BEOS REPORT 2017 · Dear BEOS AG Business Partner, Welcome to the third annual BEOS Report, which...

BEOSREPORT2017

Focus on digitalisation

THE SPECIALISTFOR CORPORATEREAL ESTATEIN GERMANYBEOS AG

Dear BEOS AG Business Partner,

Welcome to the third annual BEOS Report, which presents a review of our performance over the previous 12 months. The report also provides you with a window into our com-pany—valuable insights into the topics and trends that are shaping our business—and looks at how BEOS is growing.

If you’ve already glanced at the first pages of this report, you will have noticed one of the year’s most significant changes. Just 12 months ago, on this very page, you were greeted by a message from our company founders, Dr. Stephan Bone-Winkel and Dr. Ingo-Hans Holz. This year, as you can see, our five names now appear here. Following our appoint-ments to the Executive Board at the beginning of 2016, our two Executive Board chairmen took up their new roles on the company’s Supervisory Board in April 2017. As you will read from their own contributions to this report, their new roles mean that they are neither out of sight nor out of mind. It is now our task to drive BEOS forward—to continue on the successful path that has established us as the market leader for corporate real estate in Germany. And it is a task that we feel well prepared for. One of our key priorities is to further expand our direct business with industry. We have already concluded major transactions with Siemens and Airbus. In addition to acquisitions, we will also be examin-ing third-party asset management mandates in the future, thereby further strengthening our Corporate Solutions business unit.

A window into the BEOS office in Berlin: Our Think Tanks enable us to plan, develop and think ahead

4 / BEOS Report 2017 / Rethinking the workplace—The challenges of digitalisation

RETHINKING THE WORK-PLACE—THE CHALLENGES OF DIGITALISATION

5

Even with our new management structure, the fact that we remain open-minded to innovation has been amply demonstrated in recent months, not least by the launch of a limited partnership investment fund. BEOS Value Investment Fund Germany I enters the real estate value chain earlier than our previous special funds, thereby enabling institutional investors for the very first time to gain access to corporate real estate with a need for repositioning. The first acquisitions have already demonstrated that the strategy is paying off. Given the effort required to ensure that our new structure complies with regulatory and tax requirements, it was by no means a fore-gone conclusion that we would be successful in combining corporate real estate with the relatively new limited partnership structure. This shows that we spare no effort in remaining true to our credo: Think ahead.

We also want to be true to this motto in the topics that inspire us. And these are the topics that we focus on in each of our BEOS Reports. At the start of 2015, we focused on the future of work and the evolution of our working environments. Last year, our focus was on the ability of cities, companies and real estate to evolve as they confront the challenges of continuous transformation. In this report, digitalisation is our lead topic. This mega- trend has long since arrived in everyday business. With our previous reports, we’ve established a tradition that our most important customers—our tenants—also get to have their say. As we were going through our tenant lists to see who might be able to provide us with a valuable contribution

on the topic of digitalisation in day-to-day life, we were pleasantly surprised at just how many companies have already established viable business models for the digitalised future. The following pages showcase exactly how this works in practice.

In terms of digitalisation, we are not only con-cerned with digitalising and optimising existing processes. We want to be a pioneer in the field of digitalisation, and have already created the conditions for our leading role: spatial, technical and, above all, mental. The creation of a new Digital Solutions Team under the leadership of the newly created position of Head of Digital Transformation underlines just how committed BEOS is to digital transformation. A great deal needs to be completely rethought. And we will meet these challenges. We want you to join us on this journey—to support us with your questions, comments and positive energy. In short: Be an important partner to BEOS.

WE WANT TO BE A PIONEER IN THE FIELD OF DIGITALI-SATION, AND HAVE ALREADY CREATED THE CONDITIONS FOR OUR LEADING ROLE

From left to right: Hendrik Staiger (Southern Region and Acquisitions), Dr. Christoph Holzmann (Finance, Risk Management and Compliance), Jan Plückhahn (Northern Region and Acquisitions), Holger Matheis (HR, Organisa-tion, Legal, Marketing, Construction), Martin Czaja (Asset and Portfolio Management)

76 / BEOS Report 2017 / Rethinking the workplace—The challenges of digitalisation

10

4

28

40

60More and more users demand it,new technologies are making it possible: Space is becoming digital

Rethinking the workplace —The challenges of digitalisationLetter from the Executive Board 5

BEOS AG: In profileBEOS AG: In numbers 30BEOS AG: All the facts at a glance 32BEOS AG: Our services 33BEOS AG: Assets under management 34BEOS AG: Our digital project workbench 36Letter from the Supervisory Board 38

Every BEOS AG development since 2003Corporate real estate— the four categories 422 017—2003 43 —59

BEOS AG: Our offices 60Awards and Accolades 61Legal Notice 62

CONTENTS

3 Questions, 3 Answers— The Digitalisation of SpaceIT and Business Parks:Jens Prautzsch, Interxion GmbH 12Q-West: Eric Paffrath, EOS GmbH 16Markante: Dr. Steffen Christ,Flaconi GmbH 20OTC: Claudia Isringhaus,Corporate Communications QSC AG 26

The fourth industrial revolution is breathing new life into many old manufacturing sites—including Maisach near Munich

3 QUESTIONS, 3 ANSWERS: THE DIGITALISATION OF SPACE

13

SHAPING THE FUTURE AT THE WORLD’S LARGEST INTERNET EXCHANGE

Interxion GmbH operates more than 45 data centres across the whole of Europe, serving more than 1,600 customers worldwide. The company specializes in providing and maintaining secure and fast IT infrastructure. Leading companies such as Amazon, eBay and Microsoft use Interxion’s networks to manage reliable data connections to their customers and business partners.

With data centres and Internet exchanges at a total of 13 locations, Interxion provides access to the entire European market. In Frankfurt, the com-pany operates data centres at the Osthafen IT and Business Park, which BEOS has been managing since 2014, and in the surrounding area.

Interxion GmbH at the Hanauer Landstraße IT & Gewerbepark in Frankfurt

Cutting-edge hardware— essential for digital progress

12 / BEOS Report 2017 / 3 Questions, 3 Answers: The Digitalisation of Space

/ Which trends do you think will play a particularly impor-tant role in the future?

Digital transformation, cloud computing, the expansion of mobile Internet reception and autonomous driving are tech-nical developments that continue to have a positive impact on demand in our core business. At the same time, we face steadily rising energy costs incurred by the operation of our servers. Another important challenge is our customers’ ever-increasing awareness of security. In response, we are continuously analysing and, where necessary, retrofitting our data centres to meet their evolving requirements. Technical and structural innovations that enable us to increase the efficiency with which we run our data centres, or increased physical security, for example with completely closed-off areas, could become more important in future.

Energy efficiency and digitalisation: A plexiglas dome regulates

the temperatures in the data centre

Equipped with facial recognition and coded cards, security control systems guarantee that sensitive data is well protected

Jens Prautzsch, Interxion GmbH

THE EXTENT AND PACE OF DIGITALISATION IS

BECOMING A DECISIVE COMPETITIVE FACTOR

Interview with Jens Prautzsch,Managing Director of Interxion GmbH, Frankfurt

/ What advice do you have for customers who want to be at the forefront of digital transformation?

In many industries, the extent and pace of digitalisation is becoming a decisive competitive factor. On the one hand, this involves optimising existing processes, for example in pro-duction. On the other hand, it also relates to developing new, future-oriented business models. The former is actually noth-ing new. After all, IT has always been used to deliver efficiency gains and cut costs. The latter should enable companies to reinvent themselves, ensuring that they are not swept away by the tidal wave of change. From our perspective, companies need to organise their IT infrastructure to be both reliable and flexible. The wide range of cloud computing models can play just as crucial a role as the outsourcing whether in part, or completely—of a data centre.

/ What kinds of spaces are you most interested in?

Warehouses typically offer us most of what we are looking for. They are usually fairly easy to repurpose. As we equip the areas with technology and infrastructure ourselves, our requirements are not all that specific. However, to achieve optimal data centre operation, it often makes more sense to develop a completely new centre than to upgrade existing infrastructure. For this reason, for example, we have also developed our own space in the area around the Osthafen IT and Business Park in Frankfurt, in addition to the space we rent from BEOS AG. This enabled us to build the data centres according to our specified design standards.

14 / BEOS Report 2017 / 3 Questions, 3 Answers: The Digitalisation of Space 15

MACHINES FOR THE MODERN FACTORY

Inside the production facility: Industrial 3D printing at EOS

EOS GmbH is a leading global company in the field of additive manufacturing. The company makes machines for the fast and precise production of components and prototypes using industrial 3D printing and polymer technology. This saves EOS’s customers in sectors such as aerospace, the automo-tive industry and medical technology considerable amounts of time and money. In February 2017, EOS moved into the Q-West business park in Maisach near Munich, where it pro-duces industrial 3D printers. BEOS has been redeveloping the former printing plant since July 2016.

EOS GmbH at Q-West in Maisach


Today in Maisach: Industrial production is already a reality in the intelligent factory

Additive manufacturing is having a positive impact on more and more areas of our lives

/ Would you say that you have created the machine park for the Internet of Things (Industry 4.0)?

The world of industrial production is changing profoundly. Under the banner of Industry 4.0, the models for cooperation along the entire process chain are being digitalised, as are production processes. The goal is the truly integrated, digi-tally connected, intelligent factory. In this factory of the future, industrial 3D printing will play a key role alongside new technologies such as sensor technology, robotics and machine-to-machine-to-human communication. It will help to open up new business opportunities and completely redefine supply chains. At the same time, 3D printing tech-nology enables businesses to develop sustainable solutions, thereby making a valuable contribution to corporate social responsibility.

THE GOAL IS THE TRULY INTEGRATED,

DIGITALLY CONNECTED, INTELLIGENT FACTORY

Eric Paffrath, CFO of EOS GmbH, on industrial 3D printing

/ 3D printing is replacing 2D printing—such a massive tech-nological change is rarely as visible as here in Maisach. What factors positively influenced you in choosing this location?

One incredibly exciting aspect is that we are playing a part in revitalising this former printing plant in Maisach. The decisive factor for EOS was the large amount of space avail-able and the attractive and convenient location. Being here in Maisach has enabled us to further optimise our processes, which means we are now able to deliver up to 1,000 systems per year from a single-shift operation. And, if we need it, the facility offers us enough extra capacity to commission up to 2,000 systems per year. This not only mirrors our own growth trajectory, it also puts us in a very flexible position for the future. EOS has grown incredibly rapidly over the past few years, which means that our requirements in terms of infrastructure and space have also increased. With the 9,000 square meters of commercial space we have taken up at Q-West, and with BEOS as our experienced partner, we know that we are well equipped for the future.

/ How will 3D printing affect German companies’ demands on their production facilities?

Industrial 3D printing means that companies enjoy a com-pletely new degree of freedom when it comes to design and manufacturing, and the technology is increasingly being used in series production. Still, conventional processes will not be completely replaced by this new technology. Rather, 3D printing will be effectively integrated into existing and future production environments, and used to continuously optimise the flow of parts and data in serial production. The next step involves the digital networking of conventional and additive technologies. In fact, this is what will distinguish future-oriented production environments.


A CARNIVAL OF SCENTS IN THE DIGITAL AGE

Via its online portal, the online cosmetics retailer Flaconi offers more than 30,000 products from a host of premium brands, which are distributed across the whole of Germany. Flaconi’s innovative concept has already secured the company several awards. In 2017, Flaconi won an online trade award in the category “Fast Moving Consumer Goods (FMCG)”. Flaconi uses its space within the BEOS commercial development Markante in Berlin-Marzahn for shipping, order pick-ing and distributing its products.

Flaconi GmbH at Markante in Berlin

With more than 30,000 products, Flaconi

needs a sophisticated logistics system


23

/ And what you think of the fact that a growing number of eCommerce companies are moving from the online to the offline world?

We have had a successful offline presence for several years now. Since 2011, Flaconi has oper-ated its own stores, and we have had an exclusive hairdressing salon in Berlin-Mitte since 2015. For us, the idea of an integrated multi-channel or omni-channel concept has always been attrac-tive. We are constantly reinterpreting and making our own mark on the classic retail approach, reshaping it to create innovative, intelligent shop concepts that fully exploit our online expertise.

/ How will eCommerce change our cityscapes?

In principle, retail has always been about constant change. For example, we now see an increasing number of specialist shops and innovative shop concepts emerging in our inner cities, while traditional bulk and replacement purchases are shifting in some cases. We are excited by the fact that there will be more space for impulse and inspirational buying in new, integrated concepts, which means that shopping will become more enjoyable again.

“Markante” in Berlin: Alongside Fla-coni, the 42,000-sqm site is home to many other companies

Dr. Steffen Christ, Flaconi GmbH

THERE WILL BE MORE SPACE FOR IMPULSE AND INSPIRATIONAL BUYING IN NEW, INTEGRATED

CONCEPTS, WHICH MEANS THAT SHOPPING WILL BECOME

MORE ENJOYABLE AGAIN.

An interview with Dr. Steffen Christ, COO of Flaconi GmbH

/ You can’t digitalise a sense of smell. So, how have you managed to be so successful?

With cosmetics, the challenge is not only to inspire customers with a product’s sensory and haptic qualities, but also to create an enticing world of experience—one that we can easily communicate online. Our Flaconi channels on YouTube, Insta-gram and Twitter, together with our dynamically changing, website-based theme campaigns, offer us not only the opportunity to create inspiration and worlds of experience, but also to convey the effectiveness and benefits of the product, which we are often able to portray much better than classic, brick-and-mortar retailers. Ever since we launched, our growth has been spectacular, and, in recent years, we have been able to continuously expand our range of products. In addition to per-fume, our expertise also extends to skin and body care, make-up and haircare. Another key driver of our success is our commitment to customer service. Alongside our dedicated team of customer service experts, we also offer fast delivery, buyer protection and a generous returns policy.

Behind the scenes of an online world of experience: “Markante” offers plenty of space for the continuously expanding range of products


25

LEADING THE WAY FOR THE EVOLVING SME SECTOR

Schematic of home appliances and systems connected

to the digital cloud

As an ICT service provider, QSC AG has amas-sed decades of experience and expertise in the fields of cloud computing, Internet of Things (IoT), consulting, telecommunications and colocation. With its comprehensive services, the company supports its many medium-sized customers on their journeys into the digitalised future. In collaboration with its subsidiary Q-loud GmbH, for instance, QSC AG serves as a partner in all things IoT. The company offers its customers a full-stack portfolio—from the networking of smart products and efficient energy management, to the develop-ment and operation of individual IoT platforms. QSC AG is based at BEOS’s „Ossendorf Technolo-gie Center“ in Cologne-Ossendorf, a complex that was previously Sony Germany’s headquarters until 2006.

QSC AG at the Ossendorf Technology Centre (OTC) in Cologne


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/ How exactly do you support SMEs?

Our specific mission at QSC is to serve German SMEs. Firstly, our customers expect a partnership of equals, then they want flexibility, speed and, of course, first-rate technical expertise. And that‘s exactly what we offer. For example, we plan, implement and operate a range of completely cloud-based work stations, networked products for intel-ligent remote maintenance and operation, and optimise process chains with SAP services and Smart Data. We are a full-service provider—for more than 30,000 customers from the retail, service, logistics, IT, financial services and energy sectors.

/Will digitalisation lead to a fundamental change in SMEs’ space requirements?

One of the core enablers of digitalisation is cloud technology, which allows server capacities to be outsourced to exter-nal, professionally managed and operated data centres. In the medium term, this frees companies from the burden of operating their own servers, which means they will no longer need dedicated server space. In addition, cloud technology is enabling mobile workplaces, giving more and more emplo-yees the opportunity to work from home. As a result, com-panies can reduce the amount of fixed space they occupy. At the same time—and this is similar to developments in the residential real estate sector—there is a clear trend towards ever larger units, with extra meeting rooms or meeting areas, which are becoming increasingly important as digitali-sation requires team-based and networked work. Thus, more spaces will be needed for formal and informal communica-tion—and these can include everything from fitness areas to service islands.

A view into the NOC – Network Operating Center

QSC’s headquarters in Cologne-Ossendorf

Claudia Isringhaus, QSC AG

DIGITALISATION REQUIRES TEAM-BASED AND

NETWORKED WORK

Interview with Claudia Isringhaus, Head of Corporate Communications at QSC AG, about the digitalisation of Germany’s SME sector

/ You describe yourself as the digitaliser of the German SME sector. How has digitalisation shaped your own business model?

QSC AG offers its customers an all-round, care-free digitalisa-tion package, accompanying them step by step into the digital age. We fully adapt to our customers’ individual business mo-dels, markets and their current level of digitalisation. Not only do we offer comprehensive cloud-based services, intelligent IoT applications and the latest generation of SAP services, we also have our own data centres and Germany-wide voice data network. Having our own network, in particular, makes our services especially secure and reliable, and also ensures that they comply with the strictest data protection regulations.


BEOS AG: IN PROFILE

Modern workstation and industrial charm in harmony: The BEOS Cologne office in Carlswerk

BEOS AG: IN NUMBERSAs of October 2017

0.69average utilisation

of the Floor Area Ratio allows for increased densification

2.5million sqm

lettable floor space under management (value investments

and core investments)

1,150tenants

from a wide range of sectors ensure a strongly diversified tenant basis across

the BEOS portfolio

7%

dividend yield on shareholder equity from special funds, after

expenses and fees

15years

average professional experience among BEOS senior management

(thereof more than 7 years with BEOS)

39institutional investors

invested in the three BEOS special funds

3.7million sqm

total space under management, a substantial land bank

1:1,7project managers to projects45 project managers handle

77 projects; team of 102 employees (BEOS) or

134 employees (BEOS and BEREM) in 6 offices

80percent

of tenants in the BEOS portfolio renew their leasese

77properties

are under BEOS management

2.5bn. EUR

assets under managementt

0EUR

capital lost by BEOS AG in 20 years as an investment manager

5.61Euro/sqm

average rent for multi-use properties in the Big Seven cities and growth regions

30 / BEOS Report 2017 / BEOS AG: In Profile 31

Memberships

Teaching assignments

BEOS specialises in corporate real estate and is Germany’s market leader in the field, which is one of the largest and most stable asset classes in the real estate investment market.

Founded in 1997, BEOS has focused on mixed-use, multi-tenant corporate real estate since 2002, primarily occupied by small and medium-sized German companies.

In 2010, BEOS launched its asset management division and its first special investment fund with a volume of EUR 400 million. The second fund followed in 2012, with an investment volu-me of EUR 630 million. The third fund opened in 2015—with a fund volume of EUR 1.1 billion. In 2017, BEOS launched the first repositioning fund for corporate real estate, giving instituti-onal investors an earlier opportunity to enter the value chain.

BEOS AG: ALL THE FACTS AT A GLANCE

32 / BEOS Report 2017 / BEOS AG: In Profile

Value InvestmentValue investment (or value-oriented investing) is the investment in existing properties, whose value can be increased in the short to medium term by BEOS’s pro-active repositioning and management services. These include, for example, the reduction of vacancies, the repurposing and upgrading of space, the reduction of operating costs and the expansion of existing space.

Property ManagementBEOS is one of the very few real estate companies with an integrated management model. All tenant services are delivered by dedicated, in-house and on-site teams. In delivering these services, BEOS is supported by its subsidiary, BEREM Property Management GmbH.

Asset ManagementBEOS supports its tenants with optimised floor plans and management that creates real value. For investors, the company provides comprehensive services—from business plan development to financing, from asset management and controlling to exit planning.

Sale-and-leasebackIn contrast to classic leasing, BEOS not only offers financing solutions, but also develops individual medium to long-term sale-and-leaseback models.

Revitalisation and RefurbishmentBEOS pursues a value-oriented investment strategy with a focus on existing properties. With a strong track record in renovating and repurposing, the company also has a wealth of experience in compliance with building conservation requirements, highly technical changes in use, and the safe handling of subsoil contamination.

33

8%

7%

30%55%

32%

40%

16%

4%1%

0.4%6.5%

24%

26%

24%

23%

4%

17%14%

13%

14%

20%

22%

7%

1%2%4%

4%

2%

27%

12%1%

0.4%4% 7%

18%

11%

The BEOS AG portfolio has tenants from a wide range of sectors, creating a high level of risk diversification

Breakdown by tenant industry

Food stuffs

Pharmaceuticals / Chemicals

Retail / Wholesale

Services

IT / Printing / Imaging

Media

Mechancial engineering / Mechatronics Others

Energy

Event / Leisure

Public sector

Warehousing / Logistic

Light industrial

Automotive

Business parks and repurposed real estate are the backbone of the BEOS AG portfolio

BEOS concentrates on Germany’s Big Seven metropolitan centres and growth regions

The portfolio has a broadly diversified space allocation

The properties in the BEOS AG portfolio vary greatly in size, which makes the portfolio highly fungible

Breakdown by size category

Rental income per BEOS locationCorporate real estate

Share of total lease volume by floor area category

As of September 2017

Light industrial

Warehouse

Repurposed

Business park

Service / Warehouse

Office

Manufacturing

Research

Logistics

IT

Other

EUR 0–10 million (14 properties)

EUR 10 – 25 million (31 properties)


> EUR 75 million (5 properties)


Hamburg

Berlin

Cologne

Munich

Frankfurt

Stuttgart

BEOS AG: ASSETS UNDER MANAGEMENT


Project organisation, workplace, mobility and mindset—these four aspects are the focus of BEOS’ digital project workbench.

BEOS AG: THE DIGITAL PROJECT WORKBENCH

The continuous growth of assets under management over the past few years has presented BEOS AG with the challenge of delivering its proven management quality while also increa-sing efficiency, which is why we introduced a new approach to project organisation: the digital project workbench, where efficient teamwork plays a central role. We have thereby created a platform for permanent change and the constant exchange of information.

The digital project workbench is based on four principles:

RADICALLY DECENTRALOur project organisation places the user front and centre. Regional offices operate independently, while asset managers manage the workbench and are supported by their project teams.

RADICALLY DIGITALA new IT infrastructure creates the conditions for modern workplaces. This includes shared workstations, a paperless office, digitalised processes and a central project platform, Architrave.

RADICALLY MOBILEMobile applications increase flexibility and mobility in many ways: Skype instead of travel, Slack instead of email, Architrave instead of file folders, mytaxi, drive now and car2go instead of company cars, Voya instead of travel agencies, etc.

RADICALLY AGILEA modern mindset enables direct and rapid decision-making processes. This is supported by iterative management methods, consistent user- oriented thinking, constant change management and new formats for knowledge transfer, such as the BEOS Academy and Digi-Lunch instead of the intranet.

The advantages of the digital project workbench over a more centralised organisation:/ Everyone sits at a table or in an office and works on a platform—

for more streamlined communication and less loss of knowledge./ Project tasks are allocated to the most appropriate team members

in order to achieve maximum customer focus and satisfaction./ Property specific processes are accelerated.

BEST PRACTICE from the 1st ZIA Innovation Report


FURTHERMORE, WE TAKE A CLOSE LOOK AT EVERY PROPERTY THAT BEOS ACQUIRES – NO MAT-TER IN WHAT BUSINESS AREA.

Prof. Dr. Stephan Bone-Winkel (left) and Dr. Ingo-Hans Holz

LETTER FROM THE SUPERVISORY BOARD

Dear BEOS AG Business Partners,

Readers of our first two reports may have noticed that in this current issue we have both taken a step back. But you can also see that we‘re still here. And that is exactly the message we would like to convey to you at this point.

When we founded BEOS exactly 20 years ago, we could not even dream of thinking about the success story that we would create. We were in a segment that hardly anyone was interested in—because it required a lot of work, because new ideas had to be developed again and again. Over the years, we have used these mixed-use commercial properties to introduce the new asset class of corporate real estate to the German pro-perty market. Today BEOS is the leading provider of corporate real estate in Germany.

However, in order to be equipped for the future and to become more independent of its founders, we began to expand the management structure of the company six years ago. At the beginning of 2016, this succession planning process marked an important intermediate step with the expansion of the Executive Board to include five experienced and long-standing managers. When we saw how well the new members of the Executive Board took to their duties, the next step followed in spring 2017—our withdrawal from the Executive Board’s day-to-day operations and our move to the Supervisory Board with its advisory function. With Martin Czaja as Spokesman of the Executive

Board and the other four Executive Board members, BEOS has an excellent management team at its disposal to tap the enormous potential in the market for corporate real estate and to support German industry as a competent partner.

We said goodbye to the Executive Board, but we didn’t say goodbye to BEOS. On the contrary. By changing roles, we now have much more freedom to do what we do best: invest in real estate. Furthermore, we take a close look at every property that BEOS acquires—no matter what business area. Our Investment Committee advises the Executive Board on sales and purchases. And through the BEOS-Beteiligungsge-sellschaft, we are personally invested in properties oursel-ves. Our connection to the company is thus still close and strong. We proudly look back on the past 20 years of BEOS, which we have shaped as founders. And we look forward with anticipation to the next few years, in which we are now playing a different role in ensuring that the success story is continued.


EVERY BEOS AG DEVELOPMENT SINCE 2003

Market acquisition

Off-market, value intestment acquisition

Direct acquisition from owner (sale-and-leaseback)

Corporate solutions

Sales

History

A

O

S

V

CS

Key

Value Investment

CREFG I

CREFG II

CREFG III

VIFG 1

Investor

CREFG I

CREFG II

CREFG III

VIFG 1

Repurposed

Business park

Light industrial

Logistics

Property category

The location and the overall concept developed by BEOS make Zeughof one of Berlin’s top office locations for the creative industries.

40 / BEOS Report 2017 / Every BEOS AG development since 2003 41

Technologiepark Bergisch Gladbach

Friedrich-Ebert-Straße 75, Bergisch Gladbach

October 2017126,988 sqm site area 74,415 sqm lettable floor spaceEUR 4.6 million rental income

Wilgen Park Bucher Weg 18, Ahrensfelde

September 201749,774 sqm site area 21,185 sqm lettable floor spaceEUR 1.3 million rental income

Koblenz Cross-Dock Zaunheimstraße 7,Koblenz

April 201712,499 sqm site area 2,554 sqm lettable floor spaceEUR 0.1 million rental income

BQ – Business Quartier Glinde

Biedenkamp 1 – 5,Glinde


KAA 14 Kaiserin-Augusta-Allee 14,Berlin


Rheinpark Hagenauer Straße 47 – 59, Wiesbaden


Repurposed

Light industrial Logistics

Business parks

Mostly conceived as production sites, these properties orga-nically developed in response to their original owners’ busi-ness requirements and are often reminiscent of campuses. They are particularly attractive pieces of real estate as they are found in relatively central locations and offer a broad range of repurposing possibilities. By extending, remodelling and modernising them, they can be repurposed from sing-le-use to multi-tenant properties with many potential uses.

As a rule, modern light industrial real estate houses the production facilities of low-impact manufacturing industries. Like logistics real estate, they provide adequate space for other users, and are normally suitable for multiple tenants. They tend to have a limited amount of office space. Today’s light industrial real estate is largely found in modern clus-ters, surrounded by well-developed urban infrastructure.

Overwhelmingly developed specifically for a single user, logi-stics real estate is typically not suited to multiple occupancy. Older properties are therefore only of limited relevance to the corporate real estate segment. The situation is diffe-rent for modern properties, i.e. those developed since 2000. Typically, these can quickly be repurposed to satisfy current market requirements, and can easily be redeveloped as mixed-use objects.

In contrast to most repurposed and logistics real estate, business parks were originally designed as mixed-use ob-jects. A combination of office, service, warehouse and open spaces is let as a professionally managed ensemble. Modern business parks tend to be centrally located and compact, whereas older business parks are primarily situated on the outskirts of cities where transport infrastructure is easy to access. The proportion of office space in each business park depends largely on the year it was originally developed.

The projects in this investment report are presented in order of acquisition date and assigned to the following categories:

CORPORATE REAL ESTATE – THE FOUR CATEGORIES

42 / BEOS Report 2017 / Every BEOS AG development since 2003 4342 / BEOS Report 2017 / Every BEOS AG development since 2003

Carlswerk Quartier 3

Schanzenstraße 6 – 20, Cologne-Mülheim

December 201653,462 sqm site area 39,290 sqm lettable floor spaceEUR 3.4 million rental income

Europort

Langer Kornweg 19 – 23, 34 / Kleiner Kornweg 6, 26 – 28, Kelsterbach bei Frankfurt


Karlspark

Siemensallee 84, Karlsruhe


Essen Business Park Westendstraße 12a –14d,Essen


Neuss Business Park Hansemannstraße 1 –61,Neuss


MönchengladbachBusiness Park

Willicher Damm 109 –145,Möchengladbach


Krefeld Business Park Bischoffstraße 99 –113,Krefeld


Sonderflughafen Oberpfaffenhofen Joint Venture mit der Triwo AG

Claude-Dornier-Straße / Friedrichshafener Straße 4 + 6, Weßling

December 20162,760,379 sqm site area 127,240 sqm lettable floor spaceEUR 7.7 million rental income

4544 / BEOS Report 2017 / Every BEOS AG development since 2003

Markgröningen Industriestraße 2, 14 – 16, 25,Markgröningen


Holzhauser Quartier Holzhauser Straße 139, Berlin-Reinickendorf


Zeughof

Zeughofstraße 1, Berlin-Kreuzberg


Theodorstraße Theodorstraße 293 – 295,Düsseldorf

March 201622,382 sqm site area 15,495 sqm lettable floor spaceEUR 1.4 million rental income

Nordostpark Nordostpark 32 – 34, 52 – 56, 74 – 78, 98 – 102, Nuremberg


Puchheim Benzstraße 11 a – cPuchheim


Cube Pallaswiesenstraße 201 / Pfnorstraße 10 – 14, Darmstadt


Gatherhof Am Gatherhof 57, Düsseldorf


Welserstraße Welserstraße 8, Cologne-Porz

July 201625,621 sqm site area 9,998 sqm lettable floor spaceEUR 0.5 million rental income

Montanstraße Montanstraße 18 – 26, Berlin-Reinickendorf


Druckwerk

Mittenheimer Straße 64, Oberschleißheim

June 201637,980 sqm site area 21,992 sqm lettable floor spaceEUR 0.4 million rental income

Q-West

Lise-Meitner-Straße 7, Maisach

June 201637,706 sqm site area 15,581 sqm lettable floor spaceEUR 0.7 million rental income



Schanzenstraße 6 – 20, Cologne-Mülheim


Ossendorf Technologie Centrum (OTC)

Hugo-Eckener-Straße 20, Cologne-Ossendorf

November 201579,000 sqm site area 37,605 sqm lettable floor spaceEUR 3.1 million rental income

Technologiepark Ditzingen

Siemensstraße 31 – 33,Stuttgart-Ditzingen


Merkurpark Merkurring, Hamburg-Rahlstedt


Ulmerstraße Ulmerstraße 4, Hanover-Laatzen


Glinnkamp

Wilhelm-Bergner-Straße 1 – 11, Glinde


GBD 149 Groß-Berliner Damm 149, Berlin-Johannisthal


Bredow 20 Bredowstraße 20, Hamburg-Billbrook

February 201542,500 sqm site area 25,891 sqm lettable floor spaceEUR 0.9 million rental income

Marskamp Toyota-Allee 27 – 47a, Cologne-Marsdorf


Wendenschloßstraße Wendenschloßstraße 142, Berlin-Köpenick

January 201526,677 sqm site area 23,285 sqm lettable floor spaceEUR 0.5 million rental income

Lilienthalcenter Lilienthalstraße 17, 19, Hanover-Lilienthal



Altes Röhrenwerk

Söflinger Straße 100, Ulm


Nova Neufahrn

Am Hart 2, Munich-Neufahrn


Schnackenburgallee Schnackenburgallee 43 – 45, Hamburg-Stellingen


Hang 3 Am Kronberger Hang 3,Frankfurt-Schwalbach


Dock 100

Am Borsigturm 100, Berlin-Reinickendorf


Industriepark Ettlingen Einsteinstraße 14 – 32 / Hertzstraße 26 – 30, Karlsruhe-Ettlingen

February 2014178,461 sqm site area 133,802 sqm lettable floor spaceEUR 6.2 million rental income

Osthafen Hanauer Landstraße 296 – 328,Frankfurt


Lohstraße Lohstraße 36,Munich-Oberding


Elsenstraße Elsenstr. 87 – 96 / Heidelberger Straße 70, Berlin-Treptow


Steubenpark Siemensstraße 18 – 32,Frankfurt-Langen



Oststraße Oststraße 1, Hamburg-Norderstedt


Erfurter Straße Erfurter Straße 2, Eching / Munich


Hürderstraße Hürderstraße 4, Munich-Kirchheim


Sachtlebenstraße Sachtlebenstraße 1,Cologne-Dormagen

108,045 sqm site area 43,989 sqm lettable floor spaceEUR 1.8 million rental income

Am Werbering Am Werbering 5 – 7, Munich-Kirchheim


Levi-Strauss-Allee Levi-Strauss-Allee 10 – 12,Frankfurt-Heusenstamm


In de Tarpen In de Tarpen 37 – 51, Hamburg-Norderstedt



Schanzenstraße 9, Cologne-Mülheim


Ausschläger Elbdeich Billwerder Neuer Deich 74 – 90, Hamburg-Rothenburgsort


Campus Oberhafen

Weismüllerstraße 37 – 47, Frankfurt


Essener Bogen Essener Bogen 3, 5, 15, Hamburg-Langenhorn


Essener Straße Essener Straße 4a,Hamburg-Langenhorn

August 201215,065 sqm site area9,468 sqm lettable floor spaceEUR 0.5 million rental income


Laichingen Rudolf-Diesel-Straße 44, Laichingen

May 2012127,760 sqm site area 63,184 sqm lettable floor spaceEUR 2.8 million rental income

Industriestraße Industriestraße 29, Hanover-Lehrte

August 201155,805 sqm site area 35,392 sqm lettable floor spaceEUR 1.7 million rental income

Culemeyerstraße Culemeyerstraße 1, Berlin-Mariendorf


Hans-Duncker-Straße 1 Hans-Duncker-Straße 1, Hamburg-Allermöhe


Hans-Duncker-Straße-14 Hans-Duncker-Straße 14, Hamburg-Allermöhe

November 20117,688 sqm site area 5,949 sqm lettable floor spaceEUR 0.3 million rental

Campus Altenessen Teilungsweg 28, Essen


Kubus 11 Wiesenauer Straße 11, 13,Hanover


Bredowstraße Bredowstraße 16, Hamburg-Billbrook


Holzhof Hauptstraße 18, Mainz-Mombach


Nordpark AlzenauFachmarktzentrum

Emmy-Noether-Straße 1 – 7, Alzenau


Alte Waggonfabrik

Hauptstraße 17 – 19, Mainz-Mombach


Sportfliegerstraße Sportfliegerstraße 3 – 7, Berlin-Adlershof


Herrmann-Wüsthof-Ring

Herrmann-Wüsthof-Ring 11,Hamburg-Allermöhe


Alzenau Nord Brentanostraße 7, Alzenau



Benzstraße Benzstraße 46 – 50, Berlin-Marienfelde


Schnackenburgallee Schnackenburgallee 149, Hamburg-Stellingen


GBD 82a Groß-Berliner Damm 82a, Berlin-Adlershof


Markante

Wolfener Straße 23, Berlin-Marzahn


Flottenstraße Flottenstraße 54 – 55, Berlin-Reinickendorf


Lorenzstraße Lorenzstraße 2 – 6, Karlsruhe-Stutensee

August 2007137,212 sqm site area 85,742 sqm lettable floor spaceEUR 2.4 million rental income

White Atrium Avenue de la Toison d’Or 56 – 60, Brussels

November 200710,331 sqm lettable floor spaceEUR 1.6 million rental income

Bürocampus Wangen

Hedelfinger Straße 56 – 80, Stuttgart-Wangen

January 200784,944 sqm site area 50,541 sqm lettable floor spaceEUR 4.6 million rental income

Freiheit 13 Freiheit 13, Berlin-Spandau


Tödistraße Tödistraße 46 – 52, Zurich-Horgen

December 200615,600 sqm lettable floor spaceEUR 1.1 million rental income

Äußere Wiener Straße Äußere Wiener Straße 11,Regensburg


Borsigstraße Borsigstraße 3 – 13,Regensburg-Barbing


Hansestraße Hansestraße 60 – 66, Cologne


Bücklestraße Bücklestraße 1 – 5,Konstanz



BERLIN

HAMBURG

COLOGNE

FRANKFURT

MUNICH

STUTTGART

Schöneberger Straße Schöneberger Straße 11 – 15, Berlin-Kreuzberg

March 200513,300 sqm lettable floor spaceEUR 0.9 million rental income

Kässbohrer Straße Kässbohrer Straße 18, 20,Ulm


Billbrook Portfolio Billbrook (11 properties),Hamburg

September 2005142,000 sqm lettable floor spaceEUR 7.1 million rental income

Untertürckheimer Straße

Untertürckheimer Straße 15 – 23, Berlin-Marienfelde

June 200527,600 sqm lettable floor spaceEUR 1.2 million rental income

An der Spreeschanze An der Spreeschanze 10 –12,Berlin-Spandau

May 200510,500 sqm lettable floor spaceEUR 0.4 million rental income

Holzhauser Straße Holzhauser Straße 139, 153, 155, Berlin-Reinickendorf

April 200525,700 sqm lettable floor spaceEUR 1.1 million rental income

Zeughof Zeughofstraße 1, Berlin-Kreuzberg

January 200551,300 sqm lettable floor spaceEUR 2.6 million rental income

Thiemannstraße Thiemannstraße 1, Berlin-Neukölln

August 200351,800 sqm lettable floor spaceEUR 3.5 million rental income

Colditzstraße Colditzstraße 34 – 36, Berlin-Tempelhof

January 200463,000 sqm lettable floor spaceEUR 2.9 million rental income Location

Number of properties managed at location

15

11

6

12

19

14

6 REGIONAL OFFICE – 77 PROPERTIES

58 / BEOS Report 2017 / Every BEOS AG development since 2003 59

Top-Arbeitgeber2017

Immobilien Award2017

BEOS AG: OUR OFFICES

BEOS AGKurfürstendamm 18810707 BerlinTel.: +49 / 30 28 00 99-0Fax: +49 / 30 28 00 99-66

Hamburg officeSchaarsteinwegsbrücke 220459 HamburgTel.: +49 / 40 808 18 78-0Fax: +49 / 40 808 18 78-25

Rhein-Ruhr officeSchanzenstrasse 6 – 2051063 CologneTel.: +49 / 221 63 07 96-0Fax: +49 / 221 63 07 96-25

Frankfurt officeFürstenbergerstraße 3 – 960322 Frankfurt am Main Tel.: +49 / 69 656 06 55-0Fax: +49 / 69 656 06 55-66

Munich officeOskar-Schlemmer-Straße 13 80807 MunichTel.: +49 89 / 329 89 59-10Fax: +49 89 / 329 89 59-25

Stuttgart officeDanneckerstraße 3770182 StuttgartTel: +49 711 / 12 89 82-00Fax: +49 711 / 12 89 82-10

Scope Award

Bester Asset

Manager

Top 2018Institutional Real Estate Specialist

23. November 2017

BEOS AG wins the Scope Alternative Investment Award 2018 in the category “Institutional Real Estate Specialist“.

.

25 September 2017 – PLATOW Immobilien Award 2017 BEOS AG was awarded the PLATOW Immobilien Award in the “Commerical real estate” category.

18 July 2016 – Top 10 real estate industry employer The Immobilien Zeitung’s annual survey of students confirms that BEOS AG is one of the ten most popular employers in the real estate industry.

26 February 2015 – Immobilienmanager Award BEOS board members Dr. Stephan Bone-Winkel and Dr. Ingo-Hans Holz received the 2015 Immobilienmanager Award in the “Leading Minds of the Year” category.

2017, 2015 & 2013 – Top Job Following its award in 2013 and 2015, BEOS AG was again confirmed as one of Germany’s best SME employers in 2017.

18 November 2014 – ULI Leadership Award Dr. Stephan Bone-Winkel received the prestigious “ULI Leadership Award” in the “Real Estate Industry” category from the Urban Land Institute (ULI) in Hamburg.

3 May 2012 – Immo Idee AIZ, the magazine published by the IVD real estate association recognised the BEOS app “BEOSinvest – the Property Quick Check” as the best real estate idea of 2012.

7 October 2011 – Red Dot Design Award The BEOS brochure “Carlswerk – Werkstatt und Kupferhütte” received the Red Dot Design Award in the “Communication Design” category.

5 October 2010 – Köpfe der Immobilienbranche Honouring the twelve leading minds in the German real estate industry in 2010, the Immobilienwirtschaft magazine included Dr. Stephan Bone-Winkel in its illustrious selection.

19 October 2007 – Entrepreneur of the Year Dr. Ingo-Hans Holz was short-listed as a finalist in the “Entrepreneur des Jahres 2007” competition.

AWARDS

6160 / BEOS Report 2017 / Offices, Awards and Accolades

BEOS AGKurfürstendamm 18810707 Berlin, GermanyTel. +49 30 / 28 00 99 0Fax +49 30 / 28 00 99 [email protected]

Executive Board:Martin Czaja, Dr. Christoph Holzmann, Holger Matheis, Jan Plückhahn, Hendrik Staiger

Chairman of the Supervisory Board: Alexander Baden

Supervisory Board:Dr. Stephan Bone-Winkel, Dr. Ingo-Hans Holz, Tim Jaeger, Dr. Bernd Stracke

Registered office: BerlinRegister no.: HRB 133814 B, District Court of Berlin-Charlottenburg VAT ID no.: DE 190494186

Photo credits:Nils Krüger: pp. 4, 37, 60Marcus Witte: pp. 6, 38Jens Küsters: pp. 8 –10, 12 – 27, 40, 60Daniel Welschenbach: pp. 28 – 29, 60 (interior design: pd raumplan) EOS GmbH: S. 19Leistungsbilanz: S. 37 – 51: Jens Küsters, S. Greuner, M. BredtNiederlassungen, S. 60: Nils Krüger: Berlin, Jens Küsters: Hamburg, Frankfurt, Stuttgart, München , Daniel Welschenbach: Köln

Copyright NoticeThis BEOS Report, including its contents, images, and layout, is legally protected, specifically under applicable copyright, trademark, intellectual property and competition laws. Copy-right notices and trade marks may not be altered nor removed. Any reproduction, dissemination, storage for website retrieval of its contents, whether in whole or in part (text, images, lay-out), whether unaltered or altered, is permitted only subject to prior written approval. The contents of this report may only be used for non-commercial, private purposes within the limits of applicable copyright laws.

Liability for Contents and Information Neither BEOS AG, nor any third party from which BEOS AG may have sourced information for this BEOS Report, assume any liability for the correctness, completeness or accuracy of the report’s contents. BEOS AG expressly states that the informa-tion provided in the report does not constitute professional or substantive advice. Accordingly, BEOS AG assumes no liability for direct or indirect damages, including lost profit, that a user may incur as a result of using or failing to use the information and facilities provided in this publication. BEOS AG assumes no liability for any losses that may result from the dissemina-tion and/or use of these documents or disclosures, or that are associated with the dissemination and/or use of these docu-ments or disclosures in any way.

LEGAL NOTICE

62 / BEOS Report 2017 / Legal Notice

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