Published: 2004-02-12 10:00:51 CET
Citycon Oyj
Quarterly report
Citycon's financial statements 1 Jan. -

Citycon's financial
statements 1 Jan. - 31 Dec. 2003

- Net profit for the financial year rose to
EUR 14.3 million (EUR 
13.8 million). This figure includes EUR 0.5 million in
losses on 
sales of fixed assets (capital gains EUR 0.7 million).
- Turnover
was EUR 78.1 million (EUR 79.0 million).
- Operating profit was EUR 43.3
million (EUR 43.9 million).
- Earnings per share were EUR 0.14 (EUR 0.14).
The proposed dividend is EUR 0.14/share (EUR 0.09/share), which 
100.0 per cent of the net profit.
- Demand for retail premises and occupancy
rates continued to be 
- Citycon's acquisitions of shopping centres
in 2003 will boost the 
company's turnover and net profit for 2004.

                               1-12 2003        1-12 2002

EUR million               78.1             79.0
Operating profit, EUR million 
     43.3             43.9
% of turnover                       55.5           
Profit before extraordinary items
and taxes, EUR million             
19.1             19.2
Net profit for the year, 
EUR million                  
      14.3             13.8

Earnings per share, EUR             0.14        
Equity per share, EUR               2.01             1.96
P/E ratio 
                           11                8
Dividend per share, EUR
of director's proposal)      0.14             0.09
Return on equity, %        
         7.1              7.1
Return on equity including 
minority interest,
%                 4.9              4.8
Return on investment, %             
5.8              6.0
Equity ratio, %                     44.9            
Equity ratio, with capital loan not 
counted as part of shareholder's

equity, %                           36.7             39.1
Net rental income
of property 
portfolio, %                         8.5             
Occupancy rate, %                   97.3             97.8
Personnel at
the year-end             34               33

The trend in the business

Growth in retail sales was slower than in the previous year

although it was still strong. According to Statistics Finland, 
store trade was up by 5.6 per cent and convenience goods 
trade by 3.7 per
cent on the previous year's figures. Consumer
demand grew in Finland faster
than in the rest of the euro zone.

Strong retail sales meant that the demand
for leased commercial 
premises continued to be good and vacancy rates
remained low, 
particularly in the Helsinki Metropolitan Area and other major

Finnish cities. In the Helsinki Metropolitan Area the vacancy rate 
commercial property was 1.0 per cent and it was 1.3–2.5 per 
cent in Tampere,
Lahti and Jyväskylä.

Citycon's strong position in the present state of the
market is 
based on its focus on retail commercial premises, which account for

more than 98 per cent of the company's property portfolio. The 
part, 47.4 per cent, of the property portfolio is in the 
Metropolitan Area and 35.6 per cent is in other major 
Finnish cities.

customers and the trend in the portfolio of leases 

Citycon's customer
structure did not change markedly in 2003. The 
company's largest customer
group is comprised of Finnish and 
international convenience and utility goods
chains as well as 
companies in the banking and finance sector.

properties acquired during the financial year, i.e., the 
shopping centres
Jyväskylän Forum and holdings in shopping centres 
Tampereen Koskikeskus and
Valkeakosken Koskikara, increased the 
number of leases held by Citycon by 263
and the number of lessees 
by 226.

At year-end Citycon had 1,371 (1,150)
leases with 770 (700) 
lessees. The average duration of the leases is 3.6

Rental income

Approximately 67 per cent of Citycon's rental income
came from 
leases signed with the 10 biggest customers. Net rental income from

leasing business in 2003 totalled EUR 54.7 million (EUR 56.2 
Shopping centres accounted for 50.2 per cent (49.3%) of 
net rental income and
supermarkets and shops accounted for 49.8 per 
cent (50.7%). The rental
occupancy rate of Citycon's entire 
property portfolio was 97.3 per cent
(97.8%). The shopping centres' 
net yield rate amounted to 8.1 per cent (8.2%)
and the net yield 
rate of the supermarkets and shops amounted to 8.9 per cent

The rental income of the shopping centres acquired by Citycon at

the end of December 2003 (Tampereen Koskikeskus and Valkeakosken 
is not included in the company's income stated for 2003.

Turnover and
operating profit

Citycon's turnover in 2003 was EUR 78.1 million (EUR 79.0
The company's turnover is mainly comprised of rental income from

retail business premises, which accounted for 93.3 per cent (93.3%) 
turnover. Citycon's 15 shopping centres and 15 biggest 
supermarkets generated
roughly 78.9 per cent of its rental income. 

Operating profit for the
financial year was EUR 43.3 million (EUR 
43.9 million). Operating profit was
down on the previous year's 
figure due to the effect of sold properties. The
net profit for the 
financial year was EUR 14.3 million (EUR 13.8 million).
The figure 
for net profit includes losses on the sale of fixed assets

totalling EUR 0.5 million (capital gains EUR 0.7 million).
Balance sheet and

At the end of 2003, Citycon owned 148 real properties with a

combined book value of EUR 721.8 million (EUR 649.2 million). The

properties' market value as assessed by an authorised property 
was EUR 726.5 million (EUR 650.1 million). The balance 
sheet total as at 31
December 2003 was EUR 835.3 million (EUR 746.3 
million), of which liquid cash
assets accounted for EUR 15.1 
million (EUR 11.7 million).

The Group's
financing situation remained favourable. To finance the 
shopping centre
Jyväskylän Forum, a EUR 25 million syndicated loan 
was drawn down and
Tampereen Koskikeskus and Valkeakosken Koskikara 
were financed with a EUR 45
million syndicated loan. The periods 
and terms of the loans are similar to
the financing agreement made 
in November 2002. The increase in liabilities
reduced the Group's 
equity ratio during the financial year by 3.5 percentage
points to 
44.9 per cent.

The liabilities on the consolidated balance sheet
as at year-end 
totalled EUR 457.5 million (EUR 383.3 million).
debt amounted to EUR 512.3 million (EUR 440.5 million), of
the capital loan accounted for EUR 68.5 million (EUR 68.5

Citycon's net financing expenses declined to EUR 24.2 million (EUR

24.7 million). The average interest rate on interest-bearing 
was 5.5 per cent (5.5%). The average loan period, 
weighted according to the
principal of the loans, was 4.6 years 
(5.5 years) and the average
interest-rate fixing period was 4.0 
years (4.1 years). The Group's equity
ratio was 44.9 per cent 
(48.4) and 36.7 per cent (39.1) when the capital loan
is excluded 
from shareholders' equity.

At the end of 2003, Citycon's
interest-bearing debt included 87 per 
cent (84%) floating rate loans, of
which 69 per cent (50%) had been 
changed to fixed rate using interest rate
swaps and 12 per cent 
(33%) was hedged through interest rate caps. The par
value of the 
interest rate swaps at year-end was EUR 302.2 million (EUR 199.0

million) and that of the interest rate caps was EUR 53.8 million 
(EUR 132.5
million). The market value of the derivatives as at 31 
December 2003 was -EUR
11.4 million (-EUR 12.0 million). The 
interest coverage ratio(the previous
twelve months' profit before 
interest expenses, taxes and depreciation to net
expenses), which describes the debt servicing ability, was 2.1


Citycon and IFRS

Citycon will make the changeover to reporting
in accordance with 
IAS/IFRS (International Financial Reporting Standards) in
interim reports and financial statements in 2005. 

Citycon made
decisions on the main optional accounting principles 
for financial statements
under IFRS in the beginning of 2004. 
According to a preliminary analysis, the
adoption of IFRS will 
affect the following subdivisions of Citycon's

Citycon has decided to use the fair value model in
the valuation of 
properties, whereupon changes in value will be entered in
profit and loss account.
Derivatives used to hedge interest rates of
loans will be treated 
in accordance hedge accounting principles, whereupon
derivatives will be valued at the fair value and the change in 
will be booked in shareholders' equity.
The capital loan will be treated under
IFRS as a debt.
Compliance with IFRS principles for financial statements will

affect the amount of deferred tax liabilities and credits.
The presentation
of joint holdings in the financial statements will


Citycon's gross investments in 2003 totalled EUR 84.2
million (EUR 
5.9 million), of which new purchases accounted for EUR 79.5


Acquisitions of real property
The main property acquisitions of
the year were the shopping centre 
Jyväskylän Forum, which the company
acquired from If P&C Insurance 
Ltd in October, and a transaction effected in
December with Polar 
Real Estate Corporation, in which Citycon acquired
Polar's holdings 
in Tampereen Koskikeskus and Valkeakosken Koskikara. After
transaction, Citycon's share of the gross leasable area of 
rose from 27 to 88 per cent. Following the deal, 
Citycon owns 55 per cent of
the area od Koskikara. The purchase 
price for Jyväskylän Forum was EUR 28.3
million and the combined 
price for Koskikeskus and Koskikara was EUR 49.3
million. In 
addition, a letter of intent was made with Polar Real Estate

Corporation for the acquisition of Seinäjoen Torikeskus in February


Citycon sold six properties and reduced its holdings in
two more in 
accordance with its strategy in 2003. Sales of fixed assets

resulted in a loss of EUR 0.5 million.
Other investments

invested a total of EUR 4.8 million in major renovations of 
buildings and
building development projects during the financial 

The Shopping
Centres Division's most important project was an 
extension to Porin IsoKarhu
in which Citycon invested EUR 3.2 
million during the financial year. The
project advanced to the 
construction stage according to plan and the company
estimated that 
the extension would be completed on schedule in August 2004.
for new leasable premises was good, and at year-end the rental

occupancy rate for the facilities was 90 per cent. By Citycon's 
the extension project will increase IsoKarhu's rental 
income by 40 per

In 2003, the Shopping Centres Division continued the planning for

extensions to the shopping centres Myyrmanni in Vantaa and 
Lippulaiva in
Espoo. In addition, the division devoted efforts to 
the commercial
development of the shopping centre Jyväskeskus. The 
aim is to enhance the
commercial attractiveness of Jyväskeskus 
through a new anchor lessee and by
developing the property's 
restaurant services etc. The company invested
roughly EUR 2 million 
in the development of Jyväskeskus. The investments will
positive impact on company figures mostly in 2005.

The Supermarkets
and Shops Division completed development projects 
for the Citymarket
department store in Pori and a supermarket in 
the Mankkaa district of Espoo
in partnership with the lessee. The 
aim of the projects is to enhance the
properties' market 
positioning. Citycon invested roughly a million euros in
projects. The investments stimulated the properties' rental income 
the final quarter of the year under review.

The Supermarkets and Shops
Division also carried out another, 
similar development project at a
supermarket in Valkeakoski. 
Citycon invested some EUR 0.8 million in the
project. The 
investment will boost the property's rental income by 12 per
from the beginning of 2004.

The Property Development Division
formerly called the Retai Park 
Division, continued to investigate the
commercial framework for new 
shopping centres in the Helsinki Metropolitan
Area and in the 
Tampere and Turku market zones. Citycon deployed effort in
processes of land acquisition and zoning according to plan during 
period under review.

Organisation, personnel and salaries
In the beginning
of 2003, Citycon defined its divisional structure 
and organisation. The
company separated its operations into three 
divisions on the basis of
property types: Shopping Centres, 
Supermarkets and Shops, and the Retail Park
Division (currently the 
Property Development Division).

The Citycon Group
had a total of 34 (33) employees at year-end, of 
whom 27 (27) were employed
by the parent company.
The Citycon Group paid EUR 2.1 million in salaries and
of which CEO's salaries and emoluments amounted to EUR 0.2
and those of the Board of Directors to EUR 0.1 million . The parent

company paid EUR 1.8 million in salaries and emoluments, of which 
the CEO's
ans managing directors'salary and emoluments were EUR 0.2 
million and those
of the Board of Directors were EUR 0.1 million.

Citycon shares
share capital on 31 December 2003 was EUR 142,800,108.30 
and the number of
shares was 105,777,858. The par value of a share 
is EUR 1.35. 

significant change in the company's ownership base took place in 
when its main owners, Nordea Bank Finland Plc, Kesko 
Corporation with its
subsidiaries, and Sampo Life Insurance Company 
Limited sold off their entire
holding, representing 73.8 per cent 
of the company's shares and voting
rights, through the Helsinki 

During the financial year, the
turnover of shares picked up in the 
Helsinki Exchanges and there were
substantial changes in the 
company's ownership base. The turnover was 104.5
million shares and 
EUR 153.8 million (8.6 million shares and EUR 9.1

At year-end, the company had a total of 1,450 registered

shareholders. The registered shareholders had a total of 46.1 
shares or 43.6 per cent and nominee-registered shareholders 
had 59.7 million
or 56.4 per cent of the total number of shares and 
voting rights.

The high
price quoted during the financial year was EUR 1.59 (EUR 
1.12) and the low
was EUR 1.00 (EUR 0.98). The weighted average 
price for the period was EUR
1.47 (EUR 1.06) and the closing price 
of the year was EUR 1.52 (EUR 1.10).
The company's market 
capitalisation on 31 December 2003 was EUR 154.9 million
(EUR 112.1 
million), when company-held shares are deducted from the total.

During the year, the HEX index rose by 4.4 per cent and the HEX  
index by 16.2 per cent. The HEX investment index rose by 
26.5 per cent.
Citycon's share price rose correspondingly by 38.2 
per cent.

Citycon Oyj
held 3,874,000 of its own shares at the end of the 
period under review. The
total purchase price of the shares was EUR 
4.7 million. The company-held
shares represent 3.7 per cent of all 
shares and voting rights. The book value
of company-held Citycon 
shares on 31 December 2003 corresponded to the
purchase price, 
which was lower than the market value on the date of closing
books.The effect of the shares in the company's possession has been

deducted for the calculation of the key indicators.

The members of Citycon
Oyj's Board of Directors held a total of 
98,541 shares on 31 December 2003,
which is 0.09 per cent of the 
company's shares and voting rights. Citycon's
CEO owned 100,000 and 
the other members of the Corporate Management Committee
owned a 
total of 3,000 shares on 31 December


Citycon's annual general meeting of 20 March 2003
granted the Board 
of Directors an authorisation to decide on increasing the
capital by means of one or more new issues of shares, in such a way

that the total number of shares subscribed in the new issue is no 
more than
21,085,106 new shares in the company with a par value of 
EUR 1.35 per share
and the company's share capital may be increased 
by a maximum of EUR
28,464,893.10. The authorisation includes an 
entitlement to waive existing
shareholders' preemption rights.

The annual general meeting also granted the
Board of Directors an 
authorisation to decide, within one year of the AGM, on
buying back 
and surrendering company shares. The maximum number of shares
may be bought back will have a combined par value, combined with 
par value of the shares already held by the company, equivalent 
to five per
cent of the company's share capital and of the voting 
rights conferred by all
the shares. The authorisation therefore 
gives entitlement to buy back a
maximum of 1,414,892 shares.
The authorisation to surrender company shares
covers all the 
company shares acquired on the basis of the entitlement
granted to 
the Board of Directors as well as all other company shares already

held by the company. Company shares may be bought back and 
surrendered, for
example, as consideration in prospective property 
or share transactions or
for the acquisition of other assets of 
importance to the company's
At the end of 2003, no part of the authorisations had been

utilised. The authorisations will be valid from the decision made 
by AGM
for a maximum of one year.

Board of Directors and auditors
The annual
general meeting of 20 March 2003 re-elected the 
following to the Board of
Directors: Stig-Erik Bergström, DSc 
(Econ); Heikki Hyppönen MSc (Econ);
Juhani Järvi, MSc (Econ); Jorma 
Lehtonen, MSc (Eng); Carl G. Nordman,
Counsellor of Industry (Hon); 
and Juha Olkinuora, MSc (Eng). The Board of
Directors re-elected 
Stig-Erik Bergström as its chairman and Jorma Lehtonen
as deputy 

The company's auditors re-elected were Ari Ahti,
Authorised Public 
Accountant, and Jaakko Nyman, APA, with the APA firm KPMG
Wideri Oy 
Ab as deputy auditor.

Proposal by the Board of Directors for the
payment of dividend
Citycon's Board of Directors will propose to the annual
meeting convening on 15 March 2004 that dividend is paid on shares

in non-company ownership for the financial year ending on 31 
December 2003
in the amount of EUR 0.14 per share. The Board of 
Directors will propose 18
March 2004 for the dividend payment's 
date of record and 25 March 2004 for
the payment date.

Outlook for the future

Because growth in retailing and
in consumer demand is forecast to 
continue in 2004, Citycon estimates that
demand, occupancy rates 
and rent levels for retail premises will remain good
in the 
Helsinki Metropolitan Area and Finland's major cities.
estimates that the turnover and net profit for 2004 will 
make positive
progress relative to the previous year based on 
favourable market prospects
and because of the shopping centres 
acquired at the end of 2003.

12 February 2004

Citycon Oyj
Board of Directors

Further information is
available from:
CEO Mr Petri Olkinuora, tel +358 400 333 256, CFO Ms Pirkko

Salminen, tel. +358 9 680 36730

Distribution: Helsinki Exchanges and main

EUR million            
       1-12 2003    1-12 2002
Turnover                            78.1        
Other income                        -0.5          0.7
Operating profit  
                 43.3         43.9
Financing expenses (net)           -24.2   
Profit before extraordinary 
items and taxes                    
19.1         19.2
Profit for the period               14.3        

EUR million
Intangible assets                    4.5          4.0
Tangible assets 
                  729.1        625.5
Financial assets                    78.6 
Company shares                       4.7          4.3
assets, total                816.9        731.5
Current assets
                      3.4          3.1
Cash in hand and at bank           
15.1         11.7
Current assets, total               18.5        
Assets, total                      835.3        746.3

Liabilities and
shareholders' equity 
Shareholders' equity               209.6       
Capital loan                        68.5         68.5
Minority interest
                  99.8         90.5

Liabilities                        457.5
Long-term                          428.3        371.8
                         29.2         11.5
Liabilities and 
equity, total        835.3        746.3

Gross investments in balance
fixed assets                  84.2          5.9
as % of turnover              
    107.9          7.4
Depreciation and
value adjustments                   
6.5          7.6
Employees, average                    33           33

EUR million                    1-12 2003    1-12 2002
Profit/loss before 
extraordinary items        
         19.1        19.2
6.5         7.6
Financial income and expenses        24.2        24.7
adjustments                     0.9        -0.2
Cash flow before change in

working capital                      50.8        51.4

Change in working
capital            0.0          0.0
Cash flow from business operations

before financing items and taxes    50.7         51.4

Interest paid and
payments for 
other financing expenses of 
business operations               
-24.1        -23.8
Dividends and interests received 
from business operations
            0.5          0.2
Direct taxes paid                   -4.7        
Cash flow from business 
operations (A)                      22.4       

Investments in tangible 
and intangible
assets                     -4.9        -1.9
Shares in subsidiaries purchased  
      -77.1        -5.8
Shares in subsidiaries sold                1.4        
Shares in associated companies purchased  -0.8        -1.3
Shares in
associated companies sold        1.6         5.2
Other items                  
             0.1         0.1
Cash flow from investments (B)           -79.7   

Fund payments by minority                
 0.0         0.1
Withdrawals of short-term loans            2.1        
Repayments of short-term loans             0.0        -7,1
Withdrawals of
long-term loans            67.9         3.9
Repayments of long-term loans     
       -0.2        -4.3
Dividend paid and other 
distribution of profit      
             -9.2        -8.2
Cash flow from financing (C)              60.6  

Change in cash assets (A+B+C) 
increase (+)/decrease (-)         
        3.3         6.0

Cash assets at start of 
accounting period         
               11.7         5.8
Cash assets at end of 
accounting period     
                   15.1        11.7

1-12 2003   1-12 2002

Earnings per share, EUR                   0.14       
Equity per share, EUR                     2.01        1.96
Return on
equity (ROE), %                  7.1         7.1
ROE with minority interest

included, %                                4.9         4.8
Return on
investment (ROI), %              5.8         6.0
Equity ratio, %              
            44.9        48.4
Equity ratio with capital 
loan not counted as

as shareholders' equity, %                36.7        39.1

               1-12 2003         1-12 2002
Acquired between 25 November 1999
and 31 December 2003
Number of shares, million            3.9              
Total par value, EUR million         5.2               5.2
Share of
equity, %                            3.7              
Share of voting rights, %            3.7               3.7
cost paid, 
EUR million                          4.7               4.7

book value of company-held Citycon shares on 31 December 2003 
corresponded to
the purchase price, which was lower than the market 
value at year-end. 
effect of the shares in the company's possession has been 
deducted for the
calculation of the key indicators. 

Mortages on land and buildings           338.4       323.4
shares                            76.7        96.5
Other pledges given        
               3.2         0.6

EUR million
          31.12.2003            31.12.2002
                      Par      Fair
       Par     Fair
                      values   values      values  values 
Interest-rate derivatives
Interest-rate swaps
Maturing in 2004           
                50.0     -1.5
Maturing in 2007        78.2       1.1
in 2008        50.0      -1.3
Maturing in 2009        91.0      -5.4      66.0
Maturing in 2010        83.0      -5.8      83.0     -5.4
            302.2     -11.4     199.0    -12.0

Interest rate caps purchased
Maturing in 2003                        
Maturing in 2004       53.8       0.0      53.8      0.0
         53.8               132.5

The fair values for derivatives describe
their value if all 
agreements had been closed at the market prices of the
sheet date. 
Derivatives have been used for hedging of the loan
The accrued interest for the financial year included in the

derivatives' fair values, being EUR 0.6 million (EUR 0.3 million) 
has been
booked in interest expenses.

Capital gains on sales of fixed assets in 2002
have been separated 
from the turnover figure.
The taxes used were the taxes
corresponding to the net profit for 
the year.