63 479 386 249 700 24 793 366 17 000 000 -41 543 666 21 935 719 7 839 298 Dividend/ capital repayment 12 500 000 13 500 000 13 000 000 Estimated balance (31.12) Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Mortgage tranche 4 Total Principal 200 000 000 65 000 000 100 000 000 130 020 454 495 020 454 Inst. 14 0 13 000 000 0 2 000 000 15 000 000 Value of interest rate swap per 06.11.2014: Interest Balloon 5,79 % p.a.* 200 000 000 5,18 % p.a.** 0 5,62 % p.a.*** 100 000 000 3,49 % p.a.**** 69 520 454 369 520 454 -43 809 269 *Tranche 1 has fixed interest for 10.5 years from March 2011 , at 5.79% p.a. interest incl. margin. ** Tranche 2 has fixed interest for 8 years from November 2011, at 5.18% p.a. interest incl. margin. *** Tranche 3 has fixed interest for 10 years from November 2010, at 5.62% p.a. interest incl. margin. **** Tranche 4 has floating interest adjusted according to the forward rate. Loan maturity is 2017, and the loan is assumed refinanced at equal terms until 2022. Additional information Working capital Property value Total assets Debt (tranche 1-5) Total debt 2014 2 508 435 749 750 374 752 258 809 495 020 454 495 020 454 2015 3 738 587 749 750 374 753 488 961 480 020 454 480 020 454 2016 4 835 008 749 750 374 754 585 383 463 020 454 463 020 454 NAV after dividend and tax 257 238 355 273 468 507 291 564 929 NRP Finans AS - Market Report December 2014 The lease agreement with Reitan Convenience Norway AS , Scandinavian Fuel Infrastructure, Uno-X Automatic and YX-Service stations run until 31. December 2022. Other tenants stand for 4% of the rent. The expiry of the lease agreements to the other tenants vary from 2014-2032. Of a total of 59 stations, 49 are 7-Eleven stores combined with Shell gas stations, 2 stations are YX-gas stations/stores, the remaining 8 are Uno-X gas stations. 16 of the gas stations are located on leasehold properties. The plots have an average size of 0.82 acres (3,3 mål) per property. The buildings are owned by Gasolin Handelseiendom DIS, while the gas infrastructure is owned by the tenants. Page 34 Grenland House DIS - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis 01.12.2014 Share price 1% Share price per 1%: ** 922 119 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 66 800 000 13 900 000 Average rent/sqm: 1 188 Sensitivity Yield 2015 7,50 % Property value 228 318 712 Property value after deferred tax 223 510 018 Price/sqm (average) 15 015 Tax-based value* 159 623 080 Share price per 1% ** 848 900 IRR share price*** 10,9 % Yield at end of project (2024) 9,3 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 7,25 % 236 191 771 230 831 963 15 533 159 623 080 922 119 10,2 % 9,0 % 7,00 % 244 627 192 238 676 904 16 088 159 623 080 1 000 568 9,5 % 8,7 % Company information Property information Business management: Technical management: NRP Business Management AS Hjertnes Eiendom AS Initial gross property value: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: 220 000 000 66 800 000 22. December 2011 18 061 003 100% of CPI Property type: Location: Area including parking (sqm): Construction year: Occupancy rate: Tenant: Lease agreement: Lease period: Estimated cash flow (assuming 2.5% CPI) Financing (31.12.14) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Instalments mortgage Net finance Net cash flow Tax payable 2014 17 636 172 914 243 16 721 929 132 756 6 352 413 4 500 000 -10 719 656 6 002 273 795 608 2015 18 061 003 937 099 17 123 903 162 096 5 694 888 4 500 000 -10 032 791 7 091 112 1 344 932 2016 18 496 454 960 527 17 535 927 199 939 5 687 788 4 500 000 -9 987 849 7 548 079 1 552 987 Dividend/ capital repayment 6 000 000 4 200 000 4 800 000 Estimated payment (31.12) Working capital Property value Net operating income Debt (tranche 1-2) Total debt NAV after dividend and tax Page 35 Office Sandefjord, Norway 15 206 2009 100 % Agility Projects AS Owner responsible for exterior maintenance, technical installations, insurance and own administration 1. December 2024 Mortgage tranche 1 Mortgage tranche 2 Total Principal 77 450 000 60 000 000 137 450 000 Inst. 14 4 500 000 0 4 500 000 Interest 3,35 % p.a. 5,23 % p.a.* Value of interest rate swap per 30.09.2014: Balloon 31 325 000 60 000 000 91 325 000 -5 947 312 * Tranche 2 runs without instalments, and has fixed interest rate of 5.23%. Additional information 2014 1 146 120 230 831 963 231 978 083 137 450 000 137 450 000 2015 2 692 300 230 831 963 233 524 263 132 950 000 132 950 000 2016 3 887 392 230 831 963 234 719 355 128 450 000 128 450 000 94 528 083 100 574 263 106 269 355 The property is located at Fokserød, close to Torp airport in Sandefjord. There are 3 integrated buildings on the property, and with small adjustments the buildings can serve more than one tenant. NRP Finans AS - Market Report December 2014 Hoffsveien Kontorbygg AS - financial real estate project Contact: Erlend Torsen ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** 1 551 689 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 119 300 000 - Average rent/sqm office: Average rent per parking lot: 1 770 11 800 Sensitivity Yield 2015 6,75 % 6,50 % Property value 411 579 630 427 409 615 Property value after deferred tax 408 922 956 423 644 843 Price/sqm excl. parking 25 762 26 753 Tax-based value* 373 627 150 373 627 150 Share price per 1% ** 1 404 470 1 551 689 IRR share price*** 10,8 % 9,9 % Yield at end of project (2024) 8,5 % 8,2 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 6,25 % 444 506 000 439 544 481 27 823 373 627 150 1 710 686 9,0 % 7,9 % Company information Property information Business management: Technical management: NRP Business Management AS Aker Eiendomsdrift Initial gross property value: Paid in capital: Established Yearly rent 2015: Adjustment rent: 394 000 000 119 300 000 01.03.14 29 150 000 100% of CPI Property type: Location: Lettable area (sqm.): Parking spaces: Construction year: Occupancy rate: Tenant: Lease agreement: Lease period: Estimated cash flow (assuming 2.5% CPI) Office Hoffsveien 70 B & C, Smestad, Oslo 14 698 194 2001 100 % Lindorff, Metier, Texas Instruments, Gas Secure, Gemalto Owner responsible for maintenance of technical installations, part of Smestaddammen, insurance and own administration Weighted, 8 years Financing (31.12.14) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Instalments mortgage Net finance Net cash flow 2014 23 590 411 1 112 500 22 477 911 157 260 10 079 083 2 750 000 -12 671 823 9 806 087 2015 29 150 000 1 368 375 27 781 625 268 356 10 897 063 6 000 000 -16 628 706 11 152 919 2016 29 878 750 1 402 584 28 476 166 203 572 11 717 250 7 000 000 -18 513 678 9 962 488 Dividend/ capital repayment 0 17 500 000 12 000 000 Estimated balance (31.12) Mortgage tranche 1 Mortgage tranche 2 Total Principal 149 000 000 131 000 000 280 000 000 Inst. 15 6 000 000 0 6 000 000 Interest 3,95 % p.a.* 3,95 % p.a.** Balloon 2024 76 500 000 131 000 000 207 500 000 Value of interest rate swap per 07.11.2014: -7 581 000 * The mortgage has a maturity date 5 years from drawdown. Tranche 1 is repaid with increasing instalments the first 5 years: Year 1: NOK 5 500 000 Year 2: NOK 6 500 000 Year 3: NOK 7 250 000 Yearr 4 and 5: NOK 8 500 000 Year 6 and onwards (assumed): NOK 7 200 000 ** Tranche 2 runs without instalments. The interest rate is fixed from 18.04.2017 until 15.04.2022 with interest rate of 3.375% p.a. excluding margin. Additional information Working capital Property value Total assets Debt (tranche 1) Debt (tranche 2) Total debt 2014 9 806 087 423 644 843 433 450 930 146 250 000 131 000 000 277 250 000 2015 3 459 006 423 644 843 427 103 849 140 250 000 131 000 000 271 250 000 2016 1 421 494 423 644 843 425 066 336 133 250 000 131 000 000 264 250 000 NAV after dividend and tax 156 200 930 155 853 849 160 816 336 NRP Finans AS - Market Report December 2014 The project owns two properties, Hoffsveien 70 B and C. Hoffsveien 70 B is 100% leased to Lindorff until 31.03.24. However, Lindorff can move out after 5 years if they pay a compensation of one years rent and notifies 12 months in advance. Metier can terminate their lease agreement from 31.12.19 against 6 months penalty. Metier has first priority on vacant space in Hoffsveien 70 C. The property is recently upgraded. There was initially a rental guarantee from the seller (Nordea Liv), however the property has been fully let. Page 36 Holmsbu Invest KS Contact: Christian Ness ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%:* 203 523 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 49 100 000 8 600 000 Average rent/sqm: 407 Sensitivity Yield 2015 9,00 % 8,00 % 7,00 % Property value (after deferred tax) 65 856 133 74 088 150 84 233 042 Property value 2017** 71 374 561 71 374 561 71 374 561 Price/sqm. 5 354 6 023 6 848 Share price per 1% * 121 203 203 523 300 580 IRR share price** 15,0 % 9,4 % 7,0 % Yield at end of project (2017)*** 10,0 % 8,9 % 7,8 % * Not included premium/discount of any fixed interest. ** The residual value is calculated based on 8.0% yield on expected net operating income in 2017, and adjusted for profit split to the operations manager. Company information Property information Business management: NRP Business Management AS Initial cost of property after deferred tax: Paid in capital: Uncalled capital: 122 000 000 49 100 000 0 Established: Yield-rent: Adjustment of rent: 19. October 2005 6 350 000 Fixed adjustment until 2015 Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-4) Instalments mortgage (tranche 1-4) Net finance Net cash flow 2014 5 000 000 530 808 4 469 192 31 593 3 255 650 2 250 000 -5 474 057 -1 004 865 Property type: Location: Lettable area (sqm):* Construction year: Occupancy rate: Tenant: Lease agreement: Hotel Holmsbu, Hurum 12 300 2002/2003 100 % Holmsbu Spa & Resort AS Owner responsible for insurance and own administration * 4 300 sqm: 42 cabins and boathouses which are not owned, but leased for eternity with a userright 9 months per year. Financing (31.12.14) 2015 5 000 000 422 948 4 577 052 25 522 3 090 431 2 000 000 -5 064 909 -487 857 2016 6 000 000 431 407 5 568 593 54 184 2 538 125 2 000 000 -4 483 941 1 084 652 Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Mortgage tranche 4 Total Principal 25 000 000 15 825 000 12 500 000 1 100 000 54 425 000 Inst. 14 Interest 1 500 000 7,04 % p.a. -412 500 4,60 % p.a. 750 000 4,60 % p.a. 412 500 7,05 % p.a. 2 250 000 Value of interest rate swap per 31.10.2014: Balloon 2016 21 000 000 18 925 000 10 500 000 0 50 425 000 -728 555 Tranche 1 has fixed interest of 7.04% p.a. including margin until October 2015. Tranche 2 and 3 have floating interest rate. Tranche 4 has fixed interest of 7.05% p.a. including margin until October 2015. Estimated balance (31.12) Additional information Working capital Property Total assets Debt (tranche 1-4) Total debt 2014 1 791 473 74 088 150 75 879 623 54 425 000 54 425 000 2015 1 303 616 74 088 150 75 391 766 51 425 000 51 425 000 2016 2 388 268 74 088 150 76 476 418 50 425 000 50 425 000 NAV after dividend and tax 21 454 623 23 966 766 26 051 418 Page 37 If the operating company generates profit, an additional rent equal to 50% of the profit before tax shall be paid. It is tough competition between hotels offering spa-services, and this is affecting the income for Holmsbu SPA Hotel. Holmsbu Invest KS owns 50% of the operating company that leases the hotel. NRP Finans AS - Market Report December 2014 Hovfaret 4 DIS Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** 270 779 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 30 000 000 0 Average rent/sqm: 1 974 Sensitivity Yield 2015 8,00 % 7,75 % Property value 89 743 847 92 638 810 Property value after deferred tax 86 850 670 89 542 985 Price/sqm (average) 16 787 17 329 Tax-based value* 48 412 744 48 412 744 Share price per 1% ** 243 856 270 779 IRR share price*** 10,9 % 10,0 % Yield at end of project (2017)**** 8,3 % 8,3 % * Including market value of plot ** Not included premium/discount of any interest *** After tax **** Estimated residual value of 100 mill. due to investments. 7,50 % 95 726 770 92 414 788 17 906 48 412 744 299 497 9,1 % 8,3 % Company information Property information Business management: Technical management: NRP Business Management AS Aker Eiendomsdrift AS Initial gross property value: Paid in capital: Established: Yield-rent 2015: Adjustment of rent: 85 000 000 30 000 000 4. December 2012 8 443 391 100% of CPI Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Lease agreement: Lease period: Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-3) Net finance Net cash flow Upgrade costs 2014 6 191 405 1 128 250 5 063 155 67 898 2 900 000 -2 832 102 2 231 053 8 534 000 Office Skøyen, Oslo 5 346 1925/1944 80 % Zalaris AS, Norco Interiør, Agria Dyreforsikring, 2Clean AS, Dibs AS, Sitma AS, Panorama Design AS et al. Owner responsible for maintenance, caretaker, insurance and own administration Varies Financing (31.12.14) 2015 8 443 391 1 263 883 7 179 508 0 3 607 500 -3 607 500 3 572 008 4 264 300 2016 9 045 682 1 294 138 7 751 544 14 191 3 745 000 -3 730 809 4 020 735 1 600 000 Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Total Principal 55 000 000 5 000 000 7 000 000 67 000 000 Inst. 14 0 0 0 0 Interest 5,00 % p.a. 6,00 % p.a. 6,00 % p.a. Balloon 55 000 000 5 000 000 7 000 000 67 000 000 Mortgage tranche 1 runs with no instalments, and the interest rate is floating. Mortgage tranche 2 runs with no instalments and the interest rate is floating. Estimated balance (31.12) Additional information Working capital Property value Total assets Debt (tranche 1-3) Total debt 2014 -2 140 095 89 542 985 87 402 890 67 000 000 67 000 000 2015 -2 832 388 89 542 985 86 710 597 67 000 000 67 000 000 2016 -411 652 89 542 985 89 131 333 67 000 000 67 000 000 NAV after dividend and tax 20 402 890 19 710 597 22 131 333 NRP Finans AS - Market Report December 2014 The property is located at Skøyen in Oslo. Rehabilitation of the property is initiated. Fully leased after rehabilitation, the rent is assumed to be approx. NOK 10.3 mill per 01.01.2018. Page 38 Kongholm Invest KS Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** Key figures 100 % Paid in capital: Accumulated dividends/repayments: Initial paid in participant loan: Outstanding participant loan: Paid back instalments and interest on participant loan: 15 650 000 4 200 000 4 000 000 0 4 570 410 Average rent/sqm office: Average rent/sqm apartments: 1 269 2 763 Sensitivity Yield 2015 Property value Property value after deferred tax Price/sqm (average) Tax-based value* Share price per 1% ** IRR share price*** Yield at end of project (2016) * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax Company information Property information Business management: NRP Business Management AS Initial cost of property after deferred tax: Paid in capital: Uncalled capital: Established: Yearly rent 2015: Adjustment of rent: 83 500 000 15 550 000 2 500 000 15. September 2005 6 591 160 100 % Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-4) Instalments mortgage (tranche 1-4) Net finance Sale of property Net cash flow Estimated balance (31.12) Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Lease agreement: 1 commercial property and 1 residential block/ apartment hotels (42 apartments) Holmestrand / Kongsberg 2 595 sqm. and 1 134 sqm. (GFA) 2005 and 1999 90 % Regional tax office, Police/Bailiff, et al. Short-time rental on the apartments Regional tax office: 2015, Police/Bailiff: 2020 Operational responsibility for the apartments, limited responsibility for the commercial properties Financing (31.12.14) 2014 2015 2016 6 513 004 2 157 810 4 355 194 52 161 3 727 006 2 222 000 -5 896 845 6 591 160 2 163 117 4 428 043 12 485 2 816 759 2 222 000 -5 026 274 -1 541 651 -598 231 6 670 254 2 161 853 4 508 401 9 378 1 883 616 57 279 250 -59 153 488 0 -54 645 087 Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Mortgage tranche 4 Total Principal Inst. 14 26 632 500 17 211 875 11 656 875 4 000 000 59 501 250 956 000 633 000 633 000 0 2 222 000 Interest Ballon 2016 7,15 % p.a.* 4,60 % p.a.** 6,33 % p.a.*** 4,75 % p.a.**** 24 720 500 15 945 875 10 390 875 4 000 000 55 057 250 Value of interest rate swap per 31.10.2014: -1 163 035 * Quarterly instalments of NOK 239 000. Tranche 1 is secured with an interest rate swap of 6.4% p.a. including margin until 2015. ** Quarterly instalments of NOK 158 250. Tranche 2 has floating interest. *** Quarterly instalments of NOK 158 250. Tranche 3 is secured with a 10 year swap at 6.08% p.a. including margin. **** Tranche 4 has no instalments, and has floating interest rate. Additional information The project consists of apartments in Kongsberg and office/commercial property in Holmestrand. Approximately 550 sqm of vacant space in Holmestrand. Page 39 NRP Finans AS - Market Report December 2014 Kristiansund Handelseiendom AS - financial real estate project Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price Bildet skal være 22,56cm bredt og være ankret i dette oppe til høyre hjørnet 1% Share price per 1%: ** 544 973 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 45 000 000 - Average rent/sqm: 1 122 Sensitivity Yield 2015 7,85 % Property value 178 984 497 Property value after deferred tax 174 648 246 Price/sqm (average) 13 233 Tax-based value* 117 038 054 Share price per 1% ** 490 218 IRR share price*** 12,9 % Yield at end of project (2023) 9,6 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 7,60 % 184 872 145 180 123 758 13 668 117 038 054 544 973 11,9 % 9,3 % 7,35 % 191 160 313 185 971 755 14 133 117 038 054 603 453 10,9 % 9,0 % Company information Property information Business management: Technical management: NRP Business Management AS LL Holding AS Initial gross property value: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: NOK 183 000 000 NOK 45 000 000 06.12.2013 15 175 291 100% of CPI Property type: Location: Lettable are (sqm.): Construction year: Occupancy rate: Tenant: Rental agreement: Retail Løkkemyra, Kristiansund 13 526 2012 100 % COOP Orkla Møre AS, Jula Norge, G-Sport, Ekstra Leker Owner responsible for exterior maintenance, caretaker, lawn mowing, insurance and own administration Weighted approx. 01.03.2023 Lease period: Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-4) Instalments mortgage Net finance Net cash flow Tax payable Dividend/capital repayment Financing (31.12.14) 2014 14 281 112 1 102 752 13 178 360 61 319 4 987 870 1 000 000 -5 926 552 7 251 808 0 2015 15 175 291 1 125 008 14 050 283 121 633 5 835 228 2 500 000 -8 213 595 5 836 688 1 454 350 2016 15 554 673 1 153 133 14 401 540 134 600 5 887 947 2 500 000 -8 253 346 6 148 193 1 454 873 0 3 500 000 2 900 000 Estimated balance (31.12) Working capital Property value Total assets Debt (tranche 1-4) Total debt NAV after dividend and tax Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Mortgage tranche 4 Total Principal 66 375 000 33 812 500 16 906 250 16 906 250 134 000 000 Inst. 14 625 000 187 500 93 750 93 750 1 000 000 Interest 4,10 % p.a. 5,19 % p.a. 4,32 % p.a. 3,88 % p.a. Value of interest rate swap per 30.09.2014: Balloon 38 250 000 23 687 500 15 281 250 16 281 250 93 500 000 -2 824 062 All tranches have quarterly instalments. Tranche 1 has floating interest rate adjusted with the forward curve. Tranche 2-4 has fixed interest for 10, 5 and 3 years respectively. Additional information 2014 8 924 867 180 123 758 189 048 626 134 000 000 134 000 000 2015 9 807 205 180 123 758 189 930 964 131 500 000 131 500 000 2016 11 600 526 180 123 758 191 724 284 129 000 000 129 000 000 55 048 626 58 430 964 62 724 284 NRP Finans AS - Market Report December 2014 The property is located at Løkkemyra Handelspark right next to the main highway to Kristiansund, close to the airport. The store composition in Løkkemyra has been well received by the market, and the expected yearly revenue is around NOK 300 mill. Page 40 KS Torggata Bad AS - financial real estate project Contact: Christian Ness ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** 371 118 Key figures 100 % Paid in capital: Uncalled capital: Accumulated dividends/repayments: Average rent/sqm: 32 850 000 2 400 000 6 500 000 1 074 Sensitivity Yield 2015 Property value Property value after deferred tax Price/sqm (average) Tax-based value* Share price per 1% ** IRR share price*** Yield at the end of project (2021) 7,50 % 131 082 000 129 637 699 11 351 116 638 989 330 437 11,1 % 8,9 % 7,25 % 135 602 069 133 705 761 11 742 116 638 989 371 118 10,2 % 8,6 % 7,00 % 140 445 000 138 064 399 12 162 116 638 989 414 704 9,3 % 8,3 % * Including market value of plot ** Not included premium/discount of any fixed interest *** Before tax (tax is paid by the participants of the project) Company information Property information Business management: Techincal management: NRP Business Management AS Aker Eiendomsdrift AS Initial gross property value: Paid in capital: Uncalled capital: Established: Yield rent: Adjustment of rent: 137 000 000 32 850 000 2 400 000 25. March 2011 12 400 000 100% of CPI Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest mortgage (tranche 1-2) Instalments mortgage Net finance Net cash flow Project costs 2014 11 906 276 2 510 000 9 396 276 86 748 5 518 936 2 650 000 -8 082 189 1 314 087 2 160 000 Property type: Serving, health, retail, office, entertainment and training Location: Oslo, Norway Lettable area (sqm): 11 548 Construction year: 1925 Occupancy rate: Approx. 93% Tenant: Auditorium AS, Torggata Bad & Treningssenter AS, Oslo Bowling AS, Hans & Olaf Fysioterapi AS, and several smaller tenants Rental agreement: Owner responsible for exterior maintenance, insurance and own administration Lease period: Varies Financing (31.12.14) 2015 12 144 402 2 568 850 9 575 552 112 105 5 481 006 2 650 000 -8 018 901 1 556 651 0 2016 12 930 356 2 633 071 10 297 285 170 580 5 406 469 2 650 000 -7 885 888 2 411 396 0 Mortgage tranche 1 Mortgage tranche 2 Total Principal 57 700 000 40 675 000 98 375 000 Inst. 14 2 650 000 0 2 650 000 Interest 6,65 % p.a. 3,81 % p.a. Value of interest rate swap per 30.06.2014: Balloon 2020 43 787 500 40 675 000 84 462 500 -7 604 656 60% of the loan is fixed to interest rate of 6.65% p.a. incl. margin until 15.07.2021 (tranche 1). The loan has the following instalments: 2014: NOK 2 650 000 2015: NOK 2 640 000 2016: NOK 2 650 000 2017-2020: Sum NOK 8 612 500 Estimated balance (31.12) Working capital Property value Total assets Debt (tranche 1-2) Total debt NAV after dividend and tax Page 41 Additional information 2014 967 612 133 705 761 134 673 373 98 375 000 98 375 000 2015 2 524 263 133 705 761 136 230 024 95 725 000 95 725 000 2016 4 935 659 133 705 761 138 641 420 93 075 000 93 075 000 36 298 373 40 505 024 45 566 420 The property has 6 large tenants, and several smaller tenants. The building is being upgraded. A reconstruction of the trade areas is planned to start in 2015, and the rent is temporarily adjusted down. The valuation of the project is made based on the market rent without discount, and before reconstruction. NRP Finans AS - Market Report December 2014 Logistikk og Lagershop AS - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 Share price Bildet skal være 22,56cm bredt og være ankret i dette oppe til høyre hjørnet 1% Share price of 1%: (SEK)** 997 047 Key figures (SEK) 100 % Paid in capital: Accumulated dividends/repayments: 114 000 000 24 800 000 Average rent/sqm: 525 Sensitivity Yield 2015 7,00 % Property value 237 858 300 Property value after deferred tax 236 116 148 Price/sqm (average) 6 929 Tax-based value* 206 182 802 Share price per 1% ** 964 471 IRR share price*** 10,0 % Yield at end of project (2023) 8,2 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 6,90 % 241 305 522 239 373 772 7 029 206 182 802 997 047 9,7 % 8,1 % 6,80 % 244 854 132 242 727 209 7 133 206 182 802 1 030 582 9,4 % 8,0 % Company information Property information Business management: Technical management: NRP Business Management AS Wilfast Forvaltning AB Initial cost of property after deferred tax: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: SEK 286 500 000 SEK 114 000 000 27.11.2013 18 020 081 100% of CPI Property type: Location: Lettable area (sqm): Construction year: Occupancy rate: Tenant: Lease agreement: Lease period: Estimated cash flow (assuming 2.0% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Instalments mortgage Net finance Net cash flow Tax payable Start-up costs Dividend/capital repayment * from 01.03.2014 2014* 16 807 818 1 391 667 15 416 151 32 685 4 184 397 30 764 007 -34 915 719 -19 499 568 0 3 985 000 24 800 000 Logistics Helsingborg and Linkøping 34 328 2012, 2009 100 % PostNord Logistics TPL AB, NetOnNet AB Owner responsible for exterior maintenance, technical installations, insurance and own administration PostNord Logistics TPL AB: 31.08.2023, NetOnNet: 31.10.2024 Financing (31.12.14) 2015 18 020 081 1 370 000 16 650 081 53 975 5 890 305 2 264 008 -8 100 338 8 549 743 391 377 0 6 300 000 2016 18 380 483 1 397 400 16 983 083 54 531 5 947 011 2 264 008 -8 156 488 8 826 595 394 962 0 7 600 000 Mortgage tranche 1 Mortgage tranche 2 Total Principal 119 388 794 29 847 199 149 235 993 Inst. 14 24 611 206 6 152 801 30 764 007 Interest 4,14 % p.a. 3,00 % p.a. Value of interest rate swap per 30.09.2014: Balloon 103 087 922 25 771 999 128 859 921 -961 780 Tranche 1 has fixed interest of 4.14% p.a. including margin until 02.08.2019. Yearly instalments of SEK 1 811 208. Tranche 2 has floating interest rate adjusted according to the forward rate. Yearly instalments of SEK 452 800. Due to sale of NetOnNet ware store, the mortgage is reduced by SEK 28 848 004. Estimated balance (31.12) Working capital Property value Total assets Debt (tranche 1-2) Total debt NAV after dividend and tax Additional Information 2014 4 698 796 239 373 772 244 072 568 149 235 993 149 235 993 2015 6 557 162 239 373 772 245 930 935 146 971 985 146 971 985 2016 7 388 795 239 373 772 246 762 567 144 707 977 144 707 977 The project now consists of two buildings, a PostNord warehouse in Helsingborg and a NetOnNet shop in Linkøping, after having sold a NetOnNet shop in Umeå September 2014. Distribution to investors from sale of the property in Umeå is SEK 24.8 mill. 94 836 575 98 958 950 102 054 590 The property in Linkøping is 4 628 sqm. The lease contract can be terminated 5 years before expiry of the contract. NRP Finans AS - Market Report December 2014 The property in Helsingborg is 29 700 sqm, located right by E4/E6 and E20, approx. 10 km northeast of Helsingborg. Page 42 Lørenskogveien 75 Holding AS - financial real estate project (formerly called Lørenskog Kombibygg DIS) Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 1% Share price 201 814 Share price per 1%: ** Key figures 100 % Paid in capital: Accumulated dividends/repayments: 19 800 000 0 Average rent/sqm: 828 Sensitivity 8,25 % Yield 2015 Property value 57 421 936 Property value after deferred tax 53 980 008 Price/sqm (average): 6 463 23 002 655 Tax-based value* Share price per 1% ** 185 664 IRR share price*** 9,7 % Yield at end of project (2017) 8,7 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 8,00 % 59 216 372 55 595 000 6 665 23 002 655 201 814 9,0 % 8,4 % 7,75 % 61 126 577 57 314 185 6 880 23 002 655 219 006 8,3 % 8,1 % Company information Property information Business management: Technical management: NRP Business Management AS Aker Eiendomsdrift AS Initial cost of property after deferred tax: Paid in capital: Establishment: Yearly rent 2015: Adjustment of rent: NOK 57 447 510 NOK 19 800 000 21. September 2007 7 352 830 100% of CPI Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Lease agreement: Lease period: Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-3) Instalments mortgage Net finance Net cash flow Tax payable Other costs 2014 7 193 653 2 551 727 4 641 926 6 936 2 602 410 1 606 668 -4 202 141 439 785 74 213 120 000 Logistics/office Lørenskog 8 885 1987/1993/1997 100 % Gummiservice Produksjon AS, Schiedel Skorsteiner AS, Anticimex AS, Heidenreich AS et al. Owner responsible for exterior maintenance, ground rent, insurance and own administration Varies Financing (31.12.14) 2015 7 352 830 2 615 520 4 737 310 8 638 2 554 745 1 606 668 -4 152 775 584 535 490 000 0 2016 7 536 651 2 680 908 4 855 742 9 308 2 499 046 1 606 668 -4 096 406 759 336 270 000 0 Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Total Principal 6 559 992 28 400 000 1 125 000 36 084 992 Inst. 14 1 456 668 0 150 000 1 606 668 Interest 4,10 % p.a. 7,88 % p.a. 4,10 % p.a. Value of interest rate swap per 30.09.2014: Balloon 2017 2 189 988 28 400 000 675 000 31 264 988 -3 407 994 Tranche 1 has floating interest. Tranche 1 has quarterly instalments of NOK 364 167. Tranche 2 has fixed interest of 7.88% p.a. including margin until 16.10.2017, and no instalments. Tranche 3 has quarterly instalments of NOK 37 500, and floating interest rate. Estimated balance (31.12) Additonal information Working capital Property value Total asset Debt (tranche 1-3) Total debt 2014 833 491 55 595 000 56 428 491 36 084 992 36 084 992 2015 928 026 55 595 000 56 523 026 34 478 324 34 478 324 2016 1 417 363 55 595 000 57 012 362 32 871 656 32 871 656 NAV after dividend and tax 20 343 499 22 044 702 24 140 706 Page 43 A rezoning proposal from Lørenskog Municipality, regarding an area including Lørenskog 75 Holding AS, is under negotiation. The area is proposed for retail and commercial buildings, which is positive for the project. NRP Finans AS - Market Report December 2014 Majorstuen Kontorbygg DIS Contact: Erlend Torsen ([email protected]) Date of analysis: 01.12.2014 Share price 1% 1 234 445 Share price per 1%: ** Key figures 100 % 104 800 000 20 000 000 6 000 000 Paid in capital: Uncalled capital: Accumulated dividends/repayments: 2 158 Average rent/sqm: Sensitivity Yield 2015 6,75 % Property value 321 925 926 Property value after deferred tax 313 811 111 206 000 000 Tax-based value* 28 987 Price/sqm (average): 1 119 295 Share price per 1% ** 19,1 % IRR share price*** 7,5 % Yield at end of project period (2018) * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 6,50 % 334 307 692 325 326 154 206 000 000 30 102 1 234 445 16,5 % 7,3 % 6,25 % 347 680 000 337 762 400 206 000 000 31 306 1 358 808 14,2 % 7,0 % Property information Company information Business management: Technical management: NRP Business Management AS Furuholmen Eiendom AS Initial cost of property after deferred tax: Paid in capital: Uncalled capital: Established: Yearly rent 2015: Net operating income for yield (see additional information): Adjustment for rent: 309 000 000 104 800 000 20 000 000 01.01.13 23 970 000 21 730 000 100% of CPI Dividend/capital repayment Office Majorstuen, Oslo 11 106 1996 98 % Nordea, NHO, Atferdssenteret, Capus Owner responsible for exterior maintenance, technical installations, insurance and own administration Average length is 2.5 years Lease period: Financing (31.12.14) Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense Instalments mortgage Net finance Net cash flow Tax payable Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Lease agreement: 2014 23 098 000 5 869 000 17 229 000 158 197 7 528 500 3 500 000 -10 870 303 6 358 697 0 2015 23 970 000 2 240 000 21 730 000 247 850 7 916 563 3 500 000 -11 168 712 10 561 288 0 2016 16 336 000 2 080 000 14 256 000 242 492 9 297 750 3 500 000 -12 555 258 1 700 742 1 900 000 6 000 000 6 000 000 6 000 000 Estimated balance (31.12) Mortgage tranche 1 Total Principal 206 500 000 206 500 000 Inst. 15 3 500 000 3 500 000 Interest 3,60 % p.a.* Balloon 196 000 000 196 000 000 Tranche 1 runs for 5 years, with quarterly instalments of NOK 875 000. The interest rate is floating. Additional information Working capital Property value Total asset Debt Total debt 2014 2 456 069 330 375 000 332 831 069 206 500 000 206 500 000 2015 7 017 357 344 625 000 351 642 357 203 000 000 203 000 000 2016 818 099 358 875 000 359 693 099 199 500 000 199 500 000 NAV after dividend and tax 126 331 069 148 642 357 160 193 099 NRP Finans AS - Market Report December 2014 The residual value of the property is estimated to be NOK 366 mill. in 2018. The project is yielded on a yearly rent from February/March 2014 and with NOK 1.7 mill. in yearly cost of ownership. The canteen and common area was upgraded in 2013/2014. Approximately NOK 4.5 mill was covered by the owner. Page 44 Martodden Utbygging KS - construction/sale of apartments in Hamar Contact: Morten Berg ([email protected]) Date of analysis 01.12.2014 Share price 1% Share price per 1%: 440 000 Key figures 100 % Paid in capital: Uncalled capital: Accumulative dividends: 35 000 000 0 0 Sensitivity BASE CASE Selling price per sqm (housing)* 41 400 Estimated share price 1% 440 000 IRR estimated share price** 25,2 % IRR estimated share price after tax *** 18 % * Incl. garage for the block of flats ** Project completion estimated to 2019 *** After tax is based on purchase at estimated share price, or that received potential tax losses are fully used by owner. Company information Property information Business management: Project leader: NRP Business Management AS Backe Prosjekt AS Sum budgeted revenue: Sum budgeted project cost: Budgeted builder margin: Paid in capital: Uncalled capital: Established: 539 400 000 486 300 000 10,9 % 35 000 000 0 10. November 2006 Estimated cash flow (assuming 2,5% CPI) Budgeted homes completed Budgeted revenue Budgeted expenses Cash flow before loan property Estimated payments Estimated balance (31.12) Property type: Location: Projected built sqm: Residential development Hamar Approx. 17 000 sqm Projected number of apartments: Ca.180 Lot size (sqm): Projected completion (estimate): 63 000 2011-2019 Additional information 2014 34 2015 0 2016 40 91 539 179 73 557 102 17 982 077 17 910 552 5 687 500 12 223 052 111 975 377 89 797 832 22 177 545 0 10 000 000 15 000 000 All townhouses in the project are sold and completed (23). Regarding the apartments, phase 1 is completed and all 22 are sold. Phase 2 was completed in June 2014, and also all of these 22 apartments are unsold. When the project is completed, a total of 67 homes have been built. The excisting commercial property with related plot, is for sale. Loan for the project is secured. Additonal information The real estate market was weak fall 2013, few newbuldings were sold and housing prices in general fell. The activity has however picked up in 2014. For more information regarding the project, visit: www.nordviken.com. Page 45 NRP Finans AS - Market Report December 2014 Maskinveien Kontorbygg AS - financial real estate project Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price Bildet skal være 22,56cm bredt og være ankret i dette oppe til høyre hjørnet 1% Share price per 1%: ** 345 383 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 30 000 000 - Average rent/sqm: 1 524 Sensitivity Yield 2015 7,80 % 7,65 % Property value 100 710 067 102 684 775 Propert value after deferred tax 98 944 430 100 780 907 Price/sqm (average) 17 869 18 219 Tax-based value* 75 486 673 75 486 673 Share price per 1% ** 327 018 345 383 IRR share price*** 12,0 % 11,5 % Yield at end of project (2021) 9,0 % 8,9 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 7,50 % 104 738 470 102 690 844 18 584 75 486 673 364 482 11,0 % 8,7 % Company information Property information Business management: Technical management: NRP Business Management AS Ferrum AS Initial cost of property after deferred tax: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: NOK 97 700 800 NOK 30 000 000 11.04.2014 8 591 038 100% of CPI Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Lease agreement: Office(70%), Warehouse/simulator (30%) Forus, Stavanger 5 636 2009 100 % MHWIRTH AS Owner responsible for exterior maintenance, insurance and own administration 01.04.2021 Lease period: Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Instalments mortgage Net finance Net cash flow Dividend/capital repayment Financing (31.12.14) 2014* 6 286 125 717 710 5 568 415 63 699 1 538 250 1 960 000 -3 434 551 2 133 864 2015 8 591 038 735 653 7 855 385 111 303 3 031 039 3 500 000 -6 419 735 1 435 650 2016 8 805 813 754 044 8 051 769 115 603 2 954 389 3 500 000 -6 338 786 1 712 983 0 1 000 000 1 800 000 Mortgage tranche 1 Mortgage tranche 2 Total Principal 33 040 000 35 000 000 68 040 000 Inst. 14 1 960 000 0 1 960 000 Value of interest rate swap per 30.06.2014: Interest 4,69 % p.a.* 4,10 % p.a.** Balloon 12 040 000 35 000 000 47 040 000 -586 000 * Tranche 1 has fixed interest rate of 4.69% p.a. including margin until 11.04.2019. ** Tranche 2 has floating interest rate. * Start project, 11.04.2014 Estimated balance (31.12) Working capital Property value Total assets Debt (tranche 1-2) Total debt NAV after dividend and tax Additional information 2014 2 233 864 100 780 907 103 014 772 68 040 000 68 040 000 2015 2 669 514 100 780 907 103 450 422 64 540 000 64 540 000 2016 2 582 497 100 780 907 103 363 405 61 040 000 61 040 000 34 974 772 38 910 422 42 323 405 NRP Finans AS - Market Report December 2014 MHWIRTH AS has an option to extend the lease agreement for 5 years at Fair Market Rent. Page 46 Moa Handelseiendom Holding II AS - financial real estate project (formerly called Moa Handelseiendom DIS) Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price 1% 191 745 Share price per 1%: ** 100 % Key figures 26 700 000 4 850 000 Paid in capital: Accumulated dividends/repayments 1 193 Average rent/sqm: Sensitivity Yield 2015 8,00 % 7,75 % 99 317 005 102 520 780 Property value 98 886 715 101 866 225 Property value after deferred tax 14 528 14 074 Price/sqm (average) Tax-based value* 93 170 005 93 170 005 191 745 Share price per 1% ** 161 950 15,1 % IRR share price*** 17,2 % 9,7 % 9,4 % Yield at end of project (2023) * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 7,50 % 105 938 139 105 044 370 15 012 93 170 005 223 527 13,4 % 9,1 % Property information Company information Business management: Technical management: NRP Business Management AS Aker Eiendomsdrift AS 114 000 000 26 700 000 23. Feb 2011 8 420 000 100% of CPI Initial gross property property: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: Retail Moa Handelsområde, Ålesund 7 057 2008 100 % Jula Norge AS, Lefdal Elektromarked AS, Modena Ålesund AS and Kvik Norge AS Owner responsible for exterior maintenance, insurance and own administration Jula and Lefdal September 2023, Modena June 2018, Kvik June 2015 Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Lease agreement: Lease period: Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense Instalments mortgage Net finance Net cash flow Dividend/capital repayment Financing (31.12.14) 2014 8 507 451 463 063 8 044 388 30 886 4 864 185 1 800 000 -6 633 299 1 411 089 2015 8 420 000 474 640 7 945 360 37 396 4 742 535 1 800 000 -6 505 139 1 440 221 2016 8 630 500 486 506 8 143 994 28 165 4 937 035 2 600 000 -7 508 870 635 124 400 000 2 200 000 1 700 000 Estimated balance(31.12) Working capital Property value Total assets Debt Total debt NAV after dividend and tax Page 47 Mortgage tranche 1 Mortgage tranche 2 Total Principal 30 000 000 53 400 000 83 400 000 Inst. 14 1 800 000 0 1 800 000 Value of interest rate swap per 30.06.2014: Interest 3,95 % p.a. 6,79 % p.a. Balloon 2 600 000 53 400 000 56 000 000 -8 410 711 Mortgage tranche 1 has the following yearly instalments: 2014: 1 800 000 2015: 1 800 000 2016: 2 600 000 2017-2023: 23 000 000 Tranche 2 has fixed interest rate of 6.79% p.a. including margin until 15. April 2021. Additional information 2014 849 911 101 866 225 102 716 136 83 400 000 83 400 000 2015 90 132 101 866 225 101 956 357 81 600 000 81 600 000 2016 -974 744 101 866 225 100 891 481 79 000 000 79 000 000 19 316 136 20 356 357 21 891 481 The tenants have options to extend the lease agreements as follows: Jula Norge AS - 5 years at unchanged terms. Modena Ålesund AS - 5 years at unchanged terms. Lefdal Elektromarked AS - 5 years at unchanged terms. Due to strong revenue growth, Modena moved out in December 2013. The contract runs until June 2018, and Modena has subleased parts of their space to a plumbing company called Uri. Uri is associated with the company Bademiljø. The subleasing process is closely watched by the board of the project, to secure the most optimal long-term solution for the project. Kvik will not extend their lease agreement beyond 01.06.2015. Dividend payments may vary due to the lease situation. NRP Finans AS - Market Report December 2014 Nydalen Kontorbygg AS - financial real estate project Contact: Erlend Torsen ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: * 2 246 620 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 171 775 000 15 000 000 Average rent/sqm: 1 775 Sensitivity: Yield 2015 6,50 % 6,25 % Property value 634 305 186 659 677 393 Estimated total value** 874 678 100 896 371 337 Price/sqm excl. parking 24 516 25 497 Share price per 1% * 2 029 688 2 246 620 IRR share price*** 10,2 % 9,4 % Yield at end of project (2024) 8,5 % 8,2 % * Not included premium/discount of any fixed interest ** After deduction of deferred tax of 14.5% *** After tax 6,00 % 687 163 951 919 872 344 26 559 2 481 630 8,6 % 7,9 % Company information Property information Business management: Technical management: NRP Business Management AS Avantor Drift AS Initial gross property value: Paid in capital: Established: Yearly rent 2015: Net operating income for yield: Adjustment of rent: Valuation of capital element (per 1.12.14): 930 000 000 171 775 000 1. September 2013 78 558 467 41 229 837 100% of CPI 287 600 000 Estimated cash flow (assuming 2.5% CPI) Property type: Location: Lettable area (sqm.): Parking spaces: Construction year: Occupancy rate: Tenant: Lease agreement: Office Nydalen, Oslo 25 873 219 2000 100 % Ministry of Justice and Public Security Owner responsible for exterior maintenance, technical installations, insurance and administration 21. August 2024 Lease period: Financing (31.12.14) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Instalments mortgage Net finance Net cash flow Tax payable 2014 78 887 327 2 025 000 76 862 327 678 624 33 749 658 30 375 000 -63 446 034 13 416 293 1 648 662 2015 78 558 467 2 075 625 76 482 842 713 347 30 328 668 44 875 000 -74 490 321 1 992 522 5 647 328 2016 80 522 429 2 127 516 78 394 914 418 217 29 149 505 31 000 000 -59 731 288 18 663 625 7 062 285 Dividend/capital repayment 15 000 000 17 000 000 13 000 000 Mortgage tranche 1 Mortgage tranche 2 Total Principal 484 487 500 207 637 500 692 125 000 Inst. 15 21 612 500 23 262 500 44 875 000 Value of interest rate swap per 7.11.2014: Interest 4,84 % p.a.* 3,60 % p.a.* Balloon 234 675 000 86 575 000 321 250 000 -39 230 000 *Tranche 1 has fixed interest of 3.24% p.a.excl. margin until 04.09.2023. Tranche 2 has floating interest. The loan is structured so that 70% of the loan is fixed at all times. The margin was reduced by 50 basis points from summer 2014. The loans have increasing quarterly instalments, starting with NOK 30 mill yearly and increasing to NOK 41 mill yearly. Estimated balance (31.12) Additional information Working capital Property value and capital lease Total assets Debt (fixed) Debt (floating) Total debt 2014 31.12.2014 23 879 462 871 371 337 895 250 800 484 487 500 207 637 500 692 125 000 2015 31.12.2015 3 224 657 846 371 337 849 595 994 462 875 000 184 375 000 647 250 000 2016 31.12.2016 1 825 997 821 371 337 823 197 334 441 175 000 175 075 000 616 250 000 Part of the rent is considered capital lease in conjunction with investments in the building. No assumed residual value on the investments. The lease will be reduced with approx. 14.2 mill due to reduced final costs on refurbishments. Th capital lease is valued to approx. 6.00% yield before tax. NAV after dividend and tax 203 125 800 202 345 994 206 947 334 Deferred tax for the property and capital lease is 14.5%. This high deductible is due to unfavourable tax-rate on the capital lease. The deferred tax rate will be reduced towards market rate as the duration of the capital lease shortens. NRP Finans AS - Market Report December 2014 The tenant has an option to extend the lease period for 7 years at equal terms (only the ground rent), where the contract in the option-period runs with 24 months termination option for tenant. Page 48 Nydalen Kontorbygg II AS - financial real estate project Contact: Erlend Torsen ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** 1 136 235 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 96 212 000 - Average rent/sqm office: Average rent per parking lot: 1 611 18 993 Sensitivity Yield 2015 Property value Property value after deferred tax Price/sqm excl. parking Tax-based value* Share price per 1% ** IRR share price*** Yield at end of project (2024) 7,00 % 343 114 908 338 066 216 23 670 270 990 736 1 018 051 12,5 % 8,9 % 6,75 % 355 822 867 349 884 618 24 546 270 990 736 1 136 235 11,3 % 8,6 % 6,50 % 369 508 362 362 612 128 25 490 270 990 736 1 263 511 10,2 % 8,3 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax Company information Property information Business management: Technical management: NRP Business Management AS Aker Eiendomsdrift AS Initial gross property value: Paid in capital: Established Yearly rent 2015: Adjustment rent: 337 000 000 96 212 000 01.09.14 25 179 544 100% of CPI Estimated cash flow (assuming 2.5% CPI) Financing (31.12.14) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Instalments mortgage Net finance Net cash flow Tax 2014 8 228 609 383 333 7 845 276 39 226 2 588 273 0 -2 549 047 5 296 229 0 2015 25 179 544 1 161 500 24 018 044 178 411 7 705 569 6 000 000 -13 527 158 10 490 886 0 2016 25 809 032 1 190 538 24 618 495 146 993 8 052 624 6 000 000 -13 905 631 10 712 864 1 701 769 Dividend/ capital repayment 0 15 500 000 8 500 000 Estimated balance (31.12) Mortgage tranche 1 Realkredit Total Principal 88 122 000 153 000 000 241 122 000 Value of interest rate swap per 07.11.2014: Inst. 14 0 0 0 Interest 3,95 % * 2,80 % ** Balloon 2024 31 122 000 153 000 000 184 122 000 -2 560 000 * The mortgage has a maturity date 5 years from drawdown, with annual instalments of NOK 6 mill. ** The mortgage has a maturity date 20 years from drawdown, but the instalmentfree period is only 5 years, and must be renewed thereafter. A swap agreement runs from 05.10.16-05.10.21 at The interest rate is fixed from 18.04.2017 until 15.04.2022 with interest rate of 3.375% excluding margin. Additional information Working capital Property value Total assets Debt (tranche 1) Debt (tranche 2) Total debt 2014 5 296 229 349 884 618 355 180 847 88 122 000 153 000 000 241 122 000 2015 287 115 349 884 618 350 171 733 82 122 000 153 000 000 235 122 000 2016 798 210 349 884 618 350 682 828 76 122 000 153 000 000 229 122 000 NAV after dividend and tax 114 058 847 115 049 733 121 560 828 Page 49 Property type: Office Location: Maridalsveien 323, Oslo Lettable area (sqm.) / Office: 19 800 / 11 559 178 Parking spaces: Construction year: 2001 Occupancy rate: 100 % Tenant: Get AS, Boots Norge AS, Konica Minolta AS Lease agreement: Owner responsible for maintenance of technical installations, part of Nydalen Gårdeierforening, insurance and own administration Lease period: Weighted, 11 years Get AS has a contract until 07.06.26, but can exit fully, or floor by floor, in 07.06.21. Boots Norge AS has a contract until 31.10.16. Konica Minolta Business Solutions AS has a contract until 01.06.25. A cost of NOK 4500 per sqm has been calculated for refurbishment of the Boots areas (1 445 sqm). NRP Finans AS - Market Report December 2014 Nye Alfasetveien DIS - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%(EUR): ** 94 198 Key figures 100 % Paid in capital (EUR): Accumulated dividends/repayments (EUR): 4 858 000 3 100 000 Average rent/sqm: EUR 122 Sensitivity Yield 2015 7,75 % 7,50 % Property value 20 781 491 21 474 207 Property value after deferred tax 20 315 593 20 939 038 Price/sqm 1 501 1 551 Tax-based value* 16 122 516 16 122 516 Share price per 1% ** 87 963 94 198 IRR share price*** 14,9 % 14,0 % Yield at end of project (2017) 8,1 % 7,9 % * Including market value of plot ** Not included premium/discount of any fixed interest *** Before tax (tax is paid by the participants of the project) 7,25 % 22 214 697 21 605 479 1 605 16 122 516 100 862 13,2 % 7,6 % Company information Property information Business management: Technical management: NRP Business Management AS Aker Eiendomsdrift AS Initial cost of property after deferred tax: Paid in capital: Established: Yearly rent 2015 (EUR): Adjustment of rent: EUR 18 187 158 EUR 4 858 000 31. March 2009 1 720 849 100% of CPI Warehouse and office Alnabru, Oslo 13 841 1980 100 % Elektroskandia AS Owner responsible for exterior maintenance, insurance and own administration 31. December 2017 Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant Lease agreement: Lease period: Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Instalments mortgage Net finance Net cash flow Dividend/ capital repayment Est. tax for participants* *tax will be paid in NOK Financing (31.12.14) 2014 1 687 107 107 500 1 579 607 873 423 807 625 000 -1 047 934 531 673 2015 1 720 849 110 284 1 610 566 2 710 399 848 675 000 -1 072 138 538 427 2016 1 763 870 113 240 1 650 630 3 119 385 537 700 000 -1 082 418 568 212 500 000 180 484 450 000 200 763 500 000 220 373 Mortgage tranche 1 Mortgage tranche 2 Mortgage trance 3 Total Principal 5 462 500 4 894 719 567 781 10 925 000 Inst. 14 312 500 280 018 32 482 625 000 Interest 5,51 % p.a.* 2,40 % p.a.** 2,85 % p.a.** Ballong 2017 4 425 000 3 928 656 496 344 8 850 000 Value of interest rate swap per 30.06.2014: -542 181 Tranche 1 og 2 have the following combined quarterly instalments: Instalments 1-4: EUR 87 500 Instalments 5-8: EUR 100 000 Instalments 9-12: EUR 125 000 Instalments 13-20: EUR 150 000 Instalments 21-24: EUR 162 500 Instalments 25-32: EUR 175 000 *Tranche 1 has fixed interest of 5.06% p.a. including margin from 15.01.15 until 31.12.2017. **Tranche 2 & 3 has floating interest rate. Estimated balance (31.12) Additional information Working capital Property value Total assets Debt (tranche 1-3) Total debt 2014 129 413 20 939 038 21 068 451 10 925 000 10 925 000 2015 200 239 20 939 038 21 139 277 10 250 000 10 250 000 2016 250 606 20 939 038 21 189 644 9 550 000 9 550 000 NAV after dividend 10 143 451 10 889 277 11 639 644 NRP Finans AS - Market Report December 2014 A process is initiated to get permission to build additional 4 000 sqm on the plot, to meet the tenant's need for more space. The lease agreement runs until 31.12.2017, with option to extend for 5+5 years at equal terms. The lease agreement is guaranteed by the parent company Hagemeyer N.V. Page 50 Nye Bergen Lagerbygg KS - financial real estate project Contact: Christian Ness ([email protected]) Date of analysis: 01.12.2014 1% Share price Share price per 1%: ** 318 572 Key figures 100 % Paid in capital: Uncalled capital: Accumulated dividends/repayments: 14 062 500 5 000 000 0 Average rent/sqm: 611 Sensitivity Yield 2015 8,25 % Property value 92 013 797 Property value after deferred tax 89 771 071 Price/sqm (average) 6 527 Tax-based value* 69 586 535 Share price per 1% ** 292 693 IRR share price*** 12,9 % Yield at end of project (2017) 8,7 % * Including market value of plot ** Not included premium/discount for any fixed interest *** After tax 8,00 % 94 889 229 92 358 959 6 731 69 586 535 318 572 12,0 % 8,4 % 7,75 % 97 950 171 95 113 808 6 948 69 586 535 346 120 11,1 % 8,1 % Company information Property information Business management: Technical management: NRP Business Management AS Falcon AS Initial cost of property after deferred tax: Paid in capital: Uncalled capital: Established: Yield rent 2015: Adjustment of rent 87 500 000 14 062 500 5 000 000 13. December 2006 8 608 147 100% of CPI Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Lease agreement: Lease period: Estimated cash flow(assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-3) Instalments mortgage Net finance Net cash flow Upgrading costs 2014 8 163 163 1 216 191 6 946 972 25 257 4 185 912 3 111 112 -7 271 767 -324 795 490 000 Warehouse/office Midtun, Bergen 14 098 1978/1989/1991/1993 100 % Hole Glass AS, Selvbetjeningslageret AS Autoglass AS and two smaller tenants Owner responsible for exterior maintenance, municipal expenses, insurance and own administration Weighted length approximately 9 years Financing (31.12.14) 2015 8 608 147 1 017 009 7 591 138 23 757 4 073 602 4 536 112 -8 585 957 -994 819 0 2016 8 823 351 1 042 434 7 780 917 18 565 3 904 673 2 611 112 -6 497 220 1 283 696 0 Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Total Principal 50 000 000 8 861 106 1 925 000 60 786 106 Inst. 14 0 1 611 112 1 500 000 3 111 112 Value of interest rate swap per 30.06.2014: Interest 7,30 % p.a.* 4,05 % p.a.** 4,20 % p.a. Balloon 50 000 000 3 638 882 0 53 638 882 -3 975 335 * Tranche 1 has no instalments, and the interest rate is fixed to 7.30% p.a. including margin until 21.12.16. ** Tranche 2 and 3 have floating interest rate. Estimated balance (31.12) Additional information Working capital Property value Total assets Debt (tranche 1-3) Total debt 2014 593 359 92 358 959 92 952 319 60 786 106 60 786 106 2015 -401 459 92 358 959 91 957 500 56 249 994 56 249 994 2016 882 237 92 358 959 93 241 196 53 638 882 53 638 882 NAV after dividend 32 166 213 35 707 506 39 602 314 Page 51 The property is in good condition, age taken into account. Upgrading of the roof on hall A has been performed in 2014. NRP Finans AS - Market Report December 2014 Nye Berghagan Næringseiendom AS Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%:** 313 519 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 44 325 000 7 000 400 Average rent/sqm: 904 Sensitivity Yield 2015 8,25 % 8,00 % Property value 133 915 515 138 100 375 Property value after deferred tax 128 906 417 132 672 791 Price/sqm (average) 7 048 7 268 Tax-based value* 83 824 531 83 824 531 Share price per 1% ** 275 856 313 519 IRR share price*** 14,4 % 13,1 % Yield at end of project (2021) 9,5 % 9,2 % * Including market value of plot ** Not included premium/discount of any fixed interest. *** After tax 7,75 % 142 555 226 136 682 156 7 503 83 824 531 353 613 12,0 % 8,9 % Company information Property information Business management: Technical management: NRP Business Management AS Aker Eiendomsdrift AS Initial cost of property after deferred tax: Paid in capital: Uncalled capital: Established: Yearly rent 2015: 140 000 000 44 325 000 0 4. July 2006 14 600 000 Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-6) Instalments mortgage (tranche 1-6) Net finance Net cash flow Upgrading costs Dividend/capital repayment 2014 14 500 000 3 523 500 10 976 500 123 763 5 997 050 2 900 000 -8 773 287 2 203 213 300 000 2 000 400 Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant / lease agreement Office and warehouse/workshop Langhus / Ski 19 000 1978 85 % Atlas Copco stand for approx. 60% of the rent, and the contract runs until 31.12.2020 The project has approximately 30 tenants Financing (31.12.14) 2015 14 600 000 3 551 970 11 048 030 143 102 5 603 325 3 528 000 -8 988 223 2 059 807 2 300 000 0 2016 15 000 000 3 640 769 11 359 231 69 802 5 218 352 4 056 000 -9 204 550 2 154 681 1 400 000 0 Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Mortgage tranche 4 Mortgage tranche 5 Mortgage tranche 6 Total Principal 20 000 000 0 12 000 000 25 000 000 25 000 000 25 000 000 107 000 000 Inst. 14 0 2 900 000 0 0 0 0 2 900 000 Value of interest rate swap per 30.06.2014: Interest 3,90 % p.a. 3,90 % p.a. 7,36 % p.a. 7,28 % p.a. 3,90 % p.a. 5,82 % p.a. Balloon 2021 0 0 10 848 000 22 568 000 22 568 000 22 568 000 78 552 000 -4 523 234 Tranche 1 has floating interest rate. Tranche 2 has floating interest rate. Tranche 3 has fixed interest rate of 7.36% p.a. including margin until 15.04.2017. Tranche 4 has fixed interest of 7.28% p.a. including margin until 15.04.15. Tranche 5 has floating interest rate. Tranche 6 has fixed interest rate of 5.82% p.a. including margin until 17.01.22. Estimated balance (31.12) Additional information Working capital Property value Total assets Debt (tranche 1-6) Total debt 2014 3 854 414 132 672 791 136 527 205 107 000 000 107 000 000 2015 3 614 221 132 672 791 136 287 012 103 472 000 103 472 000 2016 4 368 902 132 672 791 137 041 693 99 416 000 99 416 000 NAV after dividend 29 527 205 32 815 012 37 625 693 NRP Finans AS - Market Report December 2014 Approximately NOK 4.8 mill. will be used from 2014-2017 to upgrade the property. The property has development- potential, approximately 7 000 m2 high ceiling warehouse. Furnace, roof and several of the ventilation systems are getting old, and it is assumed that costs related to upgrading will be incurred the coming years. Page 52 Nässjö Logistikkbygg AS - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 Share price SEK 1% Share price per 1% (SEK): ** 495 564 Key figures (SEK) 100 % Paid in capital including converted participant loan: Accumulated dividends/repayments: 62 693 314 8 422 924 Average rent/sqm: 290 Sensitivity Yield 2015 8,25 % 8,00 % Property value 141 497 420 145 919 214 Property value after deferred tax 136 536 164 140 714 760 Price/sqm (average) 2 112 2 178 Tax-based value* 51 292 775 51 292 775 Share price per 1% ** 453 778 495 564 IRR share price*** 10,8 % 10,0 % Yield at the end of project (2017) 8,5 % 8,3 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 7,75 % 150 626 286 145 162 943 2 248 51 292 775 540 046 9,2 % 8,0 % Company information Property information Business management: Technical management: NRP Business Management AS Wilfast Forvaltning AB Initial cost of property after deferred tax: Paid in capital (including converted participant loan): Participant loan: Established: Yearly rent 2015: Weighted adjustment of rent: 190 000 000 62 693 314 0 26. May 2006 17 463 458 Approx. 90% of CPI Estimated cash flow (assuming 2.0% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense Instalments mortgage Net finance Net cash flow Tax payable Upgrade costs 2014 17 835 844 5 676 393 12 159 451 63 611 3 398 466 10 305 025 -13 639 881 -1 480 430 0 3 300 000 NAV after dividend and tax Page 53 Lease period: Warehouse/Logistics Nässjö in Sweden 67 000 1941-2001 Approx. 90% Schenker AB, Hultafors AB, Jysk AB, Rusta AB Owner responsible for exterior maintenance, caretaker services, showeling, technical maintenance, insurance and own administration Weighted approx. Q4 2016 Financing (31.12.14) 2015 17 463 458 5 789 921 11 673 537 26 581 2 964 594 4 750 000 -7 688 012 3 985 525 1 207 753 0 2016 17 725 410 5 905 719 11 819 691 53 684 3 337 469 4 750 000 -8 033 785 3 785 906 1 228 662 0 Estimated balance (31.12) Working capital Property value Total assets Mortgage debt Total debt Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Lease agreement: Mortgage debt Total Inst. 14 10 305 025 10 305 025 Principal 95 000 000 95 000 000 Interest 2,80 % p.a. Balloon 80 750 000 80 750 000 The mortgage has floating interest rate. The loan agreement runs until 30.09.2015. Due to large cash reserves, an extraordinary instalment was made in 2014. Additional information 2014 -2 383 070 140 714 760 138 331 690 95 000 000 95 000 000 2015 842 513 140 714 760 141 557 273 90 250 000 90 250 000 2016 3 316 563 140 714 760 144 031 323 85 500 000 85 500 000 43 331 690 51 307 273 58 531 323 Work is being done to attract new tenants, and extend lease agreements with the existing tenants. Nässjö municipality (Kommune) rents 1 420 sqm as of today. NRP Finans AS - Market Report December 2014 Pottemakerveien Kombibygg AS - financial real estate project Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** 108 005 Key figures 100 % Paid in capital: Accumulated dividends/repayments: Initial participant loan: Outstanding participant loan: Repaid instalments and interest participant loan: 15 685 000 5 000 000 5 963 436 Average rent/sqm: 980 Sensitivity Yield 2015 9,25 % Property value 101 851 557 Property value after deferred tax 93 587 894 Price/sqm (average) 9 839 Tax-based value* 19 214 920 Share price per 1% ** 82 542 IRR share price*** 29,7 % Yield at end of project (2016) 9,5 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 9,00 % 104 680 767 96 134 183 10 112 19 214 920 108 005 23,4 % 9,2 % 8,75 % 107 671 646 98 825 974 10 401 19 214 920 134 923 19,1 % 9,0 % Company information Property information Business management: Technical management: NRP Business Management AS Aker Eiendomsdrift AS Initial cost of property after deferred tax: Paid in capital: Participant loan: Established: Yearly rent 2015: Adjustment of rent: 119 000 000 15 685 000 0 13.12.2006 10 145 197 100% of CPI Estimated cash flow (assuming 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Instalments mortgage Net finance Sale of property Net cash flow Tax payable Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Lease agreement: Warehouse/Office Groruddalen, Oslo 10 352 1973-1992 100 % WJ Business Partner AS Owner responsible for exterior maintenance and technical installations 21.12.2016 Lease period: Financing (31.12.14) 2014 9 946 660 706 271 9 240 389 33 125 5 830 150 3 000 000 -8 797 025 2015 10 145 197 723 928 9 421 269 31 870 5 735 075 3 800 000 -9 503 205 443 363 692 789 -81 935 780 759 Estimated balance(31.12) 2016 10 398 827 742 026 9 656 801 20 836 5 587 200 81 600 000 -87 166 364 96 134 183 18 624 620 1 856 678 Mortgage tranche 1 Mortgage tranche 2 Total Principal 70 000 000 15 400 000 85 400 000 Value of interest rate swap per 30.09.2014: Inst. 14 0 3 000 000 3 000 000 Interest 7,30 % *p.a. 4,10 % **p.a. Balloon 70 000 000 7 000 000 77 000 000 -5 703 639 * Tranche 1 has fixed interest of 7.30% p.a. including margin until 2016, no instalments. ** Tranche 2 has floating interest rate. The loan has yearly instalments as follows: 2014: 3 000 000 2015: 3 800 000 2016: 4 600 000 Additional information Working capital Property value Total assets Debt (tranche 1-2) Total debt 2014 836 017 96 134 183 96 970 200 85 400 000 85 400 000 2015 -26 677 96 134 183 96 107 505 81 600 000 81 600 000 NAV after dividend and tax 11 570 200 14 507 505 NRP Finans AS - Market Report December 2014 The property is leased to WJ Business Partner AS until 21.12.2016. The tenant has subleased 1 805 m2 warehouse to Environpac AS, and 2523 m2 to Accelerator AS. The sublease agreements run until 20.12.2016. The tenant has an option to extend for 5 years at the same terms as today. The option must be declared 12 months before expiration of current lease contract. Negoitiations to extend the lease agreements are initiated. Page 54 Ringeriksveien 2012 DIS - financial real estate project Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** 149 574 Key figures 100 % Paid in capital: Accumulated dividends/repayments: 14 500 000 5 200 000 Average rent/sqm: 1 028 Sensitivity Yield 2015 8,00 % Property value 76 937 286 Property value after deferred tax 73 777 416 Price/sqm (average) 11 912 Tax-based value* 45 338 589 Share price per 1% ** 127 237 IRR share price*** 20,8 % Yield at end of project (2027) 10,5 % * Including market value of plot ** Not included premium/discount of any fixed interest *** Before tax 7,75 % 79 419 134 76 011 079 12 296 45 338 589 149 574 18,6 % 10,1 % 7,50 % 82 066 438 78 393 653 12 706 45 338 589 173 399 16,7 % 9,8 % Company information Property information Business management: Technical Management: NRP Business Management AS Aker Eiendomsdrift AS Initial cost of property after deferred tax: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: 79 074 697 14 500 000 16. March 2012 6 640 756 100% of CPI Property type: Location: Lettable area (sqm.): Plot size: Occupancy rate: Tenant: Rental agreement: Lease period: Estimated cash flow (assuming 2.5% CPI) Financing (31.12.2014) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Interest seller's credit Instalments mortgage Net finance Net cash flow 2014 6 612 790 523 925 6 088 865 50 927 3 089 890 440 000 1 760 000 -5 238 963 849 902 2015 6 640 756 485 773 6 154 983 44 862 2 549 022 440 000 1 760 000 -4 704 160 1 450 823 2016 6 788 221 497 917 6 290 304 47 652 2 464 630 440 000 1 760 000 -4 616 978 1 673 325 Dividend/capital repayment 2 000 000 1 500 000 1 200 000 Estimated balance (31.12) Mortgage tranche 1 Mortgage tranche 2 Seller's credit Total Principal 26 800 000 26 800 000 8 000 000 61 600 000 Value of interest rate swap per 31.10.2014: Inst. 14 880 000 880 000 0 1 760 000 Interest 5,59 % p.a.* 4,06 % p.a.** 5,50 % p.a.*** Balloon 0 32 920 000 8 000 000 40 920 000 -2 139 304 * Tranche 1 has entered into an interest rate swap of 5.59% p.a.including margin until 15.04 2020. ** Tranche 2 has floating interest rate. *** The seller's credit from Veidekke Entreprenør AS has no instalments and runs for 10 years with fixed interest rate of 5.5% p.a. Additional information Working capital Property value Total assets Debt (tranche 1-2) Seller's credit Total debt 2014 696 952 76 011 079 76 708 031 53 600 000 8 000 000 61 600 000 2015 647 775 76 011 079 76 658 854 51 840 000 8 000 000 59 840 000 2016 1 121 100 76 011 079 77 132 180 50 080 000 8 000 000 58 080 000 NAV after dividend and tax 15 108 031 16 818 854 19 052 180 Page 55 Warehouse, office and industry Vøyenenga, Bærum 6 459 43 000 sqm 100 % Veidekke Entreprenør AS (barehouse), Ramirent Mølla Kompetansesenter AS et al. Owner responsible for exterior maintenance, caretaker, lawn mowing, insurance and own administration Veidekke Entreprenør AS 31.12.2026, Mølla Kompetansesenter AS 31.03.2017 The property consists of offices, warehouse and industrial premises. Veidekke Entreprenør AS and Ramirent stands for 50% of the rent until 2026, and Mølla Kompetansesenter AS stands for the remaining 40% until 2017. Mølla Kompetansesenter AS has terminated their lease agreement for 330 sqm office-space in Ringeriksveien 193B, and moved out in March. A compensation of NOK 500 000 + VAT was paid. Veidekke has an option to buy parts of the plot from Ringeriksveien 2012 AS in 5 years (from April 2012) for NOK 9 000 000, and Ringeriksveien 2012 AS has an option to sell the plot to Veidekke in 5 years for the same price. NRP Finans AS - Market Report December 2014 Stadion Utbygging KS - construction/sale of apartments in Fredrikstad Contact: Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: 490 000 Key figures 100 % Paid in capital: Uncalled capital: Accumulated dividends/repayments: 37 000 000 0 0 Sensitivity BASE CASE Sales price per sqm (apartments) 44 000 Estimated share price 1% 490 000 IRR estimated share price before tax** 24,6 % IRR estimated share price after tax*** 14,1 % ** Project completion estimated to 2019. *** After tax is based on new buyer, or that received potential tax losses are fully used by owner. Company information Property information Business Management: Project leader: NRP Business Management AS Backe Prosjekt AS Sum budgeted revenue: Sum budgeted project cost: Budgeted builder margin: Paid in capital: Uncalled capital: Established: Approx. NOK 603 million Approx. NOK 532 million 13,0 % 37 000 000 0 23. November 2006 Estimated cash flow (assuming 2,5% CPI) Budgeted homes completed Budgeted revenue Budgeted expenses Cash flow before loan property Estimated payments Property type: Location: Projected built sqm: Projected number of apartments Plot size (sqm): Projected completion (estimated): Housing under construction Fredrikstad Approx. 13 500 sqm residential Approx. 1 500 sqm commercial Approx. 160 19 000 2011-2019 Sales rate and financing 2014 29 2015 0 2016 36 106 900 000 78 500 000 28 400 000 0 0 0 132 700 000 97 500 000 35 200 000 0 8 000 000 10 000 000 Estimated balance (31.12) Phase 1 and 2 have been completed, and 3 out of the 53 apartments remain unsold. Phase 3 has just been announced and 3 out of 36 apartments have been sold. The apartments are financed with 100% loan, and the plot-area is financed 50% by loan. Additional information In 2013, the real estate market was relatively weak. In 2014 the housing prices have increased, and the interest for newbuildings is rising.The estimated payments assume that all finished apartments are sold. NRP Finans AS - Market Report December 2014 Page 56 Statens Hus Lillehammer KS - financial real estate project Contact: Christian Ness ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: ** 72 791 Key figures 100 % Paid in capital: Uncalled capital: Accumulated dividends/repayments: Initial participant loan: Outstanding participant loan: Repaid instalments and interest on participant loan: 16 200 000 4 400 000 5 300 000 8 000 000 3 331 453 6 010 069 Average rent/sqm: 925 Sensitivity Price per sqm 7 500 8 500 Lettable area (sqm) 10 657 10 657 Property value* 79 927 500 84 000 000 Property value after deferred tax 76 572 530 80 359 955 Tax-based value*** 31 999 356 31 999 356 Share price per 1% ** 34 917 72 791 * Price per sqm*lettable area ** Not included premium/discount of any fixed interest *** Including market value of plot 9 500 10 657 101 241 500 96 394 550 31 999 356 233 137 Company information Property information Business management: Technical management: NRP Business Management AS Aker Eiendomsdrift AS Initial cost of property after deferred tax: Paid in capital: Uncalled capital: Established: Yearly rent 2015: Adjustment of rent: 116 000 000 16 200 000 4 400 000 25. April 2006 8 867 774 75-100% of CPI Estimated cash flow (cash flow 2.5% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-3) Interest participant loan Instalments mortgage (tranche 1-3) Instalments participant loan Net finance Net cash flow Est. Tax for participants 2014 10 759 737 1 290 990 9 468 747 74 652 3 874 638 50 638 3 000 000 0 -6 850 624 2 618 123 966 567 Nav after dividend and tax Page 57 Office/ retail Lillehammer 10 657 1966 and 1978, upgraded in 1997/98 approx. 90% Statsbygg (approx. 70%), Rema 1000 Norge AS, GK Norge AS Telenor ASA, Torshov Bilrekvisita AS Rental agreement: Owner responsible for exterior maintenance, insurance and own administration Lease period (Statsbygg): 1. October 2015 Financing (31.12.14) 2015 8 867 774 1 323 265 7 544 509 88 821 3 162 163 50 638 3 000 000 3 331 453 -6 123 980 1 420 529 704 010 Estimated balance (31.12) Working capital Property value Total assets Debt (tranche 1-3) Participant loan Total debt Property type: Location: Lettable are (sqm.): Construction year: Occupancy rate: Tenant: Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Participant loan Total Principal 49 980 000 7 420 000 14 000 000 3 331 453 74 731 453 Inst. 14 2 100 000 900 000 0 0 3 000 000 Value of interest rate swap per 31.10.2014: Interest 6,75 % p.a.* 4,25 % p.a.** 7,29 % p.a.*** 1,52 % p.a. Balloon 49 980 000 4 420 000 14 000 000 3 331 453 71 731 453 -1 477 972 * Tranche 1 has fixed interest of 6.75% p.a. including margin until 02.06.2015. ** Tranche 2 has floating interest rate. *** Tranche 3 has no instalments and has fixed interest of 7.29% p.a. including margin until 02.06.2015. Additional information 2014 1 702 857 80 359 955 82 062 812 71 400 000 3 331 453 74 731 453 2015 2 419 376 80 359 955 82 779 331 68 400 000 3 331 453 71 731 453 7 331 359 11 047 878 The property is located in Storgata in Lillehammer. When purchasing shares in the project, pro rata share of the participant loan will be transferred to new owner. Statsbygg has not extended the contract, and are going to move out of the building. The lease agreement runs until 01.10.2015. We are working to attract new tenants, and at the same time investigating the posibilities for alternative use of the property. NRP Finans AS - Market Report December 2014 Sydsvenskan Lager & Handel AS - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1% (SEK)**: 335 469 Key figures (SEK) 100 % Paid in capital (SEK): Accumulated dividends/repayments (SEK): 36 007 234 19 336 845 Average rent/sqm (SEK): 777 Sensitivity Yield 2015 8,25 % 8,00 % Property value 115 117 706 118 715 134 Property value after deferred tax 113 058 355 116 457 925 Price/sqm (average) 8 279 8 538 Tax-based value* 77 674 964 77 674 964 Share price per 1% (SEK) ** 301 473 335 469 IRR share price*** 18,0 % 16,7 % Yield at end of project (2017) 8,8 % 8,5 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 7,75 % 122 544 654 120 076 821 8 813 77 674 964 371 657 15,6 % 8,2 % Company information Property information Business management Technical management NRP Business Management AS Wilfast Forvaltning AB Initial cost of property after deferred tax (SEK): Paid in capital (SEK), including converted participant loan: Established: Yearly rent 2015 excluded hire rent discount: Adjustment of rent: 128 400 000 36 100 000 13. November 2006 10 806 803 100% of CPI Estimated cash flow (assuming 2.0% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-2) Instalments mortgage Net finance Net cash flow Tax payable Upgrading cost and hire discount Dividend/capital repayment NAV after dividends and tax Rental agreement: Lease period: Logistics and retail Höganäs and Borås in Sverige 13 905 1929,1970,2003,2004 100 % Iittala AB ( 23%), Auto 7H AB (43%), Goodbrand Scand. AB (25%) and 3 smaller tenants Owner responsible for exterior maintenance at Höganäs, and own administration Iittalla AB: 31.12.2017 Bilia Group 1 AB: 28.02.2018 Goodbrand Scandinavia AB: 31.12.2017 Financing (31.12.14) 2014 10 143 853 1 283 914 8 859 939 18 358 3 344 014 2 751 288 -6 076 944 2 782 995 0 1 100 000 2015 10 363 853 1 309 592 9 054 261 34 267 2 607 194 2 751 288 -5 324 214 3 730 046 510 325 442 950 2016 10 875 955 1 335 784 9 540 171 43 813 2 680 562 2 751 288 -5 388 037 4 152 134 893 853 92 950 1 000 000 2 400 000 2 050 000 Estimated balance (31.12) Working capital Property value Total assets Debt (tranche 1-2) Total debt Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Mortgage tranche 1 Mortgage tranche 2 Total Principal 42 017 688 41 438 192 83 455 880 Inst. 14 1 385 196 1 366 092 2 751 288 Interest 4,66 % p.a. 3,15 % p.a. Balloon 2017 37 862 100 37 339 916 75 202 016 Tranche 1 has fixed interest until 07.12.2014. Tranche 2 has floating interest rate. Additional information 2014 991 678 116 457 925 117 449 603 83 455 880 83 455 880 2015 1 811 400 116 457 925 118 269 324 80 704 592 80 704 592 2016 3 019 681 116 457 925 119 477 606 77 953 304 77 953 304 33 993 723 37 564 732 41 524 302 NRP Finans AS - Market Report December 2014 Goodbrand Scandinavia AB leases the warehouse for 5 years, with discount the 3 first years as follows: 2013: SEK 750 000 2014: SEK 550 000 2015: SEK 350 000 The lease agreement with Iittalla is extended until April 2017. Bilia Group 1 AB will upgrade their premises in 2015. Page 58 Sørenga Utvikling KS - residential development project Oslo Contact: Erlend Torsen ([email protected]) Morten Berg ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1%: 5 250 000 Key figures 100 % Paid in capital: Uncalled capital: Accumulated dividends including tax paid in the general partner: 330 000 000 300 000 000 107 000 000 Sensitivity Share price per 1 % IRR share price IRR estimated share price after tax* * Including taxes incurred from date of analysis. BASE CASE 5 250 000 19,6 % 14,0 % Company Information Property information Business Management: Project leader: NRP Business Management AS Sørenga Utvikling AS Sum budgeted sales revenue (index adjusted): Paid in capital: Expected remaining equity payments: Uncalled capital: Estabilshed: 4.9 billion 330 000 000 0 300 000 000 8. November 2007 Estimated progress Budgeted sqm completed Property type: Location: Planned built sqm: Residential and commercial under construction Sørenga, Oslo Approx. 62 000 sqm Approx. 5 000 sqm commercial Number of apartments: 746 Plot (sqm): Projected completion: 35 000 2011-2016 Financing 2014 0 2015 14 035 2016 11 250 The plot is financed through 50% loan and 50% equity. Working capital is financed through equity and overdraft. Construction is financed by construction loan. Total amount of building stages is 8. Estimated payments* 57 000 000 70 000 000 273 000 000 * Estimated dividends in 2014 shall cover tax for 2013. There is uncertainty as to when dividends in the project will be paid. Additional information Balance ( NOK 1 000) Total assets Total debt Sum equity 31.12.2011 1 373 659 923 880 449 778 31.12.2012 1 314 674 748 582 566 091 31.12.2013 1 143 000 576 000 567 000 All 8 building stages are put up for sale, where approx. 68% of the value is sold, and 579 out of 746 apartments. Commercial space to be finished 2017. The parking has been completed. See the homepage for the project for more info: www.sorenga.no Page 59 NRP Finans AS - Market Report December 2014 Tangen Havnelager AS - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 1% Share price Share price per 1% (EUR):** 15 133 Key figures 100 % Paid in capital (EUR): Accumulated dividends/repayments (EUR): 1 875 307 1 268 082 Average rent/sqm. (NOK/EUR): 960 / 120 Sensitivity Yield 2015 8,50 % Property value 8 977 296 Property value after deferred tax 8 267 047 Price/sqm (EUR) 1 316 Tax-based value* 1 874 808 Share price per 1%** 12 685 IRR share price*** 14,2 % Yield at the end of project (2021)**** 11,2 % * Including market value of plot ** Not included premium/discount of any fixed interest. *** After tax **** Residual value is reduced to EUR 7 500 000 8,25 % 9 249 335 8 511 883 1 356 1 874 808 15 133 10,2 % 11,2 % 8,00 % 9 538 377 8 772 020 1 399 1 874 808 17 734 6,7 % 11,2 % Company information Property information Business management: Technical mangement: NRP Business Management AS Aker Eiendomsdrift AS Initial cost of shares after deferred tax: (NOK/EUR) Paid in capital: (NOK/EUR) Established: Yearly rent 2015: (EUR) Adjustment of rent: 80 550 030/10 072 150 15 200 000/1 875 307 12. December 2006 826 750 80% of CPI Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Rental agreement: Lease period: Estimated cash flow (assuming 2.0% CPI) (EUR) Industry/ warehouse Drammen 6 820 1986/1991/2001/2003 100 % Midsona Norge AS, guaranteed by FMC Biopolymer AS Owner responsible for exterior maintenance, government taxes, technical installations, insurance and own administration 30. June 2021 Financing (31.12.14) (EUR) Rental income Cost of ownership Net operating income Interest income Interest expense (tranche 1-4) Instalments mortgage (tranche 1-4) Net finance Net cash flow Tax payable 2014 810 539 62 431 748 108 2 923 413 321 144 780 -555 177 192 931 0 2015 826 750 63 680 763 070 3 155 413 174 144 780 -554 798 208 272 101 679 2016 843 285 64 953 778 332 2 973 409 586 144 780 -551 393 226 938 118 227 Dividend/capital repayment 120 000 150 000 100 000 Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Mortgage tranche 4 Total Principal 1 820 135 1 820 135 2 056 476 1 455 428 7 152 174 Inst. 14 36 832 36 832 0 71 116 144 780 Interest 6,46 % p.a. 6,57 % p.a. 6,30 % p.a. 2,85 % p.a. Value of interest rate swap per 30.09.2014: Balloon 1 580 727 1 580 727 2 056 476 993 174 6 211 104 -804 285 Tranche 1: Fixed interest rate of 6.46% p.a. including margin until 2017. Tranche 2: Fixed interest rate of 6.57% p.a. including margin until 2017. Tranche 3: Fixed interest of 6.30% p.a. including margin until 2015, and then 6.45% p.a. fixed interest including margin until 2020. Tranche 4: Floating interest rate. Total quarterly instalments for tranche 1-4 combined is EUR 36 195 Estimated balance (31.12) (EUR) Additional information Working capital Property value Total assets Debt (tranche 1-4) Total debt 2014 198 799 8 511 883 8 710 682 7 152 174 7 152 174 2015 155 392 8 511 883 8 667 275 7 007 394 7 007 394 2016 164 103 8 511 883 8 675 986 6 862 614 6 862 614 NAV after dividend and tax 1 558 508 1 659 881 1 813 372 NRP Finans AS - Market Report December 2014 The property is leased to Midsona Norge AS, guaranteed by FMC Biopolymer AS. The property is in good condition. Page 60 Teknikstaden Utvikling AS - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 1% Share price 1 221 506 Share price per 1%: (SEK)** Key figures (SEK) 100 % 98 500 000 76 937 059 Paid in capital: Accumulated dividends/repayments: 374 Average rent/sqm: Sensitivity 9,00 % 10,00 % 9,50 % Yield 2015 197 558 978 208 534 476 187 681 029 Property value 203 317 063 183 923 357 193 109 849 Property value after deferred tax 1 441 1 365 Price/sqm (average) 1 297 134 000 000 134 000 000 134 000 000 Tax-based value* 1 323 578 1 221 506 Share price per 1% ** 1 129 641 15,8 % 14,6 % 17,1 % IRR share price*** 10,5 % 9,9 % Yield at end of project (2021) 11,0 % * Including market value of plot ** Not including premium/discount of any fixed interest. Not included Kontorsbolaget Karlskoga AB which is added to the share value with SEK 30 000 000 on 100% basis. *** After tax Property information Company information Business management: Techincal management: NRP Business Management AS Wilfast Forvaltning AB Initial cost of property after deferred tax: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: SEK 293 400 000 SEK 98 500 000 2. April 2007 44 938 000 Approx. 90% of CPI Estimated cash flow (assuming 2.0% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense Instalments mortgage Net finance Net cash flow Tax payable Dividend/capital repayment Page 61 Industry, logistics and office Karlskoga, Sverige 144 718 83 % Approx. 70 tenants, where the three largest are: BAE Systems AB, Partnertech AB and VWR International AB Rental agreement: Varies, but on a general basis owner is responsible for maintenance, administration costs, overhead costs that can not be invoiced, property tax, insurance, management and own administration. Financing (31.12.14) 2014 42 189 250 26 104 056 16 085 194 3 541 987 4 337 135 -5 050 000 4 254 852 20 340 046 0 2015 44 938 000 26 169 897 18 768 103 3 421 402 2 935 260 4 120 000 -3 633 858 15 134 244 1 088 427 2016 45 836 760 26 693 295 19 143 465 3 299 607 2 971 180 4 120 000 -3 791 573 15 351 892 1 442 765 5 294 118 7 588 235 12 970 213 Estimated balance (31.12) Working capital Property value Total assets Debt Total debt Property type: Location: Lettable area (sqm.): Occupancy rate: Tenant: Mortgage tranche 1 Mortgage tranche 2 Total Principal 59 070 000 58 200 000 117 270 000 Inst. 14 Interest Balloon 2020 34 350 000 2 350 000 2,20 % p.a.* 0 2,65 % p.a.** 58 200 000 92 550 000 2 350 000 * Tranche 1 has floating interest rate adjusted with the forward curve. New loan of 7.4 mill. in 2014. ** Tranche 2 has fixed interest of 2.65% until June 2019. Additional information 2014 17 043 311 193 109 849 210 153 161 117 270 000 117 270 000 2015 23 500 893 193 109 849 216 610 743 113 150 000 113 150 000 2016 24 439 808 193 109 849 217 549 657 109 030 000 109 030 000 The company owns 50% of Kontorsbolaget Karlsskoga AB, which owns offices in Karlsskoga together with companies in the Saab Group. The value of the properties in the company is estimated to be SEK 229 mill., where Saab has a receivable of SEK 40 mill. The company has a receivable of approx. SEK 23 mill, while the equity is split 50/50. The ownership and debt in Kontorsbolaget Karlsskoga AB is valued to SEK 30 mill. in the analysis. Additional expected cash flow exceeding interest income and instalments for Kontorsbolaget Karlsskoga AB is not included in the analysis. This is assumed to be a conservative estimate of the values in this company. NRP Finans AS - Market Report December 2014 TFGS Kombi AS - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1% (SEK):** 325 001 Key figures (SEK) 100 % Paid in capital: Accumulated dividends/repayments: 91 058 789 16 396 000 Average rent/sqm: 522 Sensitivity Yield 2015 8,25 % Property value 255 192 582 Property value after deferred tax 241 947 221 Price/sqm (average) 5 686 Tax-based value* 180 258 860 Share price per 1% ** 250 836 IRR Share price**** 20,1 % Yield at end of project (2025) 10,1 % * Including market value of plot **Not included premium/discount of any fixed interest ****After tax 8,00 % 263 167 350 249 363 756 5 864 180 258 860 325 001 17,6 % 9,8 % 7,75 % 271 656 619 257 258 776 6 053 180 258 860 403 951 15,6 % 9,5 % Company information Property information Business management: Technical management: NRP Business Management AS Wilfast Forvaltning AB Initial cost of property after deferred tax: Paid in capital: Established: Yearly rent 2015 excl. guarantees and discounts: Adjustment of rent: SEK 337 400 000 SEK 91 058 789 11. May 2007 23 441 208 100% of CPI Estimated cash flow (assuming 2.0% CPI) Rental income Cost of ownership Net operating income Interest income Interest mortgage Instalments mortgage Net finance Net cashf flow Tax payable 2014 17 942 961 2 341 000 15 601 961 0 10 080 213 0 -10 080 213 5 521 749 3 801 000 Property type: Location: Lettable area (sqm.): Construction year: Occupancy rate: Tenant: Lease period: Storage/industry Trelleborg, Falköping, Göteborg, Stenungsund in Sweden 44 882 Varies Approx. 85% LEAX, Daros Piston Rings AB, Prestando AB LEAX AB until 31.12.2020 Daros Piston Rings AB until 2022 Prestando AB until 2025 Financing (31.12.14) 2015 20 421 157 2 387 820 18 033 337 0 11 265 150 4 975 000 -16 240 150 1 793 187 1 833 333 2016 22 456 674 2 435 576 20 021 098 15 505 9 363 938 3 950 000 -13 298 433 6 722 665 833 333 Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Mortgage tranche 4 Total Principal 119 000 000 37 350 000 43 000 000 14 700 000 214 050 000 Inst. 14 0 0 0 0 0 Interest 5,30 % p.a. 5,30 % p.a. 5,30 % p.a. 5,30 % p.a. Balloon 2021 116 036 000 31 350 000 27 263 000 10 726 000 185 375 000 All loans have floating interest rate. The loans are extended until 15.04.2015, and the interest rate incl. margin is 5.30% p.a. A more long-term debt situation is expected clarified next year. Estimated balance (31.12) Working capital Property value Total assets Debt Total debt Additional information 2014 -4 872 229 249 363 756 244 491 527 214 050 000 214 050 000 NRP Finans AS - Market Report December 2014 2015 -4 912 375 249 363 756 244 451 381 209 075 000 209 075 000 2016 976 957 249 363 756 250 340 713 205 125 000 205 125 000 Page 62 Wilfast i Torslanda AB - financial real estate project (formerly called Gøteborg Kombi DIS) Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 Share price 1% Share price per 1% (SEK): ** 368 308 Key figures (SEK) 100 % Paid in capital: Accumulated dividends/repayments: 24 800 000 18 550 000 Average rent/sqm: 845 Sensitivity Yield 2015 7,00 % Property value 97 916 300 Property value after deferred tax 96 513 180 Price/sqm (average) 11 403 Tax-based value* 72 405 019 Share price per 1% ** 354 898 IRR share price*** 11,6 % Yield at end of project (2028) 9,5 % * Including market value of plot ** Not included premium/discount of any fixed interest. *** After tax 6,90 % 99 335 377 97 854 207 11 568 72 405 019 368 308 11,3 % 9,3 % 6,80 % 100 796 191 99 234 677 11 738 72 405 019 382 113 11,0 % 9,2 % Company information Property information Business management: Technical management: NRP Business Management AS Wilfast Forvaltning AB Initial cost of property after deferred tax: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: SEK 70 000 000 SEK 24 800 000 10. September 2009 7 254 141 100% of CPI Estimated cash flow (assuming 2.0% CPI) Property type: Location: Lettable are (sqm.): Construction year Occupancy rate: Tenant Lease agreement: Lease period: Warehouse, food production Torslanda, Gothenburg, Sweden 8 587 2006 100 % Almondy AB "Triple net", owner only responsible for own administration 30. September 2030 Financing (31.12.14) Rental income Cost of ownership Net operating income Interest income Interest expense Instalments mortgage Net finance Net cash flow Tax payable 2014 7 254 141 400 000 6 854 141 8 848 2 248 519 1 825 000 -4 064 671 2 789 470 0 2015 7 254 141 400 000 6 854 141 9 063 2 268 591 1 825 000 -4 084 528 2 769 613 123 656 2016 7 399 224 409 025 6 990 199 8 757 2 347 272 1 825 000 -4 163 515 2 826 684 233 534 Dividend/ capital repayment 2 600 000 2 700 000 2 700 000 Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Total Principal 26 625 000 31 500 000 2 750 000 60 875 000 Inst. 14 1 625 000 0 200 000 1 825 000 Interest 2,90 % p.a. 4,34 % p.a. 2,55 % p.a. Value of interest rate swap per 30.06.2014: Balloon 2028 3 875 000 31 500 000 0 35 375 000 -1 014 611 Tranche 1 has yearly instalments of SEK 1 625 000, and the interest is floating. Tranche 2 has no instalments, and the interest rate is fixed with interest rate of 4.34% p.a. including margin until 10.11.2016. Tranche 3 has yearly instalments of SEK 200 000, and the interest is floating. Estimated balance (31.12) Additional information Working capital Property value Total assets Debt (tranche 1) Debt (tranche 2) Total debt 2014 72 007 97 854 207 97 926 214 29 375 000 31 500 000 60 875 000 2015 17 964 97 854 207 97 872 171 27 550 000 31 500 000 59 050 000 2016 -88 887 97 854 207 97 765 320 25 725 000 31 500 000 57 225 000 NAV after dividend and tax 37 051 214 38 822 171 40 540 320 Page 63 Wilfast Torslanda AB was formerly called Gøteborg Kombi DIS. NRP Finans AS - Market Report December 2014 Wilfast Mølndal AB - financial real estate project Contact: Knut Ekjord ([email protected]) Date of analysis: 01.12.2014 Share price Bildet skal være 22,56cm bredt og være ankret i dette oppe til høyre hjørnet 1% Share price per 1% (SEK): ** 219 679 Key figures (SEK) 100 % Paid in capital: Accumulated dividends/repayments: 19 700 000 - Average rent/sqm: 1 296 Sensitivity Yield 2015 7,00 % Property value 54 209 143 Property value after deferred tax 54 142 640 Price/sqm (average) 16 557 Tax-based value* 53 000 000 Share price per 1% ** 200 706 IRR share price*** 13,9 % Yield at the end of project (2020) 7,7 % * Including market value of plot ** Not included premium/discount of any fixed interest *** After tax 6,75 % 56 216 889 56 039 960 17 171 53 000 000 219 679 12,7 % 7,5 % 6,50 % 58 379 077 58 083 228 17 831 53 000 000 240 112 11,7 % 7,2 % Company information Property Information Business Management: Technical Management: NRP Business Management AS Wilfast Holding AB Initial cost of property after deferred tax: Paid in capital: Established: Yearly rent 2015: Adjustment of rent: 55 000 000 19 700 000 15.01.2014 4 244 640 100% of CPI Property type: Location: Lettable are (sqm.): Construction year: Occupancy rate: Tenant: Rental agreement: Lease period: Estimated cash flow (assuming 2.0% CPI) Rental income Cost of ownership Net operating income Interest income Interest expense Instalments mortgage Net finance Net cash flow Dividend/capital repayment Office and warehouse Gothenburg 3 274 2012 100 % Bravida Sverige AB Owner responsible fo exterior maintenance, technical installations, insurance and own administration 01.12.2020 Financing (31.12.14) 2014 4 244 640 450 000 3 794 640 57 628 1 533 750 3 398 000 -4 874 122 -1 079 482 2015 4 244 640 450 000 3 794 640 74 573 1 089 000 1 000 000 -2 014 427 1 780 213 2016 4 329 533 454 500 3 875 033 42 812 1 133 500 1 000 000 -2 090 688 1 784 345 0 3 500 000 1 800 000 Estimated balance (31.12) Mortgage tranche 1 Mortgage tranche 2 Mortgage tranche 3 Total Principal 10 000 000 16 250 000 10 000 000 36 250 000 Inst. 14 0 3 398 000 0 3 398 000 Interest 3,75 % p.a.* 2,75 % p.a.** 2,74 % p.a.*** Value of interest rate swap per 30.06.2014: Balloon 10 000 000 10 250 000 10 000 000 30 250 000 -344 538 * Tranche 1 has fixed interest of 3.75% p.a. incl. margin until 28.12.2018. ** Tranche 2 has floating interest adjusted according to the forward curve. *** Tranche 3 has fixed interest of 2.74% p.a. until 08.09.2019. Additional information Working capital Property value Total assets Debt (tranche 1-3) Total debt 2014 2 315 959 56 039 960 58 355 919 36 250 000 36 250 000 2015 596 172 56 039 960 56 636 132 35 250 000 35 250 000 2016 576 017 56 039 960 56 615 977 34 250 000 34 250 000 NAV after dividend and tax 22 105 919 21 386 132 22 365 977 NRP Finans AS - Market Report December 2014 The property consists of 2 buildings, one office-building of 2 142 sqm and a warehouse of 1 132 sqm. Page 64 4. Shipping & offshore Page 65 NRP Finans AS - Market Report December 2014 4.1 Shipping & offshore market comments General introduction The shipping market has again shown signs of improvement this fall after the short-lived upturn that started in the end of 2013. The world economy is growing reasonably well, although slightly below forecasted levels 12 months ago. Seaborne trade has continued to increase and is expected to grow around 4% in 2014, which is in line with trend growth in recent years. Tonne-mile demand is expected to rise somewhat faster due to long-haul crude oil trades and the recent drop in oil prices is expected to be supportive for future demand and world economic growth. In the freight market rates have picked up again this autumn after a slow summer. The ClarkSea Index has averaged around USD14,000/day so far in Q4, which is up 30-40% from the low levels seen this summer. Average 2014 levels have also shown a positive development and are 10% above average 2013 levels. The picture is however mixed between the segments and asset classes; crude tankers and large dry bulk carriers (Capes) have seen healthy earnings in the first half of the fourth quarter, while smaller size dry bulk vessels and containerships are yet to catch up. In a historical perspective, earnings are about 25% and 15% below average levels seen the past 10 and 20 years, respectively, which means that the freight markets still has a lot of upside before normalizing. Clarksea Index fleet in dwt) were placed, the activity has slowed down in 2014 and a reported 1,498 contracts of 95 million dwt have been placed so far. Supply is now growing more in line with demand indicators, which could mean that we are close to a turning point. In addition, scrapping remains at high levels in a historical perspective; expected to reach 39 million dwt in 2014, although somewhat lower than in 2012 and 2013 at 58 million and 47 million dwt, respectively. Ship ordering levels Source: Clarkson Over the past years, it has been harder for vessel owners to obtain conventional bank loans and ship finance has shifted gears towards private equity and the capital markets (both equity and bonds). Most of this funding, however, has been allocated to larger owners and operators with a proven track record for timing of shipping investments with focus on newbuildings. In the US, the shale oil revolution has reawakened investor interest for shipping, and the inflow into the sector from investors in the past 12 months has been remarkable. Another positive for project finance is the current low interest rate environment, forcing many investors to review their asset allocation strategies. Low interest rates are also positive for the financing of new projects and the cash flow within these. Source: Clarkson A positive effect of a low freight rate environment is that ordering activity has slowed down considerably and surplus capacity has stopped growing. After a strong level of ordering last year, when 2,834 contracts of 177 million dwt (around 11% of the world’s cargo NRP Finans AS - Market Report December 2014 Page 66 Demand drivers GDP growth The world economy is slowly improving, although at a slower pace than what was expected 12 months ago. Despite the slower than expected pace, the world seems to be in better shape than what was the case a couple of years ago when Europe slipped into recession again only 3 years after the financial crisis. The IMF forecasts world GDP growth of 3.3% in 2014 and 3.9% in 2015. The primary driver is of course China, which is expected to expand its economy by 7.4% in 2014 and 7.1% in 2015. Despite a lot of focus on the slowdown in the Chinese economic growth story, the Production Manufacturing Index is still in positive terrain. Also looking at imports, which is the most important element for shipping, it is also holding up quite well – predominantly driven by iron ore, crude oil, aluminum and soybeans. China PMI Annual GDP growth Source: Clarkson Chinese seaborne Iron Ore import Source: IMF Industrial production China continues to carry the weight in terms of growth in industrial production, but the US have also been in positive territory and accelerating their growth during most of 2014. Chinese industrial production has been growing around 8.5% so far this year, while the US has been growing close to 4% and offsetting the slow growth in Europe. Industrial Production, yearly change Oil prices Oil prices have fallen more than 30% since June, mainly due to too much supply coming to the market. Increased production in North America, more supply coming to the market from Lybia, after its temporary shutdown, and increased volumes out of Saudi, have all done their part. In addition, demand has fallen below the historical trend. Source: Clarkson Page 67 NRP Finans AS - Market Report December 2014 Brent crude oil prices Shipping The tanker market has been through a volatile year; after a solid start to 2014 with VLCC spot earnings around USD50,000/day the market cooled down during the spring and summer, before improving again this fall. Spot rates in November have been at very healthy levels and the T/C market has improved throughout the year. Improved demand from increased OPEC production, crude storage on tankers due to contango in the oil market and continued reduced speeds have all improved the market. Source: Clarkson 2014 is set to mark the third year in a row where the yearly average price for crude oil declines. One of the major drivers behind the last years’ decline in oil prices has been the sharp increase in US shale oil production. Peak oil production in the US was reached in the early 70’s and has been declining steadily since the late 80’s until the development of onshore shale formations started. In the past three years, the US oil production has grown by more than 1 million barrels per day every year, and the growth is expected to continue into 2015 as well. This means that USA will most likely will reach all-time high production levels in late 2015 or in 2016, which was far from the consensus view four years ago. One key question going forward is whether Saudi (and OPEC) will continue to export high volumes into the market and continue to discount crude to Asia in order to secure market shares. For tankers, high volumes from Saudi will likely mean lower prices and increased demand, which is positive both for volume and tonnemile demand. The continued growth in production from the US shale plays is also increasing the probability for US exports of crude oil as the alternative will likely be to restrain production growth (which will also be a tough political call). US crude exports are likely to result in increased sailing distance for the tanker fleet. US Crude oil production 1-year Time charter rates tankers Source: EIA Source: Clarkson Since the end of 2012, the growth in the crude tanker fleet has slowed significantly as a result of charter rates being well below profitable levels. Fleet growth going forward is also marginal at 2-3% per annum, when assuming vessels are scrapped (or not competitive) at age 25. The current order book comprises mostly of product tankers, which should line up well with expected expansion in seaborne products trade shortterm. Demand growth in emerging economies and potential further growth in exports from the US, Middle East and India will likely support this. NRP Finans AS - Market Report December 2014 Page 68 Crude tanker fleet development Average T/C rates (Baltic Index) Source: Joachim Grieg & Co Source: Clarkson Secondhand prices for VLCCs are up 40% since the bottom in 2013 and increased 18% in 2014, while newbuild prices have been quite stable. We have also seen similar trends in the Suez- and Aframax segments: Average secondhand values are now around 20% below the 10-year historical average and 50% below the peak. Seaborne iron ore trade is forecasted to grow 10% in 2014 versus 2013 and expected to reach 1,300 million tons. Chinese imports is the most important driver and year to date up almost 17% YoY. The growth in trade has been driven by expansions of iron ore production and export capacities in Australia. This has driven down prices for iron ore, leading to a shift away from domestic Chinese iron ore, which is of a lower grade and lies in the high end of the cost curve. Hence, iron imports are expected to continue to grow despite lower steel production growth. Incremental growth in iron ore cargos is expected to be the most important growth driver for dry bulk shipping in the coming years with an annual expected average growth rate of 8% from 2014 to 2017. Secondhand prices 5 year-old vessels Source: Clarkson Dry Bulk Earnings in the dry bulk market have remained relatively low in 2014 and are on average 5-20% below average 2013 levels. However, in November we saw decent rate improvements; especially for Capesize vessels and partly also for Supramaxes. Average Capesize T/C rates have moved from trough levels around USD8-9,000/day this summer to average USD24,000/day for the first three weeks in November. Panamax rates will at some point follow if this trend continues as split bulks are more profitable in this territory. Page 69 Chinese coal import has been strong over the past years, however 2014 has been disappointing as heavy rainfall have lead to greater hydro-power generation at the expense of coal fired power plants. However, seaborne coal trade is about more than just China; the expansion of coal fired power plants in India has triggered large increases in Indian coal imports which is expected to total 155 million tons in 2014, a growth of 11% YoY. Overall the incremental growth in coal cargos is expected to increase by close to 5% in the period from 2014 to 2017. Grains and Soybeans trade is expected to show decent growth driven by low prices and strong production, particularly in Brazil. Soybean trade is strong due to robust Chinese demand, and is expected to grow 7% YoY to 111 million tons in 2014. In the period from 2014 to 2017 incremental growth in Grains and Soybeans is expected to reach 6% annually. NRP Finans AS - Market Report December 2014 Incremental change in demand Secondhand prices for 5-year old vessels Source: Joachim Grieg & Co The dry bulk fleet continues to grow at a quite high rate, but the growth rate in the coming years is significantly reduced compared to recent history. Since 2011 the dry bulk fleet has grown by 38% or about 10% annually. Fleet growth in the period 2014-2017 is expected to be 5-6% p.a. and is more in line with trade demand described above. Newbuild ordering over the past 12-18 months have also been partly speculative driven by financial money and is not likely to be repeated in a similar manner in the coming years. Hence, the supply/demand balance for the overall bulk market is likely to improve in the coming years. Dry Bulk fleet development Source: Clarkson Container Container trade volume is growing at a good pace; however, the containership sector continues to face challenges with oversupply, which has been present since the contraction in trade volumes in 2009. Charter market earnings remain sluggish at levels where most liners struggle to make a significant profit. Ships in the sub-3,000 TEU segment face increased competition from larger vessels struggling to compete in their original markets due to cost disadvantages. Freight rates are volatile, as a result of the situation, and are close to trough levels in a historical perspective. Charter rates for a 2,750 TEU container vessel have averaged USD7,350/day so far this year, which is 55% below the 10-year historical average. 6-12 months Time charter rates Source: Clarkson, Joachim Grieg & Co Second-hand prices for Capesize vessels are up 24% since the bottom in 2013, but have declined lately due to the drop in freight rates. Newbuild prices are up 17% from the low levels in 2013. In a historical perspective, current second-hand values are 35% below the 10-year historical average and 73% below the peak. Newbuild prices are 15% below historical average levels and 45% below the peak. Values for Panamax and Handymax vessels have not followed the same uptick as Capesize vessels and remain close to alltime low levels. NRP Finans AS - Market Report December 2014 Source: Clarkson Global container trade is expected to increase by 6.0% in 2014, reaching 171m TEU, up from the 4.9% growth in 2013. In 2015 container trade is expected to accelerate further and post a growth of 6.7%, according to Clarkson. For the smaller segments (less than 3,000 TEU) the intra-Asia trade is the most important and the volume growth in this market is expected to be even stronger than the global trend; growing 7.7% in 2014 and a further 8% in 2015. Page 70 Second-hand prices World Seaborne Container Trade Source: Clarkson Nearly all of the supply growth within containers is set to come from large ships (8,000+ TEU) where the current order book represents 14% of the total container fleet. In the smaller segments (<3,000 TEU) the order book is much more limited and ordering activity is set to be slightly lower in 2014 compared to last year. As mentioned earlier the supply overhang from 2009 is still very visible in the handy-size container market and there are still some 100 vessels idle in the sub-3,000 TEU segment. However, scrapping is forecasted to run at historically high levels for the coming 12-15 months and supply growth is likely to be significantly reduced in 2016 and 2017, which will lead to some inflection point going forward as the fleet of handy-size container vessels continues to decrease. Fleet overview 1,000-2,999 TEU Source: Clarkson Offshore The Offshore market has been through a period of extraordinary growth over the past 10 years; oil companies have been increasing their investments in exploration, development and production of oil fields about four times. The main drivers behind the increased investments have been increased oil prices, higher costs along the value chain and increased complexity as new fields have been found and developed in more remote locations and in deeper waters. In the past 12-18 months, however the market has been fairly subdued as oil companies have shifted gears and started focusing on cost reductions in order to improve their operational cash flow. In addition, the oil price has recently fallen by more than 30%, which has put an additional layer of uncertainty around the activity levels going forward. In the North Sea, Statoil has been paving the way with their recent strong focus on reducing costs and has hence lowered the activity level. Investments in exploration and production activity on the Norwegian Continental Shelf are up around 4% in 2014, but are expected to decline 10-20% in 2015. Source: Clarkson Second-hand prices for smaller sized container vessels are currently at all-time low levels and prices for a 10year old 2,750 TEU vessel is 10% lower than end of 2013 at USD9.25m. The current values are 80% below peak levels in 2008 and 60% below the 10-year average Geared containerships are holding up better in a historical context, due to their optionality in terms of ports and freight routes, but all-in-all the prices for container vessel continue to be at all-time low levels. Page 71 NRP Finans AS - Market Report December 2014 Investments on the Norwegian Continental Shelf Average PSV rates in the North Sea, year to date, are down about 20% YoY with large PSVs earning £12,600/day and medium/smaller PSVs at £10,000/day. North Sea PSV spot rates (quarterly average) Source: SSB Internationally, activity and investment levels are expected to hold up somewhat better; as these markets are less mature, national oil companies are in some areas heavily involved and long-term development projects cannot be stopped overnight. However, the global investment level are expected to be lower in 2015 versus 2014. OSV market In the North Sea OSV market a lot of optimism was hinged on the summer season as a large portion of the fleet left the North Sea for a drilling campaign in the Russian Arctic. However, rates have been somewhat disappointing, especially for the PSVs. The AHTS market has however seen a better autumn and rates have climbed well above £100,000/day for short periods. Average day rates in the North Sea year to date for large AHTS have been £43,700/day and for medium sized vessels (13k-18k BHP) have averaged £28,200/day. The rate levels are up 12% and 17%, respectively, compared to 2013. North Sea AHTS spot rates (quarterly average) Source: Clarkson NRP Finans AS - Market Report December 2014 Source: Clarkson Desepite a somewhat disappointing North Sea market, day rates in various other markets have improved. Petrobras tenders for 18,000 BHP AHTS and 3,0004,500 DWT PSVs have shown slight firming in rates, and similar positive signs have been evident in West Africa. Demand The number of working offshore rigs is widely used to monitor the supply and demand balance in the OSV market. In addition, anchor handlers serve floating production units when they are being installed and PSVs during production. This has been a source of growth over the past few years and should remain so as new deepwater fields are being developed. In addition to this underlying growth, larger rigs require more supplies, sailing distances have increased as discoveries have been made in more remote areas and operations in deeper and harsher environments have boosted the number of OSVs needed per rig/platform as they require more support (safety, regulations, harsher environment etc.). Despite declining utilization and falling day rates for all segments within offshore drilling, the overall activity level is set to increase in the coming years as a lot of new rigs are being delivered from the yard. In addition, drilling campaigns in Arctic areas such as the Chukchi Sea, Greenland and the Kara Sea consumes 2-3 times as many OSVs as normal North Sea campaigns. Hence, demand for OSVs should be positive even when adjusting lower utilization rates for the rigs. Page 72 PSV fleet The PSV fleet consists of around 1,700 vessels and the total order book accounts for about 20% of the existing fleet. The fleet growth over the past years has been at 7-8% p.a. However, so far, the market has been able to absorb most of the new capacity, which to some probably is a surprise. Of the current fleet 25% are older than 20 years and will eventually have to leave the market. In addition, we are likely to see delays at some of the newly established yards and potentially postponements of deliveries if the ship-owner has the flexibility to do so. Fleet overview PSVs Page 73 AHTS fleet The AHTS fleet consists of around 1,950 vessels, and the current order book accounts for 7% of the existing fleet. Annual supply growth from 2013 to 2016 is expected to be 4%, significant lower than the PSV fleet of 10%. The average age of the AHTS fleet is 14 years and 30% of the fleet is more than 20 years old. Anchor Handlers are more complex and expensive to build and this limits the number of ship owners and yards able to build new tonnage. Operations are also more complex and require more experienced crew etc. Fleet overview AHTSs NRP Finans AS - Market Report December 2014 4.2. Key figures shipping & offshore portfolio NRP Finans Shipping/offshore portfolio vs Oslo Stock Exchange benchmark 1 800 1 600 1 400 1 200 1 000 800 NRP Finans Shipping Index (541) 600 OSEBX (295) 400 200 0 2001 80 % 2002 2003 2004 2005 2006 2007 2008 2010 2009 2011 2012 2013 2014 Dec. 2014 Yearly return NRP Finans Shipping/offshore portfolio vs OSEBX 60 % 47 % 65 % 63 % 54 % 52 % 52 % 48 % 41 % 39 % 40 % 47 % 32 % 34 % 20 % 28 % 18 % 11 % 24 % 15 % 5 %4 % 4% 0% -20 % -31 % -40 % -36 % -60 % -55 % -54 % -80 % 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 NRP Finans Shipping/Offshore portfolio 25 -4 % -12 % -16 % -14 % 2011 2012 2013 2014 OSEBX Development number of shipping/offshore projects 40 21 20 30 15 10 13 8 5 14 13 20 8 4 3 4 5 3 2 10 0 0 -2 -5 -2 -2 -4 -5 -7 -10 -15 -4 -3 -5 -4 -11 -13 -20 -17 -20 2001 2002 2003 2004 Projects established (left axis) NRP Finans AS - Market Report December 2014 2005 2006 2007 Projects sold (left axis) -10 -30 2008 2009 2010 2011 2012 2013 2014 Projects in portfolio (right end ofaxis) year (right axis) Page 74 900 Accumulated equity raised to NRP Finans shipping and offshore projects from 2000 up to today. Accumulated equity raised to NRP shipping & offshore projects 800 700 mUSD 600 500 400 300 200 100 0 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 The diagram shows the distribution of the different segments in NRP Finans’ current portfolio. Current segment distribution NRP Finans Shipping & Offshore portfolio 4,2 % 1,7 % 16,7 % Bulk 14,9 % Chemical Container 15,4 % Offshore Product Reefer RoRo 47,1 % The diagram shows a segment breakdown of arranged NRP shipping and offshore projects from 2000 up to today. Arranged NRP Shipping & Offshore projects - segments Total paid in capital of USD 794 mill 41 Bulk 20 18 Chemical 183 36 Container Cruise Ferry Gas Offshore 197 90 Product Reefer RoRo 28 Page 75 2 12 Tank 167 NRP Finans AS - Market Report December 2014 4.3 Shipping & offshore projects overview Projects Shipping Arca Shipping DIS BB Troll DIS* Beta DIS Bulk Avanti DIS Bulk Transloading DIS** Cresco Shipping DIS* Eastern Reefer II DIS Feedermate DIS Gjende DIS* Inter Carib II DIS Jupiter Bulker DIS* KUO DIS Mount Lyderhorn LLC Neptune Seismic DIS** Spero DIS Stril Offshore DIS TDSC Opportunity AS UACC Bergshav Tanker DIS UACC Ross Tanker DIS Estimated value per 1% USD 37 500 NOK 1 450 000 NOK 330 000 USD 115 000 N.A USD 43 000 JPY 4 200 000 EUR 25 000 USD 33 000 USD 23 000 USD 87 500 USD 99 000 USD 49 750 N.A USD 63 000 NOK 2 750 000 USD 57 100 USD 160 150 USD 130 000 Established 2013 2014 2006 2013 2007 2014 2007 2004 2014 2006 2014 2012 2014 2007 2013 2007 2010 2010 2010 IRR since established p.a. 11 % N.A 26 % 20 % N.A N.A 16 % 41 % N.A 10 % N.A 28 % 14 % N.A 18 % 1% -24 % 13 % 16 % Return 2014*** 4% N.A 9% 5% N.A N.A 26 % 19 % N.A 8% N.A 9% 14 % N.A 8% 0% 0% 29 % 48 % *The project was established in 2014 and has thus not existed long enough to calculate IRR **The project has been suspended ***Return is equivalent to change in value from 01.12.2013 - 01.12.2014 NRP Finans AS - Market Report December 2014 Page 76 Arca Shipping DIS - container asset play project Contact: Ragnvald Risan ([email protected])/ Mats Olimb ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price (USD): 37 500 Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): 3 650 000 400 000 Residual value sensitivity on IRR : LOW CASE BASE CASE HIGH CASE Gross residual value end C/P: 3 490 000 4 850 000 6 280 000 Net residual value end C/P:* 3 490 000 4 490 000 5 490 000 IRR estimated share price: 15,6 % 20,4 % 24,5 % IRR total capital: 19,3 % 23,9 % 27,9 % * The net residual value is after profit split - 70% to the owning company and 30% to the BB-charterer. Corporate details The Vessel Corporate management: Commercial management: Purchase price vessel: Paid in capital: Uncalled capital: Delivery: Commencement of C/P Expiry of C/P: Charterer: NRP Business Management AS Atlantica Shipping AS USD 2 800 000 USD 3 650 000 USD 0 01.11.2013 01.11.2013 01.11.2018 SPC, Timber Shipping Inc. guaranteed by Conbulk Shipping S.A, Greece Base case assumptions: Average net BB-rate year 1-3: Est. net TC-rate 2014 Est. net TC-rate 2015 Est. net TC-rate year 2016 Profit split hurdle rate year 1: (net BB-rate + opex) USD 1 063 / day USD 7 959 / day USD 8 075 / day USD 10 450 / day USD 6 585 / day Estimated Cashflow Vessel's name: Type: Class: Dwt/Ldwt: LOA/ Beam/Draught: Speed & Cons: Yard: Built: Flag: Main engine: Reefer plugs: Next DD/SS: Other information: MV Arca 1,641 TEU geared container vessel (Hanjin 1600) Bureau Veritas 21,480 dwt/7,007 mt 167.98 m/27.25 m/9.22 m 19 knots on 49 TS Fuel (laden) Hanjin HI Co. Ltd, South Korea 1994 Liberia B&W 6S60MC 16,681 BHP @ 105 RPM 108 Nov 2017/Nov 2019 1,199 TEU homogeneous, 7holds, 8 hatches, 2 cranes with safe working load of 40 tonnes, Ice class equipped Financing (31.12.2014) Operating revenue Profit split** Dry docking Administration expenses Net operating cashflow Net project cashflow 2014* 558 739 0 217 727 121 294 219 718 219 718 2015 396 025 0 0 136 333 259 692 259 692 2016 356 967 347 848 0 139 439 565 376 565 376 Estimated dividend 400 000 300 000 600 000 Mortgage debt Total Balance Annual Inst. 14 0 0 0 0 Interest 0,00 % p.a. Balloon 0 0 Currently no debt on the vessel. *Incl. hire for Nov/Dec. 2013 **Profit split initially used to pay docking-cost of USD 500 000 Estimated Balance (31.12) Working capital Vessel Total assets Outstanding debt 1. Prior Total outstanding debt Page 77 Additional information 2014 10 163 3 551 881 3 562 044 2015 -30 145 3 721 183 3 691 037 2016 -64 769 3 928 091 3 863 323 0 0 0 0 0 0 The Vessel is fixed on a 5 year BB-charterparty with a profit sharing agreement to an SPC, Timber Shipping Inc., guaranteed by Conbulk S.A of Greece. DD/SS in November 2013. The DD/SS cost was capped at, and estimated to be, USD 1 000 000, to be split 50/50 between Arca Shipping DIS and Conbulk. The actual cost was USD 1 700 000. The extra DD/SS expense of USD 700 000 to be fully redeemed before any profit splits from trading and sale will occur. When the DD/SS cost of USD 1 700 000 is paid, all earnings exceeding a pre-agreed hurdle rate consisting of the BB-rate and operational expenses to be split 60/40 between the owning company and the charterer. Sales proceeds exceeding investors initial equity of USD 3 650 000 to be split 70/30 between the owning company and Conbulk. NRP Finans AS - Market Report December 2014 BB-Troll DIS - offshore asset play project Contact: Ragnvald Risan ([email protected])/ Mats Olimb ([email protected]) Date of analysis: 01.12.2014 Estimated share price (NOK): 1% Estimated share price (NOK): 1 450 000 Key figures: 100 % Paid in equity (NOK): Accumulated dividend (NOK): 116 700 000 0 Residual value sensitivity on IRR : Residual value 2017: IRR estimated share price: LOW CASE 70 000 000 17,4 % BASE CASE 80 000 000 20,0 % HIGH CASE 90 000 000 22,6 % Corporate details The Vessel Corporate management: Technical management: Commercial management: NRP Business Management AS Buksèr og Berging AS Buksèr og Berging AS Purchase price vessel*: Paid in capital: *including working capital NOK 120 000 000 NOK 116 700 000 Opex 2014 per day**: Current Employment: Delivery: ** (ex DD/SS, including admin. expenses) NOK 80 313 The Vessel trades in the spot market 01.05.2014 Estimated TC-rate May 2014 - Dec. 2014: Estimated TC-rate 2015 - June 2016: Estimated TC-rate July 2016 - June 2017: NOK 200 000 / day NOK 200 000 / day NOK 175 000 / day Estimated Cashflow Operating revenue* Operating expenses Dry docking Administration expenses Net operating cashflow Interest earned Net financial items Net project cashflow M/V BB Troll AHTS 15 000 bhp DPSII - VS 473 design DNV 73.8 m 16.0 m Ferguson Shipbuilders, Glasgow, UK Apr 2000 2,881 t Wartsila 12V32 Diesel, 2 x 7 500 BHP 165 t 2 x 430 kVA V 3ph 60 hz Vessel name: Type/design: Class: LOA: Breadth: Yard: Delivery: Dwt: Main engine: Bollard pull: Aux. engines: Main generator: Flag: Next Special Survey: 2 x 2125 kVA 440V 3ph 60hz NOR Nov-19 Financing (31.12.2014) 2014 46 013 261 11 614 944 5 450 000 637 790 28 310 527 83 206 83 206 28 393 733 2015 64 650 000 28 699 686 0 1 307 470 34 642 845 87 394 87 394 34 730 239 2016 64 650 000 28 986 683 0 1 340 156 34 323 161 74 325 74 325 34 397 486 0 44 000 000 34 500 000 Mortgage debt 1 Total Balance Annual Inst. 14 0 0 0 Interest 0,00 % p.a. Balloon 0 0 0 * two month lag on hire Estimated dividend Estimated Balance (31.12) Working capital Vessel Total assets Outstanding debt 1. Prior Total outstanding debt Additional information 2014 47 293 733 109 721 131 157 014 864 2015 38 023 972 98 560 705 136 584 676 2016 37 921 457 86 443 116 124 364 573 0 0 0 0 0 0 NRP Finans AS - Market Report December 2014 The vessel is operating in the spot market in the North Sea. The vessel will also be tendered for long term contracts. Page 78 Beta DIS - offshore asset play project Contact: Ragnvald Risan ([email protected])/ Mats Olimb ([email protected] Date of analysis: 01.12.2014 Estimated share price (NOK) 1% Estimated share price (NOK):* 330 000 Key figures: 100 % Paid in equity (NOK): Accumulated dividend (NOK): 19 500 000 41 000 000 Residual value sensitivity on IRR : Residual value end 2015: IRR estimated share price: LOW CASE 10 000 000 -11,9 % BASE CASE 20 000 000 20,1 % HIGH CASE 30 000 000 51,1 % Corporate details The Vessel Corporate management: Technical management: Commercial management: NRP Business Management AS Buksèr og Berging AS Buksèr og Berging AS Purchase price vessel: Paid in capital: Uncalled capital: Delivery: Expiry of C/P: NOK 47 000 000 NOK 19 500 000 NOK 0 29.09.2006 31.12.2015 Gross TC-rate 2015: Assumed operating expenses 2014: NOK 93 796 /day Approx. NOK 60 000 / day Vessel name: Type: Dwt: LOA: Breadth: Yard/Built: Class: Flag: Deck cargo Speed: Main engine: Next SS: Next intermediate survey: The vessel is fixed on timecharter to 31.12.2015 from Buksèr og Berging AS to Kystverket. Beta Shipping AS has fixed the vessel on timecharter to Buksèr & Berging AS on back to back basis on similar terms as the TC to Kystverket. Estimated Cashflow Operating revenue* Operating expenses Dry docking & other Administration expenses Net operating cashflow Interest earned Net financial items Sale of vessel Net project cashflow M/V Beta Anchor Handling Tug/Supply vessel (AHTS) 1 217 mt 67.8m 14.5m H.Surken West Germany/ 1982 DNV NOR 720 sqm 15.5 knots 4 x Wichmann 6AXAG, 10 560 BHP February 2016 May 2019 Financing (31.12.2014) 2014 32 066 649 21 942 240 2 500 000 1 338 402 6 286 007 95 247 95 247 0 6 381 254 2015 38 918 459 22 505 257 0 1 365 170 15 048 032 113 125 113 125 20 000 000 35 161 157 Mortgage debt 1 Total Balance Annual Inst. 14 0 0 0 0 Interest 0 % p.a. Balloon 0 0 The mortgage loan as well as the investor loan has been repaid in full. Estimated dividend 7 800 000 37 038 024 * Off-hire due to docking May 2014 reduces income in 2014. Hire for 2 months, equal to NOK 5 721 567, received in 2016 is added to the hire in 2015. Estimated Balance (31.12) Working capital Vessel Total assets Outstanding debt Total outstanding debt Page 79 Additional information 2014 9 876 867 25 262 624 35 139 490 2015 15 788 707 20 000 000 35 788 707 0 0 0 0 The TC-hire is invoiced in arrears with 30 days credit. The Vessel is being utilized as a stand-by emergency vessel by Kystverket. Kystverket has declared their option to extend the charter for 2015. NRP Finans AS - Market Report December 2014 Bulk Avanti DIS - dry bulk asset play Contact: Ragnvald Risan ([email protected]) Nicolai Rosenberg ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price (USD): 115 000 Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): 9 250 000 1 100 000 Residual value sensitivity on IRR : Residual value 2016: IRR estimated share price: IRR total capital: LOW CASE 15 000 000 8,5 % 4,4 % BASE CASE 19 000 000 23,3 % 14,1 % HIGH CASE 23 000 000 36,4 % 22,9 % Corporate details The Vessel Corporate management: Commercial management: Technical Management: Purchase price vessel: Paid in capital: Uncalled capital: NRP Business Management AS Eastern Bulk Carrier Fleet Ship Management Inc. USD 17 000 000 USD 9 250 000 USD 0 Timecharter to Grieg Star Bulk AS Current employment: Delivery: 11.04.2013 Commencement of CP: 11.04.2013 Expiry of CP: 01.04.2015 Net timecharter rate 01.04.2014-01.04.2015*: USD 11 400 Expected net TC 01.04.2015-31.12.2016*: USD 12 350 Operational expenses 2014**: USD 4 600 ** ex DD/SS, including technical management Vessel name: Type: Class Dwt: Ldwt: LOA/ Beam: Speed/cons: Yard: Built: Flag: Main engine: Holds / hatches: Grain capacity: Cranes: Next SS: Financing (31.12.2014) Estimated Cashflow Operating revenue Operating expenses Administration expenses Net operating cashflow Interest expenses Repayment long term debt Net financial items Sale of vessel Net project cashflow Estimated dividend 2014 4 047 781 1 820 700 86 700 2 140 381 495 000 562 500 -1 057 500 2015 4 593 699 1 857 114 88 434 2 648 151 448 594 1 125 000 -1 573 594 1 082 881 1 074 557 2016 4 686 904 1 894 256 67 652 2 724 996 298 017 7 312 500 -7 610 517 19 000 000 14 114 479 1 100 000 800 000 400 000 Estimated Balance (31.12) Working capital Vessel Total assets Outstanding debt 1. Prior Total outstanding debt MV Bulk Avanti Supramax Bulk Carrier NKK 56,042 mt 8,500 189.99 m / 32.26 m / 12.55 m 14.5 kts / 31.0 ts Mitsui S.B. Japan, Tamano Shipyard 2006 Panama MAN B&W, 12,880 KM @ 127 rpm Fore & aft hatches, hydr. Operated, 5 holds / 5 hatches 70,810 cubic m. 4 cranes with safe working load of 30,5 tonnes Fitted with grabs July 2016 Mortgage debt* Total Balance Annual Inst. 14 8 437 500 562 500 8 437 500 562 500 Interest 5,50 % p.a. Balloon 2016 6 187 500 6 187 500 * The mortgage loan has quarterly instalments of USD 281 250. First instalment to be paid 15 months from drawdown (July 2014). The mortgage has the following terms/covenants: Minimum Value Clause - 140% of outstanding mortgage at all times. Minimum free liquidity of USD 600,000. The mortgage has floating interest. Additional information 2014 1 329 799 20 751 990 22 081 789 2015 1 604 356 19 950 103 21 554 458 2016 1 909 580 19 000 000 20 909 580 8 437 500 8 437 500 7 312 500 7 312 500 0 0 NRP Finans AS - Market Report December 2014 The project is considered an asset play project. The charterer has declared their option to renew the charter party for 12 months from April 2014 to April 2015. Page 80 Bulk Transloading DIS - financial shipping project Contact: Ragnvald Risan ([email protected])/ Nicolai Rosenberg ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price (USD): Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): 23 200 000 4 300 000 Residual value sensitivity on IRR : BASE CASE Residual value en-bloc end C/P 2022: IRR estimated share price: IRR total capital: Corporate details The Vessels Corporate management: Commercial management: NRP Business Management AS Atlantica Shipping AS Purchase price vessels: Paid in capital: Uncalled capital: Commencement of C/P: Expiry of C/P: USD 115 000 000 USD 23 200 000 USD 0 Sept.2007 Sept.2022 Base case assumptions BB hire En-bloc: 01.01.2013-31.12.2014 01.01.15-sept 2022 USD 25 300/ day USD 19 300/ day Charterer: M/V Trans Bay/Trans Emirates Bulk Transloader 68,857/68,857 Daewoo 1996 / 1993 1996 / 1999 DnV Marshall Islands Vessel name: Type: Dwt: Yard: Built: Converted: Class: Flag: Next intermediate: Next DD/SS: February 2017 August 2019 Star Transloaders Ltd, guaranteed by Star Universal Marine Ltd., Cyprus, and ETA Star Holdings Ltd., Dubai Estimated Cashflow Operating revenue Administration expenses Net operating cashflow Interest earned Interest expenses Repayment long term debt Net financial items sale of vessels Net project cashflow Financing (31.12.2014) 2014 2 936 035 225 232 2 710 803 25 818 1 404 449 2 906 250 -4 284 881 2015 7 044 500 229 737 6 814 763 49 877 828 644 2 400 000 -3 178 767 2016 7 063 800 168 000 6 895 800 87 112 696 644 2 400 000 -3 009 532 -1 574 078 3 635 996 3 886 268 0 0 0 Mortgage debt Charter Credit Total Balance Annual Inst. 14 15 666 250 1 040 625 11 530 000 0 27 196 250 1 040 625 0 Interest 5,50 % p.a.* 0,00 % p.a.** Balloon 0 11 530 000 11 530 000 * Annual instalment going forward is USD 600 000 per quarter. The mortgage lender currently has a cash sweep on the project ** The Charters credit runs as a bullet until 2022 and is none interest bearing. Estimated Dividend Estimated Balance (31.12) Working capital Vessels Total assets Outstanding debt fixed Outstanding debt floating Sellers credit Total outstanding debt Page 81 Additional information 2014 2015 2016 The charterer has financial difficulties, and is paying reduced BB hire. A process to sell Trans Emirates is initiated. The Charterer has options to purchase the vessels as follows: M/V Trans Bay: USD 5 000 000 after year 15 (2022). M/V Trans Emirates: USD 5 000 000 after year 15 (2022). If the charter free value is above USD 5 000 000 when the option is decleared, the amount above USD 5 000 000 will be split 75/25 between charterer and owner of Trans Bay and Trans Emirates. NRP Finans AS - Market Report December 2014 Cresco Shipping DIS - container asset play project Contact: Ragnvald Risan ([email protected])/ Mats Olimb ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price (USD):* 43 000 Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): 4 150 000 0 Residual value sensitivity on IRR : LOW CASE BASE CASE HIGH CASE Gross residual value end C/P: 4 371 000 5 800 000 7 229 000 Net residual value end C/P*: 4 305 000 5 305 000 6 305 000 IRR estimated share price: 15,7 % 18,9 % 21,8 % IRR total capital: 16,9 % 20,2 % 23,1 % *The net residual value is after profit split, 70% to the owning company and 30% to the BB-charterer. Corporate details The Vessel Corporate management: Commercial management: NRP Business Management AS Atlantica Shipping AS Purchase price vessel: Paid in capital: Uncalled capital: Delivery: Commencement of C/P Expiry of C/P: Charterer: USD 3 500 000 USD 4 150 000 USD 0 20.06.2014 20.06.2014 20.06.2019 SPC guaranteed by Conbulk Shipping S.A., Greece BB hire (5 years): Opex: Profit split hurdle rate year 1 (net BB-rate + opex):* Estimated average net daily TC hire (5 years): * excluding USD 500 in repositioning deficit cover USD 1 266/day USD 5 500/day USD 6 766/day USD 9 555/day Estimated Cashflow Operating revenue Profit split Dry docking* Administration expenses Net operating cashflow Net financial items Net project cashflow Estimated dividend Vessel name: Type: Class: Dwt/Ldwt: LOA/ Beam/Draught: Speed: Yard: Built: Flag: Main engine: Next DD/SS: Other information: MV Cresco 1,730 TEU geared container vessel GL 22,996 dwt/7,771 mt 184.10 m/25.30 m/9.89 m 19.6 knots Stocz, Szczecin, Poland 1996 Liberia Sulzer, 6RTA&"U; 17,848 BHP @ 113 RPM March 2016 1,120 TEU homogeneous and 400 Reefer plugs; 4 holds, 9 hatches, 3 cranes with safe working load of 40 tonnes Financing (31.12.2014) 2014 359 544 0 0 62 500 297 044 0 297 044 2015 463 989 0 0 127 500 336 489 0 336 489 2016 462 090 245 455 700 000 130 050 -122 505 0 -122 505 0 100 000 250 000 Mortgage debt Total Balance Annual Inst. 14 0 0 0 0 Interest 0,00 % p.a. Balloon 0 0 * DD/SS in 2016 shall be splitt 70/30 between Owner and Charterer. Capped DD/SS cost for Owner in 2016 is USD 700 000. Estimated Balance (31.12) Additional information The BB hire is 12% p.a. of the vessel cost for the duration of the BB contract. Working capital Vessel Total assets Outstanding debt 1. Prior Total outstanding debt 2014 453 871 4 157 972 4 611 843 2015 690 360 4 364 976 5 055 336 2016 317 855 4 617 961 4 935 816 0 0 0 0 0 0 NRP Finans AS - Market Report December 2014 Cresco and Conbulk will split all vessel trading surplus 60/40. The vessel trading surplus is calculated as the net revenue of the time-charter less (i) the BB hire payments, (ii) the operation expense rate of USD 5 500/day and (iii) the repositioning of USD 500/day. Sales profit on all net sales proceeds exceeding the Project Price of USD 4 150 000 will be split 70/30 between Cresco Shipping and Conbulk. Page 82 Eastern Reefer II DIS - financial shipping project Contact: Ragnvald Risan ([email protected])/ Nicolai Rosenberg ([email protected]) (All figures in 1000 JPY) Date of analysis: 01.12.2014 Estimated share price (JPY): 1% Estimated share price (JPY): 4 200 Key figures: 100 % Paid in equity (JPY): Accumulated dividend (JPY): 438 000 552 209 Residual value sensitivity on IRR : BASE CASE 582 700 13,7 % 7,3 % Residual value end C/P 2017: IRR estimated share price: IRR total capital: Assumed exchange rate of USD/JPY = 100 Corporate details The Vessels Corporate management: Commercial management: NRP Business Management AS Lorentzens Skibs Management AS Purchase price vessels: Paid in capital: Uncalled capital: Established: Commencement of C/P M/V Pohah No.2: Expiry of C/P M/V Pohah No.2: Commencement of C/P M/V Jochoh: Expiry of C/P M/V Jochoh: Commencement of C/P M/V Dinok: Expiry of C/P M/V Dinok: JPY 1 805 000 JPY 438 000 JPY 240 000 27.03.2007 27.03.2007 27.03.2017 27.10.2008 27.03.2017 15.10.2013 15.04.2017 Base case assumptions: BB rate net per day year M/V Pohah No 2.: BB rate net per day year M/V Jochoh: BB rate net per day year M/V Dinok: 03.09.2015 22.05.2015 23.10.2016 Financing (31.12.2014) 2014 2015 2016 Operating revenue Administration expenses Net operating cashflow Interest expenses Repayment long term debt Net financial items Net project cashflow 340 910 15 400 325 510 44 262 183 492 227 754 553 264 281 743 15 708 266 035 31 472 145 032 176 504 442 538 254 953 16 022 238 930 23 297 106 572 129 869 368 799 Estimated dividend 111 500 106 500 97 000 Estimated Balance (31.12) Page 83 DD/SS: M/V No. 2 Pohah M/V Dinok Reefer Reefer 235,039 cbft 238,964 cbft 5,134 5,163 113.4m /16.6m 120.7m/16.6m 2000 1989 N.K. KR Akasaka, 8UEC37LA Akasaka, 6UEC37LA Kyokuyo Shipyard Corp, Japan NOK Co. Ltd., Panama Khana Enterprises Co. Ltd., Japan and Boyang Ltd., South Korea Estimated Cashflow Outstanding debt 1. Prior Sellers credit Participant loan Total outstanding debt M/V Jochoh Reefer 235,050 cbft 5.537 113.3m/16.6m 1996 N.K Kobe, 8UEC37LA JPY 401,5 JPY 355 USD 1 775 Charterer: Guarantor: Working capital Vessels Total assets Vessel name: Type: Cargo Cap: Dwt: LOA/ Beam: Built: Class/flag: Main engine: Yard (all vessels): Mortgage debt 1 Sellers Credit Participant loan Total Balance Annual Inst. 14 Interest 396 959 154 920 4,00 % p.a* 92 700 0 0,00 % p.a. 121 428 28 572 15,00 % p.a.** 611 087 183 492 Balloon 202 499 92 700 49 999 345 198 *Mortgage debt 1 has floating interest rate. ** The participant loan was established to finance the purchase of M/V Dinok. It has an annual interest of 15% p.a., and is repaid quarterly with USD 71 429. Additional information 2014 56 235 1 099 635 1 155 870 2015 39 266 940 971 980 237 2016 51 328 769 029 820 357 396 959 92 700 121 428 611 087 280 499 92 700 92 857 466 056 202 499 92 700 64 285 359 484 All JPY figuers in 1,000 JPY. An assumed exchange rate of USD/JPY = 100, has been used for all calculations. The charterer has an obligation to purchase the M/V Pohah No. 2 for JPY 500 million at the end of the Bareboat Charter (2017). The charterer has an obligation to purchase the M/V Jochoh for JPY 32,7 million at the end of the Bareboat Charter (2017). The chartere has an obligation to purchase the M/V Dinok for USD 500 000 at the end of the Bareboat Charter (2017). NRP Finans AS - Market Report December 2014 Feedermate DIS - financial shipping project Contact: Ragnvald Risan ([email protected])/ Nicolai Rosenberg ([email protected]) Date of analysis: 01.12.2014 Estimated share price (EUR): 1% Estimated share price (EUR):* 25 000 Key figures: 100 % Paid in equity (EUR): Accumulated dividend (EUR): 2 000 000 4 700 000 Residual value sensitivity on IRR : Residual value end C/P 2017: IRR estimated share price: IRR total capital: LOW CASE 4 000 000 1,7 % 1,6 % BASE CASE 5 500 000 23,4 % 10,2 % HIGH CASE 7 000 000 40,0 % 17,7 % * The Share price includes a 5% deduction on the the tax position of the company. Corporate details The Vessel NRP Business Management AS P.D. Gram AS Corporate management: Commercial management: Purchase price vessel: Paid in capital: Uncalled capital: Delivery: Commencement of C/P: Expiry of C/P: EUR 16 275 000 EUR 2 000 000 EUR 3 000 000 27.02.2005 27.02.2005 27.02.2017 Base case assumptions: BB rate net per day (27.02.2010-27.02.2017): EUR 5 346 12 year B/B Carfeeder Maritime Ltd., with guarantee from K-Line Charter: Charterer: Estimated Cashflow 2014 1 951 290 91 425 1 859 865 7 697 233 843 1 350 000 -1 576 146 2015 1 951 290 93 253 1 858 037 7 063 193 969 1 350 000 -1 536 906 2016 1 951 290 95 118 1 856 172 6 725 143 344 1 350 000 -1 486 619 Net project cashflow 283 719 321 131 369 553 Estimated dividend 550 000 375 000 175 000 Operating revenue Administration expenses Net operating cashflow Interest earned Interest expenses Repayment long term debt Net financial items M/V Main Highway Car Carrier, 950 Cars 3 374 tons 1998 Detlef Hegemann Rolandwerft Gmbh, Germany Lloyds Register 950 cars, 8 decks and about 4 300 lane meters Cyprus August-15 Vessel name: Type: Dwt: Built: Yard: Class/flag: Cargo Capacity: Flag: SS: Estimated Balance (31.12) Financing (31.12.2014) Mortgage debt 1 Mortgage debt 2 Total Balance 3 010 000 2 500 000 5 510 000 Annual Inst. 14 1 350 000 0 1 350 000 Interest 3,75 % p.a. 3,75 % p.a. Balloon 2017 0 2 500 000 2 500 000 Assumed interest rate from 2014 and onwards is 3.75% p.a. incl.margin. The interest rate is not fixed. Mortgage debt 2 runs as a bullet. Additional information Working capital Vessel Total assets 2014 469 017 9 370 064 9 839 081 2015 415 149 8 333 586 8 748 735 2016 609 701 7 212 532 7 822 234 Outstanding mortgage debt Total outstanding debt 5 510 000 5 510 000 4 160 000 4 160 000 2 810 000 2 810 000 NRP Finans AS - Market Report December 2014 Page 84 Gjende DIS - financial shipping project Contact: Ragnvald Risan ([email protected])/ Nicolai Rosenberg ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price (USD): 33 000 Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): USD 3 180 000 0 Residual value sensitivity on IRR : BASE CASE 2 000 000 13,7 % 7,9 % Residual value end C/P: IRR estimated share price: IRR total capital: Corporate details The Vessel Corporate management: Commercial management: NRP Business Management AS Lorentzens Skibs Management AS Purchase price vessel: Seller's credit Paid in capital: Uncalled capital: Delivery: Commencement of C/P Expiry of C/P: USD 5 000 000 USD 2 000 000 USD 3 180 000 USD 0 10.11.2014 10.11.2014 10.11.2019 BB hire (5 years): USD 2 805/day Charterer: Guarantor: Estimated dividend M/V Mabah Reefer Panama 1995 5 249 235 128 Kyokuyo Shipyard Corp., Japan 120.75 m / 16.60 m / 7.1 m AKASAKA 6UEC37LA, 3,090 kW @ 210 rpm October 2019 April 2017 NOK Co. Ltd., Panama Khana Enterprise CO. Ltd., Japan and Boyang Ltd., South Korea Estimated Cashflow Operating revenue Administration expenses Net operating cashflow Net project cashflow Vessel name: Type: Flag: Built: Dwt Cargo cap (cbft): Yard: LOA/Beam/Draught: Main engine: Next DD/SS Next intermediate: Financing (31.12.2014) 2014 171 105 16 712 154 393 154 393 2015 1 023 825 101 000 922 825 922 825 2016 1 023 825 103 020 920 805 920 805 0 950 000 925 000 Estimated Balance (31.12) Seller's credit Total Balance Annual Inst. 14 2 000 000 0 2 000 000 0 Interest 0,00 % p.a. Balloon 2 000 000 2 000 000 No debt on the vessel. Seller's credit of USD 2 000 000, as a bullet over 5 years. None interest bearing. Additional information The Charterer has a purchase obligation at the end of the charterparty at USD 2 000 000. Working capital Vessel Total assets Outstanding debt 1. Prior Total outstanding debt Page 85 2014 154 393 4 517 988 4 672 381 2015 127 218 4 194 004 4 321 222 2016 123 023 3 798 054 3 921 077 0 0 0 0 0 0 NRP Finans AS - Market Report December 2014 Inter Carib II DIS - financial shipping project Contact: Ragnvald Risan ([email protected])/ Nicolai Rosenberg ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price USD:* 23 000 Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): 3 065 000 3 115 000 Residual value sensitivity on IRR : LOW CASE BASE CASE HIGH CASE Residual value end C/P 2018: 1 250 000 1 800 000 2 200 000 IRR estimated share price: 12,2 % 19,3 % 23,8 % IRR total capital: 12,8 % 17,5 % 20,6 % * The Share price includes a 5% deduction on the the tax position of the company. Corporate details The Vessel Corporate management: Commercial management: NRP Business Management AS Arne Blystad AS USD 13 828 000 USD 3 065 000 USD 1 395 625 17.11.2006 17.11.2006 31.04.2018 Purchase price vessels: Paid in capital: Uncalled capital: Delivery: Commencement of C/P: Expiry of C/P: Base case assumptions: BB rate MV Mostein 01.01.13-30.09.14* BB rate MV Mostein 01.10.14-30.03.18* *Less 1% broker commission Charterer M/V Mostein: USD 2 600/day USD 3 000/day M/V Mostein Self Discharging Bulk Carrier 4 775 mt 89.9 m /13.0 m Damean Shipyard, Holland 1996 LR 4SA 6 cyl MAK 1800 kw 11 knots Antigua & Bermuda February-17 August-19 Vessel name: Type: Dwt: LOA/ Beam: Yard: Built: Class/flag: Main engine: Speed: Flag: Intermediate: Next DD/SS: Thompson Shipping Inc., Cayman Islands Estimated Cashflow Financing (31.12.2014) 2014 2015 2016 Operating revenue Administration expenses Net operating cashflow Interest earned Loan to chartere Instalment loan to charterer Interest expenses Repayment long term debt Net financial items Net project cashflow 949 104 90 994 858 110 6 684 200 000 33 333 79 373 324 375 -563 731 294 379 955 351 93 733 861 618 7 954 1 064 334 95 607 968 727 332 133 332 59 505 540 625 -458 844 402 774 33 333 33 961 432 500 -432 796 535 931 Estimated dividend 375 000 700 000 700 000 Working capital Loan to charterer Vessel Total assets 2014 89 197 166 667 3 906 437 4 162 301 2015 -341 361 33 333 3 376 754 3 068 726 2016 -538 764 0 2 792 223 2 253 459 Outstanding debt 1. Prior Total outstanding debt 1 295 625 1 295 625 755 000 755 000 322 500 322 500 Mortgage debt 1 Total Balance Annual Inst. 14 1 295 625 324 375 1 295 625 324 375 Interest 5,25 % p.a. Balloon 0 0 The mortgage has floating interest rate. Loan to Charterer of USD 200 000, due to docking fall 2014. 6% interest p.a., and 18 equal instalments from 31.10.14 - 31.03.16. Estimated Balance (31.12) Additional information NRP Finans AS - Market Report December 2014 Thompson Inc. has an option to purchase MV Mostein at the end of the charter for USD 2 200 000. Inter Carib II DIS has an option to sell MV Mostein to Thompson Inc. at the end of the charter for USD 1 250 000. Page 86 Jupiter Bulker DIS - financial shipping project Contact: Ragnvald Risan ([email protected])/ Nicolai Rosenberg ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price (USD): 87 500 Key figures: 100 % Paid in capital (USD): Accumulated dividend (USD): 8 550 000 0 Residual value sensitivity on IRR : LOW CASE Residual value 2021*: 1 250 000 IRR estimated share price: 14,1 % IRR total capital: 9,1 % * The high case is the call option in 2021. BASE CASE 2 250 000 15,5 % 10,2 % HIGH CASE 7 500 000 17,3 % 11,6 % Corporate details The Vessel Corporate management: Commercial management: NRP Business Management AS Atlantica Shipping AS Purchase price vessel: Net purchase price: Paid in capital: Option premium from Charterers: Uncalled capital: Delivery; Commencement of C/P Expiry of C/P: Charterer: USD 12 250 000 USD 8 250 000 USD 8 550 000 USD 3 750 000 USD 0 11.09.2014 11.09.2014 11.09.2021 OpenSeas Maritime S.A, guaranteed by FreeSeas Inc. BB hire (7 years): USD 5,325 / day Estimated Cashflow Operating revenue Administration expenses Net operating cashflow Net financial items Net project cashflow Estimated dividend *Project-start Sept. 2014 Vessel name: Type: Class: Dwt: Ldwt: LOA/ Beam/Draught: Speed/consumption: Yard: Built: Flag: Main engine: Next SS: Next intermediate: Other information: MV Nemorino Handymax bulk carrier Bureau Veritas 47 777 8 485 187.5 m/ 31.00 m/ 11.75 m 14.1 knots Nantong Cosco, China 2002 Liberia MAN B. W, 6S50MC6.1 2nd half 2015 1st half 2018 5 holds, 5 hatches, 4 cranes with safe working load of 30.0 tonnes Financing (31.12.2014) 2014* 647 875 50 000 597 875 1 121 598 996 2015 1 943 625 101 000 1 842 625 6 544 1 849 169 2016 1 946 288 103 020 1 843 268 5 415 1 848 682 0 2 000 000 1 800 000 Mortgage debt Total Balance Annual Inst. 14 0 0 Interest 0,00 % p.a. Balloon 0 Estimated Balance (31.12) Additional information Working capital Vessel Total assets The charterer has a purchase option end of year 4-7 at USD 10 750 000, USD 9 750 000, USD 9 000 000 and USD 7 500 000 respectively. The Charterer has paid an option premium (will be deducted from the purchase price of the option price if same is declared), of USD 3 750 000. The option premium will only be refunded to the Charterer if they exercise one of their call options. Outstanding debt 1. Prior Total outstanding debt Page 87 2014 598 996 10 927 095 11 526 091 2015 198 165 10 037 906 10 236 071 2016 246 847 8 951 200 9 198 048 0 0 0 0 0 0 NRP Finans AS - Market Report December 2014 KUO DIS - container asset play project Contact: Ragnvald Risan ([email protected])/ Mats Olimb ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price (USD):** 99 000 Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): 8 800 000 4 700 000 Residual value sensitivity on IRR : LOW CASE BASE CASE HIGH CASE Gross residual value end C/P: 15 000 000 20 000 000 25 000 000 Net residual value end C/P*: 8 750 000 11 250 000 13 750 000 IRR estimated share price: 11,5 % 18,7 % 25,1 % IRR total capital: 9,1 % 14,8 % 20,0 % *The net residual en-bloc (2017) value is net after profit split 50/50 between the owning company and the BB-Charterer. ** The project is priced based on net asset value, as both owner and charterer at the moment can trigger a sale. Corporate details The Vessels Corporate management: Commercial management: Purchase price vessels en-bloc: Paid in capital: Delivery: Commencement of C/P: Expiry of C/P: Charterer: NRP Business Management AS Atlantica Shipping AS USD 14 000 000 USD 8 800 000 28.09.2012 28.09.2012 28.09.2017 SPCs guaranteed by Conbulk S.A Greece and Auster Finance Inc., Marshall Islands BB - Hire en-bloc (excl. BB instalments): Net BB-rate 17.11.14 - 28.03.15: Net BB-rate 28.03.15 - 28.09.15: Net BB-rate 28.09.15 - 28.03.16: Net BB-rate 28.03.16 - 28.09.16: Net BB-rate 28.09.16 - 28.03.17: Net BB-rate 28.03.17 - 28.09.2017 Profit split hurdle rate avg. per vessel 2015: Estimated net TC-rate per vessel: USD 3 575 / day USD 3 329 / day USD 3 082 / day USD 2 836 / day USD 2 589 / day USD 2 342 / day USD 8 230 / day 2014 7 517 2015 8 926 KUO Tai / KUO Hung / KUO Lung Gearless Container Vessles 1 367 TEU (1 120 TEU at 14 tons homogeneous) 200 18 595 5 955 168.8m / 27.3 m / 8.42 m 17.0 / 18.2 / 18.2 knots CSBC Shipyard, Kaohsiung, Taiwan 1995, 1997, 1998 Panama Bureau Veritas Man B&W, 13 580 kW a 127 rpm 4 holds, 8 hatches, 4 tiers on deck Vessel names: Type: TEU: Reefer capacity: Dwt: Ldwt: LOA/ Beam/Draft: Speed: Yard: Built: Flag: Class: Main engine: Other: KUO Tai Next SS Next DD mar.15 mar.15 KUO Hung sep.17 sep.15 KUO Lung feb.18 feb.16 2016 9 371 Estimated Cashflow Financing (31.12.2014) Operating revenue Profit Split BB Instalment Administration expenses Net operating cashflow Interest expenses Repayment long term debt Net financial items Net project cashflow 2014 1 514 565 697 133 0 210 125 2 001 573 360 000 1 500 000 -1 860 000 141 573 2015 1 171 104 236 757 1 500 000 215 378 2 692 483 255 000 1 000 000 -1 255 000 1 437 483 2016 989 364 615 527 1 500 000 220 763 2 884 128 195 000 1 000 000 -1 195 000 1 689 128 Estimated dividend 3 600 000 1 500 000 1 700 000 Estimated Balance (31.12) Mortgage debt Total Balance Annual Inst. 14 4 500 000 1 500 000 4 500 000 1 500 000 Interest Balloon 2017 6,00 % p.a. 2 000 000 2 000 000 The interest rate on the mortgage is floating. Extraordinary instalment of USD 1.5 mill. in 2014, due to sale of KUO FU. Semiannual instalments of USD 500 000 from 2015. The mortgage has final maturity 3 years from drawdown. We have assumed the debt will be refinanced at equal terms at maturity in 2015. - Minimum Value Clause of 125% of the outstanding facility. - 3 year financing despite 5 year BBCP. Additional information KUO FU was sold 17. November 2014. Working capital Vessel Total assets Outstanding debt Total outstanding debt 2014 1 184 702 20 000 000 21 184 702 2015 1 122 185 20 000 000 21 122 185 2016 1 111 314 20 000 000 21 111 314 4 500 000 4 500 000 3 500 000 3 500 000 2 500 000 2 500 000 NRP Finans AS - Market Report December 2014 All earnings exceeding the pre-agreed operating expenses and BB hire (incl.BB instalments) to be split 50/50 between the partnership, KUO DIS, and the Charterer (Conbulk). Kuo DIS to receive BB instalments of USD 250 000 per vessel semi-annually, commencing two and a half years from delivery. Such BB instalments will be deducted before any trading profit split. The profit sharing agreement also applies in the event of a sale. Adjusted with BB instalments received, any sale revenue shall be split 50/50 between KUO DIS and Conbulk. Should the value of the Vessels fall below USD 10 875 000, KUO DIS has the right to, but no obligation, to sell the Vessels. Page 88 Mount Lyderhorn LLC - financial shipping project Contact: Ragnvald Risan ([email protected])/ Nicolai Rosenberg ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price (USD): 49 750 Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): 4 384 020 0 Residual value sensitivity on IRR : LOW/BASE CASE HIGH CASE Residual value end C/P*: 12 200 000 14 200 000 IRR estimated share price: 12,0 % 31,2 % IRR total capital: 5,1 % 11,4 % *Base case residual value is the put value. High case residual value is the call value. (August 2016) Corporate details The Vessel Corporate management: Commercial management: Purchase price vessel: Paid in capital: Uncalled capital: Purchase of shares: Commencement of CP: Expiry of CP: Bareboat rate 01.01.2014-27.08.2016: Current employment: NRP Business Management AS Lorentzens Skibs Management AS USD 17 300 000 USD 4 360 000 01.01.2014 01.01.2014 27.08.2016 USD 9 300/day Golden Ocean Group Ltd Estimated Cashflow Operating revenue Administration expenses Net operating cashflow Interest expenses Repayment long term debt Repayment Seller's credit Net financial items Sale of vessel Net project cashflow Estimated dividend Vessel name: Type: Class: Dwt/Ldwt: LOA/ Beam/Draught: Speed & Cons: Yard: Built: Flag: Main engine: Other information: Next SS: MV Golden Lyderhorn Panamax drybulk carrier DNV 74,242 dwt 225.00 m/ 32.20 m/ 13.82 m 14.0 knots on 32 TS Fuel (laden) Sasebo H.I. - Japan 1 999 Hong Kong MAN B&W 6S60MC6, 12,000 BHP @ 94 RPM Grain Capacity of 87,500 cu.m., 7 Holds, 7 Hatches 2019 Financing (31.12.2014) 2014 3 394 500 65 278 3 329 222 756 313 1 800 000 0 -2 556 313 2015 3 394 500 76 500 3 318 000 639 296 1 800 000 0 -2 439 296 772 909 878 704 2016 2 222 700 78 030 2 144 670 396 659 6 950 000 2 700 000 -10 046 659 12 200 000 4 298 011 0 1 500 000 500 000 Estimated Balance (31.12) Mortgage debt 1 Seller's Credit Total Balance Annual Inst. 14 8 750 000 1 800 000 2 700 000 0 11 450 000 1 800 000 Interest 6,78 % p.a. 0,00 % p.a. Balloon 5 600 000 2 700 000 8 300 000 Additional information The Owner has a put option in August 2016 at USD 12.2 million. Working capital Vessel Total assets 2014 852 036 14 954 878 15 806 914 2015 230 740 13 634 078 13 864 818 2016 617 766 12 200 000 12 817 766 Outstanding mortgage debt 1 Seller's credit Total outstanding debt 8 750 000 2 700 000 11 450 000 6 950 000 2 700 000 9 650 000 0 0 0 Page 89 Golden Ocean has call options for the vessel: - August 2015 at USD 16 200 000 - August 2016 at USD 14 200 000 In the event Golden Ocean exercises any of its call options, any interest rate swap exposure and termination of such, will be for Golden Ocean's account. NRP Finans AS - Market Report December 2014 Neptune Seismic DIS - financial shipping project Contact: Ragnvald Risan ([email protected])/ Mats Olimb ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD) 1% Estimated share price (USD): Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): 19 400 000 2 000 000 Residual value sensitivity : LOW CASE BASE CASE HIGH CASE Vessel value Net debt Working capital Net Asset value Corporate details The Vessel Corporate management: Technical management: Commercial management: Delivery: Purchase price vessel: Initial paid in capital: Outstanding uncalled capital: NRP Business Management AS Neptune Offshore AS Neptune Offshore AS 2007 USD 32 800 000 USD 15 400 000 USD 1 150 000 Charterer: None M/V Neptune Naiad High end 2D/Low end 3D Seismic vessel NIS Lloyds Register 2002 2008 Huang Pu Shipbuilding Irving Shipbuilding, Canada 61.0m 14.2m 1 x Man B&W Alpha L6-27/38-2040 Kw at 800 rpm with 1,300 Kw shaft generator at 1,500 rpm 43 persons September 2012 Vessel name: Type: Flag: Class: Built: Rebuilt: Yard: Rebuilt: Length: Breadth: Main engine: Accomodation: Last DD: Financing (31.12.2014) Estimated Cashflow Operating revenue Operating expenses Dry docking and other Administration expenses Net operating cashflow Interest earned Interest expenses Repayment long term debt Repayment Participant loan Net financial items Net project cashflow Sale of vessel Estimated dividend 2014 2015 15 439 500 6 535 143 0 70 000 8 834 358 10 025 189 800 3 400 000 1 000 000 -4 579 775 13 007 250 6 616 832 0 71 750 6 318 668 17 166 113 100 3 400 000 0 -3 495 934 4 254 583 0 0 2 822 734 12 000 000 17 472 734 Estimated Balance (31.12) Working capital Vessel Total assets Outstanding mortgage debt Total outstanding debt 2016 Mortgage debt 1 Participant Loan Total Balance Annual Inst. 14 0 1 700 000 0 0 0 1 700 000 Interest 2,60 % p.a.* 0,00 % p.a. Balloon 3 050 000 0 3 050 000 * The mortgage was due 30.06.14 Additional information 2013 4 000 000 25 000 000 29 000 000 2014 8 522 734 25 000 000 33 522 734 4 750 000 4 750 000 3 050 000 3 050 000 NRP Finans AS - Market Report December 2014 All seismic equipment onboard is owned by the company. The Vessel is currently charter free. Investments in seismic equipment has been made in 2014. Page 90 Spero DIS - container asset play project Contact: Ragnvald Risan ([email protected]) Mats Olimb ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price (USD): 63 000 Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): 4 900 000 390 000 Residual value sensitivity on IRR : HIGH CASE LOW CASE BASE CASE 11 000 000 13 900 000 Gross residual value end C/P: 8 100 000 12 070 000 Net residual value end C/P*: 8 070 000 10 070 000 IRR estimated share price: 9,6 % 20,3 % 29,6 % IRR total capital: 6,3 % 14,1 % 21,1 % *The net residual value (2017) is net after profit split - 70% to the owning company and 30% to Conbulk. Corporate details The Vessel Corporate management: Commercial management: Purchase price vessel: Paid in capital: Uncalled capital: Delivery: Commencement of C/P: Expiry of C/P: Charterer: NRP Business Management AS Atlantica Shipping AS USD 7 145 000 USD 4 900 000 nil 24.05.2013 24.05.2013 24.05.2017 SPC, Marquess Marine Ltd., guaranteed by Conbulk Shipping S.A Greece USD 1 958/day Net BB rate year 1-3: Estimated net TC-rate 2014: USD 6 978/day Estimated net TC-rate 2015: USD 7 931/day Estimated net TC-rate 2016-2017: USD 10 588/day Profit split hurdle rate 2014: (net BB-rate + opex) USD 7 313/day Up to USD 500/day of trading profit is retained for future docking in case the vessel is not sold before next docking (in 2017). Estimated Cashflow Operating revenue Proft Split Administration expenses Net operating cashflow Interest expenses Net financial items Net project cashflow Vessel name: Type: Class: Dwt: Ldwt: LOA/ Beam /Draught: Speed: Yard: Built: Flag: Main engine: Homogeneous intake: Reefer plugs: Next intermediate: (no DD required) Next SS: Other information: MV Spero B-170, 1 730 TEU geared container vessel Bureau Veritas 22 968 7 852 184.7 m / 25.3 m / 9.85 m 19.5 knots @ 54.5 t of fuel per day Stocz. Szczecin, Poland 2002 Marshall Islands Sulzer, 18 110 kW @ 113 rpm 1 110 TEU 200 Feb. 2015 2017 4 holds, 9 hatches, DWT to TEU ratio of 13.28 3 cranes with working load of 45 tonnes Financing (31.12.2014) 2014 714 670 0 117 300 597 370 168 900 -168 900 428 470 2015 714 670 0 119 646 595 024 168 900 -168 900 426 124 2016 714 670 342 502 122 039 935 133 168 900 -168 900 766 233 Mortgage debt 1 Total Balance Annual Inst. 14 3 000 000 0 3 000 000 0 Interest 5,63 % p.a. Bullet 3 000 000 3 000 000 The mortgage has final maturity 3 years from drawdown. Assumed refinanced at equal terms in 2016. Minimum Value Clause - 140% of outstanding mortgage. Minimum free liquidity of USD 450,000. Bullet structure. Estimated dividend* 240 000 550 000 750 000 * Estimated dividend can be higher than net project cash flow due to the estimated DD/SS retention amount which will serve as minimum cash balance in the company. Estimated Balance (31.12) Additional information Working capital Vessel Total assets 2014 853 921 8 003 864 8 857 785 2015 730 045 8 569 101 9 299 147 2016 746 278 9 249 933 9 996 212 All earnings exceeding a pre-agreed hurdle rate consisting of the BB-rate and operational expenses, to be split 60/40 between the owning company and the charterer. Up to $500/day of the trading profit may be retained in a DD/SS-retention account, which if not used will be paid out according to the trading profit split. Outstanding debt 1. Prior Total outstanding debt 3 000 000 3 000 000 3 000 000 3 000 000 3 000 000 3 000 000 70/30 profit split between the owning company and the charterer of sales proceeds exceeding USD 7 900 000. Page 91 NRP Finans AS - Market Report December 2014 Stril Offshore DIS - asset play offshore project Contact: Ragnvald Risan ([email protected])/ Mats Olimb ([email protected]) Date of analysis: 01.12.2014 Estimated share price (NOK) 1% Estimated share price (NOK):* 2 750 000 Key figures: 100 % Paid in equity (NOK): Accumulated dividend (NOK): 250 000 000 0 Net asset value sensitivity Vessel Value Working capital Debt Net asset value LOW CASE 600 000 000 15 615 755 361 746 577 253 869 178 BASE CASE 700 000 000 15 615 755 361 746 577 353 869 178 HIGH CASE 750 000 000 15 615 755 361 746 577 403 869 178 * The share price includes a deduction from det estimated net asset value based on broker values for the vessels, due to volatile market. Corporate details The Vessels Corporate management: Technical management: Commercial management: Established: Purchase price vessels: Initial paid in capital: Outstanding uncalled capital: NRP Business Management AS Simon Møkster Shipping AS Simon Møkster Shipping AS 16.05.2007 NOK 700 000 000 NOK 200 000 000 NOK 125 000 000 Base case assumptions: Assumed avg. TC equiv, income per vessel 2014-2015: Assumed operating expenses per vessel:** NOK 200 000/day NOK 88 000/day Both vessels are currently in the spot market. **Including technical/commercial management fee of NOK 3 650 000/year. Stril Commander / Stril Challenger Havyard 842 DNV 74.5m 17.2m Havyard AS Jan 09 and June 09 Approx. 3 000 ton 30 persons in 15 cabins BHP 16,320 - 2 MAK 6,00 kW at 750rpm 200 tons 2 x Morelli shaft generator (3 000 kW) 2 x Caterpillar C-18 (601 kW) DP2 (Kongsberg) NOR Challenger: 3Q 2016, Commander: 3Q 2015 Vessel name: Type: Class: LOA: Breadth: Yard: Delivery: Dwt: Accommodation: Main engine: Bollard pull: Main generator: Aux. engines: Dynamic position: Flag: DD/SS: Estimated Cashflow Operating revenue Operating expenses Dry docking Administration expenses Net operating cashflow Interest earned Interest expenses Repayment long term debt Net financial items Sale of vessel Net project cashflow Estimated dividend Financing (31.12.2014) 2014 131 250 000 64 068 678 5 500 000 746 579 60 934 743 884 964 17 920 413 24 259 356 -41 294 805 19 639 938 2015 131 250 000 64 068 678 10 000 000 761 511 56 419 811 1 057 593 16 166 816 353 941 887 -369 051 110 700 000 000 387 368 701 0 421 020 785 Estimated Balance (01.12.2014) Mortgage debt 1 Debt to Møkster Revolving facility Total Balance Annual Inst. 14 332 104 297 24 259 356 10 812 590 10 000 000 352 916 887 24 259 356 Interest 5,00 % p.a. 5,00 % p.a. 5,00 % p.a. Balloon 2015 297 155 764 0 11 025 000 297 155 764 The interest rate is floating, and assumed interest rate is 5.00% incl. margin and guarantee fee. Entered into a revolving credit facility of NOK 10 000 000 in January 2014. Repayment together with accrued interest. Outstanding loan to Møkster will be repaid once the company has sufficient funds to serve its commitments. Additional information Working capital Vessels Total assets 2014 15 615 755 700 000 000 715 615 755 Outstanding debt 1. Prior Loan to Møkster Revolving credit facility Total outstanding debt 340 933 987 10 812 590 10 000 000 361 746 577 NRP Finans AS - Market Report December 2014 A residual value of NOK 700 000 000 en bloc has been assumed end of 2015. Page 92 TDSC Opportunity AS - container asset play project Contact: Ragnvald Risan ([email protected])/ Nicolai Rosenberg ([email protected]) Date of analysis: 01.12.2014 1% Estimated share price (USD): Estimated share price (USD): 57 100 Key figures: 100 % 15 580 000 0 Paid in equity (USD): Accumulated dividend (USD): Net asset value sensitivity : Vessel Value Working capital Debt Net asset value LOW CASE 4 500 000 710 000 1 000 000 4 210 000 BASE CASE 6 000 000 710 000 1 000 000 5 710 000 HIGH CASE 7 500 000 710 000 1 000 000 7 210 000 Corporate details The Vessel Corporate management: Commercial management: Technical management: NRP Business Management AS Thor Dahl Management AS Jahre Wallem AS Purchase price vessel: Initial paid in capital: Uncalled capital: Established: USD 14 250 000 USD 15 580 000 USD 0 10.06.2010 Assumed net TC-rate 15.09.2014-31.03.2015: Assumed net TC-rate 01.03.2015-31.12.2015: Operational expenses 2014* Cash break even: *Estimated operational expenses including management fee. Estimated Cashflow Operating revenue Operating expenses Administration expenses Net operating cashflow Interest expenses Net financial items Net project cashflow MV Thorstream Selfsustained Cellular Container Vessel, Type B-170 1 730 TEU (1 120 TEU at 14 tons homogenous) 200 23 000 Germanischer Lloyd 7 852 184.7 m 25.3 m 20 knots/ 54 mt Stoczina Szczecinska, Poland 1 998 Cyprus Sulzer - 6RTA62U - Cegielski 13 320 kw 4 x 30 tons single cranes Apr. 2018 Financing (31.12.2014) 2014 2015 2 362 886 2 303 030 62 020 -2 164 150 000 -150 000 2 833 557 2 252 981 63 571 517 005 150 000 -150 000 -152 164 367 005 Estimated Balance (01.12.2014) Participant loan Total Balance Annual Inst. 14 Annual interest 0 15,00 % p.a. 1 000 000 0 1 000 000 Balloon 0 0 A participant loan was provided in Q3 2012 to finance the advanced Dry Docking of the Vessel. As the loan was not fully subscribed by all participants, a rate of 15% p.a. will be paid. The interest will be paid quarterly in arrears. The Vessel serves as security for the loan. The participant loan will be repaid once the company has sufficient funds to serve its commitments. No dividends will be paid prior to the participant loan being repaid in full. Additional information Working capital Vessel Total assets 2014 710 000 6 000 000 6 710 000 Outstanding debt Total outstanding debt 1 000 000 1 000 000 Page 93 USD 7 020 / day USD 8 288/ day USD 6 022 / day USD 6 602 / day Vessel name: Type: TEU: Reefer capacity: Dwt: Class: Ldwt: LOA: Beam: Speed/Cons: Yard: Built: Class/flag: Main engine: Cranes: Next SS: Thorstream is on a charterparty to Pacific International Lines Pte., Singapore until mid March - mid June. NRP Finans AS - Market Report December 2014 UACC Bergshav Tanker DIS - financial shipping project Contact: Ragnvald Risan ([email protected])/ Nicolai Rosenberg ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price (USD):* 160 150 Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): 14 540 000 5 910 000 Residual value sensitivity on IRR : Residual value end C/P: IRR estimated share price: IRR total capital: LOW CASE 25 500 000 1,8 % 3,7 % BASE CASE 30 000 000 11,0 % 7,9 % HIGH CASE 34 000 000 17,9 % 11,3 % * The Share price includes a 5% deduction on the the tax position of the company. Corporate details The Vessel Corporate management: Commercial management: NRP Business Management AS Bergshav Tankers AS Purchase price vessel: Initial paid in capital: Outstanding uncalled capital: Delivery: Commencement of C/P: Expiry of C/P: Base case assumptions: BB rate net per day year 1-7: USD 42 750 000 USD 11 540 000 USD 1 000 000 10.01.2011 10.01.2011 10.01.2018 Vessel name: Type: Class: Dwt: LOA/ Beam: Speed: Yard: Built: Flag: Main engine: USD 13 500 Next SS: Charterer: MT UACC Eagle LR 1 Product Tanker Lloyd's Register 73 427t 228.6m /32.3m 14.9 knots New Times Shipyard, China 2 009 Marshall Island MAN B&W, 2S.A. 6-cyl, Engine Model 5S60MC-C, 11,300kW @ 105 rpm 2019 United Arab Chemical Carriers Ltd., U.A.E. Financing (31.12.2014) Estimated Cashflow Operating revenue Administration expenses Net operating cashflow Interest expenses Repayment long term debt Net financial items Net project cashflow 2014 4 927 500 106 121 4 821 379 1 148 977 2 000 000 -851 023 3 970 356 2015 4 927 500 108 243 4 819 257 1 155 049 2 000 000 -844 951 3 974 306 2016 4 927 500 110 408 4 817 092 781 000 2 000 000 -1 219 000 3 598 092 Estimated dividend 1 850 000 1 650 000 2 100 000 Mortgage debt 1 Mortgage debt 2 Charterer's Credit Total Balance Annual Inst. 14 15 318 750 1 500 000 1 381 250 500 000 4 275 000 0 20 975 000 2 000 000 Interest Balloon 2018 6,48 % p.a.* 10 700 000 4,75 % p.a.** 0 0,00 % 4 275 000 14 975 000 The mortgage loan has total annual instalments of USD 2.0 million. *Mortgage debt 1 is fixed until January 2016. ** Mortgage debt 2 has floating interest rate. Estimated Balance (31.12) Additional information Working capital Vessel Total assets 2014 309 323 36 253 149 36 562 472 2015 323 531 34 316 304 34 639 834 2016 259 623 32 235 488 32 495 110 Outstanding debt 1. Prior Charterer's credit Total outstanding debt 16 700 000 4 275 000 20 975 000 14 700 000 4 275 000 18 975 000 12 700 000 4 275 000 16 975 000 NRP Finans AS - Market Report December 2014 The charterer has a purchase option in January 2016 at USD 37 750 000 and in January 2018 at USD 34 000 000. The owning company has a put option towards the seller in January 2018 at USD 25 500 000. UACC Bergshav Tanker DIS has the following convenants towards the charterer: Ratio of stockholders equity to at all times exceed 30% of total assets. Minimum tangible Net Worth USD 100 million. USD 3 000 000 of the uncalled capital was called upon in Q3 2012 due to breach of the MVC covenant in the loan agreement, the amount was used to repay the mortgage. Page 94 UACC Ross Tanker DIS - financial shipping project Contact: Ragnvald Risan ([email protected])/ Nicolai Rosenberg ([email protected]) Date of analysis: 01.12.2014 Estimated share price (USD): 1% Estimated share price (USD):* 130 000 Key figures: 100 % Paid in equity (USD): Accumulated dividend (USD): 11 540 000 6 200 000 Residual value sensitivity on IRR : Residual value end C/P: IRR estimated share price: IRR total capital: LOW CASE 25 500 000 -0,1 % 3,3 % BASE CASE 30 000 000 11,6 % 7,5 % HIGH CASE 34 000 000 20,1 % 10,9 % * The Share price includes a 5% deduction on the tax position of the company. Corporate details Corporate management: Commercial management: The Vessel NRP Business Management AS Lorentzens Skibs Management AS Purchase price vessel: Paid in capital: Uncalled capital: Delivery: Commencement of C/P: Expiry of C/P: USD 42 750 000 USD 11 540 000 USD 4 000 000 30.12.2010 30.12.2010 30.12.2017 Base case assumptions: BB rate net per day year 1-7: Charterer: Vessel name: Type: Class: Dwt: LOA/ Beam: Yard: Built: Flag: Main engine: MT UACC Falcon LR 1 Product Tanker Lloyd's Register 73 427t 228.6m /32.3m New Times Shipyard, China 2009 Marshall Island MAN B&W, 2S.A. 6-cyl, Engine Model 5S60MC-C, 11,300kW @ 105 rpm apr.19 Next SS USD 13 500 United Arab Chemical Carriers Ltd., U.A.E. Estimated Cashflow Financing (31.12.2014) Balance Annual Inst. 14 1 500 000 14 943 750 500 000 4 981 250 0 4 275 000 2 000 000 24 200 000 Operating revenue Administration expenses Net operating cashflow Interest expenses Repayment long term debt Net financial items 2014 4 927 500 106 121 4 821 379 1 331 028 2 000 000 -668 972 2015 4 927 500 108 243 4 819 257 1 288 363 2 000 000 -711 637 2016 4 927 500 110 408 4 817 092 914 813 2 000 000 -1 085 188 Net project cashflow 4 152 407 4 107 620 3 731 904 * Mortgage debt 1 is fixed until December 2015 Estimated dividend 3 900 000 1 600 000 1 900 000 ** Mortgage debt 2 has floating interest rate. Estimated Balance (31.12) Interest Balloon 2017 6,70 % p.a.* 10 443 750 4,75 % p.a.** 3 481 250 0,00 % 4 275 000 18 200 000 The mortgage loan has total annual instalments of USD 2.0 million. Additional information Working capital Vessel Total assets 2014 217 331 36 327 413 36 544 744 2015 148 225 34 381 390 34 529 615 2016 150 504 32 276 572 32 427 076 Outstanding debt 1. Prior Charterer's credit Total outstanding debt 19 925 000 4 275 000 24 200 000 17 925 000 4 275 000 22 200 000 15 925 000 4 275 000 20 200 000 Page 95 Mortgage debt 1 Mortgage debt 2 Charterer's Credit Total The charterer has a purchase option December 2015 at USD 37 750 000 and a purchase option December 2017 at USD 34 000 000. The owning company has a put option towards the seller December 2017 at USD 25 500 000. UACC Ross Tanker DIS has the following convenants towards the charterer: Ratio of stockholders equity to at all times exceed 30% of total assets. Minimum tangible Net Worth USD 100 million. NRP Finans AS - Market Report December 2014 5. Explanation of procedures and key figures: Explanation of procedures and key figures in real estate projects: Common area maintenance charges Costs such as maintenance, heating, electricity, janitorial costs, service/maintenance of technical installations, Pricing of projects: shoveling snow and renovation, are typical common area In projects where there has been recent second hand maintenance costs. transactions, the transaction value will normally be of guidance for setting the market value for the project. In Yield projects where there has not been any recent Within real estate, yield is a measure of the first year’s transactions, other parameters, explained under, will direct return. Yield is calculated by dividing net rental largely dictate the valuation. income (gross rental income – owners cost) with the purchase price of the property. Pricing of real estate projects: The pricing of real estate projects is often based on yield- Market value of property assumptions, and market rent. The internal rate of return Estimated property value is determined by dividing net on equity is another important parameter. Positive and rental income by the yield. The required yield level in a negative values of fixed interest rates are not directly project depends on the assumed risk in the project. For included in the valuation, as this only becomes a calculating the share price in the project, property value cost/benefit if the project is sold. The effect of the fixed after deferred tax is used. This is to compensate that you rate is however taken into account in the cash flow will not receive tax depreciation equal to the purchase budget, and thereby reflected in the interest rate price of the property when buying a company owning a calculations. The value of any fixed interest rate is shown property. The discount on the property price due to in the valuations. deferred tax liability is calculated by multiplying a percentage by the difference between property value and Key words: tax-based value of the property including market value of plot. The percentage varies based on the type of property. Internal rate of return (IRR) For property in Sweden, we use 5.5%. For property in Measure for the internal rate of return on equity for both Norway, with 2% depreciation rate, we use 7%, while our shipping and real estate projects. IRR shows the property with 4% depreciation rate we use 10%. The annualized return of the project. Investors need to depreciation rate used for projects in Denmark and consider if the expected IRR of a project is satisfactory to Finland is 10%. them, when adjusted for risks in the project. Net asset value Cost of ownership Net asset value: Cost of ownership varies with different types of lease Working capital + property value – outstanding debt. agreements. In typical «bareboat» contracts, the owners in most cases are only responsible for own administration expenses and own insurance. In more standard contracts, owner costs include insurance, real estate tax, fit-out costs, and exterior maintenance of roof, facade and windows. Replacement costs are also owners cost. Owners cost will here also include common area maintenance charges on vacancy space. NRP Finans AS - Market Report December 2014 Page 96 Explanation of procedures and key figures in shipping/offshore projects: Key words: IRR Pricing of projects: In projects where there has been recent second hand transactions, the transaction value will normally be of guidance for setting the market value for the project. In projects where there has not been any recent transactions, other parameters, explained under, will largely dictate the valuation. Pricing of shipping/offshore projects: Pricing of shipping/offshore projects is often based on cash-flow assumptions. Based on the risk level in the project, we find an internal rate of return that we feel matches the risk in the project. Risk factors can be residual value of the ship, solidity of the charterer, charter parties, spot market, the underlying market and loan agreements. The uncertainty in these factors make valuation of shipping/offshore projects challenging. For See definition above. Bareboat charter An agreement for chartering a ship without crew, and where the charterer has the technical and operational risk. Owner is only responsible for own administration. Charterer Lessee of the ship. Time Charter Charter for a fixed period of time. The owner manages the vessel, but the charterer decides where the vessel shall go. The Owner pays the operational costs such as repairs, crew costs, and insurance, while the charterer pays all travel-related costs such as fuel costs, port charges, commissions and loading and unloading costs. projects without charter parties and projects with great uncertainties, valuation is based on net asset value calculations. Page 97 NRP Finans AS - Market Report December 2014 The NRP Group of companies Project & Corporate Finance Asset Management NRP Finans AS NRP Asset Management AS NRP Business Management AS Aker Eiendomsdrift AS Asset Management Corporate management, accounting, tax and consulting Real estate management Project arrangement & Syndication Corporate finance and M&A advisory 2141173 Markedsrapport-omslag.indd 2 Corporate Management Services NRP Finans AS Anne Elisabeth Næstvold Christian Ness Erlend Torsen Fredrik Holter Knut Ekjord Markus Leandersson Mats Olimb Morten Berg Nicolai Rosenberg Ragnvald Risan Thor Andreas Mjør Tobias Gedde-Dahl Tom Kjeldsberg E-mail [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] Office phone 22 04 81 67 22 00 81 80 22 01 79 61 22 04 81 53 23 11 78 39 23 11 39 76 23 11 78 38 23 11 78 37 23 11 39 75 22 00 81 82 22 04 81 68 22 04 81 66 23 11 78 36 Mobile 99 27 99 28 92 26 68 42 91 72 33 83 92 29 34 14 92 65 90 01 45 45 05 18 93 40 87 94 41 42 01 01 95 10 30 77 90 16 11 17 93 48 01 04 93 05 19 38 91 84 36 67 NRP Business Management AS Alina Hategan Anita Næsheim Ann - Christin Hansen Ann Helen Marthinussen Anne Aspelin Arild Kvalsvik Birgitte Linge Dalen Brita Randem Elfrid Lislevatn Grete Aasheim Anstice Grethe Pedersen Hege Korsmo Sæther Heidi Hanson Linda Cathrin Hansen Maria Terese Olsen Nina Ekhaugen Oddny Skaug Stålesen Ole Joachim Jonstang Stine Haugen Vibeke Vilhelmsen E-mail [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] [email protected] Office phone 23 11 71 03 22 00 81 83 23 11 71 02 23 11 71 04 23 11 78 49 23 11 78 35 23 11 78 44 23 11 71 07 23 11 78 45 22 04 81 52 22 04 81 54 22 01 79 63 23 11 78 46 23 11 71 08 23 11 38 37 22 04 81 62 23 23 85 46 23 11 71 06 22 01 79 65 22 01 79 64 Mobile 93 00 80 50 97 50 07 20 48 03 18 66 97 70 15 70 93 05 23 52 92 46 99 80 99 62 90 52 99 22 72 01 99 01 91 83 94 01 98 04 95 70 25 84 90 60 73 49 95 76 72 53 98 80 45 35 41 66 69 66 90 58 57 55 41 43 64 67 92 05 75 45 91 13 90 18 91 68 45 00 NRP Holding AS Elin Bentsen Hilde Knudsen Wenche Solbakken Johansen E-mail [email protected] [email protected] [email protected] Office phone 23 11 78 34 22 01 79 60 23 11 78 42 Mobile 92 61 84 58 93 41 06 10 93 25 53 19 27.11.14 12.52 2141173 • Bolt Communication AS • www.boltcommunication.no Market Report December 2014 NRP Finans AS Haakon VIIs gate 1 Postbox 1358 Vika 0113 Oslo Telephone: +47 22 00 81 81 Telefax: +47 22 00 81 91 E-mail: [email protected] Homepage: www.nrp.no 2141173 Markedsrapport-omslag.indd 1 27.11.14 12.52