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Liven AS - Consolidated unaudited interim report for the III quarter and first 9 months of 2025

Teade

A webinar on the presentation of the results (in Estonian only) will take place
on 30 October at 13:00 (EET), more information
(https://view.news.eu.nasdaq.com/view?id=1396059&lang=en).

In  the third quarter  of 2025, the market  remained active. During the quarter,
several previously made reservations were converted into contracts under the law
of  obligations  (sales  contracts),  particularly  in development projects with
construction  scheduled for  completion in  2026. A total  of 60 sales contracts
were  signed during  the quarter  (Q2 2025: 31; Q3  2024: 32). In the first nine
months  of 2025, a total of 116 sales  contracts have been signed, which exceeds
the  result  of  the  same  period  last  year  by  22% (2024:  95). The largest
contribution  to new contracts signed during the  quarter came from sales in the
Olemuse  project  and  in  the  new  terraced  houses  of the Iseära development
project.

The  quarter's sales  revenue was  most strongly  impacted by  the completion of
construction  and handover of homes  in the final terraced  houses of the Iseära
project's  second phase.  Sales of  previously completed  homes also  took place
mainly  in the  Iseära project.  Additionally, the  last home in the Uus-Meremaa
development project was sold, marking the full realization of the project.

The weekly sales ratio, which reflects the number of homes going out of supply
through either sales contracts or paid reservations, was lower in the third
quarter than in the previous quarters of 2025 but remained within the long-term
average range. The lower level compared to previous quarters reflects both
seasonal fluctuation and the typical high interest in newly launched projects
seen in the previous quarter.

Sales  contracts signed during the period that  are not transferred under a real
right  contract  within  the  same  period  are  recognized  as presales. At the
beginning  of the quarter, the estimated value of previously recognized presales
was  EUR 41.1 million (EUR 35.6 million at  the beginning of 2025), of which EUR
38.2 million  related to projects  scheduled for completion  in 2025. During the
quarter,  we signed new  contracts totaling EUR  20 million in sales revenue, of
which  EUR 18 million were  recognized as presales.  This includes contracts for
buildings scheduled for completion in 2026. We enter the fourth quarter of 2025
with  86 sales contracts in projects completing  in 2025, amounting to EUR 39.0
million in sales revenue.

In  Q3 of 2025, the final terraced houses  of the Iseära project's II phase were
completed, and 11 homes were delivered to customers during the quarter. At least
13 more  homes are planned for  handover in the fourth  quarter. In addition, we
delivered  3 previously completed homes  in the Iseära  development and the last
home  in the Uus-Meremaa  development. In total,  we handed over 15 units during
the period (Q2 2025: 35; Q3 2024: 27).

The  sales revenue  for the  third quarter  was EUR 5 080 thousand (Q2 2025: EUR
7 388 thousand;  Q3 2024: EUR 7 057 thousand) and the net profit for the quarter
was  EUR 132 thousand  (Q2 2025: EUR  974 thousand; Q3  2024: EUR 342 thousand).
During  the first nine months, we delivered a total of 56 new homes (2024: 68),
generated sales revenue of EUR 14 399 thousand (2024: EUR 19 052 thousand) and a
net profit of EUR 400 thousand (2024: EUR -1 470 thousand).

The  balance of cash and cash equivalents decreased by EUR 3 948 thousand during
the  quarter to EUR 5 626 thousand. Total assets increased by EUR 5 034 thousand
during  the quarter to EUR 100 183 thousand at the end of the period. The change
in  the cash balance  was mainly affected  by the investment  made in the 50/50
joint  venture,  construction  in  the  Regati  and Wohngarten projects, and the
partial  repayment of the development loan  for the Iseära project. The increase
in assets was mainly due to the construction of the Regati project.

New  construction loans of EUR 5 474 thousand were drawn during the quarter (for
the  Regati  project)  but  including  repayments  of construction loans for the
Iseära  project, the net increase in  construction loans was EUR 3 305 thousand.
Other  loan  commitments  were  reduced  by  EUR  383 thousand. Total borrowings
increased  by EUR 3 021 thousand to EUR 62 561 thousand. Next quarter, the total
loan  balance will  decrease significantly  due to  construction completions and
home handovers.

Consolidated statement of financial position

 (in thousands of euros)                       30.09.2025 31.12.2024 30.09.2024
-------------------------------------------------------------------------------
 Current assets

 Cash and cash equivalents                          5 626      5 905      4 807

 Trade and other receivables                        1 332      1 270         81

 Prepayments                                        1 643        385        715

 Inventories                                   86 706         67 902     65 138
-------------------------------------------------------------------------------
 Total current assets                              95 306     75 462     70 741
-------------------------------------------------------------------------------
 Non-current assets

 Prepayments                                           44         44         44

 Trade and other receivables                        1 484          0          0

 Investment property                                1 960      1 350      1 064

 Property, plant and equipment                        318        423        432

 Intangible assets                                    456        401        386

 Right-of-use assets                                  614        618        437
-------------------------------------------------------------------------------
 Total non-current assets                           4 877      2 836      2 363
-------------------------------------------------------------------------------
 TOTAL ASSETS                                     100 183     78 298     73 104
-------------------------------------------------------------------------------
 Current liabilities

 Borrowings                                         2 784      6 405      9 738

 Trade and other payables                          17 021     11 234      8 838

 Provisions                                            35         99        528
-------------------------------------------------------------------------------
 Total current liabilities                         19 840     17 739     19 104
-------------------------------------------------------------------------------
 Non-current liabilities

 Borrowings                                        59 777     40 851     34 642

 Trade and other payables                           1 868      1 398      1 032

 Provisions                                           127         72         54
-------------------------------------------------------------------------------
 Total non-current liabilities                     61 772     42 322     35 728
-------------------------------------------------------------------------------
 Total liabilities                                 81 612     60 061     54 832
-------------------------------------------------------------------------------


 Equity

 Share capital                                      1 200      1 200      1 190

 Share premium                                      9 581      9 562      9 540

 Share option reserve                                 323        317        321

 Own (treasury) shares                                 -6         -9          0

 Statutory capital reserve                            120        118        118

 Retained earnings (prior periods)                  6 953      6 491      6 468

 Profit/Loss for the year                             399        558        635

 Total equity attributable to owners of
 the parent                                        18 571     18 237     18 272
-------------------------------------------------------------------------------
 Total equity                                      18 571     18 237     18 272
-------------------------------------------------------------------------------
 TOTAL LIABILITIES AND EQUITY                     100 183     78 298     73 104
-------------------------------------------------------------------------------


Consolidated statement of comprehensive income

 (in thousands of              2025 III      2024 III      2025 9       2024 9
 euros)                         quarter       quarter       months       months
                                 (July-        (July-    (January-    (January-
                             September)    September)   September)   September)
-------------------------------------------------------------------------------
 Revenue                          5 080         7 057       14 399       19 101

 Cost of sales                   -4 281        -5 987      -11 603      -15 951
-------------------------------------------------------------------------------
 Gross profit/loss                  799         1 070        2 796        3 150
-------------------------------------------------------------------------------


 Distribution
 costs                             -376          -327       -1 410         -978

 Administrative
 expenses                          -326          -352       -1 166         -993

 Other   operating
 income                              32            21          254           33

 Other   operating
 expenses                            -9           -10          -29          -17
-------------------------------------------------------------------------------
 Operating
 profit/loss                        120           403          445        1 195
-------------------------------------------------------------------------------


 Finance income                      40            31           76           57

 Finance costs                      -28           -92          -94         -448

 Total   finance  income
 and finance costs                   12           -61          -18         -391
-------------------------------------------------------------------------------
 Profit/Loss
 before tax                         132           342          427          804
-------------------------------------------------------------------------------
 Income        tax
 expense                              0             0          -28         -169
-------------------------------------------------------------------------------
 Net   profit/loss
 for the period                     132           342          399          635
-------------------------------------------------------------------------------
 Attributable       to
 owners of the parent               132           342          399          635


-------------------------------------------------------------------------------
 Comprehensive  income
 for the period                     132           342          399          635
-------------------------------------------------------------------------------
 Attributable       to
 owners of the parent               132           342          399          635
-------------------------------------------------------------------------------


 Basic profit/loss
 per share                        0,011         0,029        0,033        0,054

 Diluted
 profit/loss per
 share                            0,011         0,028        0,033        0,052
-------------------------------------------------------------------------------

The  customer satisfaction score for the  last 12 months, collected at different
stages  of the  customer journey,  remained at  9.5 out of  10 at the end of the
third quarter (Q2 2025: 9.5; Q3 2024: 8.4).

Key events in development projects
During  the quarter,  we began  construction activities  in four new development
projects.  In August, construction of the first residential buildings (Jalami tn
6/1 and 6/2) of the Luuslangi project's Phase II commenced, which will result in
39 new homes (general contractor Mitt & Perlebach OÜ, financier LHV Pank AS). In
September,  construction began on the Olemuse project in Nõmme with 72 new homes
(general  contractor NOBE OÜ,  financier Coop Pank  AS), construction started on
the Peakorter development in North Tallinn with 67 homes (general contractor Oma
Ehitaja  AS, financier Coop  Pank AS), and  on the first  terraced houses in the
next phase of the Iseära project in Harkujärve with 30 homes (general contractor
Tesron  Ehitus  OÜ,  financier  Bigbank  AS).  All  projects  are  scheduled for
completion during 2026 or early the following year.

In  Q3 2025, we signed the first sales agreements for the Wohngarten development
project in Berlin.

In  September, we  acquired a  development property  at Linnamäe tee 21a, in the
Kuristiku  subdistrict of Lasnamäe, Tallinn, at an  auction held by the Land and
Spatial  Development Board. A comprehensive  residential and commercial building
complex   is   planned   for  the  nearly  8 700 m²  property,  creating  modern
opportunities  for living,  working, and  leisure in  the area.  The transaction
value  is  EUR  1.1 million,  and  the  total estimated investment volume of the
project is approximately EUR 22 million.

In September, the Tallinn City Council established the detailed spatial plan for
the Juhkentali tn 48 property in the city center with decision no. 92.

During  the quarter, the final  terraced houses of the  Iseära second phase were
completed,  and  we  handed  over  38% of  the  homes completed in this phase to
customers.

Events after the reporting period
After  the reporting date,  we acquired a  development property at Järveotsa tee
16c in  the Haabersti  district of  Tallinn via  auction. A residential building
complex,  along  with  commercial  spaces  that  add  value  to the local living
environment, is planned for the nearly 13 300 m² property. The transaction value
is  EUR 1.1 million, and the total estimated investment volume of the project is
approximately EUR 20 million.

In October, construction works began on the Virmalise project. A four-story
residential building with 28 new homes and a courtyard area will be completed at
Virmalise tn 3 by the end of 2026. The general contractor for the project is
Bildgren Ehitus OÜ, and the architectural solution was created by Liven and
Arhitektuuribüroo Kuup Ruut OÜ. The construction is financed by Bigbank AS.

In October, we also began construction works on the new Iseära apartment
buildings (Lutsu tn 2, 4, and 6). The project will see the completion of 36 new
homes in the autumn of 2026. The general contractor for the apartment buildings
is Oma Ehitaja AS, and the construction is financed by Bigbank AS.

In October, the first homes in the Regati development project were completed,
and handovers to new owners began.

Significant developments in the economic environment in the period under review
In the third quarter of 2025, the downward trend of the 6-month Euribor rate
paused, and the rate stabilized at 2.10% by the end of the quarter (30.06.2025:
2.05%; 31.12.2024: 2.57%).

Inflation in the euro area has fallen close to the European Central Bank's (ECB)
long-term  target (2%), and after several  base interest rate cuts (by 100 basis
points  in four stages) in the first  half of 2025, the ECB decided in September
to  leave interest  rates unchanged,  citing the  need to  assess the  impact of
previous  decisions on the economy. The ECB forecasts inflation for 2025-2027 at
2.1%, 1.7%, and  1.9% respectively,  which  suggests  that  the  monetary policy
stance is likely to remain stable in the near term.

In  Estonia, the annual consumer  price growth in the  third quarter of 2025 was
faster  than  in  the  euro  area,  with  prices rising by 5.2% year-on-year (Q2
2025: 4.8%; Q3  2024: 3.0%). According to Eesti  Pank's latest forecast, average
inflation  in  2025 will  be  around  5.3%, reflecting  the impact of production
costs,  tax increases  and continued  wage growth.  The consumer price index has
risen by 3.5% over the past nine months.

Based  on the latest  available data from  Statistics Estonia and our estimates,
the  average gross  wage grew  by nearly  9% year-on-year in  the third quarter,
outpacing consumer price inflation. Despite wage growth, consumer confidence has
remained  low for a prolonged period, as  confirmed by economic experts, even if
the situation is not objectively comparable to historical lows, as data from the
Estonian Institute of Economic Research suggests.

According  to  the  Land  and  Spatial  Development  Board's  purchase and sales
statistics,  the  number  of  apartment  (residential)  transactions  in Tallinn
increased  by 1.9% in the third quarter of 2025 compared to the previous quarter
(Q3  2025: 2 332; Q2 2025: 2 289 transactions).  Compared to  the same period of
the  previous year, the increase was  7.6%, indicating an increase in home buyer
activity.  The number of  transactions in the  first nine months of 2025 reached
6 757, up  15.8% on the same period  of the previous year  (first nine months of
2024: 5 837 transactions).  Transaction  activity  has  increased  mainly in the
secondary  market, but  there has  also been  a pick-up  in the new developments
segment, pointing to a gradual market recovery.

Compared  to the second  quarter of 2025, the  supply prices of new developments
remained generally stable in the third quarter. Based on data collected from the
Citify  database, the number of transactions  increased by 15.6% compared to the
previous  quarter (Q2: 365 transactions; Q1: 360 transactions) and by 52.3% in a
year-on-year   comparison   with   the  third  quarter  of  2024 (Q3  2024: 277
transactions).  In  the  first  nine  months  of  2025, the number of offers has
increased  by 4.3% and the average price  per square meter by 3.1%, indicating a
moderate  increase in supply and price levels. The increase in the VAT rate from
22% to  24%, which took effect  on July 1, 2025, will  increase the price burden
for  end-users, but  its impact  on the  new developments  market is expected to
manifest with some delay in the following periods.

Outlook for the future
This year, Liven has added several new projects to its portfolio, for which
construction began either in the last quarter or immediately thereafter. We will
continue to sign sales contracts in all projects currently on sale in the last
quarter of the year. As of the reporting date, we have already signed more sales
contracts than in all of 2024, and we expect a new sales contract record for
Liven by the end of the year.

Although  the halt in the decline of  Euribor and fragile consumer confidence do
not  create an overly supportive sales environment,  it is clear that demand for
Liven  homes exists.  In the  near future,  we expect  a stable  recovery of the
environment,  supported by  continued (although  slower) wage  growth and banks'
willingness  to finance  loans. More  broadly, the  market's further development
remains  largely dependent on external factors, particularly interest rates, the
geopolitical situation, and the tax environment.

We are still hopeful that the drawn-out processes for both the Kadaka tee 88 and
Erika  12 properties will be completed in 2025, but  if the formation of the new
coalition  and city government takes longer than usual, the establishment of the
plans will likely be postponed to the new year.

The  financial results for Q3 and for the first 9 months of 2025 were largely in
line  with expectations, reflecting the  timing of construction completions. The
majority  of 2025 revenue  and profit  will be  generated in  the final quarter,
adding  to the  EUR 14.4 million  in sales  revenue and  EUR 0.4 million  in net
profit  earned in the first 9 months. Of  the EUR 56.1 million presale portfolio
at  the end of Q3  (30.06.2025: EUR 38.2 million; 31.12.2024: EUR 35.6 million),
projects  completing in 2025 account for EUR  39.0 million. The vast majority of
this  is from the Regati project, where we began handing over the first homes at
the end of October.

Achieving  the previously  expected EUR  55 million in  sales revenue  for 2025
remains possible if positive circumstances align. However, sales revenue depends
primarily  on the timing  of home handovers,  which is affected  by the slightly
later-than-expected completion of the Regati project, meaning some handovers and
sales  revenue may be deferred  to the beginning of  the new year. Therefore, we
currently  consider it more likely that, depending on the pace of handovers, the
2025 sales  revenue  will  be  between  EUR  45-50 million.  The  assumption  of
achieving a 20% return on equity in 2025 remains.

With  construction completions  and home  deliveries, the  balance of borrowings
will  decrease by the end of 2025 to a level near the beginning of the year, and
the  capital  structure  will  also  improve  due  to  the  profit earned. As is
characteristic of Liven's business model, construction loan volumes are cyclical
and  depend heavily on the composition  of the development portfolio. Therefore,
we  forecast loan balances  to increase again  in mid-2026, primarily due to the
financing needs of construction projects started in the second half of 2025.

Real estate development is characterized by a long-time lag in financial results
and  temporal shift between  marketing expenses and  sales revenue. In the third
quarter, we actively continued sales for development projects, the sales revenue
and  profit for which will  be recognized in later  periods, mainly in the 2026
financial results.

In  2026, construction will be completed on  four projects, where it is possible
to hand over up to 205 new homes with a potential sales revenue of approximately
EUR  55 million. Added  to this  will be  sales revenue  from homes completed in
2025 but  not yet sold or handed over. Thus, the foundation for a good result in
2026 has been laid, and we continue to work towards the 2027 result.

Of  the projects currently under construction,  Peakorter I phase and Wohngarten
in Berlin, Germany, will be completed in 2027.

The new property acquisitions made this quarter and in October add both a new
region and temporal continuity to the development portfolio. Liven's development
portfolio has sufficient volume for the next 4-5 years. However, we continue to
seek new sites and actively negotiate acquisitions or joint developments with
landowners to expand the portfolio.


Joonas Joost
Liven AS CFO
E-mail: [email protected]