Hello, this is P-G Persson from Gothenburg calling in. Fredrik Sjudin as well. Yeah. We have a cold day today in Gothenburg, but it's nice weather. Then you can start with going 1 more slide ahead. This is a summary of what happens without numbers. We made an acquisition of MIMO in Mölndal from NCC. We sold part of [Arendal] to Port of Gothenburg. We have established our MTN program and launch of Green Finance Framework. First green bond also issued. We won the [Nasdaq Green Equity Designation]. I will come back to that. Not the Nasdaq Green Equity Designation. The other ones we will come back in this presentation. Next slide. Next slide. Okay. These are the numbers, figures for this quarter, and Fredrik will come back or me will come back to those numbers. I think we will go ahead to the next slide, please. Oh, this is- I will start with the macro on Gothenburg. We are still in a growth period for Gothenburg, and so in 2021. We have a decreasing unemployment. There is a very strong recovery in all the industries in Gothenburg and especially the export industry, and Gothenburg is growing again. If you look at the trade in the next slide, yeah, we will do that also. Okay. If you look at the trade and industry indicator for Gothenburg, you can see there is a very good situation for the economic. It's more than an economic peak right now in Q2, and we think that this is figures for Q2, and we know that Q3 is also good. We haven't seen the latest figures for Q3, but we have talked to the business region in Gothenburg, and they are showing the same numbers for Q3. Please continue. Yes. Next slide, please. If you look at the office market in Gothenburg, in fact, we are in the office market, and we're in the industrial and logistics market. If you look at the office market in Gothenburg first, we have an increased vacancy in the rental market. Mainly because there are relocations from old to new buildings, and many new projects have been started and are due to 2022. Usually, we have around 30,000, 40,000 sq m of new area in Gothenburg every year, and 2022, there will be 170 new sq m. There's a lot of new square meter out there. The prime rents are very stable, but the rental levels in general are, of course, increasing, and that's because of the new projects. When new projects are done, the average rental levels will be higher than the ones in the old buildings. We are seeing rental levels in general increasing in the new projects, but if you look at the prime office rents, they are pretty stable. We see also a clear improvement in the letting market. That's, of course, driven by the new projects that are very much rented out in Gothenburg, although there are very many of them. If you look at the property market, we have an increased activity in 2021 compared to 2019 and 2020. We have a high volume of indirect acquisitions. When I talk about indirect acquisitions, I, of course, talk about when the real estate is not bought directly, but the companies are buying other companies. We still have a sellers market situation, both on the office market in Gothenburg and the industrial and logistics. I will come to the next slide. We think that the yield requirement. We haven't seen that many objects for sale, but we see that there is a premium when the companies are bought. We still think that the yield requirements are stable. If there's somewhere that they will probably go, it could be a compression. We don't want to take that into account. Our view is that the yield requirement is stable for the moment. If you look at the industrial and logistics market, we have in the rental market, of course, there's no vacancies. Prime rents are stable. We don't see any increase in rents, although there are no vacancies. There is an increased demand. It's usually picked up by a supply. We can see compared to the office letting, there is the competition from a more wide geographic area in the rental market in logistics. We are competing in Gothenburg in the office. We are competing with other offices in Gothenburg. In the industrial and logistics market, we're also competing with other areas in Sweden. If we look at the property market as in the office market, the seller's market, even more, I would say in the industrial and logistics market. We still see, although we didn't think that was possible, we still see a yield compression in the industrial and logistics market in Gothenburg. Next slide. This is how we do our business and make sustainable value. We are, in general, a property owner, and that's about 90-plus% of the properties in Platzer. We do transactions and development in order to generate our growth. That will all gain sustainable value. We need our competence and our capital to do so. That the way we can finance our and do our growth. Next slide. This is the area where we are in, the Gothenburg area. You can see the all different colors where we'll be divided into the different office areas, three different office areas. One industrial logistics area, and also the green ones are our projects. Projects are around 8%-9% of the property in Platzer. Next slide, please. This is how it's divided into money, fair value. The fair value in central Gothenburg is 53% as of the 30th of September. Northeast Gothenburg, 17%. Southwest, 4%. Industrial and logistics, 17%. Project properties, as I said before, around 89%, right now, 9% of the total fair value in Platzer. A total of SEK 24.6 billion. How did we then get this growth? Next slide, please. If you look at how the changes in market value has been in 2021, you can see that we have invested SEK 655 million in existing properties. We made property acquisition for SEK 900 and we have sold for SEK 300 and change in value of SEK 750. That will take us around SEK 2 billion up from the start of the year to right where we are right now. Yes, if you break down the change in value, two-thirds of it is made by ourselves by renting, letting out, and our property development. One-third is from yield compression in our portfolio. We are about SEK 25 billion in value by the end of September. Yes. Here you can see how we have been growing the last couple of years. We are growing by 2 to 2.5 to up to SEK 3 billion every year. Usually, mainly by offices and it's been more from offices than industrial logistics in the past. Next slide. I will hand over to you, Fredrik. Yes. I'm on the slide contract structure, which means the rental income about SEK 1.2 billion. The largest tenants is 9% of our rental value right now. After we did the acquisition of Medicinareberget and we got that in our books, we will be about one-fourth from public sector in our rental income. We have a continued growth when you look at year-over-year between 2016 and 2017. That's when we bought the big portfolio from Volvo Real Estate. That's the increase, and then we made emission of our share as well. Economic occupancy right now is about 91%. I will get back to the details behind that in a slide further on. Next slide, please. We have a decrease in our rental income in comparable properties. That's mainly due to two large properties in Gullbergsvass which we have emptied. We're now doing two major renovations there on two property development projects. The increase is mainly due to [Gota Alvsta], the tenants that are moving in, and the transactions that we made. We have the hotel property that we had in our books from Q4 2020. We have part of Medicinareberget transaction that we have in our book since June 30th. The second part we haven't in our books yet. Next slide, please. We have an increase in our rental income. We had an all-time high in the isolated quarter as well in rental income as well as in operating surplus. For the period, we have a decline of SEK 95 million in operating surplus. Next slide, please. One positive thing about Q3, definitely if you compare it with Q3 2020, we have a positive net letting. We had a negative one in 2020. We have some termination in our investment properties, mainly that is tenants as well that are moving within our own properties and our new properties, the project properties. We have a positive net letting. For the period we have SEK 12 million, for the quarter we have about SEK 8 million. Next slide, please. Our key figures, we have a solid growth. We have a solid and stable financial figures. Our loan to value is 49%. If you look at the net LTV, we are about 47.4% to be exact. We are managing to create our own growth without adding any equity. We are ongoing. Our lettable area by Q3 is 815,000 sq m, not taking into account our joint venture. We can go to next slide. Our creative solid growth over the years. By that we have produced a solid increase in our EPRA NRV. We have a 14% increase right now. We are at SEK 105 per share by September 30. It's a solid pace and we have no plan on doing otherwise. Next slide. Can we go to the next slide, please? I will talk a little bit about the sustainability, which we are warm at heart. 92% of our properties are environmentally certified, and when you are doing acquisition, it is pretty common that they are not certified, so we see where we will land by the end of this year. We have made a large green package this year to get an uplift in our existing certifications and make some certifications in properties that hasn't had any certification earlier. We have increased our green financing to 66%. If you go to next slide, you will see the green financing broken down in parts where you see where it comes from. We got 44% from green bank loans and 22% in green bonds. That's bonds in our own name and bonds through Svensk Fastighets Finansiering, SFF. You can go to next slide, please. In June this year, we got our rating from NCR, which is an investment-grade rating, BBB- with stable outlook, which is good for us and it's received to our investors that we are a solid competitor to invest in. You can go to next slide, please. Leaning back on that rating, we made our first issue in September, followed up by the second one. We made emissions of two green bonds in our own name. We made the first one with SEK 600 million for a duration of four years, and the other one SEK 300 million and for five years. It is in our own name, and we will be a recurring issuer, and we are aiming for about SEK 1.5 billion per year as we speak now and going forward. You can take the next slide, please. I will hand over to P-G Persson. He will take us through the acquisitions and targets. Yeah. I'm really sorry for the lagging. We have a lagging around 5, 6, 7 seconds on every slide, so I hope it's only us. Yeah. I hope it's only us. If we go to the acquisitions we made, we've already had this on the last financial hearing, but the recognition when we get the property in our own books is always a little bit delay. The one to the left The Odontologen we already have in our books since the 30th of June, and the other ones will not be in our books until Q4. That's the thing I want to say with this slide, because we already talked about this acquisition. Please click the next slide. This is a new acquisition we done in Q3, and the access will not be until the second half in 2024. It's MIMO, the main project or the main office building in Mölndal in the future. This will be the profile building in Mölndal. Of course, Mölndal is a junction point where we very much would like to be in. This is a perfect project for Platzer. We will be the number one property owner in the best location in Mölndal. We can grow from that building even more in the future. The area in MIMO is 32,000 sq m. NCC has a pre-let on 30% right now. We hope that there will be up to 100% in the second half of 2024. Next slide. We also divested part of Arendal, the part that is water and land, which we are not using as much ourselves. The harbor is the neighbor of us. We will think that doing this transaction divestment will give a better market situation for the whole Arendal area. We can do much more close collaboration with the harbor. Our tenants will also have a better situation not being right next to the harbor. We think it's a really good divestment. It's really good for both us and the harbor. The divestment will take place when the surveying service has gained legal force. It's not in the books yet. Probably in Q4, maybe in Q1 2022. Next slide, please. Some of our projects which are now soon to be due. The [Gårda Vesta] project will be completed in Q4 and a little bit right into Q1 2022. We have today an occupancy rate of 98%. We have 500 sq m left to rent out. The area of 27,000 sq m is the only thing we have left to rent out, is 500 sq m office, and I think that we will do that hopefully in the next quarter, in Q4. Next slide, please. Kineum is also coming up now. It looks like on the slide. We have created a new area. It's a very successful project. Now we have the new areas, 46,500 sq m, where we have created more new area. This, of course, will not be completed until Q4 2022, but we have an occupancy rate now of 80%, and we have done some letting out after the period was also over. The occupancy rate right now is even better than the 80% that was in 30th of September. It's a really good project, and we get a lot of nice shares, words from this project from both people in the industry, but also from people on the street. It's a really nice project to work with. This is of course a joint venture with NCC. 50% is Platzer, 50% is NCC. When the project is finished, we are buying the 50% of the NCC share. Next slide, please. The new one, the new project. This is the reason why we have a negative situation on the rental income, because we have emptied this building, not all the way emptied, but a large part of it. Now we are working on the next step of this property, which we call Aria. It's close to the opera. That's why the name is really nice, I think. We have an occupancy rate of 46% in the September 30th. We are now starting to let this building out. There will be hopefully other numbers in the next couple of quarters. Next slide, please. Merkur is also a project that we are completing in 2021, maybe in the beginning of 2022. We're not as successful in letting out here because here we have some restaurant in the bottom of the building that we have to work with. The occupancy rate now is 62%, and this is the new part of the Merkur building. We also have an old part, which is 5,000 sq m as well, and those buildings are built next to each other. That will be the next step to do is to start a property development of the whole building or the whole area, the whole property. Next slide, please. We also work a lot with the Sörred Logistikpark projects, which are a [JV with Bakkakva], and now we are doing the groundworks, and we're not ready yet with the groundworks, but we are having a lot of discussions with potential tenants. Hopefully we can give you some more information and some letting out in Q4 or in Q1 2022. Next slide, please. This is one we have done. This is the [Rola 31], Torslanda, where we have rented out to Mtex, and the project is on the way, and we are now starting soon. We have cut down all the trees. We have started the project, so there's no trees on that property right now. Also the next project, next slide, please. The next project we are doing with VCC, which is also the same property. It's a large property, there will be 3 buildings in the future. We have one existing building, which are rented out to DHL. Volvo is also planning to do a lot of developing on the other side of the test. They have a test street, I don't know what it's called. Test street? Arena. Arena on the other side. They are now trying to get the next step in battery. There's a lot of things happening around that area where the factory also is. Next slide, please. Of course, last but not least, why should you invest in Platzer? Of course, you invest in Gothenburg. We have focused on the commercial properties in the Gothenburg region. We are the largest of the commercial property companies right now in the region. Gothenburg is being transformed and undergoing rapid growth. We have talked about the automotive industry, but there's also a lot of things happening in the life science cluster around Medicinareberget, Sahlgrenska, and also around GoCo in Mölndal and AstraZeneca. We have a clear model for value creating growth. We are creating our own growth. Although we have some help right now from yield compression, we will probably not have that for the whole life of property ownership, and we are good at creating our own value. We have an expansive portfolio of development projects, and some of it is in the report, and we are also working with the next development projects in Platzer, where we probably can present a little bit more about that 2022 in the reports. We are, of course, a real engagement with the social responsibility initiative. That's, of course, really important for us being a large part of the region development and developing the region. It's very important for us to be active social part of Gothenburg growth in that case as well. I would stop there, I think, if you can click the next slide. Me and Fredrik will stop there and give you some time to come with your questions. Thank you. Ladies and gentlemen, we're now ready to take your questions. If you wish to ask a question, please press zero one on your telephone keypad now. Our first question comes from the line of Markus Henriksson from ABG. Please go ahead. Hello, P-G and Fredrik. A few questions from me. Right now it's a lot of moving parts in Platzer. Could you broadly take us through what will happen here in Q4 regarding Gårdavästra sale and the Merkur project and the effects we will see in the P&L with rental income and joint ventures on a broad level? The acquisition or divestment of Gårdavästra will happen in Q1 2022, so that will not be in Q4 2021. The Merkur project will be a JV even in the next part. We will not buy anything from Bygg-Göta, or they will not buy our share in that project. We will jointly own that building together even in the future. Nothing will happen more than that we will try to work harder in renting out that building together with Bygg-Göta. Okay. Gårdavästra contribute almost fully in Q4? Yes, it will contribute fully in Q4 in the books. Okay. Regarding Merkur, how is this showing going? It's leased out to Forsman & Bodenfors, how is it going for the rest? There are interests in the building. The office part of the 40%, no, 38%, I think around 20% is offices. The other one is restaurants. It's been more difficult to rent out the restaurants in the COVID-19. I think it's getting better now. The office we are working hard on to let out the offices. Okay. We don't have anything that was in the 30th of September signed. I got it. When will Forsman & Bodenfors move in to the property? Now in Q4. Okay. Going forward to Q1 or maybe already in Q4, are you going to split up the joint venture line in the P&L so we can see what is value changes and what is income from property management? Yes, we will do that. We have said that in next year, we have more JVs than ever. We will split the report. We are starting to split the report. We did some split in the earnings capacity this quarter, and we will do that even more Maybe already in the Q4, but definitely in next year's reports. Okay, great. Regarding Södra Änggården, you write that you expect a decision in the autumn, and now we are in mid, late October. Anything new to share as of? Yes. They gave the environmental, they gave Pågen, which is the one that are appealing, they gave them until the 13th of October to have the next saying. They have done that, and now we're waiting for the court to make the next move. We haven't heard anything since the 13th of October. Okay. What's your best guess at the moment? Our guess is always that they will not grant the appeal. Yeah, I was more thinking about timing. Timing. Maybe Q4 or Q1 2022. Okay. Thank you. The court has been pretty fast in deciding. Once they got all heard from the parts, they've been pretty fast making decisions. They have given the parties very long time to make their appeals. Hopefully now when they can start working, they will do the work pretty quickly. Got it. Last question. You mentioned that you have some ongoing discussions in logistics. If we look at the table with possible development projects, what's your view on future project starts? Which one are closest in time, or where you have the best feeling for project starts? By far it's our logistics projects. Yeah, by far the Sörred projects are really close now. We are working very hard on renting out. Next step for the office is that we are to buy the building right from the municipality under the bridge. The new bridge is finished and the old bridge is torn down, but it's not done yet. Now we are using our option to buy the land under the bridge, and that will be the next step in our office portfolio on project-wise. The building right in CBD. Yeah. It's CBD. Okay. That was my questions. Thank you for taking my questions. Thank you. The next question comes from the line of Albin Sandberg from Kepler Cheuvreux. Please go ahead. Yes. Hi, guys. I had just some questions, even though I know it's not your formal guidance, but you help us a little bit with the earnings capacity. When it comes to the comments about basically tenants leaving, you say there that after October 1st there is a total of SEK 47 million that you will lose. Is that by the very start of Q4, or can it be spread out over time? It can be spread out over time, yes. It's not by the very start of Q4. Yeah. Just out of curiosity, for the new build projects, does that mean that our tenants that have signed it first and then they decided to leave before the building is finished? No. No? I see your question, and I don't have a good answer on why it. I think one of them is Gårda 16:17, Kineum. Yeah existing building right next to the new building. We have one tenant in the old building of Kineum that is leaving in 2023, in April 2021. I think that one is around SEK 8 million-SEK 9 million. That would probably be one of them on SEK 15 million. Okay. That's good. Then the other one is just more if I take the total sum, I just compare this with Q2. We've gotten used to seeing a certain kind of increase. Now it was actually a small decrease. What's the reason for that? That's because of the divestment of. Okay of[Gårdavästra]. Yeah. Okay. It wasn't. We didn't have the Medicinareberget was delayed. We were hoping to get the two additional properties from Medicinareberget into Q3. We didn't get it until Q4 because of the Lantmäteriet. Okay. It's more of, let's say, M&A related rather than a like for like reason, I guess. Yes. Also now another quarter after COVID and so on, the impact on offices, specifically in Gothenburg. What's your take on the market development here that you saw maybe after summer, and what's your expectations heading into next year? I think it's very positive right now. We think it is a very good situation right now, especially on the new projects. We have a really good situation in Kineum, for instance. I'm very positive. My view is that it's more positive, but of course, that's our job to say that everything is fine. I really think that there is a good momentum in the office renting out. As I said before, there are very many new projects in Gothenburg coming up. Of course, that will have effect in the market. Yeah. I guess that was part of my question, so good that you pointed that out, P-G Persson. I don't think you're obvious to say that you're always positive. I think you should say what you see in the market, which I think you normally do very well. Anyhow, that supply, do you think there is good enough demand or should that hit rent profile in the Gothenburg office market? I think you've seen I'm not going to say that we can't see any more increase in the vacancies, but I think we've seen much of it already because we have a delay in we are renting out. Then we have terminations that have been done because they are moving into our new project. I think some tenants are moving into the new project. At Vasakronan in Platinan they have 91% now. Some of those tenants have other properties, of course, in the city. You will have an effect of that the vacancies are increasing because there are more supply or more square meters coming out. In your own renegotiations with tenants in the offices and things then, what's your feel now when they've come back after summer and have had some time further to digest, let's say, the plans after COVID? Do you feel there's a pressure on the space required, or is it the same? It's very different between different tenants. Some tenants want more space, some tenants want less space. You can't quote me on this one, Albin, I would say that the tenants in Gothenburg are not in the same sense as the really large tenants in Stockholm during downsizes by far. We don't see that too much in Gothenburg. The ones that are moving into new locations, they have the same type of key figures left before the pandemic. It's like around 15 sq m per person. Okay. That's all from me. Thank you very much. Thank you. Thank you. As there are no further questions, I will hand it back to the speakers for closing remarks. Well, thank you very much. I'm sorry for we had very much of a lag here. We were a little bit hesitant in the beginning, me and Fredrik, because we didn't know if you saw the slides. Hopefully you had a better situation than we had. Thank you for listening, and hope you all have a good day. Thank you very much.