Real estate portfolio

At the end of June 2020, the carrying value of the total portfolio was CHF 8.127 billion (end of 2019: CHF 7.982 billion).

At the end of March 2020, a plot with a commercial building (built in 1975/1991) at Grubenstrasse 6 in Zurich (district 2) was acquired for CHF 33.5 million. The structure will be replaced with a modern new building offering a mixed use (around 5 600 m² of office and 5 900 m² of commercial space). The investment sum amounts to approximately CHF 35 million. The new property will benefit from its good location: the bus and suburban railway stations Zurich Binz are located right next to the building. Demolition work on the existing building have begun. The new building should be constructed between 2021 and 2023.

The properties acquired at Bärenplatz in Bern in January 2019 will be extensively renovated and modernised by the end of 2021. The investment sum amounts to around CHF 14 million. The ground floor and the first basement floor are intended to be used for gastronomy (around 1’100 m²), with office space above (around 1’300 m²) and some small apartments (around 900 m²) in the uppermost parts of the building. 30% of the space (gastronomy area) has already been pre-let. The remaining areas are being negotiated.

The office building at Grosspeterstrasse 18 in Basel no longer meets today's requirements. Planned is a new construction with around 5’600 m² of office space; 50% has already been pre-let to Swisscom. The investment sum amounts to around CHF 34 million. The construction approval is still pending; however, the construction start is expected for autumn 2020. The construction period will take about two and a half years.

The valuation of the properties resulted in an appreciation of CHF 31.1 million. Thereof, CHF 26.4 million were related to the investment portfolio and CHF 4.7 million to the sites and developments projects. The portfolio’s weighted average nominal discount rate stood at 3.29% (year-end 2019: 3.32%). The appreciation resulted mainly from the lower discount rate as well as from various lettings and the reduction in vacancies. In contrast, more cautious income forecasts in connection with COVID-19 had the effect of reducing the value in individual cases.

At the end of June 2020, the vacancy rate stood at 3.4% (end of 2019: 3.5%). 0.6 percentage points of all vacancies is due to ongoing renovations. Of the lease contracts maturing in 2020 (CHF 31.7 million), 92% were already renewed. The wault (weighted average unexpired lease term) of the total portfolio was 4.1 years. The wault of the ten largest tenants, contributing around 30% of the rental income, was 5.8 years.

Consolidated half-year results (January to June 2020)

Net income excluding gains/losses on real estate investments amounted to CHF 98.3 million, this corresponds to a decrease of CHF 17.1 million or 14.8% compared to the previous year’s period (H1 2019: CHF 115.3 million). The decrease is due to positive one-off effects in H1 2019 – the reduction of income tax rates in the cantons of Basel-Stadt and Geneva resulted in a release of deferred taxes totalling CHF 58.0 million, of which CHF 21.6 million had a positive impact on net income excluding gains/losses on real estate investments.

Rental income increased by CHF 1.7 million to CHF 146.7 million (H1 2019: CHF 145.0 million). This is despite the fact that in Q2 2020, rent reliefs of CHF 2.3 million were recorded in connection with the lockdown. Operating expenses decreased by CHF 1.7 million to CHF 25.9 million (H1 2019: CHF 27.6 million). Financial expenses declined by further CHF 3.0 million to CHF 7.1 million (H1 2019: CHF 10.0 million).

Earnings per share excluding gains/losses on real estate investments, which is the basis for the dividend distribution, amounted to CHF 2.14 (H1 2019: CHF 2.51).

Net income reached CHF 121.8 million (H1 2019: CHF 258.8 million). Positive one-off effects in H1 2019 also explain the decline in net income by CHF 137.0 million or 52.9%. In addition to the effects already mentioned, the portfolio appreciation in the reporting period was lower at CHF 31.1 million compared to H1 2019 (CHF 124.7 million). Furthermore, in the previous year's period, income of CHF 15.0 million had resulted from the sale of two investment properties. Earnings per share amounted to CHF 2.66 (H1 2019: CHF 5.64).

At the end of June 2020, net asset value (NAV) per share was CHF 96.07; the dividend of CHF 3.60 per share paid on 17 April 2020 must be considered in this regard (end of 2019: CHF 97.02). NAV before deducting deferred taxes amounted to CHF 115.23 (end of 2019: CHF 115.82).

Strong capital structure

With total equity of CHF 4.406 billion at the end of June 2020 (end of 2019: CHF 4.450 billion) – corresponding to an equity ratio of 53.8% (end of 2019: 55.4%) – the equity base remains strong. Interest-bearing debt amounted to CHF 2.808 billion, corresponding to 34.3% of total assets (end of 2019: CHF 2.596 billion or 32.3%).The passing average cost of debt was low at 0.52% (end of 2019: 0.73%). The average fixed-interest period was 5.5 years (end of 2019: 4.4 years). Currently, unused credit lines amount to CHF 900 million (thereof CHF 730 million committed).

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

Remarks with regard to the corona crisis

The measures taken by the Federal Council in mid-March 2020 to combat the coronavirus, most of which have since been repealed, had a severe impact on the population and the economy. How long it will take to return to normality is impossible to predict from today’s perspective. This depends on how a future spread of the coronavirus can be contained and how badly the lockdown has damaged the economy.

Thanks to its broad portfolio diversification and its focus on office use, the exposure of PSP Swiss Property in the sectors affected by ordered business closures is manageable (21% of total rental income). Moreover, the impact on these tenants varies widely. PSP Swiss Property has approximately 2 300 tenants; thereof, around 220 were directly affected by the ordered closure of their businesses. Until the end of June 2020, about 350 tenants had applied for a deferral of payment or a rent adjustment. As an emergency measure, payment extensions were granted, if this was appropriate. Overall, rent reliefs in the amount of CHF 2.3 million were recognised in the Q2 2020 income statement. As at 30 June 2020, outstanding lockdown-related rent receivables amounted to CHF 5.2 million.

In June 2020, the Federal Council was mandated by a motion to draft a law requiring a subsequent rent reduction of 60% in favour of tenants affected by the authorities' closure of their businesses. The planned regulation is intended to ensure that agreements made between tenants prior to the adoption of the law remain valid; and will apply only to monthly rents of up to CHF 20 000, with the possibility for both, the landlord and the tenants, to refuse the regulation if the monthly rent exceeds CHF 15 000. This means that further consensual agreements will not be blocked but more difficult to achieve. The introduction of a corresponding regulation (for monthly rents up to CHF 15 000) would result in total estimated rent reliefs of additional approximately CHF 0.7 million for PSP Swiss Property.

Subsequent events

With effect from 1 August 2020, an asset swap with Zurich Insurance Group was carried out. The commercial building at Seilerstrasse 8 in Bern was acquired for CHF 23.7 million from Zurich Insurance Group (we already own the immediately adjacent property at Seilerstrasse 8a). As a counter transaction, the development property at Zurlindenstrasse 134 in Zurich was sold for CHF 15.0 million; resulting in a gain of CHF 7.6 million.

Market environment and outlook 2020

An outlook of the Swiss economy is more difficult than ever. Most forecasts predict a decline in GDP by around 6% for 2020. A return to growth rates is expected in Q3 or Q4 2020. However, GDP is unlikely to reach pre-corona levels before 2022. It is just as difficult to anticipate the impact of the corona crisis on the real estate sector. More than ever, it must be differentiated between the various sub-segments. The situation is different for office space and other commercial properties and it varies significantly depending on the quality of their location. PSP Swiss Property expects demand for modern office space in A-locations to remain stable in the coming months. On the other hand, the market for older office buildings in B- and C-locations as well as non-food retail space, which had been challenging even before the crisis, will remain difficult for the time being.

It is yet too early for a final assessment of the impact the corona crisis will have on our business activities. However, PSP Swiss Property is well prepared for the times ahead for a number of reasons: we have a high-quality portfolio with a low vacancy rate. The main use is office space and the tenant base is broadly diversified. The development projects, most of which are already well let, will generate further growth. We also have a solid equity base and sufficient financing sources.

For the business year 2020, an ebitda excluding gains/losses on real estate investments of around CHF 260 million is confirmed (2019: CHF 256.1 million).

With regard to the vacancies, a lower rate of around 3% at year-end 2020 is now expected (previously: around 3.5%; end of June 2020: 3.4%).

Key figures

Further information

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

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

Report and presentation are available on www.psp.info

www.psp.info/reports

www.psp.info/presentations

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Agenda

Publication Q1-Q3 2020 · 10 November 2020

Publication FY 2020 · 23 February 2021

Annual General Meeting 2021 · 31 March 2021

Publication Q1 2021 · 30 April 2021