Technopolis is a focused real estate company with service DNA. We develop, own and operate dynamic, smart campuses. We emphasize profitable growth, geographic diversification and chain thinking.

1. POHJOLA’S CORPORATE BOND SEMINAR

2. Technopolis is Different
A Nordic Baltic Approach
• A focused real estate
company with service DNA
• We develop, own & operate
dynamic, smart campuses
• Profitable growth, geographic
diversification, chain thinking
• Multiuser facilities, shared,
bundled services
• Hands-on sales & account
management
2

3. Smart Business Environments
Technopolis’ business idea is to combine premises and services into a carefully thought-out
offering that supports the growth and success of customers
Service Portfolio
Net Sales, Q1-Q3/2013
90
80
70
EUR million
60
50
40
30
20
10
0
Rental income
Service income
3

4. A Sales Driven Approach
Property Investor
Company
Company
Property Portfolio
Portfolio Manager
Sales Manager(s)
Broker(s)
Property Portfolio
•
•
•
Property
Property
Property
Sales and
Support
Team at
the
Property
Sales and
Support
Team at
the
Property
Sales and
Support
Team at
the
Property
Dedicated account managers for every campus located on site for fast response
Incentives aim to maximize occupancy, revenue/sqm and customer satisfaction
Low volatility in occupancy over the cycle shows that the concept works
4

5. Market Segments, in Fair Value
Current Portfolio, Sept 30, 2013
After Investments, before Year-end 2013
Oulu
8%
2%
6%
Oulu
15%
HMA
22%
8%
Tampere
Kuopio
Tampere
4%
Kuopio
7%
Jyväskylä
10%
17%
10%
Lappeenranta
St. Petersburg
17%
Tallinn
HMA
17%
19%
7%
Jyväskylä
Lappeenranta
St. Petersburg
2%
8%
8%
Vilnius
13%
Tallinn
Vilnius
Oslo
“After investments before year-end 2013” calculation method:
Fair value September 30, 2013 + purchase price or estimated investment cost
5

6. A Diversified Customer Mix
Customer Segments
Top 20 Customers
Professional
Services
Information and
Communication
Public Sector
14%
14%
Real Estate
8%
Education
2%
22%
11%
Food Services
Financial Services
Manufacturing
7%
8%
4%
7%
3%
Healthcare
Wholesale and
Retail
Other
As of 30 September 2013 the 20 largest customers were
renting ca. 38% of the company’s space

7. Lease Portfolio
% of lease stock
Lease length in months
60%
50
45
40
35
30
25
20
15
10
5
0
50%
40%
30%
20%
10%
0%
0-3 mo
3-6 mo
1-9/2012
6-9 mo
1-9/2013
9-12 mo
Over 12 mo
LEASE LENGTH, MO
• Long-term leases boosted the average lease length and lease stock
• At the end of the period the average lease period was 43 (25) months
• Lease stock was EUR 347.2 (238.2) million
7

8. Strategic Financial Targets
Target 2014-2016
1-9/2013
Net sales +15% p.a.
y/y 16.5%
EBITDA +15% p.a.
y/y 17.1%
International net sales EUR 50 million by 2016 EUR 10.6 million
ROCE >6% p.a.
6.1%*
Equity Ratio >35% over the cycle
39.4%
Dividend policy avg. 1/3 of net income
50.6% of net income
* Calculated from EPRA EBIT, rolling 12 months
8

9. Strategy and Financials
Key Indicatorors
Turnover Growth, %
EBITDA Growth
EBITDA-%
2012A
15,6 %
17,3 %
51,9 %
2013F
15,6 %
15,1 %
51,7 %
Equity Ratio-%
Gearing, %
Loan to Value, %
36%
156%
60%
40%
140%
59%
40%
142%
59%
38%
154%
61%
40%
142%
60%
Avg. Int. rate for debts
ROE-%
1,8 %
7,4 %
2,1 %
3,9 %
2,3 %
7,9 %
2,3 %
8,2 %
2,3 %
8,1 %
Cash Flow (m€)
EBITDA
Net Financial Expenses
Taxes
Other adjustements
Operating CF
Net Investments
CF After Investments
Chage in IB Liabilities
"Capital injection"
Dividends
Change in cash
1 Net Sales and EBITDA
growth rates according to
strategy plan. Equity ratio
assumption >35%
2014F 2015F
37,7 % 8,5 %
40,3 % 9,4 %
52,7 % 53,1 %
2016F
16,3 %
17,6 %
53,7 %
2012A 2013F 2014F 2015F 2016F
55,8
64,2
90,0
98,5 115,8
13,6
17,7
21,4
23,6
26,7
7,5
6,1
13,1
14,2
17,0
4,5
3,0
-5,2
-1,5
-3,2
39,2
43,3
50,3
59,2
68,9
116,6 494,5
94,0 168,4 267,7
-77,4 -451,3
-43,7 -109,2 -198,9
59,0 250,0
56,0 129,2 129,0
34,5 175,0
,0
,0 100,0
-12,7
-15,1
-13,5
-18,3
-19,9
3,3
-41,4
-1,2
1,7
10,2
2 Interest rates are
assumed to increase
moderately
1
2
Income statement (m€)
2012A 2013F 2014F 2015F 2016F
Turnover
107,3 124,0 170,8 185,3 215,5
EBITDA
55,8
64,2
90,0
98,5 115,8
FV Gains/Losses (Inv. Prop.)
-5,7 -13,0
,0
,0
,0 3
Depreciations
2,0
2,7
3,2
3,6
4,1
EBIT
48,0
48,5
86,9
94,8 111,7
Net Financial Expenses
13,6
17,7
21,4
23,6
26,7
Profit (loss) before taxes
34,4
30,7
65,4
71,2
85,0
Taxes
7,5
6,1
13,1
14,2
17,0
Net loss/profit
26,9
24,6
52,4
57,0
68,0
Balance Sheet (m€)
Investment properties
Other Non-Current Assets
Current Assets
Cash
Total assets
4
5
2012A 2013F 2014F 2015F 2016F
1014,1 1504,1 1593,1 1756,0 2017,7
34,5
36,4
38,2
40,1
42,0
18,4
21,3
28,9
31,1
35,8
15,7
11,3
6,5
3,7
9,4
1082,7 1573,0 1666,7 1830,8 2104,9
Equity
Hybrid bond
IB Liabilities
Non IB Liabilities
Total Equity and Liabilities
389,5 549,0 584,2 618,4 762,0
0
75,0
75,0
75,0
75,0
637,5 887,5 943,5 1072,7 1201,7
55,7
61,6
64,0
64,7
66,2
1082,7 1573,0 1666,7 1830,8 2104,9
3 No FV-changes in investment
properties are assumed for the
forecast period
*) FV changes of investment properties may cause significant fluctuations to ROE-%
NOTE:
This is for illustrative
purposes only – not a
guidance!
4 Net CAPEX
€180m/y in average.
Dividend pay-out ca.
33%
5 Solid financial
outstanding requires
capital injection

10. NOTE:
2013 figures are based on analysts’
consensus and are only illustrative
- not a guidance!
Financials in Brief
140
40
120
100
107
60
57
15
40
48
10
29
5
2008
2009
2010
Net Sales (m€)
Linear (Net Sales (m€))
2011
2012
40%
EBITDA (m€)
Linear (EBITDA (m€))
0%
2009
2010
2011
Dividends (m€)
2012
2013
Dividends / Direct result-%
500
9%
494
35%
8%
400
6%
300
4%
200
2%
100
6%
25%
5%
20%
15%
4%
2%
10%
5%
2008
10%
600
10%
10%
7%
7
9
Direct result (m€)
12%
30%
7
20%
13
0
2013
50%
45%
13
11
2007
0
2007
15
15
14
39%
41%
37%
37%
36%
36%
2007
2008
2009
2010
2011
2012
2013
0%
0%
Equity Ratio-% (left scale)
ROI-% (right scale)
Linear (Equity Ratio-% (left scale))
Linear (ROI-% (right scale))
134
143
89
40%
40%
30%
21
22
56
41
38%
25
20
40
50%
34
40%
30
64
37
45%
51%
25
81
76
73
48%
30
93
80
20
35
124
60%
51%
51%
150
2010
2011
116
66
0
2007
2008
2009
Gross Capex (m€)
2012
Linear (Gross Capex (m€))
2013

11. Investments in Last 12 Months
Area
Name
Acquired
Tampere
Tohloppi
Oulu
Peltola
Vilnius
Alfa & Beta
Completed
Tampere
Yliopistonrinne 2
Kuopio
Viestikatu 7B&C
Tallinn
Löötsa 8C
Under construction **)
Vilnius
Gamma
Tallinn
Occupancy
rate, %
Löötsa 8A&B
St. Petersburg Pulkovo 2
Jyväskylä
Innova 4
Signed investments
HMA
Falcon
Oslo
Fornebu
Total
*) total value of the Vilnius deal including all phases
**) pre-let rate October 30, 2013
***) commissioning in phases
sqm
EUR
million
Stabilized
yield, %
Completion
100.0
73.6
99.8
32,000
37,600
31,200
23.3
31.7
62.6 *)
11.8
11.2
9.6
10/2012
02/2013
05/2013
97.5
93.2
95.4
7,500
9,300
6,200
22.5
17.4
8.3
7.6
9.2
9.1
10/2012
02/2013
03/2013
85.0
62.6 *)
24.3
8.8
9.1
10/2013
81.5
11,000
16,300
32.7
91.0
18,700
8,900
42.0
23.7
12.6
8.1
10/13-02/14***)
10/2013
10/2013
97.0
90.0
26,300
70,500
275.5
77.5
153.8
487.1
7.8
7.7
11-12/2013e
12/2013e
11

12. Equity Issues
98,6
100
90
80
74,3*
70
59,6
60
50
40
32,1
30
19,9
20
10
5,9 4,2
6,9 5,7 6,3
0,5
19,4
8,5 10,3
2,3
10,5 11,3
5,3
0
Excludes minor compensation share issues and option subscriptions
*) Hybrid bond issue
12

13. Interest Rates
Technopolis
average
interest rate
2.51%
(Q4/08 – Q3/13)
5,0
4,5
4,0
3,5
3,0
2,5
2,0
1,5
1,0
0,5
1.12.08
1.2.09
1.4.09
1.6.09
1.8.09
1.10.09
1.12.09
1.2.10
1.4.10
1.6.10
1.8.10
1.10.10
1.12.10
1.2.11
1.4.11
1.6.11
1.8.11
1.10.11
1.12.11
1.2.12
1.4.12
1.6.12
1.8.12
1.10.12
1.12.12
1.2.13
1.4.13
1.6.13
1.8.13
1.10.13
0,0
Technopolis average interest rate
3-month Euribor
10-year swap
ECB refinance rate
5-year swap
Sources: Bloomberg and Technopolis interim reports.
Method: Technopolis interest rates are quarterly average interest rates include
interest rate swaps. For Q4/13 the company has used the interest rates reported in
Q3/13
13

14. Breakdown of Debts (1/3)
DNB Others
1%
2%
Ilmarinen
6%
700 €m
EBRD
5%
600
EIB *
31%
SEB
7%
500
Interest bearing liabilities
332
400
Swedbank
8%
300
60
118
200
Danske
8%
OP
9%
SHB
12%
Nordea
11%
100
0
106
43
2013
2014
2015
2016
• Total IBD EUR 658.3 million at Q3/2013
• Banks are main IBD funding source, but the loan portfolio is welldiversified
• Annual amortization are well-diversified easing the refinancing
2017+

15. Breakdown of Debts (2/3)
100%
45%
90%
40%
80%
35%
70%
30%
60%
25%
50%
20%
40%
15%
30%
20%
10%
10%
5%
0%
0%
Floating-rate loans (0-12 months)
Fixed-rate loans (> 12 months)
Hedging ratio

16. Breakdown of Debts (3/3)
7,2%
1,7%
5,5%
18%
25%
3%
28%
26%
85,5%
Bank Loan
Leasing Debt
Loans without Covenants or Bank Guarantees
Commercial Paper
Credit Lines + other
Loans with Covenants (equity ratio)
Loans Requiring Bank Guarantees with Covenants
Loans Requiring Bank Guarantees without Covenants
Loans with Covenants

17. Loan Maturities
• The Group’s loan maturities on average is 8.1 (9.0) years
• Within 12 months EUR 130.2 million of loans are coming due
• EUR 116.7 (110.3) million untapped credit facilities
17