Core Insights - The company reported a continued solid EBITDA margin and free cash flow delivery despite a soft demand environment in the first half of 2025 [1][3] Financial Performance - In Q2 2025, net sales were €1,102 million, down 7.8% year-on-year and 3.8% organically [2] - EBITDA for Q2 2025 decreased to €230 million, a decline of 15.4% year-on-year and 12.4% organically [2] - The EBITDA margin was 20.9%, down from 22.8% in Q2 2024, reflecting a decrease of 1.9 percentage points [2] - Free Cash Flow (FCF) in Q2 2025 was €54 million, a significant drop of 54.8% compared to the previous year [2] - Underlying net profit from continuing operations was €99 million in Q2 2025, compared to €116 million in Q2 2024 [5] Market Conditions - The business activity in the first half of 2025 was affected by uncertainty surrounding tariff discussions and geopolitical tensions, leading to a soft market demand environment [3][4] - The company anticipates that market conditions will remain challenging throughout the second half of 2025 [4] Cost Management - Structural cost savings initiatives delivered €29 million in Q2 2025, with cumulative savings reaching €165 million since the start of 2024 [5] - The company now expects total cost savings to exceed the previous indication of €200 million by the end of 2025 [6] 2025 Outlook - The company has revised its 2025 underlying EBITDA outlook to between €880 million and €930 million, while confirming a Free Cash Flow target of around €300 million [5][8] - The maximum capital expenditure (Capex) is set at €300 million, reflecting a focus on cash generation and dividend cover [8]

Financial Data and Key Metrics Changes - Funds from operations (FFO) per share for Q1 2025 were $2.12, up 7.1% from the same quarter last year, marking over a decade of quarterly FFO per share exceeding the prior year's results [9][17] - Quarter-end leasing was at 97.3% with occupancy at 96.5%, while average quarterly occupancy was 95.8%, down 170 basis points from Q1 2024 [9][10] - Cash same-store net operating income (NOI) rose 5.2% for the quarter despite lower occupancy [10] - The company’s debt to total market capitalization was 13.7%, with an unadjusted debt to EBITDA ratio of 3 times and interest coverage of 15 times [20] Business Line Data and Key Metrics Changes - Quarterly releasing spreads were 47% on a GAAP basis and 31% on a cash basis [10] - The top ten tenants accounted for 7.1% of rents, down 70 basis points from a year ago, indicating a more diversified rent roll [10] Market Data and Key Metrics Changes - The leasing market showed improvement, but trade talks created uncertainty, particularly affecting the Los Angeles and Orange County markets [11][36] - Other markets, such as the Carolinas, Atlanta, and Florida, experienced better leasing volumes compared to the western regions [36] Company Strategy and Development Direction - The company is focusing on leasing to maintain occupancy and has raised its threshold for new investments and development starts until there is better economic visibility [12][14] - The company is reforecasting 2025 development starts to $250 million, with expectations for the majority in the second half of the year [14] - The strategy includes capitalizing on limited availability and modern facilities to put upward pressure on rents as demand strengthens [16] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in navigating through periods of uncertainty, emphasizing the importance of financial strength and portfolio quality [23][25] - The company is optimistic about long-term trends such as population migration and evolving logistics chains, which are expected to benefit its portfolio [26] - Management acknowledged the uncertainty in the market due to tariffs and interest rates but remains focused on executing their strategy [23][25] Other Important Information - The company has maintained a healthy tenant collection rate, with bad debt as a percentage of revenue lower than in the previous year [22] - G&A expenses increased due to less overhead capitalization and an increase in equity-based compensation accounting [21] Q&A Session Summary Question: Leasing pace in the second quarter and market pullback - Management noted strong leasing volume in Q1, with some markets showing resilience despite uncertainty, particularly in the eastern regions [30][36] Question: Urgency in leasing and flexibility with tenants - Management emphasized the importance of quick leasing decisions but maintained standards without significantly lowering rents [42][46] Question: Dominguez building redevelopment plans - The building was scheduled for redevelopment due to its aging condition, with expectations for leasing activity to pick up post-improvements [54][62] Question: Development starts and market conditions - Management indicated that uncertainty around tariffs and potential recession led to a cautious approach in development starts, with a focus on market demand [69][75] Question: Leasing spreads in Los Angeles - Management acknowledged that the low leasing spreads in LA were not representative of the overall portfolio, attributing it to negative absorption in that specific market [80][82] Question: Construction costs and tenant space utilization - Construction costs have decreased, but demand remains a concern; tenants are looking to utilize their spaces more efficiently amid economic uncertainty [97][100] Question: Acquisition strategy and market changes - The company has adjusted its acquisition strategy due to changes in capital markets, focusing on higher return thresholds and being cautious with new investments [106][110] Question: Onshoring and manufacturing trends - Management expressed optimism about potential onshoring trends benefiting the company, particularly in Sunbelt markets [117][121]

Financial Data and Key Metrics Changes - Funds from operations (FFO) per share for Q1 2025 were $2.12, up 7.1% from the same quarter last year, marking over a decade of quarterly FFO per share exceeding the prior year's same quarter [9][17] - Quarter-end leasing was at 97.3% with occupancy at 96.5%, while average quarterly occupancy was 95.8%, down 170 basis points from Q1 2024 [9][10] - Cash same-store net operating income (NOI) rose 5.2% for the quarter despite lower occupancy [10][22] - The company’s debt to total market capitalization was 13.7%, with an unadjusted debt to EBITDA ratio of 3 times and interest coverage at 15 times [20] Business Line Data and Key Metrics Changes - Quarterly releasing spreads were 47% on a GAAP basis and 31% on a cash basis [10] - The top ten tenants now account for 7.1% of rents, down 70 basis points from a year ago, indicating a more diversified rent roll [10] Market Data and Key Metrics Changes - The leasing market showed improvement, but trade talks created uncertainty, particularly affecting the Los Angeles and Orange County markets [11][36] - Other markets, such as the Carolinas, Atlanta, and Florida, have shown stronger leasing volumes compared to Texas [36] Company Strategy and Development Direction - The company is focusing on leasing to maintain occupancy and has raised its threshold for new investments and development starts until there is better economic visibility [12][14] - Development starts for 2025 are reforecasted to $250 million, with expectations for the majority in the second half of the year [14][21] - The company aims to capitalize on development opportunities earlier than private peers due to its balance sheet strength and existing tenant expansion needs [16] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in navigating through periods of uncertainty, emphasizing the importance of financial strength and portfolio quality [23][25] - The company remains optimistic about long-term trends such as population migration and evolving logistics chains, despite current macroeconomic uncertainties [26][121] Other Important Information - The company has maintained healthy tenant collections, with bad debt as a percentage of revenue lower in Q1 compared to 2024 [22] - The company is experiencing upward pressure on rents due to limited availability and higher development costs [15] Q&A Session Summary Question: Leasing pace in the second quarter and market pullback - Management reported strong leasing volume, with Q1 being the third-best quarter historically, but noted some tenants are putting decisions on hold due to uncertainty [30][32] Question: Urgency in leasing and flexibility with tenants - Management emphasized the need for quick lease completions but maintained standards without significantly lowering rents [42][46] Question: Dominguez building redevelopment plans - The building was scheduled for redevelopment due to its aging condition, with expectations for leasing activity to pick up after improvements are completed [54][62] Question: Development starts and market conditions - Management indicated that uncertainty around tariffs and potential recession led to a cautious approach in development starts, with a focus on market demand [69][75] Question: Leasing spreads in Los Angeles - Management acknowledged that the 5% leasing spread in LA was low and not representative of the overall portfolio, attributing it to negative absorption in that market [80][82] Question: Construction costs and tenant space utilization - Construction costs have decreased by 10-12%, but demand remains a concern; tenants are looking to utilize space more efficiently due to economic uncertainty [97][100] Question: Acquisition strategy and market changes - The company has adjusted its acquisition strategy to be more conservative, increasing return thresholds due to changes in capital markets [106][110] Question: Onshoring and manufacturing trends - Management expressed hope for increased US-based manufacturing, which could benefit the company, particularly in Sunbelt markets [117][121]