Technopolis Plc

Interim Report

Q2/2013

Q2/2013 Recap

Strong growth continued

Vilnius acquisitions support 2013 growth

>4,500 sqm with avg. >5 year leases in Kuopio

Occupancy rose q/q from 92.2% to 92.7%

Lease period avg. rose y/y from 27 to 37 months

Hedging ratio rose y/y from 29.2% to 35.4%

Upgraded guidance to 14%-17% remains valid

2

Strategy Check 2013: Targets

3

Old target

2012-2016

Actual 2012 Target 2014-2016

Net sales +15% p.a. 15.6% Unchanged

EBITDA +15% p.a. 17.3% Unchanged

International net sales 50

million euros by 2016

9.8 EUR million Unchanged

ROCE >6% p.a. 5.0% EPRA Standard

Equity ratio >35% over the

cycle

Year-end 2012 36.2% Unchanged

Dividend payout 40%-50% of

net income

50.6% Dividend policy avg.

1/3 of net income

Markets Are Holding Up and Growing

Source: ´Federation of Finnish Financial Services,

Bloomberg, for Baltic countries company gathered consensus

(can be delivered by request) and Standard & Poors

Finland 2013E

GDP growth 0.1%

Unemployment 8.3%

Credit rating AAA

Sweden 2013E

GDP growth (%) 1.4%

Unemployment 8.2%

Credit rating AAA

Denmark 2013E

GDP growth (%) 0.5%

Unemployment 6.1%

Credit rating AAA

Estonia 2013E

GDP growth (%) 2.8%

Unemployment 9.5%

Credit rating AA-

Russia 2013E

GDP growth (%) 2.6%

Unemployment 5.5%

Credit rating BBB+

Latvia 2013E

GDP growth (%) 2.5%

Unemployment 13.6%

Credit rating BBB+

Lithuania 2013E

GDP growth (%) 3.0%

Unemployment 12.0%

Credit rating BBB

Norway 2013E

GDP growth (%) 2.5%

Unemployment 3.3%

Credit rating AAA

4

Finland

Existing operations

in 8 cities

Sweden

No operations as of today

Germany

Denmark

No operations as of today

Poland

Lithuania

Operations in Vilnius as of May 2013

Latvia

Estonia

Existing operations in Tallinn

Russia

Existing

operations

in

St. Petersburg

Norway

No operations as of today

Key Figures

5

Financials H1/2013 H1/2012 Δ, % 2012

Net sales, EUR million 60.9 52.1 16.8 107.3

EBITDA, EUR million 30.2 25.9 16.5 55.8

Operating profit, EUR million 22.4 18.8 19.3 48.0

Direct result (EPRA), EUR million 18.5 12.5 48.2 29.9

Investments in properties, EUR million 72.1 42.6 69.3 107.2

Real Estate Operations 0.9

Financial occupancy rate, % 92.7*) 94.1 -1.4 95.3

Net rental yield, % 7.5 7.7 -0.2 7.8

Total space, 1 000 sqm 717,500 604,200 18.8 644.3

*) Effected by Peltola and Vilnius acquisition

Lease Portfolio

Long-term leases contributed to the average lease length and lease stock

At the end of the period the average lease period was 37 (27) months

Lease stock was EUR 342.2 (239.7) million

6

% of lease stock Lease length in months

0

5

10

15

20

25

30

35

40

45

0%

10%

20%

30%

40%

50%

60%

0-3 mo 3-6 mo 6-9 mo 9-12 mo Over 12 mo

H1/2012 H1/2013 LEASE LENGTH, MO

Equity and Debt - Ratios

7

Loan to Value and Equity Ratio Interest Rate and Interest Coverage Ratio

Equity ratio was boosted by EUR 75 million hybrid bond

LTV stayed under 60

Average interest rate 25 basis points down from Q2/2012

Strong operational performance boosted ICR

2,32

2,12

1,83 1,95

2,07

3,9 4

4,5

5

5,5

3

4

5

6

1,0

1,5

2,0

2,5

Q2/2012 Q3/2012 Q4/2012 Q1/2013 Q2/2013

Average interest rate Interest coverage ratio

37,3 36,9

36,2

40,1 39,3

58,2

59,5 59,5

57,5 57,8

56

57

58

59

60

61

62

63

64

35

37

39

41

Q2/2012 Q3/2012 Q4/2012 Q1/2013 Q2/2013

Equity ratio Loan to value

8

Location: Oulu, Finland

The fifth largest city in Finland

Approximately 190,000 inhabitants

Capital and business center of Northern

Finland

Peltola Acquisition

Peltola

EUR 31.7 million

Rentable space 37,600 sqm

Market yield 8.5%

Stabilized yield 11.2%

Occupancy 64.9%*, we expect it

to increase significantly by YE

Modern, flexible, good location

Up & coming life sciences sector *As of August 15, 2013

Vilnius Acquisition

9

Location: Vilnius, Lithuania

Second largest city of the Baltic states

City >530,000 inhabitants, county

>800,000

University with >20,000 students

Vilnius campus

EUR 62.6 million

Rentable space 42,300 sqm

Market yield 8.2%

Stabilized yield 9.6%

Occupancy 99.8%* for

completed buildings

Prelet rate 84%* for 3rd phase

30,000 sqm expansion potential

*As of August 15, 2013

10

Viestikatu 7B&C

EUR 17.4 million

Rentable space 9,300 sqm

Market yield 8.3%

Stabilized yield 9.2%

Occupancy 92.2%*

Next to hospital district and

university of applied science

Location: Kuopio, Finland

8th largest city in Finland

>100,000 inhabitants and growing

University city with healthcare and

cleantech focus

Viestikatu 7B and C Completion

*As of August 15, 2013

11

Location: Tallinn, Estonia

Largest city in Estonia

> 420,000 inhabitants and growing

Capital and main business center of

Estonia

Lõõtsa 8 A,B&C

EUR 32.7 million

Rentable space 22,500 sqm

Market yield 8.3%

Stabilized yield 9.1%

C 3/2013, occupancy 94.8%

B prelet rate 100% and A 59.3%* 10-year lease with public anchor

B completion in 10/2013

A completion in 02/2014

Lõõtsa 8, Under Construction

*As of August 15, 2013

12

Pulkovo 2

EUR 42.0 million

Rentable space 18,700 sqm

Market yield 10.6%

Stabilized yield 12.6%

Prelet rate 10.2%*

Estimated completion in 10/2013

Location: St. Petersburg, Russia

Second largest city in Russia

Ca. 5,000,000 inhabitants

Russian gateway to the Western Europe

and Baltic Sea

Pulkovo 2, Under Construction

*As of August 15, 2013

13

Location: Jyväskylä, Finland

Ca. 133,000 inhabitants and growing

Brisk business and university city with

physics, sports and health sciences

focus

Innova 4, Under Construction

Innova 4

EUR 23.7 million

Rentable space 8,900 sqm

Market yield 7.6%

Stabilized yield 8.1%

Prelet rate 87.4%*

Downtown location

Estimated completion in 10/2013

*As of August 15, 2013

Appendices: Additional Data

14

Financial Targets 2014 - 2016

• Net sales and EBITDA growth 15% on average per annum

• Net sales outside Finland over EUR 50 million by 2016

• At least 6% return on capital employed* per annum

• Equity ratio over 35% over the cycle

NEW: Dividend policy 1/3 of net profit (excluding fair value

changes and their tax effects) down from 40-50% of net profit

15

* Excluding fair value changes (formula specified)

The Board of Directors reviewed the targets April 15

Realization of Strategic Targets

16

H1/2013 H1/2012 Δ, % 2012

Net sales, EUR million 60.9 52.1 16.8 107.3

EBITDA, EUR million 30.2 25.9 16.5 55.8

International operations, EUR million 6.5 4.8 34.1 9.9

Equity ratio, % 39.3 37.3 +2.0 36.2

Market Segments, June, 2013

17

Markets, in sqm Markets, in fair value

Fair value y/y EUR -6.5 million

Space increased y/y 18.8

23%

18%

17%

10%

10%

3% 7%

7% 5%

Oulu

HMA

Tampere

Kuopio

Jyväskylä

Lappeenranta

St. Petersburg

Tallinn

Vilnius

32%

12%

16%

10%

8%

4%

3% 11%

4%

Oulu

HMA

Tampere

Kuopio

Jyväskylä

Lappeenranta

St. Petersburg

Tallinn

Vilnius

Customers in June, 2013

18

Top 20 Customers Customer Segments

As of 30 June 2013 the 20 largest customers were renting ca. 38% of the company’s space

14%

22%

3% 7% 8%

4%

7%

11%

2%

8%

14%

Professional Services

Information andCommunication

Public Sector

Real Estate

Education

Food Services

Financial Services

Manufacturing

Healthcare

Wholesale and Retail

Other

Technopolis Investment Criteria

19

Property Criteria

• Excellent location in the growth hubs and additional building rights

• Good quality, flexible assets

• > 40,000 m2

Customer Criteria

• Corporate and/or public sector and/or academic anchors

• Well balanced customer mix

Management & financial criteria

• Experienced, skilled and connected local teams

• Positive cash flow and EPS impact

Investment Pipeline

20

Area Name

Occupancy

rate, %

Aug 15,’13 sqm

EUR

million Yield, % Completion

Acquired

Tampere Tohloppi 100.0 32,000 23.3 11.8 10/2012

Oulu Peltola 64.9 37,600 31.7 11.2 02/2013

Vilnius Alfa & Beta 99.8 31,200 62.6 *) 9.6 05/2013

Completed

HMA Ruoholahti 2 96.2 8,600 27.1 7.2 06/2012

Tampere Yliopistonrinne 2 96.6 7,500 22.5 7.6 10/2012

Kuopio Viestikatu 7B&C 92.2 9,300 17.4 9.2 02/2013

Tallinn Löötsa 8C 94.8 6,200 8.3 9.1 03/2013

Under construction **)

Vilnius Gamma 84.0 11,000 62.6 *) 8.8 10/2013

Tallinn Löötsa 8A&B 80.7 8,600 12.1 9.2 10/13-02/14

***)

St. Petersburg Pulkovo 2 10.4 18,700 42.0 12.6 10/2013

Jyväskylä Innova 4 87.4 8,900 23.7 8.1 10/2013

*) total value of the Vilnius deal including all phases

**) pre-let rate August 15, 2013

***) commissioning in phases

Breakdown of Debts and Covenants

21

25%

26%

28%

3%

18%

Loans without Covenants or Bank Guarantees

Loans with Covenants (equity ratio)

Loans Requiring Bank Guarantees with Covenants

Loans Requiring Bank Guarantees without Covenants

Loans with Covenants

86,9%

5,6%

7,5% 0,0%

Bank Loan Leasing Debt

Commercial Paper Credit Limit + others

Loan Maturities

22

The Group’s loan maturities on average is 8.3 (8.8) years

Within 12 months EUR 130.5 million of loans are coming to due

EUR 131.6 (137.9) million untapped credit facilities

0,0

50,0

100,0

150,0

200,0

250,0

300,0

< 1 year 1 - 2 years 2 - 3 years 3 - 4 years 4 - 5 years over 5 years

EUR million

Repayments of interest bearing debt Maturity of credit facilities

Financing

23

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

Q1/09 Q1/10 Q1/11 Q1/12 Q1/13

Floating-rate loans (0-12 months) Fixed-rate loans (> 12 months) Hedge ratio

Sustainability

24

Action 1-6/2011

(base year)

1-6/2012 1-6/2013

Energy kWh/gross sqm 121.5 +1.5% -1.3%

Water m3/FTE 1.074 -5.2% -16.3%

CO2e kg/gross sqm 13.8 -55.7% -57.4%

Reporting Environmental

Sustainability Report GRI, C level

Improved GRI +

EPRA

Green Office (new) 2 9 10

LEED (new) 1 2 5

Shareholders

25

Major shareholders July 30, 2013 # of shares % of shares change %

Varma Mutual Pension Insurance Company 18,177,280 23,95 0

Ilmarinen Mutual Pension Insurance Company 7,921,177 10,44 0

City of Oulu 3,655,577 4,82 0

OP-Pohjola Group 1,029,320 1,36 0,1

City of Tampere 956,649 1,26 0

Laakkonen Mikko Kalervo 875,846 1,15 0

Jyrki Hallikainen 874,078 1,15 0

The Finnish Cultural Foundation 848,602 1,12 0

Odin Finland 820,960 1,08 0

Ivvestment Fund Taaleritehdas Arvo Markka Osake 750,000 0,99 0

Kickoff Oy 701,181 0,92 0

The Finnish National Fund for Research and Development Sitra 666,036 0,88 0

City of Vantaa 600,000 0,79 0

City of Espoo 538,548 0,71 0

Mutual Fund Evli Finnish Equity 558,210 0,74 4,7

Jenny and Antti Wihuri´s Foundation 527,428 0,70 0

Lappeenrannan Kaupunkiyhtiöt Oy 511,361 0,67 0

Mutual Insurance Company Pension-Fennia 486,904 0,64 0