Welcome to the presentation of the first quarter report 2021. First I'd like to hand over directly to Åsa and give us a short update about the figures for the first quarter. Thanks, Stefan. Please turn to slide two. This year has started much like the previous one ended, with working from home, both for us at Fabege and for our tenants. It is still a mixed picture with tenants in exposed sectors that are facing a difficult time, while the economy as a whole is chugging along nicely. Rental income for the first quarter came in at SEK 707 million, slightly lower than the previous year. In an identical portfolio, rental income decreased by 1%, which was mainly due to vacating Glädjen 12, which is now a project property under reconstruction, and the fact that we made a provision of SEK 5 million as a result of the pandemic. This year, we had a more normal winter and thus more normal costs for heating and snow clearance. The surplus ratio came in at 72%, which may be considered normal for a winter quarter. Central administration includes non-recurring costs of almost SEK 7 million relating to the move of our headquarters. Interest expenses increased slightly compared to the previous year, which was due to an increased loan volume. The average interest rate fell with a few points to 1.75% at the end of the quarter. Earnings in associated companies amounted to minus SEK 1 million and mainly related to capital contributions to Arenabolaget during the period. For the full year 2021, however, we expect to be at the same level as the previous year, that is approximately around minus SEK 50 million. In total, we reported profit from property management of SEK 346 million. Last year, the properties in the portfolio were independently valued several times. Now we are changing to more normal routines, and before the end of the quarter, a little more than 30% of the portfolio was independently valued. We saw continued value growth. Total changes in value amounted to SEK 514 million, of which SEK 102 million related to ongoing projects. The changes in value in the investment portfolio were related approximately equally to cash flows and slightly lower yield requirements. Yield requirements fell by two points during the quarter to an average of 3.86%. The deficit value in the derivatives portfolio decreased further by SEK 234 million. Finally, the tax expense amounted to minus SEK 231 million and related to deferred tax only. Please turn to next page, key ratios. Reported equity decreased by SEK 1 per share to SEK 126 per share, the long-term net asset value, the EPRA NRV, amounted to SEK 154 per share. Equity has decreased with a declared but unpaid dividend, almost SEK 1.2 billion in total. Otherwise, the key ratios are in line with our targets and expectations. Our balance sheet remains very strong with a high equity asset ratio and a low loan-to-value ratio. Now please turn to next page, financing. In relation to our banks, the situation is still stable. The capital market has been strong early in the year, and we have taken the opportunity to issue SEK 1.6 billion in total, of which approximately SEK 400 million related to early redemption and refinancing of future maturity. The commercial paper mark et has also been strong, and we have refinanced according to plan. We are still proud that we achieved our goal of converting the entire loan portfolio to green financing by the end of last year. After year-end report, we continued our buyback program. During the first quarter, we repurchased three million shares, which means that we now hold almost 7.6 million treasury shares. The shares were repurchased at an average price of 118.75 SEK per share. We will retain these treasury shares until further notice. The message is that all is still stable and secure in Fabege. Now back to Stefan. Please turn to next page. Thank you for the review, Åsa. We saw a quarter with stable rent levels. Especially during March, we also saw increasing activities and inquiries. Of course, there's still some uncertainty about the continued development due to the COVID-19 and after that we hopefully get back to what we call normal, it's much more positive discussions and as we said, activities. Our net letting came in at plus SEK 36 million. We had new leases of more than SEK 100 million and some terminations of SEK 65 million. It was, as we said, a positive quarter and good discussions for the future. Next slide, please. We also see a lot of activities in Stockholm and a growing Stockholm. During the last 10-15 years, we have seen the office buildings and the space going from a little bit more than 11.5 million sq m up to almost 13 million sq m, and we still see some more space coming into the market the next years. We also see a lot of growing Stockholm, as we said. On next page, you can, for example, see the development number of the office employees. It has also been growing, and we still see it's growing. We see more people working in Stockholm today than we saw some years ago, and it will continue. The next page, we see the real average rents and vacancy rates in the CBD. We see even COVID-19 situation, stable rent levels. We don't see any new top rents, new record highs. We see very stable, especially in the CBD, stable levels. Even if we are seeing a little bit larger vacancy rates, higher vacancy rates. The vacancy rates are more in locations where you don't have the best commuting opportunity. As we said before, it's a little bit different. The location is very important here, as a stable market. We are positive for the Stockholm outlook. Next page, please. As you know, we have a stable occupancy rates, well above 90%. We have in the managed portfolio, 92%. We have no structural vacancies in the portfolio. We have some vacancy because of the projects we have ongoing. We will come back to that to tell you a little bit more about the projects. Most of them, we have signed contracts. Anyway, I think the vacancy rate give us some opportunities. It is a little bit too high. We have also therefore strengthened our letting team in order to increase it even further, especially in the property management portfolio. It's primarily in Solna Business Park where we currently have some vacancy rates, and I hope we will during this quarter and the next quarter, be able to give you some positive news on that. Please go to slide 10. This is mainly to remind you how stable customers we have with long agreements. As you know, SEB, Telia, ICA, Swedbank are our largest shareholders. The 25 largest customers represent more than 40% of our rental values. As you also know, almost 85% is offices. Next slide, please. Will we need the office in the future? This has been discussed. It is discussed a lot, mainly also in the newspapers. We are convinced that the office will be needed. We see four dominant trends in the development of the office markets. The digital transformation that started heavily 20, 25 years ago with the Internet and so on will continue and even increase in speed. The need for flexibility, simplicity, and service is always there and will be even more important. Values, wellbeing, and sustainability is very important. It's not new. It's things that we know have been there for a while, but there are no standard solution that suits everyone. What we feel quite convinced about is that we will travel less. We will not go for meetings only for updates and so on. We will take those meetings forever via Teams or Zoom or whatever. Some sales meeting and so on will continue to be in real life. One of the conclusions will be, anyway, that it will be different offices for different future needs. It will change. We have to talk a lot about this with existing and potential customers and clients. It will change, but we really see the need for offices even in the future. Next slide, please. At the end of the first quarter, we have about 75,000 sq m in the project portfolio. We have a high occupancy rate, as you know, about 85%. You see to the left in this picture, in this slide, the Poolen project, where Telia will have a Swedish head office. We have invested in almost SEK 400 million this first quarter, and about SEK 100 million of them were in the management portfolio. In the first quarter, we realized value change for a little bit more than SEK 100 million in the project portfolio. Go to slide 13, please. A short update about our projects and our future projects, Arenastaden and Haga Norra. As you know, it's really huge areas. In the left corner, you see Haga Norra, where we also have the projects where Bilia moved into the office in the first quarter, and we will also have this marketing and selling the residential apartments. Arenastaden, I think every time I see this picture, it's fantastic what has been created over the last 15 years, and we're only halfway. Next slide, please. We have potential office projects in Arenastaden and Haga Norra over the next years that we can start with almost 200,000 square meters. 2021, we expect to start a little bit more, 15,000. Every year, we have the opportunity to start 50,000-60,000 square meters. Next slide, please. We also have the opportunities and the potential in our Solna Business Park and Huvudsta. We have to the right here, you see the Parkhuset that we are now working with. We can add another 20,000 square meters 2021, and the next five years, it's much more opportunities in the Solna Business Park. Next slide, please. We also, during the first quarter, had agreement with the city of Solna about a land allocation for about 50,000 square meters office space in Huvudsta and some 10,000 square meter residentials. Next slide, please. I mentioned Parkhuset before. It's a really interesting product because it also has the goal to half the climate impact. The CO2 emission will be halved. We're also having this as a project for rehousing, to construct the building from old buildings, and to reuse, for example, the concrete framework and build it with wooden framework. We will tell you more about this in the future, I think it's a really interesting product to see how we can develop the projects to have less impact on the climate. Next slide, please. Flemingsberg. As you know, we have during the last year acquired what we call the larger building in the middle of the picture, Regulus II. We already own the left building, Regulus I, now we have also a location agreement with Huddinge for the land next to Regulus II. Most of what you can see on this picture in the middle is now controlled one way or the other by us. We also started the next step of the project. We will start to construct the building for Operan och Baletten, in 2022, and we have a lot of other discussions going on. If you go to the next slide, please. You can see here more what we own today, as I said, and also the land allocations we have got. Now we have control of both the commercial part of it and the residential opportunities. Next slide, please. We'd like to show you a map of our inner city properties. Sometimes I think it's good to remember where we have about 40% of the values. We have it in the inner city. In the upper part of the map, you can see we see Wenner-Gren Center and all the property we have about in Norrtull. If we walk around Stureplan in the middle of the map, we have fantastic properties. As you see to the left, the lower picture is Bocken 39, for example, where we signed a new contract with Convendum in the beginning of the year. The two other properties are the upper one is Apotekaren, where we have had a lot of progress the last years. It's now fully occupied. The last IT company, Mentimeter, has moved in now, and it's a huge and fantastic property in the middle of the city. The picture in the middle is also very well located, and there we have today full activity in the house with tenants, but there will be some opportunities and some projects in the future which we're working with. Next slide, please. We also have some ongoing projects at Kungsholmen, which is on the left in the map and the upper two pictures. Finally, down to the left, we see a property where we have very close to where the Swedish Government are located, close to the Old Town. We see some opportunities for the future to maybe increase the area. A lot of our holdings are, as you know, in the city. I think it's a very well-positioned portfolio. Next slide, please. As you know, we have today also talking about a little bit more about the opportunities we have in residential markets. We have today three joint ventures in Solna and Kista, which are developing very well. We also have more than 500,000 sq m of building rights corresponding to about 8,000 apartments, which we're now trying to take to the next step and discussing how to work with them in the future and how, of course, to focus on how to optimize the value creation for those building rights. Next slide, please. Also, can you please tell us a little bit more about this work we're doing in the sustainability? The interest in sustainability issues and Fabege's sustainability strategy has continued to increase. We are getting more and more questions from various stakeholders, and it's great to see that the financial market, in particular, is paying increasing attention to sustainability issues. We have set ambitious targets, and we also think that it is important to be transparent with how we are approaching sustainability issues and how we can make Fabege more sustainable. The work that began many years ago with the aim of reducing energy consumption costs now covers all parts of the business. On this slide, you can see some examples of where we are. We are now at 100% green financing. We have certified all the properties in the property management portfolio. We are certifying all the properties in the project portfolio. We have reviewed all the strategic suppliers from a sustainable point of view. We are using almost only renewable energy sources. We are now at 96%, of course, with the target to reach 100%. We are also aiming at 100% green leases. Today, a little bit less than 80% of the total area is signed with green leases. Please turn to next page. As I mentioned, we have tough targets for sustainability. Among them, energy consumption is one of the most important. We had a very good year in 2020 due to a mild win ter, and also the fact that many of our tenants were not actually occupying the offices. A couple of years ago, we set a target to reach carbon neutral property management portfolio in 2030, a target which we feel is very likely that we will reach. A much tougher target refers to indirect emissions, the Scope 3, where we have set the target to reduce them by 50% until 2030. The project Parkhuset that Stefan mentioned earlier is one project which we are investing the opportunities already now to reduce the emissions by 50%. Please turn to next page. Thank you, Åsa. It's also important that we, as a major property owner, contribute to creating greater security and wellbeing in our main areas through different and various initiatives. Among other ways, we can do it by contribute to improved education, leisure activities, and job opportunities. We can, as a property owner, make change. Here you see a list of some of the initiatives we have going on right now. The next slide, please. We also have some changes in the executive management team. Our Head of Technical Operations, Anders Borggren, will retire, and we hired Fred Grönwall, coming in during the summer, as new Head of Technical Operations. Our Director of Business Development, Klaus Hansen Vikström, as many of you know, will retire, and we hired Johan Zachrisson as the new Director of Business Development. He will start in August. Next slide, please. To end with some very fantastic, beautiful pictures of the whole executive management team from August 2021. I think it's a great team. We have 190 total very great employees, and as you know, real estate is about human beings. I think with this team we will also be able to make changes in the future. Finally, Fabege has a strong balance sheet, a stable customer base, a good property portfolio in great location, and many development opportunities. During the quarter, we also utilized this strength to repurchase almost 3 million shares, and all we do, we do with the ambition of creating additional shareholder value. Thank you. Thank you. If you wish to ask a question, please press zero one on your telephone keypad. If you wish to withdraw your question, you may do so by pressing zero two to cancel. Our first question is from Paul May of Barclays. Please go ahead. Your line is open. Hi there. Hi. Hope you can hear me. Just three quick questions from me. What is the total size of Bocken 39? Obviously, the development table just covers the refurbishment part that you're doing. Just wonder what the total size is. Secondly, Stockholm CBD vacancy increased, and rent declined slightly in 2020 in terms of prime rents. Any concerns with this at all, or do you see it as sort of a one-off, and you expect that vacancy to be let up and then rents to start to grow again? Just wondered on the development pipeline, you talked a lot about, in the past, of hitting this, I think it was a SEK 10 billion investment over a four-year period. Obviously, that's becoming increasingly more difficult, and then the pandemic has hit, which has obviously made that extremely difficult. Just wondered what your thoughts were about your ability to invest in your development opportunity over the coming two to three years. I appreciate you've got the potential, but potential and ability are slightly different. Just wonder what your thoughts are there. Thank you. Thanks for questions. It was a little bit difficult to hear, but we try to answer what we heard at least. About Bocken 39, I think the space is about a little bit less than 8,000 sq m. I think it's 7,600 sq m in total in that project. Rents in this CBD, we see a stable market, we see the same levels on the rent levels as we saw before the pandemic a year and a half ago. The SEK 10 billion go for investments, I would say over a four-year period. We know that, as you know, the 2021 will be a little bit lower. We say about SEK 2 billion or a little bit less, but we're still going for the SEK 10 billion go for a longer period. Average SEK two and a half billion. When also talking about the potential in the residential portfolio, I think it can even long-term be a little bit more. Åsa, do you like to add anything? No. No. Was it the correct questions we answered? They were indeed. Just one additional one, sorry. You mentioned about obviously vacancy rate within the portfolio, hoping to have some good news over the coming quarters. Is that leases that are in negotiation at the moment, or is it an expectation of new leases coming through, that you hope to sign up over the coming couple of quarters to reduce that portfolio vacancy? I would say it's a little bit of both. We have, as you said, also, especially at the end of the quarter, it's much more activity, showings and we saw increasing demand of questions about what we can offer. It's both what we see in discussions and what we hope for, of course. We see a more positive activity in the market. Cool. Thank you very much. Thank you. Our next question is from Jonathan Panetta of Goldman Sachs. Please go ahead. Good morning. Thank you for taking my question. Two questions, if I may. The first one, just to come back on this occupancy point. If you can elaborate perhaps more where the vacancy is actually currently located. I think you mentioned Solna partly, but if you can just elaborate and help us understand also where you think to what level you can improve occupancy, in effect. That's the first question. The second question on the residential, is that something that you're going to develop by yourself or would you also look to get partners or just to ultimately to sell the projects? Thank you. Okay. We'll start with the occupancy rate or vacancy rate. It's a mixed picture. We have vacancies in all our areas, but a little bit more, I would say, in Solna Business Park, which has not already been rented out. In the inner city, as we are now refurbishing for Convendum, as an example, in one of the CBD properties, it's right now empty, and therefore, it's also included in the vacancies. Part of the vacancies are already let and will be moved into as soon as refurbishments projects are finalized. Part is, of course, to be let. Sorry, just to come back on that point. How much of the vacancy, the 9% vacancy corresponds currently to projects currently in refurbishment? It's different also because it's different if there are refurbishment projects in existing buildings and if it's new production. If you look in the project table, you can see that, for example, Stigbygeln 2 and Glädjen 12 and Bocken 39, these are three properties that are existing properties, and where they are vacant in the vacancy table at the moment, but they are pre-let to between 12% and 100%. I think the best way to see how income is going to develop is the graph that we publish in the report on page 13, which is based on what we know about tenants moving in and moving out in the coming four quarters. Okay. Yeah, that makes sense. Sorry, the second question was? Residential building rights. Oh, the residential. Oh, sorry. On development in general. One in residential building. You can say- What would happen to these buildings? Are you going to do them in JVs by yourself, sell them, and how fast do you intend to develop them? Yes. You can say we have now a group working internally with the residential building rights. We have today three joint ventures ongoing. We have about almost 500 apartments under production. For the future and the next projects, we are discussing how do we create the best values. Joint ventures, I think that's a good way. It's to work close together with some colleagues or some other companies. It can be that we should do it in our own books, but it can also be that we see that the best way of adding the values are to sell them. I think we will be much more active ourselves in the future than we have been in the past to work with both the joint ventures and maybe in our own books. That's it. I assume you want to sell these flats when they are produced, or would you operate them as build to rent? It depends. First of all, what we have in there. Owner's apartments. Majority of the short-term building rights are owner's apartments. If it will be residential buildings for hire, I don't like to give you 100% answer that we will sell it. It depends on what the deal we can get and how we can see on the how can we even there create cash flow and values. Okay. All right. Thank you. Thank you. Just a reminder, if you do wish to ask a question, please press zero one on your telephone keypad. I have one question that came in by email, and it's regarding an environmental certification of our assets, and if we have attempted to quantify the proportion according to the EU taxonomy. We did an investigation together with CICERO, who is a Norwegian company that certifies green bond programs and also are looking into EU taxonomy questions, in the beginning of this year. The report is published on our website. However, the exact how the EU taxonomy is supposed to work was not sure at that moment, and it still is not. We can say that we have done the major part of the work. We have classified all our properties, but we have not yet been able to divide them into what's aligned with the EU taxonomy or not. It will be several properties that will fit in with the EU taxonomy, but there are, of course, also properties that will not. I think that in maybe already in Q2 or in Q3, we will start to publish this information, in the report or on our website. Okay. Any more questions? There are no further questions from the audio. Tack. If not, thank you very much for joining us today, and don't hesitate to give us a call if you have any further questions or comments. Thank you, and have a nice day. Be careful.