US Roadshow 1-2 October 2014
Contents 1 Introduction 2 Market 3 Portfolio strategy 4 Strategic and operational update 5 Financial 6 Conclusion 7 Appendix 2
1 INTRODUCTION 3
NSI at a glance Geographic breakdown (market value) Belgium Description 34.0% ������� � Entrepreneurial Real Estate management company with ������ €1.7b assets under management, a GRI of €145m and ��������� a direct result of €46m Netherlands 66.0% � Founded in 1993 and listed on Euronext Amsterdam since 1998 � Dutch REIT (fii): exempted from corporate income tax Bookvalue in € mio EPRA NIY As per 30/6/2014 on Dutch investment result Offices NL 622 7.3% Retail NL 380 5.9% Belgium 580 6.4% � Asset portfolio external appraised (50% per June and Other 140 Totaal 1,722 6.6% 50% per December) � Manages real estate portfolios in the Netherlands and Asset classes Asset classes Asset classes Total Belgium (via 54.0% stake in listed REIT Intervest Netherlands Belgium (market value) (market value) Offices & Warehouses, 100% consolidated): (market value) Other − Netherlands €1.1b: offices and retail Other Logistics B 8% 12% Logistics Offices NL − Belgium €0.6b: offices and logistics 14% 42% 36% Retail 33% � Strong letting platform with in-house teams for asset management, marketing, development, business Offices Offices B development and technical building management 55% Offices 20% Retail NL 58% 22% 4
Profile NSI: Space to perform � NSI services SMEs, the main driver in the letting market, with: − Inspiring and affordable space in the Netherlands with a focus on Randstad − Innovative leasing concepts (flexibility in space and time, additional services) � Pro-active and tenant-focused platform: − Sales-driven organisation (CRM, business intelligence, incentivised staff) − Proven track record (improved occupancy in Dutch offices, outperforming the market for new leases in terms of take-up) � Solid balance sheet and cash flow: − Capacity to invest in current portfolio − Improving occupancy in Dutch office portfolio Portfolio and organisation ready to outperform competition 5
2 MARKET 6
Dutch economy: lights turning green � Dutch economy shows cautious growth: 0.75% forecasted for 2014 with improving underlying indicators: − Recovery across the board; almost all sectors benefit − Increasing investment volume − Decreasing bankruptcies − Unemployment rate is decreasing − Housing market is improving − Purchasing power is increasing − Consumer confidence is gaining − Consumer spending turned positive after years of decline � Positive signals somewhat offset as result of increased uncertainty due to crisis Ukraine/Russia 7
Real Estate: Investments market is picking up � Investment market clearly picking up: − Transaction volume year to date exceeds FY 2013 * • €600 mio offices/ €650 mio residential/ €200 retail & industrial − More non-distressed transactions, also in mid segment at realistic prices » .. providing a more realistic benchmark! Revaluations in €mln � Lone Star buying multiple DOF properties * − Average quality of assets seems to be comparable with NSI portfolio − Tenant risk profile, WALL and vacancy do not compare favourably − Price/ sqm of €1,275 per sqm significantly above average NSI (€1,012) � La GuardiaPlaza − Location ranks 19 th position in JLL office locations ranking Dutch office portfolio: − 4 towers, of which 2 vacant − Transaction price of €1,400 sqm in line with valuation NSI’s core segment � Equinox portfolio * − Average quality of assets below NSI portfolio: mix of non-core and value-add − High representation of government related tenants − Distressed seller led to low transaction price of €750 per sqm * Based on research NSI and market data 8
Increased investment market activity Source: NSI 1. Market estimates Value (€m) 1 Property Location Date Buyer Size (sqm) €/sqm Multiple offices (8) Multiple, incl Utrecht, CBRE Dutch Office Rotterdam, Den Haag, July 2014 Lone Star 385 302,000 1,275 fund Heerlen, Maastricht, Zwolle. LaGuardia Plaza Amsterdam Sloterdijk July 2014 MPC Capital/ Sloterdijk Cons. 84 60,000 1,400 The Edge Amsterdam Zuidas June 2014 Deka Immobilien 200.0 40,000 5,000 Cisco Headquarters Amsterdam (South East) May 2014 ING 42.0 46,500 900 Equinox portfolio Multiple locations May 2014 Valad Europe 37.8 50,200 750 Kromme Schaft Houten June 2014 MMZ properties 15.7 12,600 1,250 Som & Ito Amsterdam April 2014 Union INvestment 245.0 52,000 4,700 Stiibbe tower Amsterdam Jan 2014 Union INvestment 54.0 13,500 4,000 Wilhelminatoren Rotterdam Jan 2014 PPF Real Estate Holding 29.0 16,200 1,800 Nauta Dutihl Amsterdam Dec 2014 HIH Investment 65.0 13,500 4,800 (Beethovenstraat) Multiple offices (8) Amsterdam, Rotterdam, Den Sep-2013 JV OVG/ Goldman Sachs 120.0 62,000 1,935 CBRE Office fund Bosch PPF Real Estate Holding Sanoma pand Hoofddorp Sept 2013 47.0 30,000 1,550 HQ Siemens The Hague Sep-2013 PingProperties 61.3 30,000 2,040 Axa portefeuille Multiple Jun-2013 PPF Real Estate Holding 140.0 100,000 1,400 UBS Portfolio (EVA Multiple April 2013 Victory 85.0 85,000 1,012 9
The Dutch office market is in transition � Big shake out in Dutch office market since 2008 � Low point in value cycle seems to provide opportunities � “To invest” or “To lease”? • Prime product is tight and low yielding • Secondary requires capabilities to make it work and worth! 10
Tenants behave differently today � Changing scene of business � Changing tenant needs activity − New way of working − Flexibility − Greater concentration of economic activity − Services − Dutch office market is a micro market requiring in-depth understanding − Less space per employee − # desks < # employees � Changing tenant profile � Changing negotiation position − SME growth engine of Dutch economy − Variety in type of organizational models − Tenants can choose: approx. 8 million sqm − Downsizing of large corporates vacant space in Dutch market − Distinctive product 11
To be successful.. � Understanding the specific market dynamics − Randstad, university cities and specific growth sectors/regions » Business intelligence embedded in asset management » Tenant management strongly rooted in local networks � An unrivalled tenant focused letting platform Investing in − Knowing your customer and pro-actively anticipate his needs real estate − Tap into potential customer base has become: » Strong commercial organization supported by CRM system » Seamless cooperation technical and commercial teams � Operational Excellence − Flawless execution Creating value » Full spectrum in-house asset management capabilities through active management and � Anticipate market trends operational excellence » New concepts and business development: HNK » Redevelopment and rebranding � Ability to invest € » To deliver upon tenants needs » Distinctive product 12
3 PORTFOLIO STRATEGY 13
Combined with a clear portfolio vision and strategy Portfolio � c€1,140 m portfolio in the Netherlands consisting of 147 office and 42 retail properties � c€600m portfolio in Belgium consisting of 16 office and 17 logistics properties Asset management Segmentation Split in core, value-add and non-core segments Client focus Customer-centric approach to optimise occupancy Investment Finance capex to facilitate customers and upgrade portfolio Asset rotation Dispose of assets where maximum value is reached or that structurally underperform FOCUS ON DUTCH OFFICE MARKET Maximise total return Creating value through asset rotation and operational excellence Towards a sustainable portfolio 14
Dutch portfolio: segmentation drives activities Full portfolio analysed asset-by-asset to set priorities, provide insights and support decision-making Segment Characteristics Approach � Well-performing properties Core Sell or maintain � Properties with upside potential Value-add Invest and sell � Underperforming properties Non-core Reduce Aim is to add value supported by stable cash flow from core portfolio 15
Targets 2014 – 2016 clearly set in FY13 presentation Office Retail Core Core Value-add Value-add Non-core 41% Non-core 42% 46% 70% 50% 56% 46% 30% 8% 8% 3% 2016E 2013A 2016E 2013A Occupancy 72% >80% Occupancy 87% >90% # HNK 3 20 16
4 STRATEGIC AND OPERATIONAL UPDATE 17
Dutch Retail portfolio- Asset Rotation & Operational Excellence � Focus on convenience shopping centres � The occupancy rate improved from 83.9% as per 31 March 2014 to 87.7%, (31/12/13: 87.8%), mainly due to Primark � Like-for-like growth impacted by redevelopments � L-f-l excluding redevelopments -2.3% � L-f-l including redevelopments -10.1% � Effective rent level new leases was €163 per sqm in the 1st half-year of 2014, compared with an average level of €187 for the total retail portfolio � WALL: 4.2 years (including Large Scale Retail): Passing rent Portfolio NSI Occupancy Value Area Bookvalue Label 2013 In # rate In € per sqm In sqm In €m In €m p.y. Core 16 87.4% 2,252 83,716 14.3 188.6 Value-add 20 88.6% 1,586 143,476 17.0 227.5 Non-core 6 88.4% 834 42,058 3.5 35.1 Total 42 88.1% 1,676 269,250 34.8 451.2 18
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