SECURITIES NOTE AND SUMMARY 1 JUNE 2015 TECHNOPOLIS PLC

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1 SECURITIES NOTE AND SUMMARY 1 JUNE 2015 TECHNOPOLIS PLC Listing of EUR 150,000,000 Senior Unsecured Callable Fixed Rate Notes Due May 2020 The notes are represented by units in denominations of EUR 1,000 Technopolis Plc (the Issuer ) resolved on 21 May 2015 to issue senior unsecured notes with a principal amount of EUR 150,000,000 (the Notes ) based on the authorization given by the Company s Board of Directors on 6 May The Notes were offered for subscription in a minimum amount of EUR 100,000 through a book-building procedure that was carried out on 21 May 2015 (the Offering ). The Notes bear interest at the rate of % per annum. The maturity of the Notes is on 28 May 2020, unless the Issuer prepays the Notes in accordance with the terms and conditions of the Notes (the "Terms and Conditions"). The Company has applied for the listing of the Notes (the "Listing") on the Official List of NASDAQ OMX Helsinki Ltd. (the Helsinki Stock Exchange ). Public trading in the Notes is expected to commence on or about 4 June 2015 under the trading code TPSJ The prospectus consists of this securities note and summary (the Securities Note ) and Technopolis Plc s registration document dated 15 May 2015 (the Registration Document ) (together, the Prospectus ). This Securities Note contains information on the Notes and the Registration Document contains information on the Company, its business operations and its financial condition. The Prospectus has been prepared solely for the purpose of admission to Listing on the Helsinki Stock Exchange and does not constitute any offering of the Notes. An investment in the Notes involves certain risks, see Risk Factors in the Prospectus. Besides filing this Securities Note with the Finnish Financial Supervisory Authority (the FIN-FSA ) and the application to the Helsinki Stock Exchange, neither the Company nor the Lead Managers (as defined hereafter) have taken any action, nor will they take any action to render the public offer of the Notes or their possession, or the distribution of this Securities Note or any other documents relating to the Notes admissible in any other jurisdiction than Finland requiring special measures to be taken for the purpose of public offer. The Notes have not been and will not be registered under the U.S. Securities Act of 1933, as amended (the Securities Act ) and the Notes may not be offered or sold, directly or indirectly, within the United States or to, or for the account or benefit of any U.S. person (as such terms are defined in Regulation S under the Securities Act). Lead Managers: Danske Bank A/S Pohjola Bank plc

2 CERTAIN INFORMATION This Securities Note has been prepared in accordance with the following regulations: the Finnish Securities Market Act ( /746, as amended) (the Finnish Securities Market Act ), the decree issued by the Finnish Ministry of Finance on Listing Particulars under Chapters 3-5 of the Finnish Securities Market Act ( /1019, as amended), Commission Regulation (EC) No 809/2004 issued on 29 April 2004 (annexes V and XXII, as amended), implementing Directive 2003/71/EC of the European Parliament and of the Council and the amendments thereto (the Prospectus Directive ) concerning information contained in prospectuses and securities notes as well as the format, incorporation by reference and publication of such prospectuses and securities notes and dissemination of advertisements, and the regulations and guidelines issued by the FIN-FSA. The FIN-FSA has approved the Prospectus but is not liable for the correctness of the information presented herein. The journal number of the FIN-FSA s decision of approval is 44/ /2015. In this Securities Note, any reference to the Company, Technopolis or Technopolis Group means Technopolis Plc and its subsidiaries on a consolidated basis, except where it is clear from the context that the term means Technopolis Plc or a particular subsidiary, and except that references and matters relating to the shares and share capital of the Company or matters of corporate governance shall refer to the shares, share capital and corporate governance of Technopolis Plc. All references to the Issuer refer to Technopolis Plc. Danske Bank A/S and Pohjola Bank plc (the Lead Managers ) are acting exclusively for Technopolis as lead managers of the Offering and will not be responsible to anyone other than Technopolis for providing the protections afforded to their clients nor giving investment or other advice in relation to the Notes. Prospective investors should rely solely on the information contained in the Prospectus. Neither Technopolis nor the Lead Managers have authorised anyone to provide any information or give any statements other than those provided in the Prospectus. The Lead Managers assume no responsibility for the accuracy or completeness of the information in the Prospectus and, accordingly, disclaim to the fullest extent permitted by law, any and all liability which they might otherwise be found to have in respect of the Prospectus or any such statement. Delivery of the Prospectus shall not, under any circumstances, indicate that the information presented in the Prospectus is correct on any day other than the date of the Prospectus, or that there would not be any changes in the business of Technopolis after the date of the Prospectus. However, if a fault or omission is discovered in the Prospectus or material new information occurs before the admission of the Notes for listing on the Helsinki Stock Exchange and such fault, omission or new information may be of material importance to investors, the Prospectus shall be supplemented in accordance with the Finnish Securities Market Act. Information given in the Prospectus is not a guarantee or grant for future events by Technopolis and shall not be considered as such. Unless otherwise stated, any estimates with respect to market development relating to Technopolis or its industry are based upon the reasonable estimates of the Company s management. In making an investment decision, each investor must rely on their examination, analysis and enquiry of Technopolis and the Terms and Conditions of the Notes, including the risks and merits involved. Neither Technopolis, nor the Lead Managers nor any of their respective affiliated parties or representatives, is making any representation to any offeree or subscriber of the Notes regarding the legality of the investment by such person. Investors are required to make their independent assessment of the legal, tax, business, financial and other consequences of an investment in the Notes. The distribution of the Securities Note and the offer and sale of the Notes in certain jurisdictions may be restricted by law. Persons into whose possession the Securities Note comes are required by Technopolis and the Lead Managers to inform themselves about and to observe any such restrictions. This Securities Note may not be distributed in the United States, Australia, Canada, Hong Kong, Japan or Singapore or such other countries or otherwise in such circumstances in which the offering of the Notes would be unlawful or require measures other than those required under the laws of Finland. This Securities Note does not constitute an offer of, or an invitation to purchase, the Notes in any jurisdiction. None of the Company, the Lead Managers or any of their respective affiliates or representatives accepts any legal responsibility for any such violations by any person or entity, whether or not a prospective purchaser of Notes, and whether or not the person or entity is aware of such restrictions. The Notes have not been and will not be registered under the U.S. Securities Act of 1933, as amended (the Securities Act ) and the Notes may not be offered or sold, directly or indirectly, within the United States or to, or for the account or benefit of any U.S. person (as such terms are defined in Regulation S under the Securities Act). This Securities Note has been prepared solely in connection with the listing of the Notes on the Helsinki Stock Exchange. It does not constitute an offer of securities for sale, or a solicitation of an offer to buy any securities, anywhere in the world. This Securities Note has been prepared in English only. However, the summary of this Securities Note has been translated into Finnish. The Offering and the Notes are governed by Finnish law. Any dispute arising in relation to the Offering or the Notes shall be settled exclusively by Finnish courts in accordance with Finnish law. 2

3 TABLE OF CONTENTS Page CERTAIN INFORMATION... 2 SUMMARY... 4 RISK FACTORS RISKS RELATING TO THE NOTES RESPONSIBILITY REGARDING THE SECURITIES NOTE STATEMENT REGARDING THE PROSPECTUS INFORMATION DERIVED FROM THIRD PARTY SOURCES AVAILABILITY OF THE PROSPECTUS FORWARD-LOOKING STATEMENTS OTHER INFORMATION PUBLIC OFFER SELLING RESTRICTON UNDER THE PROSPECTUS DIRECTIVE TERMS AND CONDITIONS ADDITIONAL INFORMATION ON THE ISSUE OF THE NOTES TAXATION NON-RESIDENT HOLDERS OF NOTES RESIDENT HOLDERS OF THE NOTES TRANSFER TAXATION ARRANGEMENTS WITH THE LEAD MANAGERS LEGAL MATTERS DOCUMENTS ON DISPLAY AND AVAILABLE INFORMATION

4 SUMMARY Summaries are made up of disclosure requirements known as Elements. These Elements are numbered in Sections A E (A.1 E.7). This summary contains all the Elements required to be included in a summary for this type of securities and issuer. Because some Elements are not required to be addressed in this summary, there may be gaps in the numbering sequence of the Elements. Even though an Element may be required to be inserted in the summary because of the type of securities and issuer, it is possible that no relevant information can be given regarding the Element. In this case a short description of the Element is included in the summary with the mention of not applicable. Section A Introduction and warnings A.1 Warning This summary should be read as an introduction to the Prospectus. Any decision to invest in the Notes should be based on consideration of the Prospectus as a whole by the investor. Where a claim relating to the information contained in the Prospectus is brought before a court, the plaintiff investor might, under applicable law, have to bear the costs of translating the Prospectus before legal proceedings are initiated. Technopolis assumes civil liability in respect of this summary and its translation only if it is misleading, inaccurate or inconsistent when read together with the other parts of the Prospectus, or if it does not provide, when read together with the other parts of the Prospectus, key information in order to aid investors when considering whether to invest in the Notes issued by the Company. A.2 Consent by the person responsible for drawing up the prospectus to the use of the prospectus Not applicable. B.1 Legal and Commercial name B.2 Domicile/Legal Form/Legislation/Country of incorporation B.3 Key factors relating to the issuer s current operations and principal activities Section B Issuer The legal and commercial name of the issuer is Technopolis Plc. The domicile of Technopolis is Oulu, Finland. Technopolis is a public limited liability company incorporated in Finland and operating under Finnish law. Technopolis is a listed company specializing in real estate, leasing of business premises, and services. Technopolis is a public limited company registered in Finland whose share is quoted on the Helsinki Stock Exchange. The Company s operations are based on the values of customer orientation, innovation, profitable growth, and responsibility. The Company focuses on multi-user environments and flexible space. A multi-user environment refers to a single property or campus used by several customers. Flexibility involves the adaptability of the size and purpose of use of the space, which is a key part of the Company s service concept. The Company s premises are located in growth centres in which companies, organizations, and public sector actors operate. Due to their flexibility, Technopolis business environments are equally suitable for small companies with a few employees and major corporations with thousands of employees. About 47,000 people and nearly 1,700 companies and institutions operate in space provided by Technopolis. The Company s service concept combines modern flexible space and services that support customers business operations. Technopolis offers its customers services related to space, business or the well-being and comfort of employees. The business idea of Technopolis is to create an innovative and active business environment around its customers. The Company s business operations are divided into three business areas: Finland, Baltic Rim 4

5 B.4a Most significant recent trends (Estonia, Russia and Lithuania) and Scandinavia (Norway). In 2014, operations in Finland accounted for 73.3 percent of net sales and 69.1 percent of the fair value of the Company s completed investment properties. Operations in Baltic Rim accounted for 15.4 percent of net sales and 16.3 percent of the fair values of completed investment properties, respectively. Operations in Scandinavia accounted for 11.3 percent of net sales and 14.6 percent of the fair values of completed investment properties. Technopolis campuses are located in Finnish growth centres, in Oslo in Norway, in Tallinn in Estonia, in St. Petersburg in Russia, and in Vilnius in Lithuania. The Company secondarily divides its business operations into two areas: real estate and services. In 2014, real estate operations generated 89.6 percent and services 10.4 percent of the Company s net sales. Services account for a low share of net sales, but the Company considers them as having a significant effect on customer loyalty, which enables high financial occupancy rates. The weak growth of the world economy has forced companies to adjust to weakened demand and tighter price competition. For many companies, this has meant reductions in production capacity and expenses as well as personnel cuts. Price competition has also led to accelerating transfer of production and also R&D to countries with lower costs than Western industrial countries, such as China and India. As the result of the offshoring of production, industrial production has accounted for a decreasing share of the gross production of Finland and other Western countries, and services for an increasing share. The Company s management believes that increasing needs for services will also contribute to the demand for the Company s services. The Company s management believes that international companies are increasingly planning the procurement of personnel resources and space from a global perspective. The proximity of markets and low cost of personnel are among the criteria applied in choosing business locations. In addition, customers are price-conscious, and the weak economic situation is resulting in pressures on rents. The demand and prices for space in prime locations downtown locations in particular have remained favorable. Location has also become part of a company s trademark, which can be seen in their choices regarding business locations. In addition to rental demand, investment demand for downtown real estate has been increasing, with investors seeking safe investment opportunities. Another trend has been the increase in remote work, sharing of space and virtual communication devices, and the results are already visible in space design and demand for space. The Company considers that the significance of space-related solutions and services that increase cost efficiency and provide functional added value will increase as a competitive advantage. Space is required to be efficient to manage and adapt quickly to the customer s needs. B.5 Group The Group includes the parent company Technopolis Plc, which operates in Finland, Norway, Estonia, Russia, and Latvia. Technopolis Plc owns five regional real estate companies, which after the business transfer and capital contribution executed on February 28, 2013, each owns shares in properties and leases located in the respective region. The holdings of the parent company Technopolis Plc in the Group companies and affiliated companies at the date of the Registration Document are presented in the tables below. Holdings in Group companies Holding, % Finland Kiinteistö Oy Falcon Gentti, Espoo Kiinteistö Oy Falcon Hali, Espoo Kiinteistö Oy Falcon Lago, Espoo Kiinteistö Oy Falcon Tinnu, Espoo Kiinteistö Oy Finn-Medi 6-7, Tampere Kiinteistö Oy Hermia, Tampere Kiinteistö Oy Innopoli II, Espoo Kiinteistö Oy Oulun Ydinkeskusta, Oulu Kiinteistö Oy Oulun Kansankatu 53, Oulu Kiinteistö Oy Technopolis Innopoli 3, Espoo Kiinteistö Oy Technopolis Innova 4, Jyväskylä Kiinteistö Oy Technopolis Microkatu 1, Kuopio

6 Kiinteistö Oy Technopolis Peltola, Oulu Kiinteistö Oy Technopolis Tohloppi, Tampere Kiinteistö Oy Technopolis Viestikatu 1-3, Kuopio Kiinteistö Oy Technopolis Viestikatu 7, Kuopio Kiinteistö Oy Yrttiparkki, Oulu Oulun Teknoparkki Oy Oulun Ydinkeskustan Parkki Oy Technopolis Hitech Oy Technopolis Kiinteistöt Jyväskylä Oy, Jyväskylä Technopolis Kiinteistöt Lappeenranta Oy, Lappeenranta Technopolis Kiinteistöt Oulu Oy, Oulu Technopolis Kiinteistöt Pääkaupunkiseutu Oy, Helsinki Technopolis Kiinteistöt Tampere Oy, Tampere Technopolis Kuopio Oy Lithuania Technopolis Lietuva UAB, Vilnius UAB Domestas, Vilnius UAB Gama Projektai UAB Ninfarina UAB Urban Housing, Vilnius Norway Campus H, Oslo Campus P, Oslo Campus T, Oslo Campus X, Oslo Technopolis AS, Oslo Technopolis Holding AS, Oslo Technopolis Holding 2, Oslo Russia Technopolis Neudorf, St. Petersburg, Russia Technopolis St Petersburg LLC, St. Petersburg, Russia Estonia Technopolis Baltic Holding OÜ, Tallinn, Estonia Technopolis Ülemiste AS, Tallinn, Estonia B.6 Major Shareholders Technopolis had a total of 7,107 registered shareholders on May 13, Nominee-registered and foreign investors held 36,956,682 shares, corresponding to 34.7 percent of all the shares and voting rights in the Company. The table below sets forth details of the Company s ten largest registered shareholders and their respective holdings as at May 13, Shareholder Number of shares % 1. Varma Mutual Pension Insurance Company 25,448, Ilmarinen Mutual Pension Insurance Company 11,089, City of Oulu 3,515, OP Pohjola Group 1,682, Jyrki Hallikainen/Kickoff Oy 1,233, Laakkonen Mikko Kalervo 1,226, Finnish Cultural Foundation 1,188, ODIN Finland 1,119, Evli Finnish Small Cap Fund 831,

7 10. Jenny and Antti Wihuri Foundation 723, Ten largest, total 47,059, B.7 Selected historical key financial information According to information the Company received on March 13, 2012 from BNP Paribas Investment Partners, the proportion of Technopolis Plc s shares and votes held by its funds had decreased below one tenth (10 percent) on November 20, 2010, and below one twentieth (5 percent) on January 17, The proportion of Technopolis Plc s shares and votes directly and indirectly controlled on March 9, 2012, by BNP Paribas Investment Partners and its funds was altogether 2,653,086 shares and 4.19 percent. According to information the Company received on February 24, 2015 from BNP Investment Partners, the proportion of Technopolis Plc s shares and votes held by its funds had increased above one twentieth (5 percent). The proportion of Technopolis Plc s shares and votes, directly and indirectly controlled on that date by BNP Investment Partners and its funds, was altogether 5,426,317 shares and 5.09 percent. According to the rules of the fund controlled by BNP, which held 61,261 shares at the time, the fund can't exercise voting rights at general meetings. Hereby, the funds controlled by BNP can exercise 5.04 percent of all the votes. The Company is unaware of any shareholder having a controlling interest as referred to in Chapter 2, Section 4 of the Finnish Securities Markets Act or of any other arrangement which might affect the exercise of control in the Company. All the shares in the Company carry one vote. The tables below present selected audited consolidated financial information of the Company for the financial years ended December 31, 2014, December 31, 2013, and December 31, 2012, and unaudited financial information for the three-month periods ended March 31, 2015, and the comparable figures included. The consolidated financial statements and interim reports have been prepared in accordance with International Financial Reporting Standards ( IFRS ) as adopted by the EU (unaudited) (audited) 1 Jan 31 Mar 1 Jan 31 Dec CONSOLIDATED INCOME STATEMENT, EUR million Rental income *) *) Service income *) *) Net sales, total Other operating income Premises expenses *) *) Administration costs Other operating expenses *) *) Change in fair value of investment properties Depreciation Operating profit/loss Unrealized exchange rate profit/loss *) *) Finance income and expenses ,554*) Profit before taxes Deferred taxes *) *) Current taxes *) *) Net profit for the period Distribution of the net result for the period To parent company shareholders To non-controlling interests Total Earnings per share, basic, EUR

8 Earnings per share, diluted, EUR CONSOLIDATED STATEMENT OF COM- PREHENSIVE INCOME Net profit for the period Other comprehensive income items Translation difference Available-for-sale financial assets Derivatives Taxes related to other comprehensive income items Other comprehensive income items after taxes for the period Comprehensive income for the period, total Distribution of the earnings income for the period To parent company shareholders To non-controlling shareholders , Total *) The distribution of earnings and expenses has been changed in Reference data for 2012 has not been corrected according to the new distribution model and comparison figures for 2012 and 2013 have not been audited. CONSOLIDATED BALANCE SHEET, EUR million (unaudited) (audited) 31 Mar 31 Dec Assets Non-current assets Intangible assets Completed investment properties Investment properties under construction Tangible assets Shares in affiliates Investments and receivables Deferred tax assets Non-current assets, total Current assets Current receivables Cash and cash equivalents Current assets, total Assets, total EQUITY AND LIABILITIES Equity Share capital Premium fund Equity related bond

9 Invested unrestricted equity fund Fair value reserve Hedging instrument reserve Translation difference Retained earnings Net profit for the period Shareholders equity attributable to shareholders Share of non-controlling interests in equity Equity, total Liabilities Non-current liabilities Deferred tax liabilities Current liabilities Liabilities, total Equity and liabilities, total SUMMARY OF THE STATEMENT OF CASH FLOWS, EUR million (unaudited) (audited) 1 Jan 31 Mar 1 Jan 31 Dec Cash flows from operating activities Cash flows from investing activities Cash flows from financing activities Dividends paid KEY INDICATORS AND FINANCIAL RATI- OS Change in net sales, % Operating profit/net sales, % EBITDA, EUR million Change in EBITDA, % Return on equity (ROE), % Return on investment (ROI), % Equity ratio, % Net debt/equity (gearing), % Interest coverage ratio Employees in Group companies, average SHARE-RELATED INDICATORS [1] Earnings/share, undiluted, EUR Earnings/share, adjusted for dilutive effect, EUR Equity/share, EUR Dividend/share, EUR Issue-adjusted number of shares, basic, average 105,788, ,290, ,015,829 85,352,432 77,452,917 Issue-adjusted number of shares, diluted, average 105,788, ,376, ,015,829 85,531,524 77,710,463 Issue-adjusted number of shares, at end of period 105,788, ,407, ,083, ,268,407 83,709,282 9

10 OTHER INDICATORS Net rental income, % [2] Financial occupancy rate, % Gross capital expenditure on non-current assets P/E ratio Dividend Payout Ratio, % Effective dividend yield, % Market capitalization, EUR 443,253, ,976, ,507, ,267,570284,865,826 Share turnover, shares 10,548,647 5,591,550 28,389,026 22,095,150 18,994,144 Share turnover/average number of shares, Share prices, EUR Highest price Lowest price Trade-weighted average price Price at end of period [1] The numbers of shares do not include treasury shares held by the Company. [2] The net rental income figures do not include properties commissioned and acquired during the financial period. DIRECT AND INDIRECT RESULT, EUR million (unaudited) (audited) 1 Jan 31 Mar 1 Jan 31 Dec Direct result Net sales Other operating income Other operating expenses Depreciation Operating profit/loss Finance income and expenses, total Profit before taxes Taxes for direct result items Share of non-controlling interests Direct result for the period Indirect result Non-recurring items Changes in fair value of investment properties Operating profit/loss Unrealized exchange rate gains and losses Profit before taxes Taxes for indirect result items Share of non-controlling interests Indirect result for the period Result for the period for the parent company shareholders, total Earnings per share, diluted From direct result From indirect result From net result for the period Interest effect of the equity related bond From adjusted net result

11 B.8 Selected pro forma financial information B.9 Profit forecasts and estimates Direct and indirect result EPRA (European Public Real Estate Association) is an organization of listed real estate investment companies that publishes recommendations for the industry on the presentation of financial information, for instance, aiming to create uniform calculation models for real estate investment companies. Technopolis presents its official financial statements by applying the IFRS standards. The statement of comprehensive income includes a number of items unrelated to the company s actual business operations. Therefore, the company presents its direct result, which better reflects its real result. The direct result presents the company s financial result for the period excluding the change in the fair value of investment properties, the change in the fair value of financial instruments, unrealized exchange rate gains and losses, and any non-recurring items, such as gains and losses on disposals. Additionally, the statement of comprehensive income showing the direct result presents the related taxes and deferred tax assets and liabilities and the share attributable to noncontrolling interests. Items excluded from the direct result and their tax effects and share attributable to non-controlling interests are presented in the statement of income showing the indirect result. As the company has interest swaps that do not satisfy the IFRS criteria for hedge accounting, the changes in the fair value of these financial instruments are recognized in the statement of income showing the indirect result. Earnings per share have been calculated both from the direct and indirect results in accordance with the instructions issued by EPRA. The direct and indirect result and the earnings per share calculated from them are consistent with the company s financial result and earnings per share for the period. In the Company s view, there have been no significant changes in its financial condition and operating results during the period presented. Recent events On May 7, 2015, Technopolis Plc annonced an investment of EUR 35.4 million. The Company will expand its Ozas campus in Vilnius, Lithuania. The expansion is expected to be competed in December, New buildings are class B+ where the demand is currently very strong. The market occupancy rate in the Vilnius B+ class is currently at 98.9 percent. The rentable space for the expansion is 21,600 m², and once complete, the rentable space of the campus will be approximately 63,300 m². The expansion also includes parking for 390 cars. The net initial yield of the expansion is estimated at 7.8% and the stabilized yield at 9.8 percent, while the market yield requirement is 7.9 percent. On April 2, 2015, Technopolis Plc sold 40 percent of its Kuopio-based business to KPY Sijoitus Oy, an investment company of Osuuskunta KPY (KPY). The sale was carried out through a holding company, Technopolis Kuopio Oy, to whom Technopolis Plc sold its business in the Kuopio region for EUR 125 million. Technopolis will not record any gains or losses on the transaction. Technopolis Plc owns 60 percent and KPY 40 percent of the holding company. Not applicable. Technopolis announced the following future outlook on May 7, 2015: Technopolis has forecasted that its net sales and EBITDA in 2015 will be at the same level or slightly higher than in In 2014 net sales were EUR million and EBITDA EUR 87.2 million. The Group s financial performance depends on exchange rates, the development of the overall business environment, customer operations, financial markets and market yields. Furthermore, any changes in the property portfolio may have an impact on the guidance. Exchange rate volatility makes forecasting challenging. The management of the Company may through its operations influence on the net sales by 11

12 B.10 Qualifications in the audit report increasing the occupancy rate and the sale of services as well as on the operating profit and turnover by means of cost control. On the other hand, the management of the Company cannot influence on changes in the market yield, which affect the current values of investment properties. The management of the Company cannot influence on the general interest level, which impacts on the Company s financing costs. However, the management of the Company may prepare for changes in the interest levels by changing the terms for interest payments on its loans from variable interest rate to fixed interest rate or vice versa. Not applicable. B.17 Issuer ratings Not applicable. C.1 Type and class of securities C.2 Currency of the securities issue C.5 Restrictions on the free transferability of the securities C.8 Ranking of securities C.9 Interest and yield; name of representative of debt security holders C.10 Explanation on how the interest amount is affected by value of the underlying C.11 Admission to trading Section C Securities Senior, unsecured and unsubordinated notes with an aggregate principal amount of EUR 150,000,000 and the units are in denominations of EUR 1,000. The ISIN code of the Notes is FI The currency of the Offering is euro. Not applicable. Each Note will be freely transferable after it has been registered into the respective book-entry account. The Notes constitute direct, unsecured and unguaranteed obligations of the Issuer ranking pari passu among themselves and at least pari passu with the unsecured obligations of the Issuer, save for obligations which are preferred by mandatory provisions of law. The Notes bear fixed interest at the rate of %, per annum. The interest on the Notes will be paid annually in arrears commencing on 28 May 2016 and thereafter on 28 May in each year ( Interest Payment Date ) until 28 May 2020 (the Repayment Date ). Interest in respect of the Notes shall be calculated on the actual/actual ICMA basis as specified by the International Capital Market Association. The effective yield of the Notes is % per annum. Nordic Trustee Oy acts as the agent for the holders of the Notes. Not applicable. The Notes have no derivative component in the interest payment. The Company has made an application for the admission of the Notes to public trading on the Helsinki Stock Exchange, and the Listing is expected to take place on or about 4 June D.1 Risks specific to the issuer or its industry Section D Risks There are risks relating to Technopolis as an issuer and its operating environment and business as well as to the Offering and the Notes issued therein. Prospective investors are advised to carefully review the Registration Document s and this Securities Note s sections Risk factors, which entail a detailed description of the risk factors in question. The risk factors are also listed below. The listing is not exhaustive and additional risks and uncertainties not presently known to the Company, or that the Company currently believes are immaterial, could also impair Technopolis business, results of operations and financial condition or an invest- 12

13 ment in Technopolis. The risks relating to the Company s operating environment include the following factors: - Economic fluctuations in the economy may affect the business of Technopolis and its customers. - An increase in interest rates and low availability or high price of financing may have a material adverse effect on Technopolis result. - An unfavorable development of the real estate market has a material adverse effect on Technopolis. - Weakening demand for office space and a decline in rent levels may materially weaken Technopolis result and financial condition. - An increase in construction and renovation costs and an increased need for modernization of properties may significantly increase the Company s costs. - Increasing competition tightens price competition and sets higher requirements for the quality of space. - The political and economic conditions and the size of operations outside Finland involve risks to the Company s business. - The geopolitical situation in Europe may further weaken economic development and increase fluctuation of exchange rates. - Partial or complete break-up of the euro area would affect the Company s business. - The Company is dependent upon permits and decisions of authorities. - Potential changes in the legislative framework may cause adjustment costs that are difficult to anticipate. - The geographical concentration of properties in the largest Finnish cities increases the Company s dependence of regional factors. The risks relating to the Company and its business include the following factors: - The Company may not be able to implement its strategy. - The Company is dependendent on customers and their success and decision-making. - The Company may fail to implement organic investments or business acquisitions and/or property acquisitions in accordance with its strategy. - The Company may fail to integrate acquired sites into the Company s business concept. - The Company s focus on ownership and leasing of office properties may expose the Company to economic cycles. - Real estate investments together with other investors result in new risks. - Open-ended leases involve a risk that a significant number of leases will expire within a short period of time. - The Company is dependent on leases with key tenants. - The Company is dependent upon professional management and key personnel. - The Company may fail to acquire subcontracted services or transfer the related cost increase to customers. - Property valuation and the statements of appraisers are of a subjective and uncertain nature. - Potential damage related to construction and the resulting liabilities may decrease the fair value of properties. - More customer-specific renovations may be needed in the Company s premises than previously to maintain high financial occupancy rates. - The Company is exposed to environmental liabilities. - The Company s insurance policies do not necessarily cover all risks. - The Company s reputation may be damaged, which may have an adverse effect on the Company s ability to attract and retain customers as well as to retain personnel. The financing risks relating to the Company s business include the following factors: - The Company may not be able to secure the availability or reasonable price of financing costs in the future. - The Company is exposed to changes in interest rates. - The Company s financing agreements involve a counterparty risk. - The Company is exposed to fluctuations in exchange rates. 13

14 D.3 Risks specific to the securities - Equity financing is associated with a risk of falling share prices. There are risks relating the Company as an issuer and to its operating environment and business as well as to the Offering and the Notes issued thereunder. The risk factors relating to the Offering and the Notes issued thereunder are listed below. This listing is not exhaustive and additional risks and uncertainties not presently known to the Company, or that the Company currently believes are immaterial, could also impair the Company s business, results of operations and financial condition or an investment in the Company. The risks relating to the Offering and the Notes include the following factors: - The Notes may not be a suitable investment for all investors. - The Notes are not rated by any rating agency. - Active trading market for the Notes may not develop. - Since the Notes bear interest at a fixed interest rate, movements in market interest rates can adversely affect the value of the Notes. - Laws and practices applicable to the Notes may change. - Legal investment considerations may restrict certain investments. - The Notes carry no voting rights at the Issuer s general meetings of shareholders. - Investors are exposed to credit risk in respect of the Issuer. - No guarantee or security is given in respect of the Notes. - Secured creditors will have prior claim to Technopolis assets that constitute their collateral as compared to holders of the Notes. - Technopolis may be able to merge, demerge, effect asset sales or otherwise effect significant transactions that may have a material adverse effect on the Notes and the holders of Notes. - Technopolis may incur additional debt without the consent of the holders of the Notes. - Technopolis possible extensive indebtedness may have an adverse effect on the Issuer s ability to fulfil its obligations under the Notes as well as on the market price and value of the Notes. - The Issuer may have right or obligation to redeem and purchase the Notes prior to maturity due to Event of Default or Change of Control Event. - The Issuer has a right to redeem and purchase the Notes prior to maturity due to voluntary total redemption (call option). - The Issuer may not be able to finance the repurchase of Notes following a Change of Control Event. - The Issuer is not obliged to compensate for withholding tax or similar on the Notes. - Amendments to the Notes bind all holders of Notes. - Rights to payments that have not been claimed within 3 years are prescribed. - The completion of the transactions relating to the Notes is reliant on Euroclear Finland Ltd s operations and systems. - A failure by the Agent to perform its duties and obligations properly may adversely affect the enforcement of the rights of the holders of the Notes. E.2b Reasons for the Offering and use of proceeds E.3 Terms and conditions of the Offering Section E Offer The proceeds are intended to be used for refinancing existing financial indebtedness of the Technopolis Group and for general corporate purposes. Issuer: Technopolis Plc, a public limited liability company incorporated in Finland. Lead Managers: Danske Bank A/S and Pohjola Bank plc Agent: Nordic Trustee Oy Aggregate principal amount: EUR 150,000,000 Issue date: 28 May 2015 Repayment Date: 28 May 2020 Interest payment dates: Annually in arrears commencing on 28 May 2016 and thereafter on 28 May in each year. 14

15 E.4 Material interests E.7 Estimated expenses charged to the investor Interest: % per annum. Optional redemption: Prior to 28 May 2018 make-whole call and thereafter but less than 48 months from the Issue date at a redemption price being appr % of the nominal amount and thereafter at a redemption price being appr % of the nominal amount, in each case together with accrued unpaid interest. Repayment: At par, bullet, on Repayment Date. Denominations: Minimum subscription is EUR 100,000 and the denomination of each bookentry unit is EUR 1,000. Use of proceeds: Refinancing of existing financial indebtedness of the Technopolis Group and general corporate purposes. Status: Senior, unsecured, unsubordinated. Covenants, mandatory repurchase and events of default: Restrictions on disposals, mergers and de-mergers, continuation of business, compliance with laws, related party transactions, admission to trading, undertakings towards the Agent, change of control, non-payment, cross-acceleration, breach or invalidity of Terms and Conditions, insolvency and attachment. Listing: The Notes are expected to be listed on the Helsinki Stock Exchange on or about 4 June Clearing: The Notes are issued dematerialised form in the Infinity book-entry securities system of Euroclear Finland Ltd. The registered address of Euroclear Finland Ltd is Urho Kekkosen katu 5 C, FI-00100, Helsinki. Applicable law: Finnish law. ISIN code: FI Interests of the Lead Managers and the Agent: The proceeds of the Offering received by Technopolis are intended to be used, inter alia, for the refinancing of existing financial indebtedness, and therefore potentially also for the refinancing of debt owed to the Lead Managers or companies belonging to the same consolidated groups with the Lead Managers. The proceeds of the Offering will not be used for refinancing of existing financial indebtedness owed by Technopolis to the Lead Managers (or companies belonging to the same consolidated groups with the Lead Managers) in an amount exceeding EUR 25 million per Lead Manager (or companies belonging to the same consolidated group with such Lead Manager). The Lead Managers and their respective affiliates may hold long or short positions, and may trade or otherwise effect transactions, for their own account or the accounts of customers, in debt or equity securities of the Issuer. Other business interest normal in the financial markets. Not applicable. There are no expenses charged to the investors by the Company. 15

16 TIIVISTELMÄ Tiivistelmät koostuvat sääntelyn edellyttämistä tiedoista, joita kutsutaan nimellä Osatekijät. Nämä Osatekijät on numeroitu jaksoittain A E (A.1 E.7). Tämä tiivistelmä sisältää kaikki ne Osatekijät, jotka kyseessä olevasta arvopaperista ja sen liikkeeseenlaskijasta tulee esittää. Osatekijöiden numerointi ei välttämättä ole juokseva, sillä kaikkia sääntelyssä lueteltuja osatekijöitä ei arvopaperin tai liikkeeseenlaskijan luonteen vuoksi ole esitettävä tässä tiivistelmässä.. Vaikka arvopaperin tai liikkeeseenlaskijan luonne edellyttäisi jonkin osatekijän sisällyttämistä tiivistelmään, on mahdollista, ettei kyseistä Osatekijää koskevaa merkityksellistä tietoa ole lainkaan. Tällöin Osatekijä on kuvattu lyhyesti ja sen yhteydessä mainitaan ei sovellu". Jakso A Johdanto ja varoitukset A.1 Varoitus Tätä tiivistelmää tulee pitää Esitteen johdantona. Sijoittajan tulee perustaa Velkakirjoja koskeva sijoituspäätöksensä Esitteessä esitettyihin tietoihin kokonaisuutena. Jos tuomioistuimessa pannaan vireille Esitteeseen sisältyviä tietoja koskeva kanne, kantajana toimiva sijoittaja voi sovellettavan lainsäädännön mukaan joutua ennen oikeudenkäynnin vireillepanoa vastaamaan Esitteen käännöskustannuksista. Technopolis vastaa siviilioikeudellisesti tästä tiivistelmästä ja sen käännöksestä vain, jos tiivistelmä on harhaanjohtava, epätarkka tai epäjohdonmukainen luettuna yhdessä Esitteen muiden osioiden kanssa tai jos tiivistelmässä ei anneta yhdessä Esitteen muiden osien kanssa keskeisiä tietoja sijoittajien auttamiseksi, kun he harkitsevat sijoittamista Yhtiön Velkakirjoihin. Ei sovellu. A.2 Esitteen laatimisesta vastaavan suostumus esitteen käyttöön B.1 Virallinen ja muu liiketoiminnassa käytetty toiminimi B.2 Asuinpaikka/ oikeudellinen muoto/ sovellettava laki/ liikkeeseenlaskijan perustamismaa B.3 Liikkeeseenlaskijan tämänhetkisen toiminnan luonne ja päätoimiala Technopolis Oyj. Jakso B Liikkeeseenlaskija Technopolis Oyj:n kotipaikka on Oulu. Technopolis on Suomessa perustettu julkinen osakeyhtiö, johon sovelletaan Suomen lakia. Technopolis on kiinteistöihin, toimitilojen vuokraukseen ja palveluihin erikoistunut pörssiyhtiö. Technopolis on Suomessa rekisteröity julkinen osakeyhtiö, jonka osake noteerataan Helsingin Pörssissä. Yhtiön toiminta perustuu arvoihin, joita ovat asiakaskeskeisyys, innovatiivisuus, kannattava kasvu ja vastuullisuus. Yhtiö on keskittynyt monikäyttäjäympäristöihin ja muuntojoustaviin toimitiloihin. Monikäyttäjäympäristöllä tarkoitetaan, että yhtä kiinteistöä tai kampusta käyttävät useat eri asiakkaat. Muuntojoustavuus liittyy tilojen koon ja käyttötarkoituksen muunneltavuuteen, joka on keskeinen osa Yhtiön palvelukonseptia. Yhtiön toimitilat sijaitsevat kasvukeskuksissa ja niissä toimii yrityksiä, yhteisöjä ja julkisen sektorin toimijoita. Muuntojoustavuutensa ansiosta Technopoliksen toimintaympäristöt sopivat sekä muutaman työntekijän pienyrityksille että tuhansien työntekijöiden suuryrityksille. Technopoliksen tiloissa toimii noin ihmistä ja sillä on noin asiakasta. Yhtiön palvelukonsepti yhdistää nykyaikaiset joustavat toimitilat ja asiakkaiden liiketoimintaa tukevat 16

17 B.4a Merkittävimmät viimeaikaiset suuntaukset palvelut. Asiakkaat voivat hankkia Technopolikselta tilaan, liiketoimintaan tai työntekijöiden hyvinvointiin ja viihtyvyyteen liittyviä palveluita. Technopoliksen toiminta-ajatuksena on luoda asiakkaiden ympärille innovatiivinen ja aktiivinen toimintaympäristö. Yhtiön liiketoiminta on jaettu kolmeen liiketoiminta-alueeseen: Suomi, Baltic Rim (Viro, Venäjä ja Liettua) ja Skandinavia (Norja). Vuonna 2014 Suomen liiketoiminnan osuus liikevaihdosta oli 73,3 prosenttia ja Yhtiön valmiiden sijoituskiinteistöjen käyvistä arvoista 69,1 prosenttia. Baltic Rimin liiketoimintojen osuus liikevaihdosta oli 15,4 prosenttia, ja valmiiden sijoituskiinteistöjen käyvistä arvoista 16,3 prosenttia. Skandinavian liiketoimintojen osuus liikevaihdosta oli 11,3 prosenttia ja valmiiden sijoituskiinteistöjen käyvistä arvoista 14,6 prosenttia. Technopoliksen kampukset sijaitsevat Suomen kasvukeskuksissa, Norjassa Oslossa, Virossa Tallinnassa, Venäjällä Pietarissa ja Liettuassa Vilnassa. Toissijaisena liiketoimintaalueiden jakona Yhtiö käyttää: toimitilat ja palvelut. Vuonna 2014 toimitiloista tuli 89,6 prosenttia Yhtiön liikevaihdosta ja palveluista 10,4 prosenttia. Liikevaihdosta palveluiden osuus on pieni, mutta Yhtiö näkee niiden asiakkaita sitouttavan vaikutuksen merkittäväksi, mikä mahdollistaa korkeat taloudelliset vuokrausasteet. Maailmantalouden heikko kasvu on pakottanut yritykset sopeutumaan heikentyneeseen kysyntään ja tiukentuneeseen hintakilpailuun. Monen yrityksen kohdalla se on tarkoittanut tuotantokapasiteetin ja kulujen leikkauksia sekä henkilöstövähennyksiä. Hintakilpailu on myös johtanut kiihtyvään tuotannon ja myös tutkimustoiminnan siirtämiseen kustannustasoltaan läntisiä teollisuusmaita edullisempiin maihin, kuten Kiinaan ja Intiaan. Tuotannon siirtymän seurauksena teollisentuotannon osuus Suomen ja muiden länsimaiden kokonaistuotannosta on laskenut ja palveluiden osuus noussut. Technopolis johto uskoo, että palvelutarpeiden lisääntyminen kasvattaa myös sen tarjoamien palveluiden kysyntää. Yhtiön johto uskoo, että kansainväliset yritykset suunnittelevat kasvavassa määrin henkilöstöresurssien ja toimitilojen hankintaa globaalista näkökulmasta. Yritysten sijoittumisessa kriteerit ovat muun muassa markkinoiden läheisyys sekä osaava ja edullinen työvoima. Asiakkaat ovat lisäksi hintatietoisia ja heikko taloussuhdanne tuo paineita vuokrahintoihin. Hyvällä sijainnilla olevien tilojen etenkin kaupunkien keskustoissa kysyntä ja hintataso ovat säilyneet hyvällä tasolla. Sijainnista on tullut myös osa yrityksen tavaramerkkiä, mikä näkyy toimitilojen valinnoissa. Vuokrakysynnän lisäksi keskustakiinteistöjen investointikysyntä on ollut nousussa, kun sijoittajat ovat hakeneet turvallisia sijoituskohteita. Suuntauksena on ollut myös etätyöskentelyn, jaettujen työtilojen ja virtuaalisten kommunikointivälineiden yleistyminen, minkä vaikutukset ovat jo nyt nähtävissä tilasuunnittelussa ja toimitilojen kysynnässä. Yhtiö katsoo, että kustannustehokkuutta nostavien ja toiminnallista lisäarvoa tuottavien toimitilaratkaisujen ja palvelujen merkitys korostuu tulevaisuuden kilpailukeinona. Toimitiloilta vaaditaan tehokasta hallinnoitavuutta ja nopeaa muunneltavuutta asiakkaan tarpeiden mukaiseksi. B.5 Konserni Konserniin kuuluu emoyhtiö Technopolis Oyj, jolla on toimintaa Suomessa, Norjassa, Virossa, Venäjällä, ja Latviassa. Technopolis Oyj:n omistuksessa Suomessa on viisi alueellista kiinteistöyhtiötä, jotka toteutetun Yhtiön sijoituskiinteistöjä koskevan liiketoimintasiirron ja apporttiluovutuksen jälkeen kukin omistavat kyseisellä maantieteellisellä alueella sijaitsevia kiinteistöjä ja vuokraoikeuksia. Tämän lisäksi Technopolis Oyj omistaa yksittäisiä muita kiinteistöyhtiöitä. Seuraavissa taulukossa on esitetty Technopolis Oyj -emoyhtiön omistukset Konserniin kuuluvissa yrityksissä sekä osakkuusyrityksissä Rekisteröintiasiakirjan päivämääränä. Osakkeet ja osuudet Konserniin kuuluvissa yrityksissä Osuus, % Suomi Kiinteistö Oy Falcon Gentti, Espoo 100,00 Kiinteistö Oy Falcon Hali, Espoo 100,00 Kiinteistö Oy Falcon Lago, Espoo 100,00 Kiinteistö Oy Falcon Tinnu, Espoo 100,00 Kiinteistö Oy Finn-Medi 6-7, Tampere 100,00 Kiinteistö Oy Hermia, Tampere 71,96 Kiinteistö Oy Innopoli II, Espoo 100,00 Kiinteistö Oy Oulun Ydinkeskusta, Oulu 98,77 17