Transkript

1

2

3

4

5

6

7 DESKTOP VALUATION REPORT The property Motala Luxor 7

8 14/03/ Commision number Desktop valuation of the property Motala Luxor Valuation object The property Luxor 7 which is classified as a commercial property for office premises. The property is located within the town Motala, with the address Luxorgatan 1 A. The total area to let is according to the rent roll square metres Legally registered owner Motala DGC Holding AB Client DGC Property Investment Management, through Gladys Lebsund 1.4. Purpose and valuation date The valuation aims to estimate the market value of the object of valuation and supposed to be used for the annual report By market value is meant the most likely price at a normal sale on the open market. The market value cannot be decided, only estimated. Valuation date is December 31, Conditions, special conditions and basic information This valuation estimation has been undertaken in accordance with the Swedish Property Index (SFI) guidelines adapted from The Approved European Property Valuation Standards published by The European Group of Valuers Associations. In addition our valuation is subject to the schedule of conditions and limitations attached to this valuation report. Svefa assumes no responsibility for incorrect valuation estimations caused by the client or their agents providing information used as the basis for the valuation estimation, which is incorrect or incomplete. The costs for utility and maintenance of the property are standardized figures. Concerning the market rent, vacancy and yield all numbers are based on statistics for the area. Operating and maintenance costs have been estimated from figures and information from the client, statistics and experience. Information used in the valuation: - Extract from the property data register. - Rental debiting list. - Information from DGC Property Investment Management Market value Against the background of what has been recorded in the desktop, the estimated market value of the property Motala Luxor 7 the time of the valuation date December 31, 2010 is: SEK SEK Nine million eight hundred thousand 14/03/11 Petter Sandberg MSc. Real Estate Economics MSc. Business Administration Jonas Åkerberg MSc. Real Estate Economics Authorised Property Valuer, Aspect

9 14/03/2011 Appendix 1 Commision number Desktop valuation of the property Motala Luxor 7 CASH FLOW-ANALYSIS Property: Motala Luxor 7 Appendix 1:1 Calculation assumptions Calculation start: Year of valuation: 1947 Assessed value: Typecode: Inflation 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% Yield: 11,3% 11,3% 11,3% 11,3% 11,3% 11,3% 11,3% 11,3% 11,3% 11,3% 11,3% Discount rate 13,5% 13,5% 13,5% 13,5% 13,5% 13,5% 13,5% 13,5% 13,5% 13,5% 13,5% Yield residual value: 11,3% Rental vacancy Residential Premises: 35,0% 35,0% 30,0% 30,0% 25,1% 25,1% 20,3% 20,3% 20,3% 20,3% 20,3% Garage / Parking: Total: 35,0% 35,0% 30,0% 30,0% 25,1% 25,1% 20,3% 20,3% 20,3% 20,3% 20,3% Cash Flow (ksek) Year 1 (Sek/m² Rent Residential (+) Rent Premises (+) (527) Rents parking etc. (+) Vacancy Residential (-) Vacancy Other (-) -(184) Vacancy Parking etc.(-) Supplement (+) Discount (-) Efficient rent (343) Operational & maint. (-) -(180) Property tax (-) -(5) Tax charge (+) (1) Site leasehold fee (-) Net operating income before cap. exp. (NOI) (159) Capital expenditures/tenent improvements Net operating income (NOI): (159) Present value of NOI Present value of residual value Discount cash-flow value Key numbers Market value / Total area Market value / Base value 3,95 Gross income multiplier (year 1) 5,4 Yield year 1 8,6% Market NOI / Market value 12,8%

10 14/03/2011 Appendix 2 Commision number Desktop valuation of the property Motala Luxor 7 Tenant list Property: Motala Luxor 7 Appendix 1:2 Tenant Category Area Duration Current rent Market rent Suppl. for prop. tax VAT Incl. heating Typ sqm TSEK sek/sqm Index sek/sqm Index TSEK sek/sqm (Yes / No) (Yes / No) OUTHYRT Office % % 0 0 N Y OUTHYRT Office % % 0 0 N Y OUTHYRT Office % % 0 0 N Y OUTHYRT Office % % 0 0 N Y OUTHYRT Office % % 0 0 N Y OUTHYRT Office % % 0 0 N Y Digitalkassa i Motala AB Office % % 0 0 Y Y Vavrek Frantisek Other % % 0 0 N Y Motala Hissar AB Office % % 4 6 Y Y Autoliv Electronics AB Other % % 0 0 Y Y Arbetslivsresurs AR AB Office % % 0 0 Y Y The Ramblers/Göran Nyqvist Office % % 0 0 N Y Iris Hadar AB Office % % 0 0 Y Y e-trader Europé AB Office % % 0 0 Y Y CaviTool AB Office % % 0 0 Y Y Tele Motala Förvaltning AB Office % % 0 0 Y Y Studieförbundet Vuxenskolan Office % % 0 0 N Y SSG SpecialStädning och Golvrenoveringar Office % % 0 0 Y Y Norfrig Sverige AB Office % % 0 0 Y Y Svecia Travels Office % % 0 0 Y Y Lernia Bemanning AB Office % % 0 0 Y Y Crenova Office % % 0 0 Y Y Medborgarskolan Ost Office % % 0 0 N Y Folla Tech Sverige AB Office % % 0 0 Y Y OUTHYRT Office % % 0 0 Y Y Sven Nilssons dödsbo Office % % 0 0 N Y Reutermo Andreas Office % % 0 0 N Y Löfgren Ricard Office % % 0 0 N Y OUTHYRT Office % % 0 0 N Y OUTHYRT Office % % 0 0 N Y Söder Anton Office % % 0 0 N Y OUTHYRT Office % % 0 0 Y Y Steinmo Christel Office % % 0 0 N Y Incover Office % % 0 0 N Y Luxo Sverige AB Office % % 0 0 Y Y Themner Klas Office % % 0 0 N Y Markbyggarna i Östergötland Office % % 0 7 Y Y Harrström Sten Office % % 0 0 N Y Mediavault International Office % % 0 0 Y Y Strongpoint AB Office % % 0 0 Y Y Imre Data Consulting Office % % 0 0 Y Y OUTHYRT Office % % 0 0 N Y Lövgren Petter Other % % 0 0 N Y Halénius Patric Office % % 0 0 Y Y Torpheimer Service AB Office % % 0 0 Y Y OUTHYRT Office % % 0 0 Y Y Lernia College AB Office % % 0 0 Y Y Lernia Utbildning AB Office % % 0 0 Y Y Crusner Advokatbyrå AB Office % % 0 0 Y Y Svenska Bussglas AB Office % % 0 0 Y Y WSP Sverige AB Office % % 0 0 Y Y OUTHYRT Office % % 0 0 Y Y Motalatjänster Office % % 0 0 Y Y Studieförbundet Vuxenskolan Office % % 0 0 N Y Svenska Bågskytteförbundet Office % % 0 0 N Y OUTHYRT Other % % 0 0 N Y Sum/Average

11 14/03/2011 Appendix 2 Commision number Desktop valuation of the property Motala Luxor 7 Property: Motala Luxor 7 Appendix 1:3 Premises Rentable areas Rented areas Vacant areas Rental Vacancy Current Market m² % No. m² % Antal m² % No. % % Office ,7% 20,0% Recreation ,0% 50,0% Other ,8% 25,0% Total/mean ,7% 20,3% Premises Current rent Rented areas Market Rent Vacant areas Total TSEK SEK/m² SEK/place TSEK SEK/m² SEK/place TSEK SEK/m² SEK/place TSEK SEK/m² SEK/place Office Recreation Other Total/mean Premises Estimated O&M cost TSEK SEK/m² SEK/place Office Recreation Other Total/mean

12 FASTIGHET Beteckning MOTALA LUXOR 7 Nyckel: Registerenheten har ett eller flera områden som är 3D Församling MOTALA ADRESS Adress LUXORGATAN 1A MOTALA Senaste ändringen i Senaste ändringen i Aktualitetsdatum i allmänna delen inskrivningsdelen inskrivningsdelen LÄGE, KARTA Område N(SWEREF 99) E(SWEREF 99) N(Lokalt) E(Lokalt) Registerkarta MOTALA 2 3D-utrymme Ändamål: Byggnad Storlek: UTBREDNING I HORISONTALPLANET 153 KVM Höjd: MELLAN CA+99 OCH CA+114 I HÖJDSYSTEM RH00 Urholkar fastighet: MOTALA LUXOR MOTALA AREAL Område Totalareal Därav landareal Därav vattenareal Totalt 4972 kvm 4972 kvm LAGFART Ägare Andel Inskrivningsdag Akt MOTALA DGC HOLDING AB C/O NEWSEC ASSET MANAGEMENT AB BOX GÖTEBORG Köp: Köpeskilling: SEK, Avser hela fastigheten. 1/ ANTECKNINGAR Innehåll Inskrivningsdag Akt FÖRKLARING ENLIGT 2 KAP 3 JB INSKRIVNINGAR Fastigheten besväras inte av sökt eller beviljad inskrivning. INTECKNINGAR Totalt antal inteckningar: 1 Totalt belopp: SEK Nr Information Belopp Inskrivningsdag Akt 1 Skriftligt pantbrev SEK Innehavare: 09/25442 KAUPTHING BANK HF BORGARTUN REYKJAVIK ICELAND PLANER, BESTÄMMELSER OCH FORNLÄMNINGAR Planer Datum Akt Stadsplan: LUXOR K-2332 Anmärkning del av plan: GENOMFÖRANDETIDEN HAR UTGÅTT RÄTTIGHETER Ändamål Rättsförhållande Rättighetstyp berörkrets Rättighetsbeteckning VATTEN OCH AVLOPP Förmån Officialservitut 0583K-2007/39.1 VATTEN OCH AVLOPP Last Officialservitut 0583K-2007/39.2 TAXERINGSINFORMATION Taxeringsenhet Uppgiftsår Taxeringsår HYRESHUSENHET, KONTOR E DYL BELÄGET INOM INDUSTRIMARK (326) Utgör taxeringsenhet och omfattar hel 3D-fastighet. Taxvärde Taxvärde byggnad Taxvärde mark SEK SEK SEK Taxerad ägare Andel Ägartyp Juridisk form /1 Lagfart, taxerad Övriga aktiebolag ALLMÄN+TAXERING MOTALA LUXOR 7 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 1 av :15

13 MOTALA DGC HOLDING AB C/O NEWSEC ASSET MANAGEMENT AB BOX GÖTEBORG Värderingsenhet hyreshusbyggnad för lokaler Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Under byggnad Hyra Årtal hyresnivå 1807 kvm Nej SEK/år Värderingsenhet hyreshusmark för lokaler Taxvärde Riktvärdeområde Värde före ev. justering Justeringsorsak SEK SEK Okänd Yta byggrätt Klassificering Riktvärde byggrätt 2182 kvm Uppgift saknas 400 SEK/kvm ANDEL I GEMENSAMHETSANLÄGGNINGAR OCH SAMFÄLLIGHETER Gemensamhetsanläggningar MOTALA LUXOR GA:3 MOTALA LUXOR GA:4 ÅTGÄRDER Fastighetsrättsliga åtgärder Datum Akt Avstyckning Anläggningsåtgärd K-2007/39 URSPRUNG MOTALA LUXOR 6 ALLMÄN+TAXERING MOTALA LUXOR 7 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 2 av :15

14 KARTA DIREKT Alla områden; Fastighetskartan; 1:3000; Topo;Fast;Bygg;Find ALLMÄN+TAXERING MOTALA LUXOR 7 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 3 av :15

15 Alla områden; Fastighetskartan; 1:16000; Topo;Fast;Bygg;Find ALLMÄN+TAXERING MOTALA LUXOR 7 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 4 av :15

16 Alla områden; Översiktskartan; 1:50000; Topo;Fast;Bygg;Find ALLMÄN+TAXERING MOTALA LUXOR 7 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 5 av :15

17 GENERAL TERMS OF VALUATION REPORT These general terms have been jointly drafted by Catelia Fastighetsekonomi AB, DTZ Värderingshuset AB, FS Fastighetsstrategi AB, Forum Fastighetsekonomi AB, CB Richard Ellis AB/Ljungquists Fastighetsvärderingar, NewSec Analys AB, Storstaden Värdering AB and Svefa AB and apply to the valuation of house properties, site leasehold rights, buildings on leasehold sites or to similar valuation assignments in Sweden as from If not otherwise stated in the valuation report, the following applies: 1 Scope of the valuation report 1.1 In the valuation report, the valuation object comprises stated real estate property/site leasehold right with pertinent rights and obligations in the form of easements, cable supply rights, jointly owned land and property and other rights or obligations evident from extracts from the Property Data System (FDS). 1.2 In pertinent cases, the valuation report also comprises property accessories and building equipment belonging to the valuation object, however not industrial equipment in excess of what is evident from the report. 1.3 Check-up of registered rights has been made by extract from FDS. The information obtained from FDS is assumed to be correct and complete, for which reason no further investigation of legal conditions and right of disposal has been carried out. As to legal conditions apart from what is evident from FDS, these have only been considered to the extent that information to this effect has been provided by the customer/owner or his/her representative. Apart from what is evident from FDS and from information provided by the customer/owner or his/her representative, it is assumed that the valuation object is not encumbered by not registered easements, usufruct agreements or other agreements in any way limiting the property-owner s reign of the property and that the valuation object is not encumbered by burdensome charges, fees or other encumbrances. It is furthermore assumed that the valuation object is in no way subject to any dispute. 2 Valuation report prerequisites 2.1 The information contained in the valuation report has been collected from sources judged to be reliable. All information obtained from the customer/owner or his/her representative and right-of-use holders is assumed to be correct. The information has only been checked by way of a general plausibility checkup. It is furthermore assumed that nothing relevant to the valuation has been omitted by the customer/owner or his/her representative. 2.2 The areas basic to the valuation have been obtained from the customer/owner or his/her representative. The valuer has relied on these areas and has not measured them on location or on drawings. The areas are assumed to be measured in accordance with Swedish Standard at any time applying. 2.3 In pertinent cases, the valuation, as concerns rental and tenancy conditions and other usufructuary rights, sets out from applicable rental and tenancy agreements as well as other agreements pertaining to usufruct. Copies of these agreements or rent charge lists showing the relevant tenancy conditions have been obtained from the customer/owner or his/her representative 3 Environmental issues 3.1 Check-up of environmental damages possibly occurring or other negative environmental influence on the valuation object or adjacent house properties has not been undertaken. The valuation report applies provided that ground or buildings within the valuation object do not require clearance or that some other environmental encumbrance exists, possibly entailing post-treatment liability or other sanction pursuant to the Environmental Code. 3.2 In view of what is evident from 3.1 the valuer assumes no responsibility for damage incurred by the customer or any third party as a result of the valuation being incorrect due to the fact that the valuation object requires clearance or that there exists some other form of environmental encumbrance. 4 Inspection, technical condition 4.1 The physical condition of the installations (buildings, etc), described in the report is based on a comprehensive visual inspection. The completed inspection has not been of a character to meet the seller s obligation to give information or the purchaser s investigation obligation pursuant to Chapter 4, Section 19 of the Code of Land Laws. The valuation object is assumed to be in the state and condition indicated by the visual inspection on the inspection occasion. 4.2 The valuer assumes no responsibility for hidden defects or not evident conditions of the property, below ground or in the building. possibly affecting the value. No responsibility is assumed for * whatever would require specialist competence or special knowledge to be discovered * the function (no-claim years) and/or the condition of construction details, mechanical equipment, piping or electrical components since no previous tests have been carried out. 4.3 The valuation object is assumed to meet all necessary public authority requirements and to have received all necessary authority-granted permits for its use as specified in the report. 5 Liability 5.1 Claims for damages, if any, as a result of incorrect valuation shall be submitted within two months as from the valuation date. 5.2 The maximum damage claim payable in case of incorrect valuation report is twenty base amounts. 6 Up-to-dateness of the valuation report 6.1 Since the elements influencing the valuation object s market value change over time, the value estimate specified in the report is applicable only at the point in

18 time of the valuation, subject to the preconditions and reservations specified in the report. 6.2 Future incoming and outgoing payments as well as value development reported in the report are based setting out from a scenario which in the valuer s opinion reflects the real estate property market s expectations for the future. It should be observed, however, that the valuation report does not contain any commitment as to factual future cash-flow and value development. 7 Utilization of the valuation report The contents of the valuation report, together with annexes is the property of the customer and shall be used in its entirety for the purpose stated in the report. 7.1 Should the valuation report be used in connection with legal proceedings, the valuer assumes responsibility only for direct or indirect damage possibly affecting the customer if the report is used in accordance with 6.1. The valuer is free from all responsibility for damage affecting any third party as a result of him/her having used the valuation report or information therein. 7.2 Before the valuation report or parts thereof is reproduced or referred to in some other written document, the contents and the manner in which the report is to be quoted must be accepted by the valuation company

19 DESKTOP VALUATION REPORT The property Motala Luxor 6

20 14/03/ Commision number Desktop valuation of the property Motala Luxor Valuation object The property Luxor 6 which is classified as a commercial property for industrial and office premises. The property is located within the town Motala, with the address Luxorgatan 1,3 and Medevivägen 55. The total area to let is according to the rent roll square metres Legally registered owner Motala DGC Assets AB 1.3. Client DGC Property Investment Management, through Gladys Lebsund 1.4. Purpose and valuation date The valuation aims to estimate the market value of the object of valuation and supposed to be used for the annual report By market value is meant the most likely price at a normal sale on the open market. The market value cannot be decided, only estimated. Valuation date is December 31, Conditions, special conditions and basic information This valuation estimation has been undertaken in accordance with the Swedish Property Index (SFI) guidelines adapted from The Approved European Property Valuation Standards published by The European Group of Valuers Associations. In addition our valuation is subject to the schedule of conditions and limitations attached to this valuation report. Svefa assumes no responsibility for incorrect valuation estimations caused by the client or their agents providing information used as the basis for the valuation estimation, which is incorrect or incomplete. The costs for utility and maintenance of the property are standardized figures. Concerning the market rent, vacancy and yield all numbers are based on statistics for the area. Operating and maintenance costs have been estimated from figures and information from the client, statistics and experience. Information used in the valuation: - Extract from the property data register. - Rental debiting list ( ) - Communication with DGC Property Investment Management. As the valuation date is December , the valuation doesn t include events that have occurred during Market value Against the background of what has been recorded in the desktop, the estimated market value of the property Motala Luxor 6 at the time of the valuation date December 31, 2010 is: SEK SEK forty two million 14/03/2011 Petter Sandberg MSc. Real Estate Economics MSc. Business Administration Jonas Åkerberg MSc. Real Estate Economics Authorised Property Valuer, Aspect

21 14/03/2011 Appendix 1 Commision number Desktop valuation of the property Motala Luxor 6 CASH FLOW-ANALYSIS Property: Motala Luxor 6 Appendix 1:1 Calculation assumptions Calculation start: Year of valuation: 1947 mfl Assessed value: Typecode: Inflation 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% 2,0% Yield: 11,5% 11,5% 11,5% 11,5% 11,5% 11,5% 11,5% 11,5% 11,5% 11,5% 11,5% Discount rate 13,7% 13,7% 13,7% 13,7% 13,7% 13,7% 13,7% 13,7% 13,7% 13,7% 13,7% Yield residual value: 11,5% Rental vacancy Residential Premises: 48,9% 42,9% 36,4% 35,8% 38,6% 38,6% 35,2% 30,8% 30,8% 30,8% 30,8% Garage / Parking: 20,0% Total: 48,9% 42,9% 36,4% 35,8% 38,5% 38,5% 35,2% 30,8% 30,8% 30,8% 30,8% Cash Flow (ksek) Year 1 (Sek/m² Rent Residential (+) Rent Premises (+) (453) Rents parking etc. (+) (14 134) Vacancy Residential (-) Vacancy Other (-) -(222) Vacancy Parking etc.(-) -7 Supplement (+) Discount (-) Efficient rent (232) Operational & maint. (-) -(205) Property tax (-) -(8) Tax charge (+) (3) Site leasehold fee (-) Net operating income before cap. exp. (NOI) (22) Capital expenditures/tenent improvements Net operating income (NOI): (22) Present value of NOI Present value of residual value Discount cash-flow value Key numbers Market value / Total area 697 Market value / Base value 0,52 Gross income multiplier (year 1) 3,0 Yield year 1 3,2% Market NOI / Market value 14,9%

22 14/03/2011 Appendix 2 Commision number Desktop valuation of the property Motala Luxor 6 Tenant list Property: Motala Luxor 6 Appendix 1:2 Tenant Category Area Duration Current rent Market rent Suppl. for prop. tax VAT Incl. heating Typ sqm TSEK sek/sqm Index sek/sqm Index TSEK sek/sqm (Yes / No) (Yes / No) OUTHYRT Industry % % 0 0 N Y OUTHYRT Industry % % 0 0 N Y OUTHYRT Other % % 0 0 N Y OUTHYRT Industry % % 0 0 N Y OUTHYRT Office % % 0 0 N Y OUTHYRT Office % % 0 0 N Y OUTHYRT Industry % % 0 0 N Y OUTHYRT Warehouse % % 0 0 N Y OUTHYRT Other % % 0 0 N Y OUTHYRT Industry % % 0 0 N Y OUTHYRT Office % % 0 0 N Y OUTHYRT Office % % 0 0 N Y OUTHYRT Warehouse % % 0 0 N Y OUTHYRT Office % % 0 0 N Y Autoliv Electronics AB Warehouse % % 0 0 Y Y Autoliv Electronics AB Warehouse % % 0 0 Y Y Autoliv Electronics AB Office % % 0 0 Y Y Parts Consumer Electronics AB Industry % % 11 7 Y Y Prolego AB Industry % % 5 8 Y Y Markbyggarna i Östergötland Other % % 1 7 Y Y LGN Constructin AB Office % % 1 8 Y Y OUTHYRT Other % % 0 0 N Y Prodimo AB Industry % % 5 5 Y Y Prodimo AB Warehouse % % 1 7 Y Y Prodimo AB Office % % 0 0 Y Y Nokia Svenska AB Other % % 0 0 Y Y SQ i Sverige AB Industry % % 6 7 Y Y SQ i Sverige AB Industry % % 5 7 Y Y Abexeo AB Warehouse % % 0 0 Y Y SQ i Sverige AB Industry % % 6 14 Y Y Jens Niklasson Office % % 0 0 Y Y Brages Måleri & Golv Office % % 0 0 Y Y Karlstedts Byggtjänst Warehouse % % 0 0 Y Y OUTHYRT Industry % % 0 0 Y Y Leico Truck och Materialhantering AB Warehouse % % 1 8 Y Y Larsson Magnus Office % % 0 0 N Y Motala Hissar AB Industry % % 29 6 Y Y Motala Kommun Warehouse % % 0 0 Y Y Forsway Scandinavia AB Warehouse % % 0 0 Y Y Parts Consumer Electronics AB Warehouse % % 2 7 Y Y Peter Högberg Garage/parking place % % 0 0 Y Y Cykelcenter Motala AB Warehouse % % 0 0 Y Y AB Previa Office % % 0 0 Y Y Motala Dansförening Office % % 0 0 N Y Sportfiskeklubben Baltzar Office % % 0 0 N Y Lekgruppen i Sverige AB Warehouse % % 0 0 Y Y Svenska UMTS Nät AB Other % % 0 0 Y Y Kristdemokraterna Office % % 0 0 N Y OUTHYRT Other % % 0 0 Y Y OUTHYRT Office % % 0 0 Y Y Autoliv Electronics AB Industry % % 2 8 Y Y OUTHYRT Industry % % 0 0 Y Y Elimo AB Office % % 0 0 Y Y Autoliv Electronics AB Office % % 82 8 Y Y Parts Consumer Electronics AB Warehouse % % 2 8 Y Y Kaj Goman Office % % 0 0 N Y Crenova Office % % 0 0 Y Y Aqua Safety Wall ASW AB Warehouse % % 0 0 Y Y ISS Facility Services AB Warehouse % % 0 0 Y Y ISS Facility Services AB Warehouse % % 0 0 Y Y Motala Kommun Other % % 0 0 Y Y Sum/Average

23 14/03/2011 Appendix 2 Commision number Desktop valuation of the property Motala Luxor 6 Property: Motala Luxor 6 Appendix 1:3 Premises Rentable areas Rented areas Vacant areas Rental Vacancy Current Market m² % No. m² % Antal m² % No. % % Office ,1% 20,0% 1,00 Warehouse ,3% 30,0% 1,00 Industry ,0% 35,0% 1,00 Other ,8% 60,0% 1,00 Other ,0% 1,00 Garage/parking place ,0% 1,00 Total/mean ,5% 30,8% 1,00 1,00 1,00 Premises Current rent Market Rent 1,00 Rented areas Vacant areas Total 1,00 1,00 TSEK SEK/m² SEK/place TSEK SEK/m² SEK/place TSEK SEK/m² SEK/place TSEK SEK/m² SEK/place 1,00 Office ,00 Warehouse ,00 Industry ,00 Other ,00 Other ,00 Garage/parking place ,00 Total/mean ,00 1,00 1,00 Premises Estimated O&M cost 1,00 1,00 TSEK SEK/m² SEK/place 1,00 Office ,00 Warehouse ,00 Industry ,00 Other ,00 Other ,00 Garage/parking place ,00 Total/mean ,00

24 FASTIGHET Beteckning MOTALA LUXOR 6 Nyckel: Registerenheten urholkas av ett eller flera 3D-utrymmen. Församling MOTALA ADRESS Adress LUXORGATAN 1B, MOTALA MEDEVIVÄGEN MOTALA Senaste ändringen i Senaste ändringen i Aktualitetsdatum i allmänna delen inskrivningsdelen inskrivningsdelen LÄGE, KARTA Område N(SWEREF 99) E(SWEREF 99) N(Lokalt) E(Lokalt) Registerkarta MOTALA Urholkas av MOTALA LUXOR 7 Område 2 AVSKILD MARK Beteckning MOTALA LUXOR 7 Status AREAL Område Totalareal Därav landareal Därav vattenareal Totalt kvm kvm LAGFART Ägare Andel Inskrivningsdag Akt MOTALA DGC ASSETS AB C/O NEWSEC ASSET MANAGEMENT AB BOX GÖTEBORG Köp: Köpeskilling: SEK, Avser hela fastigheten. Anmärkning: NAMN 06/ / ANTECKNINGAR Innehåll Inskrivningsdag Akt FÖRKLARING ENLIGT 2 KAP 3 JB INSKRIVNINGAR Fastigheten besväras inte av sökt eller beviljad inskrivning. INTECKNINGAR Totalt antal inteckningar: 1 Totalt belopp: SEK Nr Information Belopp Inskrivningsdag Akt 1 Skriftligt pantbrev SEK Innehavare: 09/25452 KAUPTHING BANK HF BORGARTUN REYKJAVIK ICELAND PLANER, BESTÄMMELSER OCH FORNLÄMNINGAR Planer Datum Akt Detaljplan: NY-OCH OMBYGGD RV 50DELEN TRAFIKPLATS LUXORRONDELLEN Genomf. start: Genomf. slut: Laga kraft: K-P608 Stadsplan: LUXOR K-2332 Anmärkning del av plan: GENOMFÖRANDETIDEN HAR UTGÅTT Detaljplan: NY-OCH OMBYGGD RV 50DELEN TRAFIKPLATS METALLVÄGEN Genomf. start: Genomf. slut: Laga kraft: K-P609 Stadsplan: DIKARÄNGEN K-4277 Anmärkning del av plan: GENOMFÖRANDETIDEN HAR UTGÅTT Bestämmelser Datum Akt Arbetsplan för allmän väg: VÄG 50 DELEN GENOM MOTALA Giltig till: K-P2009/ PP30-A 2008:74109 ALLMÄN+TAXERING MOTALA LUXOR 6 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 1 av :11

25 RÄTTIGHETER Ändamål Rättsförhållande Rättighetstyp berörkrets Rättighetsbeteckning VATTEN OCH AVLOPP Last Officialservitut 0583K-2007/39.1 VATTEN OCH AVLOPP Förmån Officialservitut 0583K-2007/39.2 VÄG Förmån Officialservitut /94.2 Anmärkning: OMRÅDET Y FÖR TILLFÄLLIGA VARUTRANSPORTER BYGGNAD Last Officialservitut /94.4 Anmärkning: DET UPPLÅTNA UTRYMMET FÅR ENDAST ANVÄNDAS I ÖVERENSSTÄMMELSE MED MEDDELAT BYGGLOV SPRINKLER Last Officialservitut /94.5 AVLOPP Last Officialservitut /94.3 GÅNG-OCH CYKELVÄG Förmån Officialservitut /94.1 TELE Last Officialnyttjanderätt 05-IM2-43/256.1 TAXERINGSINFORMATION Taxeringsenhet Uppgiftsår Taxeringsår INDUSTRIENHET, ANNAN ÖVRIG BYGGNAD (433) Utgör taxeringsenhet och omfattar del av registerfastighet. Taxvärde Taxvärde byggnad Taxvärde mark SEK SEK SEK Taxerad ägare Andel Ägartyp Juridisk form /1 Lagfart, taxerad Övriga aktiebolag MOTALA DGC ASSETS AB C/O NEWSEC ASSET MANAGEMENT AB BOX GÖTEBORG MOTALA DGC ASSETS AB C/O NEWSEC ASSET MANAGEMENT AB BOX GÖTEBORG Värderingsenhet produktionslokaler värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standardpoäng 4383 kvm 23 Återstående ekonomiska livslängd Värderingsenhet produktionslokaler värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standardpoäng 1506 kvm 24 Återstående ekonomiska livslängd Värderingsenhet produktionslokaler värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standardpoäng 1113 kvm 27 Återstående ekonomiska livslängd Värderingsenhet produktionslokaler värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standardpoäng 4536 kvm 30 Återstående ekonomiska livslängd ALLMÄN+TAXERING MOTALA LUXOR 6 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 2 av :11

26 Värderingsenhet produktionslokaler värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standardpoäng 5533 kvm 24 Återstående ekonomiska livslängd Värderingsenhet produktionslokaler värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standardpoäng 7502 kvm 29 Återstående ekonomiska livslängd Värderingsenhet kontor värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standard Återstående ekonomisk livslängd < 10 år 268 kvm Normala Värderingsenhet kontor värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standard Återstående ekonomisk livslängd < 10 år 592 kvm Normala Värderingsenhet kontor värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standard Återstående ekonomisk livslängd < 10 år 62 kvm Normala Värderingsenhet kontor värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standard Återstående ekonomisk livslängd < 10 år 268 kvm Normala Värderingsenhet kontor värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standard Återstående ekonomisk livslängd < 10 år 3526 kvm Normala Värderingsenhet kontor värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Standard Återstående ekonomisk livslängd < 10 år 1148 kvm Normala Värderingsenhet lager värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Yta lagerutrymme Standard Återstående ekonomiska livslängd < 10 år 240 kvm Normala Värderingsenhet lager värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad ALLMÄN+TAXERING MOTALA LUXOR 6 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 3 av :11

27 Yta lagerutrymme Standard Återstående ekonomiska livslängd < 10 år 336 kvm Normala Värderingsenhet lager värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Yta lagerutrymme Standard Återstående ekonomiska livslängd < 10 år 1550 kvm Normala Värderingsenhet lager värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Yta lagerutrymme Standard Återstående ekonomiska livslängd < 10 år 1128 kvm Normala Värderingsenhet lager värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Yta lagerutrymme Standard Återstående ekonomiska livslängd < 10 år 4941 kvm Normala Värderingsenhet lager värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Yta lagerutrymme Standard Återstående ekonomiska livslängd < 10 år kvm Normala Värderingsenhet lager värderad enligt avkastningsmetoden Taxvärde Värde före ev. justering Justeringsorsak SEK SEK Okänd Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Yta lagerutrymme Standard Återstående ekonomiska livslängd < 10 år 4303 kvm Normala Värderingsenhet industrimark Taxvärde Riktvärdeområde Värde före ev. justering Justeringsorsak SEK SEK Okänd Areal Riktvärde tomtareal kvm 90 SEK/kvm Taxeringsenhet Uppgiftsår Taxeringsår HYRESHUSENHET, HUVUDSAKLIGEN LOKALER (325) Utgör taxeringsenhet, urholkad av 3D-fastighet. Taxvärde Taxvärde byggnad Taxvärde mark SEK SEK SEK Taxerad ägare Andel Ägartyp Juridisk form /1 Lagfart, taxerad Övriga aktiebolag MOTALA DGC ASSETS AB C/O NEWSEC ASSET MANAGEMENT AB BOX GÖTEBORG MOTALA DGC ASSETS AB C/O NEWSEC ASSET MANAGEMENT AB BOX GÖTEBORG Värderingsenhet hyreshusbyggnad för lokaler Taxvärde Värde före ev. justering Justeringsorsak SEK SEK VAKANSER Värdeår Nybyggnadsår Tillbyggnadsår Tillbyggnadskostnad Lokalyta Under byggnad Hyra Årtal hyresnivå 4941 kvm Nej SEK/år Värderingsenhet hyreshusmark för lokaler Taxvärde Riktvärdeområde Värde före ev. justering Justeringsorsak SEK SEK Okänd Yta byggrätt Klassificering Riktvärde byggrätt 5800 kvm Uppgift saknas 400 SEK/kvm ALLMÄN+TAXERING MOTALA LUXOR 6 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 4 av :11

28 ANDEL I GEMENSAMHETSANLÄGGNINGAR OCH SAMFÄLLIGHETER Gemensamhetsanläggningar MOTALA LUXOR GA:1 MOTALA LUXOR GA:2 MOTALA LUXOR GA:3 MOTALA LUXOR GA:4 SKATTETAL Skattetal Typ av skattetal 9/128 Mantal ÅTGÄRDER Fastighetsrättsliga åtgärder Datum Akt Avstyckning K-2004/71 Fastighetsreglering K-2004/81 Anläggningsåtgärd K-2007/39 URSPRUNG MOTALA LUXOR 4 ALLMÄN+TAXERING MOTALA LUXOR 6 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 5 av :11

29 KARTA DIREKT Alla områden; Fastighetskartan; 1:3000; Topo;Fast;Bygg;Find ALLMÄN+TAXERING MOTALA LUXOR 6 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 6 av :11

30 1; Fastighetskartan; 1:16000; Topo;Fast;Bygg ALLMÄN+TAXERING MOTALA LUXOR 6 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 7 av :11

31 1; Översiktskartan; 1:50000; Topo;Fast;Bygg ALLMÄN+TAXERING MOTALA LUXOR 6 NAI Svefa, Drottninggatan 78, 3 tr, STOCKHOLM, Tel: Sidan 8 av :11

32 GENERAL TERMS OF VALUATION REPORT These general terms have been jointly drafted by Catelia Fastighetsekonomi AB, DTZ Värderingshuset AB, FS Fastighetsstrategi AB, Forum Fastighetsekonomi AB, CB Richard Ellis AB/Ljungquists Fastighetsvärderingar, NewSec Analys AB, Storstaden Värdering AB and Svefa AB and apply to the valuation of house properties, site leasehold rights, buildings on leasehold sites or to similar valuation assignments in Sweden as from If not otherwise stated in the valuation report, the following applies: 1 Scope of the valuation report 1.1 In the valuation report, the valuation object comprises stated real estate property/site leasehold right with pertinent rights and obligations in the form of easements, cable supply rights, jointly owned land and property and other rights or obligations evident from extracts from the Property Data System (FDS). 1.2 In pertinent cases, the valuation report also comprises property accessories and building equipment belonging to the valuation object, however not industrial equipment in excess of what is evident from the report. 1.3 Check-up of registered rights has been made by extract from FDS. The information obtained from FDS is assumed to be correct and complete, for which reason no further investigation of legal conditions and right of disposal has been carried out. As to legal conditions apart from what is evident from FDS, these have only been considered to the extent that information to this effect has been provided by the customer/owner or his/her representative. Apart from what is evident from FDS and from information provided by the customer/owner or his/her representative, it is assumed that the valuation object is not encumbered by not registered easements, usufruct agreements or other agreements in any way limiting the property-owner s reign of the property and that the valuation object is not encumbered by burdensome charges, fees or other encumbrances. It is furthermore assumed that the valuation object is in no way subject to any dispute. 2 Valuation report prerequisites 2.1 The information contained in the valuation report has been collected from sources judged to be reliable. All information obtained from the customer/owner or his/her representative and right-of-use holders is assumed to be correct. The information has only been checked by way of a general plausibility checkup. It is furthermore assumed that nothing relevant to the valuation has been omitted by the customer/owner or his/her representative. 2.2 The areas basic to the valuation have been obtained from the customer/owner or his/her representative. The valuer has relied on these areas and has not measured them on location or on drawings. The areas are assumed to be measured in accordance with Swedish Standard at any time applying. 2.3 In pertinent cases, the valuation, as concerns rental and tenancy conditions and other usufructuary rights, sets out from applicable rental and tenancy agreements as well as other agreements pertaining to usufruct. Copies of these agreements or rent charge lists showing the relevant tenancy conditions have been obtained from the customer/owner or his/her representative 3 Environmental issues 3.1 Check-up of environmental damages possibly occurring or other negative environmental influence on the valuation object or adjacent house properties has not been undertaken. The valuation report applies provided that ground or buildings within the valuation object do not require clearance or that some other environmental encumbrance exists, possibly entailing post-treatment liability or other sanction pursuant to the Environmental Code. 3.2 In view of what is evident from 3.1 the valuer assumes no responsibility for damage incurred by the customer or any third party as a result of the valuation being incorrect due to the fact that the valuation object requires clearance or that there exists some other form of environmental encumbrance. 4 Inspection, technical condition 4.1 The physical condition of the installations (buildings, etc), described in the report is based on a comprehensive visual inspection. The completed inspection has not been of a character to meet the seller s obligation to give information or the purchaser s investigation obligation pursuant to Chapter 4, Section 19 of the Code of Land Laws. The valuation object is assumed to be in the state and condition indicated by the visual inspection on the inspection occasion. 4.2 The valuer assumes no responsibility for hidden defects or not evident conditions of the property, below ground or in the building. possibly affecting the value. No responsibility is assumed for * whatever would require specialist competence or special knowledge to be discovered * the function (no-claim years) and/or the condition of construction details, mechanical equipment, piping or electrical components since no previous tests have been carried out. 4.3 The valuation object is assumed to meet all necessary public authority requirements and to have received all necessary authority-granted permits for its use as specified in the report. 5 Liability 5.1 Claims for damages, if any, as a result of incorrect valuation shall be submitted within two months as from the valuation date. 5.2 The maximum damage claim payable in case of incorrect valuation report is twenty base amounts. 6 Up-to-dateness of the valuation report 6.1 Since the elements influencing the valuation object s market value change over time, the value estimate specified in the report is applicable only at the point in

33 time of the valuation, subject to the preconditions and reservations specified in the report. 6.2 Future incoming and outgoing payments as well as value development reported in the report are based setting out from a scenario which in the valuer s opinion reflects the real estate property market s expectations for the future. It should be observed, however, that the valuation report does not contain any commitment as to factual future cash-flow and value development. 7 Utilization of the valuation report The contents of the valuation report, together with annexes is the property of the customer and shall be used in its entirety for the purpose stated in the report. 7.1 Should the valuation report be used in connection with legal proceedings, the valuer assumes responsibility only for direct or indirect damage possibly affecting the customer if the report is used in accordance with 6.1. The valuer is free from all responsibility for damage affecting any third party as a result of him/her having used the valuation report or information therein. 7.2 Before the valuation report or parts thereof is reproduced or referred to in some other written document, the contents and the manner in which the report is to be quoted must be accepted by the valuation company

34

35

36

37

38

39

40

41

42

43

44

45

46

47

48

49

50

51

52

53

54

55