Börsiteade

Pealkiri

EfTEN Real Estate Fund AS Unaudited Results for the Third Quarter and Nine Months of 2025

Teade

The Fund manager's comment

In  a prolonged period of low economic  activity, financial results of the EfTEN
Real  Estate Fund AS have  gradually improved. This is  due to the fund's strong
focus  on  maintaining  low  vacancy  rates,  new  successful investments in the
elderly  care and logistics  segments, as well  as reduced interest  costs. As a
result,  the  fund's  free  cash  flow  has  increased, which, together with the
planned refinancing of bank loans, is expected to allow the fund's management to
propose a record dividend to shareholders in spring 2026.

The  first positive signs of improved occupancy observed in the spring continued
into  the third  quarter. The  fund's portfolio  vacancy rate  decreased for the
second  consecutive  quarter,  reaching  3.6% at  the  end  of September. In the
summer,  the second phase of the ERM care home located in Tartu municipality was
completed,  and the rental income from  this property gradually reached the full
contractual level by August. Together with the addition of the Hiiu care home in
April and the completion of the new phase of the Valkla care home, rental income
from  the care  home segment  in the  fund's portfolio  increased to 4.7% in the
third quarter, which is nearly half as much as a year ago.

The  decrease in portfolio vacancy  and the addition of  new rental space led to
growth in both net rental income (NOI) and EBITDA, which were respectively 5.1%
and  6.3% higher than in the third quarter of 2024. During the first nine months
of  this year, the fund  has earned potential gross  dividends of EUR 0.6666 per
share,  which  is  12.6% more  than  a  year  earlier.  Considering the periodic
principal  repayments of loans and the strong financial?leverage indicators, the
fund's  management plans to refinance bank loans at the beginning of 2026 and is
expected  to propose to the  General Meeting of Shareholders  the payment of net
dividends  of EUR  1.20 per share  for the  year 2025, which  is 8.1 % more than
proposed in the spring of 2025 and 20% more than in spring 2024.

In  the third  quarter, the  nearly two-year  downward trend in EURIBOR interest
rates  came to  a halt.  As a  significant further  decline in interest rates is
unlikely,  the fund continued the interest rate fixing process that began at the
end  of the second quarter. In  September, the fund's Latvian subsidiary entered
into  an interest rate swap agreement with  a nominal amount of EUR 11.1 million
at  a fixed rate of 2.2%. By the end of  the third quarter, a total of EUR 22.7
million  of the  fund's subsidiaries'  loans were  covered by interest rate swap
agreements, representing 15% of the fund's consolidated loan portfolio.


Financial Performance Overview

EfTEN  Real Estate  Fund AS  generated consolidated  sales revenue of EUR 8.359
million  in  the  third  quarter  of  2025 (Q3 2024: EUR 8.006 million), and EUR
24.427 million  for the 9-month  period (9 months  of 2024: EUR 23.924 million).
Third-quarter  sales revenue increased by 4.4% compared  to the same period last
year,  and 9-month sales revenue  grew by 2.1%. The growth  in sales revenue was
primarily supported by new investments in the logistics and care home sectors.

The  fund's consolidated net rental income (NOI) for the 9-month period of 2025
amounted   to   EUR  22.678 million  (9  months  of  2024: EUR  22.203 million),
representing  a growth  of 2.1%. The  NOI margin  remained at  93% (2024: same),
meaning  that costs directly related to property management (including land tax,
insurance,  maintenance  and  improvement  works)  as well as marketing expenses
accounted for 7% of the fund's revenue.

In  the third quarter of 2025, the fund  earned a consolidated net profit of EUR
5.251 million  (Q3  2024: EUR  3.854 million).  The  increase  in net profit was
mainly  driven by higher  sales revenue and  lower interest expenses  due to the
decline  in EURIBOR -  interest expenses totalled  EUR 1.603 million in Q3 2025
compared to EUR 2.171 million in Q3 2024

The  consolidated  net  profit  for  the  9-month period of 2025 was EUR 13.443
million  (9 months of 2024: EUR  10.104 million). Interest expenses decreased by
EUR 1,541 thousand, or 23%, year-on-year.

During  the  9-month  period  of  2025, the  Group  generated adjusted cash flow
(EBITDA  minus  loan  repayments  minus  interest expenses) of EUR 9.53 million,
which  is  19% higher  than  in  the  same  period  last  year. This increase is
primarily  attributable to cash flows from new acquisitions and developments, as
well  as lower interest expenses resulting from the decline in EURIBOR. Based on
the fund's dividend policy, the fund could pay gross dividends of EUR 0.6666 per
share for the nine-month period. Considering the low level of financial leverage
and  the periodic principal repayments of  loans, the fund's management plans to
refinance subsidiary loans at the beginning of 2026 and pay net dividends of EUR
1.20 per share to shareholders. ?

As  of  30 September  2025, the  Group's  total  assets amounted to EUR 403.493
million  (31 December  2024: EUR 398.763 million),  of which  the fair  value of
investment properties accounted for 95.0% (31 December 2024: 93.7%).


Real estate portfolio

As  of 30 September  2025, the Group  held 37 (31  December 2024: 36) commercial
real  estate investments with  a fair value  of EUR 382.268 million (31 December
2024: EUR  373.815 million) and an  acquisition cost of  EUR 379.467 million (31
December  2024: EUR 370.561 million).  In addition  to the investment properties
owned by the fund's subsidiaries, the Group also holds a 50% interest in a joint
venture  that owns the Palace Hotel in Tallinn,  with a fair value of EUR 8.633
million as of 30 September 2025 (31 December 2024: EUR 8.630 million).

In the first 9 month of 2025, the Group invested a total of EUR 8.907 million in
both new properties and the development of the existing real estate portfolio.

In  March, the Group's subsidiary  EfTEN Hiiu OÜ acquired  a property located at
Hiiu  42 in Tallinn  for EUR  4 million. Under  an existing lease agreement, the
North  Estonia  Medical  Centre  Foundation  continues  to  occupy  part  of the
property,  while a long-term (10 + 10 years)  lease was signed for the remaining
space  with Hiiu Südamekodu  OÜ, a company  within the Südamekodud  AS group. In
cooperation  with the tenant and Südamekodud  AS, the building will be partially
redeveloped  into a general  elderly home called  "Nõmme Südamekodu," which will
eventually accommodate up to 170 residents.

In  H1 2025, construction of Block C at  the Valkla care home was completed, and
phase II construction began at the Ermi elderly home in Tartu.

In  April 2025, the Paemurru logistics centre-acquired in autumn of the previous
year-was  completed,  with  an  additional  EUR  1.743 million  invested  in the
property during the first half of the year.

In the first 9 months of 2025, the Group earned a total of EUR 23.660 million in
rental income, representing a 3% increase compared to the same period in 2024.

As  of 30 September 2025, the vacancy rate for the Group's investment properties
stood  at 3.6% (31 December  2024: 2.6%). The highest vacancy  was in the office
segment  at  16.8%, where  leasing  of  vacant  space  has  taken longer than in
previous periods.


Financing

Due  to improved financial capacity, the  subsidiaries of EfTEN Real Estate Fund
AS  increased their total bank loan amount by EUR 7.32 million in April 2025. In
addition,  during the  9-month period  of 2025, bank  loans were used to finance
construction  works of the Valkla care home and the Paemurru logistics centre in
the total amount of EUR 2.83 million. In April, the fund's subsidiary EfTEN Hiiu
OÜ signed a loan agreement to finance the reconstruction of the building at Hiiu
Street  42 in the amount of EUR 3,250 thousand. After the balance sheet date, in
October  2025, a loan agreement addendum was  signed, increasing the loan amount
to EUR 3,650 thousand.

Over  the next  12 months, loan  agreements of  eleven subsidiaries will mature,
with a total outstanding balance of EUR 41.406 million as of 30 September 2025.
The  LTV (Loan-to-Value) ratios of these  maturing loans range from 37% to 59%,
and  the  related  investment  properties  generate  stable  rental  cash flows.
Therefore, management of the Fund does not foresee any obstacles to refinancing.

As  of  30 June  2025, the  Group's  weighted  average  interest  rate  on  loan
agreements  was 3.95% (31  December 2024: 4.89%), and  the overall  LTV stood at
41% (31  December 2024: 40%). All loan agreements of the fund's subsidiaries are
linked to floating interest rates. To hedge interest rate risk, two subsidiaries
of  the Group entered  into interest rate  swap agreements with  a total nominal
amount  of EUR  22.6 million, under  which the  floating interest  rate (1-month
EURIBOR) was fixed at levels of 1.995% and 2.2%.

As  of 30 September 2025, the  fund's interest coverage  ratio (ICR) was 3.9 (30
September  2024: 3.0), with the improvement primarily  driven by the decrease in
EURIBOR.  Due to the  periodic repayments of  loans secured by  the Group's real
estate  investments  and  the  low  level  of  financial  leverage,  the  fund's
management  plans to  refinance loans  at the  beginning of 2026 to increase the
fund's capacity to pay dividends.


Share information

As  at 30 September 2025, the registered share capital of EfTEN Real Estate Fund
AS  was EUR 114,403 thousand (31.12.2024: same).  The share capital consisted of
11,440,340 shares  (31.12.2024:  same),  each  with  a  nominal value of EUR 10
(31.12.2024: same).

The  net asset value (NAV) per share of EfTEN Real Estate Fund AS was EUR 20.44
as  of 30 September  2025 (31.12.2024: EUR  20.37 reflecting increased  by 0.3%
during  the 9-month period of 2025. Excluding dividend distributions, the fund's
NAV would have increased by 5.1% over the same period.

The  shares of EfTEN  Real Estate Fund  AS have been  traded on the main list of
Nasdaq  Tallinn  since  December  2017. As  of 30.09.2025, members of the fund's
council  and  management  board  and  their  related persons owned 32.18% of the
shares.

CONSOLIDATED STATEMEMT OF COMPREHENSIVE INCOME


-------------------------------------------------------------------------------
                                                     III quarter    9 months
-------------------------------------------------------------------------------
                                                      2025   2024   2025   2024
-------------------------------------------------------------------------------
 EUR thousands
-------------------------------------------------------------------------------
 Revenue                                             8,359  8,006 24,427 23,924
-------------------------------------------------------------------------------
 Cost of services sold                                -383   -473 -1,278 -1,232
-------------------------------------------------------------------------------
 Gross profit                                        7,976  7,533 23,149 22,692
-------------------------------------------------------------------------------

-------------------------------------------------------------------------------
 Marketing costs                                      -143   -111   -471   -489
-------------------------------------------------------------------------------
 General and administrative expenses                  -897   -860 -2,844 -2,679
-------------------------------------------------------------------------------
 Profit / loss from the change in the fair value of
 investment property                                     0   -457    546 -1,911
-------------------------------------------------------------------------------
 Other operating income and expense                     41      1     19     87
-------------------------------------------------------------------------------
 Operating profit                                    6,977  6,106 20,399 17,700
-------------------------------------------------------------------------------

-------------------------------------------------------------------------------
 Profit / loss from joint ventures                     138     83    167   -171
-------------------------------------------------------------------------------
 Interest income                                        22     51    140    216
-------------------------------------------------------------------------------
 Other finance income and expense                   -1,630 -2,171 -5,172 -6,644
-------------------------------------------------------------------------------
 Profit before income tax                            5,507  4,069 15,534 11,101
-------------------------------------------------------------------------------

-------------------------------------------------------------------------------
 Income tax expense                                   -256   -215 -2,091   -997
-------------------------------------------------------------------------------
 Net profit for the reporting period                 5,251  3,854 13,443 10,104
-------------------------------------------------------------------------------
 Total comprehensive income for the period           5,251  3,854 13,443 10,104
-------------------------------------------------------------------------------
 Earnings per share
-------------------------------------------------------------------------------
 - basic                                              0.46   0.36   1.18   0.93
-------------------------------------------------------------------------------
 - diluted                                            0.46   0.36   1.18   0.93
-------------------------------------------------------------------------------

CONSOLIDATED STATEMENT OF FINANCIAL POSITION


                                   30.09.2025   31.12.2024
-----------------------------------------------------------
  EUR thousands
-----------------------------------------------------------
  ASSETS
-----------------------------------------------------------
  Cash and cash equivalents            16,107       18,415
-----------------------------------------------------------
  Current deposits                          0        2,092
-----------------------------------------------------------
  Receivables and accrued income        1,204        2,055
-----------------------------------------------------------
  Prepaid expenses                        377          138
-----------------------------------------------------------
  Total current assets                 17,688       22,700
-----------------------------------------------------------

-----------------------------------------------------------
  Long-term receivables                   253          154
-----------------------------------------------------------
  Shares in joint ventures              2,127        1,960
-----------------------------------------------------------
  Investment property                 383,268      373,815
-----------------------------------------------------------
  Property, plant, and equipment          157          134
-----------------------------------------------------------
  Total non-current assets            385,805      376,063
-----------------------------------------------------------
  TOTAL ASSETS                        403,493      398,763
-----------------------------------------------------------

-----------------------------------------------------------
  LIABILITIES AND EQUITY
-----------------------------------------------------------
  Borrowings                           46,237       30,300
-----------------------------------------------------------
  Derivative instruments                   69            0
-----------------------------------------------------------
  Payables and prepayments              2,720        3,245
-----------------------------------------------------------
  Total current liabilities            49,026       33,545
-----------------------------------------------------------

-----------------------------------------------------------
  Borrowings                          108,348      119,120
-----------------------------------------------------------
  Other long-term liabilities           2,130        1,928
-----------------------------------------------------------
  Deferred income tax liability        10,172       11,097
-----------------------------------------------------------
  Total non-current liabilities       120,650      132,145
-----------------------------------------------------------
  TOTAL LIABILITIES                   169,676      165,690
-----------------------------------------------------------

-----------------------------------------------------------
  Share capital                       114,403      114,403
-----------------------------------------------------------
  Share premium                        90,306       90,306
-----------------------------------------------------------
  Statutory reserve capital             4,156        2,799
-----------------------------------------------------------
  Retained earnings                    24,952       25,565
-----------------------------------------------------------
  TOTAL EQUITY                        233,817      233,073
-----------------------------------------------------------
  TOTAL LIABILITIES AND EQUITY        403,493      398,763
-----------------------------------------------------------

Marilin Hein
CFO
Phone +372 6559 515
E-mail: [email protected] (mailto:[email protected])