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美國
證券交易委員會
華盛頓特區20549
表格：10-Q 
(標記一)
    ☒根據證券第13或15（d）條的季度報告
1934年交易所法案 
截至本季度末2024年9月30日
或
    ☐根據證券第13或15（d）條提交的過渡報告
1934年《交換法》
由_至_的過渡期
佣金文件編號1-12993
亞歷山大房地產股票公司
(註冊人的確切姓名載於其章程)
馬里蘭州
 
95-4502084
(述明或其他司法管轄權
公司或組織)
 
(國際稅務局僱主身分證號碼)
 北歐幾里得大道26號, 帕薩迪納, 加利福尼亞 91101
(主要行政辦公室地址)(郵政編碼)
(626) 578-0777
(註冊人的電話號碼，包括區號)
不適用
(前姓名、前地址和前財政年度，如果自上次報告以來發生變化)
根據《交易法》第12(B)條登記的證券：
每個班級的標題
交易代碼
註冊的每個交易所的名稱
普通股，每股面值0.01美元
是
紐約證券交易所
通過複選標記檢查登記人（1）是否已提交證券第13或15（d）條要求提交的所有報告
在過去12個月內(或在要求註冊人提交此類報告的較短時間內)，
且（2）在過去90天內一直遵守此類提交要求。 是 ☒*不是。☐
檢查註冊人是否已以電子方式提交了需要提交的所有互動數據文件，並
根據S-t法規第405條（本章第232.405條）在過去12個月內（或較短時間內）發佈
註冊人被要求提交併張貼此類文件）。 是 ☒*不是。☐
通過勾選標記來確定註冊者是否是大型加速歸檔者、加速歸檔者、非加速歸檔者、小型報告
公司，或新興成長型公司。請參閱「大型加速文件夾」、「加速文件夾」、「小型報告」的定義
《交易法》第120億.2條中的「公司」和「新興成長型公司」。
大型加速文件服務器
☒
規模較小的報告公司。
☐
加速的文件管理器
☐
新興成長型公司：
☐
非加速文件服務器
☐
如果是新興成長型公司，請勾選標記表明註冊人是否選擇不使用延長的過渡期
遵守根據《交易法》第13（a）條規定的任何新的或修訂的財務會計準則。 ☐
用複選標記表示註冊人是否是空殼公司(如《交易法》第12b-2條所定義)。是☐  不是 ☒
自.起2024年10月15日, 174,762,259 普通股已發行，每股面值0.01美元。
i
目錄
 
 
頁面
 
 
 
 
截至2011年的合併資產負債表 2024年9月30日 和 2023年12月31日 ..................................................
 
年度綜合財務報表截至2024年9月30日的三個月和九個月 和 2023:
 
合併業務報表 ...................................................................................................................
 
 
綜合全面收益表 ............................................................................................
 
 
 
合併現金流量表 爲 截至2024年9月30日的九個月 和 2023 ...................
 
 
合併財務報表附註 ....................................................................................................................
 
運營 ........................................................................................................................................................................
 
 
關於市場風險的定量和定性披露 .........................................................
 
 
控制和程序 .....................................................................................................................................
法律程序 ......................................................................................................................................................
風險因素 ....................................................................................................................................................................
其他信息 .......................................................................................................................................................
展品 ...............................................................................................................................................................................
 
 
簽名 .................................................................................................................................................................................................
ii
詞彙表
本文檔中可能使用的以下縮寫或首字母縮略詞
應具有如下所述的鄰近含義：
ASU
會計準則更新
自動取款機
在市場
CIP
在建工程
易辦事
每股收益
FASB
財務會計準則委員會
FFO
運營資金
公認會計原則
美國公認會計原則
美國國稅局
美國國稅局
合資企業
合資企業
NAREIT
全國房地產投資信託協會
NAV
資產淨值
紐交所
紐約證券交易所
房地產投資信託基金
房地產投資信託基金
RSF
出租平方英尺/英尺
美國證券交易委員會
美國證券交易委員會
SF
平方英尺/英尺
Sodo
西雅圖市中心子市場以南
軟性
有擔保的隔夜融資利率
Soma
舊金山灣區市場子市場以南
美國
美國
VIE
可變利息實體
1
第一部分-財務信息
項目1.財務報表（未經審計）
亞歷山大房地產股票公司
綜合資產負債表
(In數千）
2024年9月30日
2023年12月31日
（未經審計）
資產
投資房地產的數量
$32,951,777
$31,633,511
對未合併房地產合資企業的投資
40,170
37,780
現金及現金等價物
562,606
618,190
受限制現金
17,031
42,581
租戶應收帳款
6,980
8,211
延期租金
1,216,176
1,050,319
遞延租賃成本
516,872
509,398
投資
1,519,327
1,449,518
其他資產
1,657,189
1,421,894
總資產
$38,488,128
$36,771,402
負債、非控股權益和股權
有擔保應付票據
$145,000
$119,662
無擔保高級應付票據
12,092,012
11,096,028
無擔保高級信貸額度和商業票據
454,589
99,952
應付帳款、應計費用和其他負債
2,865,886
2,610,943
應付股利
227,191
221,824
總負債
15,784,678
14,148,409
承諾和意外情況
可贖回的非控制性權益
16,510
16,480
亞歷山大房地產股票公司'股東權益：
普通股
1,722
1,719
借記資本公積
18,238,438
18,485,352
累計其他綜合損失
(22,529)
(15,896)
亞歷山大房地產股票公司'股東權益
18,217,631
18,471,175
非控制性權益
4,469,309
4,135,338
權益總額
22,686,940
22,606,513
負債總額、非控股權益和股權
$38,488,128
$36,771,402
隨附的附註是該等綜合財務報表的組成部分。
2
亞歷山大房地產股票公司
綜合經營報表
(In數千，每股金額除外）
（未經審計）
止三個月
9月30日，
止九個月
9月30日，
2024
2023
2024
2023
收入：
租金收入
$775,744
$707,531
$2,286,457
$2,099,819
其他收入
15,863
6,257
40,992
28,664
總收入
791,607
713,788
2,327,449
2,128,483
費用：
租賃經營
233,265
217,687
668,833
636,454
一般及行政
43,945
45,987
135,629
140,065
興趣
43,550
11,411
130,179
42,237
折舊及攤銷
293,998
269,370
872,272
808,227
房地產受損
5,741
20,649
36,504
189,224
總支出
620,499
565,104
1,843,417
1,816,207
未合併房地產合資企業收益中的權益
139
242
424
617
投資收益（損失）
15,242
(80,672)
14,866
(204,051)
房地產銷售收益
27,114
—
27,506
214,810
淨收入
213,603
68,254
526,828
323,652
歸屬於非控股權益的淨利潤
(45,656)
(43,985)
(141,634)
(131,584)
歸屬於Alexandria Real Estate Equities，Inc.的淨利潤S
股東
167,947
24,269
385,194
192,068
歸屬於未歸屬限制性股票獎勵的淨利潤
(3,273)
(2,414)
(10,717)
(7,697)
歸屬於Alexandria Real Estate Equities，Inc.的淨利潤' S
普通股股東
$164,674
$21,855
$374,477
$184,371
亞歷山大房地產公司應占每股淨利潤
股票公司'普通股股東：
基本
$0.96
$0.13
$2.18
$1.08
稀釋
$0.96
$0.13
$2.18
$1.08
隨附的附註是該等綜合財務報表的組成部分。
3
亞歷山大房地產股票公司
綜合全面收益表
(In數千）
（未經審計）
截至9月30日的三個月，
截至9月30日的九個月，
2024
2023
2024
2023
淨收入
$213,603
$68,254
$526,828
$323,652
其他綜合收益（損失）
外幣未實現收益（損失）
翻譯：
未實現外幣兌換收益
期內產生的（損失）
5,056
(8,395)
(6,758)
(4,172)
計入淨損失的重新分類調整
收入
125
—
125
—
外幣未實現收益（損失）
翻譯，淨
5,181
(8,395)
(6,633)
(4,172)
其他全面收益（虧損）總額
5,181
(8,395)
(6,633)
(4,172)
全面收益
218,784
59,859
520,195
319,480
減：應占全面收益
非控制性權益
(45,656)
(43,985)
(141,634)
(131,584)
亞歷山大皇家銀行應占綜合收益
房地產股票公司'股東
$173,128
$15,874
$378,561
$187,896
隨附的附註是該等綜合財務報表的組成部分。
4
亞歷山大房地產股票公司
股東權益及非控制性權益合併變動表
（美金單位：千）
（未經審計）
亞歷山大房地產股票公司'股東權益
數量
共同
股份
共同
股票
額外
實收
資本
保留
盈利
積累
其他
全面
損失
非控股
利益
總
股權
可贖回
非控股
利益
截至2024年6月30日餘額
172,017,674
$1,720
$18,284,611
$—
$(27,710)
$4,391,806
$22,650,427
$16,440
淨收入
—
—
—
167,947
—
45,385
213,332
271
其他全面收益總額
—
—
—
—
5,181
—
5,181
—
非控股權益的貢獻和出售
—
—
490
—
—
91,118
91,608
—
向非控股權益的分配和贖回
—
—
—
—
—
(59,000)
(59,000)
(201)
根據股票計劃發行
376,781
4
31,235
—
—
—
31,239
—
與股權獎勵淨結算相關的稅收
(150,054)
(2)
(18,654)
—
—
—
(18,656)
—
普通股宣布股息（$1.30 每股）
—
—
—
(227,191)
—
—
(227,191)
—
超額分配的重新分類
—
—
(59,244)
59,244
—
—
—
—
截至2024年9月30日餘額
172,244,401
$1,722
$18,238,438
$—
$(22,529)
$4,469,309
$22,686,940
$16,510
隨附的附註是該等綜合財務報表的組成部分。
5
亞歷山大房地產股票公司
股東權益及非控制性權益合併變動表
（美金單位：千）
（未經審計）
亞歷山大房地產股票公司'股東權益
數量
共同
股份
共同
股票
額外
實收
資本
保留
盈利
積累
其他
全面
損失
非控股
利益
總
股權
可贖回
非控股
利益
截至2023年6月30日餘額
170,869,778
$1,709
$18,812,318
$—
$(16,589)
$3,917,186
$22,714,624
$52,628
淨收入
—
—
—
24,269
—
43,737
68,006
248
其他綜合損失總額
—
—
—
—
(8,395)
—
(8,395)
—
非控股權益的貢獻和出售
—
—
6,455
—
—
130,271
136,726
—
向非控股權益的分配和贖回
—
—
—
—
—
(57,881)
(57,881)
(1,218)
根據股票計劃發行
203,826
2
31,196
—
—
—
31,198
—
與股權獎勵淨結算相關的稅收
(76,765)
(1)
(8,603)
—
—
—
(8,604)
—
普通股宣布股息（$1.24 每股）
—
—
—
(214,450)
—
—
(214,450)
—
超額分配的重新分類
—
—
(190,181)
190,181
—
—
—
—
截至2023年9月30日餘額
170,996,839
$1,710
$18,651,185
$—
$(24,984)
$4,033,313
$22,661,224
$51,658
隨附的附註是該等綜合財務報表的組成部分。
6
亞歷山大房地產股票公司
股東權益及非控制性權益合併變動表
（美金單位：千）
（未經審計）
亞歷山大房地產股票公司'股東權益
數量
共同
股份
共同
股票
額外
實收
資本
保留
盈利
積累
其他
全面
損失
非控股
利益
總
股權
可贖回
非控股
利益
截至2023年12月31日餘額
171,910,599
$1,719
$18,485,352
$—
$(15,896)
$4,135,338
$22,606,513
$16,480
淨收入
—
—
—
385,194
—
140,820
526,014
814
其他綜合損失總額
—
—
—
—
(6,633)
—
(6,633)
—
非控股權益的貢獻和出售
—
—
8,190
—
—
350,003
358,193
—
向非控股權益的分配和贖回
—
—
(8,084)
—
—
(186,787)
(194,871)
(1,034)
非控股權益轉讓
—
—
—
—
—
(250)
(250)
250
將資本重新分配給合資夥伴
—
—
(30,185)
—
—
30,185
—
—
根據股票計劃發行
555,959
6
101,302
—
—
—
101,308
—
與股權獎勵淨結算相關的稅收
(222,157)
(3)
(26,598)
—
—
—
(26,601)
—
普通股宣布股息（$3.87 每股）
—
—
—
(676,733)
—
—
(676,733)
—
超額分配的重新分類
—
—
(291,539)
291,539
—
—
—
—
截至2024年9月30日餘額
172,244,401
$1,722
$18,238,438
$—
$(22,529)
$4,469,309
$22,686,940
$16,510
隨附的附註是該等綜合財務報表的組成部分。
7
亞歷山大房地產股票公司
股東權益及非控制性權益合併變動表
（美金單位：千）
（未經審計）
亞歷山大房地產股票公司'股東權益
數量
共同
股份
共同
股票
額外
實收
資本
保留
盈利
積累
其他
全面
損失
非控股
利益
總
股權
可贖回
非控股
利益
截至2022年12月31日餘額
170,748,395
$1,707
$18,991,492
$—
$(20,812)
$3,701,248
$22,673,635
$9,612
淨收入
—
—
—
192,068
—
130,934
323,002
650
其他綜合損失總額
—
—
—
—
(4,172)
—
(4,172)
—
非控股權益的貢獻和出售
—
—
30,400
—
—
400,993
431,393
35,250
向非控股權益的分配和贖回
—
—
—
—
—
(192,096)
(192,096)
(1,620)
非控股權益轉讓
—
—
—
—
—
(7,766)
(7,766)
7,766
根據股票計劃發行
412,755
4
96,648
—
—
—
96,652
—
與股權獎勵淨結算相關的稅收
(164,311)
(1)
(21,072)
—
—
—
(21,073)
—
普通股宣布股息（$3.69 每股）
—
—
—
(638,351)
—
—
(638,351)
—
超額分配的重新分類
—
—
(446,283)
446,283
—
—
—
—
截至2023年9月30日餘額
170,996,839
$1,710
$18,651,185
$—
$(24,984)
$4,033,313
$22,661,224
$51,658
隨附的附註是該等綜合財務報表的組成部分。
8
亞歷山大房地產股票公司
綜合現金流量表
(In數千）
（未經審計）
截至9月30日的九個月，
2024
2023
經營活動：
淨收入
$526,828
$323,652
將淨利潤與經營活動提供的淨現金進行調節的調整：
折舊及攤銷
872,272
808,227
房地產受損
36,504
189,224
房地產銷售收益
(27,506)
(214,810)
未合併房地產合資企業收益中的權益
(424)
(617)
未合併房地產合資企業的收益分配
2,637
2,590
貸款費用攤銷
12,510
11,427
債務折扣攤銷
976
898
攤銷所獲得的高於和低於市場的租賃
(70,167)
(69,647)
延期租金
(125,676)
(92,331)
股票補償費用
47,157
48,266
投資（收入）損失
(14,866)
204,051
經營資產和負債變化：
租戶應收帳款
1,216
1,199
遞延租賃成本
(74,608)
(81,573)
其他資產
(36,334)
(20,907)
應付帳款、應計費用和其他負債
79,827
92,284
經營活動提供的淨現金
1,230,346
1,201,933
投資活動：
房地產銷售收益
229,790
761,321
房地產新增
(1,932,351)
(2,600,999)
購買房地產
(201,049)
(257,333)
託管押金的變化
(5,512)
(5,982)
對未合併房地產合資企業的投資
(4,039)
(499)
非房地產投資的增加
(185,560)
(156,363)
非房地產投資的銷售和分配
141,762
149,299
投資活動所用現金淨額
$(1,956,959)
$(2,110,556)
9
亞歷山大房地產股票公司
綜合現金流量表
(In數千）
（未經審計）
截至9月30日的九個月，
2024
2023
融資活動：
有擔保應付票據項下的借款
$24,853
$49,578
有擔保應付票據償還借款
(32)
(30)
發行無擔保應付優先票據的收益
998,806
996,205
無擔保高級信貸額度下的借款
—
375,000
無擔保高級信貸額度下的借款償還
—
(375,000)
商業票據計劃下發行收益
7,935,600
1,705,000
商業票據計劃下的借款償還
(7,580,600)
(1,705,000)
貸款費用的支付
(36,366)
(16,047)
與股權獎勵淨結算相關的已付稅款
(45,670)
(20,203)
普通股股息
(671,366)
(633,032)
非控股權益的貢獻和出售
251,252
436,207
向非控制性權益的分配和購買
(231,072)
(193,716)
融資活動提供的淨現金
645,405
618,962
外匯價位變化對現金和現金等值物的影響
74
(603)
現金、現金等值物和限制性現金淨減少
(81,134)
(290,264)
期末現金、現金等值物和限制現金
660,771
857,975
期末現金、現金等值物和限制現金
$579,637
$567,711
補充披露和非現金投資和融資活動：
期內支付的利息現金，扣除資本化的利息
$87,660
$16,559
本期房地產新增應計建築
$419,072
$641,705
房地產合資企業的資產貢獻和非控股權益發行
企業夥伴
$106,941
$33,250
將額外的實繳資本重新分配給合併後的合資夥伴的非
控股權
$30,185
$—
從租戶轉讓房地產資產和/或設備
$107,562
$—
使用權資產和租賃負債的初始確認
$265,110
$—
隨附的附註是該等綜合財務報表的組成部分。
10
亞歷山大房地產股票公司
綜合財務報表附註
（未經審計）
1.組織和演示基礎
亞歷山大房地產股票公司(NYSE：ARE）、標準普爾500指數® 生命科學房地產投資信託基金，是生命科學房地產的先驅
自1994年成立以來，利基市場。 Alexandria是卓越且任期最長的協作的所有者、運營商和開發商
AAA生命科學創新集群的大型校區，包括大波士頓、舊金山灣區、聖地亞哥、
西雅圖、馬里蘭州、三角研究區和紐約市。自.起2024年9月30日亞歷山大的總市值為
$33.11000億美元 以及北美的資產基礎，包括 41.8 萬 運營的RSF 性能, 5.3 萬A/A+類RSF
正在進行中的物業建築，以及一承諾的近期目標專案預計將於明年開工建設兩 年.AS
在此使用季度報告在表格10-Q中，“公司”、“亞歷山大”、“是”、“我們”、“我們”和“我們”指的是亞歷山大。
房地產股權公司及其合併子公司。隨附的未經審計的綜合財務報表包括
亞歷山大房地產股權公司及其合併子公司的賬目。所有重大的公司間餘額和
交易已被取消。
本公司已根據公認會計原則編制所附中期綜合財務報表。
與美國證券交易委員會的規章制度接軌。我們認為，這些中期合併財務報表反映了所有
正常經常性調整，是公平列報中期合併財務報表所必需的。結果是
中期業務預算不一定表明預期的截至年底的結果。12月31日，
2024。這些未經審計的綜合財務報表應與經審計的綜合財務報表一併閱讀
報表及附註載於本公司截至該年度的10-k表格年度報告2023年12月31日。任何提及
我們的總市值、建築物或租戶的數量或質量、位置質量、面積、租賃數量或
入住率，以及從這些合併財務報表附註中的這些值得出的任何金額都不在
我們獨立註冊會計師事務所的程式範圍。
2.主要會計政策概要
鞏固
在持續的基礎上，當情況表明需要重新審議時，我們評估不完全
由我們擁有，按照合併會計準則進行。我們的評估考慮了我們所有的可變利益，包括
股權所有權，以及因我們參與管理每個部分擁有的實體而向我們支付的費用。落入
在合併指導範圍內，實體必須同時滿足以下兩個標準：
•該實體具有為開展業務活動和持有資產而建立的法律結構；
可以是合夥、有限責任公司或公司等形式；以及
•我們在法人實體中擁有可變利益--即合同性質的可變利益，如股權所有權，或
隨企業淨資產公允價值變動而變動的其他財務權益。
如果一個實體不符合上述兩個標準，我們將採用其他會計文獻，例如權益會計法。如果
一個實體確實滿足上述兩個標準，我們評估該實體的合併在可變利率模型下，如果合法的
實體符合以下任何特徵即符合VIE的資格，或符合所有其他非VIE的法人實體的投票模式。
具有下列三個特徵之一的法人實體被確定為VIE：
1)如果沒有額外的附屬財政支助，該實體沒有足夠的股本為其活動提供資金；
2)該實體具有非實質性投票權(即，該實體剝奪了多數經濟利益
投票權持有人(S)；或
3)股權持有人作為一個群體，缺乏控制性財務利益的特徵。持股人符合這一標準
如果他們缺少以下任何一項：
•通過投票權或類似權利，指導實體最重要影響的活動的權力
該實體的經濟表現，表現為：
•實體日常活動管理的實質性參與權；或
•對負責重大決策的一方的實質性罷免權利；
•承擔實體預期損失的義務；或
•獲得實體預期剩餘收益的權利。
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2.重要會計政策摘要(續)
對於實體，包括我們的房地產合資企業，結構為有限合夥或有限責任公司，我們的
對股權持有人(除普通合夥人或合資企業的管理成員以外的其他股權合夥人)是否缺乏
控制性財務權益的特徵包括對有限合夥人或非管理成員的評估
(非控股股東)既缺乏實質性參與權，也缺乏實質性啟動權，其定義如下：
•參與權為非控股股東提供了指導重大財務和運營的能力
在正常業務過程中作出的對實體的經濟表現有最大影響的決策。
•退出權允許非控股股東在沒有理由的情況下罷免普通合夥人或管理成員。
如果我們得出結論認為VIE的三個特徵中的任何一個都得到了滿足，包括股權持有人缺乏
控股權，因為他們既沒有實質性的參與權，也沒有實質性的啟動權，所以我們得出結論
該實體是VIE，並在可變利息模型下對其進行合併評估。
可變利率模型
如果一個實體被確定為VIE，我們將評估我們是否為主要受益者。主要受益者分析是
基於權力和利益的定性分析。如果我們既有權力又有好處，我們就會鞏固VIE--也就是，(I)我們有
指導對VIE的經濟表現影響最大的VIE活動的權力(權力)和(Ii)我們有
承擔VIE的損失或有權從VIE獲得可能對VIE(利益)具有重大意義的利益的義務。我們
只要我們確定我們是主要受益者，就合併VIE。請參閱附註4--“合併實數和未合併實數
我們未經審計的合併財務報表中的“房地產合資企業”和附註7--“投資”，以獲取特定實體的資訊
符合資格的VIE。如果我們在VIE中擁有可變權益，但不是主要受益人，我們使用
權益法。
投票模式
如果一個法律實體未能滿足VIE的三個特徵中的任何一個(即，股權不足、非實質性的存在
投票權或缺乏控制性財務權益)，我們然後在投票模式下對此類實體進行評估。在投票模式下，我們
如果我們直接或間接確定我們擁有超過50%的有表決權股份(或擁有
有限合夥企業通過投票權獲得的退出權)，其他股權持有人沒有實質性的參與權。
年未經審計的合併財務報表請參閱附註4--“合併和未合併的房地產合資企業”
有資格在投票模式下進行評估的具體合資企業的資訊。
預算的使用
按照公認會計原則編制合併財務報表需要我們作出估計和假設
影響報告的資產、負債和權益的數額；截至或有資產和負債的披露
合併財務報表；以及報告所述期間的收入和支出數額。實際結果可能
與這些估計有實質性的差異。
投資房地產的數量
企業合併或資產收購的評估
我們評估每一筆房地產收購或實質房地產收購(包括主要以
持有房地產資產)，以確定所收購的資產和活動的綜合集合是否符合企業的定義，以及
需要作為一項業務合併來核算。收購一套整合的資產和活動，但不符合
企業的定義被計入資產收購。如果滿足以下任一標準，則集成的資產集和
所收購的活動不符合企業資格：
•所收購總資產的幾乎所有公允價值都集中在單一可識別資產或一組資產中
類似的可識別資產;或
•綜合資產和活動集至少缺乏投入和實質性流程，
大大有助於創造產出的能力（即，交易前後產生的收入）。
如果出現以下情況，所獲得的流程被視為實質性流程：
•該流程包括有組織的勞動力（或包括提供訪問有組織的勞動力的獲得合同
勞動力）在執行該流程方面技能精湛、知識淵博且經驗豐富;
•如果沒有巨大的成本、努力或延遲，就無法替換該流程;或
•該過程被認為是獨特的或稀缺的。
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2.重要會計政策摘要(續)
一般來說，我們對房地產或實體房地產的收購不符合企業的定義，因為
公允價值基本上全部集中於單一可識別資產或一組類似的可識別資產(即土地、建築物、
以及相關的無形資產)或因為收購不包括以被收購的勞動力或
在沒有重大成本、努力或延誤的情況下無法替換的已獲得合同。在評估獲得的服務或管理時
合同時，我們會考慮所提供服務的性質、合同相對於類似獨立合同的條款，以及
在評估所獲得的合同是否構成實質性程式時，是否有可比供應商。
對取得的不動產的確認
我們評估每一筆房地產收購或實質房地產收購(包括主要以
持有房地產資產)，以確定所收購的資產和活動的綜合集合是否符合企業的定義，以及
需要作為一項業務合併來核算。收購一套整合的資產和活動，但不符合
企業的定義被計入資產收購。
對於被計入企業合併的房地產或實物房地產的收購，我們將
收購對價(不包括收購成本)收購的資產、承擔的負債、非控股權益以及
先前已有的所有權權益於收購日期按公允價值計算。資產包括無形資產，如租戶
與我們作為出租人的就地租賃相關的關係、獲得的就地租賃以及有利的無形資產。負債
包括與我們作為出租人的原址租賃相關的不良無形資產。此外，對於收購的就地融資或
我們作為承租人的經營租賃，收購對價分配給租賃負債和相關的使用權資產，
經調整以反映租賃條款與市場條款相比的有利或不利條件。任何超額(赤字)
相對於取得的淨資產的公允價值轉移的對價計入商譽(討價還價購買收益)。
與業務合併相關的收購成本在發生時計入費用。
一般來說，我們預計收購房地產或實質房地產將不符合企業的定義
因為公允價值基本上全部集中在單一可識別資產或一組類似的可識別資產(即，土地，
建築物及相關的無形資產)。資產收購的會計模式類似於企業的會計模式
合併，除非收購對價(包括收購成本)分配給所收購的個別資產，並且
按相對公允價值承擔的負債。轉移對價相對於公允價值總和的任何超額(赤字)
所取得的資產和承擔的負債的一部分，根據其相對公允價值分配給各個資產和負債。作為一個
因此，資產收購不會導致確認商譽或廉價購買收益。增量和外部直接
與收購房地產或實質房地產(如法律和其他第三方服務)有關的收購成本為
大寫的。
我們行使判斷力，以確定用於在其
元件。將代價分配給年內購入物業的不同組成部分可對
我們的淨收入是由於適用於每個元件的有用折舊和攤銷壽命以及確認相關的
合併經營報表中的折舊和攤銷費用。我們在利用可用資源時適用判斷
評估相對公允價值的可比市場資訊。我們評估有形和無形資產的相對公允價值以及
基於現有可比市場資訊的負債，包括估計的重置成本、租金和最近的市場
交易記錄。此外，我們可以使用估計現金流預測，利用適當的貼現率和資本化率。
對未來現金流的估計基於一系列因素，包括已知和預期的歷史經營結果。
趨勢，以及可能影響物業的市場/經濟狀況。
收購的有形資產的價值是基於我們在“就好像空置”的基礎上對公允價值的估計。的價值
收購的原地租賃包括假設租賃期內的估計成本和本應
於收購原址租約之日在市況下執行類似租約而產生之損失。如果有一個
討價還價固定利率續期期權超過不可撤銷租期的就地租賃，我們評估無形資產
因素，如承租人經營的行業的商業條件，承租人所在地區的經濟條件
物業的位置，以及承租人在續期內轉租物業的能力，以確定可能性
承租人會續約。當我們確定有合理保證將行使這種廉價購買選擇權時，
我們考慮確定該租賃的無形價值及其相關攤銷期限的選擇。我們也認識到
收購資產的相對公允價值、承擔的負債以及低於100%的收購中的任何非控股權益
當收購構成對被收購實體控制權的變更時的權益。
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2.重要會計政策摘要(續)
折舊及攤銷
分配給建築物和建築改善、土地改善、租戶改善和設備的價值為
按直線折舊。對於建築物和建築物改進，我們使用各自的地面中較短的一個來折舊
租賃期限或其估計使用壽命不得超過40 年。土地改良的折舊超過其估計的有用價值。
生命，不能超過 20 年。租戶的改進在其各自的租賃期限或估計使用年限內折舊，以及
設備在租賃期或其估計使用年限中較短的時間內折舊。使用權資產的價值為
在每份相關租約的剩餘期限內按直線攤銷。取得的原址租約價值及
相關的有利無形資產(即獲得的高於市價的租賃)在我們的綜合資產負債表中歸類為其他資產。
並在相關租賃的剩餘條款中攤銷，作為租金收入在我們的綜合報表中的減少
行動計劃。與收購的就地租賃相關的不良無形資產(即以低於市價獲得的租賃)的價值為
在我們的綜合資產負債表中分類為應付帳款、應計費用和其他負債，並在
相關租賃的剩餘條款在我們的綜合經營報表中作為租金收入的增加。
資本化專案成本
我們將專案成本資本化，包括前期建設成本、利息、財產稅、保險和其他成本。
與專案的開發、再開發、前期建設或建設有關且必不可少的。發展資本化，
在為資產的預期用途做準備的活動進行期間，需要重新開發、預建和建築成本。
我們的開發、重建、前期建設和建築活動的波動可能會導致總
費用和淨收入。專案基本建成並準備投入使用後發生的費用計入
招致的。如果開發、重新開發、前期建設或建築活動停止，利息、物業稅、保險和
某些其他費用將不再有資格資本化，並將在發生時計入費用。維修和維修的支出
維修費在發生時計入。
房地產銷售
當銷售計劃的以下所有標準都滿足時，物業被歸類為持有待售：(I)管理層，
有權批准該行動，並承諾出售該財產的計劃；。(Ii)該財產可立即在其
目前的條件，僅限於通常和習慣的條款；(Iii)正在進行的尋找買家的計劃和其他行動
已啟動完成出售計劃所需的工作；(4)出售物業的可能性很大，預計將在#年內完成
一年(V)該物業正以相對其現時公平價值而言屬合理的價格，積極推介出售；及
(Vi)完成銷售計劃所需的行動表明不太可能對計劃作出重大改變或
該計劃將被撤回。資產折舊在財產被指定為待售財產時停止。請參閱附註15--“資產
在我們未經審計的綜合財務報表中分類為“待出售”，以瞭解更多細節。
如果一項財產的處置代表著對我們的運營或財務產生重大影響的戰略轉變
結果，例如(一)主要業務線，(二)主要地理區域，(三)主要權益法投資，或(四)其他主要部分
如果是一個實體，則該財產的經營，包括任何直接可歸因於該實體的利息支出，被歸類為已停產
我們合併業務報表中的業務和以前列報的所有期間的數額從繼續列報改為
從運營到停止運營。個人財產的處置一般不代表戰略轉變，因此
通常不符合被歸類為非連續作業的標準。
我們按照會計準則確認房地產銷售的損益。
與非客戶簽訂合同所產生的非金融資產。我們的普通產出活動包括將空間出租給我們的
租戶在經營我們的物業，而不是銷售房地產。因此，房地產的銷售(其中我們是賣方)有資格
與非客戶簽訂合同。在我們與非客戶的交易中，我們適用某些確認和計量原則。
與我們確認來自與客戶的合同產生的收入的方法一致。取消對資產的確認是基於
控制權的轉移。如果房地產銷售合同包括我們對物業的持續參與，那麼我們將評估每一個承諾
合同項下的貨物或服務，以確定其是否代表單獨的履行義務，構成擔保，或
防止控制權的轉移。如果貨物或服務被認為是一項單獨的履行義務，
當我們將相關的商品或服務轉讓給買方時，交易價格被確認為收入。
對出售部分權益的收益或損失的確認也取決於我們是否保留控制權或
該財產的非控制性權益。如果我們在出售完成後保留了物業的控股權，我們將繼續
按賬面價值反映資產，為出售的部分權益的賬面價值記錄非控制性權益，並確認其他
收到的對價與按賬面價值計算的部分利息之間的差額的實收資本。相反，如果我們保留一個
非控制性權益在房地產的部分權益出售完成後，我們按100%的資產確認收益或損失
都賣出去了。
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2.重要會計政策摘要(續)
長期資產減值
在每個季度末之前和之後，我們審查所有
我們需要我們的長期資產來確定是否存在任何需要進行減值分析的觸發事件或減值指標。如果
確定觸發事件或減值指標時，我們審查對未來未貼現現金流的估計，包括
如果考慮多個結果，則必須採用概率加權方法。
應持有和使用的長期資產，包括我們的租賃物業、CIP、持有的開發用地、使用權資產
與我們作為承租人的經營性租賃有關的資產和無形資產，在條件允許的情況下，分別評估其減值情況
這可能表明，長期資產的賬面價值可能無法收回。長期資產的賬面價值為
如果持有和使用的現金超過預期使用和最終產生的未貼現現金流的總和，則不能收回
資產的處置。將持有和使用的長期資產的觸發事件或減值指標按專案進行評估
幷包括估計淨營業收入的顯著波動、入住率變化、重大近期租賃到期、
當前和歷史運營和/或現金流損失、建築成本、預計完工日期、租金和其他市場
各種因素。我們根據許多因素評估預期的未貼現現金流，包括但不限於建築
成本、現有市場資訊、當前和歷史經營結果、已知趨勢、當前市場/經濟狀況
影響資產，以及我們對資產使用的假設，如有必要，包括概率加權方法
結果正在考慮中。
在確定已發生減值時，確認減記，以將資產的賬面金額減少到
其估計公允價值。如果不需要確認減值費用，則折舊或攤銷的確認為
根據需要進行前瞻性調整，以將資產的賬面價值減少到剩餘資產的估計處置價值
預計持有和使用資產的期間。我們可以調整預計將被處置的財產的折舊或
在其使用壽命結束之前重新開發。
我們對被歸類為持有待售的物業使用持有待售減值模型，這與持有和
使用損傷模型。在持有待售減值模式下，如果持有待售資產的賬面價值
被歸類為持有待售的長期資產超過其公允價值減去出售成本。由於這兩種不同的模式，有可能
以前分類為持有的長期資產，用於要求在分類為持有時確認減值費用
待售的。
國際業務
除了在美國經營物業外，我們還擁有11 加拿大的物業。子公司的本位幣
在美國運作的是美元。外國子公司的本幣作為其本位幣。資產和
我們海外子公司的負債按財務報表日的有效匯率換算成美元。
我們境外子公司的收入和費用賬目是使用加權平均匯率換算的。
呈上了。翻譯產生的損益在累計其他綜合收益(虧損)中歸類為
佔總股本的單獨部分，不包括在淨收益(虧損)中。
只要一項外國投資符合分類為持有待售的標準，我們就評估該投資的可回收性。
持有待售減值模式下的投資。我們可以確認減值費用，如果投資的賬面價值
超過其公允價值減去銷售成本。在確定一項投資的賬面價值時，我們考慮其賬面淨值和任何
與投資有關的累計未實現外幣換算調整。
計入累計其他綜合收益的匯率損益的適當數額
(虧損)在出售我們的投資時或在全部或實質上變現時，重新分類為淨收益(虧損)
徹底清算我們的投資。
投資
我們持有主要涉及生命科學行業的上市公司和私人持股實體的投資。作為一個
REIT，我們通常將每個實體的有表決權股票的持有量限制在以下10%。我們對每項投資的評估是
確定我們是否有能力對被投資人施加重大影響，但不能控制。我們評估在以下方面的投資
我們的持股比例等於或大於20%，但小於或等於50%，且有推定
我們擁有這種能力。對於我們在維護特定所有權賬戶的有限合夥企業中的投資，我們假設
當我們的所有權權益超過3%至5%時，就存在這種能力。除了我們的所有權權益外，我們還考慮我們是否有
董事會席位或我們是否參與被投資人的決策過程，以及其他標準，以確定我們是否有能力
對被投資人施加重大影響，但不是控制力。如果我們確定我們有這種能力，我們就會對投資進行核算
在權益法下，如下所述。
我們可能會不時持有受合同銷售限制的股權投資。我們不承認一個
與合同銷售限制相關的折扣。
15
2.重要會計政策摘要(續)
按權益法入賬的投資
在權益會計法下，我們首先按成本確認我們的投資，然後調整賬面價值。
被投資方報告的收益或虧損中我們所佔份額的投資額、收到的分配以及非臨時性的
減損。有關我們按權益法入賬的投資的更多資料，請參閱
未經審計的合併財務報表。
不符合權益會計法的投資
對於我們確定我們沒有能力對其施加重大影響或控制的被投資人，我們會說明
每項投資取決於是否投資於(I)上市公司、(Ii)報告資產淨值的私人持股實體
每股資產淨值，或(Iii)不報告每股資產淨值的私人持股實體，如下所述。
對上市公司的投資
我們對上市公司的投資被歸類為公允價值易於確定的投資，並
在我們的綜合資產負債表中以公允價值列示，公允價值變動歸類為投資收益(虧損)。
合併經營報表。我們在上市公司的投資的公允價值是根據銷售情況確定的。
證券交易所提供的價格或報價。
對非上市公司的投資
我們對公允價值難以確定的私人持股實體的投資包括：(I)對私人持股的投資
報告每股資產淨值的實體和(Ii)不報告每股資產淨值的私人持股實體的投資。這些投資是
佔比如下：
對報告每股資產淨值的私人持股實體的投資
對報告每股資產淨值的私人持股實體的投資，如我們在有限合夥企業中的私人持股投資，
以資產淨值作為實際權宜之計，以公允價值列示，公允價值變動歸類為投資收益(損失)。
合併經營報表。我們使用有限合夥企業報告的每股資產淨值，一般不作調整，除非我們
知悉有資料顯示，有限合夥企業申報的資產淨值並未準確反映
在我們報告日期的投資。
對不報告每股資產淨值的私人持股實體的投資
對不報告每股資產淨值的私人持股實體的投資使用計量替代方案進行會計處理，
在這種情況下，這些投資按成本計量，根據可見的價格變化和減值進行調整，並對變化進行分類
在我們的綜合經營報表中的投資收益(虧損)。
可觀察到的價格產生於對同一發行人的相同或類似投資的有序交易，即
投資者在不花費不必要的成本和精力的情況下觀察到的。可觀察到的價格變化除了其他因素外，還包括股權
同一發行人在報告期內執行的交易，包括隨後的股權發行或其他報告的股權
與同一發行人有關的交易。為了確定這些交易是否表明可觀察到的價格變化，我們
除其他因素外，評估這些交易是否具有類似的權利和義務，包括投票權、分配
對我們持有的投資的偏好和轉換權。
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2.重要會計政策摘要(續)
權益法投資的減值評估和不報告資產淨值的私人實體投資
分享
我們監控權益法投資以及不報告新股每股資產淨值的私人持股實體的投資。
發展，包括經營結果、臨床試驗的前景和結果、新產品倡議、新的合作協定、
融資活動和並購活動。這些投資是在定性評估的基礎上進行評估的。
通過監測以下觸發事件或損傷指示器的存在來確定損傷指標：
(i)被投資方的盈利表現、信用評級、資產質量或業務前景顯著惡化；
(ii)被投資方的法規、經濟或技術環境發生重大不利變化；
(iii)總體市場狀況的重大不利變化，包括技術和技術的研發
被投資方正在或試圖將其推向市場的產品；
(iv)對被投資人作為持續經營企業的持續經營能力的重大擔憂；和/或
(v)投資者決定停止提供支持或減少對被投資方的財務承諾。
如果存在這樣的指標，我們需要估計投資的公允價值，並立即確認
減值費用的數額等於投資的賬面價值超過其估計公允價值。
投資損益確認與分類
我們在綜合經營報表中確認已實現和未實現損益，分類如下
綜合經營報表中的投資收益(虧損)。未實現損益包括：
(i)上市公司投資的公允價值變動；
(ii)報告每股資產淨值的私人持股實體投資的資產淨值變動；
(iii)未報告每股資產淨值的私人持股實體投資的可觀察到的價格變化；以及
(iv)我們權益法被投資人報告的未實現收益或虧損份額。
我們投資的已實現收益和虧損是指出售資產時收到的收益之間的差額
投資及其歷史或調整後的成本基礎。對於我們的權益法投資，已實現的收益和虧損代表我們的
被投資方報告的已實現損益份額。減值是已實現的損失，它導致調整後的成本基礎，以及
代表降低私人持股實體投資賬面價值的費用，這些實體沒有報告每股資產淨值和股本
方法投資，如果減值被認為不是暫時性的，則按其估計公允價值計算。
收入
下表提供了我們的綜合總收入的詳情截至2024年9月30日的三個月和九個月
和 2023(單位：千人)：
截至9月30日的三個月，
截至9月30日的九個月，
2024
2023
2024
2023
租金收入：
受租賃會計準則約束的收入：
經營租賃
$763,947
$696,601
$2,255,634
$2,069,042
直接融資租賃
665
653
1,986
1,951
受租賃會計準則約束的收入
764,612
697,254
2,257,620
2,070,993
應確認收入的收入
會計準則
11,132
10,277
28,837
28,826
租金收入
775,744
707,531
2,286,457
2,099,819
其他收入
15,863
6,257
40,992
28,664
總收入
$791,607
$713,788
$2,327,449
$2,128,483
期間 截至2024年9月30日的三個月和九個月、受租賃會計準則約束的收入
聚合物ed $764.6 萬 和 $2.31000億美元分別，並代表 96.6% 和 97.0%, 分別占我們的總收入。期間
的 截至2023年9月30日的三個月和九個月、受租賃會計準則約束的收入總額d
$697.3 萬 和 $2.11000億美元分別，並代表 97.7% 和 97.3%，rese諷刺的是， 占我們總收入的比例。我們的其他收入
主要包括所列每個期間賺取的管理費和利息收入。有關以下內容的詳細討論
我們的收入來源，請參閱「租賃會計「和」確認與客戶合同產生的收入「在注2中-
我們未經審計的合併財務報表中的「重要會計政策摘要」。
17
2.重要會計政策摘要(續)
租賃會計
租賃的定義和分類
當我們簽訂合同或修改現有合同時，我們會評估合同是否符合租賃的定義。
要滿足租賃的定義，合同必須滿足所有三個標準：
(i)一方當事人(出租人)必須持有已確定的資產；
(ii)交易對手(承租人)必須有權從資產的使用中獲得幾乎所有的經濟利益。
在整個合同期內；以及
(iii)對手方(承租人)必須有權在整個合同期內指導使用所確定的資產。
如果我們是承租人或銷售型直接融資，我們將租賃分為融資租賃或經營性租賃，或者
如果我們是出租人的話就是經營性租賃。我們使用以下標準來確定租賃是融資租賃(作為承租人)還是銷售類型
或直接融資租賃(作為出租人)：
(i)租賃期結束時，所有權從出租人轉移給承租人；
(ii)購買選擇權合理地肯定會被行使；
(iii)租賃期為標的資產剩餘經濟壽命的大部分；
(iv)租賃付款的現值基本上等於或超過標的資產的全部公允價值；或
(v)標的資產是專門資產，預計在租賃期結束時沒有其他用途。
如果我們滿足上述任何一項標準，我們將租賃計入融資型、銷售型或直接融資型租賃。如果我們這麼做了
不符合任何標準的，我們將該租約作為經營性租賃入賬。
如果租賃被認為是將標的資產的控制權轉移給承租人，則該租賃被計入銷售型租賃。一個
如果風險和報酬在沒有轉移控制權的情況下被轉移，租賃被視為直接融資租賃，這是正常的
指存在承租人以外的無關第三方的剩餘價值擔保。
這一分類將確定租約的確認方法：
•對於經營租賃，如果我們是出租人，我們確認租金收入，如果我們是出租人，我們確認租賃運營費用。
承租人，在租賃期內按直線計算。
•對於銷售型租賃或直接融資租賃，我們確認租金收入，或對於融資租賃，我們
在租賃期內，使用有效利息法確認租賃運營費用。
•在銷售型租賃或直接融資租賃開始時，如果我們確定租賃物業的公允價值較低
如果銷售損失超過其賬面價值，我們將在租賃開始時立即確認銷售損失。如果公允價值超過
按租賃的賬面金額計算，收益在銷售型租賃的租賃開始時確認。用於直接融資
在租賃期間，收益在租賃開始時遞延，並在租賃期限內攤銷。
出租人會計
簽立租約的費用
我們將初始直接成本資本化，這些成本僅代表執行不會發生的租賃的增量成本
如果沒有獲得租約的話。我們為談判或安排租賃而產生的成本，無論其結果如何，例如固定的
員工補償、談判租賃條款的稅收或法律諮詢以及其他成本在發生時計入費用。
經營租賃
我們採用單一成分會計政策對租賃合同收入進行會計核算。這項政策要求
美國將按基礎資產類別將與每份租賃相關聯的租賃組成部分和非租賃組成部分(S)作為一個單獨的組成部分進行核算
元件(如果滿足兩個條件)：
(i)租賃部分和非租賃部分的轉讓時間和模式相同;以及
(ii)如果單獨核算，則租賃部分將被分類為經營租賃。
租賃組成部分主要包括固定租金付款，代表根據我們的規定到期的計劃租金金額
租賃和或有租金付款。非租賃部分主要包括租戶收回，代表補償
我們的三重淨租賃結構下的租賃運營費用，包括收回財產稅、保險、水電費、維修和
維護和公共區域費用。
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2.重要會計政策摘要(續)
如果租賃組成部分是主要組成部分，我們將該租賃項下的所有收入作為單一組成部分在
符合租賃會計準則。相反，如果非租賃部分是主要部分，則所有收入
該等租賃項下之會計準則乃按照收入確認會計準則入賬。我們的經營租賃有資格
在我們的每個租約中，單一組成部分會計和租賃組成部分佔主導地位。因此，我們考慮到了所有
根據租賃會計準則經營租賃的收入，並將這些收入歸類為本公司的租金收入。
合併經營報表。
我們從物業準備投入使用之日起，開始確認與經營租賃有關的租金收入。
承租人的預期用途，以及承租人佔有或控制租賃資產的實際用途。當租約包括
承租人的建設改善，我們確定的改善是房東還是租客的資產。在確定是否
改善是業主或租客的改善，我們會考慮多方面的因素，包括但不限於以下因素：
•租賃期滿後，哪一方保留改進的法定所有權；
•預計該等改善工程在租約期滿時會否有顯著的剩餘價值；
•這些改善措施是否租戶所獨有；
•租約到期後，這些改善措施會發生什麼情況(例如，它們是為房東拆除還是保留)
•哪一方承擔改善工程的所有費用(包括成本超領的風險)；以及
•哪一方負責監督改造工程的施工。
如果這些改善是房東的資產，我們就會利用這些改善。如果改進是租戶資產，我們不會
將這些資產資本化。這種改善，如果由我們提供資金，將作為租賃激勵措施入賬，並作為減少
租賃期內的收入。如果租戶在沒有得到我們報銷的情況下為改善提供資金，並且我們確定
改善為業主資產，我們認為與改善相關的金額為非現金租賃付款，即
在租賃期內確認為增量收入。
與經營租賃項下的固定租金付款有關的租金收入，是以直線基礎於
各自的經營租賃條款。我們將預期在後期收到的金額歸類為綜合租金中的遞延租金
資產負債表。當前收到但在未來期間確認為收入的金額被歸類為應付賬款、應計
費用，以及我們合併資產負債表中的其他負債。
與浮動付款相關的租金收入包括收回租戶和或有租金付款。租客
追回，包括償還水電費、維修和保養費用、公共區域費用、房地產稅和保險費，
和其他運營費用，在發生適用費用的期間確認為收入，
承租人有義務向我們報銷。與其他可變付款相關的租金收入在關聯時確認
意外情況已被排除。
我們評估從我們的租戶那裡收取我們每個經營租賃的未來租賃付款的情況。如果我們確定
如果可收款是可能的，我們將根據上述方法確認租金收入。如果我們確定
收款是不可能的，我們認識到調整以降低我們的租金收入。此外，我們可能認識到一位將軍
如果我們不希望全額收取未來的租賃款，我們將在投資組合級別(而不是個人級別)提供補貼。
對於我們確定不可能收回未來租賃付款的每份租賃，我們停止承認
在直線基礎上從租金中獲得收入，並將收入確認限制在從承租人或承租人收取的付款中較少的部分
本應以直線方式確認的租賃收入。我們不會恢復對以下收入的直線確認
這些租賃的租金，直至我們確定與這些租賃相關的未來付款可能可收回為止。我們還錄製了一張
與遞延租金餘額有關的一般津貼，在投資組合一級(而不是個人一級)預計不會出現
在租賃期內全額收取。自.起2024年9月30日 和 2023年12月31日，我們的一般免稅額餘額合計
$21.3 萬 和 $21.4 萬，Rese確實如此。
直接融資型和銷售型租賃
與直接融資和銷售型租賃相關的租金收入在租賃期內使用有效
利率法。在租賃開始時，我們在合併資產負債表中將一項資產記錄在其他資產中，這
代表我們在租賃中的淨投資。這一初始淨投資是通過將未來總投資的現值相加來確定的。
可歸因於租賃的租賃付款和物業的估計剩餘價值，減去與我們的
直接融資租賃。在租賃期內，對租賃的投資增值，產生恆定的定期回報率
租賃中的淨投資。這些租賃的收入在我們的綜合報表中被歸類為租金收入。
行動。隨著租賃費的收到，我們的淨投資會隨著時間的推移而減少。我們評估我們在直接融資方面的淨投資
以及現行預期信貸損失會計準則下的銷售類減值租賃。有關詳細資訊，請參閱
“信貸虧損撥備」在注釋2 -我們未經審計的合併財務報表的「重要會計政策摘要」中
報表
作為出租人，我們將不取決於指數或費率的可變租賃付款額的租賃歸類為經營租賃
19
2.SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)
on the commencement date of the lease if both of the following criteria are met:
(i)The lease would have been classified as a sales-type lease or direct financing lease under the current lease accounting
standard; and
(ii)The sales-type lease or direct financing lease classification would have resulted in a selling loss at lease commencement.
We do not derecognize the underlying asset and do not recognize a loss upon lease commencement but continue to
depreciate the underlying asset over its useful life.
Lessee accounting
We have operating lease agreements in which we are the lessee consisting of ground and office leases. At the lease
commencement date (or at the acquisition date if the lease is acquired as part of a real estate acquisition), we are required to recognize
a liability to account for our future obligations under these operating leases, and a corresponding right-of-use asset.
The lease liability is measured based on the present value of the future lease payments, including payments during the term
under our extension options that we are reasonably certain to exercise. The present value of the future lease payments is calculated for
each operating lease using each respective remaining lease term and a corresponding estimated incremental borrowing rate, which is
the interest rate that we estimate we would have to pay to borrow on a collateralized basis over a similar term for an amount equal to
the lease payments. Subsequently, the lease liability is accreted by applying a discount rate established at the lease commencement
date to the lease liability balance as of the beginning of the period and is reduced by the payments made during the period. We classify
the operating lease liability in accounts payable, accrued expenses, and other liabilities in our consolidated balance sheets.
The right-of-use asset is measured based on the corresponding lease liability, adjusted for initial direct leasing costs and any
other consideration exchanged with the landlord prior to the commencement of the lease, as well as adjustments to reflect favorable or
unfavorable terms of an acquired lease when compared with market terms at the time of acquisition. Subsequently, the right-of-use
asset is amortized on a straight-line basis during the lease term. We classify the right-of-use asset in other assets in our consolidated
balance sheets.
Recognition of revenue arising from contracts with customers
We recognize revenues associated with transactions arising from contracts with customers, excluding revenues subject to the
lease accounting standard discussed in “Lease accounting” above, in accordance with the revenue recognition accounting standard. A
customer is distinguished from a noncustomer by the nature of the goods or services that are transferred. Customers are provided with
goods or services that are generated by a company’s ordinary output activities, whereas noncustomers are provided with nonfinancial
assets that are outside of a company’s ordinary output activities.
We generally recognize revenue representing the transfer of goods and services to customers in an amount that reflects the
consideration to which we expect to be entitled in the exchange. In order to determine the recognition of revenue from customer
contracts, we use a five-step model to (i) identify the contract with the customer, (ii) identify the performance obligations in the contract,
(iii) determine the transaction price, including variable consideration to the extent that it is probable that a significant future reversal will
not occur, (iv) allocate the transaction price to the performance obligations in the contract, and (v) recognize revenue when (or as) we
satisfy the performance obligation.
We identify contractual performance obligations and determine whether revenue should be recognized at a point in time or
over time, based on when control of goods and services transfers to a customer. We consider whether we control the goods or services
prior to the transfer to the customer in order to determine whether we should account for the arrangement as a principal or agent. If we
determine that we control the goods or services provided to the customer, then we are the principal to the transaction, and we recognize
the gross amount of consideration expected in the exchange. If we simply arrange but do not control the goods or services being
transferred to the customer, then we are considered to be an agent to the transaction, and we recognize the net amount of
consideration we are entitled to retain in the exchange.
Total revenues subject to the revenue recognition accounting standard and classified within income from rentals in our
consolidated statements of operations for the three and nine months ended September 30, 2024 included $11.1 million and
$28.8 million, respectively, primarily related to short-term parking revenues associated with long-term lease agreements. Short-term
parking revenues do not qualify for the single component accounting policy, as discussed in “Lessor accounting” in Note 2 – “Summary
of significant accounting policies”, due to the difference in the timing and pattern of transfer of our parking service obligations and
associated lease components within the same lease agreement. We recognize short-term parking revenues in accordance with the
revenue recognition accounting standard when the service is provided and the performance obligation is satisfied, which normally
occurs at a point in time.
20
2.SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)
Monitoring of tenant credit quality
During the term of each lease, we monitor the credit quality and any related material changes of our tenants by (i) monitoring
the credit rating of tenants that are rated by a nationally recognized credit rating agency, (ii) reviewing financial statements of the
tenants that are publicly available or that are required to be delivered to us pursuant to the applicable lease, (iii) monitoring news
reports regarding our tenants and their respective businesses, and (iv) monitoring the timeliness of lease payments.
Allowance for credit losses
We are required to estimate and recognize lifetime expected losses, rather than incurred losses, for most of our financial
assets measured at amortized cost and certain other instruments, including trade and other receivables (excluding receivables arising
from operating leases), loans, held-to-maturity debt securities, net investments in leases arising from sales-type and direct financing
leases, and off-balance-sheet credit exposures (e.g., loan commitments). The recognition of such expected losses, even if the expected
risk of credit loss is remote, typically results in earlier recognition of credit losses. An assessment of the collectibility of operating lease
payments and the recognition of an adjustment to lease income based on this assessment is governed by the lease accounting
standard discussed in “Lease accounting” earlier in Note 2 — “Summary of significant accounting policies” to our unaudited
consolidated financial statements.
At each reporting date, we reassess our credit loss allowances on the aggregate net investment of direct financing and sales-
type leases and our trade receivables. If necessary, we recognize a credit loss adjustment for our current estimate of expected credit
losses, which is classified within rental operations in our consolidated statements of operations. Refer to Note 5 – “Leases” to our
unaudited consolidated financial statements for additional details.
Income taxes
We are organized and operate as a REIT pursuant to the Internal Revenue Code (the “Code”). Under the Code, a REIT that
distributes at least 90% of its REIT taxable income to its stockholders annually (excluding net capital gains) and meets certain other
conditions is not subject to federal income tax on its distributed taxable income, but could be subject to certain federal, foreign, state,
and local taxes. We distribute 100% of our taxable income annually; therefore, a provision for federal income taxes is not required. In
addition to our REIT returns, we file federal, foreign, state, and local tax returns for our subsidiaries. We file with jurisdictions located in
the U.S., Canada, and other international locations. Our tax returns are subject to routine examination in various jurisdictions for the
2018 through 2023 calendar years.
Employee and non-employee share-based payments
We have implemented an entity-wide accounting policy to account for forfeitures related to unmet service conditions of share-
based awards granted to employees and non-employees when they occur. Under this policy, when forfeitures occur, any previously
recognized expense related to those forfeited awards is reversed in the period of forfeiture.
Our employee and non-employee share-based awards are measured at fair value on the grant date and recognized over the
recipient’s required service period. For share-based awards with performance conditions, we continue to assess the probability of
achieving the performance conditions and recognize expense only when it becomes probable that the performance targets will be met.
Conversely, for share-based awards with market conditions, expense is recognized regardless of whether the market condition is
achieved.
All nonforfeitable dividends paid on share-based awards are initially classified in retained earnings and reclassified to
compensation cost only if forfeitures of the underlying awards occur.
Forward equity sales agreements
From time to time, we enter into forward equity sales agreements and account for them in accordance with the accounting
guidance governing financial instruments and derivatives. Under the accounting guidance, our forward equity sales agreements are not
deemed to be liabilities as they do not embody obligations to repurchase our shares, nor do they embody obligations to issue a variable
number of shares for which the monetary value is predominantly fixed, varied with something other than the fair value of our shares, or
varied inversely in relation to our shares. We also evaluate whether the agreements meet the derivatives and hedging guidance scope
exception to be accounted for as equity instruments. Our forward equity sales agreements are classified as equity contracts based on
the following assessment: (i) none of the agreements’ exercise contingencies are based on observable markets or indices besides
those related to the market for our own stock price and operations; and (ii) none of the settlement provisions preclude the agreements
from being indexed to our own stock.
21
2.SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)
Issuer and guarantor subsidiaries of guaranteed securities
Generally, a parent entity of an issuer that holds guaranteed securities must provide separate subsidiary issuer or guarantor
financial statements, unless it qualifies for disclosure exceptions. A parent entity may be eligible for disclosure exceptions if it meets the
following criteria:
(i)The subsidiary issuer or guarantor is a consolidated subsidiary of the parent company, and
(ii)The subsidiary issues a registered security that is issued jointly and severally with the parent company, or is fully and
unconditionally guaranteed by the parent company.
A parent entity that meets the above criteria may instead present summarized financial information (“alternative disclosures”)
either within the consolidated financial statements or within “Management’s discussion and analysis of financial condition and results of
operations” in Item 2. We evaluated the criteria and determined that we are eligible for the disclosure exceptions, which allow us to
provide alternative disclosures; as such, we present alternative disclosures in “Management’s discussion and analysis of financial
condition and results of operations” in Item 2.
Loan fees
Fees incurred in obtaining long-term financing are capitalized and classified with the corresponding debt instrument appearing
on our consolidated balance sheets. Loan fees related to our unsecured senior line of credit are capitalized and classified within other
assets. Capitalized amounts are amortized over the term of the related loan, and the amortization is classified in interest expense in our
consolidated statements of operations.
Distributions from equity method investments
We use the “nature of the distribution” approach to determine the classification within our consolidated statements of cash
flows of cash distributions received from equity method investments, including our unconsolidated real estate joint ventures and equity
method non-real estate investments. Under this approach, distributions are classified based on the nature of the underlying activity that
generated the cash distributions. If we lack the information necessary to apply this approach in the future, we will be required to apply
the “cumulative earnings” approach as an accounting change on a retrospective basis. Under the cumulative earnings approach,
distributions up to the amount of cumulative equity in earnings recognized are classified as cash inflows from operating activities, and
those in excess of that amount are classified as cash inflows from investing activities.
Restricted cash
We present cash and cash equivalents separately from restricted cash within our consolidated balance sheets. However, we
include restricted cash with cash and cash equivalents when reconciling the beginning-of-period and end-of-period total amounts shown
in the consolidated statements of cash flows. We provide a reconciliation between the consolidated balance sheets and the
consolidated statements of cash flows, as required, when the balance includes more than one line item for cash, cash equivalents, and
restricted cash. We also provide a disclosure of the nature of the restrictions related to material restricted cash balances.
Recent accounting pronouncements
On August 23, 2023, the FASB issued an ASU that will require a joint venture, upon formation, to measure its assets and
liabilities at fair value in its standalone financial statements. A joint venture will recognize the difference between the fair value of its
equity and the fair value of its identifiable assets and liabilities as goodwill (or an equity adjustment, if negative) using the business
combination accounting guidance regardless of whether the net assets meet the definition of a business. The new accounting standard
is intended to reduce diversity in practice. This ASU will apply to joint ventures that meet the definition of a corporate joint venture under
GAAP, thus limiting its scope to joint ventures not controlled and therefore not consolidated by any joint venture investor. We generally
seek to maintain control of our real estate joint ventures and therefore expect this ASU to apply to a limited number, if any, of our
unconsolidated real estate joint ventures formed after the adoption of this accounting standard. This standard does not change the
accounting of investments by the investors in a joint venture in their individual financial statements, and therefore, its adoption will have
no impact on our consolidated financial statements. This accounting standard will become effective for joint ventures with a formation
date on or after January 1, 2025, with early adoption permitted. We expect to adopt this ASU on January 1, 2025.
On November 27, 2023, the FASB issued an ASU that will require quarterly disclosure of segment expenses if they are (i)
significant to the segment, (ii) regularly provided to the chief operating decision maker (“CODM”), and (iii) included in each reported
measure of a segment’s profit or loss. In addition, this ASU requires an annual disclosure of the CODM’s title and a description of how
the CODM uses the segment’s profit/loss measure to assess segment performance and to allocate resources. Pursuant to this ASU, the
footnotes to our consolidated financial statements may include incremental disclosures. The compliance with this ASU will be required
beginning with our annual report on Form 10-K for the year ending December 31, 2024, followed by interim disclosures in our quarterly
reports on Form 10-Q thereafter, with early adoption permitted. We will adopt this ASU for our annual report on Form 10-K for the year
ending December 31, 2024.
22
3.INVESTMENTS IN REAL ESTATE
Our consolidated investments in real estate, including real estate assets classified as held for sale as described in Note 15 –
“Assets classified as held for sale” to our unaudited consolidated financial statements, consisted of the following as of September 30,
2024 and December 31, 2023 (in thousands):
September 30, 2024
December 31, 2023
Rental properties:
Land (related to rental properties)
$4,267,297
$4,385,515
Buildings and building improvements
20,651,577
20,320,866
Other improvements
4,317,120
3,681,628
Rental properties
29,235,994
28,388,009
Development and redevelopment projects
9,340,425
8,226,309
Gross investments in real estate
38,576,419
36,614,318
Less: accumulated depreciation
(5,624,642)
(4,980,807)
Investments in real estate(1)
$32,951,777
$31,633,511
(1)Balances as of September 30, 2024 and December 31, 2023 include investments in real estate aggregating $228.4 million and $185.4 million, respectively, related to our
assets held for sale as of each respective date. Refer to Note 15 – “Assets held for sale” to our unaudited consolidated financial statements for additional details.
Acquisitions
Our real estate asset acquisitions during the nine months ended September 30, 2024 consisted of the following (dollars in
thousands):
Property
Submarket/Market
Date of
Purchase
Number of
Properties
Future
Development
Square Footage
Purchase
Price(1)
285, 299, 307, and 345 Dorchester Avenue(2)
Seaport Innovation District/
Greater Boston
1/30/24
—
1,040,000
$155,321
Other
46,490
$201,811
(1)Represents the aggregate contractual purchase price of our acquisitions, which differs from purchases of real estate in our unaudited consolidated statements of cash
flows due to the timing of payment, closing costs, and other acquisition adjustments such as prorations of rents and expenses.
(2)Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements for additional details.
Based upon our evaluation of each acquisition, we determined that substantially all of the fair value related to each acquisition
was concentrated in a single identifiable asset or a group of similar identifiable assets or was associated with a land parcel with no
operations. Accordingly, each transaction did not meet the definition of a business and therefore was accounted for as an asset
acquisition. In each of these transactions, we allocated the total consideration for each acquisition to the individual assets and liabilities
acquired on a relative fair value basis.
Sales of real estate assets and impairment charges
Our completed dispositions of real estate assets during the nine months ended September 30, 2024 consisted of the following
(dollars in thousands):
Property
Submarket/Market
Date of
Sale
Interest
Sold
RSF
Sales Price
Gain on Sales
of Real Estate
99 A Street
Seaport Innovation District/
Greater Boston
3/8/24
100%
235,000
$13,350
$—
1165 Eastlake Avenue East
Lake Union/Seattle
9/12/24
100%
100,086
149,985
21,535
219 East 42nd Street
New York City/New York City
7/9/24
100%
349,947
60,000
—
Other
15,374
5,971
$238,709
(1)
$27,506
(1)Represents the aggregate contractual sales price of our dispositions, which differs from proceeds from sales of real estate and contributions from and sales of
noncontrolling interests in our consolidated statements of cash flows under “Investing activities” and “Financing activities,” respectively, primarily due to the timing of
payment, closing costs, and other sales adjustments such as prorations of rents and expenses.
23
3.INVESTMENTS IN REAL ESTATE (continued)
Impairment charges
During the nine months ended September 30, 2024, we recognized real estate impairment charges aggregating $36.5 million,
consisting of the following:
•Impairment charges aggregating $30.8 million primarily consisting of the pre-acquisition costs related to two potential
acquisitions aggregating 1.4 million RSF of future development in our Greater Boston market. We executed purchase
agreements for these potential acquisitions with the total purchase price aggregating $366.8 million in 2020 and 2022, and we
initially expected to close these acquisitions after 2024. Our intent for each site included the demolition of existing buildings
upon expiration of the existing in-place leases and the development of life science properties. During the three months ended
June 30, 2024, due to the existing macroeconomic environment that negatively impacted the financial outlooks for these
projects, we decided to no longer proceed with these acquisitions, resulting in the recognition of impairment charges. 
•Impairment charge of $5.7 million to adjust the carrying amount of one property in Canada that continued to meet the held-for-
sale classification to the sales price under negotiation with a potential buyer less costs to sell. We expect to sell this property
within 12 months.
Other
In 2006, ARE-East River Science Park, LLC, a subsidiary of Alexandria Real Estate Equities, Inc., was granted an option to
incorporate a land parcel adjacent to and north of the Alexandria Center® for Life Science – New York City (“ACLS-NYC”) campus
(“Option Parcel”) into the existing ground lease of that campus. The Option Parcel will allow ARE-East River Science Park, LLC to
develop a future world-class life science building within the ACLS-NYC campus. ARE-East River Science Park, LLC’s investment in pre-
construction costs related to the development of the Option Parcel, including costs related to design, engineering, environmental,
survey/title, and permitting and legal costs, aggregate $165.1 million as of September 30, 2024.
On August 6, 2024, ARE-East River Science Park, LLC filed a lawsuit in the United States District Court for the Southern
District of New York against its landlord, New York City Health + Hospitals Corporation (“H+H”), and the New York City Economic
Development Corporation (“EDC”). The lawsuit alleges two principal claims against H+H and EDC: fraud in the inducement, and, in the
alternative, breach of contract in violation of the implied covenant of good faith and fair dealing. As alleged in the complaint, ARE-East
River Science Park, LLC’s claims arise from H+H’s and EDC’s misrepresentations and concealment of material facts in connection with
a floodwall, which H+H and EDC are seeking to require ARE-East River Science Park, LLC to integrate into the development of the
Option Parcel. ARE-East River Science Park, LLC alleges that H+H’s and EDC’s misconduct have prevented it from commencing the
development of the Option Parcel. In light of the pending litigation, the closing date for the option and thus the commencement date for
construction of the third tower at the campus are presently indeterminate. Among other things, ARE-East River Science Park, LLC is
seeking significant damages and equitable relief to maintain the option.
This matter exposes us to potential losses ranging from zero to the full amount of the investment in the project aggregating
$165.1 million as of September 30, 2024, depending on any collection of damages and/or the ability to develop the project. We
performed a probability-weighted recoverability analysis based on initial estimates of various possible outcomes and determined no
impairment was present as of September 30, 2024.
24
4.CONSOLIDATED AND UNCONSOLIDATED REAL ESTATE JOINT VENTURES
From time to time, we enter into joint venture agreements through which we own a partial interest in real estate entities that
own, develop, and operate real estate properties. As of September 30, 2024, our real estate joint ventures held the following properties:
Property
Market
Submarket
Our Ownership
Interest(1)
Consolidated real estate joint ventures(2):
50 and 60 Binney Street
Greater Boston
Cambridge/Inner Suburbs
34.0%
75/125 Binney Street
Greater Boston
Cambridge/Inner Suburbs
40.0%
100 and 225 Binney Street and 300 Third Street
Greater Boston
Cambridge/Inner Suburbs
30.0%
99 Coolidge Avenue
Greater Boston
Cambridge/Inner Suburbs
75.0%
15 Necco Street
Greater Boston
Seaport Innovation District
56.7%
285, 299, 307, and 345 Dorchester Avenue
Greater Boston
Seaport Innovation District
60.0%
Alexandria Center® for Science and Technology –
Mission Bay(3)
San Francisco Bay Area
Mission Bay
25.0%
1450 Owens Street
San Francisco Bay Area
Mission Bay
25.4%
(4)
601, 611, 651, 681, 685, and 701 Gateway
Boulevard
San Francisco Bay Area
South San Francisco
50.0%
751 Gateway Boulevard
San Francisco Bay Area
South San Francisco
51.0%
211 and 213 East Grand Avenue
San Francisco Bay Area
South San Francisco
30.0%
500 Forbes Boulevard
San Francisco Bay Area
South San Francisco
10.0%
Alexandria Center® for Life Science – Millbrae
San Francisco Bay Area
South San Francisco
47.9%
3215 Merryfield Row
San Diego
Torrey Pines
30.0%
Campus Point by Alexandria(5)
San Diego
University Town Center
55.0%
5200 Illumina Way
San Diego
University Town Center
51.0%
9625 Towne Centre Drive
San Diego
University Town Center
30.0%
SD Tech by Alexandria(6)
San Diego
Sorrento Mesa
50.0%
Pacific Technology Park
San Diego
Sorrento Mesa
50.0%
Summers Ridge Science Park(7)
San Diego
Sorrento Mesa
30.0%
1201 and 1208 Eastlake Avenue East
Seattle
Lake Union
30.0%
199 East Blaine Street
Seattle
Lake Union
30.0%
400 Dexter Avenue North
Seattle
Lake Union
30.0%
800 Mercer Street
Seattle
Lake Union
60.0%
Unconsolidated real estate joint ventures(2):
1655 and 1725 Third Street
San Francisco Bay Area
Mission Bay
10.0%
1401/1413 Research Boulevard
Maryland
Rockville
65.0%
(8)
1450 Research Boulevard
Maryland
Rockville
73.2%
(8)
101 West Dickman Street
Maryland
Beltsville
58.2%
(8)
(1)Refer to the table on the next page that shows the categorization of our joint ventures under the consolidation framework.
(2)In addition to the real estate joint ventures listed, various partners hold insignificant noncontrolling interests in three other consolidated real estate joint ventures in North
America and we hold an interest in one insignificant unconsolidated real estate joint venture in North America.
(3)Includes 409 and 499 Illinois Street, 1500 and 1700 Owens Street, and 455 Mission Bay Boulevard South.
(4)During the nine months ended September 30, 2024, our equity ownership decreased from 40.6% to 25.4% based on continued funding of construction costs by our joint
venture partner and a reallocation of equity to our joint venture partner of $30.2 million from us. The noncontrolling interest share of our joint venture partner is
anticipated to increase to 75% and ours to decrease to 25% as our partner contributes additional equity to fund the construction of the project.
(5)Includes 10210, 10260, 10290, and 10300 Campus Point Drive and 4110, 4135, 4155, 4161, 4165, 4224, and 4242 Campus Point Court.
(6)Includes 9605, 9645, 9675, 9725, 9735, 9805, 9808, 9855, and 9868 Scranton Road and 10055, 10065, and 10075 Barnes Canyon Road.
(7)Includes 9965, 9975, 9985, and 9995 Summers Ridge Road.
(8)Represents a joint venture with a local real estate operator in which our joint venture partner manages the day-to-day activities that significantly affect the economic
performance of the joint venture.
25
4.CONSOLIDATED AND UNCONSOLIDATED REAL ESTATE JOINT VENTURES (continued)
Our consolidation policy is described under “Consolidation” in Note 2 – “Summary of significant accounting policies” to our
unaudited consolidated financial statements. Consolidation accounting is highly technical, but its framework is primarily based on the
controlling financial interests and benefits of the joint ventures. We generally consolidate a joint venture that is a legal entity that we
control (i.e., we have the power to direct the activities of the joint venture that most significantly affect its economic performance)
through contractual rights, regardless of our ownership interest, and where we determine that we have benefits through the allocation of
earnings or losses and fees paid to us that could be significant to the joint venture (the “VIE model”).
We also generally consolidate joint ventures when we have a controlling financial interest through voting rights and where our
voting interest is greater than 50% (the “voting model”). Voting interest differs from ownership interest for some joint ventures. We
account for joint ventures that do not meet the consolidation criteria under the equity method of accounting by recognizing our share of
income and losses.
The table below shows the categorization of our real estate joint ventures under the consolidation framework:
Property(1)
Consolidation
Model
Voting Interest
Consolidation Analysis
Conclusion
50 and 60 Binney Street
VIE model
Not applicable
under VIE
model
Consolidated
75/125 Binney Street
We have:
100 and 225 Binney Street and 300
Third Street
99 Coolidge Avenue
(i)
The power to direct the
activities of the joint venture
that most significantly affect its
economic performance; and
15 Necco Street
285, 299, 307, and 345 Dorchester
Avenue
Alexandria Center® for Science and
Technology – Mission Bay
1450 Owens Street
601, 611, 651, 681, 685, and 701
Gateway Boulevard
751 Gateway Boulevard
211 and 213 East Grand Avenue
(ii)
Benefits that can be significant
to the joint venture.
500 Forbes Boulevard
Alexandria Center® for Life Science –
Millbrae
3215 Merryfield Row
Campus Point by Alexandria
5200 Illumina Way
Therefore, we are the primary
beneficiary of each VIE
9625 Towne Centre Drive
SD Tech by Alexandria
Pacific Technology Park
Summers Ridge Science Park
1201 and 1208 Eastlake Avenue East
199 East Blaine Street
400 Dexter Avenue North
800 Mercer Street
1401/1413 Research Boulevard
We do not control the joint venture
and are therefore not the primary
beneficiary.
Equity method
of accounting
1450 Research Boulevard
101 West Dickman Street
1655 and 1725 Third Street
Voting model
Does not
exceed 50%
Our voting interest is 50% or less.
(1)In addition to the real estate joint ventures listed, various partners hold insignificant noncontrolling interests in three other consolidated real estate joint ventures in North
America and we hold an interest in one insignificant unconsolidated real estate joint venture in North America.
26
4.CONSOLIDATED AND UNCONSOLIDATED REAL ESTATE JOINT VENTURES (continued)
Formation of consolidated real estate joint ventures
We evaluated each of our real estate joint ventures described below under the consolidation framework outlined above and
further detailed in “Consolidation” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial
statements.
Refer to “Consolidation” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial
statements for additional information. For a summary of our completed dispositions of real estate assets during the nine months ended
September 30, 2024, refer to “Sales of real estate assets and impairment charges” in Note 3 – “Investments in real estate” to our
unaudited consolidated financial statements.
285, 299, 307, and 345 Dorchester Avenue
During the three months ended March 31, 2024, we formed real estate joint ventures to develop a mega campus. We
contributed $155.3 million to these real estate joint ventures, and our partner’s share of contributed real estate assets aggregated
$103.5 million. As of March 31, 2024, these joint ventures owned four land parcels at 285, 299, 307, and 345 Dorchester Avenue in our
Seaport Innovation District submarket, with future development opportunities aggregating 1.0 million SF. We determined that we have
control over these real estate joint ventures, and we therefore consolidate the joint ventures. As of September 30, 2024, we have a 60%
ownership interest in the joint ventures.
1201 and 1208 Eastlake Avenue East
In September 2024, our prior joint venture partner sold its ownership interest in each of 1201 and 1208 Eastlake Avenue East
joint ventures to our new joint venture partner, who is also our longstanding tenant at the 1201 and 1208 Eastlake Avenue East
properties, occupying 117,479 RSF out of the total 207,774 RSF. Alexandria’s ownership interest in each of 1201 and 1208 Eastlake
Avenue East remained unchanged at 30.0%. Upon completion of the sale, we reassessed our consolidation analysis for this joint
venture and determined that we retain control, and we therefore continue to consolidate the joint venture.
Consolidated VIEs’ balance sheet information
We, together with joint venture partners, hold interests in real estate joint ventures that we consolidate in our financial
statements. These existing joint ventures provide significant equity capital to fund a portion of our future construction spend, and our
joint venture partners may also contribute equity into these entities for financing-related activities.
The table below aggregates the balance sheet information of our consolidated VIEs as of September 30, 2024 and
December 31, 2023 (in thousands):
September 30, 2024
December 31, 2023
Investments in real estate
$8,801,576
$8,032,315
Cash and cash equivalents
334,329
306,475
Other assets
785,377
728,390
Total assets
$9,921,282
$9,067,180
Secured notes payable
$144,412
$119,042
Other liabilities
629,119
608,665
Mandatorily redeemable noncontrolling interest
—
35,250
Total liabilities
773,531
762,957
Redeemable noncontrolling interests
6,898
6,868
Alexandria Real Estate Equities, Inc.’s share of equity
4,671,544
4,162,017
Noncontrolling interests’ share of equity
4,469,309
4,135,338
Total liabilities and equity
$9,921,282
$9,067,180
27
4.合併和非合併房地產合資企業 （續）
在決定是否彙總合併後的VIE的資產負債表信息時，我們考慮了每個VIE的相似性
VIE，包括這些實體擁有、管理、運營和租賃VIE擁有的房地產的主要目的，以及
我們作爲管理成員參與每個VIE的性質相似。由於特徵的相似性，我們提出了
彙總這些實體的資產負債表信息。我們合併後的VIE的資產都沒有限制
它們用於解決VIE的具體義務。我們合併後的VIE沒有債權人或其他合作伙伴可以求助於
我們的一般信用和我們對合並VIE的最大風險敞口僅限於我們在每個VIE中的可變利益，除了我們的
柯立芝大道99號房地產合資企業，VIE的擔保建設貸款由我們擔保。請參閱附註10-
在我們未經審計的合併財務報表中列出「有擔保和無擔保的優先債務」，以獲得更多信息。
未合併的房地產合資企業
我們對未合併VIE的最大敞口僅限於我們在每個VIE中的投資，但我們的1450 Research除外
Boulevard和101 West Dickman Street未合併的房地產合資企業，在這些合資企業中，我們保證$6.7 萬 的
與每個VIE的擔保貸款相關的未償還餘額。我們在未合併的房地產合資企業中的投資，佔
根據權益法，並在我們的綜合資產負債表中分類爲對未合併房地產合資企業的投資，
由以下內容組成：2024年9月30日 和 2023年12月31日 (in數千）：
財產
2024年9月30日
2023年12月31日
第三街1655號和1725號
$10,792
$11,718
研究大道1450號
9,197
6,041
西迪克曼街101號
9,733
9,290
其他
10,448
10,731
$40,170
$37,780
下表列出了截至2011年與我們未合併房地產合資企業擔保貸款相關的關鍵術語
2024年9月30日 （美元單位：千）：
興趣
率(1)
100%
我們
分享
未合併合資企業
到期日
規定的匯率
集料
承諾
債務
平衡(2)
1401/1413研究大道(3)
12/23/24
2.70%
3.31%
$28,500
$28,461
65.0%
第三街1655號和1725號(4)
3/10/25
4.50%
4.57%
600,000
599,823
10.0%
西迪克曼街101號
11/10/26
SOFR+1.95%
(5)
7.39%
26,750
18,565
58.2%
研究大道1450號
12/10/26
SOFR+1.95%
(5)
7.45%
13,000
8,616
73.2%
$668,250
$655,465
(1)包括利息費用和貸款費用攤銷。
(2)代表未償還本金，扣除未攤銷遞延融資成本， 截至2024年9月30日.
(3)我們已簽署一份買賣協議，出售未合併的房地產合資企業，並預計完成 將於2024年第四季度出售。
我們的出售淨收益預計將超過我們在未償債務餘額中所佔的份額和該投資的公允價值 截至2024年9月30日.
(4)這家未合併的房地產合資企業正在與潛在貸方合作，爲這筆債務再融資。如果全部或部分債務
無法再融資，我們可以考慮爲此注入額外的股權 未合併房地產合資企業。自.起2024年9月30日，我們在這方面的投資
未合併的房地產合資企業是 $10.8 萬.
(5)該貸款須遵守固定的SOFR下限 0.75%.
28
5.租契
請參閱“租賃會計”在註釋2 -我們未經審計的合併財務報表的「重要會計政策摘要」中
有關租賃會計準則的信息陳述，該準則規定了確認、計量、列報和
租賃協議雙方的租賃披露（即，承租人和出租人）。
我們作爲出租人的租賃
截至 2024年9月30日，我們有過406 屬性彙總 41.8 萬 操作 RSF 在關鍵集群位置，包括
大波士頓、舊金山灣區、聖地亞哥、西雅圖、馬里蘭州、研究三角區和紐約市.我們主要關注
在AAA生命科學創新集群地點開發A/A+級物業，提供規模和戰略設計，
我們的大型校園戰略。地理位置優越，靠近頂級學術醫療機構，並配備精心策劃的設施、服務，
和交通便利，我們的大型園區旨在支持我們的租戶吸引和留住頂尖人才，我們認爲這是一個
租戶對我們房產需求的主要驅動因素。
截至 2024年9月30日，我們作爲出租人的所有租賃均被歸類爲經營租賃，但 一
直接融資租賃.我們的租約描述如下。
經營租賃
截至 2024年9月30日，我們的406 屬性 受經營租賃協議的約束。 四 其中包括
須遵守經營租賃協議，該協議均包含如下所述的購買選擇權：
(i)二 屬性，代表 二 地塊須遵守租賃協議，每個協議都包含承租人的選擇權
從日期開始的30天內，每一天內以公平市場價值從我們購買標的資產
的 15 年, 30 年，以及74.5 年 租金開始日期後 2017年10月1日. 剩餘租賃
與每個相關的術語 二 地塊s是 68.2 年.
(ii)二 運營資產彙總 207,774 RSF o由我們的1201和1208 Eastla擁有ke Avenue East鞏固Real
房地產合資企業受我們在該合資企業中的合作伙伴（也是租戶）持有的購買期權的約束
佔領 117,479 RSF在這些房產。一種購買選項允許我們的合作伙伴購買 30% 對1208感興趣
南湖大道東 $40.0萬 在 2031.根據該選項的行使，第二次購買選項
允許我們的合作伙伴購買 30% 對1201 Eastlake Avenue East的興趣， $69.1 萬在……裏面2034.我們合作伙伴的
位於Eastlake Avenue East 1201號和1208號的經營租賃的剩餘租期爲 20.0 年 和 6.4 年,
分別進行了分析。
我們評估了購買選擇權對現有經營租賃分類的影響，並確定
每項租賃繼續符合經營租賃的分類標準。
我們的租賃通常包含在到期時按現行市場價格延長租賃期限的選擇權。某些
經營租賃包含提前終止選項，需要提前通知並支付罰款，在大多數情況下，
足以被租戶認爲在經濟上不利而無法行使。 未來租賃付款將根據
我們的經營租賃協議條款（不包括費用報銷）有效， 2024年9月30日 概列
下表（以千計）：
年
量
2024
$485,925
2025
1,888,408
2026
1,842,590
2027
1,764,075
2028
1,621,117
此後
11,131,473
總
$18,733,588
有關更多信息，請參閱未經審計合併財務報表的註釋3 -「房地產投資」
關於我們擁有的房地產資產，即我們經營租賃下的基礎資產。
直接融資租賃
截至 2024年9月30日, 我們有 一 直接融資租賃協議t，淨投資餘額爲 $40.6 萬，對於
剩餘租約的停車結構 任期 68.2 年. 承租人有權選擇在公平市場購買基礎資產
每次期間的值 30- 天 從以下日期開始的時期 15 年, 30 年，以及74.5 年 租金後
開始日期 2017年10月1日.
29
5.LEASES (continued)
The components of our aggregate net investment in our direct financing lease as of September 30, 2024 and December 31,
2023 are summarized in the table below (in thousands):
September 30, 2024
December 31, 2023
Gross investment in direct financing lease
$251,886
$253,324
Less: unearned income on direct financing lease
(208,402)
(210,388)
Less: allowance for credit losses
(2,839)
(2,839)
Net investment in direct financing lease
$40,645
$40,097
As of September 30, 2024, our estimated credit loss related to our direct financing lease was $2.8 million. No adjustment to the
estimated credit loss balance was required during the nine months ended September 30, 2024. For further details, refer to “Allowance
for credit losses” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements.
Future lease payments to be received under the terms of our direct financing lease as of September 30, 2024 are outlined in
the table below (in thousands):
Year
Total
2024
$481
2025
1,976
2026
2,036
2027
2,097
2028
2,160
Thereafter
243,136
Total
$251,886
Income from rentals
Our income from rentals includes revenue related to agreements for the rental of our real estate, which primarily includes
revenues subject to the lease accounting standard and the revenue recognition accounting standard as shown below (in thousands):
Three Months Ended
September 30,
Nine Months Ended
September 30,
2024
2023
2024
2023
Income from rentals:
Revenues subject to the lease accounting standard:
Operating leases
$763,947
$696,601
$2,255,634
$2,069,042
Direct financing leases
665
653
1,986
1,951
Revenues subject to the lease accounting standard
764,612
697,254
2,257,620
2,070,993
Revenues subject to the revenue recognition
accounting standard
11,132
10,277
28,837
28,826
Income from rentals
$775,744
$707,531
$2,286,457
$2,099,819
Our revenues that are subject to the revenue recognition accounting standard and are classified in income from rentals consist
primarily of short-term parking revenues that are not considered lease revenues under the lease accounting standard. Refer to
“Revenues” and “Recognition of revenue arising from contracts with customers” in Note 2 – “Summary of significant accounting policies”
to our unaudited consolidated financial statements for additional information.
Residual value risk management strategy
Our leases do not have guarantees of residual value on the underlying assets. We manage risk associated with the residual
value of our leased assets by (i) evaluating each potential acquisition of real estate to determine whether it meets our business
objective to invest primarily in high-demand markets, (ii) directly managing our leased properties, conducting frequent property
inspections, proactively addressing potential maintenance issues before they arise, and/or timely resolving any occurring issues, and
(iii) carefully selecting our tenants and monitoring their credit quality throughout their respective lease terms.
30
5.LEASES (continued)
Leases in which we are the lessee
Operating lease agreements
We have operating lease agreements in which we are the lessee consisting of ground and office leases. Certain of these
leases have options to extend or terminate the contract terms upon meeting certain criteria. There are no notable restrictions or
covenants imposed by the leases, nor guarantees of residual value.
We recognize a right-of-use asset, which is classified within other assets in our consolidated balance sheets, and a related
liability, which is classified within accounts payable, accrued expenses, and other liabilities in our consolidated balance sheets, to
account for our future obligations under ground and office lease arrangements in which we are the lessee. Refer to “Lessee accounting”
in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements.
As of September 30, 2024, the present value of the remaining contractual payments aggregating $1.1 billion under our
operating lease agreements, including our extension options that we are reasonably certain to exercise, was $648.3 million. Our
corresponding operating lease right-of-use assets, adjusted for initial direct leasing costs and other consideration exchanged with the
landlord prior to the commencement of the lease, aggregated $776.7 million. As of September 30, 2024, the weighted-average
remaining lease term of operating leases in which we are the lessee was approximately 49 years, including extension options that we
are reasonably certain to exercise, and the weighted-average discount rate was 5.1%. The weighted-average discount rate is based on
the incremental borrowing rate estimated for each lease, which is the interest rate that we estimate we would have to pay to borrow on
a collateralized basis over a similar term for an amount equal to the lease payments.
Included in the operating lease liability balance as of September 30, 2024 is the liability related to an amendment to our
existing ground lease agreement at the Alexandria Technology Square® mega campus aggregating 1.2 million RSF in our Cambridge
submarket, which extended the lease term by 24 years from January 1, 2065 to December 31, 2088. The amendment requires that we
prepay our entire rent obligation for the extended lease term aggregating $270.0 million in two equal installments during the fourth
quarter of 2024 and the first quarter of 2025. Upon the execution of the amendment in July 2024, we recognized $265.1 million,
representing the present value of our rent obligation related to the amendment, as operating lease liability.
Ground lease obligations as of September 30, 2024 included leases for 36 of our properties, which accounted for
approximately 9% of our total number of properties. Excluding one ground lease that expires in 2036 related to one operating property
with a net book value of $5.8 million as of September 30, 2024, our ground lease obligations have remaining lease terms ranging from
approximately 30 to 97 years, including extension options that we are reasonably certain to exercise.
The reconciliation of future lease payments under noncancelable operating leases in which we are the lessee to the operating
lease liability reflected in our unaudited consolidated balance sheet as of September 30, 2024 is in the table below (in thousands):
Year
Total
2024
$140,553
2025
158,233
2026
23,427
2027
22,508
2028
22,176
Thereafter
757,389
Total future payments under our operating leases in which we are the lessee
1,124,286
Effect of discounting
(475,948)
Operating lease liability
$648,338
31
5.LEASES (continued)
Lessee operating costs
Operating lease costs relate to our ground and office leases in which we are the lessee. Ground leases generally require fixed
annual rent payments and may also include escalation clauses and renewal options. Our operating lease obligations related to our
office leases have remaining terms of up to 12 years, exclusive of extension options. For the nine months ended September 30, 2024
and 2023, amounts paid and classified as operating activities in our unaudited consolidated statements of cash flows for leases in which
we are the lessee aggregated $24.7 million and $24.6 million, respectively. For the three and nine months ended September 30, 2024
and 2023, our costs for operating leases in which we are the lessee were as follows (in thousands):
Three Months Ended
September 30,
Nine Months Ended
September 30,
2024
2023
2024
2023
Gross operating lease costs
$10,701
$9,005
$29,842
$30,277
Capitalized lease costs
(521)
(688)
(1,567)
(4,906)
Expenses for operating leases in which we are the lessee
$10,180
$8,317
$28,275
$25,371
6. CASH, CASH EQUIVALENTS, AND RESTRICTED CASH
Cash, cash equivalents, and restricted cash consisted of the following as of September 30, 2024 and December 31, 2023 (in
thousands):
 
September 30, 2024
December 31, 2023
Cash and cash equivalents
$562,606
$618,190
Restricted cash:
Funds held in escrow for real estate acquisitions
11,923
37,434
Other
5,108
5,147
17,031
42,581
Total
$579,637
$660,771
32
7.INVESTMENTS
We hold investments in publicly traded companies and privately held entities primarily involved in the life science industry. As a
REIT, we generally limit our ownership of each individual entity’s voting stock to less than 10%. We evaluate each investment to
determine whether we have the ability to exercise significant influence, but not control, over an investee. We evaluate investments in
which our ownership is equal to or greater than 20%, but less than or equal to 50%, of an investee’s voting stock with a presumption
that we have this ability. For our investments in limited partnerships that maintain specific ownership accounts, we presume that such
ability exists when our ownership interest exceeds 3% to 5%. In addition to our ownership interest, we consider whether we have a
board seat or whether we participate in the investee’s policy-making process, among other criteria, to determine if we have the ability to
exert significant influence, but not control, over an investee. If we determine that we have such ability, we account for the investment
under the equity method, as described below.
Investments accounted for under the equity method
Under the equity method of accounting, we initially recognize our investment at cost and subsequently adjust the carrying
amount of the investment for our share of earnings or losses reported by the investee, distributions received, and other-than-temporary
impairments.
As of September 30, 2024, we had 10 investments in limited partnerships maintaining specific ownership accounts for each
investor, which were accounted for under the equity method. These investments aggregated $137.7 million. Our ownership interest in
each of these 10 investments was greater than 5%.
Investments that do not qualify for the equity method of accounting
For investees over which we determine that we do not have the ability to exercise significant influence or control, we account
for each investment depending on whether it is an investment in a (i) publicly traded company, (ii) privately held entity that reports NAV
per share, or (iii) privately held entity that does not report NAV per share, as described below.
Investments in publicly traded companies
Our investments in publicly traded companies are classified as investments with readily determinable fair values and are
presented at fair value in our consolidated balance sheets, with changes in fair value classified in investment income (loss) in our
consolidated statements of operations. The fair values for our investments in publicly traded companies are determined based on sales
prices or quotes available on securities exchanges.
Investments in privately held companies
Our investments in privately held entities without readily determinable fair values consist of (i) investments in privately held
entities that report NAV per share and (ii) investments in privately held entities that do not report NAV per share. These investments are
accounted for as follows:
Investments in privately held entities that report NAV per share
Investments in privately held entities that report NAV per share, such as our privately held investments in limited partnerships,
are presented at fair value using NAV as a practical expedient, with changes in fair value classified in investment income (loss) in our
consolidated statements of operations. We use NAV per share reported by limited partnerships generally without adjustment, unless we
are aware of information indicating that the NAV reported by a limited partnership does not accurately reflect the fair value of the
investment at our reporting date.
Investments in privately held entities that do not report NAV per share
Investments in privately held entities that do not report NAV per share are accounted for using a measurement alternative,
under which these investments are measured at cost, adjusted for observable price changes and impairments, with changes classified
in investment income (loss) in our consolidated statements of operations.
An observable price arises from an orderly transaction for an identical or similar investment of the same issuer, which is
observed by an investor without expending undue cost and effort. Observable price changes result from, among other things, equity
transactions of the same issuer executed during the reporting period, including subsequent equity offerings or other reported equity
transactions related to the same issuer. To determine whether these transactions are indicative of an observable price change, we
evaluate, among other factors, whether these transactions have similar rights and obligations, including voting rights, distribution
preferences, and conversion rights to the investments we hold.
33
7.INVESTMENTS (continued)
Impairment evaluation of equity method investments and investments in privately held entities that do not report NAV per
share
We monitor equity method investments and investments in privately held entities that do not report NAV per share for new
developments, including operating results, prospects and results of clinical trials, new product initiatives, new collaborative agreements,
capital-raising events, and merger and acquisition activities. These investments are evaluated on the basis of a qualitative assessment
for indicators of impairment by monitoring the presence of the following triggering events or impairment indicators:
(i)a significant deterioration in the earnings performance, credit rating, asset quality, or business prospects of the investee;
(ii)a significant adverse change in the regulatory, economic, or technological environment of the investee;
(iii)a significant adverse change in the general market condition, including the research and development of technology and
products that the investee is bringing or attempting to bring to the market;
(iv)significant concerns about the investee’s ability to continue as a going concern; and/or
(v)a decision by investors to cease providing support or reduce their financial commitment to the investee.
If such indicators are present, we are required to estimate the investment’s fair value and immediately recognize an
impairment charge in an amount equal to the investment’s carrying value in excess of its estimated fair value.
Investment income/loss recognition and classification
We recognize both realized and unrealized gains and losses in our consolidated statements of operations, classified in
investment income (loss) in our consolidated statements of operations. Unrealized gains and losses represent:
(i)changes in fair value for investments in publicly traded companies;
(ii)changes in NAV for investments in privately held entities that report NAV per share;
(iii)observable price changes for investments in privately held entities that do not report NAV per share; and
(iv)our share of unrealized gains or losses reported by our equity method investees.
Realized gains and losses on our investments represent the difference between proceeds received upon disposition of
investments and their historical or adjusted cost basis. For our equity method investments, realized gains and losses represent our
share of realized gains or losses reported by the investee. Impairments are realized losses, which result in an adjusted cost basis, and
represent charges to reduce the carrying values of investments in privately held entities that do not report NAV per share and equity
method investments, if impairments are deemed other than temporary, to their estimated fair value.
Funding commitments to investments in privately held entities that report NAV
We are committed to funding approximately $379.9 million for our investments in privately held entities that report NAV. Our
funding commitments expire at various dates over the next 12 years with a weighted-average expiration of 8.1 years as of September
30, 2024. These investments are not redeemable by us, but we may receive distributions from these investments throughout their
terms. Our investments in privately held entities that report NAV generally have expected initial terms in excess of 10 years. The
weighted-average remaining term during which these investments are expected to be liquidated was 5.3 years as of September 30,
2024.
34
7.INVESTMENTS (continued)
The following tables summarize our investments as of September 30, 2024 and December 31, 2023 (in thousands):
September 30, 2024
Cost
Unrealized
Gains
Unrealized
Losses
Carrying
Amount
Publicly traded companies
$187,085
$50,933
$(85,592)
$152,426
Entities that report NAV
527,042
160,608
(31,225)
656,425
Entities that do not report NAV:
Entities with observable price changes
93,982
72,862
(1,337)
165,507
Entities without observable price changes
407,261
—
—
407,261
Investments accounted for under the equity method
N/A
N/A
N/A
137,708
Total investments
$1,215,370
$284,403
$(118,154)
$1,519,327
December 31, 2023
Cost
Unrealized
Gains
Unrealized
Losses
Carrying
Amount
Publicly traded companies
$203,467
$50,377
$(94,278)
$159,566
Entities that report NAV
507,059
192,468
(27,995)
671,532
Entities that do not report NAV:
Entities with observable price changes
97,892
77,600
(1,224)
174,268
Entities without observable price changes
368,654
—
—
368,654
Investments accounted for under the equity method
N/A
N/A
N/A
75,498
Total investments
$1,177,072
$320,445
$(123,497)
$1,449,518
Cumulative gains and losses (realized and unrealized) on investments in privately held entities that do not report NAV still held
as of September 30, 2024 aggregated to a loss of $73.4 million, which consisted of upward adjustments aggregating $72.9 million,
downward adjustments aggregating $1.3 million, and impairments aggregating $144.9 million.
Our investment income (loss) for the three and nine months ended September 30, 2024 and 2023 consisted of the following (in
thousands):
Three Months Ended September 30,
Nine Months Ended September 30,
2024
2023
2024
2023
Realized gains (losses)
$12,632
(1)
$(3,470)
$47,336
(1)
$16,903
Unrealized gains (losses)
2,610
(77,202)
(32,470)
(220,954)
Investment income (loss)
$15,242
$(80,672)
$14,866
$(204,051)
(1)Consists of realized gains of $23.0 million and $85.2 million, partially offset by impairment charges of $10.3 million and $37.8 million during the three and nine months
ended September 30, 2024, respectively.
During the nine months ended September 30, 2024, gains and losses on investments in privately held entities that do not
report NAV still held as of September 30, 2024 aggregated to a loss of $27.3 million, which consisted of upward adjustments
aggregating $17.6 million and downward adjustments and impairments aggregating $44.9 million.
During the nine months ended September 30, 2023, gains and losses on investments in privately held entities that do not
report NAV still held as of September 30, 2023 aggregated to a loss of $57.7 million, which consisted of upward adjustments
aggregating $16.5 million and downward adjustments and impairments aggregating $74.2 million.
Unrealized gains or losses related to investments still held (excluding investments accounted for under the equity method) as
of September 30, 2024 and 2023 aggregated to gains of $15.7 million and $97.8 million during the nine months ended
September 30, 2024 and 2023, respectively.
Our investment income of $14.9 million for the nine months ended September 30, 2024 also included $5.4 million of equity in
losses of our equity method investments.
Refer to “Investments” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial
statements for additional information.
35
8. OTHER ASSETS
The following table summarizes the components of other assets as of September 30, 2024 and December 31, 2023 (in
thousands):
September 30, 2024
December 31, 2023
Acquired in-place leases
$373,842
$461,613
Deferred compensation plan
46,471
40,365
Deferred financing costs – unsecured senior line of credit
51,470
(1)
30,897
Deposits
31,046
25,863
Furniture, fixtures, and equipment
35,967
26,560
Net investment in direct financing lease
40,645
40,097
Notes receivable
17,165
15,841
Operating lease right-of-use assets
776,740
(2)
516,452
Other assets
101,398
88,453
Prepaid expenses
40,271
30,969
Property, plant, and equipment
142,174
144,784
Total
$1,657,189
$1,421,894
(1)Increase is primarily due to the amendment and restatement of our unsecured senior line of credit to extend the maturity date from January 22, 2028 to January 22,
2030 in September 2024. Refer to Note 10 – “Secured and unsecured senior debt” to our unaudited consolidated financial statements for additional information.
(2)Includes the operating lease right-of-use asset related to an amendment executed in July 2024 to our existing ground lease agreement at the Alexandria Technology
Square® mega campus. For additional information, refer to “Leases in which we are the lessee” in Note 5 – “Leases” to our unaudited consolidated financial statements.
9.FAIR VALUE MEASUREMENTS
We provide fair value information about all financial instruments for which it is practicable to estimate fair value. We measure
and disclose the estimated fair value of financial assets and liabilities by utilizing a fair value hierarchy that distinguishes between data
obtained from sources independent of the reporting entity and the reporting entity’s own assumptions about market participant
assumptions. This hierarchy consists of three broad levels, as follows: (i) quoted prices in active markets for identical assets or liabilities
(Level 1), (ii) significant other observable inputs (Level 2), and (iii) significant unobservable inputs (Level 3). Significant other observable
inputs can include quoted prices for similar assets or liabilities in active markets, as well as inputs that are observable for the asset or
liability, such as interest rates, foreign exchange rates, and yield curves. Significant unobservable inputs are typically based on an
entity’s own assumptions, since there is little, if any, related market activity. In instances in which the determination of the fair value
measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the
entire fair value measurement falls is based on the lowest level of input that is significant to the fair value measurement in its entirety.
Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers
factors specific to the asset or liability.
Assets and liabilities measured at fair value on a recurring basis
The following table sets forth the assets that we measure at fair value on a recurring basis by level in the fair value hierarchy
(in thousands). There were no liabilities measured at fair value on a recurring basis as of September 30, 2024 and December 31, 2023.
There were no transfers of assets measured at fair value on a recurring basis to or from Level 3 in the fair value hierarchy during the
nine months ended September 30, 2024.
Fair Value Measurement Using
Description
Total
Quoted Prices in
Active Markets
for Identical Assets
(Level 1)
Significant
Other
Observable Inputs
(Level 2)
Significant
Unobservable
Inputs
(Level 3)
Investments in publicly traded companies:
As of September 30, 2024
$152,426
$152,426
$—
$—
As of December 31, 2023
$159,566
$159,566
$—
$—
Our investments in publicly traded companies represent investments with readily determinable fair values, and are carried at
fair value, with changes in fair value classified in investment income in our consolidated financial statements. We also hold investments
in privately held entities, which consist of (i) investments that report NAV and (ii) investments that do not report NAV, as further
described below.
36
9.FAIR VALUE MEASUREMENTS (continued)
Our investments in privately held entities that report NAV, such as our privately held investments in limited partnerships, are
carried at fair value using NAV as a practical expedient, with changes in fair value classified in net income. As of September 30, 2024
and December 31, 2023, the carrying values of investments in privately held entities that report NAV aggregated $656.4 million and
$671.5 million, respectively. These investments are excluded from the fair value hierarchy above as required by the fair value
accounting standards. We estimate the fair value of each of our investments in limited partnerships based on the most recent NAV
reported by each limited partnership. As a result, the determination of fair values of our investments in privately held entities that report
NAV generally does not involve significant estimates, assumptions, or judgments.
Assets and liabilities measured at fair value on a nonrecurring basis
The following table sets forth the assets measured at fair value on a nonrecurring basis by level within the fair value hierarchy
as of September 30, 2024 and December 31, 2023 (in thousands).
Fair Value Measurement Using
Description
Carrying
Amount
Quoted Prices in
Active Markets
for Identical Assets
(Level 1)
Significant
Other
Observable Inputs
(Level 2)
Significant
Unobservable
Inputs
(Level 3)
Real estate assets held for sale with carrying
values adjusted to fair value less costs to sell:
As of September 30, 2024
$70,566
(1)
$—
$—
$70,566
(2)
As of December 31, 2023
$133,885
(1)
$—
$—
$133,885
(2)
Investments in privately held entities that do not
report NAV:
As of September 30, 2024
$180,833
$—
$165,507
(3)
$15,326
(4)
As of December 31, 2023
$188,689
$—
$174,268
(3)
$14,421
(4)
(1)These amounts are included in the total balances of our net assets classified as held for sale aggregating $272.7 million and $191.4 million as of September 30, 2024
and December 31, 2023, respectively, disclosed in Note 15 – “Assets classified as held for sale,” and represent assets held for sale as of September 30, 2024 and
December 31, 2023, respectively, for which impairments were recognized. Refer to Note 3 – “Investments in real estate” and Note 15 – “Assets classified as held for
sale” to our unaudited consolidated financial statements for additional information.
(2)These amounts represent the aggregate carrying amounts of assets held for sale after adjustments to their respective fair values less costs to sell based on executed
purchase and sale agreements, letters of intent, or valuations provided by third-party real estate brokers.
(3)These amounts represent the total carrying amounts of our equity investments in privately held entities with observable price changes, which are included in the
investments balances of $1.5 billion and $1.4 billion in our unaudited consolidated balance sheets as of September 30, 2024 and December 31, 2023, respectively,
disclosed in Note 7 – “Investments” to our unaudited consolidated financial statements.
(4)These amounts are included in the investments in privately held entities without observable price changes balances aggregating $407.3 million and $368.7 million as of 
September 30, 2024 and December 31, 2023, respectively, disclosed in Note 7 – “Investments” to our unaudited consolidated financial statements. The aforementioned
balances represent the carrying amounts of investments in privately held entities that do not report NAV for which impairments have been recognized in accordance with
the measurement alternative guidance described in “Investments” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial
statements.
Real estate assets classified as held for sale measured at fair value less costs to sell
Our real estate assets classified as held for sale and measured at fair value less costs to sell are presented in the table above.
These properties are subsets of our total real estate assets classified as held for sale as of September 30, 2024 and December 31,
2023, respectively. The fair values for these real estate assets were estimated based on executed purchase and sale agreements,
letters of intent, or valuations provided by third-party real estate brokers. Refer to “Investments in real estate” in Note 2 – “Summary of
significant accounting policies” and Note 15 – “Assets classified as held for sale” to our unaudited consolidated financial statements for
additional information.
Investments in privately held entities that do not report NAV
Our investments in privately held entities that do not report NAV are measured at cost, adjusted for observable price changes
and impairments, with changes recognized in net income. These investments are adjusted based on the observable price changes in
orderly transactions for the identical or similar investment of the same issuer. Further adjustments are not made until another
observable transaction occurs. Therefore, the determination of fair values of our investments in privately held entities that do not report
NAV does not involve significant estimates and assumptions or subjective and complex judgments.
We also subject our investments in privately held entities that do not report NAV to a qualitative assessment for indicators of
impairment. If indicators of impairment are present, we are required to estimate the investment’s fair value and immediately recognize
an impairment charge in an amount equal to the investment’s carrying value in excess of its estimated fair value.
37
9.FAIR VALUE MEASUREMENTS (continued)
The estimates of fair value typically incorporate valuation techniques that include an income approach reflecting a discounted
cash flow analysis, and a market approach that includes a comparative analysis of acquisition multiples and pricing multiples generated
by market participants. In certain instances, we may use multiple valuation techniques for a particular investment and estimate its fair
value based on an average of multiple valuation results.
Refer to Note 7 – “Investments” to our unaudited consolidated financial statements for additional information.
Assets and liabilities not measured at fair value in the statement of financial position but for which the fair value is disclosed
The fair values of our secured notes payable and unsecured senior notes payable, and the amounts outstanding on our
unsecured senior line of credit and commercial paper program, were estimated using widely accepted valuation techniques, including
discounted cash flow analyses using significant other observable inputs such as available market information on discount and
borrowing rates with similar terms, maturities, and credit ratings. Because the valuations of our financial instruments are based on these
types of estimates, the actual fair value of our financial instruments may differ materially if our estimates do not prove to be accurate.
Additionally, the use of different market assumptions or estimation methods may have a material effect on the estimated fair value
amounts.
As of September 30, 2024 and December 31, 2023, the book and estimated fair values of our secured notes payable and
unsecured senior notes payable and the amounts outstanding under our unsecured senior line of credit and commercial paper program,
including the level within the fair value hierarchy for which the estimates were derived, were as follows (in thousands):
September 30, 2024
Book Value
Fair Value Hierarchy
Estimated
Fair Value
Quoted Prices in
Active Markets
for Identical Assets
(Level 1)
Significant
Other
Observable Inputs
(Level 2)
Significant
Unobservable
Inputs
(Level 3)
Liabilities:
Secured notes payable
$145,000
$—
$144,398
$—
$144,398
Unsecured senior notes payable
$12,092,012
$—
$10,927,583
$—
$10,927,583
Unsecured senior line of credit
$—
$—
$—
$—
$—
Commercial paper program
$454,589
$—
$454,575
$—
$454,575
December 31, 2023
Book Value
Fair Value Hierarchy
Estimated
Fair Value
Quoted Prices in
Active Markets
for Identical Assets
(Level 1)
Significant
Other
Observable Inputs
(Level 2)
Significant
Unobservable
Inputs
(Level 3)
Liabilities:
Secured notes payable
$119,662
$—
$118,660
$—
$118,660
Unsecured senior notes payable
$11,096,028
$—
$9,708,930
$—
$9,708,930
Unsecured senior line of credit
$—
$—
$—
$—
$—
Commercial paper program
$99,952
$—
$99,915
$—
$99,915
The carrying values of cash and cash equivalents, restricted cash, tenant receivables, deposits, notes receivable, accounts
payable, accrued expenses, and other short-term liabilities approximate their fair value.
38
10.SECURED AND UNSECURED SENIOR DEBT
The following table summarizes our outstanding indebtedness and respective principal payments remaining as of September 30, 2024 (dollars in thousands):
Stated 
Rate
Interest
Rate(1)
Maturity
Date(2)
Principal Payments Remaining for the Periods Ending December 31,
Unamortized
(Deferred
Financing
Cost),
(Discount)/
Premium
Debt
2024
2025
2026
2027
2028
Thereafter
Principal
Total
Secured notes payable
Greater Boston(3)
SOFR+2.70%
8.40%
11/19/26
$—
$—
$144,527
$—
$—
$—
$144,527
$(114)
$144,413
San Francisco Bay Area
6.50%
6.50
7/1/36
—
34
36
38
41
438
587
—
587
Secured debt weighted-average interest rate/
subtotal
8.39
—
34
144,563
38
41
438
145,114
(114)
145,000
Unsecured senior line of credit and commercial
paper program(4)
(4)
5.05
(4)
1/22/30
(4)
—
—
—
—
—
455,000
455,000
(411)
454,589
Unsecured senior notes payable
3.45%
3.62
4/30/25
—
600,000
—
—
—
—
600,000
(518)
599,482
Unsecured senior notes payable
4.30%
4.50
1/15/26
—
—
300,000
—
—
—
300,000
(655)
299,345
Unsecured senior notes payable
3.80%
3.96
4/15/26
—
—
350,000
—
—
—
350,000
(776)
349,224
Unsecured senior notes payable
3.95%
4.13
1/15/27
—
—
—
350,000
—
—
350,000
(1,194)
348,806
Unsecured senior notes payable
3.95%
4.07
1/15/28
—
—
—
—
425,000
—
425,000
(1,418)
423,582
Unsecured senior notes payable
4.50%
4.60
7/30/29
—
—
—
—
—
300,000
300,000
(1,082)
298,918
Unsecured senior notes payable
2.75%
2.87
12/15/29
—
—
—
—
—
400,000
400,000
(2,167)
397,833
Unsecured senior notes payable
4.70%
4.81
7/1/30
—
—
—
—
—
450,000
450,000
(2,149)
447,851
Unsecured senior notes payable
4.90%
5.05
12/15/30
—
—
—
—
—
700,000
700,000
(4,926)
695,074
Unsecured senior notes payable
3.375%
3.48
8/15/31
—
—
—
—
—
750,000
750,000
(4,509)
745,491
Unsecured senior notes payable
2.00%
2.12
5/18/32
—
—
—
—
—
900,000
900,000
(7,198)
892,802
Unsecured senior notes payable
1.875%
1.97
2/1/33
—
—
—
—
—
1,000,000
1,000,000
(7,326)
992,674
Unsecured senior notes payable
2.95%
3.07
3/15/34
—
—
—
—
—
800,000
800,000
(7,425)
792,575
Unsecured senior notes payable
4.75%
4.88
4/15/35
—
—
—
—
—
500,000
500,000
(5,071)
494,929
Unsecured senior notes payable
5.25%
5.38
5/15/36
—
—
—
—
—
400,000
400,000
(4,195)
395,805
Unsecured senior notes payable
4.85%
4.93
4/15/49
—
—
—
—
—
300,000
300,000
(2,900)
297,100
Unsecured senior notes payable
4.00%
3.91
2/1/50
—
—
—
—
—
700,000
700,000
10,017
710,017
Unsecured senior notes payable
3.00%
3.08
5/18/51
—
—
—
—
—
850,000
850,000
(11,322)
838,678
Unsecured senior notes payable
3.55%
3.63
3/15/52
—
—
—
—
—
1,000,000
1,000,000
(13,782)
986,218
Unsecured senior notes payable
5.15%
5.26
4/15/53
—
—
—
—
—
500,000
500,000
(7,647)
492,353
Unsecured senior notes payable
5.625%
5.71
5/15/54
—
—
—
—
—
600,000
600,000
(6,745)
593,255
Unsecured debt weighted-average interest rate/
subtotal
3.85
—
600,000
650,000
350,000
425,000
10,605,000
12,630,000
(83,399)
12,546,601
Weighted-average interest rate/total
3.91%
$—
$600,034
$794,563
$350,038
$425,041
$10,605,438
$12,775,114
$(83,513)
$12,691,601
(1)Represents the weighted-average interest rate as of the end of the applicable period, including amortization of loan fees, amortization of debt premiums (discounts), and other bank fees.
(2)Reflects any extension options that we control.
(3)Represents a secured construction loan held by our consolidated real estate joint venture for 99 Coolidge Avenue, of which we own a 75.0% interest. As of September 30, 2024, this joint venture has $50.8 million available under existing
lender commitments. The interest rate shall be reduced from SOFR+2.70% to SOFR+2.10% over time upon the completion of certain leasing, construction, and financial covenant milestones.
(4)Refer to “$5.0 billion unsecured senior line of credit” and “$2.5 billion commercial paper program” on the following page. In September 2024, we amended and restated our unsecured senior line of credit to, among other changes, extend
the maturity date from January 22, 2028 to January 22, 2030, including extension options that we control.
39
10.SECURED AND UNSECURED SENIOR DEBT (continued)
The following table summarizes our secured and unsecured senior debt and amounts outstanding under our unsecured senior
line of credit and commercial paper program as of September 30, 2024 (dollars in thousands):
Fixed-Rate
Debt
Variable-Rate
Debt
Weighted-Average
Interest
Remaining
Term
(in years)
Total
Percentage
Rate(1)
Secured notes payable
$587
$144,413
$145,000
1.1%
8.39%
2.2
Unsecured senior notes payable
12,092,012
—
12,092,012
95.3
3.81
13.0
Unsecured senior line of credit
and commercial paper program
—
454,589
454,589
(2)
3.6
5.05
(2)
5.3
(3)
Total/weighted average
$12,092,599
$599,002
$12,691,601
100.0%
3.91%
12.6
(3)
Percentage of total debt
95.3%
4.7%
100%
(1)Represents the weighted-average interest rate as of the end of the applicable period, including expense/income related to the amortization of loan fees, amortization of
debt premiums (discounts), and other bank fees.
(2)As of September 30, 2024, we had no outstanding balance on our unsecured senior line of credit and $454.6 million of commercial paper notes outstanding with a
weighted-average interest rate of 5.05%.
(3)We calculate the weighted-average remaining term of our commercial paper notes by using the maturity date of our unsecured senior line of credit. Using the maturity
date of our outstanding commercial paper notes, the consolidated weighted-average maturity of our debt is 12.5 years. The commercial paper notes sold during the nine
months ended September 30, 2024 were issued at a weighted-average yield to maturity of 5.55% and had a weighted-average maturity term of 17 days.
Unsecured senior notes payable
In February 2024, we issued $1.0 billion of unsecured senior notes payable with a weighted-average interest rate of 5.48%
and a weighted-average maturity of 23.1 years. The unsecured senior notes consisted of $400.0 million of 5.25% unsecured senior
notes due 2036 and $600.0 million of 5.625% unsecured senior notes due 2054.
$5.0 billion unsecured senior line of credit
As of September 30, 2024, our unsecured senior line of credit had aggregate commitments of $5.0 billion and bore an interest
rate of SOFR plus 0.855%. In addition to the cost of borrowing, the unsecured senior line of credit is subject to an annual facility fee of
0.145% based on the aggregate commitments outstanding. Based upon our ability to achieve certain annual sustainability metrics, the
interest rate and facility fee rate are also subject to upward or downward adjustments of up to four basis points with respect to the
interest rate and up to one basis point with respect to the facility fee rate.
Based on certain sustainability metrics achieved in accordance with the terms of our unsecured senior line of credit
agreement, the borrowing rate was reduced for a one-year period by two basis points to SOFR plus 0.855%, from SOFR plus 0.875%,
and the facility fee was reduced by 0.5 basis point to 0.145% from 0.15%. As of September 30, 2024, we had no outstanding balance
on our unsecured line of credit.
In September 2024, we amended and restated our unsecured senior line of credit to, among other changes, extend the
maturity date from January 22, 2028 to January 22, 2030, including extension options that we control.
$2.5 billion commercial paper program
Our commercial paper program provides us with the ability to issue up to $2.5 billion of commercial paper notes that bear
interest at short-term fixed rates with a maturity of generally 30 days or less and a maximum maturity of 397 days from the date of
issuance. Our commercial paper program is backed by our unsecured senior line of credit, and at all times we expect to retain a
minimum undrawn amount of borrowing capacity under our unsecured senior line of credit equal to any outstanding notes issued under
our commercial paper program. We use the net proceeds from the issuances of the notes for general working capital and other general
corporate purposes. General corporate purposes may include, but are not limited to, the repayment of other debt and selective
development, redevelopment, or acquisition of properties. During the nine months ended September 30, 2024, the commercial paper
notes were issued at a weighted-average yield to maturity of 5.55% and had a weighted-average maturity term of 17 days. As of
September 30, 2024, the outstanding balance under our commercial paper program was $454.6 million with a weighted-average
interest rate of 5.05%.
40
10.SECURED AND UNSECURED SENIOR DEBT (continued)
Interest expense
The following table summarizes interest expense for the three and nine months ended September 30, 2024 and 2023 (in
thousands):
Three Months Ended September 30,
Nine Months Ended September 30,
2024
2023
2024
2023
Interest incurred
$130,046
$107,530
$379,554
$317,100
Capitalized interest
(86,496)
(96,119)
(249,375)
(274,863)
Interest expense
$43,550
$11,411
$130,179
$42,237
11.ACCOUNTS PAYABLE, ACCRUED EXPENSES, AND OTHER LIABILITIES
The following table summarizes the components of accounts payable, accrued expenses, and other liabilities as of
September 30, 2024 and December 31, 2023 (in thousands):
September 30, 2024
December 31, 2023
Accounts payable and accrued expenses
$469,970
$524,439
Accrued construction
586,074
606,333
Acquired below-market leases
249,053
322,040
Conditional asset retirement obligations
54,392
53,083
Deferred rent liabilities
12,029
15,183
Operating lease liability
648,338
(1)
382,883
Unearned rent and tenant security deposits
651,814
548,529
Other liabilities
194,216
158,453
Total
$2,865,886
$2,610,943
(1)Includes ground lease liability related to an amendment executed in July 2024 to our existing ground lease agreement at the Alexandria Technology Square® mega
campus. For additional information, refer to “Leases in which we are the lessee” in Note 5 – “Leases” to our unaudited consolidated financial statements.
As of September 30, 2024 and December 31, 2023, our conditional asset retirement obligations liability primarily consisted of
the soil and groundwater remediation liabilities associated with certain of our properties. Some of our properties may contain asbestos
or may be subjected to other hazardous or toxic substances, which, under certain conditions, requires remediation. We engage
independent environmental consultants to conduct Phase I or similar environmental assessments at our properties. This type of
assessment generally includes a site inspection, interviews, and a public records review; asbestos, lead-based paint, and mold surveys;
subsurface sampling; and other testing. We recognize a liability for the fair value of a conditional asset retirement obligation (including
asbestos) when the fair value of the liability can be reasonably estimated. In addition, environmental laws and regulations subject our
tenants, and potentially us, to liability that may result from our tenants’ routine handling of hazardous substances and wastes as part of
their operations at our properties. These assessments and investigations of our properties have not to date revealed any additional
environmental liability we believe would have a material adverse effect on our business and financial statements or that would require
additional disclosures or recognition in our consolidated financial statements.
41
12.EARNINGS PER SHARE
From time to time, we enter into forward equity sales agreements, which are discussed in Note 13 – “Stockholders’ equity” to
our unaudited consolidated financial statements. We consider the potential dilution resulting from the forward equity sales agreements
on the EPS calculations. At inception, the agreements do not have an effect on the computation of basic EPS as no shares are
delivered until settlement. The common shares issued upon the settlement of the forward equity sales agreements, weighted for the
period these common shares were outstanding, are included in the denominator of basic EPS. To determine the dilution resulting from
the forward equity sales agreements during the period of time prior to settlement, we calculate the number of weighted-average shares
outstanding – diluted using the treasury stock method.
We account for unvested restricted stock awards that contain nonforfeitable rights to dividends as participating securities and
include these securities in the computation of EPS using the two-class method. Our forward equity sales agreements are not
participating securities and are therefore not included in the computation of EPS using the two-class method. Under the two-class
method, we allocate net income (after amounts attributable to noncontrolling interests) to common stockholders and unvested restricted
stock awards by using the weighted-average shares of each class outstanding for quarter-to-date and year-to-date periods
independently, based on their respective participation rights to dividends declared (or accumulated) and undistributed earnings.
The table below reconciles the numerators and denominators of the basic and diluted EPS computations for the three and nine
months ended September 30, 2024 and 2023 (in thousands, except per share amounts):
Three Months Ended
September 30,
Nine Months Ended
September 30,
2024
2023
2024
2023
Net income
$213,603
$68,254
$526,828
$323,652
Net income attributable to noncontrolling interests
(45,656)
(43,985)
(141,634)
(131,584)
Net income attributable to unvested restricted stock awards
(3,273)
(2,414)
(10,717)
(7,697)
Numerator for basic and diluted EPS – net income attributable
to Alexandria Real Estate Equities, Inc.’s common
stockholders
$164,674
$21,855
$374,477
$184,371
Denominator for basic EPS – weighted-average shares of
common stock outstanding
172,058
170,890
172,007
170,846
Dilutive effect of forward equity sales agreements
—
—
—
—
Denominator for diluted EPS – weighted-average shares of
common stock outstanding
172,058
170,890
172,007
170,846
Net income per share attributable to Alexandria Real Estate
Equities, Inc.’s common stockholders:
Basic
$0.96
$0.13
$2.18
$1.08
Diluted
$0.96
$0.13
$2.18
$1.08
42
13.STOCKHOLDERS’ EQUITY
Common equity transactions
In February 2024, we entered into a new ATM common stock offering program that allows us to sell up to an aggregate of
$1.5 billion of our common stock. 
During the three months ended June 30, 2024, we entered into new forward equity sales agreements aggregating $28 million
to sell 230 thousand shares of common stock under our ATM program at an average price of $122.32 (before underwriting discounts).
As of September 30, 2024, none of these agreements were settled.
During the three months ended September 30, 2024, we had no activity under our ATM program. As of September 30, 2024,
the remaining aggregate amount available under our ATM program for future sales of common stock was $1.47 billion.
Dividends
During the three months ended March 31, 2024, we declared cash dividends on our common stock aggregating $222.1 million,
or $1.27 per share. In April 2024, we paid the cash dividends on our common stock declared for the three months ended March 31,
2024.
During the three months ended June 30, 2024, we declared cash dividends on our common stock aggregating $227.4 million,
or $1.30 per share. In July 2024, we paid the cash dividends on our common stock declared for the three months ended June 30, 2024.
During the three months ended September 30, 2024, we declared cash dividends on our common stock aggregating
$227.2 million, or $1.30 per share. In October 2024, we paid the cash dividends on our common stock declared for the three months
ended September 30, 2024.
Accumulated other comprehensive loss
The change in accumulated other comprehensive loss attributable to Alexandria Real Estate Equities, Inc.’s stockholders
during the nine months ended September 30, 2024 was entirely due to net unrealized losses of $6.6 million on foreign currency
translation related to our operations primarily in Canada.
Common stock, preferred stock, and excess stock authorizations
Our charter authorizes the issuance of 400.0 million shares of common stock, of which 172.2 million shares were issued and
outstanding as of September 30, 2024. Our charter also authorizes the issuance of up to 100.0 million shares of preferred stock, none
of which were issued and outstanding as of September 30, 2024. In addition, 200.0 million shares of “excess stock” (as defined in our
charter) are authorized, none of which were issued and outstanding as of September 30, 2024.
14.NONCONTROLLING INTERESTS
Noncontrolling interests represent the third-party interests in certain entities in which we have a controlling interest. As of
September 30, 2024, these entities owned 67 properties, which are included in our consolidated financial statements. Noncontrolling
interests are adjusted for additional contributions and distributions, the proportionate share of the net earnings or losses, and other
comprehensive income or loss. Distributions, profits, and losses related to these entities are allocated in accordance with the respective
operating agreements. During the nine months ended September 30, 2024 and 2023, we distributed $179.1 million and $192.7 million,
respectively, to our consolidated real estate joint venture partners.
Certain of our noncontrolling interests have the right to require us to redeem their ownership interests in the respective entities.
We classify these ownership interests in the entities as redeemable noncontrolling interests outside of total equity in our consolidated
balance sheets. Redeemable noncontrolling interests are adjusted for additional contributions and distributions, the proportionate share
of the net earnings or losses, and other comprehensive income or loss. If the amount of a redeemable noncontrolling interest is less
than the maximum redemption value at the balance sheet date, such amount is adjusted to the maximum redemption value.
Subsequent declines in the redemption value are recognized only to the extent that previous increases have been recognized.
Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial
statements for additional information.
43
15.ASSETS CLASSIFIED AS HELD FOR SALE
As of September 30, 2024, we had nine properties aggregating 1.3 million RSF that were classified as held for sale in our
consolidated financial statements.
The disposal of properties classified as held for sale does not represent a strategic shift that has (or will have) a major effect
on our operations or financial results and therefore does not meet the criteria for classification as a discontinued operation. We cease
depreciation of our properties upon their classification as held for sale.
The following is a summary of net assets as of September 30, 2024 and December 31, 2023 for our real estate investments
that were classified as held for sale as of each respective date (in thousands):
September 30, 2024
December 31, 2023
Total assets(1)
$280,631
$194,223
Total liabilities
(9,355)
(4,750)
Total accumulated other comprehensive income
1,421
1,960
Net assets classified as held for sale
$272,697
$191,433
(1)Balances as of September 30, 2024 and December 31, 2023 include investments in real estate aggregating $228.4 million and $185.4 million, respectively, classified in
investments in real estate in our consolidated balance sheets as of each respective date.
For additional information, refer to “Real estate sales” in Note 2 – “Summary of significant accounting policies” to our unaudited
consolidated financial statements.
16.SUBSEQUENT EVENTS
Real estate acquisition and disposition in October 2024
In October 2024, we completed the sale of one property aggregating 248,186 RSF at 14225 Newbrook Drive in our Northern
Virginia submarket for a sales price of $80.5 million and recognized a gain on sale of real estate of $37.1 million.
In October 2024, we completed the acquisition of one property at 428 Westlake Avenue North in our Lake Union submarket for
a purchase price of $47.6 million.
Real estate impairment charges in October 2024
In October 2024, four properties located in our Greater Boston market met the criteria for classification as held for sale. We
expect to complete the sale of these properties for a sales price of $369.4 million during the fourth quarter of 2024 to the current tenant
of the properties. These properties are currently 100% leased for a weighted-average remaining lease term of 18 years to a single
tenant with whom we have a long-established relationship. The important tenant relationship and strategic nature of these properties
resulted in a limited pool of buyers we would be willing to sell this asset to and, as a result, the likelihood of selling this asset was not
probable until the buyer committed in October 2024 to acquire these properties. As a result, in October 2024, we recognized an
impairment charge aggregating $40.9 million to reduce the carrying amounts of these properties to the expected sales price less costs
to sell.
In October 2024, five operating properties aggregating 203,223 RSF and land parcels aggregating 1.5 million SF in our
Sorrento Mesa and University Town Center submarkets met the criteria for classification as held for sale. We expect to complete the
sale of these assets to buyers that are expected to develop residential properties on these sites for an aggregate sales price of
approximately $314.0 million during the fourth quarter of 2024. In October 2024, upon management obtaining the authority to sell these
assets and agreeing to acceptable terms, we recognized impairment charges aggregating $65.9 million to reduce the carrying amounts
of these properties to the expected aggregate sales price less costs to sell.
44
ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
Forward-looking statements
Certain information and statements included in this quarterly report on Form 10-Q, including, without limitation, statements
containing the words “forecast,” “guidance,” “goals,” “projects,” “estimates,” “anticipates,” “believes,” “expects,” “intends,” “may,” “plans,”
“seeks,” “should,” “targets,” or “will,” or the negative of those words or similar words, constitute “forward-looking statements” within the
meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as
amended. Forward-looking statements involve inherent risks and uncertainties regarding events, conditions, and financial trends that
may affect our future plans of operations, business strategy, results of operations, and financial position. A number of important factors
could cause actual results to differ materially from those included within or contemplated by the forward-looking statements, including,
but not limited to, the following:
•Operating factors, such as a failure to operate our business successfully in comparison to market expectations or in
comparison to our competitors, our inability to obtain capital when desired or refinance debt maturities when desired, and/
or a failure to maintain our status as a REIT for federal tax purposes;
•Market and industry factors, such as adverse developments concerning the life science industry and/or our tenants;
•Government factors, such as any unfavorable effects resulting from federal, state, local, and/or foreign government
policies, laws, and/or funding levels;
•Global factors, such as negative economic, social, political, financial, credit market, banking conditions, and/or regional
armed hostilities; and
•Other factors, such as climate change, cyber intrusions, and/or changes in laws, regulations, and financial accounting
standards.
This list of risks and uncertainties is not exhaustive. Additional information regarding risk factors that may affect us is included
under Part I; “Item 1A. Risk factors”; and “Item 7. Management’s discussion and analysis of financial condition and results of
operations” in our annual report on Form 10-K for the year ended December 31, 2023 and under respective sections in this quarterly
report on Form 10-Q. Readers of this quarterly report on Form 10-Q should also read our other documents filed publicly with the SEC
for further discussion regarding such factors.
45
Overview
We are a Maryland corporation formed in October 1994 that has elected to be taxed as a REIT for federal income tax
purposes. Alexandria Real Estate Equities, Inc. (NYSE: ARE), an S&P 500® company, is a best-in-class, mission-driven life science
REIT making a positive and lasting impact on the world. As the pioneer of the life science real estate niche with our founding in 1994,
Alexandria is the preeminent and longest-tenured owner, operator, and developer of collaborative mega campuses in AAA life science
innovation cluster locations, including Greater Boston, the San Francisco Bay Area, San Diego, Seattle, Maryland, Research Triangle,
and New York City. As of September 30, 2024, Alexandria has a total market capitalization of $33.1 billion and an asset base in North
America that includes 41.8 million RSF of operating properties, 5.3 million RSF of Class A/A+ properties undergoing construction, and
one committed near-term project expected to commence construction in the next two years. Alexandria has a longstanding and proven
track record of developing Class A/A+ properties clustered in mega campuses that provide our innovative tenants with highly dynamic
and collaborative environments that enhance their ability to successfully recruit and retain world-class talent and inspire productivity,
efficiency, creativity, and success. Alexandria also provides strategic capital to transformative life science companies through our
venture capital platform. We believe our unique business model and diligent underwriting ensure a high-quality and diverse tenant base
that results in higher occupancy levels, longer lease terms, higher rental income, higher returns, and greater long-term asset value.
As of September 30, 2024:
•Investment-grade or publicly traded large cap tenants represented 53% of our annual rental revenue;
•Approximately 96% of our leases (on an annual rental revenue basis) contained effective annual rent escalations
approximating 3% that were either fixed or indexed based on a consumer price index or other index;
•Approximately 93% of our leases (on an annual rental revenue basis) were triple net leases, which require tenants to pay
substantially all real estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and other
operating expenses (including increases thereto) in addition to base rent;
•Approximately 92% of our leases (on an annual rental revenue basis) provided for the recapture of capital expenditures
(such as HVAC maintenance and/or replacement, roof replacement, and parking lot resurfacing) that we believe would
typically be borne by the landlord in traditional office leases; and
•80% of our leasing activity during the last twelve months was generated from our existing tenant base.
Our primary business objective is to maximize long-term asset value and stockholder returns based on a multifaceted platform
of internal and external growth. A key element of our strategy is our unique focus on Class A/A+ properties located in collaborative
mega campuses in AAA life science innovation clusters. Our mega campuses are designed for scalability, offering our tenants a clear
path for growth, including through our future developments and redevelopments. Strategically located near top academic medical
institutions and equipped with curated amenities, services, and transit access, our mega campuses are designed to support our tenants
in attracting and retaining top talent, which we believe is a key driver of tenant demand for our properties. Our strategy also includes
drawing upon our deep and broad real estate and life science relationships in order to identify and attract new and leading tenants and
to source additional value-creation real estate.
Executive summary
Operating results
Three Months Ended September 30,
Nine Months Ended September 30,
2024
2023
2024
2023
Net income attributable to Alexandria’s common
stockholders – diluted:
In millions
$164.7
$21.9
$374.5
$184.4
Per share
$0.96
$0.13
$2.18
$1.08
Funds from operations attributable to Alexandria’s
common stockholders – diluted, as adjusted:
In millions
$407.9
$386.4
$1,217.3
$1,142.5
Per share
$2.37
$2.26
$7.08
$6.69
For additional information, refer to “Funds from operations and funds from operations, as adjusted, attributable to Alexandria
Real Estate Equities, Inc.’s common stockholders” under “Definitions and reconciliations” and to the tabular presentation of these items
in “Results of operations” in Item 2.
46
Continued operational excellence and solid results amid challenging macroeconomics environment
(As of September 30, 2024, unless stated otherwise)
Occupancy of operating properties in North America
94.7%
Percentage of annual rental revenue in effect from mega campuses
76%
Percentage of annual rental revenue in effect from investment-grade or publicly traded large cap tenants
53%
Adjusted EBITDA margin for the three months ended September 30, 2024
70%
Percentage of leases containing annual rent escalations
96%
Weighted-average remaining lease term:
Top 20 tenants
9.5
years
All tenants
7.5
years
Sustained strength in tenant collections:
Tenant receivables as a percentage of rental revenues for the three months ended September 30, 2024
0.9%
October 2024 tenant rents and receivables collected as of the date of this report
99.6%
Tenant rents and receivables for the three months ended September 30, 2024 collected as of the date of this
report
99.9%
Strong and flexible balance sheet with significant liquidity; top 10% credit rating ranking among all publicly traded U.S. REITs
•As of September 30, 2024, our credit ratings from Moody’s Ratings and S&P Global Ratings were Baa1 and BBB+,
respectively, which rank in the top 10% among all publicly traded U.S. REITs.
•Net debt and preferred stock to Adjusted EBITDA of 5.5x and fixed-charge coverage ratio of 4.4x for the three months ended
September 30, 2024 annualized.
•Significant liquidity of $5.4 billion.
•31% of our total debt matures in 2049 and beyond.
•12.6 years weighted-average remaining term of debt.
•Since 2020, an average of 97.7% of our debt has been fixed rate.
•Total debt and preferred stock to gross assets of 29%.
•$1.0 billion of capital contribution commitments from existing consolidated real estate joint venture partners to fund
construction from October 1, 2024 through 2027.
Strong leasing volume and solid rental rates
•Strong leasing volume aggregating 1.5 million RSF for the three months ended September 30, 2024, up 48% compared to our
previous four-quarter average of 1.0 million RSF.
•Rental rate changes on lease renewals and re-leasing of space were 5.1% and 1.5% (cash basis) for the three months ended
September 30, 2024 and 16.4% and 8.9% (cash basis) for the nine months ended September 30, 2024.
•80% of our leasing activity during the last twelve months was generated from our existing tenant base.
September 30, 2024
Three Months Ended
Nine Months Ended
Total leasing activity – RSF
1,486,097
3,742,955
Leasing of development and redevelopment space – RSF
39,121
480,342
Lease renewals and re-leasing of space:
RSF (included in total leasing activity above)
1,278,857
2,863,277
Rental rate changes
5.1%
(1)
16.4%
Rental rate changes (cash basis)
1.5%
(1)
8.9%
(1)Includes a five-year lease extension to an investment-grade rated technology tenant aggregating 357,136 RSF of recently acquired tech R&D space in our
Texas market that was renewed with rental rate changes of (33.6)% and (4.8)% (cash basis). These spaces were originally targeted for a future change in
use at acquisition, but we instead renewed them with a lower capital investment while we continue to evaluate options to convert these spaces in the future,
subject to market conditions. Excluding this lease, rental rate changes for renewed/re-leased space for the three months ended September 30, 2024 were
13.0% and 2.3% (cash basis).
47
Continued solid net operating income and internal growth
•Total revenue growth
•$791.6 million, up 10.9%, for the three months ended September 30, 2024, compared to $713.8 million for the three
months ended September 30, 2023.
•$2.3 billion, up 9.3%, for the nine months ended September 30, 2024, compared to $2.1 billion for the nine months ended
September 30, 2023.
•Net operating income (cash basis) of $2.0 billion for the three months ended September 30, 2024 annualized, increased by
$274.2 million, or 15.5%, compared to the three months ended September 30, 2023 annualized. Refer to “Net operating
income, net operating income (cash basis), and operating margin” under “Definitions and reconciliations” in Item 2 for a
reconciliation of our net income to net operating income (cash basis).
•Same property net operating income growth
•1.5% and 6.5% (cash basis) for the three months ended September 30, 2024, compared to the three months ended
September 30, 2023.
•1.6% and 4.6% (cash basis) for the nine months ended September 30, 2024, compared to the nine months ended
September 30, 2023.
•96% of our leases contain contractual annual rent escalations approximating 3%.
Attractive dividend strategy to share net cash flows from operating activities with stockholders while retaining a significant portion for
reinvestment
•Common stock dividend declared for the three months ended September 30, 2024 of $1.30 per common share aggregating
$5.14 per common share for the twelve months ended September 30, 2024, up 24 cents, or 5%, over the twelve months
ended September 30, 2023.
•Dividend yield of 4.4% as of September 30, 2024.
•Dividend payout ratio of 55% for the three months ended September 30, 2024.
•Average annual dividend per-share growth of 5.4% from 2020 through the three months ended September 30, 2024
annualized.
•Significant net cash flows from operating activities after dividends retained for reinvestment aggregating $2.1 billion for the
years ended December 31, 2020 through 2023 and including the midpoint of our 2024 guidance range for net cash provided
by operating activities after dividends.
Ongoing successful execution of Alexandria’s 2024 capital strategy
We expect to continue pursuing our strategy to fund a significant portion of our capital requirements for the year ending
December 31, 2024 with dispositions primarily focused on sales of properties and land parcels not integral to our mega campus
strategy. Refer to “Dispositions” in Item 2 for additional details.
(in millions)
Completed dispositions of 100% interest in properties
$319
Pending dispositions subject to non-refundable deposits
577
Pending dispositions subject to executed letters of intent and/or purchase and sale agreement
603
Forward equity sales agreements
28
Total
$1,527
2024 guidance midpoint for dispositions and common equity
$1,550
•In September 2024, we completed the following transactions with our longstanding tenant, Fred Hutchinson Cancer Center
(“Fred Hutch”), in the Lake Union submarket:
•Sale of 1165 Eastlake Avenue East, a fully leased 100,086 RSF single-tenant Class A+ life science facility that was
developed in 2021. We sold the property for $150.0 million, or $1,499 per RSF, at strong capitalization rates of 4.7% and
4.9% (cash basis). Upon completion of the sale, we recognized a gain on sale of real estate aggregating $21.5 million.
•Fred Hutch executed early renewals aggregating 117,479 RSF at our 1201 and 1208 Eastlake Avenue East properties,
including a 15-year lease extension at 1201 Eastlake Avenue East.
•Our prior joint venture partner sold its ownership interest in each of 1201 and 1208 Eastlake Avenue East to Fred Hutch.
Our ownership interest in both properties remains unchanged at 30.0%. This sale, lease extensions, and new joint venture
affirm Fred Hutch’s commitment to South Lake Union.
48
Strong balance sheet management
Key capital metrics as of or for the three months ended September 30, 2024
September 30, 2024
Target for Fourth Quarter of
2024 Annualized
Quarter
Annualized
Trailing
12 Months
Net debt and preferred stock to Adjusted EBITDA
5.5x
5.6x
Less than or equal to 5.1x
Fixed-charge coverage ratio
4.4x
4.5x
Greater than or equal to 4.5x
•$33.1 billion in total market capitalization.
•$20.5 billion in total equity capitalization, which ranks in the top 10% among all publicly traded U.S. REITs.
•As of September 30, 2024, our non-real estate investments aggregated $1.5 billion:
•Unrealized gains presented in our consolidated balance sheet were $166.2 million, comprising gross unrealized gains and
losses aggregating $284.4 million and $118.2 million, respectively.
•Investment income of $15.2 million for the three months ended September 30, 2024 presented in our consolidated statement
of operations consisted of $23.0 million of realized gains  and $2.6 million of unrealized gains, offset by $10.3 million of
impairment charges. Investment income of $14.9 million for the nine months ended September 30, 2024 presented in our
consolidated statement of operations consisted of $85.2 million of realized gains and $32.5 million of unrealized losses, offset
by $37.8 million of impairment charges.
Key capital events
•In September 2024, we amended and restated our unsecured senior line of credit to, among other changes, extend the
maturity date from January 22, 2028 to January 22, 2030, including extension options that we control.
•During the three months ended September 30, 2024, we had no activity under our ATM program. As of the date of this report,
the remaining aggregate amount available for future sales of common stock was $1.47 billion.
External growth and investments in real estate
Alexandria’s development and redevelopment pipeline delivered incremental annual net operating income of $21 million, commencing
during the three months ended September 30, 2024, and is expected to deliver incremental annual net operating income aggregating
$510 million primarily by the first quarter of 2028
•During the three months ended September 30, 2024, we placed into service development and redevelopment projects
aggregating 316,691 RSF that are 100% leased across multiple submarkets and delivered incremental annual net operating
income of $21 million. Deliveries during the three months ended September 30, 2024 included 250,000 RSF at 9820
Darnestown Road on the Alexandria Center® for Life Science – Shady Grove mega campus in our Rockville submarket.
•Annual net operating income (cash basis) is expected to increase by $57 million upon the burn-off of initial free rent, with a
weighted-average burn-off period of approximately six months, from recently delivered projects.
•69% of the RSF in our total development and redevelopment pipeline is within our mega campuses.
Development and Redevelopment Projects
Incremental
Annual Net
Operating Income
RSF
Leased/
Negotiating
Percentage
(dollars in millions)
Placed into service:
Six months ended June 30, 2024
$42
628,427
100%
Three months ended September 30, 2024
21
316,691
100
Total placed into service during nine months ended September 30, 2024
$63
945,118
100%
Expected to be placed into service(1):
Fourth quarter of 2024 through fourth quarter of 2025
$158
(2)
5,467,897
55%
First quarter of 2026 through first quarter of 2028
352
(3)
$510
(1)Represents expected incremental annual net operating income to be placed into service from deliveries of projects undergoing construction and one committed
near-term project expected to commence construction in the next two years.
(2)Includes (i) 1.0 million RSF that is expected to stabilize through 2025 and is 92% leased/negotiating and (ii) expected partial deliveries through fourth quarter of
2025 from projects expected to stabilize in 2026 and beyond. Refer to the initial and stabilized occupancy years under “New Class A/A+ development and
redevelopment properties: current projects” in Item 2 for additional details.
(3)70% of the leased RSF of our development and redevelopment projects was generated from our existing tenant base.
49
corporateresponsibilityv2.jpg
50
Operating summary
Same Property Net
Operating Income Growth
Rental Rate Growth:
Renewed/Re-Leased Space
Margins(1)
Favorable Lease Structure(2)
Operating
Adjusted EBITDA
Strategic Lease Structure by Owner and
Operator of Collaborative Mega Campuses
71%
70%
Increasing cash flows
Percentage of leases containing annual
rent escalations
96%
Stable cash flows
Weighted-Average Lease Term
of Executed Leases(3)
Percentage of triple
net leases
93%
Lower capex burden
8.8 years
Percentage of leases providing for the
recapture of capital expenditures
92%
Net Debt and Preferred Stock
to Adjusted EBITDA(4)
Fixed-Charge Coverage Ratio(4)
2748779069441
2748779069669
2748779069706
2748779069744
2748779069793
2748779069829
Refer to “Same properties” and “Definitions and reconciliations” in Item 2 for additional details. “Definitions and reconciliations” contains the definitions of “Fixed-charge
coverage ratio,” “Net debt and preferred stock to Adjusted EBITDA,” and “Net operating income” and their respective reconciliations from the most directly comparable
financial measures presented in accordance with GAAP.
(1)For the three months ended September 30, 2024.
(2)Percentages calculated based on our annual rental revenue in effect as of September 30, 2024.
(3)Represents the weighted-average lease term of executed leases based on annual rental revenue for the 10-year period from December 31, 2015 through September 30,
2024.
(4)Quarter annualized.
51
Stable Cash Flows From Our High-Quality and Diverse Mix of
Approximately 800 Tenants
Investment-Grade or Publicly Traded
Large Cap Tenants
92%
of ARE’s Top 20 Tenant
Annual Rental Revenue
53%
of ARE’s Annual
Rental Revenue
Percentage of ARE’s
Annual Rental Revenue
Solid Historical Occupancy of 96% Over Past 10 Years(2) From
Historically Strong Demand for Our Class A/A+ Properties in AAA Locations
Mega Campuses
Occupancy Across Key Locations
Percentage of ARE’s
Annual Rental Revenue
1099511627777
(3)
2748779069518
Life Science
Product,
Service, and
Device
Multinational
Pharmaceutical
Public
Biotechnology –
Approved or
Marketed
Product
Public
Biotechnology –
Preclinical or
Clinical Stage
Private
Biotechnology
Other(1)
Other Investment-Grade
or Large Cap Tech
Biomedical and
Government
Institutions
1099511628213
76%
Mega
Campuses
24%
Non-Mega
Campuses
As of September 30, 2024. Annual rental revenue represents amounts in effect as of September 30, 2024. Refer to “Definitions and reconciliations” in Item 2 for additional
information.
(1)Represents the percentage of our annual rental revenue generated by technology, professional services, finance, telecommunications, and construction/real estate
companies, as well as retail-related tenants, which generate less than 1.0% of our annual rental revenue.
(2)Represents average occupancy of operating properties as of each December 31 from 2015 through 2023 and as of September 30, 2024.
(3)Refer to footnote 1 under “Summary of occupancy percentages in North America” in Item 2 for additional details.
52
Long-Duration and Stable Cash Flows From
High-Quality and Diverse Tenants
Long-Duration Lease Terms
9.5 Years
Top 20 Tenants
7.5 Years
All Tenants
Weighted-Average Remaining Term(1)
Sustained Strength in Tenant Collections(2)
99.9%
For the Three Months Ended
September 30, 2024
99.6%
October 2024
(1)Based on annual rental revenue in effect as of September 30, 2024.
(2)Represents the portion of total receivables billed for each period collected through the date of this report.
53
Leasing Activity
The following table summarizes our leasing activity at our properties:
Three Months Ended
Nine Months Ended
Year Ended
September 30, 2024
September 30, 2024
December 31, 2023
Including
Straight-Line Rent
Cash Basis
Including
Straight-Line Rent
Cash Basis
Including
Straight-Line Rent
Cash Basis
(Dollars per RSF)
Leasing activity:
Renewed/re-leased space(1)
 
 
 
 
 
 
Rental rate changes
5.1%
(2)
1.5%
(2)
16.4%
8.9%
29.4%
15.8%
New rates
$56.60
$55.77
$63.43
$62.39
$52.35
$50.82
Expiring rates
$53.86
$54.95
$54.47
$57.28
$40.46
$43.87
RSF
1,278,857
2,863,277
3,046,386
Tenant improvements/
leasing commissions
$43.73
(3)
$33.92
$26.09
Weighted-average lease
term
9.7 years
8.7 years
8.7 years
Developed/redeveloped/
previously vacant space
leased(4)
New rates
$52.66
$52.18
$64.59
$62.90
$65.66
$59.74
RSF
207,240
879,678
(5)
1,259,686
Weighted-average lease
term
10.6 years
8.1 years
13.8 years
Leasing activity summary
(totals):
New rates
$56.05
$55.27
$63.69
$62.50
$56.09
$53.33
RSF
1,486,097
3,742,955
4,306,072
Weighted-average lease
term
9.8 years
8.6 years
11.3 years
Lease expirations(1)
Expiring rates
$51.62
$53.17
$52.01
$54.40
$43.84
$45.20
RSF
1,500,213
3,801,559
5,027,773
Leasing activity includes 100% of results for properties in North America in which we have an investment.
(1)Excludes month-to-month leases aggregating 355,698 RSF and 86,092 RSF as of September 30, 2024 and December 31, 2023, respectively. Month-to-month leases
aggregating 355,698 RSF as of September 30, 2024 include 226,144 RSF in our University Town Center submarket primarily related to space being temporarily held over
by an expiring tenant at buildings that are targeted for the future development of laboratory space, subject to market conditions and leasing. During the trailing twelve
months ended September 30, 2024, we granted free rent concessions averaging 0.7 months per annum.
(2)Includes a five-year lease extension to an investment-grade rated technology tenant aggregating 357,136 RSF of recently acquired tech R&D space in our Texas market
that was renewed with rental rate changes of (33.6)% and (4.8)% (cash basis). These spaces were originally targeted for a future change in use at acquisition, but we
instead renewed them with a lower capital investment while we continue to evaluate options to convert these spaces in the future, subject to market conditions. Excluding
this lease, rental rate changes for renewed/re-leased space were 13.0% and 2.3% (cash basis) for three months ended September 30, 2024. Rental rate changes may
experience volatility from quarter to quarter based on the volume and mix of leases executed. Refer to “Projected results” in Item 2 for rental rate changes expected from
leases executed for the year ending December 31, 2024.
(3)Includes tenant improvements and leasing commissions related to a 10.5-year extension of a recently acquired lease aggregating 85,019 RSF in our Fenway submarket
to an investment-grade rated academic institution. Excluding this lease, tenant improvements and leasing commissions per RSF for the three and nine months ended
September 30, 2024 were $33.16 and $28.85, respectively, which are consistent with the five-year quarterly average of $32.17 per RSF.
(4)Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 for additional information, including total project costs.
(5)Includes the five-year extension of 171,102 RSF at our 4155 Campus Point Court property in San Diego, a fully leased development project expected to deliver during the
fourth quarter of 2024.
54
Summary of contractual lease expirations
The following table summarizes the contractual lease expirations at our properties as of September 30, 2024:
Year
RSF
Percentage of
Occupied RSF
Annual Rental Revenue
(per RSF)(1)
Percentage of
Annual Rental Revenue
2024
(2)
518,665
1.4%
$69.19
1.7%
2025
3,785,573
10.0%
$49.64
8.8%
2026
2,714,170
7.1%
$53.21
6.7%
2027
3,242,737
8.5%
$51.87
7.9%
2028
4,332,150
11.4%
$51.78
10.5%
2029
2,437,921
6.4%
$51.25
5.8%
2030
3,135,445
8.3%
$43.25
6.3%
2031
3,425,338
9.0%
$55.11
8.8%
2032
1,093,311
2.9%
$59.53
3.0%
2033
2,772,455
7.3%
$50.81
6.6%
Thereafter
10,541,840
27.7%
$68.66
33.9%
Contractual lease expirations at properties classified as held for sale as of September 30, 2024 are excluded from the information on this page.
(1)Represents amounts in effect as of September 30, 2024.
(2)Excludes month-to-month leases aggregating 355,698 RSF as of September 30, 2024.
55
The following tables present our lease expirations by market for the remainder of 2024 and for 2025 as of September 30,
2024:
2024 Contractual Lease Expirations (in RSF)
Market
Leased
Negotiating/
Anticipating
Targeted for Future
Development/Redevelopment(1)
Remaining
Expiring
Leases
Total(2)
Annual
Rental
Revenue
(per RSF)(3)
Committed
Near-Term/
Priority Anticipated
Future
Greater Boston
73,614
21,621
—
104,500
80,788
(4)
280,523
$86.07
San Francisco Bay Area
12,847
13,943
107,250
—
14,682
148,722
49.58
San Diego
27,119
—
—
—
17,408
44,527
55.30
Seattle
—
—
—
—
3,652
3,652
N/A
Maryland
—
—
—
—
182
182
N/A
Research Triangle
10,478
—
—
—
8,202
18,680
28.31
New York City
—
—
—
—
9,058
9,058
109.57
Texas
—
—
—
—
—
—
—
Canada
13,321
—
—
—
—
13,321
26.54
Non-cluster/other markets
—
—
—
—
—
—
—
Total
137,379
35,564
107,250
104,500
133,972
518,665
$69.19
Percentage of expiring leases
26%
7%
21%
20%
26%
100%
2025 Contractual Lease Expirations (in RSF)
Annual Rental
Revenue
(per RSF)(3)
Market
Leased
Negotiating/
Anticipating
Targeted for Future
Development/
Redevelopment(1)
Remaining
Expiring
Leases(5)
Total
Greater Boston
172,446
145,715
25,312
659,355
(4)
1,002,828
$76.13
San Francisco Bay Area
72,162
247,827
—
547,092
867,081
51.33
San Diego
83,546
—
269,048
260,627
613,221
22.98
Seattle
—
—
—
196,419
196,419
25.10
Maryland
35,055
6,926
—
151,958
193,939
27.51
Research Triangle
—
—
—
306,916
306,916
51.16
New York City
—
13,273
—
54,966
68,239
105.86
Texas
—
—
198,972
247,246
446,218
40.09
Canada
—
—
—
88,412
88,412
20.28
Non-cluster/other markets
—
—
—
2,300
2,300
40.17
Total
363,209
413,741
493,332
2,515,291
3,785,573
$49.64
Percentage of expiring leases
10%
11%
13%
66%
100%
Contractual lease expirations at properties classified as held for sale as of September 30, 2024 are excluded from the information on this page.
(1)Primarily represents assets that were recently acquired for future development and redevelopment opportunities, for which we expect, subject to market conditions and
leasing, to commence first-time conversion from non-laboratory space to laboratory space, or to commence future ground-up development. As of September 30, 2024,
annual rental revenue from these leases expiring in 2024, including 226,144 RSF of month-to-month leases in our University Town Center submarket primarily related to
space being temporarily held over by an expiring tenant, and 2025 is $20.9 million and $17.5 million, respectively. The weighted-average expiration date of these leases
expiring in 2024 and 2025 is October 20, 2024 and January 10, 2025, respectively. Refer to “Investments in real estate” under “Definitions and reconciliations” in Item 2
for additional details, including development and redevelopment square feet currently included in rental properties.
(2)Excludes month-to-month leases aggregating 355,698 RSF as of September 30, 2024. Refer to “Leasing Activity” in Item 2 for additional details.
(3)Represents amounts in effect as of September 30, 2024.
(4)Includes 41,908 RSF and 210,868 RSF expiring in 2024 and 2025, respectively, related to properties that are under executed letters of intent and/or purchase and sale
agreements to sell. Approximately 95% of the 2025 remaining expiring leases in Greater Boston are located in our Cambridge/Inner Suburbs submarket. Refer to
footnote 5 for additional details.
(5)Includes 768,080 RSF in four submarkets with a weighted-average expiration date of January 21, 2025 and annual rental revenue aggregating approximately
$47 million, with our share of this annual rental revenue aggregating $35 million, comprising the following: (i) existing laboratory spaces for which we are evaluating
options to re-lease or reposition from single tenancy to multi-tenancy that will remain in our same property pool at Alexandria Technology Square® in our Cambridge
submarket for 182,054 RSF and at 409 Illinois Street, where we have an ownership interest of 25.0%, in our Mission Bay submarket for 234,249 RSF (we are in early
discussions with a tenant to lease approximately 50% of this space); and (ii) non-laboratory space for which we are evaluating options to re-lease generally in their
current condition, reposition, or, subject to market conditions, may undergo a conversion through redevelopment in our Austin submarket for 247,246 RSF and in our
Research Triangle market for 104,531 RSF. Should we commence redevelopment efforts, these properties would be placed into our active pipeline and removed from
our same property pool; otherwise, they would remain in our same property pool. We expect downtime on the 768,080 RSF to range from 12 to 24 months on a
weighted-average basis.
56
Top 20 tenants
92% of Top 20 Tenant Annual Rental Revenue Is From Investment-Grade
or Publicly Traded Large Cap Tenants(1)
Our properties are leased to a high-quality and diverse group of tenants, with no individual tenant accounting for more than 5.8%
of our annual rental revenue in effect as of September 30, 2024. The following table sets forth information regarding leases with our 20
largest tenants in North America based upon annual rental revenue in effect as of September 30, 2024 (dollars in thousands, except
average market cap amounts):
Remaining
Lease
Term(1)
(in Years)
Aggregate
RSF
Annual
Rental
Revenue(1)
Percentage of
Annual Rental
Revenue (1)
Investment-Grade
Credit Ratings
Average
Market
Cap
(in billions)
Tenant
Moody’s
S&P
1
Moderna, Inc.
12.6
1,385,678
$
127,387
5.8%
—
—
$38.6
2
Eli Lilly and Company
8.2
1,166,754
94,814
4.3
A1
A+
$712.4
3
Bristol-Myers Squibb Company
6.4
999,379
76,363
3.5
A2
A
$99.1
4
Takeda Pharmaceutical Company Limited
10.7
549,759
47,899
2.2
Baa1
BBB+
$44.5
5
Roche
6.7
770,279
47,104
2.2
Aa2
AA
$227.8
6
Illumina, Inc.
7.4
857,967
35,362
1.6
Baa3
BBB
$19.7
7
Alphabet Inc.
3.1
625,015
34,899
1.6
Aa2
AA+
$1,916.3
8
2seventy bio, Inc.(2)
8.9
312,805
33,543
1.5
—
—
$0.2
9
Novartis AG
3.8
450,664
30,969
1.4
Aa3
AA-
$231.8
10
United States Government
5.9
429,359
28,593
1.3
Aaa
AA+
$—
11
Cloud Software Group, Inc.
2.4
(3)
292,013
28,537
1.3
—
—
$—
12
Uber Technologies, Inc.
58.0
(4)
1,009,188
27,776
1.3
Baa2
BBB-
$137.1
13
AstraZeneca PLC
5.1
450,848
27,156
1.2
A2
A+
$222.8
14
Harvard University
7.2
343,858
27,084
1.2
Aaa
AAA
$—
15
The Regents of the University of
California
6.6
372,647
23,670
1.1
Aa2
AA
$—
16
Sanofi
6.3
267,278
21,444
1.0
A1
AA
$126.6
17
Merck & Co., Inc.
8.8
337,703
21,401
1.0
A1
A+
$300.8
18
Amgen Inc.
8.3
428,227
21,314
1.0
Baa1
BBB+
$159.2
19
New York University
7.4
218,983
21,056
1.0
Aa2
AA-
$—
20
Massachusetts Institute of Technology
4.7
246,725
20,527
0.9
Aaa
AAA
$—
Total/weighted-average
9.5
(4)
11,515,129
$
796,898
36.4%
Annual rental revenue and RSF include 100% of each property managed by us in North America. Refer to “Annual rental revenue” and “Investment-grade or publicly traded large
cap tenants” under “Definitions and reconciliations” in Item 2 for additional details, including our methodologies of calculating annual rental revenue from unconsolidated real
estate joint ventures and average market capitalization, respectively.
(1)Based on annual rental revenue in effect as of September 30, 2024.
(2)As of June 30, 2024, 2seventy bio, Inc. held $201.9 million of cash, cash equivalents, and marketable securities. In March 2024, Regeneron Pharmaceuticals, Inc., a
publicly traded biotechnology company with investment-grade credit ratings of Baa1 and BBB+ assigned by Moody’s and S&P, respectively, entered into a sublease for
approximately 195,000 RSF, or 62.8% of our annual rental revenue generated from 2seventy bio as of September 30, 2024. Additionally, 90.2% of the annual rental
revenue generated by 2seventy bio is guaranteed by another related public biotechnology company.
(3)Consists of one lease at a property acquired in 2022 with future development and redevelopment opportunities. This lease with Cloud Software Group, Inc. (formerly known
as TIBCO Software, Inc.) was in place when we acquired the property.
(4)Includes (i) ground leases for land at 1455 and 1515 Third Street (two buildings aggregating 422,980 RSF) and (ii) leases at 1655 and 1725 Third Street (two buildings
aggregating 586,208 RSF) in our Mission Bay submarket owned by our unconsolidated real estate joint venture in which we have an ownership interest of 10%. Annual
rental revenue is presented using 100% of the annual rental revenue from our consolidated properties and our share of annual rental revenue from our unconsolidated real
estate joint ventures. Excluding these ground leases, the weighted-average remaining lease term for our top 20 tenants was 7.8 years as of September 30, 2024.
57
Locations of properties
The locations of our properties are diversified among a number of Class A/A+ assets strategically clustered in mega campuses
in AAA life science innovation cluster markets. The following table sets forth the total RSF, number of properties, and annual rental
revenue in effect as of September 30, 2024 in each of our markets in North America (dollars in thousands, except per RSF amounts):
RSF
Number of
Properties
Annual Rental Revenue
Market
Operating
Development
Redevelopment
Total
% of Total
Total
% of Total
Per RSF
Greater Boston
10,352,695
764,036
1,762,974
(1)
12,879,705
28%
72
$833,562
38%
$85.09
San Francisco Bay Area
7,784,590
498,142
259,689
8,542,421
18
65
432,102
20
63.54
San Diego
7,673,315
1,186,104
—
8,859,419
19
87
330,596
15
44.90
Seattle
3,108,593
227,577
34,306
3,370,476
7
45
137,044
6
47.78
Maryland
3,819,512
29,890
—
3,849,402
8
50
145,847
7
40.12
Research Triangle
3,770,927
—
—
3,770,927
8
38
116,318
5
31.64
New York City
921,686
—
—
921,686
2
4
72,439
3
92.37
Texas
1,845,159
—
73,298
1,918,457
4
15
54,958
3
31.19
Canada
887,737
—
139,311
1,027,048
2
11
19,790
1
23.33
Non-cluster/other markets
347,806
—
—
347,806
1
10
14,623
1
57.76
Properties held for sale
1,261,387
—
—
1,261,387
3
9
26,796
1
N/A
North America
41,773,407
2,705,749
2,269,578
46,748,734
100%
406
$2,184,075
100%
$57.09
4,975,327
(1)Primarily includes our active redevelopment projects aggregating 735,744 RSF at 40, 50, and 60 Sylvan Road and 840 Winter Street located on the Alexandria Center®
for Life Science – Waltham mega campus. This mega campus project is expected to capture demand in our Route 128 submarket.
Summary of occupancy percentages in North America
The following table sets forth the occupancy percentages for our operating properties and our operating and redevelopment
properties in each of our North America markets, excluding properties held for sale, as of the following dates:
 
Operating Properties
Operating and Redevelopment Properties
Market
9/30/24
6/30/24
9/30/23
9/30/24
6/30/24
9/30/23
Greater Boston
94.6%
94.2%
93.2%
80.9%
81.7%
83.3%
San Francisco Bay Area
94.1
94.0
95.3
91.1
90.7
91.9
San Diego
96.0
95.1
90.9
96.0
95.1
90.9
Seattle
92.3
(1)
94.7
95.1
91.3
93.7
90.3
Maryland
96.2
96.5
96.6
96.2
96.5
96.6
Research Triangle
97.5
97.4
96.9
97.5
97.4
96.9
New York City
85.1
(2)
85.1
89.4
85.1
85.1
89.4
Texas
95.5
95.5
95.1
91.8
91.8
91.5
Subtotal
94.9
94.7
93.9
90.0
90.2
89.9
Canada
95.5
94.9
88.9
82.6
82.5
75.7
Non-cluster/other markets
72.8
75.6
80.5
72.8
75.6
80.5
North America
94.7%
94.6%
93.7%
89.7%
89.9%
89.4%
(1)Decline in occupancy relates to the expiration of an acquired non-laboratory lease aggregating 87,273 RSF at one property in our Bothell submarket that is expected to
be converted to laboratory space subject to market conditions and leasing.
(2)The Alexandria Center® for Life Science – New York City mega campus is 95.3% occupied as of September 30, 2024. Occupancy percentage in our New York City
market reflects vacancy at the Alexandria Center® for Life Science – Long Island City property, which was 42.8% occupied as of September 30, 2024.
58
Investments in real estate
A key component of our business model is our disciplined allocation of capital to the development and redevelopment of new
Class A/A+ properties, and property enhancements identified during the underwriting of certain acquired properties, located in
collaborative mega campuses in AAA life science innovation clusters. These projects are focused on providing high-quality, generic, and
reusable spaces that meet the real estate requirements of a wide range of tenants. Upon completion, each development and
redevelopment project is expected to generate increases in rental income, net operating income, and cash flows. Our development and
redevelopment projects are generally in locations that are highly desirable to high-quality entities, which we believe results in higher
occupancy levels, longer lease terms, higher rental income, higher returns, and greater long-term asset value. Our pre-construction
activities are undertaken in order to prepare the property for its intended use and include entitlements, permitting, design, site work, and
other activities preceding commencement of construction of aboveground building improvements.
Our investments in real estate consisted of the following as of September 30, 2024 (dollars in thousands):
Development and Redevelopment
Active and Near-Term
Construction
Future Opportunities Subject to
Market Conditions and Leasing
Operating
Under
Construction
55% Leased/
Negotiating
Committed
Near Term
51% Leased/
Negotiating(1)
Priority
Anticipated
Future
Subtotal
Total
Square footage
Operating
40,512,020
—
—
—
—
—
40,512,020
New Class A/A+ development and
redevelopment properties
—
4,975,327
492,570
2,163,784
27,582,766
35,214,447
35,214,447
Future development and redevelopment
square feet currently included in rental
properties(2)
—
—
(159,884)
(258,596)
(2,957,559)
(3,376,039)
(3,376,039)
Total square footage, excluding properties
held for sale
40,512,020
4,975,327
332,686
1,905,188
24,625,207
31,838,408
72,350,428
Properties held for sale
1,261,387
—
—
—
—
—
1,261,387
Total square footage
41,773,407
4,975,327
332,686
1,905,188
24,625,207
31,838,408
73,611,815
(3)
Investments in real estate
Gross book value as of September 30,
2024(4)
$29,235,994
$4,335,573
$69,521
$578,694
$4,356,637
$9,340,425
$38,576,419
(1)Represents one committed near-term project expected to commence construction during the next two years after September 30, 2024.
(2)Refer to “Investments in real estate” under “Definitions and reconciliations” in Item 2 for additional details, including future development and redevelopment square feet
currently included in rental properties.
(3)We expect to continue pursuing our strategy to fund a significant portion of our capital requirements for the year ending December 31, 2024 with dispositions primarily
focused on sales of properties and land parcels not integral to our mega campus strategy.
(4)Balances exclude accumulated depreciation and our share of the cost basis associated with our properties held by our unconsolidated real estate joint ventures, which is
classified as investments in unconsolidated real estate joint ventures in our consolidated balance sheets.
59
Acquisitions
Our real estate asset acquisitions during the nine months ended September 30, 2024 and pending as of the date of this report consisted of the following (dollars in thousands):
Property
Submarket/Market
Date of
Purchase
Number of
Properties
Operating
Occupancy
Square Footage
Future
Development(1)
Operating With Future
Development/
Redevelopment(1)
Purchase Price
Completed during the nine months ended September 30, 2024:
285, 299, 307, and 345 Dorchester Avenue (60% interest in
consolidated JV)(2)
Seaport Innovation District/
Greater Boston
1/30/24
—
N/A
1,040,000
—
$155,321
Other
46,490
201,811
Completed in October 2024:
428 Westlake Avenue North
Lake Union/Seattle
10/1/24
1
100%
—
88,514
47,600
$249,411
2024 guidance range for acquisitions
$250,000 – $750,000
(1)We expect to provide total estimated costs and related yields for development and significant redevelopment projects in the future, subsequent to the commencement of construction.
(2)Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements in Item 1 for additional details.
60
Dispositions
Our completed dispositions of real estate assets during the nine months ended September 30, 2024 and pending as of the date of this report consisted of the following (dollars in
thousands):
Property
Submarket/Market
Date of
Sale
Interest
Sold
RSF
Capitalization
Rate
Capitalization
Rate
(Cash Basis)
Sales Price
Sales Price
per RSF
Completed during the six months ended June 30, 2024:
Dispositions of 100% interest in properties not integral to our mega campus strategy
99 A Street(1)
Seaport Innovation District/
Greater Boston
3/8/24
100%
235,000
N/A
N/A
$13,350
N/A
Other
3,863
17,213
Completed during the three months ended September 30, 2024:
Sale to longstanding tenant
1165 Eastlake Avenue East
Lake Union/Seattle
9/12/24
100%
100,086
4.7%
4.9%
149,985
(2)
$1,499
Dispositions of properties not integral to our mega campus strategy
219 East 42nd Street
New York City/New York City
7/9/24
100%
349,947
N/A
N/A
60,000
(3)
N/A
Other
11,511
221,496
(4)
Dispositions completed during the nine months ended September 30, 2024
238,709
Completed in October 2024:
Dispositions of properties not integral to our mega campus strategy
14225 Newbrook Drive
Northern Virginia/Maryland
10/15/24
100%
248,186
7.6%
7.4%
80,500
(5)
$324
319,209
Pending dispositions for the fourth quarter of 2024 subsequent to the date of this report:
Subject to non-refundable deposits
Sale to longstanding tenant
Greater Boston
4Q24
100%
8.5%
6.3%
369,439
(6)
Other
207,713
577,152
Subject to executed letters of intent and/or purchase and sale
agreements
602,500
(6)
1,179,652
(7)
$1,498,861
2024 guidance range for dispositions and common equity
$1,050,000 – $2,050,000
(1)We completed the sale during the three months ended March 31, 2024 and recognized no gain or loss. Refer to Note 3 – “Investments in real estate” to our unaudited consolidated financial statements in Item 1 for additional information.
(2)Upon completion of the sale, we recognized a gain on sale of real estate aggregating $21.5 million during the three months ended September 30, 2024.
(3)The property was leased to a single tenant with a July 2024 lease expiration and had annual net operating income of $18.6 million based on three months ended June 30, 2024 annualized. This property was previously considered to be a
potential development project upon expiration of the in-place non-laboratory space lease.
(4)Dispositions completed during the three months ended September 30, 2024 had annual net operating income of $26.5 million (based on three months ended June 30, 2024 annualized) with a weighted-average disposition date of July 28,
2024 (weighted by net operating income for the three months ended June 30, 2024 annualized).
(5)Demonstrating the long-term enduring value of our laboratory facilities, Alexandria successfully operated our only asset in the Northern Virginia submarket from its acquisition in 1997 (prior to our IPO) through its sale in October 2024. Upon
completion of the sale, we recognized a gain on sale of real estate aggregating $37.1 million.
(6)Refer to Note 16 – “Subsequent events” to our unaudited consolidated financial statements in Item 1 for additional information.
(7)Pending dispositions subsequent to the date of this report have estimated annual net operating income of approximately $95.8 million (based on three months ended September 30, 2024 annualized) with a weighted-average estimated
disposition date of December 5, 2024 (weighted by net operating income for the three months ended September 30, 2024 annualized). Approximately half of our pending dispositions are non-core stabilized stand-alone properties with
weighted-average capitalization rates of 8.5% and 7.0% (cash basis), and the remaining half are land and non-stabilized properties that have vacancy or significant near-term lease expirations that will require capital to re-tenant, including
one building with approximately 72% of non-laboratory space.
61
New Class A/A+ development and redevelopment properties
q324pipeline.jpg
ALEXANDRIA’S FUTURE GROWTH IN
ANNUAL NET OPERATING INCOME FROM
DEVELOPMENT AND REDEVELOPMENT DELIVERIES
$510 MILLION
(1)
Placed Into Service
Expected to Be Placed Into Service
(2)
YTD 3Q24
3Q24
$63M
$21M
945,118 RSF
316,691 RSF
100% Leased
(3)
4Q24–4Q25
1Q26–1Q28
$158M
$352M
Aggregating 5.5M RSF
55% Leased/Negotiating
Refer to “Net operating income” under “Definitions and reconciliations” in Item 2 for additional details, including its reconciliation from the most directly comparable financial measures presented in accordance with GAAP.
(1)Our share of incremental annual net operating income from development and redevelopment projects expected to be placed into service primarily commencing from 4Q24 through 1Q28 is projected to be $407 million.
(2)Represents expected incremental annual net operating income to be placed into service from deliveries of projects undergoing construction and one committed near-term project expected to commence construction in the next two
years.
(3)Includes (i) 1.0 million RSF that is expected to stabilize through 2025 and is 92% leased/negotiating and (ii) expected partial deliveries through 4Q25 from projects expected to stabilize in 2026 and beyond. Refer to the initial and stabilized
occupancy years under “New Class A/A+ development and redevelopment properties: current projects” in Item 2 for additional details.
62
New Class A/A+ development and redevelopment properties: recent deliveries
500 North Beacon Street and
4 Kingsbury Avenue(1)
651 Gateway Boulevard
1150 Eastlake Avenue East
Greater Boston/
Cambridge/Inner Suburbs
San Francisco Bay Area/
South San Francisco
Seattle/Lake Union
138,537 RSF
67,017 RSF
311,631 RSF
100% Occupancy
100% Occupancy
100% Occupancy
arsenalphaseii.jpg
gateway651.jpg
1150eastlake.jpg
9810 Darnestown Road
9820 Darnestown Road
9808 Medical Center Drive
Maryland/Rockville
Maryland/Rockville
Maryland/Rockville
195,435 RSF
250,000 RSF
65,171 RSF
100% Occupancy
100% Occupancy
100% Occupancy
darnestown9810.jpg
darnestown9820.jpg
mcd9808.jpg
(1)Image represents 500 North Beacon Street on The Arsenal on the Charles mega campus.
63
New Class A/A+ development and redevelopment properties: recent deliveries (continued)
The following table presents development and redevelopment of new Class A/A+ projects placed into service during the nine months ended September 30, 2024 (dollars in
thousands):
Incremental Annual Net Operating Income Generated From YTD 3Q24 Deliveries
Aggregated $63 Million, Including $21 Million in 3Q24
Property/Market/Submarket
3Q24
Delivery
Date(1)
Our
Ownership
Interest
RSF Placed in Service
Occupancy
Percentage(2)
Total Project
Unlevered Yields
Prior to
1/1/24
1Q24
2Q24
3Q24
Total
Initial
Stabilized
Initial
Stabilized
(Cash Basis)
RSF
Investment
Development projects
99 Coolidge Avenue/Greater Boston/Cambridge/
Inner Suburbs
N/A
75.0%
43,568
72,846
—
—
116,414
100%
320,809
$468,000
7.1%
7.0%
500 North Beacon Street and 4 Kingsbury Avenue/
Greater Boston/Cambridge/Inner Suburbs
N/A
100%
—
100,624
37,913
—
138,537
100%
248,018
427,000
6.2
5.5
1150 Eastlake Avenue East/Seattle/Lake Union
7/16/24
100%
278,282
—
2,079
31,270
311,631
100%
311,631
442,000
6.6
6.7
9810 Darnestown Road/Maryland/Rockville
N/A
100%
—
—
195,435
—
195,435
100%
195,435
135,000
7.1
6.2
9820 Darnestown Road/Maryland/Rockville
8/21/24
100%
—
—
—
250,000
250,000
100%
250,000
177,000
8.7
5.6
9808 Medical Center Drive/Maryland/Rockville
7/25/24
100%
26,460
—
25,655
13,056
65,171
100%
95,061
115,000
5.4
5.4
Redevelopment projects
651 Gateway Boulevard/San Francisco Bay Area/
South San Francisco
7/12/24
50.0%
—
44,652
—
22,365
67,017
100%
326,706
487,000
5.0
5.1
Alexandria Center® for Advanced Technologies –
Monte Villa Parkway/Seattle/Bothell
N/A
100%
65,086
115,598
—
—
180,684
100%
460,934
229,000
6.3
6.2
Canada
N/A
100%
44,862
9,725
23,900
—
78,487
100%
250,790
113,000
6.4
6.3
Weighted average/total
8/11/24
458,258
343,445
284,982
316,691
1,403,376
2,459,384
$2,593,000
6.4%
6.0%
(1)Represents the average delivery date for deliveries that occurred during the three months ended September 30, 2024, weighted by annual rental revenue.
(2)Occupancy relates to total operating RSF placed in service as of the most recent delivery.
64
New Class A/A+ development and redevelopment properties: current projects
99 Coolidge Avenue
500 North Beacon Street and
4 Kingsbury Avenue(1)
311 Arsenal Street
201 Brookline Avenue
401 Park Drive
Greater Boston/
Cambridge/Inner Suburbs
Greater Boston/
Cambridge/Inner Suburbs
Greater Boston/
Cambridge/Inner Suburbs
Greater Boston/Fenway
Greater Boston/Fenway
204,395 RSF
109,481 RSF
308,446 RSF
58,149 RSF
159,959 RSF
40% Leased/Negotiating
92% Leased
21% Leased
100% Leased
14% Leased
coolidge.jpg
arsenalphaseii.jpg
arsenal311.jpg
201 Brookline v2.jpg
parkdrive401v2.jpg
421 Park Drive
40, 50, and 60 Sylvan Road(2)
840 Winter Street
1450 Owens Street(3)
651 Gateway Boulevard
Greater Boston/Fenway
Greater Boston/Route 128
Greater Boston/Route 128
San Francisco Bay Area/
Mission Bay
San Francisco Bay Area/
South San Francisco
392,011 RSF
596,064 RSF
139,680 RSF
212,796 RSF
259,689 RSF
13% Leased
31% Leased
100% Leased
—% Leased/Negotiating
25% Leased/Negotiating
parkdrive421.jpg
60 Sylvan.jpg
winter840.jpg
owens1450.jpg
gateway651.jpg
(1)Image represents 500 North Beacon Street on The Arsenal on the Charles mega campus.
(2)Image represents 60 Sylvan Road on the Alexandria Center® for Life Science – Waltham mega campus. The project is expected to capture demand in our Route 128 submarket.
(3)Image represents a multi-tenant project expanding our existing Alexandria Center® for Science and Technology – Mission Bay mega campus, where our joint venture partner will fund 100% of the construction cost until it attains an
ownership interest of 75%, after which it will contribute its respective share of additional capital. We are in negotiations with a biomedical institution for the sale of a 50% condominium interest in this property.
65
New Class A/A+ development and redevelopment properties: current projects (continued)
230 Harriet Tubman Way
10935, 10945, and 10955
Alexandria Way(1)
4135 Campus Point Court
4155 Campus Point Court
San Francisco Bay Area/
South San Francisco
San Diego/Torrey Pines
San Diego/
University Town Center
San Diego/
University Town Center
285,346 RSF
334,996 RSF
426,927 RSF
171,102 RSF
100% Leased
100% Leased
100% Leased
100% Leased
harriettubman.jpg
alexandriawayOAS.jpg
Campuspoint4135.jpg
campuspoint4155.jpg
10075 Barnes Canyon Road
701 Dexter Avenue North(2)
Alexandria Center® for Advanced
Technologies – Monte Villa Parkway(3)
9808 Medical Center Drive
8800 Technology Forest Place
San Diego/Sorrento Mesa
Seattle/Lake Union
Seattle/Bothell
Maryland/Rockville
Texas/Greater Houston
253,079 RSF
227,577 RSF
34,306 RSF
29,890 RSF
73,298 RSF
70% Leased
—% Leased/Negotiating
98% Leased
76% Leased/Negotiating
41% Leased
barnescanyon10075.jpg
701Dexter.jpg
montevilla3755.jpg
9808 Medical Center Drive - 6 v2.jpg
Techforest8800v3.jpg
(1)Image represents 10955 Alexandria Way on the One Alexandria Square mega campus.
(2)We initially started this project due to strong demand from neighboring tenants but strategically paused in the first quarter of 2023. We have resumed construction activities at this project in order to maintain our existing entitlements and
permits. We have interest from various prospective tenants, including from multinational pharmaceutical companies. Beyond this purpose-built life science asset, there is no competitive supply expected to be delivered in 2025 or 2026 in
our Lake Union submarket. As of September 30, 2024, we are 95.3% occupied in our Lake Union submarket.
(3)Image represents 3755 Monte Villa Parkway.
66
New Class A/A+ development and redevelopment properties: current projects (continued)
The following tables set forth a summary of our new Class A/A+ development and redevelopment properties under construction and pre-leased/negotiating near-term projects as of
September 30, 2024 (dollars in thousands):
Property/Market/Submarket
Square Footage
Percentage
Occupancy(1)
Dev/Redev
In Service
CIP
Total
Leased
Leased/
Negotiating
Initial
Stabilized
Under construction
2024 and 2025 stabilization
500 North Beacon Street and 4 Kingsbury Avenue/Greater Boston/
Cambridge/Inner Suburbs
Dev
138,537
109,481
248,018
92%
92%
1Q24
2025
201 Brookline Avenue/Greater Boston/Fenway
Dev
451,967
58,149
510,116
100
100
3Q22
4Q24
840 Winter Street/Greater Boston/Route 128
Redev
28,534
139,680
168,214
100
100
4Q24
2025
230 Harriet Tubman Way/San Francisco Bay Area/South San Francisco
Dev
—
285,346
285,346
100
100
1Q25
1Q25
4155 Campus Point Court/San Diego/University Town Center
Dev
—
171,102
171,102
100
100
4Q24
4Q24
Alexandria Center® for Advanced Technologies – Monte Villa Parkway/Seattle/Bothell
Redev
426,628
34,306
460,934
98
98
1Q23
4Q24
9808 Medical Center Drive/Maryland/Rockville
Dev
65,171
29,890
95,061
69
76
3Q23
4Q24
8800 Technology Forest Place/Texas/Greater Houston
Redev
50,094
73,298
123,392
41
41
2Q23
2025
Canada
Redev
111,479
139,311
250,790
73
73
3Q23
2025
1,272,410
1,040,563
2,312,973
91
92
2026 and beyond stabilization
One Hampshire Street/Greater Boston/Cambridge
Redev
—
104,956
104,956
—
—
2027
2028
311 Arsenal Street/Greater Boston/Cambridge/Inner Suburbs
Redev
82,216
(2)
308,446
390,662
21
21
2027
2027
99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs
Dev
116,414
204,395
320,809
40
40
4Q23
2026
401 Park Drive/Greater Boston/Fenway
Redev
—
159,959
159,959
14
14
2024
2026
421 Park Drive/Greater Boston/Fenway
Dev
—
392,011
392,011
13
13
2026
2027
40, 50, and 60 Sylvan Road/Greater Boston/Route 128
Redev
—
596,064
596,064
31
31
2025
2027
Other/Greater Boston
Redev
—
453,869
453,869
—
—
(3)
2027
2027
1450 Owens Street/San Francisco Bay Area/Mission Bay
Dev
—
212,796
212,796
—
—
(4)
2025
2026
651 Gateway Boulevard/San Francisco Bay Area/South San Francisco
Redev
67,017
259,689
326,706
21
25
1Q24
2026
10935, 10945, and 10955 Alexandria Way/San Diego/Torrey Pines
Dev
—
334,996
334,996
100
100
4Q24
2026
4135 Campus Point Court/San Diego/University Town Center
Dev
—
426,927
426,927
100
100
2026
2026
10075 Barnes Canyon Road/San Diego/Sorrento Mesa
Dev
—
253,079
253,079
70
70
2025
2026
701 Dexter Avenue North/Seattle/Lake Union
Dev
—
227,577
227,577
—
—
(5)
2026
2027
265,647
3,934,764
4,200,411
35
36
1,538,057
4,975,327
6,513,384
55
55
Committed near-term project expected to commence construction in the next two years
4165 Campus Point Court/San Diego/University Town Center
Dev
—
492,570
492,570
—
51
Total
1,538,057
5,467,897
7,005,954
51%
55%
(1)Initial occupancy dates are subject to leasing and/or market conditions. Stabilized occupancy may vary depending on single tenancy versus multi-tenancy. Multi-tenant projects may increase in occupancy over a period of time.
(2)We expect to redevelop an additional 25,312 RSF of space occupied as of September 30, 2024 into laboratory space upon expiration of the existing leases through the second half of 2025. Refer to “Investments in real estate” under
“Definitions and reconciliations” in Item 2 for additional information.
(3)Represents a project focused on demand from our existing tenants in our adjacent properties/campuses that will address demand from other non-Alexandria properties/campuses.
(4)Represents a multi-tenant project expanding our existing mega campus, where our joint venture partner will fund 100% of the construction cost until it attains an ownership interest of 75%, after which it will contribute its respective share
of additional capital. We are in negotiations with a biomedical institution for the sale of a 50% condominium interest in this property.
(5)We initially started this project due to strong demand from neighboring tenants but strategically paused in the first quarter of 2023. We have resumed construction activities at this project in order to maintain our existing entitlements and
permits. We have interest from various prospective tenants, including from multinational pharmaceutical companies. Beyond this purpose-built life science asset, there is no competitive supply expected to be delivered in 2025 or 2026 in
our Lake Union submarket. As of September 30, 2024, we are 95.3% occupied in our Lake Union submarket.
67
New Class A/A+ development and redevelopment properties: current projects (continued)
Our
Ownership
Interest
At 100%
Unlevered Yields
Property/Market/Submarket
In Service
CIP
Cost to
Complete
Total at
Completion
Initial
Stabilized
Initial Stabilized
(Cash Basis)
Under construction
2024 and 2025 stabilization
500 North Beacon Street and 4 Kingsbury Avenue/Greater Boston/
Cambridge/Inner Suburbs
100%
$284,645
$115,506
$26,849
$427,000
6.2%
5.5%
201 Brookline Avenue/Greater Boston/Fenway
99.0%
665,877
91,610
17,513
775,000
7.2%
6.5%
840 Winter Street/Greater Boston/Route 128
100%
13,653
187,366
35,981
237,000
7.6%
6.5%
230 Harriet Tubman Way/San Francisco Bay Area/South San Francisco
47.9%
—
350,231
159,769
510,000
7.4%
6.4%
4155 Campus Point Court/San Diego/University Town Center
55.0%
—
140,300
43,700
184,000
8.0%
6.4%
Alexandria Center® for Advanced Technologies – Monte Villa Parkway/Seattle/Bothell
100%
193,823
11,977
23,200
229,000
6.3%
6.2%
9808 Medical Center Drive/Maryland/Rockville
100%
79,320
33,018
2,662
115,000
5.4%
5.4%
8800 Technology Forest Place/Texas/Greater Houston
100%
57,315
46,202
8,483
112,000
6.3%
6.0%
Canada
100%
50,219
50,044
12,737
113,000
6.4%
6.3%
1,344,852
1,026,254
2026 and beyond stabilization(1)
One Hampshire Street/Greater Boston/Cambridge
100%
—
161,328
TBD
311 Arsenal Street/Greater Boston/Cambridge/Inner Suburbs
100%
60,625
233,563
99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs
75.0%
136,527
192,432
139,041
468,000
7.1%
7.0%
401 Park Drive/Greater Boston/Fenway
100%
—
194,421
TBD
421 Park Drive/Greater Boston/Fenway
99.7%
—
422,278
40, 50, and 60 Sylvan Road/Greater Boston/Route 128
100%
—
437,356
Other/Greater Boston
100%
—
148,804
1450 Owens Street/San Francisco Bay Area/Mission Bay
25.4%
—
234,665
651 Gateway Boulevard/San Francisco Bay Area/South San Francisco
50.0%
87,357
256,413
143,230
487,000
5.0%
5.1%
10935, 10945, and 10955 Alexandria Way/San Diego/Torrey Pines
100%
—
359,926
143,074
503,000
6.2%
5.8%
4135 Campus Point Court/San Diego/University Town Center
55.0%
—
292,913
231,087
524,000
6.6%
6.2%
10075 Barnes Canyon Road/San Diego/Sorrento Mesa
50.0%
—
168,582
152,418
321,000
5.5%
5.7%
701 Dexter Avenue North/Seattle/Lake Union
100%
—
206,638
TBD
284,509
3,309,319
1,629,361
4,335,573
Committed near-term project expected to commence construction in the next two years
4165 Campus Point Court/San Diego/University Town Center
55.0%
—
69,521
TBD
Total
$1,629,361
$4,405,094
$3,780,000
(2)
$9,820,000
(2)
Our share of investment(2)(3)
$1,550,000
$3,570,000
$3,030,000
$8,150,000
Refer to “Initial stabilized yield (unlevered)” under “Definitions and reconciliations” in Item 2 for additional information.
(1)We expect to provide total estimated costs and related yields for each project with estimated stabilization in 2026 and beyond over the next several quarters.
(2)Represents dollar amount rounded to the nearest $10 million and includes preliminary estimated amounts for projects listed as TBD.
(3)Represents our share of investment based on our ownership percentage upon completion of development or redevelopment projects.
68
New Class A/A+ development and redevelopment properties: summary of pipeline
69% of Our Total Development and Redevelopment Pipeline RSF Is Within Our Mega Campuses
The following table summarizes the key information for all our development and redevelopment projects in North America as of September 30, 2024 (dollars in thousands):
Market
Property/Submarket
Our
Ownership
Interest
Book Value
Square Footage
Development and Redevelopment
Total(1)
Active and Near-Term
Construction
Future Opportunities Subject to
Market Conditions and Leasing
Under
Construction
Committed
Near Term
Priority
Anticipated
Future
Greater Boston
Mega Campus: Alexandria Center® at One Kendall Square/
Cambridge
100%
$161,328
104,956
—
—
—
104,956
One Hampshire Street
Mega Campus: The Arsenal on the Charles/Cambridge/Inner
Suburbs
100%
360,538
417,927
—
25,312
34,157
477,396
311 Arsenal Street, 500 North Beacon Street, and 4 Kingsbury
Avenue
Mega Campus: 480 Arsenal Way and 446, 458, 500, and 550
Arsenal Street, and 99 Coolidge Avenue/Cambridge/Inner
Suburbs
(2)
279,763
204,395
—
—
902,000
1,106,395
446, 458, 500, and 550 Arsenal Street, and 99 Coolidge Avenue
Mega Campus: Alexandria Center® for Life Science – Fenway/
Fenway
(3)
708,309
610,119
—
—
—
610,119
201 Brookline Avenue and 401 and 421 Park Drive
Mega Campus: Alexandria Center® for Life Science – Waltham/
Route 128
100%
687,346
735,744
—
—
515,000
1,250,744
40, 50, and 60 Sylvan Road, 35 Gatehouse Drive, and 840 Winter
Street
Mega Campus: Alexandria Center® at Kendall Square/
Cambridge
100%
126,688
—
—
—
216,455
216,455
100 Edwin H. Land Boulevard
Mega Campus: Alexandria Technology Square®/Cambridge
100%
7,881
—
—
—
100,000
100,000
Mega Campus: 285, 299, 307, and 345 Dorchester Avenue/
Seaport Innovation District
60.0%
286,300
—
—
—
1,040,000
1,040,000
10 Necco Street/Seaport Innovation District
100%
105,111
—
—
—
175,000
175,000
Mega Campus: One Moderna Way/Route 128
100%
26,052
—
—
—
1,085,000
1,085,000
215 Presidential Way/Route 128
100%
6,816
—
—
—
112,000
112,000
Other development and redevelopment projects
(4)
310,381
453,869
—
—
1,323,541
1,777,410
$3,066,513
2,527,010
—
25,312
5,503,153
8,055,475
Refer to “Mega campus” under “Definitions and reconciliations” in Item 2 for additional information.
(1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes the RSF of buildings currently in operation at properties that also have
future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property subject to market conditions and leasing. Refer to “Investments in real
estate” under “Definitions and reconciliations” in Item 2 for additional information, including development and redevelopment square feet currently included in rental properties.
(2)We have a 75.0% interest in 99 Coolidge Avenue aggregating 204,395 RSF and 100.0% interest in 446, 458, 500, and 550 Arsenal Street aggregating 902,000 RSF.
(3)We have a 99.0% interest in 201 Brookline Avenue aggregating 58,149 RSF, a 100% interest in 401 Park Drive aggregating 159,959 RSF, and a 99.7% interest in 421 Park Drive aggregating 392,011 RSF.
(4)Includes a property in which we own a partial interest through a real estate joint venture.
69
New Class A/A+ development and redevelopment properties: summary of pipeline (continued)
Market
Property/Submarket
Our
Ownership
Interest
Book Value
Square Footage
Development and Redevelopment
Total(1)
Active and Near-Term
Construction
Future Opportunities Subject to
Market Conditions and Leasing
Under
Construction
Committed
Near Term
Priority
Anticipated
Future
San Francisco Bay Area
Mega Campus: Alexandria Center® for Science and Technology
– Mission Bay/Mission Bay
25.4%
$234,665
212,796
—
—
—
212,796
1450 Owens Street
Alexandria Center® for Life Science – Millbrae/South San Francisco
47.9%
510,162
285,346
—
198,188
150,213
633,747
230 Harriet Tubman Way, 201 and 231 Adrian Road, and 6 and 30
Rollins Road
Mega Campus: Alexandria Technology Center® – Gateway/
South San Francisco
50.0%
283,002
259,689
—
—
291,000
550,689
651 Gateway Boulevard
Mega Campus: Alexandria Center® for Advanced Technologies
– Tanforan/South San Francisco
100%
397,159
—
—
150,000
1,780,000
1,930,000
1122, 1150, and 1178 El Camino Real
Mega Campus: Alexandria Center® for Advanced Technologies
– South San Francisco/South San Francisco
100%
6,655
—
—
107,250
90,000
197,250
211(2) and 269 East Grand Avenue
Mega Campus: Alexandria Center® for Life Science – San
Carlos/Greater Stanford
100%
446,892
—
—
105,000
1,392,830
1,497,830
960 Industrial Road, 987 and 1075 Commercial Street, and 888
Bransten Road
3825 and 3875 Fabian Way/Greater Stanford
100%
154,174
—
—
—
478,000
478,000
2100, 2200, 2300, and 2400 Geng Road/Greater Stanford
100%
36,509
—
—
—
240,000
240,000
901 California Avenue/Greater Stanford
100%
19,770
—
—
—
56,924
56,924
Mega Campus: 88 Bluxome Street/SoMa
100%
392,785
—
—
—
1,070,925
1,070,925
Other development and redevelopment projects
100%
—
—
—
—
25,000
25,000
$2,481,773
757,831
—
560,438
5,574,892
6,893,161
Refer to “Mega campus” under “Definitions and reconciliations” in Item 2 for additional information.
(1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes the RSF of buildings currently in operation at properties that also have
future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property subject to market conditions and leasing. Refer to “Investments in real
estate” under “Definitions and reconciliations” in Item 2 for additional information, including development and redevelopment square feet currently included in rental properties.
(2)We own a partial interest in this property through a real estate joint venture. Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements in Item 1 for additional details.
70
New Class A/A+ development and redevelopment properties: summary of pipeline (continued)
Market
Property/Submarket
Our
Ownership
Interest
Book Value
Square Footage
Development and Redevelopment
Total(1)
Active and Near-Term
Construction
Future Opportunities Subject to
Market Conditions and Leasing
Under
Construction
Committed
Near Term
Priority
Anticipated
Future
San Diego
Mega Campus: One Alexandria Square/Torrey Pines
100%
$417,621
334,996
—
—
125,280
460,276
10935, 10945, and 10955 Alexandria Way and 10975 and 10995
Torreyana Road
Mega Campus: Campus Point by Alexandria/University Town
Center
55.0%
671,303
598,029
492,570
—
650,000
1,740,599
10010(2), 10140(2), and 10260 Campus Point Drive and 4135, 4155,
4161, 4165, and 4275(2) Campus Point Court
Mega Campus: SD Tech by Alexandria/Sorrento Mesa
50.0%
317,172
253,079
—
250,000
243,845
746,924
9805 Scranton Road and 10065 and 10075 Barnes Canyon Road
11255 and 11355 North Torrey Pines Road/Torrey Pines
100%
150,187
—
—
153,000
62,000
215,000
Costa Verde by Alexandria/University Town Center
100%
138,107
—
—
—
537,000
537,000
8410-8750 Genesee Avenue and 4282 Esplanade Court
Mega Campus: 5200 Illumina Way/University Town Center
51.0%
17,441
—
—
—
451,832
451,832
ARE Towne Centre/University Town Center
100%
19,869
—
—
—
230,000
230,000
9363, 9373, and 9393 Towne Centre Drive
9625 Towne Centre Drive/University Town Center
30.0%
837
—
—
—
100,000
100,000
Mega Campus: Sequence District by Alexandria/Sorrento Mesa
100%
46,323
—
—
—
1,798,915
1,798,915
6260, 6290, 6310, 6340, 6350, and 6450 Sequence Drive
Scripps Science Park by Alexandria/Sorrento Mesa
100%
120,941
—
—
—
598,349
598,349
10048, 10219, 10256, and 10260 Meanley Drive and 10277
Scripps Ranch Boulevard
Pacific Technology Park/Sorrento Mesa
50.0%
23,857
—
—
—
149,000
149,000
9444 Waples Street
4025, 4031, 4045, and 4075 Sorrento Valley Boulevard/Sorrento
Valley
100%
43,641
—
—
—
247,000
247,000
Other development and redevelopment projects
(3)
75,716
—
—
—
475,000
475,000
$2,043,015
1,186,104
492,570
403,000
5,668,221
7,749,895
Refer to “Mega campus” under “Definitions and reconciliations” in Item 2 for additional information.
(1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes the RSF of buildings currently in operation at properties that also have
future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property subject to market conditions and leasing. Refer to “Investments in real
estate” under “Definitions and reconciliations” in Item 2 for additional information, including development and redevelopment square feet currently included in rental properties.
(2)We have a 100% interest in this property.
(3)Includes a property in which we own a partial interest through a real estate joint venture.
71
New Class A/A+ development and redevelopment properties: summary of pipeline (continued)
Market
Property/Submarket
Our
Ownership
Interest
Book Value
Square Footage
Development and Redevelopment
Total(1)
Active and Near-Term
Construction
Future Opportunities Subject to
Market Conditions and Leasing
Under
Construction
Committed
Near Term
Priority
Anticipated
Future
Seattle
Mega Campus: Alexandria Center® for Life Science – South
Lake Union/Lake Union
(2)
$485,628
227,577
—
869,000
188,400
1,284,977
601 and 701 Dexter Avenue North and 800 Mercer Street
Alexandria Center® for Advanced Technologies – Monte Villa
Parkway/Bothell
100%
11,977
34,306
—
—
—
34,306
3301 Monte Villa Parkway
830 and 1010 4th Avenue South/SoDo
100%
59,262
—
—
—
597,313
597,313
410 West Harrison Street/Elliott Bay
100%
—
—
—
—
91,000
91,000
Mega Campus: Alexandria Center® for Advanced Technologies
– Canyon Park/Bothell
100%
17,439
—
—
—
230,000
230,000
21660 20th Avenue Southeast
Other development and redevelopment projects
100%
142,484
—
—
—
706,087
706,087
716,790
261,883
—
869,000
1,812,800
2,943,683
Maryland
Mega Campus: Alexandria Center® for Life Science – Shady
Grove/Rockville
100%
54,904
29,890
—
—
296,000
325,890
9808 Medical Center Drive and 9830 Darnestown Road
54,904
29,890
—
—
296,000
325,890
Research Triangle
Mega Campus: Alexandria Center® for Advanced Technologies
and Agtech – Research Triangle/Research Triangle
100%
103,653
—
—
180,000
990,000
1,170,000
4 and 12 Davis Drive
Mega Campus: Alexandria Center® for Life Science – Durham/
Research Triangle
100%
176,524
—
—
—
2,210,000
2,210,000
41 Moore Drive
Mega Campus: Alexandria Center® for NextGen Medicines/
Research Triangle
100%
$108,035
—
—
—
1,055,000
1,055,000
3029 East Cornwallis Road
Refer to “Mega campus” under “Definitions and reconciliations” in Item 2 for additional information.
(1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes the RSF of buildings currently in operation at properties that also have
future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property subject to market conditions and leasing. Refer to “Investments in real
estate” under “Definitions and reconciliations” in Item 2 for additional information, including development and redevelopment square feet currently included in rental properties.
(2)We have a 100% interest in 601 and 701 Dexter Avenue North aggregating 415,977 RSF and a 60% interest in the priority anticipated development project at 800 Mercer Street aggregating 869,000 RSF.
72
New Class A/A+ development and redevelopment properties: summary of pipeline (continued)
Market
Property/Submarket
Our
Ownership
Interest
Book Value
Square Footage
Development and Redevelopment
Total(1)
Active and Near-Term
Construction
Future Opportunities Subject to
Market Conditions and Leasing
Under
Construction
Committed
Near Term
Priority
Anticipated
Future
Research Triangle (continued)
Mega Campus: Alexandria Center® for Sustainable
Technologies/Research Triangle
100%
$53,326
—
—
—
750,000
750,000
120 TW Alexander Drive, 2752 East NC Highway 54, and 10 South
Triangle Drive
100 Capitola Drive/Research Triangle
100%
—
—
—
—
65,965
65,965
Other development and redevelopment projects
100%
4,185
—
—
—
76,262
76,262
445,723
—
—
180,000
5,147,227
5,327,227
New York City
Mega Campus: Alexandria Center® for Life Science – New York
City/New York City
100%
165,061
—
—
—
550,000
(2)
550,000
165,061
—
—
—
550,000
550,000
Texas
Alexandria Center® for Advanced Technologies at The Woodlands/
Greater Houston
100%
49,034
73,298
—
—
116,405
189,703
8800 Technology Forest Place
1001 Trinity Street and 1020 Red River Street/Austin
100%
10,177
—
—
126,034
123,976
250,010
Other development and redevelopment projects
100%
136,980
—
—
—
1,694,000
1,694,000
196,191
73,298
—
126,034
1,934,381
2,133,713
Canada
100%
50,044
139,311
—
—
371,743
511,054
Other development and redevelopment projects
100%
120,411
—
—
—
724,349
724,349
Total pipeline as of September 30, 2024
$9,340,425
(3)
4,975,327
492,570
2,163,784
27,582,766
35,214,447
Refer to “Mega campus” under “Definitions and reconciliations” in Item 2 for additional information.
(1)Total square footage includes 3,376,039 RSF of buildings currently in operation that we expect to demolish or redevelop and commence future construction subject to market conditions and leasing. Refer to “Investments in real estate”
under “Definitions and reconciliations” in Item 2 for additional information, including development and redevelopment square feet currently included in rental properties.
(2)During the three months ended September 30, 2024, we filed a lawsuit against the New York City Health + Hospitals Corporation and the New York City Economic Development Corporation for fraud and breach of contract concerning our
option to ground lease a land parcel to develop a future world-class life science building within the Alexandria Center® for Life Science – New York City campus. Refer to “Legal proceedings” in Item 1 under Part II – Other Information for
additional details.
(3)Includes $4.3 billion of projects that are currently under construction and are 55% leased/negotiating. We also expect to commence construction of one committed near-term project aggregating $69.5 million, which is 51% leased/
negotiating, in the next two years after September 30, 2024.
73
Results of operations
We present a tabular comparison of items, whether gain or loss, that may facilitate a high-level understanding of our results
and provide context for the disclosures included in our annual report on Form 10-K for the year ended December 31, 2023 and our
subsequent quarterly reports on Form 10-Q. We believe that such tabular presentation promotes a better understanding for investors of
the corporate-level decisions made and activities performed that significantly affect comparison of our operating results from period to
period. We also believe that this tabular presentation will supplement for investors an understanding of our disclosures and real estate
operating results. Gains or losses on sales of real estate and impairments of assets classified as held for sale are related to corporate-
level decisions to dispose of real estate. Gains or losses on early extinguishment of debt are related to corporate-level financing
decisions focused on our capital structure strategy. Significant realized and unrealized gains or losses on non-real estate investments,
impairments of real estate and non-real estate investments, and acceleration of stock compensation expense due to the resignations of
executive officers are not related to the operating performance of our real estate assets as they result from strategic, corporate-level
non-real estate investment decisions and external market conditions. Impairments of non-real estate investments are not related to the
operating performance of our real estate as they represent the write-down of non-real estate investments when their fair values
decrease below their respective carrying values due to changes in general market or other conditions outside of our control. Significant
items, whether a gain or loss, included in the tabular disclosure for current periods are described in further detail in Item 2. Key items
included in net income attributable to Alexandria’s common stockholders for the three and nine months ended September 30, 2024 and
2023 and the related per share amounts were as follows (in millions, except per share amounts):
Three Months Ended September 30,
Nine Months Ended September 30,
2024
2023
2024
2023
2024
2023
2024
2023
Amount
Per Share – Diluted
Amount
Per Share – Diluted
Unrealized gains (losses) on non-real estate
investments
$2.6
$(77.2)
$0.02
$(0.45)
$(32.5)
$(221.0)
$(0.19)
$(1.29)
Gain on sales of real estate
27.1
—
0.16
—
27.5
214.8
0.16
1.26
Impairment of non-real estate investments
(10.3)
(28.5)
(0.06)
(0.17)
(37.8)
(51.5)
(0.22)
(0.30)
Impairment of real estate
(5.7)
(20.6)
(0.03)
(0.12)
(36.5)
(189.2)
(0.22)
(1.11)
Acceleration of stock compensation expense
due to executive officer resignations
—
(1.9)
—
(0.01)
—
(1.9)
—
(0.01)
Total
$13.7
$(128.2)
$0.09
$(0.75)
$(79.3)
$(248.8)
$(0.47)
$(1.45)
Refer to Note 3 – “Investments in real estate” and Note 7 – “Investments” to our unaudited consolidated financial statements in
Item 1 for additional information.
74
Same properties
We supplement an evaluation of our results of operations with an evaluation of operating performance of certain of our
properties, referred to as “Same Properties.” For additional information on the determination of our Same Properties portfolio, refer to
“Same property comparisons” under “Definitions and reconciliations” in Item 2. The following table presents information regarding our
Same Properties for the three and nine months ended September 30, 2024:
September 30, 2024
Three Months Ended
Nine Months Ended
Percentage change in net operating income over comparable period from prior year
1.5%
1.6%
Percentage change in net operating income (cash basis) over comparable period
from prior year
6.5%
4.6%
Operating margin
68%
69%
Number of Same Properties
344
339
RSF
34,652,674
33,720,609
Occupancy – current-period average
94.8%
94.4%
Occupancy – same-period prior-year average
94.1%
94.3%
The following table reconciles the number of Same Properties to total properties for the nine months ended
September 30, 2024:
Development – under construction
Properties
201 Brookline Avenue
1
99 Coolidge Avenue
1
500 North Beacon Street and 4 Kingsbury Avenue
2
9808 Medical Center Drive
1
1450 Owens Street
1
230 Harriet Tubman Way
1
4155 Campus Point Court
1
10935, 10945, and 10955 Alexandria Way
3
10075 Barnes Canyon Road
1
421 Park Drive
1
4135 Campus Point Court
1
701 Dexter Avenue North
1
15
Development – placed into service after January 1, 2023
Properties
751 Gateway Boulevard
1
15 Necco Street
1
325 Binney Street
1
9810 Darnestown Road
1
9820 Darnestown Road
1
1150 Eastlake Avenue East
1
6
Redevelopment – under construction
Properties
840 Winter Street
1
40, 50, and 60 Sylvan Road
3
Alexandria Center® for Advanced Technologies – Monte
Villa Parkway
6
651 Gateway Boulevard
1
401 Park Drive
1
8800 Technology Forest Place
1
311 Arsenal Street
1
One Hampshire Street
1
Canada
4
Other
2
21
Redevelopment – placed into service after
January 1, 2023
Properties
20400 Century Boulevard
1
140 First Street
1
2400 Ellis Road, 40 Moore Drive, and 14 TW Alexander
Drive
3
9601 and 9603 Medical Center Drive
2
7
Acquisitions after January 1, 2023
Properties
Other
5
5
Unconsolidated real estate JVs
4
Properties held for sale
9
Total properties excluded from Same Properties
67
Same Properties
339
Total properties in North America as of September 30,
2024
406
75
Comparison of results for the three months ended September 30, 2024 to the three months ended September 30, 2023
The following table presents a comparison of the components of net operating income for our Same Properties and Non-Same
Properties for the three months ended September 30, 2024, compared to the three months ended September 30, 2023 (dollars in
thousands). Refer to “Definitions and reconciliations” in Item 2 for definitions of “Tenant recoveries” and “Net operating income” and
their reconciliations from the most directly comparable financial measures presented in accordance with GAAP, income from rentals and
net income, respectively.
Three Months Ended September 30,
2024
2023
$ Change
% Change
Income from rentals:
Same Properties
$452,417
$439,541
$12,876
2.9%
Non-Same Properties
127,152
86,811
40,341
46.5
Rental revenues
579,569
526,352
53,217
10.1
Same Properties
168,923
165,226
3,697
2.2
Non-Same Properties
27,252
15,953
11,299
70.8
Tenant recoveries
196,175
181,179
14,996
8.3
Income from rentals
775,744
707,531
68,213
9.6
Same Properties
386
619
(233)
(37.6)
Non-Same Properties
15,477
5,638
9,839
174.5
Other income
15,863
6,257
9,606
153.5
Same Properties
621,726
605,386
16,340
2.7
Non-Same Properties
169,881
108,402
61,479
56.7
Total revenues
791,607
713,788
77,819
10.9
Same Properties
199,369
189,368
10,001
5.3
Non-Same Properties
33,896
28,319
5,577
19.7
Rental operations
233,265
217,687
15,578
7.2
Same Properties
422,357
416,018
6,339
1.5
Non-Same Properties
135,985
80,083
55,902
69.8
Net operating income
$558,342
$496,101
$62,241
12.5%
Net operating income – Same Properties
$422,357
$416,018
$6,339
1.5%
Straight-line rent revenue
(4,974)
(23,981)
19,007
(79.3)
Amortization of acquired below-market leases
(14,582)
(13,792)
(790)
5.7
Net operating income – Same Properties (cash basis)
$402,801
$378,245
$24,556
6.5%
76
Income from rentals
Total income from rentals for the three months ended September 30, 2024 increased by $68.2 million, or 9.6%, to
$775.7 million, compared to $707.5 million for the three months ended September 30, 2023, as a result of an increase in rental
revenues and tenant recoveries, as discussed below.
Rental revenues
Total rental revenues for the three months ended September 30, 2024 increased by $53.2 million, or 10.1%, to $579.6 million,
compared to $526.4 million for the three months ended September 30, 2023. The increase was primarily due to an increase in rental
revenues from our Non-Same Properties related to 2.5 million RSF of development and redevelopment projects placed into service
subsequent to July 1, 2023 and four operating properties aggregating 486,610 RSF acquired subsequent to July 1, 2023.
Rental revenues from our Same Properties for the three months ended September 30, 2024 increased by $12.9 million, or
2.9%, to $452.4 million, compared to $439.5 million for the three months ended September 30, 2023. The increase was primarily due to
rental rate changes on lease renewals and re-leasing of space since July 1, 2023 and a 0.7% increase in the occupancy of our Same
Properties to 94.8% for the three months ended September 30, 2024 from 94.1% for the three months ended September 30, 2023.
Tenant recoveries
Tenant recoveries for the three months ended September 30, 2024 increased by $15.0 million, or 8.3%, to $196.2 million,
compared to $181.2 million for the three months ended September 30, 2023. This increase was primarily from our Non-Same
Properties related to our development and redevelopment projects placed into service and properties acquired subsequent to July 1,
2023, as discussed above under “Rental revenues.”
Same Properties’ tenant recoveries for the three months ended September 30, 2024 increased by $3.7 million, or 2.2%, to
$168.9 million, compared to $165.2 million for the three months ended September 30, 2023, primarily due to higher operating expenses
during the three months ended September 30, 2024, as discussed under “Rental operations” below. As of September 30, 2024, 93% of
our leases (on an annual rental revenue basis) were triple net leases, which require tenants to pay substantially all real estate taxes,
insurance, utilities, repairs and maintenance, common area expenses, and other operating expenses (including increases thereto) in
addition to base rent.
Rental operations
Total rental operating expenses for the three months ended September 30, 2024 increased by $15.6 million, or 7.2%, to
$233.3 million, compared to $217.7 million for the three months ended September 30, 2023. The increase was primarily due to
incremental expenses related to our Same Properties, as discussed below.
Same Properties’ rental operating expenses increased by $10.0 million, or 5.3%, to $199.4 million during the three months
ended September 30, 2024, compared to $189.4 million for the three months ended September 30, 2023, primarily as the result of
increases in (i) utility expenses and contractual costs aggregating $5.0 million, due to higher rates and increases in services, and
(ii) higher ground lease expenses aggregating $1.6 million, due to increases in contractual rates related to lease extensions and higher
ground lease percentage rent.
Depreciation and amortization
Depreciation and amortization expense for the three months ended September 30, 2024 increased by $24.6 million, or 9.1%,
to $294.0 million, compared to $269.4 million for the three months ended September 30, 2023. The increase was primarily due to
additional depreciation from development and redevelopment projects placed into service and properties acquired, as discussed above
under “Rental revenues.”
General and administrative expenses
General and administrative expenses for the three months ended September 30, 2024 decreased by $2.0 million, or 4.4%, to
$43.9 million, compared to $46.0 million for the three months ended September 30, 2023, primarily due to a reduction in compensation
costs resulting from the resignations of two executive officers in the second half of 2023. As a percentage of net operating income, our
general and administrative expenses for the trailing twelve months ended September 30, 2024 and 2023 were 8.9% and 9.3%,
respectively.
77
Interest expense
Interest expense for the three months ended September 30, 2024 and 2023 consisted of the following (dollars in thousands):
Three Months Ended September 30,
Component
2024
2023
Change
Gross interest
$130,046
$107,530
$22,516
Capitalized interest
(86,496)
(96,119)
9,623
Interest expense
$43,550
$11,411
$32,139
Average debt balance outstanding(1)
$12,694,260
$11,193,343
$1,500,917
Weighted-average annual interest rate(2)
4.1%
3.8%
0.3%
(1)Represents the average debt balance outstanding during the respective periods.
(2)Represents annualized total interest incurred divided by the average debt balance outstanding during the respective periods.
The net change in interest expense during the three months ended September 30, 2024, compared to the three months ended
September 30, 2023, resulted from the following (dollars in thousands):
Component
Interest Rate(1)
Effective Date
Change
Increases in interest incurred due to:
Issuances of debt:
$600 million of unsecured senior notes payable due 2054
5.71%
February 2024
$8,440
$400 million of unsecured senior notes payable due 2036
5.38%
February 2024
5,264
Increases in construction borrowings and interest rates under secured notes payable
8.40%
849
Higher average outstanding balances and/or rate increases on borrowings under
commercial paper program and unsecured senior line of credit
7,681
Other increase in interest
282
Change in gross interest
22,516
Decrease in capitalized interest
9,623
Total change in interest expense
$32,139
(1)Represents the weighted-average interest rate as of the end of the applicable period, including amortization of loan fees, amortization of debt premiums (discounts), and
other bank fees.
Impairment of real estate
During the three months ended September 30, 2024, we recognized real estate impairment charges aggregating $5.7 million
to adjust the carrying amount of one property in Canada that continued to meet the held-for-sale classification to the sales price under
negotiation with a potential buyer less costs to sell. We expect to sell this property within 12 months.
During the three months ended September 30, 2023, we recognized real estate impairment charges aggregating $20.6 million
to further reduce the carrying amounts of primarily three non-laboratory properties located in our Greater Boston and Texas markets to
their respective estimated fair value less costs to sell.
Investment income
During the three months ended September 30, 2024, we recognized investment income aggregating $15.2 million. This
income primarily consisted of gains of $26.2 million from increases in fair values of our non-real estate investments in publicly traded
companies and in privately held entities that do not report NAV, partially offset by impairment charges of $10.3 million primarily related
to two non-real estate investments in privately held entities that do not report NAV. During the three months ended September 30, 2023,
we recognized an investment loss aggregating $80.7 million, which consisted of $77.2 million of unrealized losses and $3.5 million of
realized losses. For more information about our investments, refer to Note 7 – “Investments” to our unaudited consolidated financial
statements. For our impairments accounting policy, refer to “Investments” in Note 2 – “Summary of significant accounting policies” to
our unaudited consolidated financial statements in Item 1.
Gain on sales of real estate
During the three months ended September 30, 2024, we recognized $27.1 million of gains primarily related the disposition of
1165 Eastlake Avenue East in our Lake Union submarket. The gains were classified in gain on sales of real estate within our
consolidated statement of operations for the three months ended September 30, 2024.
Other comprehensive income
Total other comprehensive income for the three months ended September 30, 2024 aggregated $5.1 million, compared to total
other comprehensive loss of $8.4 million for the three months ended September 30, 2023. The difference is primarily due to the
unrealized foreign currency translation gains related to our operations in Canada.
78
Comparison of results for the nine months ended September 30, 2024 to the nine months ended September 30, 2023
The following table presents a comparison of the components of net operating income for our Same Properties and Non-Same
Properties for the nine months ended September 30, 2024, compared to the nine months ended September 30, 2023 (dollars in
thousands). Refer to “Definitions and reconciliations” in Item 2 for definitions of “Tenant recoveries” and “Net operating income” and
their reconciliations from the most directly comparable financial measures presented in accordance with GAAP, income from rentals and
net income, respectively.
Nine Months Ended September 30,
2024
2023
$ Change
% Change
Income from rentals:
Same Properties
$1,342,463
$1,307,866
$34,597
2.6%
Non-Same Properties
395,341
274,677
120,664
43.9
Rental revenues
1,737,804
1,582,543
155,261
9.8
Same Properties
473,061
461,555
11,506
2.5
Non-Same Properties
75,592
55,721
19,871
35.7
Tenant recoveries
548,653
517,276
31,377
6.1
Income from rentals
2,286,457
2,099,819
186,638
8.9
Same Properties
1,102
1,356
(254)
(18.7)
Non-Same Properties
39,890
27,308
12,582
46.1
Other income
40,992
28,664
12,328
43.0
Same Properties
1,816,626
1,770,777
45,849
2.6
Non-Same Properties
510,823
357,706
153,117
42.8
Total revenues
2,327,449
2,128,483
198,966
9.3
Same Properties
559,427
532,942
26,485
5.0
Non-Same Properties
109,406
103,512
5,894
5.7
Rental operations
668,833
636,454
32,379
5.1
Same Properties
1,257,199
1,237,835
19,364
1.6
Non-Same Properties
401,417
254,194
147,223
57.9
Net operating income
$1,658,616
$1,492,029
$166,587
11.2%
Net operating income – Same Properties
$1,257,199
$1,237,835
$19,364
1.6%
Straight-line rent revenue
(37,251)
(73,626)
36,375
(49.4)
Amortization of acquired below-market leases
(44,993)
(40,410)
(4,583)
11.3
Net operating income – Same Properties (cash basis)
$1,174,955
$1,123,799
$51,156
4.6%
79
Income from rentals
Total income from rentals for the nine months ended September 30, 2024 increased by $186.6 million, or 8.9%, to $2.3 billion,
compared to $2.1 billion for the nine months ended September 30, 2023, as a result of increase in rental revenues and tenant
recoveries, as discussed below.
Rental revenues
Total rental revenues for the nine months ended September 30, 2024 increased by $155.3 million, or 9.8%, to $1.7 billion,
compared to $1.6 billion for the nine months ended September 30, 2023. The increase was primarily due to an increase in rental
revenues from our Non-Same Properties related to 4.1 million RSF of development and redevelopment projects placed into service
subsequent to January 1, 2023 and five operating properties aggregating 734,353 RSF acquired subsequent to January 1, 2023.
Rental revenues from our Same Properties for the nine months ended September 30, 2024 increased by $34.6 million, or
2.6%, to $1.3 billion, compared to $1.3 billion for the nine months ended September 30, 2023. The increase was primarily due to rental
rate increases on lease renewals and re-leasing of space since January 1, 2023.
Tenant recoveries
Tenant recoveries for the nine months ended September 30, 2024 increased by $31.4 million, or 6.1%, to $548.7 million,
compared to $517.3 million for the nine months ended September 30, 2023. This increase was partially from our Non-Same Properties
related to our development and redevelopment projects placed into service and properties acquired subsequent to January 1, 2023, as
discussed above under “Rental revenues.”
Same Properties’ tenant recoveries for the nine months ended September 30, 2024 increased by $11.5 million, or 2.5%, to
$473.1 million, compared to $461.6 million for the nine months ended September 30, 2023, primarily due to higher operating expenses
during the nine months ended September 30, 2024, as discussed under “Rental operations” below. As of September 30, 2024, 93% of
our leases (on an annual rental revenue basis) were triple net leases, which require tenants to pay substantially all real estate taxes,
insurance, utilities, repairs and maintenance, common area expenses, and other operating expenses (including increases thereto) in
addition to base rent.
Rental operations
Total rental operating expenses for the nine months ended September 30, 2024 increased by $32.4 million, or 5.1%, to
$668.8 million, compared to $636.5 million for the nine months ended September 30, 2023.The increase  was primarily due to
incremental expenses related to our Same Properties’ rental operating expenses as discussed below.
Same Properties’ rental operating expenses increased by $26.5 million, or 5.0%, to $559.4 million during the nine months
ended September 30, 2024, compared to $532.9 million for the nine months ended September 30, 2023, primarily as the result of (i)
the increase in utilities expenses and contractual costs aggregating $12.2 million, primarily due to higher rates and increase in services;
(ii) the increase in property taxes aggregating $7.5 million, primarily due to increases from reassessments in values; and (iii) the
increase in property insurance expenses aggregating $2.1 million, primarily due to higher insurance premiums.
Depreciation and amortization
Depreciation and amortization expense for the nine months ended September 30, 2024 increased by $64.0 million, or 7.9%, to
$872.3 million, compared to $808.2 million for the nine months ended September 30, 2023. The increase was primarily due to additional
depreciation from development and redevelopment projects placed into service and properties acquired, as discussed above under
“Rental revenues.”
General and administrative expenses
General and administrative expenses for the nine months ended September 30, 2024 decreased by $4.4 million, or 3.2%, to
$135.6 million, compared to $140.1 million for the nine months ended September 30, 2023, primarily due to a reduction in
compensation costs resulting from the resignations of two executive officers in the second half of 2023. As a percentage of net
operating income, our general and administrative expenses for the trailing twelve months ended September 30, 2024 and 2023 were
8.9% and 9.3%, respectively.
80
Interest expense
Interest expense for the nine months ended September 30, 2024 and 2023 consisted of the following (dollars in thousands):
Nine Months Ended September 30,
Component
2024
2023
Change
Gross interest
$379,554
$317,100
$62,454
Capitalized interest
(249,375)
(274,863)
25,488
Interest expense
$130,179
$42,237
$87,942
Average debt balance outstanding(1)
$12,417,845
$11,060,327
$1,357,518
Weighted-average annual interest rate(2)
4.1%
3.8%
0.3%
(1)Represents the average debt balance outstanding during the respective periods.
(2)Represents annualized total interest incurred divided by the average debt balance outstanding during the respective periods.
The net change in interest expense during the nine months ended September 30, 2024, compared to the nine months ended
September 30, 2023, resulted from the following (dollars in thousands):
Component
Interest Rate(1)
Effective Date
Change
Increases in interest incurred due to:
Issuances of debt:
$500 million of unsecured senior notes payable due 2053
5.26%
February 2023
$3,226
$500 million of unsecured senior notes payable due 2035
4.88%
February 2023
2,983
$600 million of unsecured senior notes payable due 2054
5.71%
February 2024
21,194
$400 million of unsecured senior notes payable due 2036
5.38%
February 2024
13,219
Increases in construction borrowings and interest rates under secured notes
payable
8.40%
3,380
Higher average outstanding balances and/or rate increases on borrowings
under commercial paper program and unsecured senior line of credit
16,482
Other increase in interest
1,970
Change in gross interest
62,454
Decrease in capitalized interest
25,488
Total change in interest expense
$87,942
(1)Represents the weighted-average interest rate as of the end of the applicable period, including amortization of loan fees, amortization of debt premiums (discounts), and
other bank fees.
81
Impairment of real estate
During the nine months ended September 30, 2024, we recognized real estate impairment charges aggregating $36.5 million,
which primarily consisted of the following:
•Impairment charges aggregating $30.8 million primarily consisting of the pre-acquisition costs related to two potential
acquisitions aggregating 1.4 million RSF of future development in our Greater Boston market. We executed purchase
agreements for these potential acquisitions with the total purchase price aggregating $366.8 million in 2020 and 2022, and we
initially expected to close these acquisitions after 2024. Our intent for each site included the demolition of existing buildings
upon expiration of the existing in-place leases and the development of life science properties. During the three months ended
June 30, 2024, due to the existing macroeconomic environment that negatively impacted the financial outlooks for these
projects, we decided to no longer proceed with these acquisitions, resulting in the recognition of impairment charges. 
•Impairment charge of $5.7 million to adjust the carrying amount of one property in Canada that continued to meet the held-for-
sale classification to the sales price under negotiation with a potential buyer less costs to sell. We expect to sell this property
within 12 months.
During the nine months ended September 30, 2023, we recognized real estate impairment charges aggregating $189.2 million,
which primarily consisted of the following:
•Impairment charge aggregating $145.4 million to reduce the carrying amount of a three-building office campus in our Route
128 submarket to its fair value less costs to sell. We completed the sale of this campus in June 2023 for a sales price of
$109.3 million, with no gain or loss recognized in earnings.
•Impairment charge aggregating $20.6 million to further reduce the carrying amounts of primarily three non-laboratory
properties located in our Greater Boston and Texas markets to their respective estimated fair values less costs to sell. We
completed the sale of two of these properties in December 2023 and January 2024, and we expect to sell the remaining real
estate asset during the next 12 months.
•Impairment charge aggregating $17.1 million to fully write down the carrying amount of our one remaining property in Asia.
Investment income
During the nine months ended September 30, 2024, we recognized an investment income aggregating $14.9 million. This
income primarily consisted of gains of $51.2 million from increases in fair values of our non-real estate investments in privately held
entities that do not report NAV and in publicly traded companies, partially offset by impairment charges of $37.8 million primarily related
to non-real estate investments in privately held entities that do not report NAV.
During the nine months ended September 30, 2023, we recognized investment loss aggregating $204.1 million, which
consisted of $16.9 million of realized gains and $221.0 million of unrealized losses.
For more information about our investments, refer to Note 7 – “Investments” to our unaudited consolidated financial statements
in Item 1. For our impairments accounting policy, refer to “Investments” in Note 2 – “Summary of significant accounting policies” to our
unaudited consolidated financial statements in Item 1.
Gain on sales of real estate
During the nine months ended September 30, 2024, we recognized $27.5 million of gains primarily related to the disposition of
1165 Eastlake Avenue East in our Lake Union submarket. The gains were classified in gain on sales of real estate within our
consolidated statement of operations for the nine months ended September 30, 2024.
During the nine months ended September 30, 2023, we recognized $214.8 million of gains related to the dispositions of six
real estate assets. The gains were classified in gain on sales of real estate within our consolidated statement of operations for the nine
months ended September 30, 2023.
Other comprehensive loss
Total other comprehensive loss for the nine months ended September 30, 2024 aggregated $6.6 million, compared to total
other comprehensive loss of $4.2 million for the nine months ended September 30, 2023. The difference is primarily due to the foreign
currency translation related to our operations in Canada.
82
Summary of capital expenditures
Our construction spending for the nine months ended September 30, 2024 and projected spending for the year ending
December 31, 2024 consisted of the following (in thousands):
Nine Months Ended
September 30, 2024
Projected Midpoint for
the Year Ending
December 31, 2024
Construction of Class A/A+ properties:
Active construction projects
Under construction and committed near-term projects(1) and projects
expected to commence active construction in the fourth quarter of 2024(2)
$
1,448,736
$
1,913,000
Future pipeline pre-construction
Primarily mega campus expansion pre-construction work (entitlement,
design, and site work)
349,082
652,000
Revenue- and non-revenue-enhancing capital expenditures
158,229
250,000
Construction spend (before contributions from noncontrolling interests or
tenants)
1,956,047
2,815,000
Contributions from noncontrolling interests (consolidated real estate joint
ventures)
(272,072)
(430,000)
(3)
Tenant-funded and -built landlord improvements
(107,562)
(135,000)
Total construction spending
$
1,576,413
$
2,250,000
2024 guidance range for construction spending
$1,950,000 – $2,550,000
(1)Includes projects under construction aggregating 5.0 million RSF and one committed near-term project aggregating 492,570 RSF expected to commence construction
during the next two years after September 30, 2024, which are 55% leased/negotiating and expected to generate $510 million in incremental annual net operating
income primarily commencing from the fourth quarter of 2024 through the first quarter of 2028.
(2)Includes certain priority anticipated development and redevelopment projects expected to commence active construction in the fourth quarter of 2024, subject to market
conditions and leasing. Refer to “Investments in real estate” under “Definitions and reconciliations” in Item 2 for additional details, including development and
redevelopment square feet currently included in rental properties.
(3)Represents contractual capital commitments from existing consolidated real estate joint venture partners to fund construction.
Projected capital contributions from partners in consolidated real estate joint ventures to fund construction
The following table summarizes projected capital contributions from partners in our existing consolidated joint ventures to fund
construction through 2027 (in thousands):
Timing
Amount(1)
October 1, 2024 through December 31, 2024
$157,928
2025 through 2027
885,526
Total
$1,043,454
(1)Represents contractual capital commitments from existing consolidated real estate joint venture partners to fund construction.
Average real estate basis used for capitalization of interest
Our construction spending includes capitalized interest. The table below provides key categories of real estate basis
capitalized during the nine months ended September 30, 2024:
Nine Months Ended September 30, 2024
Average Real Estate
Basis Capitalized
Percentage of Total
Average Real Estate
Basis Capitalized
Construction of Class A/A+ properties:
Active construction projects
Under construction and committed near-term projects
$2,849,742
35%
Future pipeline pre-construction
Priority anticipated projects
559,815
(1)
7
Primarily mega campus expansion pre-construction work (entitlement, design,
and site work)
3,692,497
(1)
45
Smaller redevelopments and repositioning capital projects
1,025,019
13
$8,127,073
100%
(1)Average real estate basis capitalized related to our future pipeline pre-construction activities includes 31% from four key active and future development and
redevelopment projects on mega campuses.
83
Projected results
We present updated guidance for EPS attributable to Alexandria’s common stockholders – diluted, funds from operations per
share attributable to Alexandria’s common stockholders – diluted, and funds from operations per share attributable to Alexandria’s
common stockholders – diluted, as adjusted, based on our current view of existing market conditions and other assumptions for the
year ending December 31, 2024 as set forth in the tables below. The tables below also provide a reconciliation of EPS attributable to
Alexandria’s common stockholders – diluted, the most directly comparable financial measure presented in accordance with GAAP, to
funds from operations per share and funds from operations per share, as adjusted, non-GAAP measures, and other key assumptions
included in our updated guidance for the year ending December 31, 2024. There can be no assurance that actual amounts will not be
materially higher or lower than these expectations. Refer to our discussion of “Forward-looking statements” at the beginning of this
Item 2.
Projected 2024 Earnings per Share and Funds From Operations per Share Attributable to
Alexandria’s Common Stockholders – Diluted
As of 10/21/24
As of 7/22/24
Earnings per share(1)
$2.60 to $2.64
$2.98 to $3.10
Depreciation and amortization of real estate assets
6.05
5.95
Gain on sales of real estate(2)
(0.38)
—
Impairment of real estate – rental properties and land(2)
0.67
0.01
Allocation of unvested restricted stock awards
(0.06)
(0.05)
Funds from operations per share(3)
$8.88 to $8.92
$8.89 to $9.01
Unrealized losses on non-real estate investments
0.19
0.20
Impairment of non-real estate investments
0.22
0.16
Impairment of real estate
0.17
0.17
Allocation to unvested restricted stock awards
(0.01)
(0.01)
Funds from operations per share, as adjusted(3)
$9.45 to $9.49
$9.41 to $9.53
Midpoint
$9.47
$9.47
(1)Excludes unrealized gains or losses on non-real estate investments after September 30, 2024 that are required to be recognized in earnings and are excluded from
funds from operations per share, as adjusted.
(2)Includes $37.1 million of gain on sales of real estate and $106.8 million of real estate impairments recognized in October 2024. Refer to Note 16 – “Subsequent Events”
to our unaudited consolidated financial statements in Item 1 for additional details.
(3)Refer to “Definitions and reconciliations” in Item 2 for additional information.
Key Assumptions(1)
(Dollars in millions)
2024 Guidance
Low
High
Occupancy percentage for operating properties in North America as of December 31, 2024
94.6%
95.6%
Lease renewals and re-leasing of space:
Rental rate changes
11.0%
19.0%
Rental rate changes (cash basis)
5.0%
13.0%
Same property performance:
Net operating income changes
0.5%
2.5%
Net operating income changes (cash basis)
3.0%
5.0%
Straight-line rent revenue(2)
$147
$162
General and administrative expenses(3)
$176
$186
Capitalization of interest
$325
$355
Interest expense
$154
$184
Realized gains on non-real estate investments(4)
$95
$125
(1)Our assumptions presented in the table above are subject to a number of variables and uncertainties, including those discussed as “Forward-looking statements” under
Part I; “Item 1A. Risk factors”; and “Item 7. Management’s discussion and analysis of financial condition and results of operations” of our annual report on Form 10-K for
the year ended December 31, 2023, as well as in “Item 1A. Risk factors” within “Part II – Other information” of this quarterly report on Form 10-Q. To the extent our full-
year earnings guidance is updated during the year, we will provide additional disclosure supporting reasons for any significant changes to such guidance.
(2)Reduction in the midpoint of our guidance range for straight-line rent revenue by $22 million is primarily attributable to (i) the write-off of a deferred rent receivable of
$9 million related to the lease termination and a payment of $10 million from a tenant at 409 Illinois Street in our Mission Bay submarket, a 234,249 RSF property owned
by our consolidated real estate joint venture for which we have an ownership interest of 25%, and (ii) a change in the expected stabilization date from the fourth quarter
of 2024 to the first quarter of 2025 at our fully leased development project at 230 Harriet Tubman Way in our South San Francisco submarket as reported in our Form
10-Q for the quarterly period ended June 30, 2023.
(3)Reduction in the midpoint of our guidance range for general and administrative expense by $5 million is primarily attributable to the realization of savings associated with
overall efficiencies, including enhanced cost control measures, incremental use of technology, streamlined processes, and optimization of execution in connection with
the sale of non-core assets not integral to our mega campus strategy.
(4)Represents realized gains and losses included in funds from operations per share – diluted, as adjusted, and excludes significant impairments realized on non-real
estate investments, if any. Refer to Note 7 – “Investments” to our unaudited consolidated financial statements in Item 1 for additional details.
Key Credit Metric Targets(1)
Net debt and preferred stock to Adjusted EBITDA – fourth quarter of 2024 annualized
Less than or equal to 5.1x
Fixed-charge coverage ratio – fourth quarter of 2024 annualized
Greater than or equal to 4.5x
(1)Refer to “Definitions and reconciliations” in Item 2 for additional information.
84
Consolidated and unconsolidated real estate joint ventures
We present components of balance sheet and operating results information for the noncontrolling interest share of our
consolidated real estate joint ventures and for our share of investments in unconsolidated real estate joint ventures to help investors
estimate balance sheet and operating results information related to our partially owned entities. These amounts are estimated by
computing, for each joint venture that we consolidate in our financial statements, the noncontrolling interest percentage of each financial
item to arrive at the cumulative noncontrolling interest share of each component presented. In addition, for our real estate joint ventures
that we do not control and do not consolidate, we apply our economic ownership percentage to the unconsolidated real estate joint
ventures to arrive at our proportionate share of each component presented. Refer to Note 4 – “Consolidated and unconsolidated real
estate joint ventures” to our unaudited consolidated financial statements in Item 1 for further discussion.
Consolidated Real Estate Joint Ventures
Property/Market/Submarket
Noncontrolling(1)
Interest Share
Operating RSF
at 100%
50 and 60 Binney Street/Greater Boston/Cambridge/Inner Suburbs
66.0%
532,395
75/125 Binney Street/Greater Boston/Cambridge/Inner Suburbs
60.0%
388,270
100 and 225 Binney Street and 300 Third Street/Greater Boston/Cambridge/Inner Suburbs
70.0%
870,106
99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs
25.0%
116,414
(2)
15 Necco Street/Greater Boston/Seaport Innovation District
43.3%
345,996
285, 299, 307, and 345 Dorchester Avenue/Greater Boston/Seaport Innovation District
40.0%
—
(2)
Alexandria Center® for Science and Technology – Mission Bay/San Francisco Bay Area/
Mission Bay(3)
75.0%
996,181
1450 Owens Street/San Francisco Bay Area/Mission Bay
74.6%
(4)
—
(2)
601, 611, 651(2), 681, 685, and 701 Gateway Boulevard/San Francisco Bay Area/
South San Francisco
50.0%
853,794
751 Gateway Boulevard/San Francisco Bay Area/South San Francisco
49.0%
230,592
211(2) and 213 East Grand Avenue/San Francisco Bay Area/South San Francisco
70.0%
300,930
500 Forbes Boulevard/San Francisco Bay Area/South San Francisco
90.0%
155,685
Alexandria Center® for Life Science – Millbrae/San Francisco Bay Area/South San Francisco
52.1%
—
(2)
3215 Merryfield Row/San Diego/Torrey Pines
70.0%
170,523
Campus Point by Alexandria/San Diego/University Town Center(5)
45.0%
1,342,164
5200 Illumina Way/San Diego/University Town Center
49.0%
792,687
9625 Towne Centre Drive/San Diego/University Town Center
70.0%
163,648
SD Tech by Alexandria/San Diego/Sorrento Mesa(6)
50.0%
798,858
Pacific Technology Park/San Diego/Sorrento Mesa
50.0%
544,352
Summers Ridge Science Park/San Diego/Sorrento Mesa(7)
70.0%
316,531
1201 and 1208 Eastlake Avenue East/Seattle/Lake Union
70.0%
207,774
199 East Blaine Street/Seattle/Lake Union
70.0%
115,084
400 Dexter Avenue North/Seattle/Lake Union
70.0%
290,754
800 Mercer Street/Seattle/Lake Union
40.0%
—
(2)
Unconsolidated Real Estate Joint Ventures
Property/Market/Submarket
Our Ownership
Share(8)
Operating RSF
at 100%
1655 and 1725 Third Street/San Francisco Bay Area/Mission Bay
10.0%
586,208
1401/1413 Research Boulevard/Maryland/Rockville
65.0%
(9)(10)
(9)(10)
1450 Research Boulevard/Maryland/Rockville
73.2%
(10)
42,679
101 West Dickman Street/Maryland/Beltsville
58.2%
(10)
135,423
Refer to “Joint venture financial information” under “Definitions and reconciliations” in Item 2 for additional details.
(1)In addition to the consolidated real estate joint ventures listed, various joint venture partners hold insignificant noncontrolling interests in three other real estate joint
ventures in North America.
(2)Represents a property currently under construction or in our development and redevelopment pipeline. Refer to “New Class A/A+ development and redevelopment
properties” in Item 2 for additional details.
(3)Includes 409 and 499 Illinois Street, 1500 and 1700 Owens Street, and 455 Mission Bay Boulevard South.
(4)During the nine months ended September 30, 2024, our equity ownership decreased from 40.6% to 25.4% based on continued funding of construction costs by our joint
venture partner and a reallocation of equity to our joint venture partner of $30.2 million from us. The noncontrolling interest share of our joint venture partner is
anticipated to increase to 75% and ours to decrease to 25% as our partner contributes additional equity to fund the construction of the project.
(5)Includes 10210, 10260, 10290, and 10300 Campus Point Drive and 4110, 4135, 4155, 4161, 4165, 4224, and 4242 Campus Point Court.
(6)Includes 9605, 9645, 9675, 9725, 9735, 9805, 9808, 9855, and 9868 Scranton Road and 10055, 10065, and 10075 Barnes Canyon Road.
(7)Includes 9965, 9975, 9985, and 9995 Summers Ridge Road.
(8)In addition to the unconsolidated real estate joint ventures listed, we hold an interest in one insignificant unconsolidated real estate joint venture in North America.
(9)We have executed a purchase and sale agreement to sell the unconsolidated real estate joint venture and expect to complete the sale during the fourth quarter of 2024.
(10)Represents a joint venture with a local real estate operator in which our joint venture partner manages the day-to-day activities that significantly affect the economic
performance of the joint venture.
85
The following table presents key terms related to our unconsolidated real estate joint ventures’ secured loans as of
September 30, 2024 (dollars in thousands):
Maturity Date
Stated Rate
Interest
Rate(1)
At 100%
Our
Share
Unconsolidated Joint Venture
Aggregate
Commitment
Debt Balance(2)
1401/1413 Research Boulevard(3)
12/23/24
2.70%
3.31%
$28,500
$28,461
65.0%
1655 and 1725 Third Street(4)
3/10/25
4.50%
4.57%
600,000
599,823
10.0%
101 West Dickman Street
11/10/26
SOFR+1.95%
(5)
7.39%
26,750
18,565
58.2%
1450 Research Boulevard
12/10/26
SOFR+1.95%
(5)
7.45%
13,000
8,616
73.2%
$668,250
$655,465
(1)Includes interest expense and amortization of loan fees.
(2)Represents outstanding principal, net of unamortized deferred financing costs, as of September 30, 2024.
(3)We have executed a purchase and sale agreement to sell the unconsolidated real estate joint venture and expect to complete the sale during the fourth quarter of 2024.
Our net proceeds from the sale are expected to exceed our share of the outstanding debt balance and the carrying amount of this investment as of September 30, 2024.
(4)The unconsolidated real estate joint venture is in the process of working with prospective lenders to refinance this debt. In the event that all or a portion of the debt
cannot be refinanced, we may consider contributing additional equity into this unconsolidated joint venture. As of September 30, 2024, our investment in this
unconsolidated real estate joint venture was $10.8 million.
(5)This loan is subject to a fixed SOFR floor of 0.75%.
The following tables present information related to the operating results and financial positions of our consolidated and
unconsolidated real estate joint ventures as of and for the three and nine months ended September 30, 2024 (in thousands):
Noncontrolling Interest Share of
Consolidated Real Estate Joint Ventures
Our Share of Unconsolidated
Real Estate Joint Ventures
September 30, 2024
September 30, 2024
Three Months Ended
Nine Months Ended
Three Months Ended
Nine Months Ended
Total revenues
$113,479
$335,786
$3,141
$9,472
Rental operations
(34,697)
(97,009)
(965)
(2,984)
78,782
238,777
2,176
6,488
General and administrative
(586)
(2,268)
(10)
(80)
Interest
(284)
(753)
(952)
(2,807)
Depreciation and amortization of real
estate assets
(32,457)
(94,725)
(1,075)
(3,177)
Fixed returns allocated to
redeemable noncontrolling
interests(1)
201
603
—
—
$45,656
$141,634
$139
$424
Straight-line rent and below-market
lease revenue
$54
$15,588
$213
$743
Funds from operations(2)
$78,113
$236,359
$1,214
$3,601
Refer to “Joint venture financial information” under “Definitions and reconciliations” in Item 2 for additional details.
(1)Represents an allocation of joint venture earnings to redeemable noncontrolling interests primarily in one property in our South San Francisco submarket. These
redeemable noncontrolling interests earn a fixed return on their investment rather than participate in the operating results of the property.
(2)Refer to “Funds from operations and funds from operations, as adjusted, attributable to Alexandria Real Estate Equities, Inc.’s common stockholders” under “Definitions
and reconciliations” in Item 2 for the definition and its reconciliation from the most directly comparable financial measure presented in accordance with GAAP.
As of September 30, 2024
Noncontrolling Interest
Share of Consolidated
Real Estate Joint Ventures
Our Share of
Unconsolidated
Real Estate Joint Ventures
Investments in real estate
$4,211,942
$125,029
Cash, cash equivalents, and restricted cash
164,756
3,346
Other assets
425,293
13,411
Secured notes payable
(36,103)
(95,603)
Other liabilities
(280,069)
(6,013)
Redeemable noncontrolling interests
(16,510)
—
$4,469,309
$40,170
During the nine months ended September 30, 2024 and 2023, our consolidated real estate joint ventures distributed an
aggregate of $179.1 million and $192.7 million, respectively, to our joint venture partners. Refer to our consolidated statements of cash
flows and Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements in
Item 1 for additional information.
86
Investments
We hold investments in publicly traded companies and privately held entities primarily involved in the life science industry. The
tables below summarize components of our investment income (loss) and non-real estate investments (in thousands). Refer to Note 7 –
“Investments” to our unaudited consolidated financial statements in Item 1 for additional information.
September 30, 2024
Year Ended
December 31, 2023
Three Months Ended
Nine Months Ended
Realized gains
$12,632
(1)
$47,336
(1)
$6,078
(2)
Unrealized gains (losses)
2,610
(3)
(32,470)
(4)
(201,475)
(5)
Investment income (loss)
$15,242
$14,866
$(195,397)
September 30, 2024
December 31, 2023
Investments
Cost
Unrealized
Gains
Unrealized
Losses
Carrying
Amount
Carrying Amount
Publicly traded companies
$187,085
$50,933
$(85,592)
$152,426
$159,566
Entities that report NAV
527,042
160,608
(31,225)
656,425
671,532
Entities that do not report NAV:
Entities with observable price changes
93,982
72,862
(1,337)
165,507
174,268
Entities without observable price changes
407,261
—
—
407,261
368,654
Investments accounted for under the equity
method
N/A
N/A
N/A
137,708
75,498
September 30, 2024
$1,215,370
(6)
$284,403
$(118,154)
$1,519,327
$1,449,518
December 31, 2023
$1,177,072
$320,445
$(123,497)
$1,449,518
Public/Private Mix (Cost)
Tenant/Non-Tenant Mix (Cost)
1099511627777
1099511627795
86%
Private
14%
Public
27%
Tenant
73%
Non-Tenant
(1)Consists of realized gains of $23.0 million and $85.2 million, partially offset by impairment charges of $10.3 million and $37.8 million during the three and nine months
ended September 30, 2024, respectively.
(2)Consists of realized gains of $80.6 million, offset by impairment charges of $74.6 million during the year ended December 31, 2023.
(3)Consists of unrealized gains of $25.8 million primarily resulting from the increase in fair values of our investments in publicly traded entities and $23.2 million resulting
from accounting reclassifications of unrealized gains recognized in prior periods into realized gains upon our realization of investments during the three months ended
September 30, 2024.
(4)Primarily relates to the accounting reclassifications of unrealized gains recognized in prior periods into realized gains upon our realization of investments during the nine
months ended September 30, 2024.
(5)Consists of unrealized losses of $111.6 million primarily resulting from the decrease in the fair value of our investments in privately held entities that report NAV and
$89.9 million resulting from accounting reclassifications of unrealized gains recognized in prior periods into realized gains upon our sales of investments, during the year
ended December 31, 2023.
(6)Represents 2.8% of gross assets as of September 30, 2024. Refer to the definition of “Gross assets” under “Definitions and reconciliations” in Item 2 for additional
details.
87
Liquidity
Liquidity
Minimal Outstanding Borrowings and
Significant Availability on
Unsecured Senior Line of Credit
$5.4B
(in millions)
q324lineofcredit_v2.jpg
(In millions)
Availability under our unsecured senior line of credit, net of
amounts outstanding under our commercial paper program
$4,545
Outstanding forward equity sales agreements(1)
28
Cash, cash equivalents, and restricted cash
580
Availability under our secured construction loan
51
Investments in publicly traded companies
152
Liquidity as of September 30, 2024
$5,356
(1)Represents expected net proceeds from the future settlement of 230 thousand shares of common stock under forward equity sales agreements after underwriter
discounts.
We expect to meet certain long-term liquidity requirements, such as requirements for development, redevelopment, other
construction projects, capital improvements, tenant improvements, property acquisitions, leasing costs, non-revenue-enhancing capital
expenditures, scheduled debt maturities, distributions to noncontrolling interests, and payment of dividends through net cash provided
by operating activities, periodic asset sales, strategic real estate joint ventures, long-term secured and unsecured indebtedness,
borrowings under our unsecured senior line of credit, issuances under our commercial paper program, and issuances of additional debt
and/or equity securities.
We also expect to continue meeting our short-term liquidity and capital requirements, as further detailed in this section,
generally through our working capital and net cash provided by operating activities. We believe that the net cash provided by operating
activities will continue to be sufficient to enable us to make the distributions necessary to continue qualifying as a REIT.
For additional information on our liquidity requirements related to our contractual obligations and commitments, refer to
Note 5 – “Leases” and Note 10 – “Secured and unsecured senior debt” to our unaudited consolidated financial statements in Item 1.
Over the next several years, our balance sheet, capital structure, and liquidity objectives are as follows:
•Retain cash flows from operating activities after payment of dividends and distributions to noncontrolling interests for
investment in development and redevelopment projects and/or acquisitions;
•Maintain significant balance sheet liquidity;
•Improve credit profile and relative long-term cost of capital;
•Maintain diverse sources of capital, including sources from net cash provided by operating activities, unsecured debt,
secured debt, selective real estate asset sales, strategic real estate joint ventures, non-real estate investment sales, and
common stock;
•Maintain commitment to long-term capital to fund growth;
•Maintain prudent laddering of debt maturities;
•Maintain solid credit metrics;
•Prudently manage variable-rate debt exposure;
•Maintain a large, unencumbered asset pool to provide financial flexibility;
•Fund common stock dividends and distributions to noncontrolling interests from net cash provided by operating activities;
•Manage a disciplined level of development and redevelopment projects as a percentage of our gross real estate assets;
and
•Maintain high levels of pre-leasing and percentage leased in development and redevelopment projects.
88
The following table presents the availability under our unsecured senior line of credit, net of amounts outstanding under our
commercial paper program; outstanding forward equity sales agreements; cash, cash equivalents, and restricted cash; availability
under our secured construction loan; and investments in publicly traded companies as of September 30, 2024 (in thousands):
Description
Stated Rate
Aggregate
Commitments
Outstanding
Balance(1)
Remaining
Commitments/
Liquidity
Availability under our unsecured senior line of credit, net of
amounts outstanding under our commercial paper program
SOFR+0.855%
$5,000,000
$454,589
$4,545,000
Outstanding forward equity sales agreements(2)
27,508
Cash, cash equivalents, and restricted cash
579,637
Construction loan
SOFR+2.70%
$195,300
$144,413
50,773
Investments in publicly traded companies
152,426
Liquidity as of September 30, 2024
$5,355,344
(1)Represents outstanding principal, net of unamortized deferred financing costs, as of September 30, 2024.
(2)Represents expected net proceeds from the future settlement of 230 thousand shares of common stock under forward equity sales agreements after underwriter
discounts.
Cash, cash equivalents, and restricted cash
As of September 30, 2024 and December 31, 2023, we had $579.6 million and $660.8 million, respectively, of cash, cash
equivalents, and restricted cash. We expect existing cash, cash equivalents, and restricted cash, net cash provided by operating
activities, proceeds from real estate asset sales, sales of partial interests, strategic real estate joint ventures, non-real estate investment
sales, borrowings under our unsecured senior line of credit, issuances under our commercial paper program, issuances of unsecured
senior notes payable, borrowings under our secured construction loans, and issuances of common stock to continue to be sufficient to
fund our operating activities and cash commitments for investing and financing activities, such as regular quarterly dividends,
distributions to noncontrolling interests, scheduled debt repayments, acquisitions, and certain capital expenditures, including
expenditures related to construction activities.
Cash flows
We report and analyze our cash flows based on operating activities, investing activities, and financing activities. The following
table summarizes changes in our cash flows for the nine months ended September 30, 2024 and 2023 (in thousands):
Nine Months Ended September 30,
2024
2023
Change
Net cash provided by operating activities
$1,230,346
$1,201,933
$28,413
Net cash used in investing activities
$(1,956,959)
$(2,110,556)
$153,597
Net cash provided by financing activities
$645,405
$618,962
$26,443
Operating activities
Cash flows provided by operating activities are primarily dependent upon the occupancy level of our asset base, the rental
rates of our leases, the collectibility of rent and recovery of operating expenses from our tenants, the timing of completion of
development and redevelopment projects, and the timing of acquisitions and dispositions of operating properties. Net cash provided by
operating activities for the nine months ended September 30, 2024 increased by $28.4 million to $1.23 billion, compared to $1.20 billion
for the nine months ended September 30, 2023. The increase was primarily due to cash flows generated from our development and
redevelopment projects place into service since January 1, 2023.
89
Investing activities
Cash used in investing activities for the nine months ended September 30, 2024 and 2023 consisted of the following (in
thousands):
 
Nine Months Ended September 30,
Increase (Decrease)
 
2024
2023
Sources of cash from investing activities:
Proceeds from sales of real estate
$229,790
$761,321
$(531,531)
Sales of and distributions from non-real estate investments
141,762
149,299
(7,537)
371,552
910,620
(539,068)
Uses of cash for investing activities:
Purchases of real estate
201,049
257,333
(56,284)
Additions to real estate
1,932,351
2,600,999
(668,648)
Change in escrow deposits
5,512
5,982
(470)
Investments in unconsolidated real estate joint ventures
4,039
499
3,540
Additions to non-real estate investments
185,560
156,363
29,197
2,328,511
3,021,176
(692,665)
Net cash used in investing activities
$1,956,959
$2,110,556
$(153,597)
The decrease in net cash used in investing activities for the nine months ended September 30, 2024, compared to the nine
months ended September 30, 2023, was primarily due to a decrease in cash used for real estate purchases and additions, partially
offset by lower proceeds from sales of real estate. Refer to Note 3 – “Investments in real estate” to our unaudited consolidated financial
statements in Item 1 for additional information.
Financing activities
Cash flows provided by financing activities for the nine months ended September 30, 2024 and 2023 consisted of the following
(in thousands):
Nine Months Ended September 30,
2024
2023
Change
Borrowings under secured notes payable
$24,853
$49,578
$(24,725)
Repayments of borrowings under secured notes payable
(32)
(30)
(2)
Proceeds from issuance of unsecured senior notes payable
998,806
996,205
2,601
Borrowings under unsecured senior line of credit
—
375,000
(375,000)
Repayments of borrowings under unsecured senior line of credit
—
(375,000)
375,000
Proceeds from issuances under commercial paper program
7,935,600
1,705,000
6,230,600
Repayments of borrowings under commercial paper program
(7,580,600)
(1,705,000)
(5,875,600)
Payments of loan fees
(36,366)
(16,047)
(20,319)
Changes related to debt
1,342,261
1,029,706
312,555
Contributions from and sales of noncontrolling interests
251,252
436,207
(184,955)
Distributions to and purchases of noncontrolling interests
(231,072)
(193,716)
(37,356)
Dividends on common stock
(671,366)
(633,032)
(38,334)
Taxes paid related to net settlement of equity awards
(45,670)
(20,203)
(25,467)
Net cash provided by financing activities
$645,405
$618,962
$26,443
90
Capital resources
We expect that our principal liquidity needs for the year ending December 31, 2024 will be satisfied by the following multiple
sources of capital, as shown in the table below. There can be no assurance that our sources and uses of capital will not be materially
higher or lower than these expectations.
Key Sources and Uses of Capital
(In millions)
2024 Guidance
Certain
Completed
Items
Range
Midpoint
Sources of capital:
Incremental debt
$885
$1,185
$1,035
See below
Net cash provided by operating activities after dividends
400
500
450
Dispositions and common equity(1)
1,050
2,050
1,550
(1)
Total sources of capital
$2,335
$3,735
$3,035
Uses of capital:
Construction
$1,950
$2,550
$2,250
Acquisitions
250
750
500
$249
Ground lease prepayment(2)
135
135
135
Cash expected to be held at December 31, 2024(3)
—
300
150
Total uses of capital
$2,335
$3,735
$3,035
Incremental debt (included above):
Issuance of unsecured senior notes payable(4)
$1,000
$1,000
$1,000
$1,000
(4)
Unsecured senior line of credit, commercial paper program, and other
(115)
185
35
Incremental debt
$885
$1,185
$1,035
(1)Refer to “Dispositions” in Item 2 for additional detail. We expect to fund our remaining capital requirements for the year ending December 31, 2024 with real estate
dispositions. As of the date of this report, we completed real estate dispositions aggregating $319.2 million, have additional pending transactions subject to (i) non-
refundable deposits aggregating $577.2 million and (ii) executed letters of intent and/or purchase and sale agreements aggregating $602.5 million and forward equity
sales agreements aggregating $28 million, which in aggregate, represents 98% of the $1.55 billion midpoint of our guidance range. We do not expect to issue additional
equity in 2024 beyond the existing forward equity sales agreements outstanding.
(2)In July 2024, we executed an amendment to our existing ground lease agreement at the Alexandria Technology Square® mega campus in our Cambridge submarket,
which requires that we prepay our entire rent obligation for the extended lease term aggregating $270.0 million in two equal installments during the fourth quarter of 2024
and the first quarter of 2025.
(3)The increase in cash expected to be held at December 31, 2024 is primarily due to changes in the mix and timing of pending dispositions that are subject to non-
refundable deposits or subject to executed letters of intent and/or purchase and sale agreements that are expected to close in the fourth quarter of 2024. This cash is
expected to reduce our 2025 debt capital needs.
(4)Represents $1.0 billion of unsecured senior notes payable issued in February 2024. Subject to market conditions, we may seek additional opportunities in 2024 to fund
all or a portion of the proceeds necessary for the repayment of our $600.0 million of 3.45% unsecured senior notes payable due on April 30, 2025 through the issuance
of additional unsecured senior notes payable that is not assumed in our current 2024 guidance.
The key assumptions behind the sources and uses of capital in the table above include a favorable real estate transaction and
capital market environments, performance of our core operating properties, lease-up and delivery of current and future development
and redevelopment projects, and leasing activity. Our expected sources and uses of capital are subject to a number of variables and
uncertainties, including those discussed as “Forward-looking statements” under Part I; “Item 1A. Risk factors”; and “Item 7.
Management’s discussion and analysis of financial condition and results of operations” of our annual report on Form 10-K for the year
ended December 31, 2023; as well as in “Item 1A. Risk factors” within “Part II – Other information” of this quarterly report on Form 10-
Q. We expect to update our forecast for key sources and uses of capital on a quarterly basis.
91
Sources of capital
Net cash provided by operating activities after dividends
We expect to retain $400 million to $500 million of net cash flows from operating activities after payment of common stock
dividends, and distributions to noncontrolling interests for the year ending December 31, 2024. For purposes of this calculation,
changes in operating assets and liabilities are excluded as they represent timing differences. For the year ending December 31, 2024,
we expect our recently delivered projects, our highly development and redevelopment projects expected to be delivered, contributions
from Same Properties, and recently acquired income-producing properties to contribute increases in income from rentals, net operating
income, and cash flows. We anticipate contractual near-term growth in annual net operating income (cash basis) of $57 million related
to the commencement of contractual rents on the projects recently placed into service that are near the end of their initial free rent
period. Refer to “Cash flows” in Item 2 for a discussion of cash flows provided by operating activities for the nine months ended
September 30, 2024.
Debt
We expect to fund a portion of our capital needs for 2024 from issuances under our commercial paper program, issuances of
unsecured senior notes payable, borrowings under our unsecured senior line of credit, and/or borrowings under our secured
construction loan.
As of September 30, 2024, our unsecured senior line of credit had aggregate commitments of $5.0 billion and bore an interest
rate of SOFR plus 0.855%. In addition to the cost of borrowing, the unsecured senior line of credit is subject to an annual facility fee of
0.145% based on the aggregate commitments outstanding. Based upon our ability to achieve certain annual sustainability targets, the
interest rate and facility fee rate are also subject to upward or downward adjustments of up to four basis points with respect to the
interest rate and up to one basis point with respect to the facility fee rate.
Based on certain sustainability metrics achieved in accordance with the terms of our unsecured senior line of credit
agreement, the borrowing rate was reduced for a one-year period by two basis points to SOFR plus 0.855%, from SOFR plus 0.875%,
and the facility fee was reduced by 0.5 basis point to 0.145% from 0.15%. As of September 30, 2024, we had no outstanding balance
on our unsecured line of credit.
In September 2024, we amended and restated our unsecured senior line of credit to, among other changes, extend the
maturity date from January 22, 2028 to January 22, 2030, including extension options that we control.
Our commercial paper program provides us with the ability to issue up to $2.5 billion of commercial paper notes with a maturity
of generally 30 days or less and with a maximum maturity of 397 days from the date of issuance. Our commercial paper program is
backed by our unsecured senior line of credit, and at all times we expect to retain a minimum undrawn amount of borrowing capacity
under our unsecured senior line of credit equal to any outstanding balance under our commercial paper program. We use borrowings
under the program to fund short-term capital needs. The notes issued under our commercial paper program are sold under customary
terms in the commercial paper market. They are typically issued at a discount to par, representing a yield to maturity dictated by market
conditions at the time of issuance. In the event we are unable to issue commercial paper notes or refinance outstanding commercial
paper notes under terms equal to or more favorable than those under the unsecured senior line of credit, we expect to borrow under the
unsecured senior line of credit. The commercial paper notes sold during the nine months ended September 30, 2024 were issued at a
weighted-average yield to maturity of 5.55%. As of September 30, 2024, we had an outstanding balance of $454.6 million under our
commercial paper program with a weighted-average interest rate of 5.05%.
In February 2024, we issued $1.0 billion of unsecured senior notes payable with a weighted-average interest rate of 5.48%
and a weighted-average maturity of 23.1 years. The unsecured senior notes consisted of $400.0 million of 5.25% unsecured senior
notes due 2036 and $600.0 million of 5.625% unsecured senior notes due 2054.
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The following table presents our average debt outstanding and weighted-average interest rates during the three and nine
months ended September 30, 2024 (dollars in thousands):
Average Debt Outstanding
Weighted-Average Interest Rate
September 30, 2024
September 30, 2024
Three Months
Ended
Nine Months
Ended
Three Months
Ended
Nine Months
Ended
Long-term fixed-rate debt
$12,171,936
$12,008,857
3.79%
3.76%
Short-term variable-rate unsecured senior
line of credit and commercial paper
program debt
545,848
471,070
5.48
5.57
Blended average interest rate
12,717,784
12,479,927
3.86
3.83
Loan fee amortization and annual facility fee
related to unsecured senior line of credit
N/A
N/A
0.12
0.13
Total/weighted average
$12,717,784
$12,479,927
3.98%
3.96%
Real estate dispositions and issuances of common equity
We expect to continue to focus on the disciplined execution of select sales of real estate. Future sales will provide an important
source of capital to fund a portion of pending and recently completed acquisitions and our development and redevelopment projects,
and also provide significant capital for growth. For the year ending December 31, 2024, we expect real estate dispositions and
issuances of common equity to range from $1.1 billion to $2.1 billion. The amount of asset sales necessary to meet our forecasted
sources of capital will vary depending upon the amount of EBITDA associated with the assets sold.
Refer to Note 3 – “Investments in real estate,” Note 4 – “Consolidated and unconsolidated real estate joint ventures,” and
Note 13 – “Stockholders’ equity” to our unaudited consolidated financial statements in Item 1 and to “Dispositions” in Item 2 for
additional information on our real estate dispositions.
As a REIT, we are generally subject to a 100% tax on the net income from real estate asset sales that the IRS characterizes as
“prohibited transactions.” We do not expect our sales will be categorized as prohibited transactions. However, unless we meet certain
“safe harbor” requirements, whether a real estate asset sale is a “prohibited transaction” will be based on the facts and circumstances
of the sale. Our real estate asset sales may not always meet such “safe harbor” requirements. Refer to “Item 1A. Risk factors” of our
annual report on Form 10-K for the year ended December 31, 2023 for additional information about the “prohibited transaction” tax.
Common equity transactions
During the three months ended June 30, 2024, we entered into new forward equity sales agreements aggregating $28 million
to sell 230 thousand shares of common stock under our ATM program at an average price of $122.32 (before underwriting discounts).
As of September 30, 2024, the remaining aggregate amount available under our ATM program for future sales of common stock was
$1.47 billion.
Other sources
As a well-known seasoned issuer, we may, from time to time, issue securities at our discretion based on our needs and market
conditions, including, as necessary, to balance our use of incremental debt capital.
Additionally, we, together with joint venture partners, hold interests in real estate joint ventures that we consolidate in our
financial statements. These existing joint ventures provide significant equity capital to fund a portion of our future construction spend,
and our joint venture partners may also contribute equity into these entities for financing-related activities. From October 1, 2024
through December 31, 2027, we expect to receive capital contributions aggregating $1.0 billion from existing consolidated real estate
joint venture partners to fund construction. During the year ending December 31, 2024, contributions from noncontrolling interests from
existing joint venture partners are expected to aggregate $430.0 million.
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Uses of capital
Summary of capital expenditures
One of our primary uses of capital relates to the development, redevelopment, pre-construction, and construction of properties.
We currently have projects in our development and redevelopment pipeline aggregating 5.3 million RSF of Class A/A+ properties
undergoing construction, one committed near-term project expected to commence construction in the next two years, and 1.9 million
RSF of priority anticipated development and redevelopment projects. We incur capitalized construction costs related to development,
redevelopment, pre-construction, and other construction activities. We also incur additional capitalized project costs, including interest,
property taxes, insurance, and other costs directly related and essential to the development, redevelopment, pre-construction, or
construction of a project, during periods when activities necessary to prepare an asset for its intended use are in progress. Refer to
“New Class A/A+ development and redevelopment properties: current projects” and “Summary of capital expenditures” in Item 2 for
more information on our capital expenditures.
We capitalize interest cost as a cost of the project only during the period in which activities necessary to prepare an asset for
its intended use are ongoing, provided that expenditures for the asset have been made and interest cost has been incurred. Capitalized
interest for the nine months ended September 30, 2024 and 2023 of $249.4 million and $274.9 million, respectively, was classified in
investments in real estate in our consolidated balance sheets. The decrease in capitalized interest was related to a lower weighted-
average capitalized cost basis of $8.1 billion for the nine months ended September 30, 2024, as compared to $9.6 billion for the nine
months ended September 30, 2023, partially offset by an increase in weighted-average interest rate used to capitalize interest to 3.96%
for the nine months ended September 30, 2024 from 3.74% for the nine months ended September 30, 2023. 
Property taxes, insurance on real estate, and indirect project costs, such as construction, administration, legal fees, and office
costs that clearly relate to projects under development or construction, are capitalized as incurred during the period an asset is
undergoing activities to prepare it for its intended use. We capitalized payroll and other indirect costs related to development,
redevelopment, pre-construction, and construction projects, aggregating $76.8 million and $74.5 million, and property taxes, insurance
on real estate, and indirect project costs aggregating $96.5 million and $96.7 million during the nine months ended September 30, 2024
and 2023, respectively.
The decrease in our capitalized costs for the nine months ended September 30, 2024, compared to the same period in 2023,
was primarily driven by a reduction in the average real estate basis of our development and redevelopment pipeline following significant
deliveries in 2023, most of which were placed into service during the fourth quarter of 2023. Pre-construction activities include
entitlements, permitting, design, site work, and other activities preceding commencement of construction of aboveground building
improvements. The advancement of pre-construction efforts is focused on reducing the time required to deliver projects to prospective
tenants. These critical activities add significant value for future ground-up development and are required for the vertical construction of
buildings. Should we cease activities necessary to prepare an asset for its intended use, the interest, taxes, insurance, and certain
other direct and indirect project costs related to the asset would be expensed as incurred. Expenditures for repairs and maintenance
are expensed as incurred.
Fluctuations in our development, redevelopment, and construction activities could result in significant changes to total
expenses and net income. For example, had we experienced a 10% reduction in development, redevelopment, and construction
activities without a corresponding decrease in indirect project costs, including interest and payroll, total expenses would have increased
by approximately $42.3 million for the nine months ended September 30, 2024.
We use third-party brokers to assist in our leasing activity, who are paid on a contingent basis upon successful leasing. We are
required to capitalize initial direct costs related to successful leasing transactions that result directly from and are essential to the lease
transaction and would not have been incurred had that lease transaction not been successfully executed. During the nine months
ended September 30, 2024, we capitalized total initial direct leasing costs of $67.0 million. Costs that we incur to negotiate or arrange a
lease regardless of its outcome, such as fixed employee compensation, tax, or legal advice to negotiate lease terms, and other costs,
are expensed as incurred.
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Acquisitions
During the nine months ended September 30, 2024, the purchase price of our completed acquisitions aggregated
$201.8 million. As of September 30, 2024, the total purchase price of our pending acquisitions under executed letters of intent and/or
purchase and sale agreements expected to be completed in the fourth quarter of 2024 and in 2025 aggregated $47.6 million and $47.8
million, respectively. In October 2024, we completed one acquisition pending as of September 30, 2024 for a purchase price of $47.6
million. For additional information, refer to Note 16 – “Subsequent events” to our unaudited consolidated financial statements in Item 1.
For the year ending December 31, 2024, we expect real estate acquisitions to range from $250 million to $750 million.
Refer to “Acquisitions” in Note 3 – “Investments in real estate” and to Note 4 – “Consolidated and unconsolidated real estate
joint ventures” to our unaudited consolidated financial statements in Item 1, and “Acquisitions” in Item 2 for information on our
acquisitions.
Dividends
During the nine months ended September 30, 2024 and 2023, we paid common stock dividends of $671.4 million and
$633.0 million, respectively. The increase of $38.3 million in dividends paid on our common stock during the nine months ended
September 30, 2024, compared to the nine months ended September 30, 2023, was primarily due to an increase in the number of
common shares outstanding subsequent to January 1, 2023 as a result of settled forward equity sales agreements, and an increase in
the related dividends paid to $3.84 per common share during the nine months ended September 30, 2024 from $3.66 per common
share during the nine months ended September 30, 2023.
Secured notes payable
Secured notes payable as of September 30, 2024 consisted of three notes secured by two properties. Our secured notes
payable typically require monthly payments of principal and interest and had a weighted-average interest rate of approximately 8.39%.
As of September 30, 2024, the total book value of our investments in real estate securing debt was approximately $364.3 million. As of
September 30, 2024, our secured notes payable, including unamortized discounts and deferred financing costs, comprised
approximately $587 thousand and $144.4 million of fixed-rate debt and unhedged variable-rate debt, respectively.
As of September 30, 2024, our unconsolidated real estate joint venture, in which we hold a 10% ownership interest, located at
1655 and 1725 Third Street in our Mission Bay submarket, has a $600.0 million secured loan outstanding maturing on March 10, 2025.
The unconsolidated real estate joint venture is in the process of working with prospective lenders to refinance this debt. In the event that
all or a portion of the debt cannot be refinanced, we may consider contributing additional equity into this unconsolidated real estate joint
venture.
Unsecured senior notes payable and unsecured senior line of credit
The requirements of, and our actual performance with respect to, the key financial covenants under our unsecured senior
notes payable as of September 30, 2024 were as follows:
Covenant Ratios(1)
Requirement
September 30, 2024
Total Debt to Total Assets
Less than or equal to 60%
30%
Secured Debt to Total Assets
Less than or equal to 40%
0.3%
Consolidated EBITDA(2) to Interest Expense
Greater than or equal to 1.5x
12.3x
Unencumbered Total Asset Value to Unsecured Debt
Greater than or equal to 150%
326%
(1)All covenant ratio titles utilize terms as defined in the respective debt agreements.
(2)The calculation of consolidated EBITDA is based on the definitions contained in our loan agreements and is not directly comparable to the computation of EBITDA as
described in Exchange Act Release No. 47226.
In addition, the terms of the indentures, among other things, limit the ability of the Company, Alexandria Real Estate Equities,
L.P., and the Company’s subsidiaries to (i) consummate a merger, or consolidate or sell all or substantially all of the Company’s assets,
and (ii) incur certain secured or unsecured indebtedness.
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The requirements of, and our actual performance with respect to, the key financial covenants under our unsecured senior line
of credit as of September 30, 2024 were as follows:
Covenant Ratios(1)
Requirement
September 30, 2024
Leverage Ratio
Less than or equal to 60.0%
29.7%
Secured Debt Ratio
Less than or equal to 45.0%
0.3%
Fixed-Charge Coverage Ratio
Greater than or equal to 1.50x
3.95x
Unsecured Interest Coverage Ratio
Greater than or equal to 1.75x
12.55x
(1)All covenant ratio titles utilize terms as defined in the credit agreement.
Estimated interest payments
Estimated interest payments on our fixed-rate debt are calculated based upon contractual interest rates, including interest
payment dates and scheduled maturity dates. As of September 30, 2024, 95.3% of our debt was fixed-rate debt. For additional
information regarding our debt, refer to Note 10 – “Secured and unsecured senior debt” to our unaudited consolidated financial
statements in Item 1.
Ground lease obligations
Ground lease obligations as of September 30, 2024 included leases for 36 of our properties and accounted for approximately
9% of our total number of properties. Among these 36 properties, 17 properties are subject to ground leases with a weighted-average
remaining lease term of 41 years, including extension options that we are reasonably certain to exercise. These leases are with a single
lessor in our Greater Stanford submarket, with whom we have extended three ground leases over the past 10 years.
Our remaining 19 properties subject to ground leases are located across multiple submarkets and have remaining lease terms
ranging from approximately 46 to 97 years. The weighted-average remaining lease term of these ground leases is 70 years, including
extension options that we are reasonably certain to exercise.
In many cases, we seek to extend our ground leases well ahead of their scheduled contractual expirations. If we are
successful in extending ground leases, we could see significant up-front or increased recurring future payments to the ground lessor
and/or increased ground lease expense, which may require us to increase our capital funding needs.
Operating lease agreements
As of September 30, 2024, the remaining contractual payments under ground and office lease agreements in which we are the
lessee aggregated $1.1 billion and $25.3 million, respectively. As of September 30, 2024, our operating lease liability, calculated as the
present value of the remaining payments aggregating $1.1 billion under our operating lease agreements, including our extension
options that we are reasonably certain to exercise, was $648.3 million, which was classified in accounts payable, accrued expenses,
and other liabilities in our consolidated balance sheets. As of September 30, 2024, the weighted-average remaining lease term of
operating leases in which we are the lessee was approximately 49 years, including extension options that we are reasonably certain to
exercise, and the weighted-average discount rate was 5.1%. Our corresponding operating lease right-of-use assets, adjusted for initial
direct leasing costs and other consideration exchanged with the landlord prior to the commencement of the lease, aggregated $776.7
million. We classify the right-of-use asset in other assets in our consolidated balance sheets. Refer to “Lease accounting” in Note 2 –
“Summary of significant accounting policies” to our unaudited consolidated financial statements in Item 1 for additional information.
Included in the aforementioned September 30, 2024 balances is the ground lease recorded in July 2024 upon our execution of
an amendment to our existing ground lease agreement at the Alexandria Technology Square® mega campus aggregating 1.2 million
RSF in our Cambridge submarket, which extended the term by 24 years from January 1, 2065 to December 31, 2088. The amendment
requires that we prepay our entire rent obligation for the extended lease term aggregating $270.0 million in two equal installments
during the fourth quarter of 2024 and the first quarter of 2025. Alexandria Technology Square® is a foundational mega campus in the
heart of the global life science ecosystem in Cambridge and is the Greater Boston base of operations of key strategic tenants such as
Novartis AG, GlaxoSmithKline plc, Massachusetts Institute of Technology, and Mass General Brigham. Securing this ground lease
through December 2088 significantly enhances the long-term value of our investment in this critical mega campus.
Commitments
As of September 30, 2024, remaining aggregate costs under contract for the construction of properties undergoing
development, redevelopment, and improvements under the terms of leases approximated $1.3 billion. We expect payments for these
obligations to occur over one to three years, subject to capital planning adjustments from time to time. We may have the ability to cease
the construction of certain projects, which would result in the reduction of our commitments.
96
As of September 30, 2024, the purchase price of pending acquisitions under executed letters of intent and/or purchase and
sale agreements expected to be completed in the fourth quarter of 2024 and in 2025, aggregated $47.6 million and $47.8 million,
respectively. In October 2024, we completed one acquisition pending as of September 30, 2024 for a purchase price of $47.6 million.
For additional information, refer to Note 16 – “Subsequent events” to our unaudited consolidated financial statements in Item 1. In
addition, we have letters of credit and performance obligations aggregating $29.5 million primarily related to our development and
redevelopment projects.
We are committed to funding approximately $406.0 million related to our non-real estate investments. These funding
commitments are primarily associated with our investments in privately held entities that report NAV and expire at various dates over
the next 12 years, with a weighted-average expiration of 8.1 years as of September 30, 2024.
In July 2024, we executed an amendment to our existing ground lease agreement at the Alexandria Technology Square® mega
campus in our Cambridge submarket, which requires that we prepay our entire rent obligation for the extended lease term aggregating
$270.0 million in two equal installments during the fourth quarter of 2024 and the first quarter of 2025. Refer to “Operating lease
agreements” above for additional details.
Exposure to environmental liabilities
In connection with the acquisition of all of our properties, we have obtained Phase I environmental assessments to ascertain
the existence of any environmental liabilities or other issues. The Phase I environmental assessments of our properties have not
revealed any environmental liabilities that we believe would have a material adverse effect on our financial condition or results of
operations taken as a whole, nor are we aware of any material environmental liabilities that have occurred since the Phase I
environmental assessments were completed. In addition, we carry a policy of pollution legal liability insurance covering exposure to
certain environmental losses at substantially all of our properties.
Foreign currency translation gains and losses
The following table presents the change in accumulated other comprehensive loss attributable to Alexandria Real Estate
Equities, Inc.’s stockholders during the nine months ended September 30, 2024 primarily due to the changes in the foreign exchange
rates for our real estate investments in Canada (in thousands). We reclassify unrealized foreign currency translation gains and losses
into net income as we dispose of these holdings.
Total
Balance as of December 31, 2023
$(15,896)
Other comprehensive loss before reclassifications
(6,758)
Reclassification adjustment for gains included in net income
125
Net other comprehensive loss
(6,633)
Balance as of September 30, 2024
$(22,529)
Inflation
As of September 30, 2024, approximately 93% of our leases (on an annual rental revenue basis) were triple net leases, which
require tenants to pay substantially all real estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and
other operating expenses (including increases thereto) in addition to base rent. Approximately 96% of our leases (on an annual rental
revenue basis) contained effective annual rent escalations approximating 3% that were either fixed or indexed based on a consumer
price index or other indices. Accordingly, we do not believe that our cash flows or earnings from real estate operations are subject to
significant risks from inflation. A period of inflation, however, could cause an increase in the cost of our variable-rate borrowings,
including borrowings under our unsecured senior line of credit and commercial paper program, issuances of unsecured senior notes
payable, and borrowings under our secured construction loans, and secured loans held by our unconsolidated real estate joint ventures.
97
Issuer and guarantor subsidiary summarized financial information
Alexandria Real Estate Equities, Inc. (the “Issuer”) has sold certain debt securities registered under the Securities Act of 1933,
as amended, that are fully and unconditionally guaranteed by Alexandria Real Estate Equities, L.P. (the “LP” or the “Guarantor
Subsidiary”), an indirectly 100% owned subsidiary of the Issuer. The Issuer’s other subsidiaries, including, but not limited to, the
subsidiaries that own substantially all of its real estate (collectively, the “Combined Non-Guarantor Subsidiaries”), will not provide a
guarantee of such securities, including the subsidiaries that are partially or 100% owned by the LP. The following summarized financial
information presents, on a combined basis, balance sheet information as of September 30, 2024 and December 31, 2023, and results
of operations and comprehensive income for the nine months ended September 30, 2024 and year ended December 31, 2023 for the
Issuer and the Guarantor Subsidiary. The information presented below excludes eliminations necessary to arrive at the information on a
consolidated basis. In presenting the summarized financial statements, the equity method of accounting has been applied to (i) the
Issuer’s interests in the Guarantor Subsidiary, (ii) the Guarantor Subsidiary’s interests in the Combined Non-Guarantor Subsidiaries,
and (iii) the Combined Non-Guarantor Subsidiaries’ interests in the Guarantor Subsidiary, where applicable, even though all such
subsidiaries meet the requirements to be consolidated under GAAP. All assets and liabilities have been allocated to the Issuer and the
Guarantor Subsidiary generally based on legal entity ownership.
The following tables present combined summarized financial information as of September 30, 2024 and December 31, 2023
and for the nine months ended September 30, 2024 and year ended December 31, 2023 for the Issuer and Guarantor Subsidiary.
Amounts provided do not represent our total consolidated amounts (in thousands):
September 30, 2024
December 31, 2023
Assets:
Cash, cash equivalents, and restricted cash
$143,087
$210,755
Other assets
151,170
115,373
Total assets
$294,257
$326,128
Liabilities:
Unsecured senior notes payable
$12,092,012
$11,096,028
Unsecured senior line of credit and commercial paper
454,589
99,952
Other liabilities
548,982
504,659
Total liabilities
$13,095,583
$11,700,639
Nine Months Ended
September 30, 2024
Year Ended
December 31, 2023
Total revenues
$42,358
$54,230
Total expenses
(263,299)
(273,990)
Net loss
(220,941)
(219,760)
Net income attributable to unvested restricted stock awards
(10,717)
(11,195)
Net loss attributable to Alexandria Real Estate Equities, Inc.’s common stockholders
$(231,658)
$(230,955)
As of September 30, 2024, 391 of our 406 properties were held indirectly by the REIT’s wholly owned consolidated subsidiary,
Alexandria Real Estate Equities, L.P.
Critical accounting estimates
Refer to our annual report on Form 10-K for the year ended December 31, 2023 for a discussion of our critical accounting
estimates related to recognition of real estate acquired, impairment of long-lived assets, impairment of non-real estate investments, and
monitoring of tenant credit quality.
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Definitions and reconciliations
This section contains additional information on certain non-GAAP financial measures, including reconciliations to the most
directly comparable financial measure calculated and presented in accordance with GAAP and the reasons why we use these
supplemental measures of performance and believe they provide useful information to investors, as well as the definitions of other
terms used in this report.
Funds from operations and funds from operations, as adjusted, attributable to Alexandria Real Estate Equities, Inc.’s common
stockholders
GAAP-basis accounting for real estate assets utilizes historical cost accounting and assumes that real estate values diminish
over time. In an effort to overcome the difference between real estate values and historical cost accounting for real estate assets, the
Nareit Board of Governors established funds from operations as an improved measurement tool. Since its introduction, funds from
operations has become a widely used non-GAAP financial measure among equity REITs. We believe that funds from operations is
helpful to investors as an additional measure of the performance of an equity REIT. Moreover, we believe that funds from operations, as
adjusted, allows investors to compare our performance to the performance of other real estate companies on a consistent basis, without
having to account for differences recognized because of real estate acquisition and disposition decisions, financing decisions, capital
structure, capital market transactions, variances resulting from the volatility of market conditions outside of our control, or other
corporate activities that may not be representative of the operating performance of our properties.
The 2018 White Paper published by the Nareit Board of Governors (the “Nareit White Paper”) defines funds from operations as
net income (computed in accordance with GAAP), excluding gains or losses on sales of real estate, and impairments of real estate, plus
depreciation and amortization of operating real estate assets, and after adjustments for our share of consolidated and unconsolidated
partnerships and real estate joint ventures. Impairments represent the write-down of assets when fair value over the recoverability
period is less than the carrying value due to changes in general market conditions and do not necessarily reflect the operating
performance of the properties during the corresponding period.
We compute funds from operations, as adjusted, as funds from operations calculated in accordance with the Nareit White
Paper, excluding significant gains, losses, and impairments realized on non-real estate investments, unrealized gains or losses on non-
real estate investments, impairment of real estate primarily consisting of pre-acquisition costs incurred in connection with acquisitions
we decided to no longer pursue, gains or losses on early extinguishment of debt, significant termination fees, acceleration of stock
compensation expense due to the resignations of executive officers, deal costs, the income tax effect related to such items, and the
amount of such items that is allocable to our unvested restricted stock awards. We compute the amount that is allocable to our
unvested restricted stock awards using the two-class method. Under the two-class method, we allocate net income (after amounts
attributable to noncontrolling interests) to common stockholders and to unvested restricted stock awards by applying the respective
weighted-average shares outstanding during each quarter-to-date and year-to-date period. This may result in a difference of the
summation of the quarter-to-date and year-to-date amounts. Neither funds from operations nor funds from operations, as adjusted,
should be considered as alternatives to net income (determined in accordance with GAAP) as indications of financial performance, or to
cash flows from operating activities (determined in accordance with GAAP) as measures of liquidity, nor are they indicative of the
availability of funds for our cash needs, including our ability to make distributions.
The following table reconciles net income to funds from operations for the share of consolidated real estate joint ventures
attributable to noncontrolling interests and our share of unconsolidated real estate joint ventures for the three and nine months ended
September 30, 2024 (in thousands):
Noncontrolling Interest Share of
Consolidated Real Estate Joint Ventures
Our Share of Unconsolidated
Real Estate Joint Ventures
September 30, 2024
September 30, 2024
Three Months Ended
Nine Months Ended
Three Months Ended
Nine Months Ended
Net income
$45,656
$141,634
$139
$424
Depreciation and amortization of
real estate assets
32,457
94,725
1,075
3,177
Funds from operations
$78,113
$236,359
$1,214
$3,601
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The following tables present a reconciliation of net income attributable to Alexandria Real Estate Equities, Inc.’s common
stockholders, the most directly comparable financial measure presented in accordance with GAAP, including our share of amounts from
consolidated and unconsolidated real estate joint ventures, to funds from operations attributable to Alexandria Real Estate Equities,
Inc.’s common stockholders – diluted, and funds from operations attributable to Alexandria Real Estate Equities, Inc.’s common
stockholders – diluted, as adjusted, and the related per share amounts for the three and nine months ended September 30, 2024 and
2023 (in thousands, except per share amounts). Per share amounts may not add due to rounding.
Three Months Ended
September 30,
Nine Months Ended
September 30,
2024
2023
2024
2023
Net income attributable to Alexandria Real Estate Equities,
Inc.’s common stockholders – basic and diluted
$164,674
$21,855
$374,477
$184,371
Depreciation and amortization of real estate assets
291,258
266,440
864,326
798,590
Noncontrolling share of depreciation and amortization from
consolidated real estate JVs
(32,457)
(28,814)
(94,725)
(85,212)
Our share of depreciation and amortization from
unconsolidated real estate JVs
1,075
910
3,177
2,624
Gain on sales of real estate
(27,114)
—
(27,506)
(214,810)
Impairment of real estate – rental properties and land
5,741
(1)
19,844
7,923
(1)
186,446
Allocation to unvested restricted stock awards
(2,908)
(838)
(7,657)
(3,050)
Funds from operations attributable to Alexandria Real Estate
Equities, Inc.’s common stockholders – diluted(2)
400,269
279,397
1,120,015
868,959
Unrealized (gains) losses on non-real estate investments
(2,610)
77,202
32,470
220,954
Impairment of non-real estate investments
10,338
(3)
28,503
37,824
51,456
Impairment of real estate
—
805
28,581
(1)
2,778
Acceleration of stock compensation expense due to
executive officer resignations
—
1,859
—
1,859
Allocation to unvested restricted stock awards
(125)
(1,330)
(1,640)
(3,503)
Funds from operations attributable to Alexandria Real Estate
Equities, Inc.’s common stockholders – diluted, as
adjusted
$407,872
$386,436
$1,217,250
$1,142,503
(1)Refer to “Sales of real estate assets and impairment charges” in Note 3 – “Investments in real estate” to our unaudited consolidated financial statements in Item 1 for
additional information.
(2)Calculated in accordance with standards established by the Nareit Board of Governors.
(3)Primarily related to two non-real estate investments in privately held entities that do not report NAV. Refer to Note 7 – “Investments” to our unaudited consolidated
financial statements in Item 1 for additional information.
100
Three Months Ended
September 30,
Nine Months Ended
September 30,
(Per share)
2024
2023
2024
2023
Net income per share attributable to Alexandria Real Estate
Equities, Inc.’s common stockholders – diluted
$0.96
$0.13
$2.18
$1.08
Depreciation and amortization of real estate assets
1.51
1.40
4.49
4.19
Gain on sales of real estate
(0.16)
—
(0.16)
(1.26)
Impairment of real estate – rental properties and land
0.03
0.12
0.05
1.09
Allocation to unvested restricted stock awards
(0.01)
(0.01)
(0.05)
(0.01)
Funds from operations per share attributable to Alexandria
Real Estate Equities, Inc.’s common stockholders – diluted
2.33
1.64
6.51
5.09
Unrealized (gains) losses on non-real estate investments
(0.02)
0.45
0.19
1.29
Impairment of non-real estate investments
0.06
0.17
0.22
0.30
Impairment of real estate
—
—
0.17
0.02
Acceleration of stock compensation expense due to
executive officer resignations
—
0.01
—
0.01
Allocation to unvested restricted stock awards
—
(0.01)
(0.01)
(0.02)
Funds from operations per share attributable to Alexandria
Real Estate Equities, Inc.’s common stockholders –
diluted, as adjusted
$2.37
$2.26
$7.08
$6.69
Weighted-average shares of common stock outstanding –
diluted(1)
172,058
170,890
172,007
170,846
(1)Refer to “Weighted-average shares of common stock outstanding – diluted” in this section for additional information.
101
Adjusted EBITDA and Adjusted EBITDA margin
We use Adjusted EBITDA as a supplemental performance measure of our operations, for financial and operational decision-
making, and as a supplemental means of evaluating period-to-period comparisons on a consistent basis. Adjusted EBITDA is calculated
as earnings before interest, taxes, depreciation, and amortization (“EBITDA”), excluding stock compensation expense, gains or losses
on early extinguishment of debt, gains or losses on sales of real estate, impairments of real estate, and significant termination fees.
Adjusted EBITDA also excludes unrealized gains or losses and significant realized gains or losses and impairments that result from our
non-real estate investments. These non-real estate investment amounts are classified in our consolidated statements of operations
outside of total revenues.
We believe Adjusted EBITDA provides investors with relevant and useful information as it allows investors to evaluate the
operating performance of our business activities without having to account for differences recognized because of investing and
financing decisions related to our real estate and non-real estate investments, our capital structure, capital market transactions, and
variances resulting from the volatility of market conditions outside of our control. For example, we exclude gains or losses on the early
extinguishment of debt to allow investors to measure our performance independent of our indebtedness and capital structure. We
believe that adjusting for the effects of impairments and gains or losses on sales of real estate, significant impairments and realized
gains or losses on non-real estate investments, and significant termination fees allows investors to evaluate performance from period to
period on a consistent basis without having to account for differences recognized because of investing and financing decisions related
to our real estate and non-real estate investments or other corporate activities that may not be representative of the operating
performance of our properties.
In addition, we believe that excluding charges related to stock compensation and unrealized gains or losses facilitates for
investors a comparison of our business activities across periods without the volatility resulting from market forces outside of our control.
Adjusted EBITDA has limitations as a measure of our performance. Adjusted EBITDA does not reflect our historical expenditures or
future requirements for capital expenditures or contractual commitments. While Adjusted EBITDA is a relevant measure of performance,
it does not represent net income (loss) or cash flows from operations calculated and presented in accordance with GAAP, and it should
not be considered as an alternative to those indicators in evaluating performance or liquidity.
In order to calculate the Adjusted EBITDA margin, we divide Adjusted EBITDA by total revenues as presented in our
consolidated statements of operations. We believe that this supplemental performance measure provides investors with additional
useful information regarding the profitability of our operating activities.
We are not able to forecast fourth quarter net income without unreasonable effort and therefore do not provide a reconciliation
for Adjusted EBITDA on a forward-looking basis. This is due to the inherent difficulty of forecasting the timing and/or amount of items
that depend on market conditions outside of our control, including the timing of dispositions, capital events, and financing decisions, as
well as quarterly components such as gain on sales of real estate, unrealized gains or losses on non-real estate investments,
impairment of real estate, and impairment of non-real estate investments. Our attempt to predict these amounts may produce significant
but inaccurate estimates, which would be potentially misleading for our investors.
102
The following table reconciles net income (loss), the most directly comparable financial measure calculated and presented in
accordance with GAAP, to Adjusted EBITDA and calculates the Adjusted EBITDA margin for the three and nine months ended
September 30, 2024 and 2023 (dollars in thousands):
Three Months Ended
September 30,
Nine Months Ended
September 30,
2024
2023
2024
2023
Net income
$213,603
$68,254
$526,828
$323,652
Interest expense
43,550
11,411
130,179
42,237
Income taxes
1,877
1,183
4,823
4,565
Depreciation and amortization
293,998
269,370
872,272
808,227
Stock compensation expense
15,525
16,288
47,157
48,266
Gain on sales of real estate
(27,114)
—
(27,506)
(214,810)
Unrealized (gains) losses on non-real estate investments
(2,610)
77,202
32,470
220,954
Impairment of real estate
5,741
20,649
36,504
189,224
Impairment of non-real estate investments
10,338
28,503
37,824
51,456
Adjusted EBITDA
$554,908
$492,860
$1,660,551
$1,473,771
Total revenues
$791,607
$713,788
$2,327,449
$2,128,483
Adjusted EBITDA margin
70%
69%
71%
69%
Annual rental revenue
 
Annual rental revenue represents the annualized fixed base rental obligations, calculated in accordance with GAAP, including
the amortization of deferred revenue related to tenant-funded and -built landlord improvements, for leases in effect as of the end of the
period, related to our operating RSF. Annual rental revenue is presented using 100% of the annual rental revenue from our consolidated
properties and our share of annual rental revenue for our unconsolidated real estate joint ventures. Annual rental revenue per RSF is
computed by dividing annual rental revenue by the sum of 100% of the RSF of our consolidated properties and our share of the RSF of
properties held in unconsolidated real estate joint ventures. As of September 30, 2024, approximately 93% of our leases (on an annual
rental revenue basis) were triple net leases, which require tenants to pay substantially all real estate taxes, insurance, utilities, repairs
and maintenance, common area expenses, and other operating expenses (including increases thereto) in addition to base rent. Annual
rental revenue excludes these operating expenses recovered from our tenants. Amounts recovered from our tenants related to these
operating expenses, along with base rent, are classified in income from rentals in our consolidated statements of operations.
Capitalization rates
Capitalization rates are calculated based on net operating income and net operating income (cash basis) annualized,
excluding lease termination fees, on stabilized operating assets for the quarter preceding the date on which the property is sold, or
near-term prospective net operating income.
Capitalized interest
We capitalize interest cost as a cost of a project during periods for which activities necessary to develop, redevelop, or
reposition a project for its intended use are ongoing, provided that expenditures for the asset have been made and interest cost has
been incurred. Activities necessary to develop, redevelop, or reposition a project include pre-construction activities such as
entitlements, permitting, design, site work, and other activities preceding commencement of construction of aboveground building
improvements. The advancement of pre-construction efforts is focused on reducing the time required to deliver projects to prospective
tenants. These critical activities add significant value for future ground-up development and are required for the vertical construction of
buildings. If we cease activities necessary to prepare a project for its intended use, interest costs related to such project are expensed
as incurred.
Cash interest
Cash interest is equal to interest expense calculated in accordance with GAAP plus capitalized interest, less amortization of
loan fees and debt premiums (discounts). Refer to “Fixed-charge coverage ratio” in this section for a reconciliation of interest expense,
the most directly comparable financial measure calculated and presented in accordance with GAAP, to cash interest.
103
Class A/A+ properties and AAA locations
Class A/A+ properties are properties clustered in AAA locations that provide innovative tenants with highly dynamic and
collaborative environments that enhance their ability to successfully recruit and retain world-class talent and inspire productivity,
efficiency, creativity, and success. Class A/A+ properties generally command higher annual rental rates than other classes of similar
properties. AAA locations are in close proximity to concentrations of specialized skills, knowledge, institutions, and related businesses.
Development, redevelopment, and pre-construction
A key component of our business model is our disciplined allocation of capital to the development and redevelopment of new
Class A/A+ properties, and property enhancements identified during the underwriting of certain acquired properties, located in
collaborative mega campuses in AAA life science innovation clusters. These projects are generally focused on providing high-quality,
generic, and reusable spaces that meet the real estate requirements of a wide range of tenants. Upon completion, each development
and redevelopment project is expected to generate increases in rental income, net operating income, and cash flows. Our development
and redevelopment projects are generally in locations that are highly desirable to high-quality entities, which we believe results in higher
occupancy levels, longer lease terms, higher rental income, higher returns, and greater long-term asset value.
Development projects generally consist of the ground-up development of generic and reusable laboratory facilities.
Redevelopment projects consist of the permanent change in use of acquired office, warehouse, or shell space into laboratory space.
We generally will not commence new development projects for aboveground construction of new Class A/A+ laboratory space without
first securing significant pre-leasing for such space, except when there is solid market demand for high-quality Class A/A+ properties.
Priority anticipated projects are those most likely to commence future ground-up development or first-time conversion from
non-laboratory space to laboratory space prior to our other future projects, pending market conditions and leasing negotiations.
Pre-construction activities include entitlements, permitting, design, site work, and other activities preceding commencement of
construction of aboveground building improvements. The advancement of pre-construction efforts is focused on reducing the time
required to deliver projects to prospective tenants. These critical activities add significant value for future ground-up development and
are required for the vertical construction of buildings. Ultimately, these projects will provide high-quality facilities and are expected to
generate significant revenue and cash flows.
Development, redevelopment, and pre-construction spending also includes the following costs: (i) amounts to bring certain
acquired properties up to market standard and/or other costs identified during the acquisition process (generally within two years of
acquisition) and (ii) permanent conversion of space for highly flexible, move-in-ready laboratory space to foster the growth of promising
early- and growth-stage life science companies.
Revenue-enhancing and repositioning capital expenditures represent spending to reposition or significantly change the use of
a property, including through improvement in the asset quality from Class B to Class A/A+.
Non-revenue-enhancing capital expenditures represent costs required to maintain the current revenues of a stabilized
property, including the associated costs for renewed and re-leased space.
Dividend payout ratio (common stock)
Dividend payout ratio (common stock) is the ratio of the absolute dollar amount of dividends on our common stock (shares of
common stock outstanding on the respective record dates multiplied by the related dividend per share) to funds from operations
attributable to Alexandria’s common stockholders – diluted, as adjusted.
Dividend yield
Dividend yield for the quarter represents the annualized quarter dividend divided by the closing common stock price at the end
of the quarter.
104
Fixed-charge coverage ratio
Fixed-charge coverage ratio is a non-GAAP financial measure representing the ratio of Adjusted EBITDA to cash interest and
fixed charges. We believe that this ratio is useful to investors as a supplemental measure of our ability to satisfy fixed financing
obligations and preferred stock dividends. Cash interest is equal to interest expense calculated in accordance with GAAP plus
capitalized interest, less amortization of loan fees and debt premiums (discounts).
The following table reconciles interest expense, the most directly comparable financial measure calculated and presented in
accordance with GAAP, to cash interest and computes fixed-charge coverage ratio for the three and nine months ended September 30,
2024 and 2023 (dollars in thousands):
Three Months Ended September 30,
Nine Months Ended September 30,
2024
2023
2024
2023
Adjusted EBITDA
$554,908
$492,860
$1,660,551
$1,473,771
Interest expense
$43,550
$11,411
$130,179
$42,237
Capitalized interest
86,496
96,119
249,375
274,863
Amortization of loan fees
(4,222)
(4,059)
(12,510)
(11,427)
Amortization of debt discounts
(330)
(306)
(976)
(898)
Cash interest and fixed charges
$125,494
$103,165
$366,068
$304,775
Fixed-charge coverage ratio:
– quarter annualized
4.4x
4.8x
4.5x
4.8x
– trailing 12 months
4.5x
4.9x
4.5x
4.9x
We are not able to forecast fourth quarter net income without unreasonable effort and therefore do not provide a reconciliation
for fixed-charge coverage ratio on a forward-looking basis. This is due to the inherent difficulty of forecasting the timing and/or amount
of items that depend on market conditions outside of our control, including the timing of dispositions, capital events, and financing
decisions, as well as quarterly components such as gain on sales of real estate, unrealized gains or losses on non-real estate
investments, impairment of real estate, and impairment of non-real estate investments. Our attempt to predict these amounts may
produce significant but inaccurate estimates, which would be potentially misleading for our investors.
Gross assets
Gross assets are calculated as total assets plus accumulated depreciation as of September 30, 2024 and December 31, 2023
(in thousands):
September 30, 2024
December 31, 2023
Total assets
$38,488,128
$36,771,402
Accumulated depreciation
5,624,642
4,985,019
Gross assets
$44,112,770
$41,756,421
Initial stabilized yield (unlevered)
Initial stabilized yield is calculated as the estimated amounts of net operating income at stabilization divided by our investment
in the property. For this calculation, we exclude any tenant-funded and -built landlord improvements from our investment in the property.
Our initial stabilized yield excludes the benefit of leverage. Our cash rents related to our development and redevelopment projects are
generally expected to increase over time due to contractual annual rent escalations. Our estimates for initial stabilized yields, initial
stabilized yields (cash basis), and total costs at completion represent our initial estimates at the commencement of the project. We
expect to update this information upon completion of the project, or sooner if there are significant changes to the expected project yields
or costs.
•Initial stabilized yield reflects rental income, including contractual rent escalations and any rent concessions over the
term(s) of the lease(s), calculated on a straight-line basis, and any amortization of deferred revenue related to tenant-
funded and -built landlord improvements.
•Initial stabilized yield (cash basis) reflects cash rents at the stabilization date after initial rental concessions, if any, have
elapsed and our total cash investment in the property.
105
Investment-grade or publicly traded large cap tenants
Investment-grade or publicly traded large cap tenants represent tenants that are investment-grade rated or publicly traded
companies with an average daily market capitalization greater than $10 billion for the twelve months ended September 30, 2024, as
reported by Bloomberg Professional Services. Credit ratings from Moody’s Ratings and S&P Global Ratings reflect credit ratings of the
tenant’s parent entity, and there can be no assurance that a tenant’s parent entity will satisfy the tenant’s lease obligation upon such
tenant’s default. We monitor the credit quality and related material changes of our tenants. Material changes that cause a tenant’s
market capitalization to decrease below $10 billion, which are not immediately reflected in the twelve-month average, may result in their
exclusion from this measure.
Investments in real estate
The following table presents our new Class A/A+ development and redevelopment pipeline, excluding properties held for sale,
as a percentage of gross assets and as a percentage of annual rental revenue as of September 30, 2024 (dollars in thousands):
Percentage of
Book Value
Gross Assets
Annual Rental
Revenue
Under construction projects and one committed near-term project expected to
commence construction in the next two years (55% leased/negotiating)
$4,405,094
10%
—%
Income-producing/potential cash flows/covered land play(1)
2,861,653
6
2
Land
2,073,678
5
—
$9,340,425
21%
2%
(1)Includes projects with existing buildings that are generating or can generate operating cash flows. Also includes development rights associated with existing operating
campuses.
106
The square footage presented in the table below is classified as operating as of September 30, 2024. These lease expirations
or vacant space at recently acquired properties represent future opportunities for which we have the intent, subject to market conditions
and leasing, to commence first-time conversion from non-laboratory space to laboratory space, or to commence future ground-up
development:
Dev/Redev
RSF of Lease Expirations Targeted for
Development and Redevelopment
Property/Submarket
2024
2025
Thereafter(1)
Total
Committed near-term project:
4161 Campus Point Court/University Town Center
Dev
—
159,884
—
159,884
Priority anticipated projects:
311 Arsenal Street/Cambridge/Inner Suburbs
Redev
—
25,312
—
25,312
269 East Grand Avenue/South San Francisco
Redev
107,250
—
—
107,250
1020 Red River Street/Austin
Redev
—
126,034
—
126,034
107,250
151,346
—
258,596
Future projects:
100 Edwin H. Land Boulevard/Cambridge
Dev
104,500
—
—
104,500
446, 458, 500, and 550 Arsenal Street/Cambridge/Inner
Suburbs
Dev
—
—
375,898
375,898
Other/Greater Boston
Redev
—
—
167,549
167,549
1122 and 1150 El Camino Real/South San Francisco
Dev
—
—
375,232
375,232
3875 Fabian Way/Greater Stanford
Dev
—
—
228,000
228,000
2100, 2200, and 2400 Geng Road/Greater Stanford
Dev
—
—
78,501
78,501
960 Industrial Road/Greater Stanford
Dev
—
—
112,590
112,590
Campus Point by Alexandria/University Town Center
Dev
—
109,164
226,144
(2)
335,308
Sequence District by Alexandria/Sorrento Mesa
Dev/Redev
—
—
686,290
686,290
830 4th Avenue South/SoDo
Dev
—
—
45,615
45,615
410 West Harrison Street/Elliott Bay
Dev
—
—
17,205
17,205
Other/Seattle
Dev
—
—
75,663
75,663
100 Capitola Drive/Research Triangle
Dev
—
—
34,527
34,527
1001 Trinity Street/Austin
Dev
—
72,938
—
72,938
Canada
Redev
—
—
247,743
247,743
104,500
182,102
2,670,957
2,957,559
211,750
493,332
2,670,957
3,376,039
(1)Includes vacant square footage as of September 30, 2024.
(2)Represents 226,144 RSF of month-to-month leases in our University Town Center submarket primarily related to space being temporarily held over by an expiring tenant
at buildings that are targeted for the future development of laboratory space, subject to market conditions and leasing.
107
Joint venture financial information
We present components of balance sheet and operating results information related to our real estate joint ventures, which are
not presented, or intended to be presented, in accordance with GAAP. We present the proportionate share of certain financial line items
as follows: (i) for each real estate joint venture that we consolidate in our financial statements, which are controlled by us through
contractual rights or majority voting rights, but of which we own less than 100%, we apply the noncontrolling interest economic
ownership percentage to each financial item to arrive at the amount of such cumulative noncontrolling interest share of each component
presented; and (ii) for each real estate joint venture that we do not control and do not consolidate, and are instead controlled jointly or
by our joint venture partners through contractual rights or majority voting rights, we apply our economic ownership percentage to each
financial item to arrive at our proportionate share of each component presented.
The components of balance sheet and operating results information related to our real estate joint ventures do not represent
our legal claim to those items. For each entity that we do not wholly own, the joint venture agreement generally determines what equity
holders can receive upon capital events, such as sales or refinancing, or in the event of a liquidation. Equity holders are normally
entitled to their respective legal ownership of any residual cash from a joint venture only after all liabilities, priority distributions, and
claims have been repaid or satisfied.
We believe that this information can help investors estimate the balance sheet and operating results information related to our
partially owned entities. Presenting this information provides a perspective not immediately available from consolidated financial
statements and one that can supplement an understanding of the joint venture assets, liabilities, revenues, and expenses included in
our consolidated results.
The components of balance sheet and operating results information related to our real estate joint ventures are limited as an
analytical tool as the overall economic ownership interest does not represent our legal claim to each of our joint ventures’ assets,
liabilities, or results of operations. In addition, joint venture financial information may include financial information related to the
unconsolidated real estate joint ventures that we do not control. We believe that in order to facilitate for investors a clear understanding
of our operating results and our total assets and liabilities, joint venture financial information should be examined in conjunction with our
consolidated statements of operations and balance sheets. Joint venture financial information should not be considered an alternative
to our consolidated financial statements, which are presented and prepared in accordance with GAAP.
Mega campus
Mega campuses are cluster campuses that consist of approximately 1 million RSF or more, including operating, active
development/redevelopment, and land RSF less operating RSF expected to be demolished. The following table reconciles our annual
rental revenue and development and redevelopment pipeline RSF as of September 30, 2024 (dollars in thousands):
Annual Rental Revenue
Development and
Redevelopment Pipeline
RSF
Mega campus
$1,666,759
21,957,791
Non-mega campus
517,316
9,880,617
Total
$2,184,075
31,838,408
Mega campus as a percentage of annual rental revenue and of total
development and redevelopment pipeline RSF
76%
69%
Net cash provided by operating activities after dividends
Net cash provided by operating activities after dividends includes the deduction for distributions to noncontrolling interests. For
purposes of this calculation, changes in operating assets and liabilities are excluded as they represent timing differences.
108
Net debt and preferred stock to Adjusted EBITDA
Net debt and preferred stock to Adjusted EBITDA is a non-GAAP financial measure that we believe is useful to investors as a
supplemental measure of evaluating our balance sheet leverage. Net debt and preferred stock is equal to the sum of total consolidated
debt less cash, cash equivalents, and restricted cash, plus preferred stock outstanding as of the end of the period. Refer to “Adjusted
EBITDA and Adjusted EBITDA margin” in this section for further information on the calculation of Adjusted EBITDA.
We are not able to forecast fourth quarter net income without unreasonable effort and therefore do not provide a reconciliation
for net debt and preferred stock to Adjusted EBITDA on a forward-looking basis. This is due to the inherent difficulty of forecasting the
timing and/or amount of items that depend on market conditions outside of our control, including the timing of dispositions, capital
events, and financing decisions, as well as quarterly components such as gain on sales of real estate, unrealized gains or losses on
non-real estate investments, impairment of real estate, and impairment of non-real estate investments. Our attempt to predict these
amounts may produce significant but inaccurate estimates, which would be potentially misleading for our investors.
The following table reconciles debt to net debt and preferred stock and computes the ratio to Adjusted EBITDA as of
September 30, 2024 and December 31, 2023 (dollars in thousands):
September 30, 2024
December 31, 2023
Secured notes payable
$145,000
$119,662
Unsecured senior notes payable
12,092,012
11,096,028
Unsecured senior line of credit and commercial paper
454,589
99,952
Unamortized deferred financing costs
79,610
76,329
Cash and cash equivalents
(562,606)
(618,190)
Restricted cash
(17,031)
(42,581)
Preferred stock
—
—
Net debt and preferred stock
$12,191,574
$10,731,200
Adjusted EBITDA:
– quarter annualized
$2,219,632
$2,094,988
– trailing 12 months
$2,184,298
$1,997,518
Net debt and preferred stock to Adjusted EBITDA:
– quarter annualized
5.5x
5.1x
– trailing 12 months
5.6x
5.4x
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Net operating income, net operating income (cash basis), and operating margin
The following table reconciles net income to net operating income and net operating income (cash basis) and computes
operating margin for the three and nine months ended September 30, 2024 and 2023 (dollars in thousands):
Three Months Ended
September 30,
Nine Months Ended
September 30,
2024
2023
2024
2023
Net income
$213,603
$68,254
$526,828
$323,652
Equity in earnings of unconsolidated real estate joint ventures
(139)
(242)
(424)
(617)
General and administrative expenses
43,945
45,987
135,629
140,065
Interest expense
43,550
11,411
130,179
42,237
Depreciation and amortization
293,998
269,370
872,272
808,227
Impairment of real estate
5,741
20,649
36,504
189,224
Gain on sales of real estate
(27,114)
—
(27,506)
(214,810)
Investment (income) loss
(15,242)
80,672
(14,866)
204,051
Net operating income
558,342
496,101
1,658,616
1,492,029
Straight-line rent revenue
(29,087)
(29,805)
(125,676)
(92,331)
Amortization of deferred revenue related to tenant-funded
and -built landlord improvements
(329)
—
(329)
—
Amortization of acquired below-market leases
(17,312)
(23,222)
(70,167)
(69,647)
Net operating income (cash basis)
$511,614
$443,074
$1,462,444
$1,330,051
Net operating income (cash basis) – annualized
$2,046,456
$1,772,296
$1,949,925
$1,773,401
Net operating income (from above)
$558,342
$496,101
$1,658,616
$1,492,029
Total revenues
$791,607
$713,788
$2,327,449
$2,128,483
Operating margin
71%
70%
71%
70%
Net operating income is a non-GAAP financial measure calculated as net income (loss), the most directly comparable financial
measure calculated and presented in accordance with GAAP, excluding equity in the earnings of our unconsolidated real estate joint
ventures, general and administrative expenses, interest expense, depreciation and amortization, impairments of real estate, gains or
losses on early extinguishment of debt, gains or losses on sales of real estate, and investment income or loss. We believe net operating
income provides useful information to investors regarding our financial condition and results of operations because it primarily reflects
those income and expense items that are incurred at the property level. Therefore, we believe net operating income is a useful measure
for investors to evaluate the operating performance of our consolidated real estate assets. Net operating income on a cash basis is net
operating income adjusted to exclude the effect of straight-line rent, amortization of acquired above- and below-market lease revenue,
and amortization of deferred revenue related to tenant-funded and -built landlord improvements adjustments required by GAAP. We
believe that net operating income on a cash basis is helpful to investors as an additional measure of operating performance because it
eliminates straight-line rent revenue and the amortization of acquired above- and below-market leases and tenant-funded and -built
landlord improvements.
110
Furthermore, we believe net operating income is useful to investors as a performance measure of our consolidated properties
because, when compared across periods, net operating income reflects trends in occupancy rates, rental rates, and operating costs,
which provide a perspective not immediately apparent from net income or loss. Net operating income can be used to measure the initial
stabilized yields of our properties by calculating net operating income generated by a property divided by our investment in the property.
Net operating income excludes certain components from net income in order to provide results that are more closely related to the
results of operations of our properties. For example, interest expense is not necessarily linked to the operating performance of a real
estate asset and is often incurred at the corporate level rather than at the property level. In addition, depreciation and amortization,
because of historical cost accounting and useful life estimates, may distort comparability of operating performance at the property level.
Impairments of real estate have been excluded in deriving net operating income because we do not consider impairments of real estate
to be property-level operating expenses. Impairments of real estate relate to changes in the values of our assets and do not reflect the
current operating performance with respect to related revenues or expenses. Our impairments of real estate represent the write-down in
the value of the assets to the estimated fair value less cost to sell. These impairments result from investing decisions or a deterioration
in market conditions. We also exclude realized and unrealized investment gain or loss, which results from investment decisions that
occur at the corporate level related to non-real estate investments in publicly traded companies and certain privately held entities.
Therefore, we do not consider these activities to be an indication of operating performance of our real estate assets at the property
level. Our calculation of net operating income also excludes charges incurred from changes in certain financing decisions, such as
losses on early extinguishment of debt, as these charges often relate to corporate strategy. Property operating expenses included in
determining net operating income primarily consist of costs that are related to our operating properties, such as utilities, repairs, and
maintenance; rental expense related to ground leases; contracted services, such as janitorial, engineering, and landscaping; property
taxes and insurance; and property-level salaries. General and administrative expenses consist primarily of accounting and corporate
compensation, corporate insurance, professional fees, rent, and supplies that are incurred as part of corporate office management. We
calculate operating margin as net operating income divided by total revenues.
We believe that in order to facilitate for investors a clear understanding of our operating results, net operating income should
be examined in conjunction with net income or loss as presented in our consolidated statements of operations. Net operating income
should not be considered as an alternative to net income or loss as an indication of our performance, nor as an alternative to cash flows
as a measure of our liquidity or our ability to make distributions.
Operating statistics
We present certain operating statistics related to our properties, including number of properties, RSF, occupancy percentage,
leasing activity, and contractual lease expirations as of the end of the period. We believe these measures are useful to investors
because they facilitate an understanding of certain trends for our properties. We compute the number of properties, RSF, occupancy
percentage, leasing activity, and contractual lease expirations at 100%, excluding RSF at properties classified as held for sale, for all
properties in which we have an investment, including properties owned by our consolidated and unconsolidated real estate joint
ventures. For operating metrics based on annual rental revenue, refer to “Annual rental revenue” in this section.
Same property comparisons
As a result of changes within our total property portfolio during the comparative periods presented, including changes from
assets acquired or sold, properties placed into development or redevelopment, and development or redevelopment properties recently
placed into service, the consolidated total income from rentals, as well as rental operating expenses in our operating results, can show
significant changes from period to period. In order to supplement an evaluation of our results of operations over a given quarterly or
annual period, we analyze the operating performance for all consolidated properties that were fully operating for the entirety of the
comparative periods presented, referred to as same properties. We separately present quarterly and year-to-date same property results
to align with the interim financial information required by the SEC in our management’s discussion and analysis of our financial
condition and results of operations. These same properties are analyzed separately from properties acquired subsequent to the first day
in the earliest comparable quarterly or year-to-date period presented, properties that underwent development or redevelopment at any
time during the comparative periods, unconsolidated real estate joint ventures, properties classified as held for sale, and corporate
entities (legal entities performing general and administrative functions), which are excluded from same property results. Additionally,
termination fees, if any, are excluded from the results of same properties. Refer to “Same properties” in Item 2 for additional information.
Stabilized occupancy date
The stabilized occupancy date represents the estimated date on which the project is expected to reach occupancy of 95% or
greater.
111
Tenant recoveries
Tenant recoveries represent revenues comprising reimbursement of real estate taxes, insurance, utilities, repairs and
maintenance, common area expenses, and other operating expenses and earned in the period during which the applicable expenses
are incurred and the tenant’s obligation to reimburse us arises.
We classify rental revenues and tenant recoveries generated through the leasing of real estate assets within revenues in
income from rentals in our consolidated statements of operations. We provide investors with a separate presentation of rental revenues
and tenant recoveries in “Results of operations” in Item 2 because we believe it promotes investors’ understanding of our operating
results. We believe that the presentation of tenant recoveries is useful to investors as a supplemental measure of our ability to recover
operating expenses under our triple net leases, including recoveries of utilities, repairs and maintenance, insurance, property taxes,
common area expenses, and other operating expenses, and of our ability to mitigate the effect to net income for any significant
variability to components of our operating expenses.
The following table reconciles income from rentals to tenant recoveries for the three and nine months ended September 30,
2024 and 2023 (in thousands):
Three Months Ended
September 30,
Nine Months Ended
September 30,
2024
2023
2024
2023
Income from rentals
$775,744
$707,531
$2,286,457
$2,099,819
Rental revenues
(579,569)
(526,352)
(1,737,804)
(1,582,543)
Tenant recoveries
$196,175
$181,179
$548,653
$517,276
Total equity capitalization
Total equity capitalization is equal to the outstanding shares of common stock multiplied by the closing price on the last trading
day at the end of each period presented.
Total market capitalization
Total market capitalization is equal to the sum of total equity capitalization and total debt.
Unencumbered net operating income as a percentage of total net operating income
 
Unencumbered net operating income as a percentage of total net operating income is a non-GAAP financial measure that we
believe is useful to investors as a performance measure of the results of operations of our unencumbered real estate assets as it
reflects those income and expense items that are incurred at the unencumbered property level. Unencumbered net operating income is
derived from assets classified in continuing operations, which are not subject to any mortgage, deed of trust, lien, or other security
interest, as of the period for which income is presented.
The following table summarizes unencumbered net operating income as a percentage of total net operating income for the
three and nine months ended September 30, 2024 and 2023 (dollars in thousands):
Three Months Ended
September 30,
Nine Months Ended
September 30,
2024
2023
2024
2023
Unencumbered net operating income
$553,589
$495,012
$1,644,687
$1,488,795
Encumbered net operating income
4,753
1,089
13,929
3,234
Total net operating income
$558,342
$496,101
$1,658,616
$1,492,029
Unencumbered net operating income as a percentage of total
net operating income
99.1%
99.8%
99.2%
99.8%
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Weighted-average shares of common stock outstanding – diluted
From time to time, we enter into capital market transactions, including forward equity sales agreements (“Forward
Agreements”), to fund acquisitions, to fund construction of our development and redevelopment projects, and for general working
capital purposes. We are required to consider the potential dilutive effect of our Forward Agreements under the treasury stock method
while the Forward Agreements are outstanding. As of September 30, 2024, we had Forward Agreements outstanding to sell an
aggregate of 230 thousand shares of common stock. Refer to Note 13 – “Stockholders’ equity” to our unaudited consolidated financial
statements in Item 1 for additional information.
The weighted-average shares of common stock outstanding used in calculating EPS – diluted, funds from operations per
share – diluted, and funds from operations per share – diluted, as adjusted, for the three and nine months ended September 30, 2024
and 2023 are calculated as follows. Also shown are the weighted-average unvested shares associated with restricted stock awards
used in calculating the amounts allocable to unvested stock award holders pursuant to the two-class method for each of the respective
periods presented below (in thousands):
Three Months Ended September 30,
Nine Months Ended September 30,
2024
2023
2024
2023
Basic shares for earnings per share
172,058
170,890
172,007
170,846
Forward Agreements
—
—
—
—
Diluted shares for earnings per share
172,058
170,890
172,007
170,846
Basic shares for funds from operations per share and
funds from operations per share, as adjusted
172,058
170,890
172,007
170,846
Forward Agreements
—
—
—
—
Diluted shares for funds from operations per share and
funds from operations per share, as adjusted
172,058
170,890
172,007
170,846
Weighted-average unvested restricted shares used in
calculating the allocations of net income, funds from
operations, and funds from operations, as adjusted
2,838
2,124
2,901
2,187
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ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
Interest rate risk
The primary market risk to which we believe we may be exposed is interest rate risk, which may result from many factors,
including government monetary and tax policies, domestic and international economic and political considerations, and other factors
that are beyond our control.
In order to modify and manage the interest rate characteristics of our outstanding debt and to limit the effects of interest rate
risks on our operations, we may utilize a variety of financial instruments, including interest rate hedge agreements, caps, floors, and
other interest rate exchange contracts. The use of these types of instruments to hedge a portion of our exposure to changes in interest
rates may carry additional risks, such as counterparty credit risk and the legal enforceability of hedge agreements. As of September 30,
2024, we did not have any outstanding interest rate hedge agreements.
Our future earnings and fair values relating to our outstanding debt are primarily dependent upon prevalent market rates of
interest. The following tables illustrate the effect of a 1% change in interest rates, assuming a zero percent interest rate floor, on our
fixed- and variable-rate debt as of September 30, 2024 (in thousands):
Annualized effect on future earnings due to variable-rate debt:
Rate increase of 1%
$(1,166)
Rate decrease of 1%
$1,166
Effect on fair value of total consolidated debt:
Rate increase of 1%
$(824,796)
Rate decrease of 1%
$945,937
These amounts are determined by considering the effect of the hypothetical interest rates on our borrowings as of
September 30, 2024. These analyses do not consider the effects of the reduced level of overall economic activity that could exist in
such an environment. Furthermore, in the event of a change of such magnitude, we would consider taking actions to further mitigate our
exposure to the change. Because of the uncertainty of the specific actions that would be taken and their possible effects, the sensitivity
analyses assume no changes in our capital structure.
Equity price risk
We have exposure to equity price market risk because we hold equity investments in publicly traded companies and privately
held entities. All of our investments in actively traded public companies are reflected in our consolidated balance sheets at fair value.
Our investments in privately held entities that report NAV per share are measured at fair value using NAV as a practical expedient to fair
value. Our equity investments in privately held entities that do not report NAV per share are measured at cost less impairments,
adjusted for observable price changes during the period. Changes in fair value of public investments, changes in NAV per share
reported by privately held entities, and observable price changes of privately held entities that do not report NAV per share are
classified as investment income in our consolidated statements of operations. There is no assurance that future declines in value will
not have a material adverse effect on our future results of operations. The following table illustrates the effect that a 10% change in the
value of our equity investments would have on earnings as of September 30, 2024 (in thousands):
Equity price risk:
Fair value increase of 10%
$151,933
Fair value decrease of 10%
$(151,933)
114
Foreign currency exchange rate risk
We have exposure to foreign currency exchange rate risk related to our subsidiaries operating in Canada. The functional
currencies of our foreign subsidiaries are the local currencies in each respective country. Gains or losses resulting from the translation
of our foreign subsidiaries’ balance sheets and statements of operations are classified in accumulated other comprehensive income
(loss) as a separate component of total equity and are excluded from net income (loss). Gains or losses will be reflected in our
consolidated statements of operations when there is a sale or partial sale of our investment in these operations or upon a complete or
substantially complete liquidation of the investment. The following tables illustrate the effect that a 10% change in foreign currency rates
relative to the U.S. dollar would have on our potential future earnings and on the fair value of our net investment in foreign subsidiaries
based on our current operating assets outside the U.S. as of September 30, 2024 (in thousands):
Effect on potential future earnings due to foreign currency exchange rate:
Rate increase of 10%
$223
Rate decrease of 10%
$(223)
Effect on the fair value of net investment in foreign subsidiaries due to foreign currency exchange rate:
Rate increase of 10%
$40,407
Rate decrease of 10%
$(40,407)
The sensitivity analyses assume a parallel shift of all foreign currency exchange rates with respect to the U.S. dollar; however,
foreign currency exchange rates do not typically move in such a manner, and actual results may differ materially.
Our exposure to market risk elements for the nine months ended September 30, 2024 was consistent with the risk elements
presented above, including the effects of changes in interest rates, equity prices, and foreign currency exchange rates.
ITEM 4. CONTROLS AND PROCEDURES
Evaluation of disclosure controls and procedures
As of September 30, 2024, we had performed an evaluation, under the supervision of our principal executive officers and
principal financial officer, of the effectiveness of the design and operation of our disclosure controls and procedures. These controls and
procedures have been designed to ensure that information required for disclosure is recorded, processed, summarized, and reported
within the requisite time periods. Based on our evaluation, the principal executive officers and principal financial officer concluded that
our disclosure controls and procedures were effective as of September 30, 2024.
Changes in internal control over financial reporting
There has not been any change in our internal control over financial reporting during the three months ended September 30,
2024 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.
115
PART II – OTHER INFORMATION
ITEM 1. LEGAL PROCEEDINGS
In 2006, ARE-East River Science Park, LLC, a subsidiary of Alexandria Real Estate Equities, Inc., was granted an option to
incorporate a land parcel adjacent to and north of the Alexandria Center® for Life Science – New York City (“ACLS-NYC”) campus
(“Option Parcel”) into the existing ground lease of that campus. The Option Parcel will allow ARE-East River Science Park, LLC to
develop a future world-class life science building within the ACLS-NYC campus. ARE-East River Science Park, LLC’s investment in pre-
construction costs related to the development of the Option Parcel, including costs related to design, engineering, environmental,
survey/title, and permitting and legal costs, aggregate $165.1 million as of September 30, 2024.
On August 6, 2024, ARE-East River Science Park, LLC filed a lawsuit in the United States District Court for the Southern
District of New York against its landlord, New York City Health + Hospitals Corporation (“H+H”), and the New York City Economic
Development Corporation (“EDC”). The lawsuit alleges two principal claims against H+H and EDC: fraud in the inducement, and, in the
alternative, breach of contract in violation of the implied covenant of good faith and fair dealing. As alleged in the complaint, ARE-East
River Science Park, LLC’s claims arise from H+H’s and EDC’s misrepresentations and concealment of material facts in connection with
a floodwall, which H+H and EDC are seeking to require ARE-East River Science Park, LLC to integrate into the development of the
Option Parcel. ARE-East River Science Park, LLC alleges that H+H’s and EDC’s misconduct have prevented it from commencing the
development of the Option Parcel. In light of the pending litigation, the closing date for the option and thus the commencement date for
construction of the third tower at the campus are presently indeterminate. Among other things, ARE-East River Science Park, LLC is
seeking significant damages and equitable relief to maintain the option.
This matter exposes us to potential losses ranging from zero to the full amount of the investment in the project aggregating
$165.1 million as of September 30, 2024, depending on any collection of damages and/or the ability to develop the project. We
performed a probability-weighted recoverability analysis based on initial estimates of various possible outcomes and determined no
impairment was present as of September 30, 2024.
ITEM 1A. RISK FACTORS
In addition to the information set forth in this quarterly report on Form 10-Q, one should also carefully review and consider the
information contained in the other reports and periodic filings that we make with the SEC, including, without limitation, the information
contained under the caption “Item 1A. Risk factors” in our annual report on Form 10-K for the year ended December 31, 2023. Those
risk factors could materially affect our business, financial condition, and results of operations. The risks that we describe in our public
filings are not the only risks that we face. Additional risks and uncertainties not currently known to us, or that we presently deem to be
immaterial, also may materially adversely affect our business, financial condition, and results of operations.
There have been no material changes in our risk factors from those disclosed under the caption “Item 1A. Risk factors” in our
annual report on Form 10-K for the year ended December 31, 2023, except for the following updates:
The increased use of artificial intelligence (“AI”) and automation in life science research and development
(“R&D”) activities may change the uses, space configurations and tenant requirements for our laboratory properties
in currently unforeseen ways.
In recent years, some life science companies have augmented their traditional laboratory-based R&D efforts by
integrating AI, cloud computing, quantum computing and other advanced computational technologies into their R&D programs. 
It is expected that such technologies will accelerate and streamline a number of R&D functions, including, for example, through
the targeted design and evaluation of clinical trials and the efficient identification of the most promising drug development
candidates from among multiple possible drugs. In addition, life science companies, like companies in many other industries,
are increasingly integrating new technologies, such as robotics and advanced automation of recurring tasks, into their
businesses, including their R&D activities. It is widely thought that the life science and healthcare industries, like most
industries, are in only the early stages of an advanced technology revolution that may have profound, and largely currently
unknown, impacts on their businesses, including the processes and strategies underlying R&D and commercialization of new
products. 
We have always strived to provide our tenants with state-of-the-art laboratory facilities incorporating cutting-edge
infrastructure features (including energy delivery, environmental, sustainability, security, and waste disposal features) to enable
our tenants to perform at the highest levels. It is currently unknown how the ongoing adoption of advanced technologies and
automation in the life science industry will impact the optimal space configurations and infrastructure features of the “laboratory
of the future,” and we may face new tenant requirements and requests that will require significant expenditures that may not be
entirely recoverable through increased rents. For example, the adoption of AI by our tenants may lead to infrastructure
requirements that our buildings currently do not accommodate, such as increased power needs due to high-performance
computing. Infrastructure upgrades may necessitate substantial capital expenditures and could potentially impact the
environmental footprint of our building operations.
116
If technological developments result in a reduction or reconfiguration in space requirements by our tenants, demand by
individual tenants and prospective tenants for space may decrease over time. If we are not able to offset any reduction in demand from
the foregoing developments through repurposing space, property dispositions, or other means, the realization of any of the
aforementioned risks could have a material adverse impact on our revenues, net operating income, results of operations, funds from
operations, operating margins, occupancy, earnings per share, FFO per share, our overall business, and the market value of our
common stock.
ITEM 5. OTHER INFORMATION
Disclosure of 10b5-1 plans
None of our officers or directors had any contract, instruction, or written plan for the purchase or sale of our securities that was
intended to satisfy the affirmative defense conditions of Rule 10b5-1(c) or any “non-Rule 10b5-1 trading arrangement” in effect at any
time during the three months ended September 30, 2024.
117
ITEM 6. EXHIBITS
Exhibit
Number
Exhibit Title
Incorporated by
Reference to:
Date Filed
3.1*
Form 10-Q
August 14, 1997
3.2*
Form 10-Q
August 14, 1997
3.3*
Form 8-K
May 12, 2017
3.4*
Form 8-K
May 19, 2022
3.5*
Form 10-Q
August 13, 1999
3.6*
Form 8-K
February 10, 2000
3.7*
Form 8-K
February 10, 2000
3.8*
Form 8-A
January 18, 2002
3.9*
Form 8-A
June 28, 2004
3.10*
Form 8-K
March 25, 2008
3.11*
Form 8-K
March 14, 2012
3.12*
Form 8-K
May 12, 2017
3.13*
Form 8-K
September 21, 2023
10.1
N/A
Filed herewith
22.1
N/A
Filed herewith
31.1
N/A
Filed herewith
31.2
N/A
Filed herewith
31.3
N/A
Filed herewith
32.0
N/A
Filed herewith
101.1
The following materials from the Company’s quarterly report on Form 10-Q for
the quarterly period ended September 30, 2024, formatted in iXBRL (Inline
eXtensible Business Reporting Language): (i) Consolidated Balance Sheets
as of September 30, 2024 and December 31, 2023 (unaudited), (ii)
Consolidated Statements of Operations for the three and nine months ended
September 30, 2024 and 2023 (unaudited), (iii) Consolidated Statements of
Comprehensive Income for the three and nine months ended September 30,
2024 and 2023 (unaudited), (iv) Consolidated Statements of Changes in
Stockholders’ Equity and Noncontrolling Interests for the three and nine
months ended September 30, 2024 and 2023 (unaudited), (v) Consolidated
Statements of Cash Flows for the nine months ended September 30, 2024
and 2023 (unaudited), and (vi) Notes to Consolidated Financial Statements
(unaudited)
N/A
Filed herewith
104
Cover Page Interactive Data File – the cover page from this Quarterly Report
on Form 10-Q for the quarter ended September 30, 2024 is formatted in Inline
XBRL and contained in Exhibit 101.1
N/A
Filed herewith
(*) Incorporated by reference.
118
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed
on its behalf by the undersigned, thereunto duly authorized, on October 21, 2024.
 
ALEXANDRIA REAL ESTATE EQUITIES, INC.
/s/ Joel S. Marcus
Joel S. Marcus
Executive Chairman
(Principal Executive Officer)
/s/ Peter M. Moglia
Peter M. Moglia
Chief Executive Officer and Chief Investment Officer
(Principal Executive Officer)
/s/ Marc E. Binda
Marc E. Binda
Chief Financial Officer and Treasurer
(Principal Financial Officer)