PR Newswire | Jul 26, 2021 04:11PM EDT

High-Quality Office/Laboratory Space to Meet Historic-High Demand from the Life Science Industry, Reports: 2Q21 and 1H21 Net Income per Share - Diluted of $2.61 and $2.74, respectively; 2Q21 and 1H21 FFO per Share - Diluted, As Adjusted, of $1.93 and $3.84, respectively

07/26 15:10 CDT

Alexandria Real Estate Equities, Inc., at the Vanguard of Providing High-Quality Office/Laboratory Space to Meet Historic-High Demand from the Life Science Industry, Reports: 2Q21 and 1H21 Net Income per Share - Diluted of $2.61 and $2.74, respectively; 2Q21 and 1H21 FFO per Share - Diluted, As Adjusted, of $1.93 and $3.84, respectively PASADENA, Calif., July 26, 2021

PASADENA, Calif., July 26, 2021 /PRNewswire/ -- Alexandria Real Estate Equities, Inc. (NYSE:ARE) announced financial and operating results for the second quarter ended June 30, 2021.

Key highlights

Operating results 2Q21 2Q20 1H21 1H20

Total revenues:

In millions $509.6 $437.0 $989.5 $876.9

Growth 16.6% 12.8%

Net income attributable to Alexandria's common stockholders - diluted

In millions $380.6 $226.6 $388.5 $244.8

Per share $2.61 $1.82 $2.74 $1.99

Funds from operations attributable to Alexandria's common stockholders - diluted, as adjusted

In millions $282.3 $225.0 $545.2 $446.4

Per share $1.93 $1.81 $3.84 $3.63

Six-time Nareit Investor CARE Gold Award winner

2021 recipient of the Nareit Investor CARE (Communications and Reporting Excellence) Gold Award in the Large Cap Equity REIT category as the best-in-class REIT delivering transparency, quality, and efficient communications and reporting to the investment community. This represents our fourth consecutive Nareit Investor CARE Gold Award, and our sixth Gold Award over the last seven years.

Historic leasing activity and rental rate growth; continued strong net operating income and internal growth

* During 2Q21, historic demand for our high-quality office/laboratory space translated into 1.9 million RSF of leasing activity, representing the highest leasing activity in a single quarter and the second highest rental rate growth in Company history. * Continued strong leasing activity and rental rate growth during 2Q21 and 1H21 over expiring rates on renewed and re-leased space:

2Q21 1H21

Total leasing activity - RSF 1,933,8383,611,497

Leasing of development and redevelopment space - RSF256,328 1,045,301

Lease renewals and re-leasing of space:

RSF (included in total leasing activity above) 1,472,7131,994,538

Rental rate increases 42.4% 40.7%

Rental rate increases (cash basis) 25.4% 23.3%

* Net operating income (cash basis) of $1.3 billion for 2Q21 annualized, up $194.4 million, or 17.6%, compared to 2Q20 annualized. * 95% of our leases contain contractual annual rent escalations approximating 3%. * Same property net operating income growth: * 3.7% and 7.8% (cash basis) for 2Q21 over 2Q20. * 4.4% and 7.4% (cash basis) for 1H21 over 1H20.

A REIT industry-leading high-quality tenant roster with high-quality revenues and cash flows, strong margins, and operational excellence

Percentage of annual rental revenue in effect from investment-grade or 53% publicly traded large cap tenants



Occupancy of operating properties in North America 94.3%^(1)

Operating margin 72%

Adjusted EBITDA margin 69%



Weighted-average remaining lease term:

All tenants 7.5 years

Top 20 tenants 11.1 years



Includes 1.4 million RSF, or 3.8%, of vacancy at recently acquired properties in our North America markets, representing lease-up opportunities that are expected to provide incremental annual rental revenues in excess of $55 million. Approximately 35% of the vacant 1.4 million RSF is currently(1) under leased/negotiating, with occupancy expected primarily over the next two quarters. Excluding these acquired vacancies, occupancy of operating properties in North America was 98.1% as of June 30, 2021. Refer to "Occupancy" of our Supplemental Information for additional details.

Strong and flexible balance sheet with significant liquidity

* Investment-grade credit ratings ranked in the top 10% among all publicly traded U.S. REITs as of June 30, 2021. * Net debt and preferred stock to Adjusted EBITDA of 5.8x for 2Q21 annualized. * Fixed-charge coverage ratio of 4.9x for 2Q21 annualized. * $4.5 billion of liquidity as of June 30, 2021.

Continued dividend strategy to share growth in cash flows with stockholders

Common stock dividend declared for 2Q21 of $1.12 per common share, aggregating $4.36 per common share for the twelve months ended June 30, 2021, up 24 cents, or 6%, over the twelve months ended June 30, 2020. Our FFO payout ratio of 60% for the three months ended June 30, 2021, allows us to continue to share growth in cash flows from operating activities with our stockholders while also retaining a significant portion for reinvestment.

Sustained strength in tenant collections

* Tenant collections remain consistently high, with 99.4% of July 2021 billings collected as of the date of this release. * As of June 30, 2021, our tenant receivables balance was $6.7 million, representing our lowest balance since 2012.

Leasing activity of development and redevelopment projects

We continue to execute our unique and differentiated life science strategy at an accelerated pace and expand our collaborative campuses and asset base in each of our key life science cluster submarkets, and we remain strategically positioned to take maximum advantage of historic tenant demand. Demand for our value-creation development and redevelopment projects of high-quality office/laboratory space, as well as continued operational excellence at our world-class, sophisticated laboratory facilities and strong execution by our team, has translated into record leasing activity. The following table provides leasing activity of our development and redevelopment projects:

Leased RSF In-Process RSF^(1)

2020 1H21 As of July 26, 2021

1.0 million1.0 million3.0 million

Represents in-process leasing activity on near-term value-creation development and redevelopment projects that(1) are expected to commence vertical construction in 2021/2022. Includes 2.2 million RSF related to leases under negotiation/executed letters of intent and 0.8 million RSF related to letters of intent under negotiation.

Value-creation development and redevelopment projects are expected to generate significant growth in rental revenues and cash flows

Projects Expected to CommenceIncremental Projected Under Construction Construction in 2021/2022 Annual Rental Revenues



3.4 million RSF 3.6 million RSF 33 Properties +19 Properties =>$545 million 80% Leased/Negotiating89% Leased/Negotiating



Delivery of fully leased value-creation projects

* During 2Q21, we placed into service development and redevelopment projects aggregating 755,565 RSF that are 100% leased across five submarkets. * Annual net operating income (cash basis) is expected to increase by $49 million upon the burn-off of initial free rent from recently delivered projects.

Key items included in operating results

Key items included in net income attributable to Alexandria's common stockholders:

(In millions, except per share amounts) Amount Per Share - Amount Per Share - Diluted Diluted

2Q21 2Q20 2Q21 2Q20 1H21 1H20 1H21 1H20

Unrealized gains on non-real estate investments$244.0 $171.7$1.67$1.38$197.8$154.5$1.39$1.25

Realized gains on non-real estate investments 34.8 ^(1)- 0.24 - 57.7 - 0.41 -

Gain on sales of real estate - - - - 2.8 - 0.02 -

Impairment of real estate (4.9) (13.2) (0.03)(0.11)(10.1) (22.9) (0.07)(0.18)

Impairment of non-real estate investments - (4.7) - (0.04)- (24.5) - (0.20)

Loss on early extinguishment of debt - - - - (67.3) - (0.47)-

Total $273.9 $153.8$1.88$1.23$180.9$107.1$1.28$0.87



(1) Refer to "Funds from operations and funds from operations per share" of this Earnings Press Release for additional details.

Alexandria at the vanguard of innovation for over 750 tenants and looking to accommodate current needs plus a path for future growth

* In June 2021, we entered into a definitive agreement to expand our Alexandria Center(r) at Kendall Square campus through our acquisition of a 100% interest in One Rogers Street and One Charles Park for a purchase price of $815.0 million. This acquisition provides a key expansion to our mega campus strategy in our Cambridge submarket, the premier life science real estate market in the world, and consists of the following: * Upon closing of the acquisition, we expect to redevelop the two existing buildings, along with the services of The Davis Companies, into a Class A life science project aggregating 400,000 RSF of technical office/laboratory space. We will retain our wholly owned interest in the project upon completion of the redevelopments. * These two buildings are 100% under lease negotiation with several cutting-edge life science companies. * The redevelopment project is targeting initial occupancy in 2023.

* Parking garage with approximately 650 spaces. * We expect to pursue additional entitlement opportunities for future development of additional office/laboratory space at this site. * We expect to complete this acquisition in December 2021.

* During 2Q21, we completed acquisitions in our key life science cluster submarkets aggregating 5.5 million SF (includes Sequence Drive described in the next bullet); 4.7 million RSF of value-creation opportunities; and 0.9 million RSF of operating space, for an aggregate purchase price of $1.1 billion. * In June 2021, we acquired five operating buildings at 6260, 6290, 6310, 6340, and 6350 Sequence Drive aggregating 487,023 RSF, located in our Sorrento Mesa submarket, for a purchase price of $298.5 million, with opportunity to increase the campus by approximately 400,000 SF through ground-up development. * The five operating buildings are currently 100% occupied with a weighted-average remaining lease term of 2.7 years. We expect to develop or redevelop these spaces upon expiration of the existing in-place leases. * The aggregate 887,000 RSF from this acquisition provides a significant future development opportunity to expand our existing Sequence District by Alexandria campus into a flagship mega campus aggregating 1.9 million SF.

Key strategic transactions that generated capital for investment into our highly leased value-creation pipeline and acquisitions with development and redevelopment opportunities

* In April 2021, we sold a 70% partial interest in our 213 East Grand Avenue property located in our South San Francisco submarket for a sales price of $301.0 million, or $1,429 per RSF, representing capitalization rates of 4.5% and 4.0% (cash basis). * In July 2021, we sold a 70% partial interest in our 400 Dexter Avenue North property located in our Lake Union submarket for a sales price of $254.8 million, or $1,255 per RSF, representing capitalization rates of 4.1% and 4.2% (cash basis).

Balance sheet management

Key metrics as of June 30, 2021

* $36.3 billion of total market capitalization. * $27.4 billion of total equity capitalization. * No debt maturities prior to 2024. * 12.5 years weighted-average remaining term of debt as of June 30, 2021. * Investment-grade credit ratings ranked in the top 10% among all publicly traded U.S. REITs as of June 30, 2021.

2Q21 Goal

Quarter Trailing 4Q21

Annualized 12 MonthsAnnualized

Net debt and preferred stock to 5.8x 6.2x Less than or equal to 5.2x Adjusted EBITDA

Fixed-charge coverage ratio 4.9x 4.6x Greater than or equal to 5.0x



Value-creation pipeline of new Class A development and redevelopment projects as a 2Q21percentage of gross investments in real estate

Current and key near-term projects and key pending acquisition 84% leased/ 10% negotiating

Income-producing/potential cash flows/covered land play^(1) 6%

Land 2%



Includes projects that have existing buildings that are generating or can(1) generate operating cash flows. Also includes development rights associated with existing operating campuses.

Key capital events

* In June 2021, we entered into forward equity sales agreements aggregating $1.5 billion to sell 8.1 million shares of our common stock (including the exercise of underwriters' option) at a public offering price of $184.00 per share, before underwriting discounts and commissions. * In 2Q21, we settled a portion of these forward equity sales agreements by issuing 4.9 million shares and received net proceeds of $870.3 million. * We expect to issue 3.1 million shares in 2H21 to settle our remaining outstanding forward equity sales agreements and receive net proceeds of approximately $547.8 million.

* We also expect to issue 1.5 million shares in 2H21 to settle our remaining outstanding January 2021 forward equity sales agreements and receive net proceeds of approximately $230.5 million. * During 2Q21, there was no sale activity under our ATM common stock offering program. As of July 26, 2021, the remaining aggregate amount available under our current program for future sales of common stock is $500.0 million.

Investments

* As of June 30, 2021, our investments aggregated $2.0 billion, including an adjusted cost basis of $1.0 billion, unrealized gains of $1.0 billion, and $48.0 million of investments accounted for under the equity method of accounting. * Investment income of $304.3 million for 2Q21 included $60.2 million in realized gains and $244.0 million in unrealized gains.

Subsequent events

* In July 2021, we completed acquisitions for an aggregate purchase price of $387.9 million, comprising 496,070 RSF of operating properties with future development and redevelopment opportunities and 335,825 RSF of operating properties strategically located across multiple markets.

Industry and ESG leadership: catalyzing and leading the way for positive change to benefit human health and society

Industry leadership

* We were ranked in the top 10 of the world's largest and most impactful real estate firms on the Forbes 2021 Global 2000 list determined based on sales, profits, assets, and market value. * In June 2021, we released our 2020 Environmental, Social & Governance Report, which showcases our longstanding ESG commitment and leadership. Key highlights in the report include the company's critical efforts to tackle climate change by pioneering low-carbon and climate-resilient design solutions (refer to page iii for spotlight on 325 Binney Street), mitigating climate-related risk in our asset base, and investing in and providing essential infrastructure for sustainable agrifoodtech companies; continuing strong progress toward our 2025 environmental impact goals, including further reducing carbon emissions; and catalyzing the health, wellness, safety, and productivity of our employees and tenants, local communities, and the world at large through the built environment and our social responsibility initiatives.

Acquisitions:

June 30, 2021

(Dollars in thousands)



Square Footage

Acquisitions With Development/Redevelopment Opportunities^ (1)

Date of Number Operating Active Operating With Property Submarket/Market of Future Development/ Future Operating^(2) OperatingTotal Purchase PurchasePropertiesOccupancyDevelopment RedevelopmentDevelopment/ Price Redevelopment

Completed in 1Q21 25 94% 374,426 849,411 431,066 1,353,247 80,032 3,088,182 $ 1,873,750



Completed in 2Q21:

550 Arsenal Street Cambridge/Inner Suburbs/4/21/21 1 98% 775,000 - 260,867 - - 775,000 ^(3)130,000 Greater Boston

One Investors Way Route 128/Greater Boston4/6/21 1 100% 350,000 - - 240,000 ^(4)- 590,000 105,000

1501-1599 Industrial Road Greater Stanford/San 6/22/21 6 88% - - 103,063 - - 103,063 112,000 Francisco Bay Area

2475 Hanover Street Greater Stanford/San 4/28/21 1 100% - - 83,980 - - 83,980 105,000 Francisco Bay Area

6260, 6290, 6310, 6340, and Sorrento Mesa/San Diego 6/10/21 5 100% 887,000 - 487,023 - - 887,000 ^(3)298,476 6350 Sequence Drive

9601, 9605, 9609, 9613, and Rockville/Maryland 5/12/21 5 100% 258,000 94,256 - 595,381 - 947,637 80,382 9615 Medical Center Drive

Other Various Various 5 77% 1,863,280 37,267 205,983 49,839 - 2,156,369 247,597

24 96% 4,133,280 131,523 1,140,916 885,220 - 5,543,049 1,078,455

Completed in July 2021:

Other Various Various 13 91% - - 496,070 335,825 - 831,895 387,941

Pending acquisitions:

Charles Park Cambridge/Greater BostonDecember2 N/A TBD^(5) 400,000 - - - 400,000 815,000 2021

Mercer Mega Block Lake Union/Seattle 2H21^(6)- N/A 800,000 - - - - 800,000 143,500

2 800,000 400,000 - - - 1,200,000 958,500

64 5,307,706 1,380,934 2,068,052 2,574,292 80,032 10,663,126 4,298,646

Other future acquisitions 661,354

2021 acquisitions $ 4,960,000



2021 guidance range $4,460,000 - $5,460,000



We expect to provide total estimated costs and related yields for development and redevelopment projects in the future, subsequent to the(1) commencement of construction. Refer to "New Class A development and redevelopment properties: current projects" in our Supplemental Information for additional details on active development and redevelopment projects.

(2) Represents the operating component of our value-creation acquisitions that is not expected to undergo development or redevelopment.

Represents total square footage upon completion of development or redevelopment of a new Class A property. Square footage presented includes RSF of buildings currently in operations with future development or(3) redevelopment opportunities. We intend to demolish and develop or redevelop the existing properties upon expiration of the existing in-place leases. Refer to "Definitions and reconciliations" of this Supplemental Information for additional details on value-creation square feet currently included in rental properties.

(4) Upon acquisition of this property, we entered into a 12-year lease with Moderna, Inc.

(5) We expect to pursue additional entitlement opportunities for future development of additional office/laboratory space.

We continue to diligently work through various long-lead-time due diligence(6) items. We are working toward completion of all due diligence items as soon as possible.

Dispositions and Sales of Partial Interest

June 30, 2021

(Dollars in thousands)



Capitalization Consideration Rate Sales Pricein Excess of Property Submarket/Market Date ofInterestRSF Capitalization Sales Price per RSF Book Value^(2) Sale Sold Rate^(1) (Cash Basis)^(1)



Completed through July 26, 2021:

213 East Grand Avenue South San Francisco/ 4/22/2170% 300,9304.5 % 4.0 % $ 301,000$ 1,429 $ 103,679 San Francisco Bay Area

400 Dexter Avenue NorthLake Union/Seattle 7/23/2170% 290,1114.1 % 4.2 % 254,814 $ 1,255 $ 95,467

Land Other/San Diego 3/12/21100% 185,000N/A N/A 22,900 N/A ^(3)



$ 578,714

Pending dispositions or sales of partial interest:

Pending^(4) Various TBD TBD $285,000 - $385,000 TBD TBD



2021 guidance range $1,670,000 - $2,170,000





Capitalization rates are calculated based upon net operating income and net(1) operating income (cash basis) annualized for the quarter preceding the date on which the property is sold.

We retained control over the newly formed real estate joint venture and therefore continued to consolidate this property. We accounted for the(2) difference between the consideration received and the book value of the interest sold as an equity transaction, with no gain or loss recognized in earnings.

During the three months ended March 31, 2021, we recognized $2.8 million of(3) gains on sales of real estate related to the completion of two real estate dispositions.

(4) Represents transactions in various stages of completion ranging from receipt of offers to signed purchase and sale agreements.

Guidance

June 30, 2021

(Dollars in millions, except per share amounts)

On June 14, 2021, we issued a current report on Form 8-K providing updatesto key 2021 guidance items in connection with our public offering of commonstock. The following updated guidance is based on our current view of existingmarket conditions and assumptions for the year ending December 31, 2021. Ourupdated guidance does not reflect any significant changes from June 14, 2021,except as noted in the summary of key changes in guidance tables below. Also,refer to our discussion of "forward-looking statements" on page 7 of thisEarnings Press Release for additional details.

2021 Guidance 2021 Guidance

Summary of Key Changes in Guidance As of 7/26/21As of 6/14/21Summary of Key Changes in Guidance As of 7/26/21 As of 6/14/21

EPS, FFO per share, and FFO per share, as adjusted See updates below Greater than orGreater than orFixed-charge coverage ratio - 4Q21 annualized Same property net operating income increase 2.0% to 4.0% 1.7% to 3.7% equal to 5.0x equal to 4.8x

Same property net operating income increase (cash basis)4.7% to 6.7% 4.3% to 6.3%



Projected 2021 Earnings per Share and Funds From Operations per Share Attributable to Alexandria's Common Stockholders - Diluted

As of 7/26/21 As of 6/14/21

Earnings per share^(1) $3.46 to $3.54$1.60 to $1.70

Depreciation and amortization of real estate assets 5.50 5.50

Gain on sales of real estate (0.02) (0.02)

Impairment of real estate - rental properties 0.05 0.04

Allocation to unvested restricted stock awards (0.04) (0.03)

Funds from operations per share^(2) $8.95 to $9.03$7.09 to $7.19

Unrealized (gains) losses on non-real estate investments (1.39) 0.34

Realized gains on non-real estate investments^(3) (0.41) (0.17)

Impairment of real estate 0.02 -

Loss on early extinguishment of debt 0.47 0.49

Allocation to unvested restricted stock awards 0.01 (0.01)

Other 0.06 (0.04)

Funds from operations per share, as adjusted^(2) $7.71 to $7.79$7.70 to $7.80

Midpoint $7.75 $7.75

Key Assumptions Low High

Occupancy percentage in North America as of December 31, 202194.3%94.9%

Lease renewals and re-leasing of space:

Rental rate increases 31.0%34.0%

Rental rate increases (cash basis) 18.0%21.0%

Same property performance:

Net operating income increase 2.0% 4.0%

Net operating income increase (cash basis) 4.7% 6.7%

Straight-line rent revenue $119$129

General and administrative expenses $146$151

Capitalization of interest $172$182

Interest expense $128$138

Key Credit Metrics 2021 Guidance

Net debt and preferred stock to Adjusted EBITDA - 4Q21 annualizedLess than or equal to 5.2x

Fixed-charge coverage ratio - 4Q21 annualized Greater than or equal to 5.0x

Key Sources and Uses of Capital Range Certain Midpoint Completed Items

Sources of capital:

Net cash provided by operating activities after dividends $210 $250 $ 230

Incremental debt 1,215 875 1,045

2020 debt capital proceeds held in cash 150 250 200

Real estate dispositions and partial interest sales (refer to page 5)1,670 2,170 1,920$579

Common equity 2,975 3,975 3,475$3,048^(4)

Total sources of capital $6,220$7,520$ 6,870

Uses of capital:

Construction $1,760$2,060$ 1,910

Acquisitions 4,460 5,460 4,960$3,340

Total uses of capital $6,220$7,520$ 6,870

Incremental debt (included above):

Issuance of unsecured senior notes payable $1,750$1,750$ 1,750$1,750

Principal repayments of unsecured senior notes payable (650) (650) (650)$(650)

Unsecured senior line of credit, commercial paper, and other 115 (225) (55)

Incremental debt $1,215$875 $ 1,045



Excludes unrealized gains or losses after June 30, 2021, that are required(1) to be recognized in earnings and are excluded from funds from operations per share, as adjusted.

Refer to "Funds from operations and funds from operations, as adjusted,(2) attributable to Alexandria's common stockholders" in "Definitions and reconciliations" of our Supplemental Information for additional details.

(3) Refer to "Funds from operations and funds from operations per share" of this Earnings Press Release for additional details.

Refer to "Key capital events" on page 3 of this Earnings Press Release for additional details on our June 2021 public offering of common stock. During(4) the six months ended June 30, 2021, we issued 13.8 million shares of common stock and received net proceeds of $2.3 billion. We expect to issue 4.6 million shares in 2H21 to settle our remaining outstanding forward equity sales agreements and receive net proceeds of approximately $778.4 million.

Earnings Call Information and About the CompanyJune 30, 2021

We will host a conference call on Tuesday, July 27, 2021, at 3:00 p.m. Eastern Time ("ET")/noon Pacific Time ("PT"), which is open to the general public, to discuss our financial and operating results for the second quarter ended June 30, 2021. To participate in this conference call, dial (833) 366-1125 or (412) 902-6738 shortly before 3:00 p.m. ET/noon PT and ask the operator to join the call for Alexandria Real Estate Equities, Inc. The audio webcast can be accessed at www.are.com in the "For Investors" section. A replay of the call will be available for a limited time from 5:00 p.m. ET/2:00 p.m. PT on Tuesday, July 27, 2021. The replay number is (877) 344-7529 or (412) 317-0088, and the access code is 10156073.

Additionally, a copy of this Earnings Press Release and Supplemental Information for the second quarter ended June 30, 2021, is available in the "For Investors" section of our website at www.are.com or by following this link: http://www.are.com/fs/2021q2.pdf.

For any questions, please contact Joel S. Marcus, executive chairman and founder; Stephen A. Richardson, co-chief executive officer; Peter M. Moglia, co-chief executive officer and co-chief investment officer; Dean A. Shigenaga, president and chief financial officer; or Paula Schwartz, managing director of Rx Communications Group, at (917) 322-2216; or Sara M. Kabakoff, vice president - communications, at (626) 578-0777.

About the Company

Alexandria Real Estate Equities, Inc. (NYSE:ARE), an S&P 500(r) urban office real estate investment trust ("REIT"), is the first, longest-tenured, and pioneering owner, operator, and developer uniquely focused on collaborative life science, agtech, and technology campuses in AAA innovation cluster locations, with a total market capitalization of $36.3 billion as of June 30, 2021, and an asset base in North America of 58.1 million square feet ("SF"). The asset base in North America includes 36.7 million RSF of operating properties and 3.4 million RSF of Class A properties undergoing construction, 7.7 million RSF of near-term and intermediate-term development and redevelopment projects, and 10.3 million SF of future development projects. Founded in 1994, Alexandria pioneered this niche and has since established a significant market presence in key locations, including Greater Boston, the San Francisco Bay Area, New York City, San Diego, Seattle, Maryland, and Research Triangle. Alexandria has a longstanding and proven track record of developing Class A properties clustered in urban life science, agtech, and technology 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, agtech, and technology 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. For additional information on Alexandria, please visit www.are.com.

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This document includes "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. Such forward-looking statements include, without limitation, statements regarding our 2021 earnings per share attributable to Alexandria's common stockholders - diluted, 2021 funds from operations per share attributable to Alexandria's common stockholders - diluted, net operating income, and our projected sources and uses of capital. You can identify the forward-looking statements by their use of forward-looking words, such as "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. These forward-looking statements are based on our current expectations, beliefs, projections, future plans and strategies, anticipated events or trends, and similar expressions concerning matters that are not historical facts, as well as a number of assumptions concerning future events. There can be no assurance that actual results will not be materially higher or lower than these expectations. These statements are subject to risks, uncertainties, assumptions, and other important factors that could cause actual results to differ materially from the results discussed in the forward-looking statements. Factors that might cause such a difference include, without limitation, our failure to obtain capital (debt, construction financing, and/or equity) or refinance debt maturities, increased interest rates and operating costs, adverse economic or real estate developments in our markets (including the impact of the ongoing COVID-19 pandemic), our failure to successfully place into service and lease any properties undergoing development or redevelopment and our existing space held for future development or redevelopment (including new properties acquired for that purpose), our failure to successfully operate or lease acquired properties, decreased rental rates, increased vacancy rates or failure to renew or replace expiring leases, defaults on or non-renewal of leases by tenants, adverse general and local economic conditions, an unfavorable capital market environment, decreased leasing activity or lease renewals, failure to obtain LEED and other healthy building certifications and efficiencies, and other risks and uncertainties detailed in our filings with the Securities and Exchange Commission ("SEC"). Accordingly, you are cautioned not to place undue reliance on such forward-looking statements. All forward-looking statements are made as of the date of this Earnings Press Release and Supplemental Information, and unless otherwise stated, we assume no obligation to update this information and expressly disclaim any obligation to update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise. For more discussion relating to risks and uncertainties that could cause actual results to differ materially from those anticipated in our forward-looking statements, and risks to our business in general, please refer to our SEC filings, including our most recent annual report on Form 10-K and any subsequent quarterly reports on Form 10-Q.

For additional discussion of the risks and other potential impacts posed by the outbreak of the COVID-19 pandemic and uncertainties we, our tenants, and the global and national economies face as a result, see the sections entitled "Risk Factors" and "Management's Discussion and Analysis of Financial Condition and Results of Operations" in our annual report on Form 10-K filed with the SEC on February 1, 2021.

Alexandria(r), Lighthouse Design(r) logo, Building the Future of Life-Changing Innovation(tm), That's What's in Our DNA(r), Labspace(r), Alexandria Center(r), Alexandria Technology Square(r), Alexandria Technology Center(r), Alexandria Innovation Center(r), and Alexandria Summit(r) are copyrights and trademarks of Alexandria Real Estate Equities, Inc. All other company names, trademarks, and logos referenced herein are the property of their respective owners.

Consolidated Statements of Operations

June 30, 2021

(Dollars in thousands, except per share amounts)



Three Months Ended Six Months Ended

6/30/21 3/31/21 12/31/20 9/30/20 6/30/20 6/30/21 6/30/20

Revenues:

Income from rentals $508,371$478,695$461,335$543,412$435,856$987,066$873,461

Other income 1,248 1,154 2,385 1,630 1,100 2,402 3,414

Total revenues 509,619 479,849 463,720 545,042 436,956 989,468 876,875



Expenses:

Rental operations 143,955 137,888 136,767 140,443 123,911 281,843 253,014

General and administrative 37,880 33,996 32,690 36,913 31,775 71,876 63,738

Interest 35,158 36,467 37,538 43,318 45,014 71,625 90,753

Depreciation and amortization 190,052 180,913 177,750 176,831 168,027 370,965 343,523

Impairment of real estate 4,926 5,129 25,177 7,680 13,218 10,055 15,221

Loss on early extinguishment of debt - 67,253 7,898 52,770 - 67,253 -

Total expenses 411,971 461,646 417,820 457,955 381,945 873,617 766,249



Equity in earnings of unconsolidated real estate joint ventures 2,609 3,537 3,593 3,778 3,893 6,146 777

Investment income 304,263 1,014 255,137 3,348 184,657 305,277 162,836

Gain on sales of real estate - 2,779 152,503 1,586 - 2,779 -

Net income 404,520 25,533 457,133 95,799 243,561 430,053 274,239

Net income attributable to noncontrolling interests (19,436) (17,412) (15,649) (14,743) (13,907) (36,848) (25,820)

Net income attributable to Alexandria Real Estate Equities, Inc.'s stockholders 385,084 8,121 441,484 81,056 229,654 393,205 248,419

Net income attributable to unvested restricted stock awards (4,521) (2,014) (5,561) (1,730) (3,054) (4,663) (3,574)

Net income attributable to Alexandria Real Estate Equities, Inc.'s common $380,563$6,107 $435,923$79,326 $226,600$388,542$244,845stockholders



Net income per share attributable to Alexandria Real Estate Equities, Inc.'s common stockholders:

Basic $2.61 $0.04 $3.26 $0.64 $1.82 $2.74 $1.99

Diluted $2.61 $0.04 $3.26 $0.63 $1.82 $2.74 $1.99



Weighted-average shares of common stock outstanding:

Basic 145,825 137,319 133,688 124,901 124,333 141,596 122,883

Diluted 146,058 137,688 133,827 125,828 124,448 141,896 123,117



Dividends declared per share of common stock $1.12 $1.09 $1.09 $1.06 $1.06 $2.21 $2.09

Consolidated Balance Sheets

June 30, 2021

(In thousands)





6/30/21 3/31/21 12/31/20 9/30/20 6/30/20

Assets

Investments in real estate $21,692,385$20,253,418$18,092,372$17,600,648$16,281,125

Investments in unconsolidated real estate joint ventures 323,622 325,928 332,349 330,792 326,858

Cash and cash equivalents 323,876 492,184 568,532 446,255 206,860

Restricted cash 33,697 42,219 29,173 38,788 34,680

Tenant receivables 6,710 7,556 7,333 7,641 7,208

Deferred rent 781,600 751,967 722,751 719,552 688,749

Deferred leasing costs 321,005 294,328 272,673 266,440 274,483

Investments 1,999,283 1,641,811 1,611,114 1,330,945 1,318,465

Other assets 1,536,672 1,424,935 1,191,581 1,169,610 930,680

Total assets $27,018,850$25,234,346$22,827,878$21,910,671$20,069,108



Liabilities, Noncontrolling Interests, and Equity

Secured notes payable $227,984 $229,406 $230,925 $342,363 $344,784

Unsecured senior notes payable 8,313,025 8,311,512 7,232,370 7,230,819 6,738,486

Unsecured senior line of credit and commercial paper 299,990 - 99,991 249,989 440,000

Accounts payable, accrued expenses, and other liabilities 1,825,387 1,750,687 1,669,832 1,609,340 1,343,181

Dividends payable 170,647 160,779 150,982 143,040 133,681

Total liabilities 10,837,033 10,452,384 9,384,100 9,575,551 9,000,132



Commitments and contingencies



Redeemable noncontrolling interests 11,567 11,454 11,342 11,232 12,122



Alexandria Real Estate Equities, Inc.'s stockholders' equity:

Common stock 1,507 1,457 1,367 1,333 1,246

Additional paid-in capital 14,194,023 12,994,748 11,730,970 10,711,119 9,443,274

Accumulated other comprehensive loss (4,508) (5,799) (6,625) (10,638) (13,080)

Alexandria Real Estate Equities, Inc.'s stockholders' equity 14,191,022 12,990,406 11,725,712 10,701,814 9,431,440

Noncontrolling interests 1,979,228 1,780,102 1,706,724 1,622,074 1,625,414

Total equity 16,170,250 14,770,508 13,432,436 12,323,888 11,056,854

Total liabilities, noncontrolling interests, and equity $27,018,850$25,234,346$22,827,878$21,910,671$20,069,108

Funds From Operations and Funds From Operations per ShareJune 30, 2021(In thousands)

The following table presents a reconciliation of net income (loss) attributable to Alexandria's common stockholders, the most directly comparable financial measure presented in accordance with U.S. generally accepted accounting principles ("GAAP"), including our share of amounts from consolidated and unconsolidated real estate joint ventures, to funds from operations attributable to Alexandria's common stockholders - diluted, and funds from operations attributable to Alexandria's common stockholders - diluted, as adjusted, for the periods below:

Three Months Ended Six Months Ended

6/30/21 3/31/21 12/31/20 9/30/20 6/30/20 6/30/21 6/30/20

Net income attributable to Alexandria's common stockholders $380,563 $6,107 $435,923$79,326 $226,600$388,542$244,845

Depreciation and amortization of real estate assets 186,498 177,720 173,392 173,622 165,040 364,218 337,668

Noncontrolling share of depreciation and amortization from consolidated real (16,301) (15,443) (15,032) (15,256) (15,775) (31,744) (31,645) estate JVs

Our share of depreciation and amortization from unconsolidated real estate JVs 4,135 3,076 2,976 2,936 2,858 7,211 5,501

Gain on sales of real estate - (2,779) (152,503)(1,586) - (2,779) -

Impairment of real estate - rental properties 1,754 5,129 25,177 7,680 - 6,883 7,644

Allocation to unvested restricted stock awards (2,191) (201) (420) (1,261) (2,228) (4,427) (4,531)

Funds from operations attributable to Alexandria's common stockholders - 554,458 173,609 469,513 245,461 376,495 727,904 559,482 diluted^(1)

Unrealized (gains) losses on non-real estate investments (244,031) 46,251 (233,538)14,013 (171,652)(197,780)(154,508)

Realized gains on non-real estate investments (34,773) ^(2)(22,919) - - - (57,692) -

Impairment of non-real estate investments - - - - 4,702 - 24,482

Impairment of real estate 3,172 - - - 13,218 3,172 15,221

Loss on early extinguishment of debt - 67,253 7,898 52,770 - 67,253 -

Termination fee - - - (86,179) - - -

Acceleration of stock compensation expense due to executive officer resignation - - - 4,499 - - -

Allocation to unvested restricted stock awards 3,428 (1,208) 2,774 179 2,251 2,382 1,711

Funds from operations attributable to Alexandria's common stockholders - $282,254 $262,986$246,647$230,743$225,014$545,239$446,388diluted, as adjusted

Calculated in accordance with standards established by the Nareit Board of Governors. Refer to "Funds from operations and funds from operations, as(1) adjusted, attributable to Alexandria's common stockholders" in the "Definitions and reconciliations" of our Supplemental Information for additional details.

(2) Represents realized gains related to the sales of our investments in two publicly traded biotechnology companies.

Funds From Operations and Funds From Operations per Share (continued)June 30, 2021(In thousands, except per share amounts)

The following table presents a reconciliation of net income (loss) per share attributable to Alexandria'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 per share attributable to Alexandria's common stockholders - diluted, and funds from operations per share attributable to Alexandria's common stockholders - diluted, as adjusted, for the periods below. Per share amounts may not add due to rounding.

Three Months Ended Six Months Ended

6/30/213/31/2112/31/209/30/206/30/206/30/216/30/20

Net income per share attributable to Alexandria's common stockholders - diluted $ 2.61$ 0.04$ 3.26$ 0.63$ 1.82$2.74 $ 1.99

Depreciation and amortization of real estate assets 1.19 1.20 1.21 1.28 1.22 2.39 2.53

Gain on sales of real estate - (0.02) (1.14) (0.01) - (0.02) -

Impairment of real estate - rental properties 0.01 0.04 0.19 0.06 - 0.05 0.06

Allocation to unvested restricted stock awards (0.01) - (0.01) (0.01) (0.01) (0.03) (0.04)

Funds from operations per share attributable to Alexandria's common 3.80 1.26 3.51 1.95 3.03 5.13 4.54 stockholders - diluted

Unrealized (gains) losses on non-real estate investments (1.67) 0.34 (1.75) 0.11 (1.38) (1.39) (1.25)

Realized gains on non-real estate investments (0.24) (0.17) - - - (0.41) -

Impairment of non-real estate investments - - - - 0.04 - 0.20

Impairment of real estate 0.02 - - - 0.11 0.02 0.12

Loss on early extinguishment of debt - 0.49 0.06 0.42 - 0.47 -

Termination fee - - - (0.69) - - -

Acceleration of stock compensation expense due to executive officer resignation - - - 0.04 - - -

Allocation to unvested restricted stock awards 0.02 (0.01) 0.02 - 0.01 0.02 0.02

Funds from operations per share attributable to Alexandria's common $ 1.93$ 1.91$ 1.84$ 1.83$ 1.81$3.84 $ 3.63stockholders - diluted, as adjusted



Weighted-average shares of common stock outstanding - diluted^(1) 146,058137,688133,827 125,828124,448141,896123,117



Refer to "Weighted-average shares of common stock outstanding - diluted" in the(1) "Definitions and reconciliations" of our Supplemental Information for additional details.

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SOURCE Alexandria Real Estate Equities, Inc.