Owen, thanks so much for joining us. You are leading now what is the largest publicly traded office REIT in the country. So, it's obviously a portfolio that everybody's watching.While data centers are the darling of real estate right now, I hate to say office feels kind of like it's still the devil. Where are we. I'm told we've hit bottom by many experts.Do you agree with that. And where are we in the recovery. >> Yeah, Diana.Well, first, thanks for having me this morning. Um, I definitely think we hit bott ...

Financial Performance - The consolidated net profit of INVL Baltic Real Estate for the first nine months of 2025 was EUR 3.25 million, which is 3.19 times higher than the EUR 1.02 million net profit in the same period of 2024 [2][4] - The company's consolidated revenues for January–September 2025 amounted to EUR 3 million, representing a 1.9% decrease compared to EUR 3.05 million in the same period of 2024 [4] - The consolidated rental income from owned properties decreased by 2.1% to EUR 1.9 million [4] Property Performance - The largest property managed by the company, located at the intersection of Palangos St. 4 and Vilniaus St. 33, generated EUR 1.14 million in net operating income during January–September 2025, which is 9.8% less than the previous year [5] - The Vilniaus St. 37 building, renovated this year, generated EUR 0.45 million in rental income with a 90% occupancy rate at the end of September [6] - The Žygis Business Centre generated EUR 0.28 million in rental income, a decrease of 4.2% compared to the same period in 2024, with an occupancy rate of 98% [6] Real Estate Value and Equity - The value of real estate managed by INVL Baltic Real Estate was EUR 47.4 million at the end of September 2025, an increase of 11.4% from the end of the previous year [7] - The company's consolidated equity at the end of September 2025 was EUR 27.78 million, equating to EUR 3.49 per share, which increased by 21.4% over the year [8] Company Overview - INVL Baltic Real Estate owns properties in Vilnius and Riga, including office buildings and a 52-hectare land parcel in Dommo Logistics and Industrial Park [9][10] - The company has a total property area of 19,600 sq. m. and has paid a total of EUR 2.38 in dividends per share to investors since its launch in 2016 [10]

Core Insights - Boston Properties Inc. (BXP) reported third-quarter 2025 funds from operations (FFO) per share of $1.74, exceeding the Zacks Consensus Estimate of $1.72, but reflecting a 3.9% decline year over year [1][9] - The company experienced strong leasing activity, signing 79 leases totaling over 1.5 million square feet, with a weighted average lease term of 7.9 years, marking a 38% increase year over year [2][9] - BXP revised its 2025 FFO per share guidance to a range of $6.89-$6.92, up from the previous range of $6.84-$6.92 [10] Financial Performance - Quarterly lease revenues reached $809.8 million, a 1.3% increase year over year, while total revenues rose 1.4% to $871.5 million [2] - Rental revenues for the office portfolio were $813.8 million, up 1.9% year over year, while the hotel and residential segment saw a 4.4% decrease to $26 million [3] - BXP's share of same-property net operating income (NOI) on a cash basis was $470.9 million, a 2.6% increase from the prior year [4] Occupancy and Portfolio Activity - The occupancy rate for BXP's in-service properties decreased by 40 basis points to 86% due to new project deliveries without revenue recognition [5] - In Q3 2025, BXP commenced construction on a 46-story, 93,000-square-foot office building at 343 Madison Avenue, Manhattan [6] - The company placed three development projects into service, with varying occupancy rates: 100% leased at 1050 Winter Street, 92% at Reston Next Office Phase II, and 38% at 360 Park Avenue South [7] Balance Sheet and Debt Position - BXP ended Q3 2025 with cash and cash equivalents of $861.1 million, significantly up from $447 million at the end of Q2 2025 [8] - The company's net debt to EBITDAre ratio was 8.21 as of September 30, 2025, slightly up from 8.18 at the end of Q2 2025 [8]

Financial Data and Key Metrics Changes - Funds from Operations (FFO) per share for Q3 2025 was $1.74, which is $0.04 above the forecast and $0.02 above market consensus [4][37] - The midpoint of the earnings guidance for the full year 2025 was raised by $0.03, now projected at $6.89 to $6.92 per share [4][39] - Occupancy in the same property pool increased by 20 basis points from the previous quarter, reaching 86.6% [20][37] Business Line Data and Key Metrics Changes - Over 1.5 million square feet of leasing was completed in Q3 2025, a 39% increase compared to Q3 2024 and 130% of the last five-year average for the same quarter [5][4] - Year-to-date leasing activity reached 3.8 million square feet, which is 14% greater than the first three quarters of 2024 [5] - The overall mark-to-market on leases signed this quarter increased by almost 7%, with notable increases in Boston (12%) and New York (7%) [23] Market Data and Key Metrics Changes - Office transaction volume in private markets improved, with significant office sales reaching $12.9 billion in Q3 2025, up 6% from Q2 2025 and 55% from Q3 2024 [8] - Office utilization data showed a 13% increase over the last year, with September 2025 utilization at 26.3% below 2019 levels [6] - Direct vacancy for premier workplaces in key markets is 11.7%, significantly lower than the broader market [10] Company Strategy and Development Direction - The company aims to sell 27 non-strategic assets for approximately $1.9 billion by year-end 2027, with 23 transactions closed or underway totaling roughly $1.25 billion in net proceeds [7][8] - Focus on increasing portfolio concentration in premier workplace assets located in core gateway markets, which are outperforming the broader office market [10][11] - Plans to grow FFO through selective new developments, particularly in multifamily projects, with a financial partner [12][13] Management's Comments on Operating Environment and Future Outlook - Management noted that clients are growing and utilizing their spaces more intensively, leading to positive leasing market conditions [16] - The company expects to achieve a 200 basis point increase in occupancy by the end of 2026, supported by a strong leasing pipeline [49][66] - The debt and equity markets are becoming more constructive on the office sector, improving capital availability and pricing [16][36] Other Important Information - The company recorded $212 million in impairments related to assets part of the strategic sales program [38] - The company is actively pursuing high-quality development opportunities with expected cash yields over 8% [12] Q&A Session Summary Question: Thoughts on reallocating capital into premier locations and smaller markets like Seattle and LA - Management acknowledged that LA and Seattle are weaker markets with no current development opportunities, but would consider acquisitions if they arise [44][45] Question: Confidence level regarding occupancy increases in 2026 - Management expressed confidence in renewing leases and maintaining leasing velocity, projecting a 200 basis point increase in occupancy by the end of 2026 [47][49] Question: Recovery in San Francisco and Salesforce's commitment - Management noted that AI demand is focused on low-rise buildings south of Mission Street, and Salesforce's commitment is seen as positive for job growth and office demand [50][55] Question: Percentage of pre-pandemic leases still to be addressed - Management indicated that most growth is coming from existing clients expanding their space, with limited rollover risk [58][63]

Financial Data and Key Metrics Changes - The third quarter net loss was $26.2 million or $0.15 per share, while the FFO totaled $28 million or $0.16 per diluted share, exceeding consensus estimates by $0.01 [21] - The annualized combined core net debt to EBITDA was 8.1 and 7.6, respectively, both within or below the business plan range [21][23] - The FFO payout ratio for the third quarter was 93.8% [28] Business Line Data and Key Metrics Changes - The quarterly tenant retention rate was 68%, with leasing activity approximating 343,000 sq ft [3] - The operating portfolio leasing pipeline remains solid at 1.7 million sq ft, including about 72,000 sq ft in advanced stages of negotiations [7] - The mark-to-market was -1.8% on a GAAP basis and -4.8% on a cash basis, heavily influenced by a large renewal in Austin [4][5] Market Data and Key Metrics Changes - In Philadelphia, occupancy was 94% and leased at 96%, while Boston was at 77% occupied and 78% leased [4] - The life science sector in the city is expected to drive growth, supported by a strong regional healthcare ecosystem [11] - The Austin market saw a 70% increase in leasing activity in Q3 compared to Q2, with over 108 tenants seeking more than 3.5 million sq ft [11] Company Strategy and Development Direction - The company aims to stabilize development projects and improve earnings while reducing overall leverage [31][13] - The focus is on recapitalizing high-quality, stabilized assets to enhance cash flow and open up additional capital options [13] - The investment market is improving, with institutional buyers reemerging, indicating a positive outlook for future asset sales [18] Management's Comments on Operating Environment and Future Outlook - Management noted that the operating platform remains stable with limited rollover risk and strong liquidity [32] - The company anticipates that the demand for high-quality buildings will continue to grow, particularly in select submarkets [9] - Management expressed optimism about the leasing pipeline and the potential for increased NOI from development projects [31][14] Other Important Information - The board decided to reduce the dividend from $0.15 to $0.08 per share, which is seen as sustainable and allows for reinvestment [18][66] - The company issued $300 million of bonds to repay a secured CMBS loan, enhancing flexibility in leasing and managing assets [8][22] Q&A Session Summary Question: Could you go over in more detail how we should think about the timing and process of the recapitalizations? - Management explained that recapitalizations are designed to eliminate high-cost capital structures and improve earnings by bringing high-quality assets onto the balance sheet [33][34] Question: Can you clarify the leasing prospects at Uptown ATX? - Management indicated that the leasing pipeline includes both spec suites and full-floor users, with a focus on capturing Class A tenants [42][46] Question: Why did the company decide to issue unsecured notes and take out the CMBS debt? - The decision was based on the opportunity to unencumber assets, improve unleveraged ratios, and reset rates in the debt capital markets [52][53] Question: Could you provide detail on the board's decision to reduce the dividend? - The board's decision was influenced by the need to conserve capital and the expectation of increased NOI from development projects in the future [64][66]

Financial Data and Key Metrics Changes - The third quarter net loss was $26.2 million or $0.15 per share, while the FFO totaled $28 million or $0.16 per diluted share, exceeding consensus estimates by $0.01 [21] - The annualized combined core net debt to EBITDA was 8.1 and 7.6, respectively, both within or below the business plan range [21][30] - The FFO payout ratio for the third quarter was 93.8% [29] Business Line Data and Key Metrics Changes - The quarterly tenant retention rate was 68%, with leasing activity approximating 343,000 square feet [3] - The operating portfolio leasing pipeline remains solid at 1.7 million square feet, including about 72,000 square feet in advanced stages of negotiations [7] - The mark-to-market was negative 1.8% on a GAAP basis and negative 4.8% on a cash basis, heavily influenced by a large renewal in Austin [4][5] Market Data and Key Metrics Changes - In Philadelphia, occupancy was 94% and leased at 96%, while the Pennsylvania suburbs were at 88% occupied and 89% leased [4] - Boston's occupancy was at 77% and leased at 78%, expected to drop to about 74% by year-end due to a known move-out [4] - The life science sector in the city is in recovery, supported by a strong regional healthcare ecosystem [11] Company Strategy and Development Direction - The company aims to stabilize development projects and capitalize on the recovering market while reducing overall leverage [32][63] - The focus is on recapitalizing high-quality, stabilized assets to improve earnings and cash flow [14][70] - The company plans to maintain minimal balances on its line of credit to ensure ample liquidity [8] Management's Comments on Operating Environment and Future Outlook - Management noted that the real estate market sentiment continues to improve, with strong demand for high-quality buildings [9][10] - The company anticipates a significant increase in NOI from the consolidation of 3025 JFK, expected to grow from $8 million to over $20 million in the first quarter of 2026 [25] - The board's decision to reduce the dividend was based on the need for sustainable cash flow and capital conservation [70] Other Important Information - The company issued $300 million of bonds due January 2031, generating $296 million in gross proceeds [8] - The average cost of bond debt is slightly above 6%, with $900 million of outstanding bonds having coupons above 8% [9] - The company sold $73 million of properties at an average cap rate of 6.9% [17] Q&A Session Summary Question: Could you go over in more detail how we should think about the timing and process of the recapitalizations? - Management explained that recapitalizations are designed to eliminate high-cost capital structures and bring high-quality assets onto the balance sheet, with various financing options available [34][36] Question: Could you provide some detail on the board's decision to reduce the dividend? - The board considered operating cash flow, refinancing requirements, and the cost of outside capital, concluding that a reduced dividend is sustainable and allows for future growth [68][70] Question: Can you explain why you decided to issue the unsecured notes and take out the CMBS debt? - The decision was based on the opportunity to unencumber assets, improve unleveraged ratios, and reset rates in the debt capital markets [55][56]

Financial Data and Key Metrics Changes - The company reported a third quarter net loss of $26.2 million or $0.15 per share, with FFO totaling $28 million or $0.16 per diluted share, exceeding consensus estimates by $0.01 [26] - The capital ratio was 10.9, slightly above the business plan range, with a target range of 9% to 10% [8][10] - The FFO payout ratio for the third quarter was 93.8% [34] Business Line Data and Key Metrics Changes - The quarterly tenant retention rate was 68%, with leasing activity approximating 343,000 square feet [5] - The operating portfolio leasing pipeline remains solid at 1,700,000 square feet, with 51% of new leases resulting from a flight to quality [9][10] - The company ended the quarter at 88.8% occupied and 90.4% leased, with Philadelphia at 94% occupied and 96% leased [6] Market Data and Key Metrics Changes - In the Philadelphia CBD, market vacancy remains concentrated in a small number of buildings, with high-quality buildings outperforming lower quality [14] - The Austin market showed a resurgence in leasing activity, with third quarter leasing activity at 1,000,000 square feet, a 70% increase from Q2 [15][16] - The overall real estate market sentiment continues to improve, supported by growing pipeline activity and healthy tour volumes [12][13] Company Strategy and Development Direction - The company aims to return to investment-grade metrics over the next several years by reducing overall leverage and optimizing capital structures [12][18] - The focus remains on stabilizing development projects and enhancing the leasing pipeline to drive long-term growth [37] - The company plans to maintain minimal balances on its line of credit to ensure ample liquidity [11] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about the recovery in the office sector and the demand for high-quality buildings [14][15] - The company anticipates that the leasing activity will continue to improve, particularly in the tech sector in Austin [15] - Management acknowledged challenges in stabilizing several projects but remains focused on optimizing value in development ventures [18][37] Other Important Information - The company issued $300 million of bonds due January 2031, generating $296 million in gross proceeds, which were used to repay a secured CMBS loan [11] - The board decided to reduce the dividend from $0.15 per share to $0.08 per share, which is viewed as sustainable and aligned with historical averages [24][85] Q&A Session Summary Question: Could you go over in more detail how we should think about the timing and process of the recapitalizations? - Management explained that recapitalizations are designed to bring high-quality stabilized assets onto the balance sheet, with various financing options being explored [40][44] Question: Can you clarify the leasing prospects at Uptown ATX? - Management noted that the pipeline includes both spec suites and full-floor users, with a focus on capturing market relocations and new tenants [57][63] Question: Why did the company decide to issue unsecured notes and take out the CMBS debt? - The decision was based on the opportunity to unencumber assets, improve unleveraged ratios, and reset rates with the debt capital markets [71][72] Question: Could you provide detail on the Board's decision to reduce the dividend? - The Board considered operating cash flow, refinancing requirements, and the cost of outside capital, concluding that the reduction was a pragmatic conservation of capital [84][85]

Financial Data and Key Metrics Changes - For Q2 2025, adjusted operating cash flow was $91 million or $1.64 per diluted share, reflecting strong performance across business segments [6][7] - The company raised its full-year guidance for adjusted operating cash flow to a range of $385 million to $435 million, with a midpoint of approximately $410 million, an increase of $60 million at the midpoint compared to previous guidance [14][16] - The company reported a quarterly net operating income (NOI) of $69 million, representing a 5% year-over-year increase [9][10] Business Line Data and Key Metrics Changes - The master planned communities (MPC) segment delivered an earnings before tax (EBT) of $102 million, driven by land sales at a record average price per acre of $1.35 million, a 29% increase over the previous year [7][8] - The operating assets segment achieved a record quarterly NOI across office and multifamily properties, with a 5% year-over-year growth [7][10] - The multifamily portfolio delivered a record NOI of $17 million, a 19% increase year-over-year [10][11] Market Data and Key Metrics Changes - Home sales in the MPCs totaled 487 homes sold in Q2, a decline from the previous year due to reduced inventory and regulatory delays, but expected to rebound in the second half of the year [8][9] - The national housing market showed signs of softening, yet the company’s record price per acre indicates strong demand and desirability for its MPCs [8][9] Company Strategy and Development Direction - The company aims to transform from a pure play real estate company to a diversified holding company, with a focus on acquiring an insurance operation to enhance cash generation and investment returns [5][21] - The strategic direction includes maintaining a conservative leverage approach in the insurance business, similar to Berkshire Hathaway's model [21][26] - The company plans to leverage its real estate operations to support the growth of the insurance segment, aiming for a diversified holding company structure [22][79] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the resilience of home sales within its communities despite broader market challenges, attributing this to the quality of its assets and amenities [39][41] - The company anticipates continued strength in land sales and homebuilder demand, projecting record residential land sales for the full year 2025 [9][43] - Management emphasized a cautious yet optimistic outlook for the insurance acquisition strategy, with expectations for it to become a significant part of the business in the near term [48][49] Other Important Information - The company has approximately $1.4 billion in cash and $515 million in undrawn lines of credit, providing strong liquidity for future investments [17][18] - The company successfully reduced near-term maturities and extended financing for key properties, enhancing its financial stability [18][19] Q&A Session Summary Question: Insights on MPC business amidst market challenges - Management noted strong home sales resilience due to the quality of assets and amenities, with a diverse range of price points attracting various buyers [36][39] Question: Thoughts on building versus acquiring an insurance entity - Management indicated a preference for acquiring an existing insurance operation to leverage established management and operations, rather than starting from scratch [44][46] Question: Expectations for earnings contribution from insurance versus stock portfolio - Management highlighted that the investment aspect of the insurance operation could significantly contribute to overall profitability, similar to Berkshire Hathaway's model [49][50] Question: Clarification on leverage and potential deal sizes for insurance acquisition - Management stated that they aim to maintain appropriate leverage and control over any acquired insurance operation, with potential deal sizes in the range of $1 billion to $3 billion [56][62] Question: Changes made within the organization post-acquisition - Management confirmed no significant changes to the real estate operations but emphasized G&A savings through centralization and efficiency improvements [65][70]

Core Viewpoint - Merko Ehitus reported a solid performance in Q2 2025, with increased revenue and net profit driven by a robust real estate market, particularly in Vilnius, while facing challenges in the overall construction market due to tight competition and low volumes [1][2][3]. Financial Performance - Revenue for Q2 2025 was EUR 82.6 million, down from EUR 122.4 million in Q2 2024, while the first half of 2025 saw revenue of EUR 167.9 million compared to EUR 203.6 million in the same period last year, marking a 17.5% decrease [9]. - Net profit for Q2 2025 was EUR 11.2 million, compared to EUR 13.1 million in Q2 2024, and for the first half of 2025, net profit was EUR 21.7 million, up from EUR 17.5 million in the same period last year [8][9]. - The pre-tax profit margin improved to 14.0% in the first half of 2025, compared to 9.0% in the same period of 2024 [7]. Real Estate Development - The share of revenue from real estate development increased, contributing nearly 30% to half-year sales revenue, with the number of apartments handed over to buyers rising by almost 85% [2][11]. - In the first half of 2025, Merko launched the construction and sale of 723 new apartments, with significant activity in Vilnius [1][5]. Construction Market Dynamics - The construction market remains competitive with low volumes, but Merko's construction contracts portfolio increased by EUR 223 million in the first half of 2025 [3]. - Major contracts signed in Q2 included the Ülemiste terminal in Tallinn worth EUR 84.8 million and the Rail Baltica mainline section valued at approximately EUR 75 million [4]. Order Book and Future Outlook - As of June 30, 2025, the secured order book stood at EUR 443.8 million, slightly up from EUR 437.5 million a year earlier, with new contracts signed amounting to EUR 172.6 million in Q2 2025 [10]. - The public sector and large energy companies are expected to remain the primary buyers of construction services in the Baltic region over the next few years [3]. Cash Position and Equity - At the end of Q2 2025, Merko had EUR 25.9 million in cash and cash equivalents, with total equity of EUR 242.3 million, representing 60.1% of total assets [12][15]. - The group's net debt was negative EUR 1.1 million, indicating a strong financial position [12].

Investment Rating - The report does not explicitly provide an investment rating for the commercial real estate (CRE) market in relation to climate risks. Core Insights - The study highlights a significant increase in the pricing penalty applied to buildings exposed to physical climate risks from 2007 to 2023, indicating that investors are increasingly accounting for these risks in their pricing strategies [6][8][19] - The findings suggest that while the pricing of transition risks has also increased, it appears to be affecting market liquidity, particularly for older buildings, which may be at risk of becoming "stranded assets" [6][8][19] - The report emphasizes the importance of gradual adjustments in pricing to mitigate potential financial stability risks associated with sudden market shifts due to climate events [10][21][40] Summary by Sections Introduction - The report discusses the central role of real estate markets in the economy and their exposure to climate change risks, which are expected to intensify in the coming years [18][19] Physical Risk - The analysis reveals significant heterogeneity in physical risk exposure across euro area office markets, with southern European markets showing higher risk levels compared to northern Europe [12][66] - The average discount applied to high-risk buildings has increased by 24 percentage points from 2007 to 2022, indicating a growing awareness and pricing of physical climate risks by investors [25][26] Transition Risk - The report identifies that real estate is a major carbon emitter, with one-third of the EU's energy-related greenhouse gas emissions attributed to buildings, creating direct links between climate policies and real estate markets [30][35] - The analysis shows a significant increase in the premium for younger buildings, with an 18 percentage point increase over the 2007-2023 period, reflecting the market's response to energy efficiency concerns [31][32] Market Liquidity - Despite the increased pricing of climate risks, the share of high-risk buildings in transactions has remained stable, suggesting that the market has not yet experienced significant liquidity issues for these assets [29][69] - The report indicates a shift in market activity away from older buildings from 2018 onwards, suggesting that concerns regarding transition risks are beginning to impact liquidity [32][33] Policy Implications - The findings underline the necessity for macro-prudential tools to enhance the financial system's resilience to climate risks and to address data gaps related to energy efficiency in the building stock [33][40]