Diös Fastigheter AB (publ)

Hello, everyone. Thank you for joining us, and welcome to the Dios Interim Report, January through June 2026. After today's prepared remarks, we will host a question and answer session. If you would like to ask a question, please press star 1 to raise your hand. To withdraw your question, please press star 1 again. I will now hand the conference over to Johan Denmar, Investor Relations Chief. Please, go ahead.

Thank you, operator.

Hello and welcome to DIA's interim report presentation for the first half of 2026, with a particular focus on the second quarter. The quarter once again confirms DIA's ability to deliver stable performance in an uncertain market. David will start with a brief summary of the quarter, followed by Rolf, who will cover operational development and the portfolio, David will then conclude with our outlook before we move into the Q&A session. Instructions how to submit the question will be provided at the end. I will now hand it over to David.

Thank you, Johan, and hi, everyone. Let me start by saying that this quarter has once again been strong and stable. We operate in a market that continues to be affected by geopolitical uncertainty and financial market volatility. But despite that, our performance is stable and in line with our strategy. Our focus remains very clear. Drive cash flow, maintain high leasing activity, and allocate capital where we create the best shareholder value in the long term. And in this quarter, we deliver on all of that. Let me now take you through the key highlights. Operationally, this is a solid result. We deliver positive net letting of 10 million, which reflects continued strong activity and confirms that our active way of working continues to generate results. At the same time, our occupancy remains stable at 90%, which we consider to be at a good level in today's market. Looking at earnings, income is in line with last year at 667 million. Despite a reduction of approximately 100,000 square meters in leasable area, like-for-like rental income growth was 0.8%. And the surplus ratio improves to 74%, which shows that we continue to manage both revenues and costs in a disciplined way. This also reflects the impact of our transaction activity, where we have divested assets with lower operational efficiency. We also see clear value creation from what we do operationally. During the quarter, we report positive unrealized value changes of 109 million, driven only by new lettings and value-creating investments. This is important. It shows that our model works. Leasing activity and investments translate directly into higher property values. On the financing side, conditions remain good. Our average interest rate decreases to 3.8%, supported by refinancing at attractive margins. The yield gap continues to improve and now stands at 2.3 percentage points compared with the valuation yield, while the yield gap on new debt is close to 3%. So to summarize, strong net letting, stable occupancy, high activity across the portfolio, and All in all, this is another quarter where we deliver stable performance and continue to create value in a volatile market. Over time, our portfolio has shown resilience in both occupancy and property values. Valuation yields have remained stable over the past four years, while our portfolio has continued to grow through profitable investments. This is particularly important given that we have been a net seller of assets during the same period. Vacancy remains around historical levels, and recent movements mainly reflect strategic divestments of fully left assets and completed projects, not weaker underlying demand. I will now hand over to Rolf.

Thank you, David. Let's take a closer look at the earnings performance for the current quarter. Rental income was in line with the previous year, with an economic occupancy rate of 90%. Several new leases were signed during the quarter, and we expect the rental market to gradually improve. There is still good demand for modern, centrally located premises, where our portfolio is well positioned. It's important to note that it usually takes six to 12 months from lease signing before it generates rental income. Property costs were slightly lower during the quarter, primarily due to reduced expenses for electricity and heating and somewhat lower maintenance costs. Energy consumption for the first half year on a climate-adjusted light-for-light basis decreased by 1.6%. Overall, this resulted in an operating surplus of 485 million, corresponding to a surplus ratio of 74%. Net financial items improved by 4 million compared to Q2 last year, driven by improved refinancing margins and lower driver rates. Income from property management increased by 4% year-on-year, and we've had positive value changes with valuation yield one basis point lower than last quarter, and I will come back to this later. Our well-diversified portfolio continues to strengthen the resilience of our top line. On a like-for-like basis, rental income increased by 0.8% compared with Q2 last year. With 33% of rental income derived from public sector tenants, we have a solid foundation for passing on CPI adjustments. This supports our ability to defend and increase rental levels in connection with both renegotiations and new leptins. In total, 98% of our commercial lease agreements include indexation clauses, of which 95% are linked to CPI. We see clear potential for further rental growth through rent reversions, improved occupancy, and by developing modern and efficient office space in prime locations. As the market leader in our core cities, with strong local management and solid cash flow, we hold a competitive advantage compared with many other real estate companies in our markets. Net lettings during the quarter were positive, totaling 10 million. Tenant concentration risk remains low, Our 10 largest tenants account for 20% of total rental income with a vault of 4.8 years. And the vault for the total portfolio remains stable at 3.6 years. We continue to see a clear trend where tenants prioritize attractive locations and demonstrate a strong willingness to pay for modern and efficient premises. Vacancy levels are significantly lower in central urban locations. where we have a strong presence. This contributes to the high resilience of our portfolio. At present, several discussions are ongoing with both existing and prospective tenants at good rental levels. The market value of our property portfolio amounted to 32.8 billion. 96% of our properties were externally valued during the second quarter. The inflation assumption for the first year remains at 1% and then increases to 2%. The average valuation yield amounted to 6.08%, representing a decrease of one basis point compared with the previous quarter. Overall, this means that we reported positive unrealized value changes of 109 million for the quarter. driven by strong leasing activity and by deals such as converting vacant retail space into fully-let offices. And we note that our divestments are made at or above book value, supporting our assessment that the reported property values reflect fair value. During the quarter, investments totaled just over 300 million, primarily related to tenant adaptations and new developments. Risk in our project portfolio remains low, as pre-letting is a requirement, and most of the rental income is generated from tax finance operations. All ongoing projects are progressing according to plan, both in terms of costs and timelines. Currently, 10,000 square meters are under construction, corresponding to total investment volume of 320 million. where remaining investments amount to 100 million. In addition, we hold 310,000 square meters of existing and potential building rights, representing significant opportunities for further value creation. Around 50% relates to commercial premises, with the remainder allocated to residential properties. Going forward, our focus will be on tenant adaptations and selectively new bills secured by stable tenants and long-term lease agreements. In May, we issued a three-year bond totaling 600 million, while at the same time redeeming 300 million of bonds maturing in October. As a result, our average debt maturity stood at 2.8 years at the end of the period. Over the next 12 months, we will have additional loan maturities excluding commercial papers of 2.9 billion corresponding to 17% of interest bearing liabilities. We continue to actively work towards a more prudent maturity profile with longer debt maturities. The average interest rate decreased from 3.9% at year end to 3.8%. driven by lower margins upon refinancing. In mid-June, we entered a new three-year interest rate swap, extending our fixed rate maturity to 2.4 years. Bank financing is and will continue to be our most important source of funding. Currently, 62% of our outstanding loans are financed through banks. We maintain a very constructive dialogue with all our lending banks who have demonstrated a clear willingness to support our growth ambitions and offer competitive terms. The margin on the three-year bank loan is currently around 115 basis points. With three months at 2%, this implies an all-in interest rate of 3.15%. Compared with our average property yield of 6.08%, this corresponds to a yield gap of close to three percentage points, supporting strong and resilient cash flow generation. For comparison, the margin on a three-year bond is currently around 135 basis points. In total, 62% of our financing is bank-based. In addition, we have 2.4 billion in undrawn credit facilities and a secured loan-to-value ratio of 36%. Further borrowing capacity will also be added through completed development projects. Taken together, this, combined with our strong banking relationships, makes us feel confident regarding our future refinancing needs. We continue to apply a conservative balance sheet approach. reflecting our strong commitment to financial discipline and effective risk management. Over the past two years, we have reduced financial risk and improved our key financial metrics through divestments and a more cautious approach to larger new development projects. The balance sheet has also been reinforced through strategic transactions while cash flow is developing positively. Loans of value currently amounts to 52.6%, and net debt to EBITDA stands at 9.9 times. The strong cash flow combined with the solid balance sheet provides us with the financial capacity to pursue both new investments and acquisitions. I'm comfortable with our current financial position and actions taken to date. Our robust cash flow is sufficient to cover the approved dividend, operating expenses, committed capex, and to support continued growth. With that, I will now hand over to David again.

Thank you, Rolf. Let me take a step back and talk about the bigger picture. We operate in a region with very strong structural tailwinds. Historically, this has been driven by energy, industry, and infrastructure. But increasingly, we also see growth being fueled by digital infrastructure. A very clear example is the interest in data center investments in Sundsvall, where global players, Google in this case, are exploring opportunities to establish new capacity. This is not just another investment. It is a signal that our region is becoming part of the European digital backbone. built on access to renewable energy, available land, and a stable society. And what is important to understand is that investments like this have a much bigger impact than what you see initially. One investment does not just create one job. It creates an entire ecosystem. To put this into perspective, consider a city with 100,000 inhabitants. The workforce would typically number around 50,000. An establishment creating 500 direct jobs and 1,000 indirect jobs would therefore have a very significant impact. It is not marginal. It is transformational. Because those jobs do not exist in isolation.

You get suppliers and subcontractors, service companies, increased demand for housing, more retail and restaurants, and ultimately more demand for offices and central locations.

So over time, this drives activity in the city, population growth, and a strong local economy. And that is directly linked to our business, because when cities grow, demand for our type of properties grows with them, and rents tends to grow fastest in the center of the city where we have our properties. During the quarter, we continue to deliver high activity and a large number of new agreements. Let me give you a few concrete examples of what drives our leasing and value creation. First, we continue to deliver large, complex agreements with public sector tenants. During the quarter, we sign an agreement with the county administrative board of Norrbotten, covering approximately 7,000 square meters in central Luleå. The agreement includes modernization and significant technical upgrades, with an investment of around 111 million at a yield on cost of 7.6%. In Umeå, we have signed a lease with Hanseens in NVG Galleria, a 1,600-square-meter retail space across two floors, contributing to a more attractive city center offering. And in Sundsvall, we have signed a 10-year lease with the Gustability Group, covering approximately 3,500 square meters, with a yield on cost over 10%, strengthening the city's restaurants and experience offerings. During the quarter, we completed the redevelopment of Elspaka 9 and 10 in Umeå, delivering a modern and purpose-built facility for the Swedish Defense Conscription and Assessment Agency, Plixte Prövningsverket. The project, involving an investment of 122 million, further strengthens both the earnings capacity and long-term effectiveness of our portfolio, and with the project profit exceeding 30%. So if you step back, the common denominator in all these deals is active asset management, close dialogue with our tenants, and creating the right mix in our city centers. That is what drives both demand, occupancy, and property values over time. So let me summarize the core.

We deliver positive net letting, stable occupancy, high activity across the portfolio, and positive value creation driven by our business.

This confirms that our business model works well, also in an uncertain microenvironment. And at the same time, we have a strong balance sheet, stable cash flows, and the capacity to continue investing profitably. So overall, we are a company with high yield, low risk, and clear opportunities for continued growth. And it's important to highlight that this is ultimately driven by the work being done across the organization Very, very close to attendance. High activity, strong execution, and a clear focus on creating value. So with that, thank you for listening, and I wish you all a very nice summer.

We will now begin the question and answer session. If you would like to ask a question, please press star 1 to raise your hand. To withdraw your question, please press star one again. We ask that you pick up your handset when asking a question to allow for optimum sound quality. And if you are muted locally, please remember to unmute your device. Please stand by while we compile the Q&A roster. Your first question comes from the line of Oscar Lindquist from ABG Sandal Collier. Oscar, you were just opening your line. and your line is now open.

Do you hear me?

Yes, we hear you. Good. One question for me on if you could comment anything on sort of how letting activity has progressed throughout the quarter and if you see yourself to continue in positive territory for the remainder of 2016.

Yes, David here. We had good leasing activity in this quarter as well as the first quarter. We had a couple of terminations at the end that affected the net leasing, but it was still positive by 10 million, so that was good. And we see that it will continue on this level in the coming two quarters, as you asked about, but You never know, but the leasing activity is on a good pace now, and we are continuously tracking and seeing what the risks are on the downside, and we see that it's more on the upside than the downside.

Perfect. And then a question on the earnings capacity. So the reported figure is 3% ahead of the earnings capacity in Q1 on rental income, and it's now 4% of the earnings capacity now in Q2. Is there something timing related to the net lifting or is there some other explanation to this deviation?

Just on a rolling 12-month basis, you mean?

Just if I divide the earnings capacity rental income by four.

Okay. There are some seasonal effects of course in there and also within net sellers maybe have some effect. Net Letting is of course coming into effect later on but that's only included in the earnings capacity when we have designed leases as stated. So I don't have any direct answer on the effect there. But we can dig into that and maybe come back to you later. Sure, sure.

That's good. And that's all from me. Thank you.

Thank you. Thank you for your question. Your next question comes from the line of Albin Sandberg from SB1 Markets. Albin, your line is now open.

Yes, thank you. I had a question on the net fire. I think you referred to the year-on-year change. But if I look at the quarter-on-quarter change, it's quite dramatic downwards. Could you just explain what's happening there?

Rolf here. It's mainly due to low side effects in the second quarter compared to the first quarter. And then also... a bit lower margins when refinancing. But mainly on the side.

Okay. But we did see some positive margin impact in Q2 isolated as well.

Yeah.

Yeah. And then on the paid tax rate, which was a bit higher in this quarter, what do you say is the the underlying tax rate for the year, between normal operations, of course.

Yeah, well, normally we pay around 10% in taxes, so we had some one-off effects in connection with divestments, withdrawal taxation of 26 million in the second quarter.

Yeah, thank you. My final question is, David, you referred to tenant adaptations as a way to drive growth, of course. I mean, if you look out the next one, two, three years, if the run rate that you're doing now is attainable or has there been any specific reasons why you have been able to perform as you have over the last 12 months?

Can you take that question again, please?

No, I just wondered about the outlook for the adaptations, because you referred to that as a driver for growth. Yeah. So, I mean, if the rolling 12-month basis is a good way to look at the next 12 months, or is there any reason that you're running at little bit high levels now, then maybe we should see just some flavor about that.

Yeah, we're looking at, we have 10 adaptations is around, Fastigheter AB víde on the investment pace of 1 billion around. Do you have a comment on that?

What you can say is that the demand today, a lot of it is driven by public health that's requested higher standards and also a lot around the security these days, which drives a lot of capex. It's, as David said, good returns, but also the The investment on each adaptation has become a bit larger today than it was five years ago. We expect that trend to continue and we also see that the demand for central premises is continuing. So the higher rents but also main higher capex per each adaptation. We expect to invest around 1 billion in the portfolio each year, whereas 650 million on tenant adaptations. I think that round rate will continue from here.

And we see that the willingness to pay for modern and secure premises is still there and is growing.

Thank you.

Thank you for your questions. If there are no further questions, we will reach the end of the Q&A session. I will now turn the call back to David Carlson, CEO, for closing remarks.

Yeah, thanks so much for listening in and for good questions. I will say it again as I did five minutes ago. I wish you all a very, very good summer and This concludes today's call. Thank you for attending. You may now disconnect.