Swiss Prime Site : reports record values for property portfolio and operating income

MEDIA RELEASE

Olten, 2 March 2017

Swiss Prime Site reports record values for property portfolio and operating income

• Real estate portfolio expands to over CHF 10 billion
• Operating income exceeds CHF 1 billion
• Vacancy rate cut to 6.1 percent
• Increase of profit by 1.4% excluding revaluation effects
• Further growth projected for 2017

Swiss Prime Site closed its books for 2016 with a good set of results. For the first time ever, the value of the company's property portfolio surpassed the CHF 10 billion mark. Operating income also set a new record, rising to CHF 1.0 billion. As these figures demonstrate, Switzerland's largest real estate company thus continues to progress along its projected growth path.

2016 saw Swiss Prime Site raise its operating income by 5.5%, to CHF CHF 1 049.5 million. The Real Estate business field generated income of CHF 546.4 million in 2016 (CHF 656.8 million in 2015). The difference between the two years principally reflects the CHF 105.1 million of additional income arising from condominium sales in 2015. Gains from revaluations of CHF 60.5 million (CHF 124.6 million in 2015) underscore the sustainably high quality of the property portfolio. Thanks to a series of acquisitions, the Assisted Living business field raised its income to 406.0 million, a substantial 70.9% increase on the figure for 2015. Despite the challenging macro-economic headwinds facing the retail market, Jelmoli - The House of Brands held its own, maintaining stable revenues of CHF 151.7 million. Income from services for the Swiss Prime Investment Foundation advanced to CHF 13.2 million (CHF 7.9 million in 2015).

EBIT for 2016 came in at CHF 459.8 million (CHF 553.4 million in 2015). The difference between the two years is attributable to the profits arising from the sale of «Maaghome» condominiums and from the transfer of properties with a sales price of CHF 411.5 million to the Investment Foundation launched in 2015 as well as from gains from higher revaluations in the Real Estate segment. The Assisted Living business field nearly doubled its contribution to Group operating profit, with EBIT of CHF 15.2 million (CHF 8.2 million in 2015).

Group net profit amounted to CHF 311.2 million in 2016 (CHF 355.1 million in 2015). After stripping out the effects of revaluations and deferred taxes, net profit for 2016 came in at CHF 284.8 million, 1.4% ahead of 2015.

Equity cover was further strengthened, with shareholders' equity accounting for a solid 46.6% of total assets at year-end 2016, up from 46.4% a year earlier. This raised net asset value per share to CHF 72.43, an increase of 1.8%. Return on equity was 6.1% (7.6% in 2015), thus remaining within its long-term target range. Earnings per share net of revaluation effects

amounted to CHF 4.04 (CHF 4.20 in 2015), which puts them well above the proposed distribution of CHF 3.70 per share.

Swiss Prime Site made the most of the favourable interest-rate climate prevailing in 2016, successfully placing a convertible bond issue in June and a straight bond issue in October. Its average borrowing costs decreased to 1.8%, down from 2.1% in 2015. In addition, the average maturity of Group liabilities extended to 4.5 years (4.4 years in 2015).

Real Estate with successful lettings

In a demanding market environment, Swiss Prime Site successfully executed five attractive acquisitions with a total value of CHF 250.2 million and three divestments totalling CHF 59.9 million. This added a net two properties to the portfolio, which now comprises 184 properties in all. Despite challenging market conditions, rental income was increased by 1.6% on its 2015 level. By managing its portfolio actively, Swiss Prime Site was able to find tenants for more than 70 000 m2of floorspace, thus reducing its vacancy rate from 6.5% in 2015 to low 5.9%. On Group level the vacancy rate was reduced to 6.1% (6.7% in 2015). Further emphasis was also placed on the strategic priority of developing, modernising and transforming large sites. Properties such as Schönburg Berne, Stücki Basel, NZZ Print Zurich, Siemens Zurich and USEGO Olten were successfully revitalised or directed towards promising new uses. Long- term rental contracts with strong partners for these properties were also established, including Bauhaus, Prizeotel, Zühlke, Sensile Medical and Arena Cinemas.

Newly acquired mandates enabled Wincasa to increase its income from real estate services to CHF 115.7 million, up 5.7% on 2015. This substantial revenue contribution demonstrates the high degree of professionalism this real estate services specialist has achieved. Thanks to its acquisition of immoveris and the larger offices it now operates in Berne, Fribourg and Olten, Wincasa significantly enhanced its penetration of the Swiss market. Moreover, by optimising its operating processes it not only increased its profitability, but also sustainably improved its market opportunities. This is clearly reflected in the increase in assets under management to some CHF 64 billion. Wincasa is also establishing itself as a first mover both in the digitalisation business (start of its tenant platform «My Wincasa») and the use of smart data.

In its first year of operation, the Swiss Prime Investment Foundation saw its real estate assets, which are managed by Swiss Prime Site, grow to an impressive CHF 1.1 billion.

Jelmoli achieves growth and increased footfall on the floorspace it operates

Thanks to a strong Christmas season, Jelmoli - The House of Brands was able to hold its revenue steady in challenging macroeconomic conditions. Turnover generated from the floorspace operated by Jelmoli increased by 1.1%. Overall footfall was maintained at 2015 levels, a particularly pleasing result given the impact of interior rebuilds, new tenancy agreements and exterior renovation work. Factors which helped to attract customers included the opening of Switzerland's largest shoe department and the new premises let to Bucherer, the specialist watch retailer. Over the medium term, Jelmoli expects to achieve faster growth and higher profitability through e-commerce and when its new premises at Zurich airport, announced in late 2016, open their doors in 2019.

Tertianum raises income following successful integration

In 2016, Tertianum successfully completed its integration of SENIOcare. Integration of BOAS Senior Care, acquired in the first quarter of 2016, was initiated in the second half of the year and is progressing well. These two acquisitions, along with the four new residential and care homes opened in 2016, significantly increased Tertianum's income. Uniform adoption of the Tertianum brand is planned for 2017, not only for the 71 properties in the existing network but for all new facilities as well. During 2017, further attractive properties will be added to the

network in Lugano, Wattwil, Tenero, Gommiswald and Etzelgut Zurich. By 2020, Tertianum plans to operate some 90 residential and care homes. Both in operational and strategic terms, the business field is thus on track.

Change of accounting standards to Swiss GAAP FER

From the 2017 financial year onwards (with effect from 1 January 2017), Swiss Prime Site will adopt Swiss GAAP FER standards for its financial reporting. This change will improve transparency of the financial communication and will be carried out close to International Financial Reporting Standards (IFRS). In future, Swiss Prime Site will also report its results only semi-annually.

Outlook for 2017

The already low vacancy rate of 6.1% should be reduced further, the target for 2017 being 5.5 to 6.0%. The Real Estate business field will in future focus its activities more closely and directly on project development and the transformation and modernisation of the existing property portfolio. In 2017, Swiss Prime Site's sound capital base will enable it to acquire attractive investment properties. To support this process, Peter Lehmann, hitherto the Group's Chief Investment Officer, will become the CEO of the Swiss Prime Site Real Estate business field. In 2017, Swiss Prime Site expects to improve on its 2016 performance, both in terms of income and operating profit before revaluations. In the words of René Zahnd, Swiss Prime Site's CEO, «With its quality portfolio and its strategic focus on sustainability, Swiss Prime Site remains extremely well placed to achieve higher yields, despite the challenging market environment and geopolitical uncertainties we face».

2017 Annual General Meeting

At the Annual General Meeting on 11 April 2017, the Board of Directors will recommend an unchanged dividend of CHF 3.70 per share. As in previous years, this distribution will be made from capital contribution reserves and will thus not be subject to withholding tax. The dividend payment is scheduled for 20 April 2017 (the ex dividend date is 18 April 2017). With the exception of Dr. Bernhard Hammer, all members of the Board of Directors are standing for re- election.

SELECTED KEY FIGURES

in	31.12.2014	31.12.2015	31.12.2016
Group key figures
Investment properties at fair value	CHF m	9 785.0	9 686.6	10 092.1
Rental income from properties	CHF m	443.1	445.9	453.0
Vacancy rate	%	6.6	6.7	6.1
Total operating income	CHF m	852.7	995.2	1 049.5
Revaluation of investment properties, properties under construction and development sites	CHF m	113.2	124.6	60.5
Result from investment property sales, net	CHF m	2.1	30.9	24.9
Earnings before interest, taxes, depreciation and amortisation (EBITDA)	CHF m	497.9	582.6	503.0
Earnings before interest and taxes (EBIT)	CHF m	462.8	553.4	459.8
Profit	CHF m	286.7	355.1	311.2
Key figures Real Estate business field (segment)1
Rental income from properties	CHF m	431.3	432.0	415.7
Income from sale of trading properties	CHF m	-	105.1	-
Income from real estate services	CHF m	100.5	109.5	115.7
Key figures Retail business field (segment)2
Income from retail	CHF m	152.1	137.0	133.7
Rental income from properties	CHF m	18.6	16.5	15.1
Key figures Assisted Living business field (segment)3
Income from assisted living	CHF m	153.6	185.0	328.2
Rental income from properties	CHF m	47.1	51.3	76.0
Group key financial figures
Shareholders´ equity	CHF m	4 201.8	4 956.0	5 176.6
Equity ratio	%	39.6	46.4	46.6
Return on equity (ROE)	%	7.0	7.6	6.1
Return on invested capital (ROIC)	%	3.7	4.3	3.7
Earnings per share (EPS)4	CHF	4.72	5.30	4.41
NAV before deferred taxes per share	CHF	84.77	85.83	87.24
NAV after deferred taxes per share	CHF	69.06	71.15	72.43
Group key figures excluding revaluation effects5
Earnings before interest and taxes (EBIT)	CHF m	349.6	428.9	399.3
Profit	CHF m	236.0	280.8	284.8
Earnings per share (EPS)4	CHF	3.90	4.20	4.04
Return on equity (ROE)	%	5.9	6.1	5.6

1 acquisition of immoveris ag and immoveris properties ag as at 27.05.2016

2 transfer of the restaurant operating business of Clouds Gastro AG to Candrian Catering AG as at 01.07.2015

3 acquisition of Résidence les Sources BOAS SA as at 01.07.2016, Boas Senior Care as at 29.02.2016 and SENIOcare Group as at 01.10.2015

4 weighted average number of shares as at 31.12.2014: 60 512 651, as at 31.12.2015: 67 127 792 and as at 31.12.2016: 70 781 230

5 revaluations and deferred taxes