☐ |
REGISTRATION STATEMENT PURSUANT TO SECTION 12(b) OR (g) OF THE SECURITIES EXCHANGE ACT OF 1934
|
☒ |
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
|
☐ |
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
|
☐ |
SHELL COMPANY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
|
N/A
(Translation of Registrant’s
name into English)
|
Israel
(Jurisdiction of incorporation
or organization)
|
Title of class
|
Trading Symbol(s)
|
Name of each exchange on which registered
|
Ordinary Shares, par value NIS 0.065 per share (2)
|
OBAS
|
Nasdaq Global Market
|
Large Accelerated filer ☐
|
Accelerated filer ☐
|
Non-accelerated filer ☒
|
Emerging growth company ☐
|
4
|
|
4
|
|
5
|
|
5
|
|
5
|
|
5
|
|
20
|
|
32 | |
32 | |
47 | |
61 | |
68 | |
72 | |
72 | |
87 | |
88 | |
89 | |
89 | |
89 | |
89 | |
90 | |
90 | |
90 | |
90 | |
91 | |
91 | |
91 | |
91 | |
91 | |
92 | |
92
|
|
92 | |
92 |
|
Year Ended December 31,
|
|||||||||||||||||||
|
2015
|
2016
|
2017
|
2018
|
2019
|
|||||||||||||||
Consolidated Statement of Operations Data:
|
(U.S. dollars in thousands, except per share data)
|
|||||||||||||||||||
Fixed income from real estate rent
|
$
|
15,273
|
$
|
16,338
|
$
|
16,587
|
$
|
16,608
|
$
|
16,144
|
||||||||||
Costs and expenses:
|
||||||||||||||||||||
Cost of real estate operation
|
2,958
|
3,159
|
3,057
|
2,991
|
2,948
|
|||||||||||||||
Real estate depreciation and amortization
|
3,925
|
4,244
|
4,209
|
4,317
|
4,321
|
|||||||||||||||
General and Administrative
|
1,849
|
2,615
|
2,698
|
3,500
|
3,047
|
|||||||||||||||
Other operating costs
|
2,352
|
-
|
-
|
-
|
-
|
|||||||||||||||
Total costs and expenses
|
11,084
|
10,018
|
9,964
|
10,808
|
10,316
|
|||||||||||||||
Gain on sale of operating properties
|
-
|
-
|
-
|
-
|
-
|
|||||||||||||||
Operating income
|
4,189
|
6,320
|
6,623
|
5,800
|
5,828
|
|||||||||||||||
Other income
|
429
|
1,116
|
597
|
607
|
722
|
|||||||||||||||
Financial expenses, net
|
(1,807
|
)
|
(3,366
|
)
|
(2,769
|
)
|
(2,882
|
)
|
(2,630
|
)
|
||||||||||
Net income before taxes on income
|
2,811
|
4,070
|
4,451
|
3,525
|
3,920
|
|||||||||||||||
Taxes on income
|
(1,609
|
)
|
(1,627
|
)
|
(1,602
|
)
|
(1,464
|
)
|
1,472
|
|||||||||||
Equity share in losses of associates, net
|
(31
|
)
|
(323
|
)
|
(1,677
|
)
|
(2,765
|
)
|
(2,321
|
)
|
||||||||||
Net income
|
$
|
1,171
|
$
|
2,120
|
$
|
1,172
|
$
|
(704
|
)
|
$
|
127
|
|||||||||
Net income attributable to non-controlling interest
|
2,239
|
1,925
|
2,295
|
2,077
|
2,120
|
|||||||||||||||
Net income (loss) attributable to Optibase LTD
|
$
|
(1,068
|
)
|
$
|
195
|
$
|
(1,123
|
)
|
$
|
(2,781
|
)
|
$
|
(1,993
|
)
|
||||||
Net earnings (loss) per share :
|
||||||||||||||||||||
Basic and Diluted net earnings (loss) per share from continuing operations
|
$
|
(0.21
|
)
|
$
|
0.04
|
$
|
(0.22
|
)
|
$
|
(0.54
|
)
|
$
|
(0.38
|
)
|
||||||
Basic and diluted net income per share from discontinued operations
|
$
|
0.00
|
$
|
0.00
|
$
|
0.00
|
$
|
0.00
|
$
|
0.00
|
||||||||||
Basic and diluted net earnings (loss) per share
|
$
|
(0.21
|
)
|
$
|
0.04
|
$
|
(0.22
|
)
|
$
|
(0.54
|
)
|
$
|
(0.38
|
)
|
||||||
Weighted average number of shares used in computing basic and diluted net earnings (loss) per share (in thousands):
|
||||||||||||||||||||
Basic
|
5,133
|
5,147
|
5,180
|
5,185
|
5,186
|
|||||||||||||||
Diluted
|
5,133
|
5,157
|
5,180
|
5,185
|
5,186
|
|
Year Ended December 31,
|
|||||||||||||||||||
|
2015
|
2016
|
2017
|
2018
|
2019
|
|||||||||||||||
Consolidated Balance Sheet Data:
|
(U.S. dollars in thousands)
|
|||||||||||||||||||
Cash and cash equivalents
|
$
|
23,806
|
$
|
16,024
|
$
|
20,268
|
$
|
13,836
|
$
|
12,564
|
||||||||||
Working capital
|
10,360
|
97
|
8,927
|
2,662
|
7,453
|
|||||||||||||||
Real estate property net
|
214,840
|
207,690
|
216,726
|
212,349
|
181,109
|
|||||||||||||||
Total assets
|
262,944
|
250,384
|
259,303
|
243,958
|
239,307
|
|||||||||||||||
Long term loans and bonds, including current maturities
|
161,100
|
149,781
|
155,181
|
144,309
|
140,054
|
|||||||||||||||
Capital Stock
|
138,949
|
139,148
|
139,163
|
139,181
|
139,181
|
|||||||||||||||
Total shareholders’ equity
|
$
|
75,584
|
$
|
74,128
|
$
|
77,068
|
$
|
73,393
|
$
|
71,854
|
|
• |
Additional operating expenses without additional revenues;
|
|
• |
Potential dilutive issuances of equity securities;
|
|
• |
The incurrence of debt and contingent liabilities;
|
|
• |
Amortization of bargain purchase gain and other intangibles;
|
|
• |
Impairment charges; and
|
|
• |
Other acquisition-related expenses.
|
|
• |
The purchase or failure to purchase real-estate assets;
|
|
• |
Changes in rent prices for our properties;
|
|
• |
Changes in presence of tenants and tenants' insolvency;
|
|
• |
Changes in the availability, cost and terms of financing;
|
|
• |
The ongoing need for capital improvements;
|
|
• |
Changes in foreign exchange rates;
|
|
• |
Changes in interest rates; and
|
|
• |
General economic conditions, particularly in those countries or regions in which we operate.
|
|
• |
Availability of funding resources for the acquisition of new real estate assets;
|
|
• |
General market conditions and other factors, including factors unrelated to our operating performance or the operating performance of our competitors;
|
|
• |
Seizure of a substantial business opportunity by our competitors or us;
|
|
• |
Changes in interest rates;
|
|
• |
Changes in foreign exchange rates;
|
|
• |
The entering into new businesses;
|
|
• |
Quarterly variations in our results of operations or in our competitors’ results of operations; and
|
|
• |
Changes in earnings estimates or recommendations by securities analysts.
|
|
• |
employment levels;
|
|
• |
availability of financing for homebuyers and for real estate investors/funds;
|
|
• |
interest rates;
|
|
• |
consumer confidence and expenditure;
|
|
• |
levels of new and existing homes for sale;
|
|
• |
demographic trends;
|
|
• |
urban development and changes;
|
|
• |
housing demand;
|
|
• |
local laws and regulations; and
|
|
• |
acts of terror, floods or earthquakes.
|
|
• |
even if we enter into an acquisition agreement for a property, it is usually subject to customary conditions to closing, including due diligence investigations to our satisfaction;
|
|
• |
we may be unable to finance acquisitions on favorable terms or at all;
|
|
• |
acquired properties may fail to perform as we expected;
|
|
• |
we may not be able to obtain adequate insurance coverage for new properties; and
|
|
• |
we may be unable to quickly and efficiently integrate new acquisitions, particularly acquisitions of portfolios of properties, into our existing operations, and therefore our results of operations and financial condition could be
adversely affected.
|
|
• |
liabilities for clean-up of undisclosed environmental contamination;
|
|
• |
claims by tenants, vendors or other persons arising from dealing with the former owners of the properties;
|
|
• |
liabilities incurred in the ordinary course of business; and
|
|
• |
claims for indemnification by general partners, directors, officers and others indemnified by the former owners of the properties.
|
|
• |
an inability to acquire a desired property because of competition from well-capitalized real estate investors, including publicly traded and privately held REITs, private real estate funds, domestic and foreign financial
institutions, life insurance companies, sovereign wealth funds, pension trusts, partnerships and individual investors; and
|
|
• |
an increase in the purchase price for such acquisition property, in the event we are able to acquire such desired property.
|
|
• |
The judgment was rendered by a court which was, according to the laws of the state of the court, competent to render the judgment;
|
|
• |
The judgment can no longer be appealed;
|
|
• |
The obligation imposed by the judgment is enforceable according to the rules relating to the enforceability of judgments in Israel and the substance of the judgment is not contrary to public policy; and
|
|
• |
The judgment is executory in the state in which it was given.
|
|
• |
The judgment was obtained by fraud;
|
|
• |
There was no due process;
|
|
• |
The judgment was rendered by a court not competent to render it according to the laws of private international law in Israel;
|
|
• |
The judgment is at variance with another judgment that was given in the same matter between the same parties and which is still valid; or
|
|
• |
At the time the action was brought in the foreign court a suit in the same matter and between the same parties was pending before a court or tribunal in Israel.
|
• |
purchase of real estate mainly in Central and Western Europe, North America and Israel;
|
• |
developing and improving existing real estate;
|
• |
maximize the leasing of existing properties to commercial users;
|
• |
increase and develop unused building rights in our existing properties; and
|
• |
acquire additional commercial, residential and other real estate assets in light of market conditions, while diversifying our real estate property base.
|
Property
|
Location
|
Acquisition
Date |
Company Stake
|
Nature of Rights
|
Property Type
|
Net
Rentable Square Meters Excluding Redevelopment Space(1) |
Annualized
Rent ($000)(2) |
Rate of Occupancy (3)
|
Annualized
Rent per Occupied Square Meter ($)(4) |
Centre des Technologies Nouvelles (CTN)
|
Geneva, Switzerland
|
March 2, 2011
|
51%
|
Ownership with land lease
|
Commercial
|
34,800
|
11,231
|
91%
|
353
|
Edeka supermarkets*
|
Bavaria, Germany
|
June 2, 2015 and July 8, 2015
|
100%
|
Ownership
|
Commercial
|
37,000
|
3,209
|
97%
|
90
|
Rümlang
|
Rümlang, Switzerland
|
October 29, 2009
|
100%
|
Ownership
|
Commercial
|
12,500
|
1,837
|
91%
|
161
|
Miami, Florida
|
Miami, Florida
|
2010-2013
|
100%
|
Ownership
|
Residential - Condominium Units
|
4,260
|
1,061
|
72%
|
346
|
Portfolio Total/ Weighted Average
|
-
|
-
|
-
|
-
|
-
|
88,560
|
17,338
|
93%
|
212
|
Year Ended December 31
|
||||||||||||
Thousands US$
|
||||||||||||
2017
|
2018
|
2019
|
||||||||||
GAAP Operating income
|
6,623
|
5,800
|
5,828
|
|||||||||
Adjustments:
|
||||||||||||
Real estate depreciation and amortization
|
4,209
|
4,317
|
4,321
|
|||||||||
General and administrative
|
2,698
|
3,500
|
3,047
|
|||||||||
Non-GAAP Total Net Operating Income (NOI)
|
13,530
|
13,617
|
13,196
|
Year Ended December 31
|
||||||||||||
Thousands US$
|
||||||||||||
2017
|
2018
|
2019
|
||||||||||
GAAP Net income (loss) attributable to Optibase Ltd.
|
(1,123
|
)
|
(2,781
|
)
|
(1,993
|
)
|
||||||
Adjustments:
|
||||||||||||
Real estate depreciation and amortization
|
4,209
|
4,317
|
4,321
|
|||||||||
Pro rata share of real estate depreciation and amortization from unconsolidated associates
|
2,022
|
2,610
|
3,085
|
|||||||||
Non-controlling interests share in the above adjustments
|
(1,141
|
)
|
(1,136
|
)
|
(1,162
|
)
|
||||||
Non-GAAP Fund From Operation (FFO)
|
3,967
|
3,010
|
4,251
|
|||||||||
Non- GAAP Recurring Fund From Operation (Recurring FFO)
|
3,967
|
3,010
|
4,251
|
Property
|
Location
|
Acquisition
date |
Company Stake
|
Nature of Rights
|
Property Type
|
Net
Rentable Square Feet Excluding Redevelopment Space(1) |
Annualized
Rent ($000)(2) |
Rate of Occupancy (3)
|
Annualized
Rent per Occupied Square Feet ($)(4) |
2 Penn Center Plaza
|
Philadelphia, Pennsylvania
|
October 12, 2012
|
22.16%
|
Beneficial interest in the owner of the property
|
Commercial
|
526,351
|
13,070
|
94%
|
26
|
Texas Shopping Centers Portfolio
|
Houston, Dallas, San Antonio, Texas
|
December 31, 2012
|
4%
|
Beneficial interest in the portfolio
|
Commercial
|
2,036,290
|
26,736
|
94%
|
14
|
South Riverside Plaza Office Tower
|
300 South Riverside Plaza, Chicago
|
December 29, 2015
|
30%
|
Beneficial interest in the owner of the property
|
Commercial
|
1,072,931
|
21,324
|
96%
|
21
|
Portfolio Total/ Weighted Average
|
-
|
-
|
-
|
-
|
-
|
3,635,572
|
61,130
|
95%
|
18
|
Number of tenants whose
leases will expire*
|
Total area covered
by these leases
|
Area covered
by these leases (%)
|
Annual rent
at expiration ($000)
|
Percent of annual rent at expiration (%)
|
||||||||||||||||
2020
|
14
|
9,938
|
28.56
|
%
|
3,426
|
32.51
|
%
|
|||||||||||||
2021
|
6
|
2,987
|
8.58
|
%
|
985
|
9.35
|
%
|
|||||||||||||
2022
|
9
|
4,313
|
12.39
|
%
|
1,336
|
12.67
|
%
|
|||||||||||||
2023
|
13
|
9,505
|
27.31
|
%
|
3,168
|
30.06
|
%
|
|||||||||||||
2024
|
4
|
431
|
1.24
|
%
|
170
|
1.61
|
%
|
|||||||||||||
Thereafter
|
7
|
4,627
|
13.29
|
%
|
1,454
|
13.80
|
%
|
|||||||||||||
Sub-total
|
53
|
31,801
|
91.37
|
%
|
10,539
|
100
|
%
|
|||||||||||||
Vacant
|
-
|
3,002
|
8.63
|
%
|
-
|
-
|
||||||||||||||
Total
|
53
|
34,803
|
100
|
%
|
10,539
|
100
|
%
|
Number of tenants whose
leases will expire*
|
Total area covered
by these leases
|
Area covered
by these leases (%)
|
Annual rent
at expiration ($000)
|
Percent of annual rent at expiration (%)
|
||||||||||||||||
2020
|
6
|
1,573
|
12.71
|
%
|
293
|
17.82
|
%
|
|||||||||||||
2021
|
1
|
3,369
|
27.22
|
%
|
428
|
26.01
|
%
|
|||||||||||||
2022
|
2
|
4,617
|
37.30
|
%
|
638
|
38.79
|
%
|
|||||||||||||
2023
|
4
|
1,637
|
13.22
|
%
|
223
|
13.57
|
%
|
|||||||||||||
2024
|
2
|
71
|
0.57
|
%
|
63
|
3.82
|
%
|
|||||||||||||
Sub-total
|
15
|
11,267
|
91.02
|
%
|
1,645
|
100
|
%
|
|||||||||||||
Vacant
|
-
|
1,112
|
8.98
|
%
|
-
|
-
|
||||||||||||||
Total
|
15
|
12,379
|
100
|
%
|
1,645
|
100
|
%
|
Number of tenants whose
leases will expire*
|
Total area covered
by these leases
|
Area covered
by these leases (%)
|
Annual rent
at expiration ($000)
|
Percent of annual rent at expiration (%)
|
||||||||||||||||
2020
|
5
|
9,947
|
26.89
|
%
|
893
|
27.84
|
%
|
|||||||||||||
2021
|
-
|
-
|
-
|
-
|
-
|
|||||||||||||||
2022
|
5
|
6,716
|
18.16
|
%
|
565
|
17.60
|
%
|
|||||||||||||
2023
|
-
|
-
|
-
|
-
|
-
|
|||||||||||||||
2024
|
4
|
6,033
|
16.31
|
%
|
616
|
19.19
|
%
|
|||||||||||||
Thereafter
|
11
|
13,007
|
35.17
|
%
|
1,135
|
35.37
|
%
|
|||||||||||||
Sub-total
|
26
|
35,703
|
96.53
|
%
|
3,209
|
100
|
%
|
|||||||||||||
Vacant
|
1
|
1,285
|
3.47
|
%
|
-
|
-
|
||||||||||||||
Total
|
27
|
36,988
|
100
|
%
|
3,209
|
100
|
%
|
|
1. |
A corporate income tax rate decrease from 35% to 21% effective for tax years beginning after December 31, 2017 ("Rate Reduction");
|
|
2. |
The transition of U.S international taxation from a worldwide tax system to a territorial system by providing a 100 percent deduction to an eligible U.S. shareholder on foreign sourced dividends received from a foreign subsidiary;
|
|
3. |
A one-time transition tax on the mandatory deemed repatriation of cumulative foreign earnings as of December 31, 2017; and
|
|
4. |
Taxation of GILTI earned by foreign subsidiaries beginning after December 31, 2017. The GILTI tax imposes a tax on foreign income in excess of a deemed return on tangible assets of foreign corporations.
|
Year Ended December 31
|
||||||||||||
2017
|
2018
|
2019
|
||||||||||
Fixed income from real estate rent
|
100
|
%
|
100
|
%
|
100
|
%
|
||||||
Costs and expenses:
|
||||||||||||
Cost of real estate operations
|
18.4
|
18
|
18.3
|
|||||||||
Real estate depreciation and amortization
|
25.4
|
26
|
26.8
|
|||||||||
General and administrative
|
16.3
|
21.1
|
18.9
|
|||||||||
Total costs and expenses
|
60.1
|
65.1
|
63.9
|
|||||||||
Operating income
|
39.9
|
34.9
|
36.1
|
|||||||||
Other income, net
|
3.6
|
3.7
|
4.5
|
|||||||||
Financial expenses, net
|
(16.7
|
)
|
(17.4
|
)
|
(16.3
|
)
|
||||||
Income before taxes on income
|
26.8
|
21.2
|
24.3
|
|||||||||
Taxes on income
|
(9.7
|
)
|
(8.8
|
)
|
(9.1
|
)
|
||||||
Equity share in losses of associates, net
|
(10.1
|
)
|
(16.6
|
)
|
(14.4
|
)
|
||||||
Net income
|
7.0
|
(4.2
|
)
|
0.7
|
||||||||
Net income attributable to non-controlling interest
|
13.8
|
12.5
|
13.1
|
|||||||||
Net income (loss) attributable to Optibase Ltd.
|
(6.8
|
)
|
(16.7
|
)
|
(12.3
|
)
|
❖ |
Long-lived assets including intangible assets
|
❖ |
Investment in companies
|
❖ |
Contingencies; and
|
❖ |
Income Taxes.
|
Type of Facility
|
Borrower
|
Original Date and Maturity Date
|
Original Amount*
|
Outstanding Amount (as of December 31, 2019)**
|
Annual Interest
|
Payment Terms
|
Principal Securities
|
Principal Covenants
|
Additional Information
|
Non-convertible Series A Bonds issued to the public in Israel
|
The Company
|
Original Date- August 9, 2015;
Maturity Date- December 31, 2021
|
NIS 60 million
(app. $15 million)
|
NIS 20 million
(app. $7.9 million)
|
6.7%
|
Interest - payable in semi-annual payments
Principal - payable in semi-annual payments on June 30 and on December 31 of each of the years of 2016 through 2021 (last payment on December 31, 2021)
|
none
|
• negative pledge regarding the creation of a floating charge on all of the Company's assets, subject to certain exceptions.
• no distributions in an amount greater than 35% of the profits
• no distributions that immediately following which the Company's equity (excluding minority interest) will decrease below $50 million
• increase of interest rate in case of certain decreases in the bonds' rating.
• minimum equity (excluding minority interest) will not be less than $33 million
• equity (including minority interest) to balance sheet ratio will not be less than 25%
• net financial debt to CAP ratio will not be greater than 70%
• net financial debt to EBITDA ratio will not be greater than 16.
As of December 31, 2018, the Company meets all the required covenants.
|
The bonds are rated at a rating of "Baa1/Stable" on a local scale by Midroog Ltd., an affiliate of Moody’s.
Events of default include, among which, the existence of a real concern that the Company will not meet its material undertakings towards the bondholders; breach of the Company's financial
covenants during two consecutives fiscal quarters; cross default provisions; the sale of the majority of the Company's assets, subject to certain exceptions; and occurrence of certain 'change of control' events.
No restriction on the issuance of any new series of debt instruments, subject to certain exceptions. Expansion of the series is subject to maintaining the rating assigned to the bonds
prior to the expansion date and continued compliance with the financial covenants.
|
Type of Facility
|
Borrower
|
Original Date and Maturity Date
|
Original Amount*
|
Outstanding Amount (as of December 31, 2019)**
|
Annual Interest
|
Payment Terms
|
Principal Securities
|
Principal Covenants
|
Additional Information
|
Refinancing agreement of the CTN complex
|
Eldista GmbH (Senior Borrower)
|
Original Date- October 3, 2011;
Maturity Date- 2061
|
CHF 85 million
(app. $93.5 million).
|
CHF 83.5 million (app. $86 million).
|
LIBOR + 0.75% per annum.
|
Interest due quarterly, beginning March 31, 2012.
CHF 2 million to be paid per year on a quarterly basis, beginning 31.12.2018.
|
A senior mortgage over the property + a pledge of Eldista's shares
|
• Transfers/sales of property are prohibited. Any sale will result in the loan being repayable and a prepayment fee of 0.1%, plus difference between interest rate at time of termination
and interest rate that bank can achieve for residual interest (LIBOR) term.
• Distributions of dividends/shareholder loans are only permitted in line with available yearly profit after loan payments.
|
|
• Distributions of dividends/shareholder loans are only permitted: (a) to OPCTN to make its loan payments; and (b) otherwise in line with available yearly profit
after loan payments.
|
Type of Facility
|
Borrower
|
Original Date and Maturity Date
|
Original Amount*
|
Outstanding Amount (as of December 31, 2019)**
|
Annual Interest
|
Payment Terms
|
Principal Securities
|
Principal Covenants
|
Additional Information
|
Financing agreement (as amended) of the Edeka Portfolio
|
Optibase Bavaria GmbH & Co. KG
|
Original Date- May 2015; Maturity Date- May 31, 2020
|
€21 million
(app. $23 million) of which €20.5 million (app. $22.5 million) has been drawn down
|
€18.5 million (app. $20.7million)
|
3-month Euro Interbank Offer Rate + either: (a) 1.75%; or (b) if certain mortgage requirements under German law are not met, 1.89%.
There is a Hedge Agreement in place securing an interest rate of a maximum of 2.15% per annum.
|
Quarterly amortization of €105,000 each from June 30, 2015 until the maturity date.
|
Land charges over the Portfolio properties;
Assignment of rent, insurance right and claims as well as claims of all future purchase agreements;
Pledge of rent accounts;
Enforceable abstract promise of debt;
Assignment of right and claims under the Hedge Agreement.
|
• Debt service cover ratio ("DSCR") of at least 130% (breach is a "Soft Default", requiring surplus income from the portfolio properties to be used to remedy the breach) or of at least
110% (breach is a "Hard Default" requiring payment by Borrower to fully remedy the breach- DSCR of 130% must be restored). DSCR must be proven towards the bank by the Borrower every six months from December 31, 2015.
• Loan to value of 70% in the first three years and 65% in the fourth and fifth years (breach requires Borrower to make payment by the Borrower to remedy the breach). Portfolio was
valued at approximately €32.4 million on December 3, 2014, and new valuations may be done at intervals of two years (first on September 30, 2016) at the cost of the Borrower or at any other time at the Lender's cost.
As of December 31, 2018, the Company meets all the required covenants.
|
• The Borrower should pay certain release amounts (as set out in the loan agreement) if a mortgaged property is sold prior to the maturity date. The release amount is the higher of (i)
the minimum re-payment amount agreed for the sold property or (ii) 75% of the net sales proceeds received for the sold property.
• Exit Fee for prepayment prior to Maturity Date equal to 0.30% per remaining year of the term plus compensation for loss of interest to the Lender.
• The Bank has a claim for damages in the event of a partial or full prepayment of the loan amount.
• If the Borrower fulfils certain requirements with respect to expanding the Lenggries property on or by December 31, 2017, a part of the undrawn loan in the amount of €525,884 will be
paid out to the Borrower. If the conditions are not met on or by December 31, 2017 then the loan will be reduced by €525,884 and Borrower will repay an amount of €74,116. To date, the Company is negotiating with the bank regarding an
extension until December 31, 2018.
• The Lender is authorized to syndicate or transfer parts or the entire loan at its own cost.
|
Type of Facility
|
Borrower
|
Original Date and Maturity Date
|
Original Amount*
|
Outstanding Amount (as of December 31, 2019)**
|
Annual Interest
|
Payment Terms
|
Principal Securities
|
Principal Covenants
|
Additional Information
|
Financing agreement of condominium units in Miami
|
Optibase Real Estate Miami, LLC
|
Original Date- July 7, 2015;
Maturity Date- January 4, 2021
|
$9.4 million
|
$8.9 million
|
Libor (30-day rate) + either: (a) 2.65%; or (b) 3,25% if Borrower and Guarantor fail to maintain depository accounts with the Lender totaling $1.5 million.
|
Interest – payable monthly commencing on August 1, 2015.
Principal: is amortized on a monthly basis with principal payments of approximately $19,000 per month until the loan matures on July 8, 2020 when all remaining principal and interest
become due and payable.
|
(i) A senior mortgage spread over 25 residential condominium units; and (ii) Guaranty from Optibase, Inc., under which Optibase, Inc. guarantees the obligations of
the Borrower, including the punctual payment of amounts owed under the loan documents.
|
• Borrower to keep $1 million in a Restricted Account, from which interest payments are deducted if such payments are not paid in cash.
• Guarantor and the Borrower must collectively maintain unrestricted and unencumbered Liquid Assets of at least $2 million including any amounts held as Interest Reserve under the Loan
Agreement.
Guarantor not to transfer a material portion of its assets, other than in the ordinary course of business, for fair market terms, and such transfer will not have material adverse effect
on its ability to perform its obligations. Guarantor can make advances to affiliates in ordinary course of business without consent.
As of December 31, 2018, the Company meets all the required covenants.
|
• The Mortgage will be partially released so that a sale of a Unit can occur, provided: no Event of Default exists at the time the Borrower presents a contract for sale to the Lender
executed by a buyer; the sale is to a bona-fide third party purchaser upon the terms and conditions set out in Exhibit B of the Loan Agreement.
• Lender may obtain a new or updated Appraisal of the Project at Borrower’s expense once annually, or more often if an Event of Default exists or if required by a governmental or banking
agency or authority.
|
Type of Facility
|
Borrower
|
Original Date and Maturity Date
|
Original Amount*
|
Outstanding Amount (as of December 31, 2019)**
|
Annual Interest
|
Payment Terms
|
Principal Securities
|
Principal Covenants
|
Additional Information
|
Financing agreement of the property in Rumlang
|
Optibase RE 1 SARL
|
Original Date- October 2009; Maturity Date- 2059
|
CHF 18.8 million ($18.4 million)
|
CHF 15 million (app. $15.5 million)
|
Libor (for a period determined by borrower per each interest payment for the next payment) + 0.8%
|
Interest - payable in four quarterly payments annually;
The principal amount is payable in four quarterly amortization payments annually, each in the amount of CHF 94,000 (approximately $92,000 as of the purchase date).
|
A senior mortgage over the property +
Pledge over the holdings in borrower.
|
• Undertaking not to grant any encumbrance or mortgage on the Rümlang property without the lender's approval.
As of December 31, 2018, the Company meets all the required covenants.
|
• The lender may adjust the margin at its sole discretion on account of deterioration in Optibase RE 1's credit standing or the value of the property.
• The principal payments may be adjusted at the lender's sole discretion if the lease of major tenants is terminated and no replacement tenant is found within 6 months.
• Borrower may repay the mortgage at any time, subject to a prior notice of three months with no subject penalty.
• The lender holds the right to accelerate future loan payments, upon occurrence of certain default conditions.
|
Type of Facility
|
Borrower
|
Original Date and Maturity Date
|
Original Amount*
|
Outstanding Amount (as of December 31, 2019)**
|
Annual Interest
|
Payment Terms
|
Principal Securities
|
Principal Covenants
|
Additional Information
|
Loan Agreement
|
The Company
|
Original date- March 2017 Maturity Date- October 1, 2020
|
$5.1 million
|
$2.5 million
|
The loan does not bear any interest or linkage differentials
|
we may prepay the loan prior to the maturity date at our sole discretion without any penalty.
|
The loan is unsecured
|
none
|
In March 2017, our audit committee and board of directors approved, in accordance with the Israeli Companies Regulations (Relieves for Transactions with Interested
Parties) of 2000, the receipt of a $5.1 million loan, or the Loan, from our Controlling Shareholder. The Loan was granted to the Company on March 28, 2017 for the purpose of strengthening the Company's liquidity. The Loan does not bear
any interest or linkage differentials and is unsecured, and we may prepay the Loan prior to such date at our sole discretion without any penalty. In May 2018 and in September 2019, we have agreed with our Controlling Shareholder to repay
$2.5 million on account of the Loan's account while postponing the repayment of the remaining. The revised agreement was approved by our audit committee and board of directors, in accordance with the Israeli Companies Regulations
(Relieves for Transactions with Interested Parties) of 2000.
|
(1) |
In November 2017, our subsidiary, Optibase Real Estate Miami, LLC, refinanced 25 residential apartment units in Miami, Florida, with City National Bank of Florida.
|
* |
Translation of the amounts into US Dollar was made in accordance with the representative rate of exchange of the relevant currency into US Dollar as of the date the loan was taken.
|
** |
Translation of the amounts into US Dollar was made in accordance with the representative rate of exchange of the relevant currency into US Dollar as of December 31, 2019
|
|
Payments Due by Period
(USD in thousands)
|
|||||||||||||||||||
Contractual Obligations
|
Total
|
Less than 1 year
|
1- 3 years
|
3-5 years
|
more than 5 years
|
|||||||||||||||
Long-Term Debt*
|
134,317
|
25,911
|
13,470
|
4,896
|
90,040
|
|||||||||||||||
Capital Lease Obligations
|
15,960
|
285
|
571
|
571
|
14,533
|
|||||||||||||||
Lease Obligations*
|
426
|
145
|
255
|
26
|
-
|
|||||||||||||||
Bonds*
|
5,737
|
2,892
|
2,845
|
-
|
-
|
|||||||||||||||
Total Contractual Cash Obligations
|
156,440
|
29,233
|
17,141
|
5,493
|
104,573
|
Age
|
Position
|
|
Alex Hilman
|
67
|
Executive Chairman of the board of directors
|
Amir Philips
|
52
|
Chief Executive Officer
|
Shlomo (Tom) Wyler
|
68
|
Chief Executive Officer of Optibase Inc.
|
Yakir Ben-Naim
|
48
|
Chief Financial Officer
|
Tali Yaron-Eldar(1)(2)(3)
|
57
|
Director
|
Danny Lustiger(1)(3)
|
52
|
Director
|
Haim Ben-Simon(1)(2)(3)
|
63
|
Director
|
Reuwen Schwarz
|
43
|
Director
|
(1) |
Member of our audit committee, financial statements review committee and nominating committee.
|
(2) |
External director.
|
(3) |
Member of our compensation committee.
|
|
(1) |
“Salary” means yearly gross base salary with respect to our Executive Officers (Mr. Philips, Mr. Wyler and Ms. Ben-Naim). “Monthly Payment” means the aggregate gross monthly payments with
respect to the members of our board of directors (Mr. Hilman and Mr. Schwarz) for the year 2019.
|
|
(2) |
“Social Benefits” include payments to the National Insurance Institute, advanced education funds, managers’ insurance and pension funds; vacation pay; and recuperation pay as mandated by
Israeli law.
|
|
(3) |
Consists of amounts recognized as share-based compensation (options and restricted shares) expense on our financial statements for the year ended December 31, 2019.
|
|
(4) |
“All Other Compensation” includes, among other things, car-related expenses (including tax gross-up), telephone, basic health insurance, and holiday presents.
|
|
(5) |
Mr. Philips’ employment terms as our Chief Executive Officer provide that Mr. Philips is entitled to a monthly base gross salary of NIS 75,000 (approximately $21,000). Mr. Philips is entitled to 24 vacation days, convalescence
pay of 10 days and sick days in accordance with market practice and applicable law, monthly remuneration for a study fund, contribution by us to an insurance policy and pension fund, and additional benefits, including communication
expenses. In addition, Mr. Philips is entitled to reimbursement of car-related expenses from us (including tax gross-up). Mr. Philips’ employment terms include an advance notice period of 6 months. During such advance notice period,
Mr. Philips will be entitled to all of the compensation elements, and to the continuation of vesting of any options or restricted shares granted to him. Mr. Philips is also entitled to bonus payments in accordance with the
Compensation Policy.
|
|
(6) |
For details on Mr. Wyler’s compensation terms as approved by our shareholders on February 14, 2019, see Item 7.B. “Related Party Transactions”, below. In February 14, 2019, following the approval by our compensation committee,
audit committee and board of directors, our shareholders approved an amendment to Mr. Wyler's compensation terms in a manner that Mr. Wyler's annual gross base salary shall be $220,000 for a full time position, as of January 1,
2019.
|
|
(7) |
Ms. Ben-Naim’s employment terms as our Chief Financial Officer provide that Ms. Ben-Naim is entitled to a monthly base gross salary of NIS 37,800 (approximately $11,000). Ms. Ben-Naim is further entitled to vacation days, sick
days and convalescence pay in accordance with market practice and applicable law, monthly remuneration for a study fund, contribution by us to an insurance policy and pension fund, and additional benefits including communication
expenses. In addition, Ms. Ben-Naim is entitled to reimbursement of car-related expenses from us. Ms. Ben-Naim’s employment terms include an advance notice period of three months. During such advance notice period, Ms. Ben-Naim may
be entitled to all of the compensation elements, and to the continuation of vesting of her options or restricted shares, if granted.
|
|
(8) |
The compensation terms of Mr. Hilman as the Executive Chairman of our board of directors were approved by our shareholders on October 19, 2009. For details on Mr. Hilman’s compensation terms, including options and restricted
shares granted to him, see Item 7.B. “Related Party Transactions”, below.
|
|
(9) |
Mr. Reuwen Schwarz entered into a service agreement with us, for the provision of real estate related consulting services to us, our subsidiaries and affiliates. Such agreement, including the compensation terms of Mr. Schwarz in
consideration for the services under the agreement, were approved by our shareholders on December 19, 2013, on December 29, 2016 and on December 31, 2019. For further details see Item 7.B. “Related Party Transactions”, below.
|
|
❖ |
A breach of the duty of care vis-a-vis us or vis-a-vis another person;
|
|
❖ |
A breach of the fiduciary duty vis-a-vis us, provided that the director or officer acted in good faith and had a reasonable basis to believe that the act would not harm us;
|
|
❖ |
A monetary obligation imposed on him or her in favor of another person;
|
|
❖ |
Financial liability imposed on him or her for payment to persons or entities harmed as a result of violations in Administrative Proceedings, as detailed in section 52(54)(A)(1)(a) of the Israeli Securities Law;
|
|
❖ |
Expenses incurred by him or her in connection with Administrative Proceedings (as defined above) he was involved in, including reasonable litigation fees, and including attorney fees; or
|
|
❖ |
Any other matter in respect of which it is permitted or will be permitted under applicable law to insure the liability of our director or officer.
|
|
❖ |
Any financial liability he or she incurs or imposed on him or her in favor of another person in accordance with a judgment, including a judgment given in a settlement or a judgment of an arbitrator, approved by a court.
|
|
❖ |
Reasonable litigation expenses, including legal fees, incurred by the director or officer or which he or she was ordered to pay by a court, within the framework of proceedings filed against him or her by or on behalf of Optibase,
or by a third party, or in a criminal proceeding in which he or she was acquitted, or in a criminal proceeding in which he or she was convicted of a felony which does not require a finding of criminal intent.
|
|
❖ |
Reasonable litigation expenses, including legal fees he or she incurs due to an investigation or proceeding conducted against him or her by an authority authorized to conduct such an investigation or proceeding, and which was ended
without filing an indictment against him or her and without being subject to a financial obligation as a substitute for a criminal proceeding, or that was ended without filing an indictment against him, but with the imposition of a
financial obligation, as a substitute for a criminal proceeding relating to an offence which does not require criminal intent, within the meaning of the relevant terms in the Companies Law.
|
|
❖ |
Financial liability he or she incurs for payment to persons or entities harmed as a result of violations in Administrative Proceedings, as detailed in section 52(54)(A)(1)(a) of the Securities Law. For this purpose “Administrative
Proceeding” shall mean a proceeding pursuant to Chapters H3 (Imposition of Monetary Sanction by the Israel Securities Authority), H4 (Imposition of Administrative Enforcement Means by the Administrative Enforcement Committee) or I1
(Settlement for the Avoidance of Commencing Proceedings or Cessation of Proceedings, Conditioned upon Conditions) of the Securities Law, as shall be amended from time to time.
|
|
❖ |
Expenses that he or she incurs in connection with Administrative Proceedings (as defined above) he was involved in, including reasonable litigation fees, and including attorney fees.
|
|
❖ |
Any other obligation or expense in respect of which it is permitted or will be permitted under law to indemnify a director or officer of Optibase.
|
|
❖ |
a breach of the fiduciary duty, except for a breach of the fiduciary duty vis-à-vis the company with respect to indemnification and insurance if the director or officer acted in good faith and had a reasonable basis to believe that
the act would not harm the company;
|
|
❖ |
an intentional or reckless breach of the duty of care, except for if such breach was made in negligence;
|
|
❖ |
an act done with the intention of unduly deriving a personal profit; or
|
|
❖ |
Fine, civil penalty, a financial sanction or penalty imposed on the directors or officers.
|
|
❖ |
the maximum coverage amount under each policy shall not exceed the higher of: (i) $25 million; or (ii) 25% of our shareholders equity (based on our most recent financial statements at the time of approval by our compensation
committee) per incident and insurance period (for a one-year period) in addition to reasonable litigation expenses;
|
|
❖ |
the maximum yearly premium to be paid by us for each policy shall not exceed 5% of the aggregate coverage of such policy;
|
|
❖ |
the purchase of each policy shall be approved by our compensation committee (and, if required by law, by our board of directors) which shall determine that the policy reflects the current market conditions, and it shall not
materially affect our profitability, assets or liabilities.
|
|
❖ |
The limit of liability of the insurer shall not exceed the greater of $25 million or 25% of our shareholders equity (based on the most recent financial statements at the time of approval by the Compensation Committee) per incident
and insurance period (for a one-year period) in addition to reasonable litigation expenses;
|
|
❖ |
The annual premium shall not exceed 500% of the last paid annual premium; and
|
|
❖ |
The purchase of such insurance policy shall be approved by the Compensation Committee (and, if required by law, by the board of directors) which shall determine that the insurance policy reflects the current market conditions, and
that it shall not materially affect the Company's profitability, assets or liabilities.
|
|
(i) |
the director holds an academic degree in one of these areas: economics, business administration, accounting, law or public administration;
|
|
(ii) |
the director holds an academic degree or has other higher education, all in the main business sector of the company or in a relevant area for the board position; or
|
|
(iii) |
the director has at least five years’ experience in one or more of the following or an aggregate five years’ experience in at least two or more of these: (a) senior management position in a corporation of significant business
scope; (b) senior public office or senior position in the public sector; or (c) senior position in the main business sector of the company.
|
|
(iv) |
the evaluation of the professional qualification of a candidate shall be made by our board of directors and our nominating committee.
|
|
(i) |
accounting issues and accounting control issues characteristic to the segment in which the company operates and to companies of the size and complexity of the company;
|
|
(ii) |
the functions of the external auditor and the obligations imposed on such auditor;
|
|
(iii) |
preparation of financial reports and their approval in accordance with the Companies Law and the securities law.
|
|
(i) |
the majority of shares voted for the election includes the majority of the shares of non-controlling shareholders or with no personal interest excluding a personal interest not resulting from relation with controlling shareholders,
voted at the meeting (votes abstaining shall not be taken into account in counting the shareholders' votes); or
|
|
(ii) |
the total number of shares to total amount of shareholders listed in subsection (i) above, who voted against the election of the external director does not exceed two percent (2%) of the aggregate voting rights of the company.
|
|
• |
the knowledge, skills, expertise, and accomplishments of the relevant office holder;
|
|
• |
the office holder’s roles and responsibilities and prior compensation agreements with him or her;
|
|
• |
the ratio between the terms offered and the average compensation of the other employees of the company, including those employed through manpower companies, and in particular the ratio between the average wage and the median salary
of such employees;
|
|
• |
the impact of disparities in salary upon work relationships in the company;
|
|
• |
the possibility of reducing variable compensation at the discretion of the board of directors;
|
|
• |
the possibility of setting a limit on the exercise value of non-cash variable equity-based compensation; and
|
|
• |
as to severance compensation, the period of service of the office holder, the terms of his or her compensation during such service period, the company’s performance during that period of service, the person’s contributions towards
the company’s achievement of its goals and the maximization of its profits, and the circumstances under which the person is leaving the company
|
|
• |
the linkage between variable compensation and long-term performance and measurable criteria; however, in certain circumstances, we may grant up to three monthly salaries per year of unmeasurable criteria for an office holder who is
not our chief executive officer;
|
|
• |
the ratio between variable and fixed compensation, and the ceiling for the value of variable compensation at the time of the payment (or with respect to variable equity compensation that is not paid for in cash, a ceiling for their
value on the grant date);
|
|
• |
the conditions under which an office holder would be required to repay compensation paid to him or her if it was later shown that the data upon which such compensation was based was inaccurate and was required to be restated in the
company’s financial statements;
|
|
• |
the minimum holding or vesting period for variable, equity-based compensation with a view to long-term incentives; and
|
|
• |
maximum limits for severance compensation
|
Name of Beneficial Owner
|
No. of Ordinary Shares
Beneficially
Owned(1)
|
Percentage of Ordinary Shares Beneficially Owned
|
||||||
The Capri Family Foundation (2)
|
4,097,201
|
78.82
|
%
|
|||||
Shareholding of all directors and officers as a group (eight persons)(3)
|
205,865
|
3.96
|
%
|
Beneficial Owner
|
Date of filing
|
No. Of Shares Beneficially Held
|
||
The Capri Family Foundation
|
May 29, 2019
|
4,097,201*
|
* |
The information is based on Amendment No. 6 to Schedule 13D filed with the SEC on June 19, 2019, by Capri, in connection with the acquisition of an additional 300,917 ordinary shares by Capri on May 29, 2019, in a private
transaction with an unrelated third party at a price of $10.464 per share.
|
|
(a) |
First, to repay partners who loaned sums to other limited partners who defaulted on their capital contributions;
|
|
(b) |
Second, to partners that have made voluntary loans to the Partnership;
|
|
(c) |
Third, to repay the partners their capital contributions; and
|
|
(d) |
Fourth, to the partners in accordance with their percentage interests in the Partnership.
|
|
❖ |
the avoidance of any conflict of interest between the director’s or officer’s position with the company and any other position he or she fulfills or with his or her personal affairs;
|
|
❖ |
the avoidance of any act in competition with the company’s business;
|
|
❖ |
the avoidance of exploiting any of the company’s business opportunities in order to gain a personal advantage for himself or for others; and
|
|
❖ |
the disclosure to the company of any information and documentation relating to the company’s affairs obtained by the director or officer due to his or her position with the company.
|
❖ |
broker-dealers,
|
❖ |
financial institutions,
|
❖ |
certain insurance companies,
|
❖ |
investors liable for alternative minimum tax,
|
❖ |
tax-exempt organizations,
|
❖ |
non-resident aliens of the U.S. or taxpayers whose functional currency is not the U.S. dollar,
|
❖ |
persons who hold the ordinary shares through partnerships or other pass-through entities,
|
❖ |
investors that actually or constructively own 10 percent or more of our voting shares, and
|
❖ |
investors holding ordinary shares as part of a straddle or a hedging or conversion transaction.
|
❖ |
an individual who is a citizen or, a resident of the United States for U.S. federal income tax purposes;
|
❖ |
a partnership, corporation or other entity created or organized in or under the laws of the United States or any political subdivision thereof;
|
❖ |
an estate whose income is subject to U.S. federal income tax regardless of its source;
|
❖ |
a trust if: (a) a court within the United States is able to exercise primary supervision over administration of the trust, and (b) one or more United States persons have the authority to control all substantial decisions of the
trust; or
|
❖ |
a trust, if the trust were in existence and qualified as a “United States person,” within the meaning of the Code, on August 20, 1996 under the law as then in effect and elected to continue to be so treated.
|
|
• |
pertain to the maintenance of records that in reasonable detail accurately and fairly reflect our transactions and asset dispositions;
|
|
• |
provide reasonable assurance that transactions are recorded as necessary to permit the preparation of our financial statements in accordance with generally accepted accounting principles, and that our receipts and expenditures are
being made only in accordance with authorizations of our management and directors; and
|
|
• |
provide reasonable assurance regarding the prevention or timely detection of unauthorized acquisition, use or disposition of assets that could have a material effect on our financial statements.
|
2018
|
2019
|
|
Audit fees (1)
|
107
|
112
|
Audit-related fees (2)
|
5
|
5
|
Tax fees (3)
|
43
|
38
|
Total
|
155
|
155
|
(1) |
Audit fees consist of fees billed for the annual audit services engagement and other audit services, which are those services that only the external auditor can reasonably provide, and include the group audit; statutory audits;
comfort letters and consents; attest services; and assistance with and review of documents filed with the SEC.
|
(2) |
Audit-related fees consist of fees billed for assurance and related services that are reasonably related to the performance of the audit or review of our financial statements or that are traditionally performed by the external
auditor, and include consultations concerning financial accounting and reporting standards; internal control reviews of new systems, programs and projects; review of security controls and operational effectiveness of systems; review
of plans and control for shared service centers, due diligence related to acquisitions; accounting assistance and audits in connection with proposed or completed acquisitions; and employee benefit plan audits.
|
(3) |
Tax fees include fees billed for tax compliance services, including the preparation of original and amended tax returns and claims for refund; tax consultations, such as assistance and representation in connection with tax audits
and appeals, tax advice related to mergers and acquisitions, transfer pricing, and requests for rulings or technical advice from taxing authority; tax planning services; and expatriate tax planning and services.
|
Consolidated Financial Statements
|
Page
|
Report of Independent Registered Public Accounting Firm
|
F-2
|
Consolidated Balance Sheets
|
F-3 - F-4
|
Consolidated Statements of Operations
|
F-5
|
Consolidated Statements of Comprehensive Income
|
F-6
|
Statements of Changes in Shareholders’ Equity
|
F-7
|
Consolidated Statements of Cash Flows
|
F-8 - F-9
|
Notes to Consolidated Financial Statements
|
F-10 - F-44
|
Consolidated Financial Statements
|
Page
|
Consolidated Financial Statements of 300 RIVER HOLDINGS, LLC
|
F-44 –F-58
|
Page
|
|
F-2
|
|
F-3 - F-4
|
|
F-5
|
|
F-6
|
|
F-7
|
|
F-8 - F-9
|
|
F-10 - F-44
|
|
Kost Forer Gabbay & Kasierer
144 Menachem Begin Road, Building A,
Tel-Aviv 6492102, Israel
|
Tel: +972-3-6232525
Fax: +972-3-5622555
ey.com
|
December 31,
|
||||||||
2019
|
2018
|
|||||||
ASSETS
|
||||||||
CURRENT ASSETS:
|
||||||||
Cash and cash equivalents
|
$
|
12,564
|
$
|
13,836
|
||||
Restricted cash
|
32
|
31
|
||||||
Trade receivables (net of allowance for doubtful accounts of $ 285 and $ 207 at December 31, 2019 and 2018, respectively)
|
536
|
427
|
||||||
Other accounts receivable and prepaid expenses
|
628
|
320
|
||||||
Property held for sale
|
29,727
|
-
|
||||||
Total current assets
|
43,487
|
14,614
|
||||||
LONG-TERM INVESTMENTS:
|
||||||||
Long-term deposits
|
2,678
|
2,477
|
||||||
Right-of-use assets
|
376
|
-
|
||||||
Investments in companies and associates
|
11,657
|
14,377
|
||||||
Total long-term investments
|
14,711
|
16,854
|
||||||
PROPERTY AND OTHER ASSETS, NET
|
||||||||
Real estate property, net
|
181,109
|
212,349
|
||||||
Other assets, net
|
-
|
141
|
||||||
Total property, equipment and other assets
|
181,109
|
212,490
|
||||||
Total assets
|
$
|
239,307
|
$
|
243,958
|
April 1, 2020
|
||||
Date of approval of the
|
Amir Philips
|
Alex Hilman
|
||
financial statements
|
Chief Executive Officer
|
Executive Chairman
of the Board
|
Year ended
December 31,
|
||||||||||||
2019
|
2018
|
2017
|
||||||||||
Fixed income from real estate rent
|
$
|
16,144
|
$
|
16,608
|
$
|
16,587
|
||||||
Costs and expenses:
|
||||||||||||
Cost of real estate operations
|
2,948
|
2,991
|
3,057
|
|||||||||
Real estate depreciation and amortization
|
4,321
|
4,317
|
4,209
|
|||||||||
General and administrative
|
3,047
|
3,500
|
2,698
|
|||||||||
Total costs and expenses
|
10,316
|
10,808
|
9,964
|
|||||||||
Operating income
|
5,828
|
5,800
|
6,623
|
|||||||||
Other income
|
722
|
607
|
597
|
|||||||||
Financial expenses, net
|
(2,630
|
)
|
(2,882
|
)
|
(2,769
|
)
|
||||||
Income before taxes on income
|
3,920
|
3,525
|
4,451
|
|||||||||
Taxes on income
|
(1,472
|
)
|
(1,464
|
)
|
(1,602
|
)
|
||||||
Equity share in losses of associates, net
|
(2,321
|
)
|
(2,765
|
)
|
(1,677
|
)
|
||||||
Net income (loss)
|
127
|
(704
|
)
|
1,172
|
||||||||
Net income attributable to non-controlling interest
|
2,120
|
2,077
|
2,295
|
|||||||||
Net loss attributable to Optibase Ltd.
|
$
|
(1,993
|
)
|
$
|
(2,781
|
)
|
$
|
(1,123
|
)
|
|||
Net earnings per share:
|
||||||||||||
Basic and diluted net earnings (loss) per share
|
$
|
(0.38
|
)
|
$
|
(0.54
|
)
|
$
|
(0.22
|
)
|
|||
Weighted average number of shares used in computing basic net earnings per share:
|
5,186,273
|
5,185,352
|
5,180,163
|
|||||||||
Weighted average number of shares used in computing diluted net earnings per share:
|
5,186,273
|
5,185,352
|
5,180,163
|
Year ended
December 31,
|
||||||||||||
2019
|
2018
|
2017
|
||||||||||
Net income (loss)
|
$
|
127
|
$
|
(704
|
)
|
$
|
1,172
|
|||||
Foreign currency translation adjustments
|
393
|
(1,052
|
)
|
3,357
|
||||||||
Financial liability related to hedging
|
137
|
88
|
113
|
|||||||||
Total comprehensive income (loss)
|
657
|
(1,668
|
)
|
4,642
|
||||||||
Net earnings attributable to non-controlling interests
|
(2,120
|
)
|
(2,077
|
)
|
(2,295
|
)
|
||||||
Other comprehensive loss (income) attributable to non-controlling interests
|
(283
|
)
|
207
|
(831
|
)
|
|||||||
Comprehensive income (loss) attributable to Optibase Ltd.
|
$
|
(1,746
|
)
|
$
|
(3,538
|
)
|
$
|
1,516
|
Ordinary
shares
|
Additional
paid-in
capital
|
Treasury
shares
|
Other
reserves
|
Accumulated
deficit
|
Total
shareholders'
equity of Optibase Ltd.
|
Non-controlling interests
|
Total
shareholders'
equity
|
|||||||||||||||||||||||||
Balance as of January 1, 2017
|
993
|
$
|
138,155
|
$
|
(87
|
)
|
$
|
(3,002
|
)
|
$
|
(80,925
|
)
|
$
|
55,134
|
$
|
18,994
|
$
|
74,128
|
||||||||||||||
Stock-based compensation
|
-
|
15
|
-
|
-
|
-
|
15
|
-
|
15
|
||||||||||||||||||||||||
Dividend to non-controlling interests
|
-
|
-
|
-
|
-
|
-
|
-
|
(2,089
|
)
|
(2,089
|
)
|
||||||||||||||||||||||
Other comprehensive income
|
-
|
-
|
-
|
2,639
|
-
|
2,639
|
831
|
3,470
|
||||||||||||||||||||||||
Equity component of transaction with controlling shareholder
|
-
|
-
|
-
|
372
|
-
|
372
|
-
|
372
|
||||||||||||||||||||||||
Net income (loss)
|
-
|
-
|
-
|
-
|
(1,123
|
)
|
(1,123
|
)
|
2,295
|
1,172
|
||||||||||||||||||||||
Balance as of December 31, 2017
|
993
|
138,170
|
(87
|
)
|
9
|
(82,048
|
)
|
57,037
|
20,031
|
77,068
|
||||||||||||||||||||||
Stock-based compensation
|
-
|
17
|
-
|
-
|
-
|
17
|
-
|
17
|
||||||||||||||||||||||||
Issuance of shares upon exercise of stock options
|
1
|
-
|
-
|
-
|
-
|
1
|
-
|
1
|
||||||||||||||||||||||||
Dividend to non-controlling interests
|
-
|
-
|
-
|
-
|
-
|
-
|
(2,067
|
)
|
(2,067
|
)
|
||||||||||||||||||||||
Other comprehensive income (loss)
|
-
|
-
|
-
|
(757
|
)
|
-
|
(757
|
)
|
(207
|
)
|
(964
|
)
|
||||||||||||||||||||
Equity component of transaction with controlling shareholder
|
-
|
-
|
-
|
42
|
-
|
42
|
-
|
42
|
||||||||||||||||||||||||
Net income (loss)
|
-
|
-
|
-
|
-
|
(2,781
|
)
|
(2,781
|
)
|
2,077
|
(704
|
)
|
|||||||||||||||||||||
Balance as of December 31, 2018
|
994
|
138,187
|
(87
|
)
|
(706
|
)
|
(84,829
|
)
|
53,559
|
19,834
|
73,393
|
|||||||||||||||||||||
Stock-based compensation
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
||||||||||||||||||||||||
Issuance of shares upon exercise of stock options
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
||||||||||||||||||||||||
Dividend to non-controlling interests
|
-
|
-
|
-
|
-
|
-
|
-
|
(2,227
|
)
|
(2,227
|
)
|
||||||||||||||||||||||
Other comprehensive income (loss)
|
-
|
-
|
-
|
247
|
-
|
247
|
283
|
530
|
||||||||||||||||||||||||
Equity component of transaction with controlling shareholder
|
-
|
-
|
-
|
31
|
-
|
31
|
-
|
31
|
||||||||||||||||||||||||
Net income (loss)
|
-
|
-
|
-
|
-
|
(1,993
|
)
|
(1,993
|
)
|
2,120
|
127
|
||||||||||||||||||||||
Balance as of December 31, 2019
|
994
|
$
|
138,187
|
$
|
(87
|
)
|
$
|
(428
|
)
|
$
|
(86,822
|
)
|
$
|
51,844
|
$
|
20,010
|
$
|
71,854
|
Year ended
December 31,
|
||||||||||||
2019
|
2018
|
2017
|
||||||||||
Cash flows from operating activities:
|
||||||||||||
Net income (loss)
|
$
|
127
|
$
|
(704
|
)
|
$
|
1,172
|
|||||
Adjustments required to reconcile net income to net cash provided by operating activities:
|
||||||||||||
Depreciation and amortization
|
4,321
|
4,317
|
4,209
|
|||||||||
Stock-based compensation related to options and unvested shares
|
-
|
17
|
15
|
|||||||||
Increase in trade receivables
|
(105
|
)
|
(109
|
)
|
(112
|
)
|
||||||
Equity share in losses of associates, net
|
2,321
|
2,765
|
1,998
|
|||||||||
Decrease in deferred tax liabilities
|
(140
|
)
|
(173
|
)
|
(169
|
)
|
||||||
Decrease in land lease liabilities
|
(106
|
)
|
(108
|
)
|
(106
|
)
|
||||||
Increase in lease liabilities
|
257
|
-
|
-
|
|||||||||
increase in right-of-use assets
|
(376
|
)
|
-
|
-
|
||||||||
Decrease (increase) in other accounts receivable and prepaid expenses
|
(665
|
)
|
965
|
(791
|
)
|
|||||||
Increase (decrease) in accrued expenses, other accounts payable and other liabilities
|
1,763
|
(103
|
)
|
1,685
|
||||||||
Net cash provided by operating activities
|
$
|
7,397
|
$
|
6,867
|
$
|
7,901
|
||||||
Cash flows from investing activities:
|
||||||||||||
Investment in real estate property
|
(1,109
|
)
|
(2,764
|
)
|
(2,195
|
)
|
||||||
Proceeds from (investments in) associates, net
|
398
|
414
|
3,338
|
|||||||||
Decrease (increase) in other long-term deposits
|
116
|
105
|
265
|
|||||||||
Net cash provided by (used in) investing activities
|
$
|
(595
|
)
|
$
|
(2,245
|
)
|
$
|
1,408
|
Year ended
December 31,
|
||||||||||||
2019
|
2018
|
2017
|
||||||||||
Cash flows from financing activities:
|
||||||||||||
Repayment of long-term bank loans and bonds
|
$
|
(5,958
|
)
|
$
|
(6,558
|
)
|
$
|
(8,431
|
)
|
|||
Dividend paid to non-controlling interests
|
(2,227
|
)
|
(2,067
|
)
|
(2,089
|
)
|
||||||
Proceeds from (repayment of) controlling shareholders' loan
|
-
|
(2,500
|
)
|
5,118
|
||||||||
Net cash used in financing activities
|
(8,185
|
)
|
(11,125
|
)
|
(5,402
|
)
|
||||||
Exchange differences on balances of cash and cash equivalents
|
112
|
(190
|
)
|
629
|
||||||||
Increase (decrease) in cash and cash equivalents and restricted cash
|
(1,271
|
)
|
(6,693
|
)
|
4,536
|
|||||||
Cash and cash equivalents and restricted cash at the beginning of the year
|
13,867
|
20,560
|
16,024
|
|||||||||
Cash and cash equivalents and restricted cash at the end of the year
|
$
|
12,596
|
$
|
13,867
|
$
|
20,560
|
(a) Supplemental disclosures of cash flows information:
|
||||||||||||
Cash and cash equivalents
|
$
|
12,564
|
$
|
13,836
|
$
|
20,268
|
||||||
Restricted cash
|
32
|
31
|
292
|
|||||||||
Total cash and cash equivalents and restricted cash
|
$
|
12,596
|
$
|
13,867
|
$
|
20,560
|
||||||
Net lease liabilities arising from obtaining Right of use assets
|
$
|
22
|
$
|
-
|
$
|
-
|
||||||
(b) Supplemental cash flows activities:
|
||||||||||||
Cash paid during the year for:
|
||||||||||||
Taxes
|
$
|
1,433
|
$
|
2,521
|
$
|
2,744
|
||||||
Interest
|
$
|
2,320
|
$
|
2,484
|
$
|
2,554
|
NOTE 1:- |
GENERAL
|
|
a. |
Optibase Ltd. (the "Company") was incorporated and commenced operations in 1990.
|
|
b. |
Investments in associates:
|
|
1. |
Retail portfolio in Bavaria, Germany:
|
NOTE 1:- |
GENERAL (Cont.)
|
Real estate property
|
$
|
31,399
|
||
Other assets, net
|
74
|
|||
Total purchase price
|
$
|
31,473
|
|
c. |
The Company has two major tenants: 18% and 16% of the Company revenues in each of the years ended December 31, 2019, 2018 and 2017. No other tenants accounted for more than 10% of the Company revenues.
|
NOTE 1:- |
GENERAL (Cont.)
|
Year ended
December 31,
|
||||||||
2019
|
2018
|
|||||||
Liabilities:
|
||||||||
Total liabilities attributed to discontinued operations
|
$
|
2,061
|
$
|
2,061
|
|
a. |
Basis of presentation of the financial statements:
|
|
b. |
Functional currency, presentation currency and foreign currency:
|
|
c. |
Principles of consolidation:
|
|
d. |
Non-controlling interests:
|
|
e. |
Cash equivalents:
|
|
f. |
Property:
|
Years
|
|||
Building
|
25 - 63
|
||
Buildings' improvements
|
5 - 20
|
||
Condominium units
|
30
|
|
g. |
Impairment of long-lived assets, right-of-use assets and intangible assets:
|
|
i. |
Investments in associates:
|
|
j. |
Intangibles assets:
|
|
k. |
Derivative instruments:
|
|
l. |
Revenue recognition:
|
|
m. |
Contingencies:
|
|
n. |
Income taxes:
|
|
o. |
Concentrations of credit risk:
|
|
p. |
Earnings (loss) per share:
|
|
q. |
Accounting for stock-based compensation:
|
|
Level 1 - |
Observable inputs that reflect quoted prices (unadjusted) for identical assets or liabilities in active markets.
|
|
Level 2 - |
Include other inputs that are directly or indirectly observable in the marketplace.
|
|
Level 3 - |
Unobservable inputs which are supported by little or no market activity.
|
|
t. |
Comprehensive income:
|
|
u. |
Recently issued and adopted accounting pronouncements:
|
NOTE 3:- |
REAL ESTATE PROPERTY, NET
|
Land
|
Building
|
Condominium units
|
Currency translation adjustment
|
Total
|
||||||||||||||||
Cost:
|
||||||||||||||||||||
At January 1, 2018
|
$
|
33,874
|
$
|
188,774
|
$
|
20,705
|
$
|
(3,410
|
)
|
$
|
239,943
|
|||||||||
Additions
|
-
|
2,056
|
708
|
(3,208
|
)
|
(444
|
)
|
|||||||||||||
At December 31, 2018
|
33,874
|
190,830
|
21,413
|
(6,618
|
)
|
239,499
|
||||||||||||||
Additions
|
-
|
934
|
173
|
1,981
|
3,088
|
|||||||||||||||
Reclassification – Property held for sale
|
(7,559
|
)
|
(26,178
|
)
|
-
|
-
|
(33,737
|
)
|
||||||||||||
At December 31, 2019
|
26,315
|
165,586
|
21,586
|
(4,637
|
)
|
208,850
|
||||||||||||||
Accumulated depreciation:
|
||||||||||||||||||||
At January 1, 2018
|
-
|
21,205
|
2,114
|
(102
|
)
|
23,217
|
||||||||||||||
Depreciation charge for the year
|
-
|
3,931
|
392
|
(390
|
)
|
3,933
|
||||||||||||||
At December 31, 2018
|
-
|
25,136
|
2,506
|
(492
|
)
|
27,150
|
||||||||||||||
Depreciation charge for the year
|
-
|
3,948
|
392
|
417
|
4,757
|
|||||||||||||||
Reclassification - Property held for sale
|
-
|
(4,166
|
)
|
-
|
-
|
(4,166
|
)
|
|||||||||||||
At December 31, 2019
|
-
|
24,918
|
2,898
|
(75
|
)
|
27,741
|
||||||||||||||
Real estate property, net:
|
||||||||||||||||||||
At December 31, 2019
|
$
|
26,315
|
$
|
144,836
|
$
|
18,688
|
$
|
(4,564
|
)
|
$
|
181,109
|
|||||||||
At December 31, 2018
|
$
|
33,874
|
$
|
165,694
|
$
|
18,907
|
$
|
(6,126
|
)
|
$
|
212,349
|
Year
|
Estimated depreciation expenses
|
|||
2020
|
3,497
|
|||
2021
|
3,497
|
|||
2022
|
3,497
|
|||
2023 and thereafter
|
144,303
|
|||
154,794
|
NOTE 4:- |
OTHER ASSETS, NET
|
Above, below market value of in-place leases
|
Currency translation adjustment
|
Total
|
||||||||||
Cost:
|
||||||||||||
At January 1, 2018
|
$
|
1,209
|
$
|
(58
|
)
|
$
|
1,151
|
|||||
Additions
|
-
|
-
|
-
|
|||||||||
Disposals
|
(1,062
|
)
|
(12
|
)
|
(1,074
|
)
|
||||||
At December 31, 2018
|
147
|
(70
|
)
|
77
|
||||||||
Additions
|
-
|
(3
|
)
|
(3
|
)
|
|||||||
Reclassification – Property held for sale
|
(74
|
)
|
-
|
(74
|
)
|
|||||||
At December 31, 2019
|
73
|
(73
|
)
|
-
|
||||||||
Accumulated amortization:
|
||||||||||||
At January 1, 2018
|
1,081
|
(70
|
)
|
1,011
|
||||||||
Amortization charge for the year
|
(6
|
)
|
(7
|
)
|
(13
|
)
|
||||||
Disposals
|
(1,062
|
)
|
-
|
(1,062
|
)
|
|||||||
At December 31, 2018
|
13
|
(77
|
)
|
(64
|
)
|
|||||||
Amortization charge for the year
|
(19
|
)
|
4
|
(15
|
)
|
|||||||
Reclassification – Property held for sale
|
79
|
-
|
79
|
|||||||||
At December 31, 2019
|
73
|
(73
|
)
|
-
|
||||||||
Other assets, net:
|
||||||||||||
At December 31, 2019
|
$
|
-
|
$
|
-
|
$
|
-
|
||||||
At December 31, 2018
|
$
|
134
|
$
|
7
|
$
|
141
|
NOTE 5:- |
OTHER ACCOUNTS RECEIVABLE AND PREPAID EXPENSES
|
December 31,
|
||||||||
2019
|
2018
|
|||||||
Prepaid expenses
|
$
|
113
|
$
|
32
|
||||
Income receivable
|
257
|
143
|
||||||
Others
|
258
|
145
|
||||||
$
|
628
|
$
|
320
|
NOTE 6:- |
LONG-TERM DEPOSITS
|
December 31,
|
||||||||
2019
|
2018
|
|||||||
Bonds deposit (1)
|
$
|
1,903
|
$
|
1,755
|
||||
Restricted account (2)
|
232
|
320
|
||||||
SWAP (3)
|
458
|
313
|
||||||
Other
|
85
|
89
|
||||||
$
|
2,678
|
$
|
2,477
|
|
(1) |
Bonds deposit of one payment of principal and interest reserves. See Note 11.
|
|
(2) |
Restricted amount of $ 232 related to the hedging transaction, see details (3) below.
|
|
(3) |
Hedging of cross currency interest rate swap transaction for the total amount of approximately NIS 34,200,000 at fixed interest rate of 6.7% in exchange for approximately $ 8,700 at fixed interest rate of 7.95% with
semi-annually payments commencing on June 2016 through December 2021, the termination date. As of December 31, 2019 the hedging amount is $ 2,906.
|
NOTE 7:- |
LEASES
|
NOTE 7:- |
LEASES (Cont.)
|
December 31,
|
||||
2019
|
||||
Operating right-of-use assets
|
$
|
376
|
||
Operating lease liabilities, current
|
142
|
|||
Operating lease liabilities long-term
|
257
|
|||
Total operating lease liabilities
|
$
|
398
|
Year ended December 31,
|
||||
2020
|
$
|
145
|
||
2021
|
146
|
|||
2022
|
109
|
|||
2023
|
26
|
|||
Total undiscounted lease payments
|
$
|
426
|
||
Less: Interest
|
(28
|
)
|
||
Present value of lease liabilities
|
$
|
398
|
|
Weighted average remaining lease term (years) |
2.67
|
|
Weighted average discount rate |
3.39%
|
NOTE 7:- |
LEASES (Cont.)
|
Year ended December 31,
|
||||
Operating Leases
|
||||
2020
|
$
|
4,612
|
||
2021
|
1,413
|
|||
2022
|
2,539
|
|||
2023
|
3,391
|
|||
2024 and Thereafter
|
3,438
|
|||
Total future minimum rentals
|
$
|
15,393
|
NOTE 8:- |
INVESTMENTS IN COMPANIES AND ASSOCIATES
|
|
a. |
On October 12, 2012, the Company acquired through its subsidiary beneficial interests in Two Penn Center Plaza in Philadelphia, Pennsylvania. This investment is accounted for using the equity method of accounting as the
Company's indirect beneficial interest in Two Penn Center Plaza is 22.16% and therefore is considered to be more than minor.
|
December 31,
|
||||||||
2019
|
2018
|
|||||||
Invested in equity
|
$
|
4,025
|
$
|
4,025
|
||||
Distributions
|
(1,485
|
)
|
(1,087
|
)
|
||||
Accumulated net income (loss)
|
710
|
486
|
||||||
Total investment
|
$
|
3,250
|
$
|
3,424
|
|
b. |
On December 31, 2012 the Company acquired through its subsidiary Optibase Inc. approximately 4% indirect beneficial interest in a portfolio of shopping centers located in Texas, USA in consideration for $ 4,000 which accounted
for the cost method of accounting. The Company believes that its beneficial interests in Texas portfolio are considered to be so minor that they create virtually no influence over the operating and financial policies of the Real
Estate Asset and therefore this investment accounted for cost method of accounting.
|
NOTE 8:- |
INVESTMENTS IN COMPANIES AND ASSOCIATES (Cont.)
|
|
c. |
On December 29, 2015, the Company through its subsidiary, Optibase Inc., completed an investment in 300 River Holdings, LLC, (the "Joint Venture Company") which
beneficially owns the rights to a 23-story Class A office building located at 300 South Riverside Plaza in Chicago under a 99 year ground lease expiring in 2114. The Company invested $ 12,900 in exchange for a thirty percent (30%)
interest in the Joint Venture Company. In addition to the Purchase Price, the Company capitalized acquisition costs
of approximately $ 242. See Note 1b(2). On June 17, 2016, and in accordance with the Company's initial investment agreement, the Company had invested an additional amount of $ 3,000 which accrued interest of 12% per
annum, and was distributed back to the Company on November 21, 2017.
|
December 31,
|
||||||||
2019
|
2018
|
|||||||
Invested in equity
|
$
|
13,142
|
$
|
13,142
|
||||
Accumulated net loss
|
(8,735
|
)
|
(6,189
|
)
|
||||
Total investment
|
$
|
4,407
|
$
|
6,953
|
|
d. |
Investments in associates accounted for using the equity method of accounting:
|
December 31,
|
||||||||
2019
|
2018
|
|||||||
Assets
|
$
|
336,310
|
$
|
346,267
|
||||
Liabilities
|
$
|
461,448
|
$
|
451,914
|
||||
Income
|
$
|
56,941
|
$
|
44,876
|
||||
Net loss
|
$
|
(11,106
|
)
|
$
|
(14,669
|
)
|
|
*) |
The information presented does not include excess cost and goodwill.
|
NOTE 9:- |
OTHER ACCOUNTS PAYABLE AND ACCRUED EXPENSES
|
December 31,
|
||||||||
2019
|
2018
|
|||||||
Employees and payroll accruals
|
$
|
245
|
$
|
193
|
||||
Accrued expenses
|
2,597
|
2,165
|
||||||
Government (mainly tax provision)
|
878
|
460
|
||||||
Advance tenants payments
|
504
|
649
|
||||||
Tenant security deposits
|
124
|
125
|
||||||
Trade payables
|
591
|
511
|
||||||
Lease liabilities
|
231
|
-
|
||||||
Total
|
$
|
5,170
|
$
|
4,103
|
|
a. |
On October 29, 2009, Optibase SARL received a mortgage loan (the "Loan") from a financial institution in Switzerland, in the amount of CHF 18,800,000
for the purpose of purchasing the real estate property located in Rümlang, Switzerland (the "Property"). The loan bears a variable interest rate based on current money and capital markets in Switzerland plus the bank's
customary margins 0.8%. The financial institution may increase the margin at any time if creditworthiness of the borrower or quality of the property is impaired. Principal and interest of the loan are payable quarterly. The
loans are repaid at a rate of CHF 376,000 per year. The mortgage loan may be repaid at any time with a three months prior written notice by the Company. The mortgage loan is governed by the laws of Switzerland and bears other
terms and conditions customary for that type of mortgage loans. The Company pledged to the bank the property and all accounts and assets of the Company's subsidiary which are deposited
with the bank against the loan received. The Company is required to meet certain covenants under this mortgage loan. As of December 31, 2019, the Company met the required covenants.
|
Year ended December 31,
|
||||
2020 (current maturity)
|
$
|
388
|
||
Long-term portion:
|
||||
2021
|
388
|
|||
2022
|
388
|
|||
2023
|
388
|
|||
2024
|
388
|
|||
Thereafter
|
13,548
|
|||
Total
|
$
|
15,100
|
|
b. |
On October 2011, OPCTN and Eldista entered into a CHF 100,000,000 bank loan refinancing with Credit Suisse for the above mentioned loan. Under the new
financing agreement, Credit Suisse provided a new loan to OPCTN and Eldista which replaced the mortgage loan that Credit Suisse provided to Eldista. The loan bears a variable interest rate based on current money and capital
markets in Switzerland plus the bank's customary margins, the combined interest margins rate is 0.83%. The loans are repaid at a rate of CHF 2,000,000 per year and are secured by a first mortgage over the property and by a
pledge of Eldista's shares. The Company is required to meet certain covenants under this mortgage loan. As of December 31, 2019, the Company met these covenants.
Maturities of the loan by years are as follows:
|
Year ended December 31,
|
||||
2020 (current maturity)
|
$
|
2,060
|
||
Long-term portion:
|
||||
2021
|
2,060
|
|||
2022
|
2,060
|
|||
2023
|
2,060
|
|||
2024
|
2,060
|
|||
Thereafter
|
76,492
|
|||
Total
|
$
|
84,732
|
|
c. |
Optibase Bavaria negotiated a loan agreement with a Deutsche Genossenschafts-Hypothekenbank Aktiengesellschaft ("DG HYP"), for the provision of a senior
mortgage loan in the amount of up to Euro 21,000,000 of which the Company utilized Euro 20,474,000. The effective interest rate was closed at 2.15%. The loan is repaid in quarterly installments of EUR 105,000 each, up until
April 30, 2020. The terms of the loan includes certain covenants, a debt service cover ratio requirement of between 130% and 110%, and a loan to value requirement of 70% in the first three years and 65% in the fourth and fifth
years. As of December 31, 2019, the Company met these covenants.
|
Year ended December 31,
|
||||
2020 (current maturity)
|
$
|
20,694
|
|
d. |
On July 8, 2015, the Company subsidiary, Optibase Inc., entered into a loan agreement with City National Bank of Florida (“CNB”) for a gross amount of $ 15,000 for the financing of 25 condominium
units the Company owns in Miami and Miami Beach, Florida. The loan is secured by a senior mortgage over the condominium units. The loan was taken for a term of three (3) years, with an interest rate of Libor 30-day-rate plus
2.65%. Interest is paid monthly commencing August 1, 2015, and the principal is reduced in six-month intervals beginning July 2016. On November 24, 2017 Optibase Inc., refinanced the loan. Under the refinancing, the existing
principle loan balance of $ 9,390 bears an interest rate of Libor 30- day rate plus 2.65% which may be increased to 30-day Libor plus 3.25% if Optibase Inc. or its subsidiary, fail to maintain depository accounts with totaling $
1,500.
|
Year ended December 31,
|
||||
2020 (current maturity)
|
$
|
228
|
||
Long-term portion:
|
||||
2021
|
$
|
8,574
|
|
e. |
For information regarding a loan received from the controlling shareholder, see note 18b(5).
|
NOTE 11:- |
LONG-TERM BONDS
|
Year ended December 31,
|
||||
2020 (current maturity)
|
$
|
2,892
|
||
Long-term portion:
|
||||
2021
|
2,845
|
|||
Total
|
$
|
2,845
|
NOTE 12:- |
COMMITMENTS AND CONTINGENT LIABILITIES
|
|
a. |
Assets pledged as collateral:
|
|
b. |
Israel Innovation Authority commitments:
|
NOTE 12:- |
COMMITMENTS AND CONTINGENT LIABILITIES (Cont.)
|
|
c. |
In June 2017, Aberdeen Associates LLC, a Delaware limited liability company, extended a $ 7,000, 5-year fixed-rate loan facility (the “Loan Facility”)
to the Company’s subsidiary, Optibase Inc. secured by a pledge of 100% of its membership interest in Optibase Chicago 300, LLC. The Loan Facility will bear interest at an annual rate of 5% of the amount drawn, and is compounded
and paid quarterly until the maturity on June 1, 2022. As of December 31, 2019, the Company has not drawn down any funds under the Loan Facility.
|
|
d. |
Legal claims and contingent liabilities:
|
|
1. |
On October 26, 2014, the Company received a letter on behalf of two purported shareholders (the "Shareholders") demanding the Company to file a derivative claim against its controlling shareholder and directors and
officers, according to procedures of the Companies Law and requesting discovery of internal documents. The demand alleges, among other things, breach of fiduciary duties by directors and officers with respect to the approval
of the transaction to acquire condominium units in Miami Beach, Florida, (the "Transaction"), in accordance with the Companies Law. The Company presented the Shareholders, at their request, with certain materials in connection
with the Transaction for their review.
On May 12, 2015 the Company has been served with a motion to approve the filing of a derivative claim against its controlling shareholder, directors and CEO and against certain former
controlling shareholder and directors, (the "Motion").
The Claim alleges, among other things, a breach of fiduciary duties by the Company directors, officers and controlling shareholder, and an exploitation of a business opportunity by the Company
current and former controlling shareholder with respect to certain private placements of the Company's shares to its controlling shareholder.
The Claim further alleges, that such private placements constitute a prohibited distribution as the shares were issued for an unfair consideration. As a result of the above, the Applicants
request the Court to allow them to continue with this derivative claim and ultimately to require all the defendants to pay the Company an aggregate amount of approximately $ 41,900, as well as required the Companies
shareholder (current and former) to pay to the Company approximately $ 2,800 plus interest (for the exploitation of a business opportunity). The Applicants further require reimbursement of expenses, legal fees and award to
the Applicants.
On November 8, 2015, The Company has submitted its response to the Motion and Claim together with an expert opinion. The Company has raised several arguments against the Motion including, inter
alia, preliminary claims to dismiss the Motion in-limine. On November 13, 2015, the directors, CEO and former directors submitted their response to the Motion.
|
NOTE 12:- |
COMMITMENTS AND CONTINGENT LIABILITIES (Cont.)
|
|
|
On September 6, 2016, the Applicants submitted to the District Court their answer to the Company's response to the motion to approve the filing of a derivative claim, together with an expert
opinion.
On October 30, 2016, a pre-trial hearing was held during which the Court gave instruction regarding the scope of disclosure that the Company needs to discover.
On March 14, 2017 the Company, the Company's directors, CEO and former directors' submitted an expert opinion as a response to the expert opinion submitted by the Applicants.
On May 29, 2017 the Company's controlling shareholder submitted an expert opinion as a response to the expert opinion submitted by the Applicants.
The first cross-examination hearing was held on October 31, 2017, and additional hearings were held on November 19, 2017, December 5, 2017, February 25, 2018, October 7, 2018, December 2, 2018 and
December 18, 2018.
On June 16, 2019, the District Court denied the motion to approve the filing of the derivative claim.
On September 22, 2019, the Applicants filled an appeal to the District Court's decision to the Supreme Court. On February 20, 2020, the applicants submitted their written summations and the
Company should file its summations by May 30, 2020. The hearing of the Appeal is scheduled to September 23, 2020.
At this stage the Company cannot provide an assessment as to the chances of the claim and the exposure to the Company.
|
|
2.
|
On March 6, 2019, the Company has notified that Swiss Pro Capital Limited, a company organized under the laws of Switzerland, has filed a legal claim against the Company's subsidiaries, Optibase RE 1 s.a.r.l and Optibase
Real Estate Europe SARL. The matter of the claim is an option agreement signed between the parties on March 1, 2010, whereby the plaintiff was given the option for 8 years to purchase 20% of the shares of Optibase RE1, which
holds a building in Switzerland, at a price to be calculated on the option exercise date according to a formula set forth in the agreement. In the statement of claim, it is claimed that starting at the end of 2014, the
plaintiff approached the Company to check the possibility of exercising the option. Accordingly, the plaintiff requested to get data about the property in order for it to be able to check the updated option price. According
to the plaintiff, after it was ignored by the Company, the option price as finally presented by the Company does not reflect the correct option price in accordance with the intent of the parties to the agreement and in
accordance with the formula specified therein, and the Company artificially raised the option price.
Thus, according to the plaintiff, for the price of the options to be without financial merit, Optibase REE did not draw dividends available for distribution from Optibase RE1. In addition,
the Company did not refinance the property, and even imposed excess management expenses and other unnecessary expenses on Optibase RE1.
|
NOTE 12:- |
COMMITMENTS AND CONTINGENT LIABILITIES (Cont.)
|
|
|
The plaintiff claims that the correct option exercise price, and as it was actually exercised on May 25, 2016, is zero Swiss Francs, and it seeks for the court to issue a declaratory order under
which it is entitled to receive 20% of the shares of Optibase RE1 at a price of zero Swiss Francs, and to issue orders to remove the discrimination, including that the Company must pay the plaintiff a sum of 400,000 Swiss
Francs. On July 29, 2019 the Companies filed a statement of defence.
The Company categorically deny the allegations raised in the statement of claim, and claim that the option price as given over by them reflects what is stated in the option agreement and that,
in complete contradiction to the plaintiff's claims, they did not artificially raise the price of the option as alleged.
The parties were referred to mediation that ended without reaching a settlement. The court is expected to set a preliminary hearing on the claim.
At this stage the Company cannot provide an assessment as to the chances of the claim.
|
|
3. |
On April 16, 2015, the Company's subsidiary Eldista GmbH, filed a claim to the court in Switzerland in an amount of CHF 961,000 due to damages and unpaid amounts from a specific tenant. Shortly thereafter, the tenant
filed a counterclaim against Eldista GmbH in an amount of CHF 157,000 for damages allegedly caused to it. The court suggested the parties to transfer to mediation proceedings which failed. The court handed down a partial
judgment on 31, October 2016, dismissing Eldista GmbH's claim (though it had not yet examined the issue of the damages). Eldista GmbH filed an appeal against the judgment, but it was dismissed on June 12, 2017. On May 2,
2018, the court ruled that the damages owned to the tenant shall amount to approximately CHF 53,000 plus interest 5% as of June 4, 2014. An appeal has been filed and is currently pending before the supreme court. Should the
supreme court confirm the first judgment, Eldista GmbH will most likely have a counterclaim against the former real estate agency that was managing the CTN Complex, although there is also a possibility that a judge would
consider that the latter committed no breach or that only a portion of the damage can be recovered by the agency.
|
|
|
On October 27, 2019 the judgment which dismissed the apal filed by Eldista. Eldista was therefore ordered to pay the tenant CHF 53,000 plus interest 5% as of June 4, 2014, as well as an amout
of CHF 17,000 as a participation for the tenant legal fees. These amounts were paid in Junuary and February 2020.
|
|
4. |
On March 1 2017, the Company's subsidiary Eldista Gmbh, received a notice from its largest tenant in Switzerland, LEM Switzerland SA, or LEM, regarding the deposit of the monthly rent for March 2017 amounting to
approximately CHF 279,000 vat inclusive with Banque cantonale de Genève under the control of the Pouvoir judiciaire of the Canton of Geneva, as a preliminary process for filing a claim with the Commission de Conciliation en
Matière de Baux et Loyers of the Canton of Geneva, or the Commission. LEM claims that there are serious defects affecting the rented premises, which merit LEM with a reimbursement of approximately CHF 2,400,000 ((excluding
VAT) as well as approximately CHF 69,000 as indemnification for consequential damages for the years 2014 and 2015. LEM also reserves its claims regarding damages suffered before year 2014.
|
NOTE 12:- |
COMMITMENTS AND CONTINGENT LIABILITIES (Cont.)
|
|
a. |
Recurring fair value measurements:
|
|
b. |
Valuation methods:
|
|
a. |
On December 22, 2017, the U.S. government enacted comprehensive tax legislation commonly referred to as the Tax Cuts and Jobs Act (the "TCJA"). The TCJA makes broad and complex changes to the Code. The changes include, but are
not limited to:
|
|
1. |
A corporate income federal tax rate decrease from 35% to 21% effective for tax years beginning after December 31, 2017 ("Rate Reduction");
|
|
2. |
The transition of U.S international taxation from a worldwide tax system to a territorial system by providing a 100 percent deduction to an eligible U.S. shareholder on foreign sourced dividends received from a foreign
subsidiary;
|
|
3. |
A one-time transition tax on the mandatory deemed repatriation of cumulative foreign earnings as of December 31, 2017; and
|
|
4. |
Taxation of GILTI earned by foreign subsidiaries beginning after December 31, 2017. The Global Intangible Low-Taxed Icome GILTI tax imposes a tax on foreign income in excess of a deemed return on tangible assets of foreign
corporations.
|
|
b. |
Corporate tax rates:
|
Year ended
December 31,
|
||||||||||||
2019
|
2018
|
2017
|
||||||||||
Luxemburg
|
29
|
%
|
29
|
%
|
29
|
%
|
||||||
Switzerland
|
24
|
%
|
24
|
%
|
24
|
%
|
||||||
United States
|
21
|
%
|
21
|
%
|
34
|
%
|
||||||
Germany
|
16
|
%
|
16
|
%
|
16
|
%
|
|
c. |
Tax assessments:
|
|
d. |
Deferred tax assets and liabilities:
|
December 31,
|
||||||||
2019
|
2018
|
|||||||
Deferred tax assets:
|
||||||||
Net Operating losses and other temporary diffs.
|
$
|
28,941
|
$
|
25,892
|
||||
Lease provision
|
1,466
|
1,472
|
||||||
Other
|
193
|
196
|
||||||
Deferred tax assets
|
30,600
|
27,560
|
||||||
Deferred tax liabilities:
|
||||||||
Land
|
(5,437
|
)
|
(5,362
|
)
|
||||
Building
|
(10,020
|
)
|
(10,058
|
)
|
||||
Other
|
(3,331
|
)
|
(2,571
|
)
|
||||
Deferred tax liabilities
|
(18,788
|
)
|
(17,991
|
)
|
||||
Valuation allowance
|
(25,613
|
)
|
(23,321
|
)
|
||||
Deferred tax liabilities, net
|
$
|
(13,801
|
)
|
$
|
(13,752
|
)
|
|
e. |
Net operating losses carry-forward:
|
NOTE 14:- |
TAXES ON INCOME (Cont.)
|
|
f. |
Reconciliation of the theoretical tax expenses to the actual tax expenses:
|
Year ended
December 31,
|
||||||||||||
2019
|
2018
|
2017
|
||||||||||
Income before taxes as reported
|
$
|
3,920
|
$
|
3,525
|
$
|
4,451
|
||||||
Theoretical tax benefit computed at the statutory rate 23% for the years 2019 and 2018 and 24% for 2017
|
902
|
811
|
1,068
|
|||||||||
Income tax at rate other than the Ltd. statutory tax rate
|
101
|
52
|
(226
|
)
|
||||||||
Tax adjustments in respect of currency translation
|
7
|
2
|
33
|
|||||||||
Adjustment of deferred tax balances following a decrease in statuary tax rates
|
-
|
-
|
4,225
|
|||||||||
Deferred taxes on losses and other temporary differences for which valuation allowance was provided
|
465
|
446
|
(3,600
|
)
|
||||||||
Taxes for previous years
|
(40
|
)
|
47
|
(80
|
)
|
|||||||
Other non-deductible expenses
|
37
|
106
|
182
|
|||||||||
Income tax expense
|
$
|
1,472
|
$
|
1,464
|
$
|
1,602
|
|
g. |
Income before taxes on income consists of the following:
|
Year ended
December 31,
|
||||||||||||
2019
|
2018
|
2017
|
||||||||||
Domestic
|
$
|
(179
|
)
|
$
|
(2,515
|
)
|
$
|
(84
|
)
|
|||
Foreign
|
4,099
|
6,040
|
4,535
|
|||||||||
$
|
3,920
|
$
|
3,525
|
$
|
4,451
|
NOTE 14:- |
TAXES ON INCOME (Cont.)
|
|
h. |
Income tax expenses are comprised as follows:
|
Year ended
December 31,
|
||||||||||||
2019
|
2018
|
2017
|
||||||||||
Current
|
$
|
1,612
|
$
|
1,637
|
$
|
1,771
|
||||||
Deferred
|
(140
|
)
|
(173
|
)
|
(169
|
)
|
||||||
$
|
1,472
|
$
|
1,464
|
$
|
1,602
|
|||||||
Domestic
|
$
|
-
|
$
|
-
|
$
|
-
|
||||||
Foreign
|
1,472
|
1,464
|
1,602
|
|||||||||
$
|
1,472
|
$
|
1,464
|
$
|
1,602
|
NOTE 15:- |
SHAREHOLDERS' EQUITY
|
|
a. |
General:
|
|
1. |
The Ordinary shares of the Company are traded on the NASDAQ Global Market since April 1999 and on the Tel Aviv Stock Exchange Ltd. Since April 2015.
|
|
2. |
On December 31, 2013 following the approval of the Company board of directors and the approval of the Company shareholders, the Company issued a net sum of 1,300,580 ordinary shares in consideration for the purchase of twelve
luxury condominium units in Miami Beach, Florida from a private companies indirectly controlled by Capri, The Company's controlling shareholder.
|
NOTE 15:- |
SHAREHOLDERS' EQUITY (Cont.)
|
|
b. |
Stock options:
|
|
c. |
Non-vested shares:
|
|
d. |
The total equity-based compensation expense related to all of the Company's equity-based awards, recognized for the years ended December 31, 2019, 2018 and 2017. During 2019 and there were no new grants.
|
NOTE 16:- |
FINANCIAL EXPENSES, NET
|
Year ended
December 31,
|
||||||||||||
2019
|
2018
|
2017
|
||||||||||
Interest
|
$
|
(2,546
|
)
|
$
|
(2,827
|
)
|
$
|
(3,143
|
)
|
|||
Re-measurement of derivatives
|
188
|
(562
|
)
|
616
|
||||||||
Foreign currency translation adjustments
|
(272
|
)
|
507
|
(565
|
)
|
|||||||
Other
|
-
|
-
|
323
|
|||||||||
$
|
(2,630
|
)
|
$
|
(2,882
|
)
|
$
|
(2,769
|
)
|
NOTE 17:- |
GEOGRAPHIC INFORMATION
|
2019
|
2018
|
2017
|
||||||||||||||||||||||
Real estate
|
Real estate
|
Real estate
|
||||||||||||||||||||||
Total revenues
|
property, net
|
Total revenues
|
property, net
|
Total revenues
|
property, net
|
|||||||||||||||||||
Switzerland
|
$
|
11,975
|
$
|
162,422
|
$
|
12,322
|
$
|
162,706
|
$
|
12,288
|
$
|
165,981
|
||||||||||||
Germany(*)
|
3,180
|
-
|
3,261
|
30,736
|
3,268
|
32,152
|
||||||||||||||||||
United States
|
989
|
18,687
|
1,025
|
18,907
|
1,031
|
18,593
|
||||||||||||||||||
$
|
16,144
|
$
|
181,109
|
$
|
16,608
|
$
|
212,349
|
$
|
16,587
|
$
|
216,726
|
NOTE 18:- |
MAJOR SHAREHOLDERS AND RELATED PARTY TRANSACTIONS
|
|
a. |
Controlling shareholders:
|
|
b. |
Related party transactions:
|
|
1. |
On December 19, 2013, and following the approval of the Company's audit committee, compensation committee, board of directors, and the Company's
shareholders the Company approved the compensation terms of Mr. Shlomo (Tom) Wyler, for his service as Chief Executive Officer of the Company's subsidiary Optibase Inc. The yearly gross base salary will be $ 170 as well as
reimbursement of health insurance expenses of up to $ 24 per year, and including reimbursement of reasonable work-related expenses incurred up to $ 50 per year. On May 16, 2016, following the approval by the Company's
compensation committee, audit committee and board of directors, the Company's shareholders approved an amendment to Mr. Wyler's compensation terms in a manner that Mr. Wyler's annual gross base salary shall be $ 200 for a full
time position, as of January 1, 2016, as well as reimbursement of health insurance expenses of up to $ 24 per year, and including reimbursement of reasonable work-related expenses incurred as part of his activities as Chief
Executive Officer of Optibase Inc., of up to $ 50 per year. On February 14, 2019, following the approval by the Company's compensation committee, audit committee and board of directors, the Company's shareholders approved an
extension for a 3 year term, of the engagement with Mr. Wyler's, including an adjustment to his compensation terms, in a manner that Mr. Wyler's annual gross base salary was set at $ 220 for a full time position, as of January
1, 2019.
|
|
2. |
On December 19, 2013, and following the approval Of the Company's audit committee, board of directors, and the Company's shareholders approved the a service agreement between the Company and Mr. Reuwen Schwarz, currently serves
also as a member of the Company's board of directors, who is a relative of the beneficiaries of Capri, the Company's controlling shareholder, for the provision of real estate related consulting services in consideration for a
monthly fee of € 4,000 plus applicable value added tax (if applicable) and reimbursement for expenses incurred up to € 12,000 per year. On December 29, 2016, and following the approval by the Company's audit committee and board of
directors, the Company's shareholders approved the extension of Mr. Schwarz' service agreement, which will be in effect retroactively from November 1, 2016 for a period of three years. On December 31, 2019, and following the
approval by the Company's audit committee and board of directors, the Company's shareholders approved the extension of Mr. Schwarz' service agreement, which will be in effect retroactively from November 1, 2019 for a period of
three years. Each of Mr. Schwarz and the Company may terminate the service agreement by giving a prior written notice of 30 days. During such advance notice period, Mr. Schwarz will be required to continue the provision of the
services provided by him under the agreement (unless the Company have instructed him otherwise) and in any event Mr. Schwarz will be entitled to receive the consideration for such period, except for cause.
|
NOTE 18:- |
MAJOR SHAREHOLDERS AND RELATED PARTY TRANSACTIONS (Cont.)
|
|
3. |
On October 22, 2014, following the approval by the Company's audit committee and board of directors the Company's shareholders approved the entrance into a registration rights agreement with Mr. Shlomo (Tom) Wyler and Capri,
for the filing of a registration statement in order to register for resale all of the Company's Ordinary shares held by them. As of December 31, 2019 registration has not been implemented yet.
|
|
4. |
On December 29, 2016, the Company's shareholders approved, following the approval by the Company's audit committee and board of directors, a new lease agreement to be entered into with an affiliate of Capri, or the Tenant. The
new lease will be in effect for a one-year term commencing on January 2, 2017, which will be automatically extended by a one-year term and up to a total of three years. On December 31, 2019, the Company's shareholders approved,
following the approval by the Company's audit committee and board of directors, the extantion of the lease agreement. The new lease will be in effect for a one-year term commencing on January 2, 2020, which will be automatically
extended by a one-year term and up to a total of three years. The Tenant may decide not to extend the New Lease provided that it has given notice to that effect to the Company at least 45 days before the end of each year. The
monthly rent to be paid by the Tenant to the Company is $ 27.3, including sales tax. The Rent will be increased by 3% every year.
|
|
5. |
In March 2017, the Company's audit committee and board of directors approved, in accordance with the Israeli Companies Regulations (Relieves for
Transactions with Interested Parties) of 2000, the receipt of a $ 5,118 loan, (the "Loan"), from the Company's controlling shareholder. The Loan was granted to the Company on March 28, 2017 for the purpose of strengthening the
Company's liquidity. The Loan does not bear any interest or linkage differentials and is unsecured. In May 2018, the parties entered into an amendment to the Loan's agreement, under which the Company reapid the Company's
controlling shareholder $ 2,500 on account of the Loan's account. The repayment by the Company of the remaining Loan's amount of approximately $ 2,618 has been postponed from April 1, 2019 to April 1, 2020, however, the Company
may prepay the Loan prior to such date at its sole discretion without any penalty. On September 30, 2019 the parties entered into an amendment no.2 to the Loan's agreement, under which the remaining loan amount of approximately
$ 2,618 shall be postponed to October 1, 2020. The remaining terms of the original agreement shall remain unchanged. The loan was recognized at fair value to reflect its interest beneficiary terms at the date of the transaction.
The difference between the fair value and the loan principal, in the amount of $ 372 is reported as a reserve from transaction with controlling shareholder in the balance sheet. As of December 31, 2019 an amount of $ 205 was
recorded as a finance expense and an amount of $ 76 is reported in the balance sheet as a direct deduction from the gross amount of the loan and will be amortized throughout the duration of the loan.
|
NOTE 18:- |
MAJOR SHAREHOLDERS AND RELATED PARTY TRANSACTIONS (Cont.)
|
|
6. |
In December 2017, following the approval of the Company’s board of directors and compensation committee, the Company's shareholders approved an
amendment to the Company’s undertaking to indemnify Mr. Shlomo (Tom) Wyler, the Chief Executive Officer of the Company’s subsidiary Optibase Inc. who is affiliated with the controlling shareholder of the Company; and Mr. Reuwen
Schwarz, a member of the Company’s Board of Directors, who is affiliated with the controlling shareholder of the Company, to the fullest extent permitted by the Companies Law and our articles of association. The aggregate
indemnification amount shall not exceed the higher of: (i) 25% of the Company shareholders’ equity, as set forth in the Company’s financial statements prior to such payment; or (ii) $ 20,000.
|
NOTE 19:- |
SUBSEQUENT EVENTS
|
|
a. |
On Junuary 27, 2020, a formal filing of a claim was submitted by LEM against Eldista.
LEM is claiming a first extension of its current lease until December 31, 2021, or until September 30, 2022 at the latest. LEM is also claiming a rent reduction of 16.94% (that is a reduction of
approximately CHF 40,000 per month) from April 2020 until the end of the extension (the latest term being 30 September 2022) which corresponds to a total amount of CHF 1,189,000. A first conciliation hearing is appointed on
April 29, 2020.
|
|
b. |
On February 11, 2020 the Company by its wholly owned European subsidiary, Optibase Bavaria GmbH & Co. KG, had entered into a definitive agreement
with an unrelated third party buyer, to sell its retail portfolio in Germany comprised of twentyseven (27) separate commercial properties, located in Bavaria, Germany, for an aggregate cash consideration of EUR 35,000,000
(approximately $ 38,900). The closing of the transaction is subject, among other things, to customary conditions, including (i) the waiver of a right of first refusal by the main tenant; and (ii) the waiver by the local
municipalities of their right of first refusal on each of the properties. The exercise of the right of first refusal in regard to certain properties, will not affect the closing of the transaction with respect to the other
properties.
|
|
c. |
In December 2019, a novel strain of coronavirus (COVID-19) was reported in China and has since been reported in other countries. On March 11, 2020 the World Health Organization declared COVID-19 as a global pandemic and
recommended containment and mitigation measures worldwide. The current outbreak, including the resulting travel restrictions and quarantines already imposed by several countries, present concerns that may dramatically affect the
Company's ability to conduct the Company's business effectively and may affect the Company’s ability to dispose of or liquidate part of its real estate. The Company may suffer decline in rents or an increased incidence of defaults
under existing leases and in general declining demand for real estate. If the Company cannot operate the Company's properties so as to meet the Company's financial expectations, the Company's business, financial condition, results
of operations, cash flow or the Company's ability to satisfy the Company's debt service obligations may be negatively impacted. At this stage, the Company is unable to assess the scope of the impact on the business and operations
and in the event that the economic effect of the outbreak deepens and has a long term effect on the global economy, the Company's business and operations may be adversely effected.
|
300 RIVER HOLDINGS, LLC
|
|
(a Delaware limited liability company)
|
|
Contents
|
|
Page
|
|
Consolidated Financial Statements
|
|
F - 47 | |
F - 48 | |
F - 49
|
|
F - 50 | |
F - 51 | |
F - 52 |
300 River Holdings, LLC
|
||||||||
(a Delaware limited liability company)
|
||||||||
December 31, 2019
|
December 31, 2018
|
|||||||
ASSETS
|
||||||||
Real estate, net of accumulated depreciation
|
$
|
224,159,928
|
$
|
215,113,786
|
||||
Cash
|
3,006,645
|
6,078,386
|
||||||
Segregated cash and other escrows
|
13,036,134
|
29,707,831
|
||||||
In-place and other lease values, net of accumulated amortization of
|
223,511
|
710,354
|
||||||
$39,238,904 and $38,752,061, respectively.
|
||||||||
Tenant accounts receivable
|
||||||||
Current
|
507,467
|
309,695
|
||||||
Unbilled straight-line rent
|
16,625,604
|
10,657,818
|
||||||
Prepaid expenses and other assets
|
456,149
|
116,622
|
||||||
Deferred leasing costs, net of accumulated amortization of $8,747,598
|
||||||||
and $6,496,670, respectively.
|
19,566,806
|
20,375,889
|
||||||
$
|
277,582,244
|
$
|
283,070,381
|
|||||
LIABILITIES AND MEMBERS' DEFICIT
|
||||||||
Lease financing obligation, less unamortized value of deferred lease
|
|
|
|
|
||||
financing costs of $8,781,489 and $8,874,841, including accrued
|
||||||||
interest of $3,676,289 and $2,866,379, respectively.
|
$ |
214,894,800
|
$ |
213,991,538
|
||||
Notes payable
|
10,698,891
|
3,200,000
|
||||||
Mortgage payable, net of unamortized deferred financing costs of
|
|
|
||||||
$1,782,839 and $2,394,103, respectively
|
173,217,161
|
172,605,897
|
||||||
Accounts payable, accrued expenses and other liabilities
|
10,204,136
|
8,014,555
|
||||||
Below market lease values, net of accumulated amortization of
|
||||||||
$47,539,090 and $47,043,159, respectively
|
838,107
|
1,334,038
|
||||||
409,853,095
|
399,146,028
|
|||||||
Members' deficit
|
(132,270,851
|
)
|
(116,075,647
|
)
|
||||
$
|
277,582,244
|
$
|
283,070,381
|
300 River Holdings, LLC
|
||||||||||||
(a Delaware limited liability company)
|
||||||||||||
For The Years Ended December 31,
|
||||||||||||
2019
|
2018
|
2017
|
||||||||||
Revenue:
|
||||||||||||
Base rent
|
$
|
25,091,596
|
$
|
19,912,661
|
$
|
16,356,447
|
||||||
Escalation and other income
|
17,333,020
|
12,429,451
|
12,268,628
|
|||||||||
Amortization of acquired below market leases
|
495,931
|
516,929
|
520,668
|
|||||||||
42,920,547
|
32,859,041
|
29,145,743
|
||||||||||
Expenses:
|
||||||||||||
Depreciation and amortization
|
14,174,470
|
12,375,251
|
9,974,917
|
|||||||||
Operating expenses
|
13,158,869
|
12,844,531
|
11,923,628
|
|||||||||
Real estate taxes
|
7,901,058
|
4,188,424
|
6,275,477
|
|||||||||
Management fees
|
1,221,311
|
1,068,504
|
796,197
|
|||||||||
36,455,708
|
30,476,710
|
28,970,219
|
||||||||||
Operating income
|
6,464,839
|
2,382,331
|
175,524
|
|||||||||
Interest including amortization of deferred financing costs of $704,616, $755,554, and $93,350, respectively and
related party interest of $811,050, $14,729, and $3,693,394 respectively. |
(22,660,043
|
)
|
(21,682,362
|
)
|
(17,688,251
|
)
|
||||||
Net loss
|
$
|
(16,195,204
|
)
|
$
|
(19,300,031
|
)
|
$
|
(17,512,727
|
)
|
300 River Holdings, LLC
|
||||
(a Delaware limited liability company)
|
||||
Balance - December 31, 2016
|
$
|
(79,354,787
|
)
|
|
Net loss
|
(17,512,727
|
)
|
||
Contributions
|
103,206
|
|||
Balance - December 31, 2017
|
$
|
(96,764,308
|
)
|
|
Net loss
|
(19,300,031
|
)
|
||
Distributions
|
(11,308
|
)
|
||
Balance - December 31, 2018
|
$
|
(116,075,647
|
)
|
|
Net loss
|
(16,195,204
|
)
|
||
Balance - December 31, 2019
|
$
|
(132,270,851
|
)
|
300 River Holdings, LLC
|
||||||||||||
(a Delaware limited liability company)
|
||||||||||||
Years Ended December 31,
|
||||||||||||
2019
|
2018
|
2017
|
||||||||||
Cash flows from operating activities:
|
||||||||||||
Net loss
|
$
|
(16,195,204
|
)
|
$
|
(19,300,031
|
)
|
$
|
(17,512,727
|
)
|
|||
Adjustments to reconcile net loss
|
||||||||||||
to net cash used in operating activities:
|
||||||||||||
Depreciation and amortization
|
14,879,085
|
13,130,805
|
10,068,269
|
|||||||||
Amortization of below market leases
|
(495,931
|
)
|
(516,929
|
)
|
(520,668
|
)
|
||||||
Accrued interest on notes payable
|
(14,729
|
)
|
14,729
|
-
|
||||||||
Unbilled straight-line rental income
|
(5,967,786
|
)
|
(1,637,458
|
)
|
(3,412,660
|
)
|
||||||
Lease financing obligation
|
809,910
|
777,495
|
748,099
|
|||||||||
Changes in assets and liabilities:
|
||||||||||||
Tenant accounts receivable
|
(197,772
|
)
|
425,829
|
(391,942
|
)
|
|||||||
Prepaid expenses and other assets
|
(339,527
|
)
|
143,693
|
956,073
|
||||||||
Accounts payable, accrued expenses and other liabilities
|
3,980,206
|
(369,200
|
)
|
(2,390,516
|
)
|
|||||||
Net cash used in operating activities
|
(3,541,748
|
)
|
(7,331,067
|
)
|
(12,456,072
|
)
|
||||||
Cash flows from investing activities:
|
||||||||||||
Additions to deferred leasing costs
|
(1,753,551
|
)
|
(4,466,356
|
)
|
(4,435,230
|
)
|
||||||
Additions to real estate
|
(21,947,030
|
)
|
(17,226,847
|
)
|
(31,538,381
|
)
|
||||||
Net cash used in investing activities
|
(23,700,581
|
)
|
(21,693,203
|
)
|
(35,973,611
|
)
|
||||||
Cash flows from financing activities:
|
||||||||||||
Proceeds from notes payable
|
7,498,891
|
3,200,000
|
26,600,000
|
|||||||||
Repayment of notes payable
|
-
|
-
|
(101,600,000
|
)
|
||||||||
Proceeds from mortgage payable
|
-
|
-
|
175,000,000
|
|||||||||
Additions to financing costs
|
-
|
-
|
(3,056,305
|
)
|
||||||||
Distributions to members
|
-
|
(11,308
|
)
|
-
|
||||||||
Contributions by members
|
-
|
-
|
103,206
|
|||||||||
Net cash provided by financing activities
|
7,498,891
|
3,188,692
|
97,046,901
|
|||||||||
(Decrease) increase in cash, cash equivalents, and escrows
|
(19,743,438
|
)
|
(25,835,578
|
)
|
48,617,218
|
|||||||
Cash, cash equivalents and escrows at beginning of period
|
35,786,217
|
61,621,795
|
13,004,577
|
|||||||||
Cash, cash equivalents and escrows at end of period
|
$
|
16,042,779
|
$
|
35,786,217
|
$
|
61,621,795
|
||||||
Supplemental disclosures of cash flow information:
|
||||||||||||
Interest paid
|
$
|
21,158,942
|
$
|
20,133,281
|
$
|
19,299,760
|
||||||
Supplemental disclosures of noncash investing activities:
|
||||||||||||
Accrued additions to real estate
|
$
|
1,185,419
|
$
|
2,649,609
|
$
|
862,636
|
||||||
Accrued additions to deferred leasing costs
|
$
|
245,930
|
$
|
557,636
|
$
|
292,345
|
||||||
300 RIVER HOLDINGS, LLC
(a Delaware limited liability company)
|
December 31, 2019, 2018 and 2017
|
|
• |
South Riverside Building LLC (the "Building LLC")
|
|
• |
South Riverside Mezz LLC (the “Mezz LLC”)
|
|
• |
300 Riverside Master Lease LLC (the “Master Lease LLC”)
|
|
[1] |
Basis of presentation
|
|
[2] |
Use of estimates:
|
|
[3] |
Concentration of credit risk:
|
|
[4] |
Deferred costs:
|
|
[5] |
Real estate:
|
300 RIVER HOLDINGS, LLC
(a Delaware limited liability company)
|
Notes to Consolidated Financial Statements
December 31, 2019, 2018 and 2017
|
|
[6] |
Purchase accounting for acquisition of real estate:
|
|
[7] |
Revenue recognition:
|
|
[8] |
Income taxes:
|
300 RIVER HOLDINGS, LLC
(a Delaware limited liability company)
|
Notes to Consolidated Financial Statements
December 31, 2019, 2018 and 2017
|
|
[9] |
Debt issuance costs:
|
|
[10] |
Subsequent events:
|
December 31,
|
||||||||
2019
|
2018
|
|||||||
Leasehold interest
|
$
|
25,310,232
|
$
|
25,310,232
|
||||
Building and improvements
|
177,320,972
|
175,272,024
|
||||||
Tenant improvements
|
97,931,143
|
79,497,251
|
||||||
Equipment
|
1,729,420
|
1,729,420
|
||||||
302,291,767
|
281,808,927
|
|||||||
Less: accumulated depreciation
|
(78,131,839
|
)
|
(66,695,141
|
)
|
||||
$
|
224,159,928
|
$
|
215,113,786
|
300 RIVER HOLDINGS, LLC
(a Delaware limited liability company)
|
Notes to Consolidated Financial Statements
December 31, 2019, 2018 and 2017
|
December 31,
|
||||||||
2019
|
2018
|
|||||||
In-place and other lease values
|
$
|
39,462,415
|
$
|
39,462,415
|
||||
Less: accumulated amortization
|
(39,238,904
|
)
|
(38,752,061
|
)
|
||||
$
|
223,511
|
$
|
710,354
|
|||||
December 31,
|
||||||||
2019
|
2018
|
|||||||
Below market lease values
|
$
|
(48,377,197
|
)
|
$
|
(48,377,197
|
)
|
||
Less: accumulated amortization
|
47,539,090
|
47,043,159
|
||||||
$
|
(838,107
|
)
|
$
|
(1,334,038
|
)
|
Year Ending
December 31, |
In-Place and Other
Lease Values |
Below Market
Lease Values |
||||||
2020
|
$
|
116,257
|
$
|
(274,517
|
)
|
|||
2021
|
44,484
|
(233,748
|
)
|
|||||
2022
|
44,484
|
(233,748
|
)
|
|||||
2023
|
18,286
|
(96,094
|
)
|
300 RIVER HOLDINGS, LLC
(a Delaware limited liability company)
|
Notes to Consolidated Financial Statements
December 31, 2019, 2018 and 2017 |
December 31,
|
||||||||||||
Rate
|
2019
|
2018
|
||||||||||
A-Note
|
4.61
|
%*
|
$
|
100,000,000
|
$
|
100,000,000
|
||||||
B-Note
|
5.80
|
%*
|
50,000,000
|
50,000,000
|
||||||||
Mezz Note
|
8.46
|
%*
|
25,000,000
|
25,000,000
|
||||||||
|
175,000,000
|
175,000,000
|
||||||||||
Less: unamortized debt issuance costs
|
(1,782,839
|
)
|
(2,394,103
|
)
|
||||||||
$
|
173,217,161
|
$
|
172,605,897
|
300 RIVER HOLDINGS, LLC
(a Delaware limited liability company)
|
Notes to Consolidated Financial Statements
December 31, 2019, 2018 and 2017
|
|
[1] |
Space in the Property is leased to various tenants under operating leases which generally provide for renewal options and additional rentals based on increases in real estate taxes and certain operating expenses.
|
|
[2] |
Base rent from the two largest tenants in the Property (who collectively occupy approximately 25% of the building's rentable square footage during 2019) accounted for approximately 30% of the building's base rental income for the
year ended December 31, 2019. The leases with such tenants expire from April of 2026 through June of 2031. For the year ended December 31, 2018, base rent from the two largest tenants in the Property (who collectively occupy
approximately 25% of the building's rentable square footage during 2018) accounted for approximately 36% of the building's base rental income For the year ended December 31, 2017, base rent from the five largest tenants in the
Property (who collectively occupied approximately 45% of the building's rentable square footage during 2017) accounted for approximately 69% of the building's base rental income.
|
|
[3] |
As of December 31, 2019, future minimum rentals under the Company's operating leases with its tenants,
for the next five years and thereafter are approximately as follows: |
Total
|
||||
2020
|
$
|
23,288,000
|
||
2021
|
23,736,000
|
|||
2022
|
24,297,000
|
|||
2023
|
23,826,000
|
|||
2024
|
22,585,000
|
|||
Thereafter
|
114,164,000
|
|||
$
|
231,896,000
|
300 RIVER HOLDINGS, LLC
(a Delaware limited liability company)
|
Notes to Consolidated Financial Statements
December 31, 2019, 2018 and 2017
|
Date: April 1, 2020
|
OPTIBASE LTD.
|
||
By: |
/s/ Amir Philips
|
||
Name: Amir Philips
|
|||
Title: Chief Executive Officer
|
Page
|
||
A.
|
Overview and Objectives
|
A - 3
|
B.
|
Base Salary and Benefits
|
A - 4
|
C.
|
Cash Bonuses
|
A - 5
|
D.
|
Equity-Based Compensation
|
A - 7
|
E.
|
Retirement and Termination of Service Arrangements
|
A - 7
|
F.
|
Exemption, Indemnification and Insurance
|
A - 8
|
G.
|
Arrangements upon Change of Control
|
A - 9
|
H.
|
Board of Directors Compensation
|
A - 10
|
I.
|
Miscellaneous
|
A - 10
|
|
1. |
Introduction
|
|
2. |
Objectives
|
|
2.1. |
To closely align the interests of the Executive Officers with those of Optibase's shareholders in order to enhance shareholder value;
|
|
2.2. |
To provide the Executive Officers with a structured compensation package, putting the emphasis on a proper balance between the fixed components, i.e., the base salaries and benefits, and on the
variable compensation, such as bonuses and equity-based compensation in order to minimize potential conflicts between the interests of Executive Officers and those of Optibase;
|
|
2.3. |
To strengthen the retention and the motivation of Executive Officers in the long term.
|
|
3. |
Compensation structure and instruments
|
|
• |
Base salary;
|
|
• |
Benefits;
|
|
• |
Cash bonuses;
|
|
• |
Equity based compensation; and
|
|
• |
Retirement and termination of service arrangements.
|
|
4. |
Overall Compensation - Ratio Between Fixed and Variable Compensation
|
|
5. |
Intra-Company Compensation Ratio
|
|
6. |
Base Salary
|
|
6.1. |
The base salary varies between Executive Officers (among themselves) and the Executive Chairman of the Board, and is individually determined by the Compensation Committee and the Board (unless other approvals are required under any
applicable law) according to the educational background, prior vocational experience, qualifications, role, business responsibilities, past performance and previous compensation arrangements of
such Executive Officer and Executive Chairman of the Board.
|
|
6.2. |
The maximum monthly base salary for each of the following roles shall be as follows:
|
|
(i) |
Chief Executive Officer ("CEO") – up to NIS 100,000 for a full time position
|
|
(ii) |
CEO of the Company's subsidiary ("Subsidiary CEO") – up to NIS 90,000 for a full time position;
|
|
(iii) |
Executive Officer who is not a director, CEO or Subsidiary CEO – up to NIS 50,000 for a full time position
|
|
6.3. |
The Executive Chairman may be paid management fee in amount that shall not exceed NIS 50,000 per month.
|
|
7. |
Benefits
|
|
7.1. |
In addition to the base salary, the following benefits may be granted to the Executive Officers in order, among other things, to comply with legal requirements:
|
|
• |
Vacation days in accordance with market practice and applicable law;
|
|
• |
Sick days in accordance with market practice and applicable law;
|
|
• |
Convalescence pay according to applicable law;
|
|
• |
Monthly remuneration for a study fund, as allowed by applicable tax law and with reference to Optibase’s practice and common market practice;
|
|
• |
Contribution by Optibase on behalf of the Executive Officer to an insurance policy or a pension fund, as allowed by applicable tax law and with reference to Optibase’s policies and procedures and common market practice; and
|
|
• |
Contribution by Optibase on behalf of the Executive Officer towards work disability insurance, as allowed by applicable tax law and with reference to Optibase’s policies and procedures and common market practice.
|
|
7.2. |
Optibase may offer additional benefits to its Executive Officers, including but not limited to: communication, company car and travel benefits, insurances, other benefits (such as newspaper
subscriptions, academic and professional studies), etc., including their gross up.
|
|
7.3. |
Optibase may reimburse its Executive Officers and its Executive Chairman for reasonable work-related expenses incurred as part of their activities, including without limitations, meeting participation expenses, reimbursement of
business travel including a daily stipend when traveling and accommodation expenses. Optibase may provide advance payments to its Executive Officers in connection with work-related expenses.
|
|
7.4. |
Non-Israeli Executive Officers may receive other similar, comparable or customary benefits as applicable in the relevant jurisdiction in which they are employed.
|
|
8. |
Signing Bonus
|
|
9. |
Annual Bonuses
|
|
9.1. |
The payment of annual bonuses to the Executive Chairman and any Executive Officer for any particular fiscal year shall be subject to the fulfillment (in addition to the fulfillment of the applicable objectives set forth below as the
case may be) of any one of the two following criteria: (a) that Optibase's EBITDA was at least USD $10 million (on a consolidated basis) during such fiscal year; or (b) that Optibase's net profit for such fiscal year was at least USD
$500,000, net of equity gains or losses, and net of non-recurring expenses related to the purchase or disposal of real estate investments.
|
|
9.2. |
The Compensation Committee and Board may decide, at their sole discretion, to grant annual bonuses to the Executive Chairman and the Executive Officers, subject to the fulfillment of the pre-conditions for payment of bonuses as
detailed in section 9.1 above.
|
|
9.3. |
The annual bonus to the Executive Chairman and the CEO will be based on measurable criteria. The measurable criteria and their relative weight shall be determined by the Compensation Committee and the Board in respect of each calendar
year. These measurable criteria may include, inter alia, objectives relating to the annual income, annual profit (net profit, pre tax profit), budget, annual EBITDA, acquisition and/or disposal of
assets, financing, re-financing and fundraising.
|
|
9.4. |
In addition, the Company may grant the CEO a bonus of up to three (3) monthly base salaries, at the sole discretion of the Compensation Committee and Board, based on the CEO's contribution to the Company.
|
|
9.5. |
The Company may also grant, subject to the approval of the Compensation Committee and the Board, an annual bonus to its Executive Officers (other than the CEO) for their contribution to the Company. Such grants may be based in whole or
in part on discretion, provided that they do not exceed the ceiling specified in section 9.6 below.
|
|
9.6. |
The annual bonus that may be paid to the Executive Officers for any fiscal year shall not exceed six (6) monthly base salaries to the CEO, and three (3) monthly base salaries to any other Executive Officer (excluding the CEO). The
annual bonus that may be paid to the Executive Chairman for any fiscal year shall not exceed two (2) monthly payments of management fee.
|
|
9.7. |
The Board, following the recommendation of the Compensation Committee, shall be entitled to decrease the annual bonus to be paid to the Executive Chairman and/or Executive Officers based on measurable criteria (if such criteria were
determined) or cancel such grant of bonuses altogether in its sole discretion, even in the event measurable criteria were determined and met..
|
|
10. |
Special Bonuses
|
|
11. |
Pro Rata Payment
|
|
12. |
Compensation Recovery ("Clawback")
|
|
12.1. |
In the event of an accounting restatement, Optibase shall be entitled to recover from its Executive Chairman or Executive Officers the bonus compensation in the amount in which such bonus exceeded what would have been paid under the
financial statements, as restated, provided that a claim is made by Optibase prior to the third anniversary of fiscal year end of the restated financial statements.
|
|
12.2. |
Notwithstanding the aforesaid, the compensation recovery will not be triggered in the following events:
|
|
• |
The financial restatement is required due to changes in the applicable financial reporting standards; or
|
|
• |
The Compensation Committee has determined that clawback proceedings in the specific case would be impossible, impractical or not commercially or legally efficient; or
|
|
• |
The amount to be paid under the clawback proceedings is less than 10% of the relevant bonus received by the Executive Chairman or Executive Officer.
|
|
12.3. |
Nothing in this Section 12 derogates from any other "clawback" or similar provisions regarding disgorging of profits imposed on the Executive Chairman and Executive Officers by virtue of applicable securities laws.
|
|
13. |
General and Objectives
|
|
13.1. |
The Compensation Committee and Board may grant from time to time equity-based compensation which will be individually determined and awarded according to the performance, educational background, prior business experience,
qualifications, role and the personal responsibilities of the Executive Officer. Equity-based compensation may also be awarded to the Directors, subject to the provisions of the Companies Law and the regulations thereunder and the receipt
of all additional approvals that may be required under the Companies Law.
|
|
13.2. |
The main objectives of the equity-based compensation is to enhance the alignment between the Executive Officers' and Directors' interests with the long term interests of Optibase and its shareholders, and to strengthen the retention
and the motivation of Executive Officers in the long term. In addition, since equity-based awards are structured to vest over several years, their incentive value to recipients is aligned with longer-term strategic plans.
|
|
13.3. |
The equity based compensation offered by Optibase is intended to be in a form of share options, restricted shares and/or other equity based awards, such as RSUs, in accordance with the Company's incentive plan in place as may be
updated from time to time.
|
|
14. |
Fair Market Value
|
|
15. |
Additional Terms
|
|
15.1. |
Subject to any applicable law, Optibase may determine, at the Compensation Committee and the Board’s discretion, the tax regime under which equity-based compensation may be granted, including a tax regime which will maximize the
benefit to the Executive Officers and Directors.
|
|
15.2. |
All equity-based incentives granted to Executive Officers and Directors shall be subject to vesting periods in order to promote long-term retention of such recipients. Unless otherwise determined in a specific award agreement approved
by the Compensation Committee and the Board, grants to Executive Officers shall vest gradually over a period of at least two years.
|
|
15.3. |
All other terms of the equity awards shall be in accordance with Optibase's incentive plans and other related practices and policies. Accordingly, the Board may, following approval by the Compensation Committee, extend the period of
time for which an award is to remain exercisable and make provisions with respect to the acceleration of the vesting period of any Executive Officer's or Director's awards, including, without limitation, in connection with a corporate
transaction involving a change of control, subject to any additional approval as may be required by the Companies Law.
|
|
16. |
Advanced Notice Period
|
|
16.1. |
Optibase may provide each Executive Officer, according to his or her seniority in the Company, his or her contribution to the Company’s goals and achievements and the circumstances of retirement, a prior notice of termination of up to
three (3) months, except for the CEO whose prior notice may be of up to six (6) months. During such advance notice period, the Executive Officer may be entitled to all of the compensation elements, and to the continuation of vesting of
his or her options, restricted shares or RSUs.
|
|
16.2. |
Optibase may waive the Executive Officer’s services to the Company during the advance notice period and pay the amount payable in lieu of notice, plus the value of benefits.
|
|
17. |
Adjustment Period/Retirement Bonus
|
|
17.1. |
CEO – for seniority of up to 5 years – the CEO will not be entitled to any Adjustment Period; seniority between 5 to 10 years – up to 4 monthly base salaries; and seniority of 10 years or more – up to 8 monthly base salaries.
|
|
17.2. |
Executive Officer (except the CEO) – for seniority of up to 5 years – such Executive Officer will not be entitled to any Adjustment Period; seniority between 5 to 10 years – up to 2 monthly base salary; and seniority of 10 years or
more – up to 4 monthly base salaries.
|
|
18. |
Additional Retirement and Termination Benefits
|
|
19. |
Non-Compete Grant
|
|
20. |
Exemption
|
|
21. |
Indemnification
|
|
22. |
Insurance
|
|
22.1. |
Optibase will provide "Directors’ and Officers’ Liability Insurance" (the "Insurance Policy") for its directors and Executive Officers as follows:
|
|
• |
The annual premium to be paid by the Optibase shall not exceed 5% of the aggregate coverage of the Insurance Policy;
|
|
• |
The limit of liability of the insurer shall not exceed the greater of $25 million or 25% of the Company’s shareholders equity (based on the most recent financial statements of the Company at the time of approval by the Compensation
Committee) per incident and insurance period (for a one-year period) in addition to reasonable litigation expenses;
|
|
• |
The purchase of each Insurance Policy shall be approved by the Compensation Committee (and, if required by law, by the Board) which shall determine that the Insurance Policy reflects the current market conditions, and it shall not
materially affect the Company's profitability, assets or liabilities.
|
|
22.2. |
Upon circumstances to be approved by the Compensation Committee (and, if required by law, by the Board), Optibase shall be entitled to enter into a "run off" Insurance Policy of up to seven (7) years, with the same insurer or any other
insurer, as follows:
|
|
• |
The limit of liability of the insurer shall not exceed the greater of $25 million or 25% of the Company’s shareholders equity (based on the most recent financial statements of the Company at the time of approval by the Compensation
Committee) per incident and insurance period (for a one-year period) in addition to reasonable litigation expenses;
|
|
• |
The annual premium shall not exceed 500% of the last paid annual premium; and
|
|
• |
The purchase of such Insurance Policy shall be approved by the Compensation Committee (and, if required by law, by the Board) which shall determine that the Insurance Policy reflects the current market conditions, and that it shall not
materially affect the Company's profitability, assets or liabilities.
|
|
22.3. |
Optibase may extend the Insurance Policy in place to include cover for liability pursuant to a future public offering of securities as follows:
|
|
• |
The additional premium for such extension of liability coverage shall not exceed 50% of the last paid annual premium; and
|
|
• |
The purchase of such Insurance Policy shall be approved by the Compensation Committee (and if required by law, by the Board) which shall determine that the Insurance Policy reflects the current market conditions, and it does not
materially affect the Company's profitability, assets or liabilities.
|
|
23. |
The following benefits may be granted to the Directors and/or Executive Officers in addition to the benefits applicable in the case of any retirement or termination of service upon a "Change of Control" following of which the
employment of the Executive Officer is terminated or adversely adjusted in a material way:
|
|
23.1. |
Vesting acceleration of outstanding options or restricted shares.
|
|
23.2. |
Extension of the exercising period of options or restricted shares for Optibase’s Executive Officers for a period of up to one (1) year and two (2) years, respectively, following the date of termination of employment.
|
|
23.3. |
For Executive Officers only - up to an additional six (6) months of continued base salary and benefits following the date of employment termination (the "Additional Adjustment Period"). For
avoidance of doubt, such additional Adjustment Period shall be in addition to the advance notice and adjustment periods pursuant to Sections 14 and 15 of this Compensation Policy.
|
|
23.4. |
For Executive Officers only - a cash bonus not to exceed together with the annual cash bonus, up to eighteen (18) monthly base salaries, in the case of the CEO, and nine (9) monthly base salaries, in the case of other Executive
Officers (excluding the CEO).
|
|
24. |
All the Directors, excluding the Executive Chairman, shall be entitled to an equal annual and per-meeting compensation.
|
|
25. |
The compensation of the Directors (including external directors and independent directors, but excluding the Executive Chairman) shall not exceed the maximum amounts provided in the Companies Regulations (Rules Regarding the
Compensation and Expenses of an External Director) of 2000, as amended by the Companies Regulations (Relief for Public Companies Traded in Stock Exchange Outside of Israel) of 2000, as such regulations may be amended from time to time ("Compensation of Directors Regulations").
|
|
26. |
Directors may be granted equity-based compensation in accordance with the principles detailed in this Policy, and subject to the provisions of the Companies Law and the regulations thereunder.
|
|
27. |
Optibase's external and independent Directors may be entitled to reimbursement of expenses in accordance with the Compensation of Directors Regulations. Optibase’s Directors, excluding external and independent Directors, may be
entitled to reimbursement of work-related expenses, including meeting participation expenses, reimbursement of business travel including a daily stipend when traveling and accommodation expenses. Optibase may provide advance payments to
its Directors in connection with work-related expenses.
|
|
28. |
This Policy is designed solely for the benefit of Optibase. Nothing in this Compensation Policy shall be deemed to grant any of Optibase’s Executive Officers, Directors or employees or any third party any right or privilege in
connection with their employment by the Company. Such rights and privileges shall be governed by the respective personal employment agreements.
|
|
29. |
This Policy is subject to applicable law and is not intended, and should not be interpreted as limiting or derogating from, provisions of applicable law to the extent not permitted, nor should it be interpreted as limiting or
derogating from the Company’s articles of association.
|
|
30. |
This Policy is not intended to affect current agreements nor affect obligating customs (if applicable) between the Company and its Executive Officers or Directors as such may exist prior to the approval of this Compensation Policy.
|
|
31. |
In the event of amendments made to the Companies Law or any regulations promulgated thereunder providing relief in connection with Optibase’s compensation to its Executive Officers and Directors, Optibase may elect to act pursuant to
such relief without regard to any contradiction with this Policy.
|
|
32. |
The Compensation Committee and Board may determine that none or only part of the payments, benefits and perquisites shall be granted, and is authorized to cancel or suspend a compensation package or part of it.
|
3. |
Mr. Christian Hellmuth, born on 24/12/1979, the second and third persons appearing having their business address at August-Bebel-Straße 68, 14482 Potsdam.
|
CONTENTS
|
||
PREAMBLE
|
4
|
|
0.1
|
Portfolio
|
4
|
0.2
|
Reference Deed
|
5
|
0.3
|
Cancellation of prior agreements
|
6
|
§ 1
|
Definitions
|
6
|
§ 2
|
Property
|
7
|
§ 3
|
Sale
|
9
|
§ 4
|
Purchase price
|
10
|
§ 5
|
VAT
|
10
|
§ 6
|
Due date, payment and default
|
11
|
§ 7
|
Transfer of ownership, Transfer of irghts and obligations, Development
|
14
|
§ 8
|
Period between notarial recording and transfer date
|
16
|
§ 9
|
Tenancy and other usage agreements
|
16
|
§ 10
|
Assumption of property contracts
|
19
|
§ 11
|
Assignment of claims
|
19
|
§ 12
|
Insurance
|
20
|
§ 13
|
Seller’s Warranty / Liability
|
20
|
§ 14
|
Environmental damage
|
24
|
§ 15
|
Seller’s tax exemption
|
25
|
§ 16
|
Prior notice of conveyance and Conveyance
|
26
|
§ 17
|
Authority to charge
|
27
|
§ 18
|
Rights of withdrawal
|
29
|
§ 19
|
Costs and real estate transfer tax
|
31
|
§ 20
|
Notifications and declarations
|
32
|
§ 21
|
Executuon of the Agreement
|
32
|
§ 22
|
Information
|
33
|
§ 23
|
Legal succession
|
34
|
§ 24
|
Confidentiality
|
34
|
§ 25
|
Miscellaneous
|
34
|
SECTION II APPENDIX 1
|
36
|
0.1 |
Portfolio
|
Name
|
Object
|
Address:
|
Individual object of purchase 1
|
Beratzhausen property
|
Staufferstraße 7, Beratzhausen
|
Individual object of purchase 2
|
Cham property
|
Darsteiner Straße 10, Cham
|
Individual object of purchase 3
|
Chamerau heritable building right
|
In der Grube 2, Chamerau
|
Individual object of purchase 4
|
Falkenstein property
|
Nähe Dr.-Josef-Kiener-Straße, Regensburger Straße 12, Falkenstein
|
Individual object of purchase 5
|
Fürstenstein property
|
Vilshofener Straße 13, Fürstenstein
|
Individual object of purchase 6
|
Gangkofen property
|
Schmidsöder Weg 6, Frontenhausener Straße 2c, Gangkofen
|
Individual object of purchase 7
|
Hartkirchen-Pocking property
|
Marktplatz 5b, Pocking
|
Individual object of purchase 8
|
Hidring-Windorf property
|
Turmstraße 2a, Hidring
|
Individual object of purchase 9
|
Ingolstadt fractional ownership unit
|
Krumenauerstraße 50, 52, 54, 56, 58 and 60, Ingolstadt
|
Individual object of purchase 10
|
Kempten-Lenzfried property
|
Wettmannsberger Weg 1, Nähe Wettmannsberger Weg, Kempten (Allgäu)
|
Individual object of purchase 11
|
Kissing property
|
Bahnhofstraße 40c, Nähe Bahnhofstraße, Kissing
|
Individual object of purchase 12
|
Lam property
|
Arberstraße 74, Lam
|
Individual object of purchase 13
|
Lenggries property
|
Bergbahnstraße 5, Lenggries
|
0.2 |
Reference Deed
|
0.3 |
Cancellation of prior agreements
|
§ 1 |
DEFINITIONS
|
§ 2 |
PROPERTY
|
2.1 |
The Seller is registered as the owner or holder of the heritable building right or co-owner of the 25 properties, a heritable building right and a condominium unit described in Appendix 2.1
(subsequently referred to individually as the “Property” or collectively as “Entire Property”) in the Land Register, Register of Heritable Building Rights
and Condominium Register. Recent extracts from the Land Register, Register of Heritable Building Rights and Condominium Register are annexed as Appendix 2.1.
|
2.2 |
As can be seen from Appendix 2.1, there are charges registered against the respective property in Section II of the Land Register.
|
2.3 |
As can be seen from Appendix 2.1, there are charges registered against the respective property in Section II of the Land Register.
|
2.4 |
The Land Charges Register was not inspected by the Seller or the officiating notary. The Buyer had the opportunity to obtain information itself and to inspect the Land Charges Register (if such a register is kept for individual
properties). The Seller declares that it has not applied for any changes with regard to the land charges information provided in the data room in accordance with sub-clause 13.3 and that, to its knowledge, the respective municipalities
have no outstanding applications for recording in the Land Charges Register.
|
2.5 |
The officiating notary has assessed the contents of the Land Register, Register of Heritable Building Rights and Condominium Register on the basis of the inspection of electronic land register excerpts of 07/02 and 10/02/2020,
respectively, and hereby confirms the completeness and correctness of the status of the entries in sub-clauses 2.1, 2.2 and 2.3 and that at the time of the inspection, and that at this time, with the exception of the following
applications, the land registry office had no outstanding application. Following an inspection of the list of pending land registration requests, the applications listed in Appendix 2.5 are
pending. The Seller declares that it has lodged no other applications beyond this.
|
2.6 |
The respective property has been developed and (with the exception of individual object of purchase 1 concerning the property in Beratzhausen, for which a termination agreement subject to a condition precedent has been concluded with
the previous tenant) let.
|
2.7 |
The Buyer shall assume all (i) land charges mentioned in sub-clause 2.2 in conjunction with Appendix 2.1 and Appendix 2.5, (ii) land charges and
restrictions in the Land Register, Register of Heritable Building Rights and Condominium Register registered with the Buyer’s consent or cooperation; (iii) charges recorded in the Land Charges Register or whose registration has been
requested, as well as (iv) future charges and restrictions provided for in this Purchase Agreement, including the charges and restrictions still to be registered from the Kempten Exchange Agreement, without compensation and without
offsetting against the total purchase price or the individual purchase prices and with continued acquiescence and performance. Similarly, the Buyer shall also assume the agreements and obligations under the law of obligations contained in
the respective approval documents and declarations of obligation for the registration or recording, or upon which they are based, with the release of the Seller with effect from the Transfer Date. The Buyer shall also assume any and all
existing and future land charges and restrictions which are not evident from the Land Register or other registers, unregistrable or previously established. The Seller declares that it is not aware of any previously established easements.
|
2.8 |
The Seller shall delete from the Land Register at its expense all land charges that will not be assumed by the Buyer, in particular all land charges in section III of the land registers. The Seller hereby approves and requests their
cancellation.
|
2.9 |
After today, the Buyer intends to enter into negotiations with the current charge-holder DZ HYP regarding the possible financing of individual objects of purchase. In the event that the Buyer notifies the Seller in writing (email
sufficient) by 21 February 2020 that it has agreed a binding term sheet with DZ HYP on the basis of a financing confirmation, the Parties will examine and agree on the possibilities for the Buyer to assume the land charges recorded in the
land registers. If the Parties do not agree on the final wording of a notarial addendum to the Purchase Agreement regulating this outcome by 28 February 2020, the negotiations shall be deemed to have failed and the release of land charges
and cancellation shall be carried out in accordance with the above sub-clause 2.8. There is no obligation for either party to conclude a corresponding addendum to the Purchase Agreement.
|
§ 3 |
SALE
|
3.1 |
The Seller hereby sells to the Buyer, who accepts this in sole ownership - or in relation to the heritable building right the same - the respective property described in Appendix 2.1 together
with all essential components and appurtenances, as far as these are the Seller’s property (where each individual property shall be referred to in each case as the “Object of Purchase” or “Individual Object of Purchase”, and all individual objects of purchase shall be collectively referred to as the “Entire Object of Purchase”)
|
3.2 |
The contractual parties hereby clarify that the sales of the 27 individual objects of purchase agreed in this deed are each legally independent purchase agreements, which are each executed independently, unless otherwise expressly
agreed in this deed (“Individual Sales”). However, the individual sales are grouped together in this deed due to their connectedness and for reasons of simplification.
|
3.3 |
The property of third parties is excluded from the sale.
|
§ 4 |
PURCHASE PRICE
|
4.1 |
The (net) purchase prices for the respective individual objects of purchase are contained in Appendix 4.1 annexed to this deed (“Individual Purchase
Prices").
|
4.2 |
In accordance with Appendix 4.1, the (net) purchase price for the entire object of purchase is
|
4.3 |
To secure the Buyer’s payment obligations under this Purchase Agreement, the Buyer has this day furnished the Seller with the original of a directly enforceable guarantee from ODDO BHF Aktiengesellschaft with registered office in
Frankfurt am Main in the amount of 3,500,000 euro, a copy of which is annexed as Appendix 4.3 to this deed for information purposes. In the event of the Buyer’s withdrawal in accordance
with § 18.3.1 the Seller is entitled to satisfy the claim for payment of the contractual penalty from the guarantee. Otherwise, the Seller shall release the guarantee to the Buyer (i) either immediately after receipt of payment of all
individual purchase prices owed by the Buyer under this Agreement for the entire object of purchase or (ii) in the event of a cancellation of this Purchase Agreement which is not based on a (partial) payment default by the Buyer, after
submission to the land registry of the enforceable application for cancellation of the priority notices of conveyance registered in accordance with § 16.1.1 in the Buyer’s favour.
|
§ 5 |
VAT
|
5.1 |
Seller and Buyer hereby confirm that they are each entrepreneurs within the meaning of § 2 of the German Value Added Tax Act. The Seller hereby confirms that it acquired the respective objects of purchase with the intention of
long-term letting and that since the acquisition it has either let them or (if vacant) has had the intention of letting them. The Buyer confirms that it intends to continue the Seller's previous letting activities. The Parties therefore
assume that the sale transactions that are the Agreement’s object each constitute a case of a sale of a business as a going concern under §1(1a) of the German VAT Act. Accordingly, the sale of the respective objects of purchase is not
subject to VAT.
|
5.2 |
Under §1(1a)(3) of the German VAT Act, the Buyer assumes the Seller’s legal position for VAT purposes in relation to the respective object of purchase and, in accordance with §15a(10)(1) of the German VAT Act, it shall continue the
input tax adjustment periods of the Seller (and any previous owners) within the framework of a legal succession under VAT law. The Seller undertakes to provide the Buyer with a compilation of the relevant tax-relevant data available to it
in this respect no later than three months following the Transfer Date.
|
5.3 |
Irrespective of the corresponding assumption of a sale of a business as a going concern within the meaning of § 1(1a) of the German VAT Act, the following applies: In accordance with § 9 of the German VAT Act, the Seller hereby waives
the tax exemption under § 4(9)(a) of the German VAT Act and opts for VAT liability with regard to the sale of all objects of purchase (option for 100% VAT liability).
|
5.4 |
If, contrary to the contractual parties’ opinion, the competent tax authorities do not deem the sale of an object of purchase a sale of a business as a going concern but as a transfer of real estate liable to VAT, as the recipient of
services under the VAT option in accordance with § 13b(2)(3) in conjunction with (5)(1) of the German VAT Act, the Buyer shall be liable for the VAT incurred as a result of the VAT-liable sale of the objects of purchase. In this case, the
Seller undertakes, in accordance with §14a(5) of the German VAT Act, to issue an invoice with the information specified in §14(4) of the German VAT Act, but without a tax statement. The contracting parties hereby clarify that this
Agreement does not constitute an invoice within the meaning of §14(1)(1) of the German VAT Act.
|
5.5 |
If assets are also transferred on the basis of this Agreement which do not fall within the scope of a sale of a business as a going concern and to which §13b of the German VAT Act is not applicable, the Seller shall be liable for value
added tax in accordance with §13a(1)(1) of the German VAT Act. The Buyer shall pay the Seller the VAT amount due in this connection separately (in addition to the part of the purchase price attributable to these assets). A corresponding
additional payment of VAT shall fall due for payment within four weeks of the Buyer’s receipt of an invoice in accordance with statutory provisions. The Seller shall issue the Buyer with an invoice in proper form for these other assets in
accordance with §§ 14, 14a of the German VAT Act.
|
§ 6 |
DUE DATE, PAYMENT AND DEFAULT
|
6.1 |
The officiating notary shall confirm to the parties - separately for each individual object of purchase - in writing and in advance to the email addresses stated in sub-clause 20.1 (a “Due Date
Notification” in each case) that
|
|
6.1.1 |
the recording in the Land Register or Condominium Register of the priority notices of conveyance of the respective individual purchase object or the priority notice of transfer of the heritable building right in the hereditary building
land register of the individual purchase object 3 in the Register of Heritable Building Rights approved in sub-clause 16.1 has been carried out, whereby priority may only be assigned in accordance with the land charges indicated in Appendix 2.1, Appendix 2.1a and Appendix 2.5 and such land charges whose
priority entry the Buyer has accepted in each case; and
|
|
6.1.2 |
the officiating notary has received the respective required waivers or negative clearance certificates regarding statutory pre-emptive rights; and
|
|
6.1.3 |
the officiating notary has at his disposal all notices of discharge or cancellation documents in a form suitable for the land register in accordance with §29 of the Land Registry Code for all land charges with priority over or of equal
ranking with the Buyer's priority notice and not assumed by the Buyer. Regarding the notices of discharge or cancellation documents, only such trust conditions that do not contradict this Purchase Agreement and which can be fulfilled from
the respective individual purchase price will be or have been imposed on the officiating notary; and
|
|
6.1.4 |
only in relation to the individual objects of purchase 1-4, 6, 9-17, 21-23 and 26: the pre-emptive right holder’s declaration of renunciation, including the renunciation of the property owner’s pre-emptive right concerning the
Chamerau heritable building right, is available to the officiating notary in a form suitable for the land register in accordance with § 29 of the Land Register Code or the officiating notary does not become aware of any exercise of the
pre-emptive right within two months and one week of receipt of his inquiry concerning the pre-emptive right from the pre-emptive right holder; and
|
|
6.1.5 |
only with regard to individual object of purchase 23: the officiating notary has received the approval in line with restructuring law provisions for the sale of the property; and
|
|
6.1.6 |
only with regard to the individual object of purchase 9: the officiating notary has at his disposal the consent of the other co-owner of retail shops on the ground floor to the sale in accordance with §9 of Appendix I to the
Condominium Declaration of 30/12/1986 (Deed No. 3794/1986 of notary Dr. Claus Gastroph, Ingolstadt) in a form suitable for the land register pursuant to § 29 of the Land Registry Code; and
|
|
6.1.7 |
the officiating notary has at his disposal all other official approvals or other documents that may be required for the execution of this Agreement in line with land registry procedure (however, with the exception of the tax office
certificate of good standing).
|
6.2 |
The individual purchase prices in accordance with Appendix 4.1 shall fall due as follows:
|
|
6.2.1 |
A first tranche of the individual purchase prices shall fall due on the last banking day of the month for which the officiating notary has sent the due date notifications for at least six individual objects of purchase at least ten
banking days prior to the last banking day of such month and these have been received by the Buyer. If pre-emptive rights are exercised, the individual objects of purchase for which the due date notification would otherwise have been sent
if the pre-emptive right had not been exercised shall continue to be taken into account as due for payment in the above calculation.
|
|
6.2.2 |
In each case, a further tranche of the individual purchase prices shall fall due on the last bank working day of the month for which the officiating notary has sent the due date notifications for at least six further individual objects
of purchase in each case at least ten bank working days before the last bank working day of such month and these have been received by the Buyer. Sub-clause 6.2.1, sentence 2 shall apply accordingly.
|
|
6.2.3 |
Once the purchase prices for less than six individual objects of purchase are still outstanding, the remaining individual purchase prices shall be due for payment individually on the last banking day of the month for which the
officiating notary has sent the due date notification for the respective individual objects of purchase at least ten banking days before the last banking day of such month and these have been received by the Buyer.
|
6.3 |
The Buyer is free to effect payment at any time, after receipt of a due date notification according to sub-clause 6.1 even before the due date, with the consequence of the transfer of possession (sub-clause 7.1).
|
6.4 |
The officiating notary is furthermore instructed to send a notification on the status of the settlement by email to all contractual parties on the fifth calendar day of each month or, if this is not a bank working day, on the
respective following first bank working day, for the first time on 5 March 2020, notifying them of the properties for which the due date requirements have been met. If this is not yet the case, a negative notification shall be sent for
each property where necessary.
|
6.5 |
When the respective purchase price tranches fall due in accordance with sub-clause 6.2 the respective individual purchase price shall be paid in such a way that the Buyer cancels and discharges liabilities from land charges it has not
assumed in respect of the respective individual purchase object directly with respect to the respective charge holder. The Seller shall request the corresponding cancellation approvals or notices of discharge from the charge holders as
well as the amounts (“Redemption Amounts") required for the redemption of the real rights in rem not assumed by the Buyer (as well as for the redemption of the claims upon which the real rights in
rem are based) and shall forward these to the officiating notary. If the cancellation documents required for the redemption have not been lodged within eight weeks of the date of notarial recording at the latest, the notary is instructed
to request the necessary cancellation documents from the charge holders concerned. In the relationship between Buyer and Seller, the redemption amounts stated by the charge holders shall be deemed applicable. Neither the Buyer nor the
officiating notary is obliged to verify the correctness of this information. On the due date, the Buyer shall be entitled and obliged to pay the redemption amounts directly to the respective charge
holders in fulfilment of any conditions imposed on the officiating notary and on the instruction of the officiating notary. The charge holders are not entitled to any direct right arising from this agreement. The redemption amounts shall
be credited against the purchase price.
|
Bank:
|
Commerzbank Munich
|
IBAN:
|
DE70 7004 0041 0279 8775 00
|
BIC:
|
COBADEFFXXX
|
In respect of
|
Individual purchase price for property [Description]
|
6.6 |
The Parties agree that the due date notification is a prior event within the meaning of § 286(2)(2) of the German Civil Code; and the Buyer shall therefore be in default if it fails to pay the respective individual purchase price on
time without a reminder from the Seller being required. The timeliness of the payment is not determined by the dispatch of the money, but rather by its complete and contractually-compliant receipt and the irrevocable credit in the account
of the Seller or the charge-holder. All payments shall be made by the Buyer free of conditions, costs and expenses (in particular without deductions etc.). A deposit shall not be considered as payment. If payments are not made on time,
interest shall be charged on the respective amount from the due date at an annual rate of 9 percentage points above the base interest rate. Other rights and claims of the Seller remain unaffected.
|
6.7 |
The Seller shall confirm in writing (email is sufficient) to the officiating notary (with a copy to the Buyer) when the respective individual purchase price has been paid in full.
|
6.8 |
Offsetting and the assertion of rights of retention and rights to withhold performance against the purchase price claim is excluded, unless offsetting or rights of retention or rights to withhold performance are based on undisputed or
legally established (counter)claims.
|
§ 7 |
TRANSFER OF OWNERSHIP, TRANSFER OF IRGHTS AND OBLIGATIONS, DEVELOPMENT
|
7.1 |
Ownership of the respective individual object of purchase shall pass to the Buyer on the first day of the month following full payment of the respective individual purchase price (12:00 a.m). The day of the transfer of ownership is
also referred to in this Purchase Agreement as the “Transfer Date”. The Buyer is entitled and also obliged to take direct possession of the individual object of purchase on the Transfer Date; the
parties hereby waive any formal handover.
|
7.2 |
Transfer of rights and obligations
|
|
7.2.1 |
The rights as well as the obligations and costs, the risk of accidental deterioration and accidental loss as well as the duties of care of the respective individual object of purchase or to the respective individual object of purchase
shall pass to the Buyer on the Transfer Date.
|
|
7.2.2 |
The Buyer shall assume in the Seller’s place the rights and obligations resulting from the possession and ownership of the respective individual object of purchase on the Transfer Date. All property taxes and current public charges
relating to the respective individual object of purchase, the costs of energy, water supplies and disposal services as well as all other charges shall be borne by the Seller in relation to the Buyer until the Transfer Date (not including
the latter), if necessary on a prorated basis, and, unless otherwise expressly agreed in this Purchase Agreement; these shall be at the Buyer’s expense thereafter (including the Transfer Date). The Seller and the Buyer shall settle
accounts with each other on the aforementioned basis, if possible within one month after the respective transfer date, and shall carry out a settlement of payments.
|
|
7.2.3 |
Within one month of the Transfer Date, the Seller shall hand over to the Buyer documents available to it or to third parties it has commissioned which relate to the management of the respective individual object of purchase. The Seller
points out in this connection that the documents are partly available as copies only. The Seller is entitled to retain copies of these documents or - if it has to keep or needs originals due to existing statutory obligations or to enforce
its own claims - to hand over copies to the Buyer and to retain the originals for this period.
|
7.3 |
Development charges, contributions and compensatory levies
|
|
7.3.1 |
Improvement contributions under § 127(1) of the German Federal Building Code, levies under § 127(4) of the German Federal Building Code, development levies pursuant to the relevant municipal tax laws or local ordinances, other
contributions and claims similar to contributions as well as resident contributions, including cost reimbursement claims, as well as the corresponding costs for utility connections and connections for public waste management authorities
(collectively referred to as "Development Charges”) shall be borne by the Seller for those measures which have been invoiced up to the date of this notarial recording (receipt decisive),
irrespective of the creation of the contribution debt under public law. Other than these, the Buyer shall bear the development charges. The Seller declares that, with the exception of the facts disclosed in the due diligence process, it
has no knowledge of any outstanding contributions for measures carried out and not yet invoiced.
|
|
7.3.2 |
The provisions of sub-clause 7.3.1 shall apply to any compensatory amounts within the meaning of §§154 et seq. of the German Federal Building Code as well as for compensatory levies and compensatory payments (e.g. for compensatory
measures under nature conservation law in accordance with §§ 135a of the German Federal Building Code or in the context of reallocation procedures) and other obligations under the relevant nature conservation and landscape laws (carrying
out green space management measures, compensatory and/or replacement measures, etc.) apply analogously.
|
|
7.3.3 |
The parties shall indemnify each other against any claims contradicting the above distribution in the internal relationship.
|
7.4 |
Transfer of the heritable building right agreement for individual purchase object 3
|
7.5 |
Transfer of condominium declaration
|
7.6 |
Transfer of obligations under the Purchase Agreements
|
§ 8 |
PERIOD BETWEEN NOTARIAL RECORDING AND TRANSFER DATE
|
8.1 |
The Seller shall continue to cause the individual objects of purchase to be administered with the care previously exercised until the respective transfer date and shall provide the Buyer with information upon request. This does not
include any measures outside ongoing administration/maintenance/repair and no measures which would mean an improvement of the quality of the individual objects of purchase owed. The Seller shall henceforth inform the Buyer of any new
material events or circumstances affecting the respective individual object of purchase.
|
8.2 |
In all other respects, the provisions of sub-clause 9.1.6 shall apply in addition.
|
§ 9 |
TENANCY AND OTHER USAGE AGREEMENTS
|
9.1 |
Assumption of tenancy and other usage agreements
|
|
9.1.1 |
The tenancy and other usage agreements listed in Appendix 9.1.1 to this deed exist as of today with the tenants listed therein. On the respective
transfer date, the Buyer shall, with the concomitant release of the Seller and in its place, assume the tenancy and other usage agreements listed in Appendix 9.1.1 as well as those tenancy and
other usage agreements which the Seller has concluded with the consent of the Buyer, insofar as these have not already ended on the respective transfer date (collectively referred to as “Tenancy Agreements”
and the respective tenants and authorised users shall be referred to as “Tenants”).
|
|
9.1.2 |
The Seller and the Buyer shall place each other in the same position as if the tenancy agreements assumed by the Buyer in accordance with sub-clause 9.1.1 had been transferred in their entirety to the Buyer on the respective transfer
date.
|
|
9.1.3 |
The Buyer is obliged with respect to the Seller to grant the tenants the rights to which they are contractually entitled under the assumed tenancy agreements for the period following the respective transfer date.
|
|
9.1.4 |
The Seller hereby assigns to the Buyer, who accepts, subject to the condition precedent on the basis of and with effect from the respective transfer date, all claims arising from the tenancy agreements which concern the period from the
transfer date. The Seller shall remain entitled to claims against the tenants for rent and ancillary costs as well as other claims for the period up to the transfer date. The Seller authorises and empowers the Buyer, subject to a
condition precedent on the basis of and with effect from the transfer date, to assert the rights arising from the tenancy agreements from the transfer date to the extent that the Buyer is entitled to them under this Purchase Agreement,
including the right to give notice and to amend and conclude tenancy agreements. At the Buyer's request, the Seller shall issue a separate power of attorney or title document (Section 172 of the German Civil Code) concerning this
authorization and power of attorney. The Buyer shall indemnify the Seller against any claims of the tenants as a result of the exercise of this authorisation/power of attorney. The notary is authorised and instructed to issue to the
Buyer, at its request, extracts from this deed from the respective transfer date only with the power of attorney.
|
|
9.1.5 |
Immediately after the respective transfer date, the Seller and the Buyer shall inform the tenants of the completed sale and the associated change of landlord in a joint letter in accordance with the sample annexed as Appendix 9.1.5 .
|
|
9.1.6 |
The conclusion of new tenancy agreements and the amendment of existing tenancy agreements, including the cancellation of tenancy agreements, shall henceforth require the Buyer’s prior consent, which the Buyer may only refuse for good
cause. The Seller is currently in negotiations with the tenants of the individual objects of purchase 10, 13 and 21 regarding the conclusion of additional tenancy agreements. The details of the content of the negotiations are set out in Appendix 9.1.6. The Seller shall henceforth coordinate closely with the Buyer with regard to the negotiations with the tenants and shall not conclude the contractual supplementary agreements under
negotiation without the Buyer’s prior consent. This applies both to any contractual negotiations conducted by the Seller and to any letting activities relating to the individual objects of purchase.
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9.2 |
Operating and Ancillary Costs
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|
9.2.1 |
The settlement for the settlement periods already completed on the respective transfer date is the Seller’s responsibility. The Buyer shall be responsible for settlement for the current settlement period and for subsequent settlement
periods. Furthermore, within one month of the respective transfer date, the Seller shall settle with the Buyer the operating and ancillary costs for the current settlement period already paid to it or the performance otherwise provided to
it by the tenants for the current settlement period as well as the operating and ancillary costs it has paid for the respective object of purchase for the current settlement period, taking into account the cut-off date-related
apportionment in accordance with sub-clause 7.2 . The balance resulting from this settlement shall be settled immediately between the parties.
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9.2.2 |
Regarding any vacancies during the relevant settlement period, it shall be assumed for the preparation of the annual ancillary costs settlement that the Seller is the fictitious tenant of these vacant spaces until the transfer date and
the Buyer from the transfer date. If the settlements for the settlement period running on the respective transfer date show credit balances in favour of a tenant as against the individual tenants, the Buyer shall pay these to the
respective tenant and shall indemnify the Seller against claims of the tenant based on these credit balances. If the settlements concerning the ongoing settlement period result in additional claims against the tenants, these shall accrue
to the Buyer.
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9.3 |
Advance payments of rent and ancillary costs
|
9.4 |
Security deposits
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§ 10 |
ASSUMPTION OF PROPERTY CONTRACTS
|
10.1 |
The Buyer shall assume the contracts mentioned Appendix 10.1 to this deed as well as those contracts connected with the management of the
respective individual objects of purchase concluded by the Seller or its legal predecessor (collectively referred to as “Property Contracts”) by taking the Seller’s place in these contracts with the
effect of releasing the Seller from its obligations on the respective transfer date. The Seller shall only be entitled to any rights and claims arising from these contracts if these relate to the period prior to the respective transfer
date and if the Seller needs these to fulfil any claims of the Buyer arising from this contract or in the event of claims by tenants or against tenants due to rights and claims arising from the period up to the transfer date.
Correspondingly, any (special) termination rights agreed in the property contracts shall remain in force until such a contract is transferred to the Buyer. The Seller shall only initiate the termination of such a contract in agreement
with the Buyer and at the latter’s request.
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10.2 |
The Buyer undertakes to fulfil the obligations arising from the property contracts from the respective transfer date and to indemnify the Seller against all claims of the respective contractual partners of the property contracts.
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10.3 |
Where necessary, the Seller and the Buyer shall coordinate with each other with regard to the assumed property contracts and shall support each other in the transfer of these contracts to the Buyer - especially with respect to the
respective contractual partners. The Seller and the Buyer shall act as if the property contracts as a whole had been transferred to the Buyer on the respective transfer date, even in relation to such contracts where the respective
contractual party objects to the transfer to the Buyer. If a contractual partner objects to the transfer of the property contract, the Seller shall terminate the contract at the next possible date. Until such time, the parties to the
contract shall act in their internal relationship as if the property contract had been transferred to the Buyer.
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§ 11 |
ASSIGNMENT OF CLAIMS
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11.1 |
With effect from the respective transfer date, the Seller shall assign to the Buyer any claims which may still exist at this point in time and to which it is entitled against third parties in connection with the construction,
acquisition, management and operation of the individual objects of purchase and in connection with any renovation or repair measures it carried out due to planning and/or construction defects or in the event of deterioration of the
respective individual object of purchase.
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11.2 |
If the Seller is entitled to proprietary rights of use and modification in connection with the respective individual object of purchase, the Seller shall assign these rights of use and modification with effect from the respective date
of transfer to the Buyer, who shall accept these assignments. However, the Seller shall not be liable for the assignability, existence, recoverability and enforceability of the aforementioned claims.
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11.3 |
If and insofar as the Seller is liable to the Buyer under this contract, the Buyer shall be obliged to reassign the relevant claims to the Seller upon the Seller's written request.
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§ 12 |
INSURANCE
|
12.1 |
The Seller shall only maintain the insurance policies it maintains for the respective individual object of purchase until the respective transfer date. Being aware of the legal provisions regarding assumption of the property insurance
policies taken out by the Seller in accordance with §§ 95 ff. of the German Insurance Contract Act, the Buyer hereby waives, also with direct effect with respect to the insurer of the currently existing property insurance policies for the
individual properties, the continuation of the insurance contracts maintained for the respective individual purchase object beyond the transfer date; claims for any damage incurred before the respective transfer date shall remain
unaffected. The Buyer is hereby informed that it has to provide for its own insurance of the respective individual object of purchase from the respective transfer date. The Buyer is aware of the risks which may arise for it if it does not
ensure insurance cover from the time of handover by taking out new insurance policies.
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12.2 |
The Buyer shall indemnify the Seller against third party claims arising from the legal concept of property owner’s liability, insofar as these are caused by damage during the period from the respective transfer date until the transfer
of ownership in the land register.
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§ 13 |
SELLER’S WARRANTY / LIABILITY
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13.1 |
Unless expressly agreed otherwise in this Purchase Agreement, the respective individual object of purchase is sold in its current, used and age-related condition as is, excluding any liability for legal and material defects. The Seller
shall not be liable for matters related to the area, quality, condition, usability or a certain earning capacity of the respective individual object of purchase over and above the Seller's warranties declared in sub-clause 13.6 ff. The
parties agree that the risk of future usability, rentability and/or developability of the individual objects of purchase lies solely with the Buyer. Even if the Buyer has disclosed its intentions in this regard to the Seller prior to the
Agreement’s conclusion, these intentions shall not form the basis of this Agreement.
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13.2 |
The Buyer had the opportunity to conduct a technical, economic, tax and legal due diligence inspection in advance. Within the scope of this inspection, the Buyer has inspected the individual objects of purchase, among other things,
with the participation of experts or caused such inspections to be undertaken by experts and has had the opportunity to make further enquiries, obtain information and inspect registers on its own initiative. After the conduct of the due
diligence, the parties renegotiated and adjusted the total purchase price accordingly.
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13.3 |
The Seller has provided the Buyer with documents and other information about the respective individual objects of purchase in a Drooms GmbH web-based data room (“Data Room”). The data room’s
contents are summarized in the data room index annexed as Appendix 13.3a and are deemed known. A data carrier (DVD) containing a complete storage of the data
room was handed over to the officiating notary today by the Parties for evidence purposes for safekeeping alongside the deed until 31 December 2024 with the instruction to keep it and to provide each party with a full or partial copy at
their written request and at their expense. The notary has advised that he has not checked the data carrier in terms of content nor technically. The Parties hereby release the notary from liability for the data carrier’s correctness in
terms of content and/or technical intactness or for its continued intactness for the duration of the deposit. The notary is not liable for any damage to the data carrier, for example caused by its age.
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13.4 |
Destruction, damage (“Deterioration”) of the respective individual object of purchase occurring up to the respective transfer date, which is not caused by contractual use, constitutes mere wear
and tear or occurs due to age, shall only be remedied by the Seller to the extent that it has caused this intentionally or through gross negligence. Other deterioration are deemed to be contractually-compliant and shall be accepted by the
Buyer without adjustment of the respective individual purchase price.
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13.5 |
Subject to the provisions of sub-clause 13.7 ff., the Seller declares to the Buyer in the form of an independent guarantee under §311 (1) of the German Civil Code (subsequently referred to as “Seller's
Warranties") that the declaration in sub-clause 13.6 is correct as at the date of the notarial recording of this Purchase Agreement (subsequently referred to as the “Signature Date”),
unless expressly stated otherwise. Declarations of knowledge of the Seller refer in each case to the time two bank working days before today's notarial recording. The Parties agree that the Seller's warranties do not constitute guarantees
for the quality of an item within the meaning of §§ 443 of the German Civil Code and do not constitute an agreement on the quality of an item under § 434 (1) of the German Civil Code.
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13.6 |
Seller Warranties
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|
13.6.1 |
As far as the Seller is aware, only the tenancy agreements listed in Appendix 9.1.1 exist with regard to the respective individual object of purchase.
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13.6.2 |
As far as the Seller is aware, none of the tenancy agreements listed in Appendix 9.1.1 have been cancelled or terminated, unless disclosed accordingly.
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13.6.3 |
As far as the Seller is aware, no advance dispositions have been made in respect of tenancy-related claims and claims for advance payment of operating and ancillary costs for the period following the transfer date which will not be
cancelled at the time of transfer.
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13.6.4 |
As far as the Seller is aware, no legal disputes concerning the respective individual object of purchase which would affect the Buyer after the transfer date are pending as of this day, unless expressly disclosed. However, the Buyer is
aware that the Seller, as claimant, is currently conducting a lawsuit against the architects and general contractors commissioned with the planning and construction of the building on individual object of purchase 2 (Cham) due to defects
in the parking area. The lawsuit pending before the Regensburg District Court under reference number 11 O 4/18 will be continued by the Seller and will not be transferred to the Buyer. The Seller intends to conclude this process by means
of a settlement which will, among other things, stipulate that the defendants will have to remedy the defects and that the costs incurred will be borne proportionately by the parties to the dispute and, if applicable, by the tenant of the
individual object of purchase 2. There is no obligation on the Seller’s part to conclude a settlement. The Buyer will only object to the conclusion of a supplementary agreement with the tenant which may be necessary in this connection for
good cause. The Buyer shall grant the Seller or third parties commissioned by the Seller access to the individual object of purchase 2 at any time after prior announcement in order to carry out the work required to eliminate the defect.
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13.6.5 |
As far as it is aware, the Seller has not entered into any employment relationships in respect of the individual objects of purchase it has sold which are transferred to the Buyer by the execution of this Purchase Agreement in
accordance with § 613a of the German Civil Code. The Seller shall indemnify the Buyer against any claims by the Seller’s employees and against reasonable costs of legal defence incurred in this connection.
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13.7 |
Claims for breach of the aforementioned Seller warranties
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|
13.7.1 |
If one or more Seller Warranties are incorrect, the Buyer shall give the Seller the opportunity to restore the contractually-compliant condition that would exist if the statements made in this Purchase Agreement as Seller Warranties
were correct.
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13.7.2 |
The Buyer shall grant the Seller a reasonable period of time in each case to bring about the contractually-compliant condition in accordance with sub-clause 13.7.1 with the declaration that it will refuse to bring about the contractual
condition after expiry of this period. The setting of a grace period may be dispensed with if the creation of the contractual condition is not possible or economically unreasonable or is finally refused by the Seller.
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13.7.3 |
If restitution in kind or monetary compensation is not possible or unreasonable for the Seller, the Seller shall compensate the Buyer for the direct loss arising therefrom. Indirect or consequential losses, loss of profit (except loss
of rent), internal administrative or fixed costs, and reduced company and property value are not liable to compensation. Any purchase price factors, multipliers or even possible leverage effects shall not be taken into account in the
calculation of any losses.
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13.7.4 |
For clarification: A right of withdrawal or any other form of cancellation of this Purchase Agreement due to the violation of a Seller warranty is excluded.
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13.8 |
Limitation of liability
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|
13.8.1 |
Claims and rights of the Buyer under this Purchase Agreement are excluded if and to the extent that the Buyer, its advisers or other third parties commissioned by the Buyer to carry out the inspection had or could have had knowledge of
the circumstances, state of affairs or facts giving rise to liability on the Seller’s part. This also includes information or circumstances that have arisen or could have arisen from the property inspections as well as from registers,
official documents or enquiries made with authorities. The information and circumstances provided to the Seller by the Buyer shall be deemed known to the Buyer.
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13.8.2 |
Knowledge
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(a) |
Insofar as the knowledge of the Seller is relevant in or in connection with this Purchase Agreement, only the positive knowledge of Mr. Julius Falcinelli, who is responsible on the Seller’s side as Senior Manager for the ongoing
management of the individual objects of purchase, is relevant.
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(b) |
The Seller points out that it has not made any enquiries or further investigations prior to this sale. The Buyer accepts this fact.
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(c) |
The parties confirm for the avoidance of doubt that the above provisions of this sub-clause section I13.8.2 only concern an attribution of information/knowledge and not the establishment of personal liability of the person referred to
in sub-clause 13.8.2(a).
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13.8.3 |
Any liability of the Seller arising from and in connection with this Agreement, regardless of the legal basis, requires that (i) damage in an individual case amounts to at least 10,000 euro, and (ii) the individual damages to be
considered accordingly exceed a total amount of 150,000 euro (“Threshold Value”). In these cases, the Seller shall therefore only be liable if and insofar as the total damage exceeds the threshold
value (exemption limit). Furthermore, the damage to be compensated per individual object of purchase, for whatever reason, is limited to a maximum of 10% of the respective individual purchase price.
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13.8.4 |
The Parties expressly declare that all claims and rights of the Buyer arising from or in connection with this Purchase Agreement, in particular in the event of a breach of a Seller warranty, are exclusively and conclusively regulated
in this Purchase Agreement and all other or further legal claims in this connection for cancellation, withdrawal, reduction, non-performance or for other legal reasons as well as any claims arising from or in connection with
pre-contractual obligations under §311 (2) of the German Civil Code , deliberation breach of a contractual duty or due to disruption or frustration of purpose are excluded - subject to the provision of sub-clause 13.10.
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13.9 |
All claims and rights of the Buyer arising from and in connection with this Purchase Agreement, in particular also due to any breach of Seller warranties, are subject to a limitation period of 12 months from the respective transfer
date. Notwithstanding the foregoing, the Buyer's claim for the transfer of ownership shall lapse after three years from the notarial recording of this Purchase Agreement. The prescription period for tax exemption claims shall be in line
with § 15.
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13.10 |
All exclusions and limitations of liability contained in this Purchase Agreement shall not apply to liability for losses resulting from death, physical injury or sickness if the Seller is responsible for the breach of duty, for other
damages based on an intentional breach of duty by the Seller or on an intentional breach of duty by the Seller's legal representative or vicarious agent and for fraudulently concealed defects.
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§ 14 |
ENVIRONMENTAL DAMAGE
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14.1 |
“Environmental damage” within the meaning of this Purchase Agreement shall be all soil, soil air, leachate, surface water and groundwater contamination, pollutants, other detrimental changes in
water properties within the meaning of §§ 22, 34 of the German Water Resources Management Act, damage to species and natural habitats, warfare agents and explosive ordnance, and waste. Environmental damage includes in particular harmful
soil changes, suspected areas, contaminated sites and areas suspected of being contaminated within the meaning of §2 of the German Federal Soil Protection Act or within the meaning of §2 of the German Environmental Damage Act, as well as
hazardous substances or preparations present in or on buildings within the meaning of §3a Chemicals Act or Directive 67/548/EEC. If reference is made in this paragraph to statutory provisions or regulations, the relevant definitions shall
be supplemented by the relevant statutory regulations, administrative provisions and technical directives, including (other) European legal requirements.
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14.2 |
The Seller is not required to procure the freedom of the respective individual purchase object from environmental damage, unless otherwise regulated in this Purchase Agreement. Any liability of the Seller resulting from environmental
damage is excluded, subject to the provisions of sub-clause 13.10. The Seller declares that it has not inspected the individual objects of purchase for environmental damage, but that it is otherwise unaware of the existence of such
environmental damage, except where documents in this respect have been disclosed in the due diligence process.
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14.3 |
The Buyer shall indemnify the Seller against public law and civil law obligations arising from claims relating to environmental damage, in particular claims for and costs of investigations, monitoring, safeguarding, remediation or
cleansing of such environmental damage. Sub-clause 13.10 remains unaffected. Each Party shall immediately inform the other in writing if environmental damage is discovered.
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14.4 |
The exclusion of liability under sub-clause 14.2 and the indemnity under sub-clause 14.3 shall also apply for the benefit of such persons or companies who are responsible for the Seller's liability for environmental damage, such that
such persons or companies are directly entitled under this provision (genuine contract for the benefit of third parties) within the meaning of §328 (1) of the German Civil Code.
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14.5 |
Any compensation claims of the Buyer against the Seller and/or the persons and companies mentioned in sub-clause 14.4 in particular according to § 24(2) of the German Federal Soil Protection Act and/or § 9(2) of the German
Environmental Damage Act, are excluded.
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§ 15 |
SELLER’S TAX EXEMPTION
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15.1 |
If the Buyer is the subject of a tax demand in accordance with §75 of the German Tax Code, §§ 11 (2), 12 of the German Property Tax Act, §1 (1a) of the German VAT Act in connection with the acquisition of the respective individual
object of purchase, the Seller shall immediately indemnify the Buyer against such taxes and additional tax payments.
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15.2 |
If input tax adjustments pursuant to §15a of the German VAT Act are effected within the scope of the legal succession for VAT purposes (see sub-clause 5.2), which are based on changes in the circumstances underlying the original input
tax deduction that have occurred up to the transfer date, in particular due to the continuation of a use of an individual object of purchase detrimental to input tax that began before the transfer date, the Seller shall indemnify the
Buyer against input tax adjustments insofar as these relate to input tax deducted by the Seller.
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15.3 |
The Buyer shall immediately inform the Seller of any such demand from the tax office, shall, at the Seller's request, lodge all available appeals against such a demand and shall conduct the appeal proceedings in accordance with the
Seller's instructions. All costs arising from this, in particular the fees of lawyers and tax consultants and procedural costs shall be borne by the Seller.
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15.4 |
The Buyer's claims under this sub-clause § 15 shall not lapse before the expiry of six months from the notice of liability or the tax assessment on which the demand is based has become formally and materially effective. It is clarified
that any different prescription periods agreed elsewhere in this Agreement and any other exclusions, limitations or allowances of liability shall not apply to claims arising from this sub-clause § 15.
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15.5 |
The Buyer shall notify the competent tax office of the acquisition of the respective transferred business (individual object of purchase) and provide the Seller with a copy of the notification without being requested to do so. Delays
in the notification shall be at the Buyer’s expense.
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§ 16 |
PRIOR NOTICE OF CONVEYANCE AND CONVEYANCE
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16.1 |
Prior notice of conveyance
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|
16.1.1 |
To secure the claim to transfer of title, the Seller hereby consents and the Seller and the Buyer hereby request the entry of a priority notice of conveyance in the Buyer’s favour in a priority position in the land
register for the respective individual object of purchase, with the remark that the secured claim cannot be assigned without the owner’s consent.
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16.1.2 |
The Buyer hereby requests for the respective priority notice of conveyance to be deleted again at the same time as its registration as owner, unless interim registrations have been made or interim applications have been made
which the Buyer has not approved, accepted or agreed to.
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16.1.3 |
The priority notice of conveyance on the respective individual object of purchase is subject to cancellation. The condition shall be satisfied if the notary applies to the land registry for cancellation of the priority notice by means
of a notarial deed of ownership. The notary is irrevocably instructed to submit the application to the respective land registry only when the Seller requests him to do so and the following conditions are met:
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|
(a) |
The notary has issued the due date notification according to sub-clause 6.1 for an individual object of purchase and
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(b) |
the Seller has declared to the notary in accordance with sub-clauses 18.3 and 18.4 and enclosing copies of the relevant documents (setting of a grace period; declaration that no payment has been made even within the grace period that
it is withdrawing from this Purchase Agreement with regard to the individual object of purchase for which the due date notification was issued, due to the Buyer’s defaulting on payment, and
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(c) |
the notary has notified the Buyer in writing that he will submit the application for cancellation to the land registries after the expiry of one month, and
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(d) |
the time limit referred to in sub-clause (c) has expired without the notary having received a joint instruction to the contrary from the Seller and the Buyer or a court decision prohibiting the cancellation at least temporarily, or (alternatively, under subparagraphs (a) to (d))
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(e) |
the Seller has demonstrated to the notary that the Buyer has unequivocally refrained from executing the Purchase Agreement in relation to one or more individual objects of purchase(s), e.g. by a declaration of withdrawal.
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16.1.4 |
The Parties hereby irrevocably instruct the officiating notary, i.e. revocable or modifiable henceforth only with the consent of all Parties, to submit the application for registration of the priority notice of conveyance with respect
to the respective individual object of purchase to the land registry without delay.
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§ 17 |
AUTHORITY TO CHARGE
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17.1 |
The Seller undertakes to cooperate in the creation of charges to finance the purchase price (with the exception of the individual purchase object 23) without assuming personal liability or costs if the following security agreements
(sub-clauses 17.2 and 17.3) are made at the same time and are reproduced in the deed of charge. However, despite the Seller's cooperation, it is solely the Buyer's responsibility to ensure that any necessary financing is available when
the purchase price falls due.
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17.2 |
The power of attorney shall be limited in the internal relationship to the extent that the Seller does not assume any personal liability to the charge-holder and the charges only serve to secure the payments financed by the
charge-holder and actually made to the Seller in accordance with the contractual agreements until payment of the respective individual purchase price. Compliance with this restriction does not have to be proven to the land registry.
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17.3 |
The power of attorney is further limited in that the deed pf charge shall reflect the following terms already hereby agreed by the Seller and the Buyer, and the terms Buyer, Seller and Contract shall be as defined in this Purchase
Agreement:
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17.4 |
The land charge created on the basis of this authorisation to charge may remain in existence even after transfer of ownership. The Seller shall transfer all rights to this land charge to which it is entitled, in particular owner's
rights and restitution claims, with effect from payment of the purchase price, in any event from transfer of ownership and shall consent to the corresponding entry in the land register.
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17.5 |
The Seller does not assume any personal payment obligations or other personal debt obligations in connection with the creation of a land charge. The Buyer undertakes to indemnify the Seller against all costs and other consequences of
the creation of a land charge.
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17.6 |
The Seller and the Buyer authorise the following employees in the notary's office: Linda Schellknecht, Olga Winter, Antje Zehden and Edita Durakovic, in each case individually and with release from any personal liability, to make the
declarations required for the creation and registration of land charges in accordance with para. 1 on their behalf, and in particular to subject the Buyer for the amount of the land charge together with interest and ancillary payments to
personal enforcement against its entire assets as well as the object of purchase in accordance with § 800 of the German Code of Civil Procedure.
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17.7 |
The Notary is hereby instructed to transmit enforceable copies of the deed of charge to the charge-holder or to place them into legal circulation only after the relevant individual purchase price has been paid or the Notary has
received the written and irrevocable declaration of the charge-holder to be obtained by the Buyer in which the Buyer confirms that it will observe the above security purpose agreement, restrictions and payment instruction.
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17.8 |
Notarial recordings based on the above authorisation may only be made before the recording notary or his officially appointed representative at this notarial office.
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17.9 |
The above restrictions on the authorisation to charge and the instructions to the notary shall only apply in the internal relationship of the contractual parties and in relation to any charge-holders, but not to third parties, in
particular not to the land registry.
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§ 18 |
RIGHTS OF WITHDRAWAL
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18.1 |
Non-compliance with the due date conditions
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18.2 |
Exercise of pre-emptive rights
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|
18.2.1 |
In the event of the exercise of a (statutory or in rem) pre-emptive right to purchase an individual object of purchase, the Seller shall be entitled to withdraw from this Purchase Agreement in relation to the individual object of
purchase affected by the exercise of the pre-emptive right, for which the pre-emptive right is (wholly or partially) exercised. The Buyer also has the right to withdraw from this Purchase Agreement for an individual object of purchase
affected by the exercise of the pre-emptive right, provided that this relates to a substantial part (i.e. a part which restricts the usability of the respective individual object of purchase and which restricts the rights of a tenant of
the affected individual object of purchase), but not to the entire individual object of purchase.
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18.2.2 |
In the event of the exercise of a pre-emptive right (statutory or in rem), the Seller shall assign its claims arising from the contract with the party entitled to pre-emption to the Buyer to the extent that the Buyer has already paid
the purchase price for the individual object of purchase concerned. The Buyer hereby accepts the assignment. In such case, the Buyer's rights of withdrawal in relation to those individual objects of purchase for which no pre-emptive right
was exercised are excluded.
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18.2.3 |
If a statutory pre-emptive right is only exercised in respect of an insignificant part of an individual object of purchase (i.e. a part which does not restrict the usability of the respective individual object of purchase and which
does not trigger any rights of a tenant of the affected individual object of purchase), the Buyer - unless the Seller withdraws from the contract in accordance with sub-clause 18.2.1 - shall continue to remain liable to pay the entire
respective individual purchase price in accordance with this contract. In return, the Seller assigns to the Buyer the claims against the party entitled to pre-emption for payment of the individual purchase price or the statutory
compensation. Within the scope of the exercise of the pre-emptive right, the Seller shall be released from its performance obligations towards the Buyer; likewise, the due date condition according to sub-clause 6.1.2 (negative clearance
certificate/waiver) shall not apply to this part of the individual object of purchase. Further claims, in particular a right of withdrawal and claims for damages or reimbursement of expenses of the Buyer against the Seller, are excluded
in such a case.
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18.2.4 |
In the event of the exercise of a pre-emptive right or the refusal of an official permit or its issuance subject to a condition or requirement, the notice shall be served on the parties themselves. Neither the officiating notary nor
his notarial staff are authorised to receive such documents.
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18.3 |
Payment default
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|
18.3.1 |
If the Buyer is wholly or partly in default of the payment of the individual purchase price for an individual object of purchase for more than ten bank working days and if the Buyer does not effect the purchase price payment within a
grace period of at least ten further bank working days to be set by the Seller in writing, the Seller may, at its option, withdraw from this Purchase Agreement in relation to the respective individual object of purchase affected by the
default of payment or in relation to the entire object of purchase.
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18.3.2 |
The right to exercise this right of withdrawal shall not apply if the Buyer has paid the full individual purchase price plus the accrued default interest in accordance with the contract before the Seller has declared withdrawal.
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18.4 |
General rules on withdrawal
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|
18.4.1 |
The withdrawal shall be notified in writing to the officiating notary. The parties hereby irrevocably authorise the officiating notary, i.e. revocable or modifiable henceforth only with the consent of all parties, and with exemption
from the restrictions of § 181 of the German Civil Code, to receive the declarations of withdrawal. The withdrawal shall become effective upon receipt of the declaration of withdrawal by the officiating notary.
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18.4.2 |
The right of withdrawal is excluded for the party responsible for the reason for withdrawal.
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18.4.3 |
The right to withdraw from the Agreement shall lapse as soon as the reason for withdrawal has completely disappeared before one of the parties has effectively declared withdrawal.
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18.4.4 |
The reimbursement of any purchase price payments made shall be effected concurrently against cancellation of the priority notice in the Buyer’s favour and any financing charges of the Buyer. The consequences of withdrawal are otherwise
determined in accordance with §§ 346 ff. of the German Civil Code.
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18.4.5 |
Claims for compensation shall remain unaffected in the event that one of the parties is at fault in accordance with this Purchase Agreement. In the event of the Seller’s withdrawal from an individual object of purchase or from the
entire object of purchase in accordance with sub-clause 18.3.1, the Buyer shall owe the Seller a fixed contractual penalty of 3,500,000 euro The assertion of other or further claims in connection with the payment default and the
non-execution of this Agreement are excluded in the event of a withdrawal according to sub-clause 18.3.1.
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18.5 |
Costs in the event of withdrawal
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|
18.5.1 |
In the event of withdrawal on the basis of sub-clause 18.1, the Seller shall bear proportionately the costs of the cancellation of the individual purchase agreement affected by the withdrawal, provided that wilful intent or gross
negligence is imputable to the Seller in relation to the non-occurrence of a due date condition. Apart from this, the parties shall bear their own costs.
|
|
18.5.2 |
In the event of a cancellation on the basis of sub-clause 18.2 , the parties shall each bear half of the costs of the cancellation attributable to the individual purchase agreement affected by the rescission. Apart from this, the
parties shall bear their own costs.
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|
18.5.3 |
In the event of a withdrawal on the basis of sub-clause 18.3, the Buyer shall bear the notary, court and registration costs attributable to the individual purchase agreement affected by the withdrawal, which are incurred during the
notarial recording, execution and cancellation of this contract or individual purchase agreements. Apart from this, the parties shall bear their own costs.
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§ 19 |
COSTS AND REAL ESTATE TRANSFER TAX
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19.1 |
The notarial and court costs for the notarial recording and execution of this Purchase Agreement, including the Reference Deed, as well as the real estate transfer tax shall be borne by the Buyer. However, the Seller shall bear the
costs for the cancellation of any land charges not assumed by the Buyer under the terms of this Purchase Agreement, as well as the costs incurred for the bank guarantee.
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19.2 |
Each party shall bear the costs of the consultants it engages.
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19.3 |
The Buyer shall pay the notary, court and registration fees it owes as well as the real estate transfer tax in each case without delay and shall immediately demonstrate the respective payment to the Seller at its request.
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19.4 |
Any brokerage/agency fee payable to Perelman Real Estate Investment House Ltd. shall be paid by the Buyer.
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§ 20 |
NOTIFICATIONS AND DECLARATIONS
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20.1 |
All notifications and declarations to be made to the Seller or the Buyer in connection with the execution or implementation of this Purchase Agreement shall be written in German and, unless expressly agreed otherwise, shall be
transmitted in writing or by another means of transmission previously accepted by the party concerned to the domestic receiving agents of the party concerned at the last domestic address indicated by the party concerned. The authorised
receiving agents designated by the parties are - until notification of a change in accordance with sub-clause 20.3.
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|
20.1.1 |
for the Seller OPTIBASE BAVARIA GmbH & Co. KG:
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To:
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Mr. Julius Falcinelli
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Address:
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c/o Montana Asset Management, Lenbachplatz 5, 80333 Munich
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Tel.:
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089-242 169 800
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Fax:
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089-242 169 8029
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Email:
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julius@montano.eu
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|
20.1.2 |
for the Buyer Deutsche Konsum REIT-AG:
|
To:
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Mr. Alexander Kroth /
Mr. Christian Hellmuth
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Address:
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August-Bebel-Straße 68
14482 Potsdam
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Tel.:
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+49 (0)331 740 076 512
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Fax:
|
+49 (0)331 740 076 520
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Email:
|
ak@deutsche-konsum.de /
ak@deutsche-konsum.de
|
20.2 |
The parties shall also appoint the contact persons designated by them above as their domestic receiving and notification agents for the purpose of bringing an action and for the service of documents in any legal proceedings.
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20.3 |
Until the appointment of a new domestic contact person and the communication of their complete contact details in accordance with the requirements set out in sub-clause 20.1, the last contact person communicated (unilaterally)
irrevocably to the other parties shall be deemed to be the relevant party’s authorised recipient and agent for service.
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§ 21 |
EXECUTUON OF THE AGREEMENT
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21.1 |
The officiating notary is commissioned and authorized with the execution and enforcement of this deed, unless otherwise expressly stipulated in this deed. The officiating notary shall obtain all official approvals and declarations;
subject to sub-clause 18.2.4 , these shall become effective with respect to all Parties upon receipt by the notary; and the notary is released from the restrictions of § 181 of the German Civil Code in this respect.
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21.2 |
All land register applications contained in this deed can also be made separately by the notary and withdrawn separately.
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21.3 |
The parties hereby authorise for themselves and their legal successors, with the exclusion of personal liability, the employees of the notary's office Linda Schellknecht, Olga Winter, Antje Zehden und Edita Durakovic, each with
business address at Joachimsthaler Straße 24, 10719 Berlin, each acting on their own, with exemption from the restrictions of § 181 of the German Civil Code and with the right to grant sub-powers of attorney, to make and accept all
declarations which may still be necessary or useful for the amendment, supplementation, implementation or enforcement of this Purchase Agreement, in particular to the land registry office - as well as for the purposes of a supplementary
notarial recording required pursuant to § 2 sub-clause 2.9. The authorised representatives are in particular authorised to declare or repeat the conveyance, to make declarations of identity and to approve and apply for entries in the land
register. All declarations of the authorised representatives are only effective if they are made to a notarial record or signature certification of the officiating notary. The power of attorney also extends to the filing of declarations
of cancellation, corrections to this Purchase Agreement, declarations of priority and the withdrawal of applications. The power of attorney is unrestricted in relation to the land registry. In the internal relationship it may only be used
after prior draft approval by the Parties, which the land registry does not need to review.
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21.4 |
The powers of attorney shall be effective immediately, irrespective of the existence of any official approvals or other impediments to the effectiveness of this Purchase Agreement. The powers of attorney shall expire four weeks after
this Purchase Agreement’s complete implementation and execution.
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21.5 |
In the event of full or partial cancellation or non-execution of this Purchase Agreement, the power of attorney shall also grant authority for the deletion of the priority notice of conveyance granted in accordance with
sub-clause 16.1. The authorised representatives are hereby irrevocably instructed by the Parties, i.e. revocable or modifiable henceforth only with the consent of all parties, to make immediate use of their power of attorney in such cases
in accordance with the provisions of this Purchase Agreement.
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§ 22 |
INFORMATION
|
|
− |
the Buyer only acquires the ownership/heritable building right of the individual object of purchase upon registration in the land register,
|
|
− |
for the transfer of ownership, inter alia, the certificate of good standing for real estate transfer tax purposes must be available and the court costs must be paid,
|
|
− |
the parties are legally liable to the tax authorities as joint debtors for the real estate transfer tax and for notary and court costs in the external relationship,
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|
− |
agreements made outside this deed may lead to the invalidity of the entire Agreement.
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§ 23 |
LEGAL SUCCESSION
|
§ 24 |
CONFIDENTIALITY
|
24.1 |
The Parties shall treat the conclusion and content of this Purchase Agreement, including all appendices and the Reference Deed, the amount of the individual purchase prices and the total purchase price as well as all
information/knowledge which they have received in connection with the preparation and/or conclusion of this Purchase Agreement as strictly confidential and shall not disclose this to third parties. However, this does not apply to
companies affiliated with the Parties and to the Parties' advisors, provided that they are subject to legal confidentiality.
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24.2 |
Press releases and information to third parties concerning this transaction require prior mutual agreement between the Parties.
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§ 25 |
MISCELLANEOUS
|
25.1 |
For the purposes of this Purchase Agreement, bank working days are all days on which commercial banks in Munich are generally open (“Bank working days”).
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25.2 |
The term “Notary” within the meaning of this document means the undersigned notary as well as his successor in office, his officially appointed representative(s) and any other notary associated with him in the exercise of his
profession (“Notary”).
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25.3 |
The assumption of rights or obligations or contractual relationships or the entry into rights or obligations or contractual relationships by the Buyer in the Seller’s place in the course of this Purchase Agreement shall - unless
expressly agreed otherwise - in each case be subject to a condition precedent on and effective from the respective transfer date. The same shall apply insofar as the Seller assigns to the Buyer movable items, claims or transfers rights or
security or the rights and claims relating to these to the Buyer within the scope of this Purchase Agreement. The assignment of rights and claims shall also be subject to cancellation of this Purchase Agreement or its cancellation or
non-execution for any other reason, unless expressly provided otherwise in this Purchase Agreement.
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25.4 |
The place of jurisdiction for all disputes arising from or in connection with this Purchase Agreement is Munich.
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25.5 |
If any provision of this Purchase Agreement is or proves wholly or partly invalid or unenforceable, this shall not affect the validity and enforceability of all the other provisions of this Purchase Agreement.
|
25.6 |
Obtained from this deed:
|
|
− |
the Land Registry
|
|
− |
one to each Party
|
|
− |
the respective authority responsible for real estate transfer tax
|
|
− |
the respective evaluation committee
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|
− |
Seller's chargee
|
Appendix
|
|
2.1
|
Recent extracts from the Land Register, Register of Heritable Building Rights and Condominium Register.
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2.1a
|
Property Exchange Agreement Deed No. B 2396/2018 executed by Dr. Lorenz Bülow, notary in Kempten, for individual object of purchase 10
(Kempten-Lenzfried)
|
2.5
|
List of pending applications for land registry action based on inspection of the list of pending land registry applications/application lists on
10/01/2020
|
7.4
|
Heritable Building Right Contract Deed No. 475/97 executed by Notary Brigitte Nachbar in Kötzting dated 13/05/1997 together with addenda for
individual object of purchase 3 (Chamerau)
|
7.5a
|
Condominium Declaration and Bylaws Deed No. 3794/1986 of 30/12/1986 executed by Notary Dr. Claus Gastroph together with addenda for individual
object of purchase 9 (Ingolstadt)
|
7.5b
|
Minutes of the Homeowners’ Association meetings for the years 2016 to 2019 for individual object of purchase 9 (Ingolstadt)
|
9.15
|
Model joint notification of change of landlord
|
9.16
|
Listing of the content of the negotiations on the conclusion of addenda to the tenancy agreements of individual objects of purchase 10, 13, 21
|
13.3a
|
Data room index
|
13.3b
|
Q&A process
|
Exhibit 12.1
CERTIFICATION OF CHIEF EXECUTIVE OFFICER
I, Amir Philips, certify that:
1. I have reviewed this annual report on Form 20-F of Optibase Ltd.
2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;
3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the company as of, and for, the periods presented in this report;
4. The company’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the company and have:
(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the company, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;
(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
(c) Evaluated the effectiveness of the company’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
(d) Disclosed in this report any change in the company’s internal control over financial reporting that occurred during the period covered by the annual report that has materially affected, or is reasonably likely to materially affect, the company’s internal control over financial reporting; and
5. The company’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the company’s auditors and the audit committee of the company’s board of directors (or persons performing the equivalent functions):
(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the company’s ability to record, process, summarize and report financial information; and
(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the company’s internal control over financial reporting.
Date: April 1, 2020
1. |
I have reviewed this annual report on Form 20-F of Optibase Ltd.
|
2. |
Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made,
not misleading with respect to the period covered by this report;
|
3. |
Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the company as of, and
for, the periods presented in this report;
|
4. |
The company’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting
(as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the company and have:
|
|
(a) |
Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the company, including its consolidated
subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;
|
|
(b) |
Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting
and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
|
|
(c) |
Evaluated the effectiveness of the company’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this
report based on such evaluation; and
|
|
(d) |
Disclosed in this report any change in the company’s internal control over financial reporting that occurred during the period covered by the annual report that has materially affected, or is reasonably likely to materially affect, the
company’s internal control over financial reporting; and
|
5. |
The company’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the company’s auditors and the audit committee of the company’s board of directors (or
persons performing the equivalent functions):
|
|
(a) |
All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the company’s ability to record, process, summarize and report
financial information; and
|
|
(b) |
Any fraud, whether or not material, that involves management or other employees who have a significant role in the company’s internal control over financial reporting.
|
|
/s/ Kost Forer Gabbay & Kasierer
KOST FORER GABBAY & KASIERER
|
Tel-Aviv, Israel
April 1, 2020
|
A Member of Ernst & Young Global
|