EDGAR 10-K Filing

Company CIK: 1035443
Filing Year: 2025
Filename: 1035443_10-K_2025_0001035443-25-000067.json

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ITEM 1. BUSINESS
ITEM 1. BUSINESS
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. With our founding in 1994, Alexandria pioneered the life science real estate
niche. Alexandria is the preeminent and longest-tenured owner, operator, and developer of collaborative Megacampus™ ecosystems
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 December 31, 2024 , Alexandria has a total market capitalization of
$29.0 billion and an asset base in North America that includes 39.8 million RSF of operating properties and 4.4 million RSF of Class
A/A+ properties undergoing construction .
We develop dynamic Megacampus ecosystems that enable and inspire the world’s most brilliant minds and innovative
companies to create life-changing scientific and technological innovations. We believe in the utmost professionalism, humility, and
teamwork. Our tenants include multinational pharmaceutical companies; public and private biotechnology companies; life science
product, service, and medical device companies; digital health, technology, and agtech companies; academic and medical research
institutions; U.S. government research agencies; non-profit organizations; and venture capital firms. Alexandria has a longstanding
and proven track record of developing Class A/A+ properties clustered in highly dynamic and collaborative Megacampus
environments that enhance our tenants’ 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 December 31, 2024 , we had 391 properties in North America consisting of approximately 44.1 million RSF of
operating properties and new Class A/A+ development and redevelopment properties under construction , including 67 operating
properties and development projects that are held by consolidated real estate joint ventures and four properties that are held by
unconsolidated real estate joint ventures. The occupancy percentage of our operating properties in North America was 94.6% as of
December 31, 2024 . The 10-year average occupancy percentage of our operating properties as of December 31, 2024 was 96% .
Investment-grade or publicly traded large cap tenants represented 52% of our total annual rental revenue in effect as of
December 31, 2024 . Additional information regarding our consolidated and unconsolidated real estate joint ventures is included in
“ Item 7. Management’s discussion and analysis of financial condition and results of operations ” in this annual report on Form 10-K.
For information regarding risk factors that may affect us, refer to “ Item 1A. Risk factors ” and “ Item 7. Management’s discussion and
analysis of financial condition and results of operations ” in this annual report on Form 10-K.
Business objective and strategies
A key element of our business strategy is our unique focus on Class A/A+ properties primarily located in collaborative
Megacampus™ ecosystems in AAA life science innovation clusters. Our Megacampus ecosystems are designed for optionality and
scalability, offering our tenants a clear path to address their growth requirements, including through our future developments and
redevelopments. Strategically located near top academic and medical research institutions and equipped with curated amenities and
services, and convenient access to transit, our Megacampus ecosystems 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,
broad, and longstanding real estate and life science industry relationships in order to retain tenants, identify and attract new and leading
tenants, and source additional real estate.
Our tenant base is broad and diverse within the life science industry. For a more detailed description of our properties and
tenants, refer to “ Item 2. Properties ” in this annual report on Form 10-K. We have an experienced Board of Directors (the “Board”) and
are led by an executive and senior management team with extensive experience in the real estate and life science industries.
Acquisitions
We seek to identify and acquire high-quality properties in our cluster markets. Critical evaluation of prospective property
acquisitions is an essential component of our acquisition strategy. When evaluating acquisition opportunities, we assess a full range of
matters relating to the prospective property or properties, including:
• Proximity to centers of innovation and technological advances;
• Location of the property and our strategy in the relevant market, including our Megacampus strategy;
• Quality of existing and prospective tenants;
• Condition and capacity of the building infrastructure;
• Physical condition of the structure and common area improvements;
• Quality and generic characteristics of the improvements;
• Opportunities available for leasing vacant space and for re-tenanting or renewing occupied space;
• Availability of and/or ability to add appropriate tenant amenities;
• Availability of land for future ground-up development of new space;
• Opportunities to generate higher rent through redevelopment of existing space;
• The property’s unlevered yields;
• Potential impacts of climate change and extreme weather conditions; and
• Our ability to increase the property’s long-term financial returns.
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, as well as property enhancements identified during the underwriting of certain acquired properties. These efforts
are primarily concentrated in collaborative Megacampus ecosystems within AAA life science innovation clusters, as well as other
strategic locations that support innovation and growth. 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 or
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.
Another key component of our business model is our redevelopment of acquired office, warehouse, or shell space into high-
quality, generic, and reusable laboratory space that can be leased at higher rental rates. Our redevelopment strategy generally includes
significant pre-leasing of projects prior to the commencement of redevelopment.
Non-real estate investments
We hold investments in publicly traded companies and privately held entities primarily involved in the life science industry. We
invest primarily in highly innovative entities whose focus on the development of therapies and products that advance human health and
transform patients’ lives is aligned with Alexandria’s purpose of making a positive and meaningful impact on the health, safety, and well-
being of the global community. Our status as a REIT limits our ability to make such non-real estate investments. Therefore, we conduct,
and will continue to conduct, our non-real estate investment activities in a manner that complies with REIT requirements.
Balance sheet and financial strategy
We seek to maximize balance sheet liquidity and flexibility, cash flows, and cash available for distribution to our stockholders
through the ownership, operation, management, and selective acquisition, development, and redevelopment of new Class A/A+
properties primarily located in collaborative Megacampus ecosystems in AAA life science innovation clusters, as well as the prudent
management of our balance sheet. In particular, we seek to maximize balance sheet liquidity and flexibility, cash flows, and cash
available for distribution to our stockholders by:
• Maintaining access to diverse sources of capital, which include, among others, net cash flows from operating activities
after dividends, incremental leverage-neutral debt supported by growth in EBITDA, strategic value harvesting and asset
recycling through real estate dispositions and sales of partial interests, non-real estate investment sales, sales of equity,
and joint venture capital;
• Maintaining significant liquidity through borrowing capacity under our unsecured senior line of credit and commercial
paper program, secured construction loans, marketable securities, issuances of forward equity contracts from time to time,
and cash, cash equivalents, and restricted cash;
• Continuing to improve our credit profile;
• Minimizing the amount of debt maturing in a single year;
• Maintaining commitment to long-term capital to fund growth;
• Maintaining low to modest leverage;
• Minimizing variable interest rate risk;
• Generating high-quality, strong, and increasing operating cash flows;
• Selectively selling real estate assets, including land parcels, non-core operating assets, and sales of partial interests, and
reinvesting the proceeds into our highly leased value-creation development and redevelopment projects;
• Allocating capital to Class A/A+ properties located in collaborative Megacampus™ ecosystems in AAA life science
innovation clusters;
• Maintaining geographic diversity in intellectual centers of innovation;
• Selectively acquiring high-quality life science space in our target innovation cluster submarkets at prices that enable us to
realize attractive returns;
• Selectively developing properties in our target innovation cluster submarkets;
• Selectively redeveloping acquired office, warehouse, or shell space, or newly acquired properties, into high-quality,
generic, and reusable laboratory space that can be leased at higher rental rates in our target innovation cluster
submarkets;
• Renewing existing tenant space at higher rental rates to the extent possible;
• Minimizing tenant improvement costs;
• Improving investment returns through the leasing of vacant space and the replacing of existing tenants with new tenants
at higher rental rates;
• Executing leases with high-quality tenants and proactively monitoring tenant health;
• Maintaining solid occupancy while attaining high rental rates;
• Realizing contractual rental rate escalations; and
• Implementing effective cost control measures, including negotiating pass-through provisions in tenant leases for operating
expenses and certain capital expenditures.
Competition
In general, other laboratory and technology properties are located in close proximity to our properties. The amount of rentable
space available in any market could have a material effect on our ability to rent space and on the rental rates we can attain for our
properties. In addition, we compete for investment opportunities with other REITs, insurance companies, pension and investment funds,
private equity entities, partnerships, developers, investment companies, owners/occupants, and foreign investors. Many of these
entities have substantially greater financial resources than we do and may be able to invest more than we can or accept more risk than
we are willing to accept. These entities may be less sensitive to risks with respect to the creditworthiness of a tenant or the overall
expected returns from real estate investments. In addition, as a result of their financial resources, our competitors may offer more free
rent concessions, lower rental rates, or higher tenant improvement allowances in order to attract tenants. These leasing incentives
could hinder our ability to maintain or raise rents and attract or retain tenants. Competition may also reduce the number of suitable
investment opportunities available to us or may increase the bargaining power of property owners seeking to sell. Competition in
acquiring existing properties and land, both from institutional capital sources and from other REITs, has been very strong over the past
several years; however, we believe we have differentiated ourselves from our competitors. With our founding in 1994, Alexandria
pioneered the life science real estate niche. Today, we are the preeminent and longest-tenured owner, operator, and developer of
collaborative Megacampus ecosystems in AAA life science innovation cluster locations. We continue to maintain and cultivate many of
the most important and strategic relationships in the life science industry.
Segment information
As of December 31, 2024 , our operating segments consist of the following geographic markets: Greater Boston, San
Francisco Bay Area, San Diego, Seattle, Maryland, Research Triangle, New York City, Texas, and Canada . Refer to Note 18 -
“Segment information” to our consolidated financial statements in Item 15 in this annual report on Form 10-K for additional information.
Regulation
General
Properties in our markets are subject to various laws, ordinances, and regulations, including regulations relating to common
areas. We believe we have the necessary permits and approvals to operate each of our properties.
Americans with Disabilities Act
Our properties must comply with Title III of the Americans with Disabilities Act of 1990 (“ADA”) to the extent that such
properties are “public accommodations” as defined by the ADA. The ADA may require removal of structural barriers to permit access by
persons with disabilities in certain public areas of our properties where such removal is readily achievable. We believe that our
properties are in substantial compliance with the ADA and that we will not be required to incur substantial capital expenditures to
address the requirements of the ADA. However, noncompliance with the ADA could result in the imposition of fines or an award of
damages to private litigants. The obligation to make readily achievable accommodations is an ongoing one, and we will continue to
assess our properties and make alterations as appropriate in this respect.
Environmental matters
Under various environmental protection laws, a current or previous owner or operator of real estate may be liable for
contamination resulting from the presence or discharge of hazardous or toxic substances at that property and may be required to
investigate and remediate contamination located on or emanating from that property. Such laws often impose liability without regard to
whether the owner or operator knew of, or was responsible for, the presence of the contaminants, and the liability may be joint and
several. Previous owners may have used some of our properties for industrial and other purposes, so those properties may contain
some level of environmental contamination. The presence of contamination or the failure to remediate contamination at our properties
may expose us to third-party liability or may materially adversely affect our ability to sell, lease, or develop the real estate or to borrow
capital using the real estate as collateral.
State regulations, such as California’s Connelly Act and Proposition 65, among others, require certain building owners and
operators to disclose information on the presence of asbestos or other harmful substances. Some of our properties may have asbestos-
containing building materials. Environmental laws require that asbestos-containing building materials be properly managed and
maintained and may impose fines and penalties on building owners or operators for failure to comply with these requirements. These
laws may also allow third parties to seek recovery from owners or operators for personal injury associated with exposure to asbestos-
containing building materials.
In addition, some of our tenants handle hazardous substances and wastes as part of their routine operations at our properties.
Environmental laws and regulations subject our tenants, and potentially us, to liability resulting from such activities. Environmental
liabilities could also affect a tenant’s ability to make rental payments to us. We require our tenants to comply with these environmental
laws and regulations and to indemnify us against any related liabilities.
Independent environmental consultants have conducted Phase I or similar environmental site assessments on the properties
in our portfolio. Site assessments are intended to discover and evaluate information regarding the environmental condition of the
surveyed property and surrounding properties and do not generally include soil samplings, subsurface investigations, or an asbestos
survey. To date, these assessments have not revealed any material environmental liability that we believe would have a material
adverse effect on our business, assets, or results of operations, and ongoing expenditures to comply with existing environmental
regulations are not expected to be material. Nevertheless, it is possible that the assessments on our properties have not revealed all
environmental conditions, liabilities, or compliance concerns that may have arisen after the review was completed or may arise in the
future; and future laws, ordinances, or regulations may also impose additional material environmental liabilities.
Insurance
With respect to our properties, we carry commercial general liability insurance, and all-risk property insurance, including
business interruption and loss of rental income coverage. We select policy specifications and insured limits that we believe to be
appropriate given the relative risk of loss and the cost of the coverage. In addition, we have obtained earthquake insurance for certain
properties located in the vicinity of known active earthquake zones in an amount and with deductibles we believe are commercially
reasonable. We also carry environmental insurance and title insurance policies on our properties. We generally obtain title insurance
policies when we acquire a property, with each policy covering an amount equal to the initial purchase price of each property.
Accordingly, any of our title insurance policies may be in an amount less than the current value of the related property. Additional
information about risk factors that may affect us is included in “ Item 1A. Risk factors ” in this annual report on Form 10-K.
Available information
Copies of our annual reports on Form 10-K, quarterly reports on Form 10-Q, and current reports on Form 8-K, including any
amendments to the foregoing reports, are available, free of charge, through our corporate website at www.are.com as soon as is
reasonably practicable after such material is electronically filed with, or furnished to, the SEC. The current charters of our Board of
Directors’ Audit, Compensation, and Nominating & Governance Committees, along with our Corporate Governance Guidelines and
Business Integrity Policy and Procedures for Reporting Non-Compliance (the “Business Integrity Policy”), are also available on our
corporate website. Additionally, any amendments to, and waivers of, our Business Integrity Policy that apply to our Chief Executive
Officer or our Chief Financial Officer will be available free of charge on our corporate website in accordance with applicable SEC and
NYSE requirements. Written requests should be sent to Alexandria Real Estate Equities, Inc., 26 North Euclid Avenue , Pasadena ,
California 91101 , Attention: Investor Relations. The public may also download these materials from the SEC’s website at www.sec.gov.
Human capital
As of December 31, 2024 , we had 552 employees . We place a significant focus on building loyalty and trusted relationships
with our employees. We have a Business Integrity Policy that applies to all of our employees, and its receipt and review by each
employee is documented and verified annually. To promote an exceptional corporate culture, Alexandria monitors employee satisfaction,
actively seeks employee feedback, and enhances our employee benefit offerings. We conduct annual performance reviews with our
employees, administer formal employee surveys, and our talent management team holds regular meetings with employees to gather
insights and drive ongoing improvements to the overall employee experience.
We recognize that the fundamental strength of Alexandria is driven by the contributions of each and every team member and
that our future growth relies on their continued success. We make substantial effort to hire, develop, and retain talented employees, and
we have an exceptional track record of promoting highly qualified candidates from within the Company. Our executive and senior
management teams, represented by 62 individuals at senior vice president level and above, have an average of 24 years of real estate
experience, including 13 years with Alexandria. Moreover, our executive management team alone averages 19 years of experience with
the Company. Alexandria’s executive and senior management teams have unique experience and expertise in creating, owning, and
operating highly dynamic and collaborative Megacampus ecosystems in key life science cluster locations. These teams include regional
market directors with leading reputations and longstanding relationships within the life science community in their respective markets.
We believe that our expertise, experience, reputation, and key relationships in the real estate and life science industries provide
Alexandria with significant competitive advantages in attracting new business opportunities.
Our ability to retain talent further supports our business continuity and leadership stability. From 2020 to 2024 , our voluntary
and total turnover rates averaged 4.0% and 8.5% , respectively, which are below the REIT industry averages of 11.0% and 15.0% ,
respectively, as reported in the 2024 Nareit Compensation & Benefits Survey (data for 2023 ).
Offering robust benefits to support our employees’ health and overall success
We provide a robust benefits package intended to meet and exceed the needs of our employees and their families. Our
company-sponsored benefits cover 100% of insurance premiums for both employees and their dependents, and include a wide range of
offerings, such as a high-coverage, low-deductible preferred provider organization (“PPO”) medical plan, PPO dental and orthodontia
coverage, a vision plan, a comprehensive prescription drug program, infertility and family planning benefits, short-term and long-term
disability benefits, and life and accidental death and dismemberment coverage.
Investing in professional development and training
We provide meaningful opportunities for growth and development through a variety of learning opportunities, including
development programs that leverage social learning, instructor-led trainings, on-demand trainings and resources, and a highly utilized
mentoring program. Development programs and trainings cover topics such as leadership development, project management, business
writing, change management, interviewing, presentations, productivity, goal setting, delegation, communication, and feedback. Our
mentoring program enables employees to partner with senior leaders throughout the organization for support and career guidance.

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ITEM 1A. RISK FACTORS
ITEM 1A. RISK FACTORS
Overview
The following risk factors may adversely affect our overall business, financial condition, results of operations, and cash flows;
our ability to make distributions to our stockholders; our access to capital; or the market price of our common stock, as further described
in each risk factor below. In addition to the information set forth in this annual report on Form 10-K, one should carefully review and
consider the information contained in our other reports and periodic filings that we make with the SEC. Those risk factors could
materially affect our overall business, financial condition, results of operations, and cash flows; our ability to make distributions to our
stockholders; our access to capital; or the market price of our common stock. The risks that we describe in our public filings are not the
only risks that we face. Additional risks and uncertainties not presently known to us, or that we currently consider immaterial, also may
materially adversely affect our business, financial condition, and results of operations. Additional information regarding forward-looking
statements is included in the beginning of Part I in this annual report on Form 10-K.
Risk factors summary
An investment in our securities involves various risks. Such risks, including those set forth in the summary of material risks in
this Item 1A, should be carefully considered before purchasing our securities.
Risks related to operating factors
• We may be unable to identify and complete acquisitions, investments, or development or redevelopment projects or to
successfully and profitably operate properties.
• We could default on our ground leases or be unable to renew or re-lease our land or space on favorable terms or at all.
Our tenants may also be unable to pay us rent.
• The cost of maintaining and improving the quality of our properties may be higher than anticipated, and we may be unable
to pass any increased operating costs through to our tenants, which can result in reduced cash flows and profitability.
• We could be held liable for environmental damages resulting from our tenants’ use of hazardous materials, or from
harmful mold, poor air quality, or other defects from our properties, or we could face increased costs in complying with
other environmental laws.
• The loss of services of any of our senior officers or key employees and increased competition for skilled personnel could
adversely affect us and/or increase our labor costs.
• We rely on a limited number of vendors to provide utilities and other services at our properties, and disruption in such
services may have an adverse effect on our operations and financial condition.
• Our insurance policies may not adequately cover all of our potential losses, or we may incur costs due to the financial
condition of our insurance carriers.
• We may change business policies without stockholder approval.
• Failure to maintain effective internal control over financial reporting could have a material adverse effect on our business.
• If we failed to qualify as a REIT, we would be taxed at corporate rates and would not be able to take certain deductions
when computing our taxable income.
• We may not be able to raise sufficient capital to fund our operations due to adverse changes in our credit ratings, our
inability to refinance our existing debt or issue new debt, or our inability to sell existing real estate and non-real estate
assets timely or at optimal prices.
• We may invest or spend the net proceeds from our equity or debt offerings in ways with which our investors may not agree
and in ways that may not earn a profit.
• Our debt service obligations may restrict our ability to engage in some business activities or cause other adverse effects
on our business.
• We face risks and liabilities associated with our investments (including those in connection with short-term liquid
investments) and the companies in which we invest (including properties owned through partnerships, limited liability
companies, and joint ventures, as well as through our non-real estate venture investment portfolio), which expose us to
risks similar to those of our tenant base and additional risks inherent in venture capital investing. We may be limited in our
ability to diversify our investments.
Risks related to market and industry factors
• There are limits on ownership of our stock under which a stockholder may lose beneficial ownership of its shares, as well
as certain provisions of our charter and bylaws that may delay or prevent transactions that otherwise may be desirable to
our stockholders.
• Possible future sales of shares of our common stock could adversely affect its market price.
• We are dependent on the health of the life science industry, and changes within this industry, increased competition, or the
inability of our tenants and non-real estate equity investments within this industry to obtain funding for research,
development, and other operations may adversely impact their ability to make rental payments to us or adversely impact
their value.
• Market disruption and volatility, poor economic conditions in the capital markets and global economy, including in
connection with a widespread pandemic or outbreak of a highly infectious or contagious disease, and tight labor markets
could adversely affect the value of the companies in which we hold equity investments or the ability of tenants and the
companies in which we invest to continue operations, raise additional capital, or access capital from venture capital
investors or financial institutions on favorable terms or at all.
Risks related to government and global factors
• Actions, policy, or key leadership changes in government agencies, or changes to laws or regulations, including those
related to tax, accounting, debt, derivatives, government spending, or funding (including those related to the FDA, the
National Institutes of Health (the “NIH”), the SEC, and other agencies), and drug and healthcare pricing, costs, and
programs could have a significant negative impact on the overall economy, our tenants and companies in which we invest,
and our business.
• Partial or complete government shutdown resulting in temporary closures of agencies could adversely affect our tenants
(some of which are also government agencies) and the companies in which we invest, including delays in the
commercialization of such companies’ products, decreased funding of research and development, or delays surrounding
approval of budget proposals.
• The outbreak of any highly infectious or contagious disease could adversely impact our financial condition and results of
operations, and/or that of our tenants and non-real estate investments.
Risks related to general and other factors
• Social, political, and economic instability, unrest, significant changes, and other circumstances beyond our control,
including circumstances related to changes in the U.S. political landscape, could adversely affect our business operations.
• Seasonal weather conditions, climate change and severe weather, changes in the availability of transportation or labor,
and other related factors may affect our ability to conduct business, the products and services of our tenants, or the
availability of such products and services of our tenants and the companies in which we invest.
• We may be unable to meet our sustainability goals.
• Changes in privacy and information security laws, regulations, policies, and contractual obligations related to data privacy
and security, or our failure to comply with such requirements, could subject us to fines or penalties or increase our cost of
doing business, compliance risks, and potential liability and otherwise adversely affect our business or results of
operations.
• System failures or security incidents through cyberattacks, intrusions, or other methods could disrupt our information
technology networks, enterprise applications, and related systems, cause a loss of assets or data, give rise to remediation
or other expenses, expose us to liability under federal and state laws, and subject us to litigation and investigations, which
could result in substantial reputational damage and adversely affect our business and financial condition.
• The enactment of legislation, including the Inflation Reduction Act of 2022, may adversely impact our financial condition
and results of operations.
We attempt to mitigate the foregoing risks. However, if we are unable to effectively manage the impact of these and other risks,
our ability to meet our investment objectives may be substantially impaired and any of the foregoing risks could materially adversely
affect our financial condition, results of operations, and cash flows, our ability to make distributions to our stockholders, or the market
price of our common stock.
Operating factors
We may be unable to identify and complete acquisitions and successfully operate acquired properties.
We continually evaluate the market of available properties and may acquire properties when opportunities exist. Our ability to
acquire properties on favorable terms and successfully operate them may be exposed to significant risks, including, but not limited to,
the following:
• We may be unable to acquire a desired property because of competition from other real estate investors with significant
capital, including both publicly traded REITs and institutional funds.
• Even if we are able to acquire a desired property, competition from other potential acquirers may significantly increase the
purchase price or result in other less favorable terms.
• Even if we enter into agreements for the acquisition of properties, these agreements are subject to customary conditions
to closing, including completion of due diligence investigations to our satisfaction.
• We may be unable to complete an acquisition because we cannot obtain debt and/or equity financing on favorable terms
or at all.
• We may spend more than budgeted amounts to make necessary improvements or renovations to acquired properties.
• We may be unable to quickly and efficiently integrate new acquisitions, particularly acquisitions of operating properties or
portfolios of properties, into our existing operations.
• Acquired properties may be subject to tax reassessment, which may result in higher-than-expected property tax
payments.
• Market conditions may result in higher-than-expected vacancy rates and lower-than-expected rental rates.
• We may acquire properties subject to liabilities and without any recourse, or with only limited recourse, with respect to
unknown liabilities, such as liabilities for the remediation of undisclosed environmental contamination; claims by tenants,
vendors, or other persons dealing with the former owners of the properties; and claims for indemnification by general
partners, directors, officers, and others indemnified by the former owners of the properties.
The realization of any of the above risks could significantly and adversely affect our ability to meet our financial expectations,
our financial condition, results of operations, and cash flows, our ability to make distributions to our stockholders, the market price of our
common stock, and our ability to satisfy our debt service obligations.
We may suffer economic harm as a result of making unsuccessful acquisitions in new markets.
We may pursue selective acquisitions of properties in markets where we have not previously owned properties. These
acquisitions may entail risks in addition to those we face in other acquisitions where we are familiar with the markets, such as the risk of
not correctly anticipating conditions or trends in a new market and therefore not being able to generate profit from the acquired property.
If this occurs, it could adversely affect our financial condition, results of operations, and cash flows, our ability to make distributions to
our stockholders, our ability to satisfy our debt service obligations, and the market price of our common stock.
The acquisition or development of new properties may give rise to difficulties in predicting revenue potential.
We may continue to acquire additional properties and/or land and may seek to develop our existing land holdings strategically
as warranted by market conditions. These acquisitions and developments could fail to perform in accordance with expectations. If we
fail to accurately estimate occupancy levels, rental rates, lease commencement dates, operating costs, or costs of improvements to
bring an acquired property or a development property up to the standards established for our intended market position, the performance
of the property may be below expectations. Acquired properties may have characteristics or deficiencies affecting their valuation or
revenue potential that we have not yet discovered. We cannot assure our stockholders that the performance of properties acquired or
developed by us will increase or be maintained under our management.
We may fail to achieve the financial results expected from development or redevelopment projects.
There are significant risks associated with development and redevelopment projects, including, but not limited to, the following
possibilities:
• We may not complete development or redevelopment projects on schedule or within budgeted amounts.
• We may be unable to lease development or redevelopment projects on schedule or within projected amounts.
• We may encounter project delays or cancellations due to unavailability of necessary labor and construction materials.
• We may expend funds on, and devote management’s time to, development and redevelopment projects that we may not
complete.
• We may abandon development or redevelopment projects after we begin to explore them, and as a result, we may lose
deposits or fail to recover costs already incurred.
• Market and economic conditions may deteriorate, which can result in lower-than-expected rental rates.
• We may face higher operating costs than we anticipated for development or redevelopment projects, including insurance
premiums, utilities, security, real estate taxes, and costs of complying with changes in government regulations or
increases in tariffs.
• We may face higher requirements for capital improvements than we anticipated for development or redevelopment
projects, particularly in older structures.
• We may be unable to proceed with development or redevelopment projects because we cannot obtain debt and/or equity
financing on favorable terms or at all.
• We may fail to retain tenants that have pre-leased our development or redevelopment projects if we do not complete the
construction of these properties in a timely manner or to the tenants’ specifications.
• Tenants that have pre-leased our development or redevelopment projects may file for bankruptcy or become insolvent, or
otherwise elect to terminate their lease prior to delivery, which may adversely affect the income produced by, and the
value of, our properties or require us to change the scope of the project, which may potentially result in higher construction
costs, significant project delays, or lower financial returns.
• We may encounter delays, refusals, unforeseen cost increases, and other impairments resulting from third-party litigation,
natural disasters, or severe weather conditions.
• We may encounter delays or refusals in obtaining all necessary zoning, land use, building, occupancy, and other required
government permits and authorizations.
• We may be unable to proceed with our development or redevelopment projects as anticipated due to changing zoning,
land use, building, occupancy, or other government codes or regulations.
• Development or redevelopment projects may have defects we do not discover through our inspection processes, including
latent defects that may not reveal themselves until many years after we put a property in service.
The realization of any of the above risks could significantly and adversely affect our ability to meet our financial expectations,
our financial condition, results of operations, and cash flows, our ability to make distributions to our stockholders, the market price of our
common stock, and our ability to satisfy our debt service obligations.
We may face increased risks and costs associated with volatility in commodity and labor prices or as a result of
supply chain or procurement disruptions, which may adversely affect the status of and returns on our construction projects.
The price of commodities and skilled labor for our construction projects may increase unpredictably due to external factors,
including, but not limited to, performance of third-party suppliers and contractors; overall market supply and demand; inflationary
pricing; government regulation; international trade; and changes in general business, economic, or political conditions. As a result, the
costs of raw construction materials and skilled labor required for the completion of our development and redevelopment projects may
fluctuate significantly from time to time.
We rely on a number of third-party suppliers and contractors to supply raw materials and skilled labor for our construction
projects. We believe we have favorable relationships with our suppliers and contractors. We have not encountered significant difficulty
collaborating with our suppliers and contractors and obtaining materials and skilled labor, nor experienced significant delays due to
disputes, work stoppages, or contractors’ misconduct or failure to perform. While we do not rely on any single supplier or vendor for the
majority of our materials and skilled labor, we may experience difficulties obtaining necessary materials from suppliers or vendors
whose supply chains might become impacted by economic or political changes, or difficulties obtaining adequate skilled labor from
third-party contractors in a tightening labor market. It is uncertain whether we would be able to source the essential commodities,
supplies, materials, and skilled labor timely or at all without incurring significant costs or delays, particularly during times of economic
uncertainty resulting from events outside of our control. We may be forced to purchase supplies and materials in larger quantities or in
advance of when we would typically purchase them. This may cause us to require use of capital sooner than anticipated. Alternatively,
we may also be forced to seek new third-party suppliers or contractors, whom we have not worked with in the past, and it is uncertain
whether these new suppliers will be able to adequately meet our materials or labor needs. Our dependence on unfamiliar supply chains
or relatively small supply partners may adversely affect the cost and timely completion of our construction projects. In addition, we may
be unable to compete with entities that may have more favorable relationships with their suppliers and contractors or greater access to
the required construction materials and skilled labor.
In addition, new climate change-related initiatives entered into by the U.S. government in collaboration with partner countries
through global climate agreements may impose stricter requirements for building materials, such as lumber, steel, and concrete, which
could significantly increase our construction costs if the manufacturers and suppliers of our materials are burdened with expensive cap-
and-trade or similar regulations or requirements, and the costs of which are passed onto customers like us. As a result of the factors
discussed above, we may be unable to complete our development or redevelopment projects timely and/or within our budget, which
may affect our ability to lease space to potential tenants and adversely affect our business, financial condition, and results of operations.
If we fail to identify and develop relationships with a sufficient number of qualified suppliers and contractors, the
quality and status of our construction projects may be adversely affected.
We believe we have favorable relationships with our existing suppliers and contractors, and we generally have not
encountered difficulty collaborating with and obtaining materials and skilled labor, nor experienced significant delays or increases in
overall project costs due to disputes, work stoppages, or contractors’ misconduct or failure to perform. However, it is possible we may
experience these events in the future, or our existing suppliers and contractors may encounter supply chain disruptions from time to
time that hinder their ability to supply necessary materials and labor to us. As a result, we may be forced to seek new resources for our
construction needs. We may become reliant on unfamiliar supply chains or relatively small supply partners, which may cause
uncertainty in the quality, cost, and timely completion of our construction projects.
Our ability to continue to identify and develop relationships with a sufficient network of qualified suppliers who can adequately
meet our construction timing and quality standards can be a significant challenge, particularly in the event of global supply chain
disruptions. If we fail to identify and develop relationships with a sufficient number of suppliers and contractors who can appropriately
address our construction needs, we may experience disruptions in our suppliers’ logistics or supply chain networks or information
technology systems, and other factors beyond our or our suppliers’ control. If we are unable to access materials and labor to complete
our construction projects within our expected budgets and meet our tenants’ demands and expectations in a timely and efficient
manner, our results of operations, cash flows, and reputation may be adversely impacted.
Our tenants may face increased risks and costs associated with volatility in commodity and labor prices or the prices
or availability of specialized materials or equipment, or as a result of supply chain or procurement disruptions of such items,
which may adversely affect their businesses or financial condition.
Our tenants are generally subject to the same generalized risks of commodity and labor price increases and supply chain or
procurement as we and many other companies are. A number of our tenants, however, are also involved in highly specialized research
or manufacturing activities that may require unique or custom chemical or biologic materials or sophisticated specialty equipment that is
not widely available and therefore may be particularly susceptible to supply chain disruption. In addition, these tenants may have
complex supply chains due to their specialized activities that are subject to stringent government regulations, which may further hinder
their access to necessary materials and equipment. While we are not aware of such issues materially affecting our tenants to date, it is
possible that these issues may affect our tenants adversely in the future.
We could default on leases for land on which some of our properties are located or held for future development.
If we default under the terms of a ground lease obligation, we may lose the ownership rights to the property subject to the
lease. Prior to the expiration of a ground lease and all of its options, we may not be able to renegotiate a new lease on favorable terms,
if at all. The loss of the ownership rights to these properties or an increase in rental expense could have a material adverse effect on our
financial condition, results of operations, and cash flows, and our ability to satisfy our debt service obligations and make distributions to
our stockholders, as well as the market price of our common stock. Refer to “ Ground lease obligations ” under “ Item 7. Management’s
discussion and analysis of financial condition and results of operations ” in this annual report on Form 10-K for additional information on
our ground lease obligations.
We may not be able to operate properties successfully and profitably.
Our success depends in large part upon our ability to operate our properties successfully. If we are unable to do so, our
business could be adversely affected. The ownership and operation of real estate is subject to many risks that may adversely affect our
business and our ability to make payments to our stockholders, including, but not limited to, the following risks:
• Our properties may not perform as we expect.
• We may have to lease space at rates below our expectations.
• We may not be able to obtain financing on acceptable terms.
• We may not be able to acquire or sell properties when desired or needed due to the illiquid nature of real estate assets.
• We may underestimate the cost of improvements required to maintain or improve space to meet standards established for
the market position intended for that property.
• We may not be able to complete improvements required to maintain or improve space due to unanticipated delays,
significant cost increases by our vendors, or cancellation of construction resulting from shortages in the supply of
necessary construction materials.
The realization of any of the above risks could significantly and adversely affect our ability to meet our financial expectations,
our financial condition, results of operations, and cash flows, our ability to make distributions to our stockholders, the market price of our
common stock, and our ability to satisfy our debt service obligations.
We may experience increased operating costs, which may reduce profitability to the extent that we are unable to pass
those costs through to our tenants.
Our properties are subject to increases in operating expenses, including insurance, property taxes, utilities, administrative
costs, and other costs associated with security, landscaping, and repairs and maintenance of our properties. As of December 31, 2024 ,
approximately 92% of our leases (on an annual rental revenue basis) were triple net leases, which require tenants to pay substantially
all real estate and other rent-related taxes, insurance, utilities, security, common area expenses, and other operating expenses
(including increases thereto) in addition to base rent.
Our operating expenses may increase as a result of tax reassessments that our properties are subject to on a regular basis
(annually, triennially, etc.), which may result in increases in property taxes as property values increase over time. In California, however,
pursuant to the existing state law commonly referred to as Proposition 13, properties are generally reassessed to market value at the
time of change in ownership or completion of construction; thereafter, annual property reassessments are limited to 2% of previously
assessed values. As a result, Proposition 13 generally results in significant below-market assessed values over time. From time to time,
lawmakers and political coalitions initiate efforts to repeal or amend Proposition 13 to eliminate its application to commercial and
industrial properties, which, if successful, may prohibit or limit the passing of increased property tax assessments onto tenants.
Our triple net leases allow us to pass through, among other costs, substantially all real estate and rent-related taxes to our
tenants in the form of tenant recoveries. Consequently, as a result of our triple net leases, we do not expect potential increases on
property taxes as a result of tax reassessments to significantly impact our operating results. We cannot be certain, however, that we will
be able to continue to negotiate pass-through provisions related to taxes in tenant leases in the future, or that higher pass-through
expenses will not lead to lower base rents in the long run as a result of tenants’ not being able to absorb higher overall occupancy
costs. Thus, the repeal of or amendment to Proposition 13 could lead to a decrease in our income from rentals over time. If our
operating expenses increase without a corresponding increase in revenues, our profitability could diminish. In addition, we cannot be
certain that increased costs will not lead our current or prospective tenants to seek space outside of the state of California, which could
significantly hinder our ability to increase our rents or to maintain existing occupancy levels. The repeal of or amendment to Proposition
13 in California may significantly increase occupancy costs for some of our tenants and may adversely impact their financial condition,
ability to make rental payments, and ability to renew lease agreements, which in turn could adversely affect our financial condition,
results of operations, and cash flows and our ability to make distributions to our stockholders.
In addition, compliance with various laws passed in California and other states in which we conduct business may result in
cost increases due to new constraints on our business and the effects of potential non-compliance by us or third-party service
providers. Any changes in connection with compliance could be time consuming and expensive, while failure to timely implement
required changes could subject us to liability for non-compliance, any of which could adversely affect our business, operating results,
and financial condition.
Most of our costs, such as operating and general and administrative expenses, interest expense, and real estate
acquisition and construction costs, are subject to inflation.
As of December 31, 2024 , approximately 97% of our leases (on an annual rental revenue basis) contained effective annual
rent escalations approximating 3% that were either fixed or indexed based on the CPI or another index. We have long-term lease
agreements with our tenants, of which 3% - 11% (based on occupied RSF) expire each year. We believe that these annual lease
expirations allow us to reset these leases to market rents upon renewal or re-leasing and that annual rent escalations within our long-
term leases are generally sufficient to offset the effect of inflation on non-recoverable costs, such as general and administrative and
interest expenses. However, during inflationary periods in which the inflation rate exceeds the annual rent escalation percentages within
our lease contracts, these rate escalations or the resetting of rents from our renewal and re-leasing activities may not adequately offset
the impact of inflation.
Our operating expenses are incurred in connection with, among others, property-related contracted services such as janitorial
and engineering services, utilities, security, repairs and maintenance, and insurance. Property taxes are also impacted by inflationary
changes as taxes are regularly reassessed based on changes in the fair value of our properties located outside of California. As
discussed previously, in California, property taxes are not reassessed based on changes in the fair value of the underlying real estate
asset but are instead limited to a maximum 2% annual increase by law.
Our operating expenses, with the exception of ground lease rental expenses, are typically recoverable through our lease
arrangements, which allow us to pass through substantially all expenses associated with property taxes, insurance, utilities, security,
repairs and maintenance, and other operating expenses (including increases thereto) to our tenants. As of December 31, 2024 ,
approximately 92% of our existing leases (on an annual rental revenue basis) were triple net leases, which allow us to recover
operating expenses, and approximately 92% o f our existing leases (on an annual rental revenue basis) also provided for the recapture
of capital expenditures. Our remaining leases are generally gross leases, which provide for recoveries of operating expenses above the
operating expenses from the initial year within each lease.
Due to our ability to largely recover increases in operating expenses from our triple net leases, inflation typically does not have
a significant adverse effect on our net operating income, results of operations, and operating cash flows at the property level. However,
there is no guarantee that our tenants would be able to absorb these expense increases and to continue to pay us their portion of
operating expenses, capital expenditures, and rent, or to be able to continue operating their businesses or conducting research and
development activities altogether. Alternatively, our tenants may decide to relocate to areas with lower rent and operating expenses
where we may not currently own properties, and, as a result, our tenants may cease leasing properties from us.
Our general and administrative expenses consist primarily of compensation costs, technology services, and professional
service fees. Annually, our employee compensation is adjusted to reflect merit increases; however, to maintain our ability to successfully
compete for the best talent, especially in a talent shortage environment, rising inflation rates may require us to provide compensation
increases beyond historical annual merit increases, which may unexpectedly and/or significantly increase our compensation costs.
Similarly, technology services and professional service fees are also subject to the impact of inflation and generally increase
proportionately with increasing market prices for such services. Consequently, inflation may increase our general and administrative
expenses over time.
During inflationary periods, interest rates have historically increased. For instance, to control the rate of inflation, the Board of
Governors of the Federal Reserve System (the “U.S. Federal Reserve”) raised its benchmark federal funds rate from nearly zero in
March 2022 to a range between 4.25% and 4.50% a s of December 31, 2024. Although there are expectations that the U.S. Federal
Reserve will be reducing the federal funds rate in 2025, these expectations might not materialize. Interest rates at elevated levels could
increase our financing costs over time, either through near-term borrowings on our variable-rate unsecured senior line of credit and
commercial paper program, refinancing of our existing borrowings, or the issuance of new debt. In addition, elevated market interest
rates may result in a decrease in the value of our real estate and could also adversely affect the securities markets in general, which
could impact the market price of our common stock without regard to our operating performance. Any such unfavorable changes to our
borrowing costs and stock price could significantly impact our ability to raise new debt and equity capital going forward.
Additionally, inflationary pricing may increase the construction costs necessary to complete our development and
redevelopment projects, including, but not limited to, costs of construction materials, labor, and services from third-party contractors and
suppliers. Certain increases in the costs of construction materials, however, can often be managed in our development and
redevelopment projects through either (i) general budget contingencies built into our overall construction costs estimates for each of our
projects or (ii) guaranteed maximum price construction contracts, which stipulate a maximum price for certain construction costs and
shift inflation risk to our construction general contractors. However, it is not guaranteed that our budget contingencies would accurately
account for potential construction cost increases. Nor is it guaranteed that our general contractors would be able to absorb such
increases in costs and complete our construction projects timely, within budget, or at all.
We rely on a number of third-party suppliers and contractors to supply raw materials, skilled labor, and services for our
construction projects. We have not encountered significant difficulty collaborating with these third-party suppliers and contractors and
obtaining materials and skilled labor, nor experienced significant delays or increases in overall project costs due to the factors
discussed above. While we do not rely on any single supplier or vendor for the majority of our materials and skilled labor, we may
experience difficulties obtaining necessary materials from suppliers or vendors whose supply chains might become impacted by
economic or political changes, outmoded technology, aging infrastructure, shortages of shipping containers and/or means of
transportation, or difficulties obtaining adequate skilled labor from third-party contractors. It is uncertain whether we would be able to
continue to source the essential commodities, supplies, materials, and skilled labor timely or at all without incurring significant costs or
delays, particularly during times of economic uncertainty resulting from events outside of our control. Higher construction costs could
adversely impact our net investments in real estate and expected yields on our development and redevelopment projects, which may
make otherwise lucrative investment opportunities less profitable to us.
Historically, during periods of increasing interest rates, real estate valuations have generally decreased as a result of rising
capitalization rates which tend to move directionally with interest rates. Consequently, prolonged periods of higher interest rates may
negatively impact the valuation of our real estate asset portfolio and lead to higher cost of capital and/or lower sales proceeds from
future real estate dispositions.
The realization of any of the aforementioned risks could adversely affect our financial condition, results of operations, and cash
flows, our stock price and market capitalization, as well as our ability to pay dividends.
The cost of maintaining the quality of our properties may be higher than anticipated, which can result in reduced
cash flows and profitability.
If our properties are not as attractive to current and prospective tenants in terms of rent, services, condition, or location as
properties owned by our competitors, we could lose tenants or suffer lower rental rates. As a result, we may, from time to time, be
required to make significant capital expenditures to maintain the competitiveness of our properties. However, there can be no
assurances that any such expenditures would result in higher occupancy or higher rental rates or deter existing tenants from relocating
to properties owned by our competitors.
Our inability to renew leases or re-lease space on favorable terms as leases expire may significantly affect our
business.
Our revenues are derived primarily from rental payments and reimbursement of operating expenses under our leases. If our
tenants experience a downturn in their business or other types of financial distress, they may be unable to make timely payments under
their leases. In addition, because of the impact to the business environment due to civil unrest, high cost of living, taxes, and other
increased region-specific costs of doing business in certain of our markets and submarkets, such as those located in the states of
California and Washington, tenants may choose not to renew or re-lease space. Also, if our tenants terminate early or decide not to
renew their leases, we may not be able to re-lease the space. Even if tenants decide to renew or lease space, the terms of renewals or
new leases, including the cost of any tenant improvements, concessions, and lease commissions, may be less favorable to us than
current lease terms. Consequently, we could generate less cash flows from the affected properties than expected, which could
negatively impact our business. We may have to divert cash flows generated by other properties to meet our debt service payments, if
any, or to pay other expenses related to owning the affected properties.
The inability of a tenant to pay us rent could adversely affect our business.
Our revenues are derived primarily from rental payments and reimbursement of operating expenses under our leases. If our
tenants, especially significant tenants, fail to make rental payments under their leases, our financial condition, cash flows, and ability to
make distributions to our stockholders could be adversely affected. Additionally, the inability of the U.S. Congress to enact a budget for
a fiscal year or the occurrence of partial or complete U.S. government shutdowns may result in financial difficulties for tenants that are
dependent on federal funding, which could adversely affect the ability of those tenants to pay us rent.
The bankruptcy or insolvency of a major tenant may also adversely affect the income produced by a property. If any of our
tenants becomes a debtor in a case under the U.S. Bankruptcy Code, as amended, we cannot evict that tenant solely because of its
bankruptcy. The bankruptcy court may authorize the tenant to reject and terminate its lease with us. Our claim against such a tenant for
uncollectible future rent would be subject to a statutory limitation that might be substantially less than the remaining rent actually owed
to us under the tenant’s lease. Any shortfall in rental payments could adversely affect our cash flows and our ability to make
distributions to our stockholders.
We could be held liable for damages resulting from our tenants’ use of hazardous materials.
Many of our tenants engage in research and development activities that involve controlled use of hazardous materials,
chemicals, and biologic and radioactive compounds. In the event of contamination or injury from the use of these hazardous materials,
we could be held liable for damages that result. This liability could exceed our resources and any recovery available through any
applicable insurance coverage, which could adversely affect our ability to make distributions to our stockholders.
Together with our tenants, we must comply with federal, state, and local laws and regulations governing the use, manufacture,
storage, handling, and disposal of hazardous materials and waste products. Failure to comply with these laws and regulations, or
changes thereto, could adversely affect our business or our tenants’ businesses and their ability to make rental payments to us.
Our properties may have defects that are unknown to us.
Although we thoroughly review the physical condition of our properties before they are acquired, and as they are developed or
redeveloped, any of our properties may have characteristics or deficiencies unknown to us that could adversely affect the property’s
value or revenue potential.
Our properties may contain or develop harmful mold or suffer from other air quality issues, which could lead to
liability for adverse health effects and costs to remedy the problem.
When excessive moisture accumulates in buildings or on building materials, mold may grow, particularly if the moisture
problem remains undiscovered or is not addressed over a period of time. Some molds may produce airborne toxins or irritants. Indoor
air quality issues can also stem from inadequate ventilation, chemical contamination from indoor or outdoor sources, and other
biological contaminants such as pollen, viruses, and bacteria. Indoor exposure to airborne toxins or irritants above certain levels may
cause a variety of adverse health effects and symptoms, including allergic or other reactions. As a result, the presence of significant
mold or other airborne contaminants at any of our properties could require us to undertake a costly remediation program to contain or
remove the mold or other airborne contaminants from the affected property or increase indoor ventilation. In addition, the presence of
significant mold or other airborne contaminants could expose us to liability from our tenants, employees of our tenants, and others if
property damage or health concerns arise.
We may not be able to obtain additional capital to further our business objectives.
Our ability to acquire, develop, or redevelop properties depends upon our ability to obtain capital. The real estate industry has
historically experienced periods of volatile debt and equity capital markets and/or periods of extreme illiquidity. A prolonged period in
which we cannot effectively access the public debt and/or equity markets may result in heavier reliance on alternative financing sources
such as dispositions and partial interest sales to undertake new investments. An inability to obtain debt and/or equity capital on
acceptable terms could delay or prevent us from acquiring, financing, and completing desirable investments and could otherwise
adversely affect our business. Also, the issuance of additional shares of capital stock or interests in subsidiaries to fund future
operations could dilute the ownership of our then-existing stockholders. Even as liquidity returns to the market, debt and equity capital
may be more expensive than in prior years.
We may not be able to sell our properties quickly to raise capital.
Investments in real estate are relatively illiquid compared to other investments. Accordingly, we may not be able to sell our
properties when we desire or at prices acceptable to us in response to changes in macroeconomic or other conditions. In addition,
certain of our properties have low tax bases relative to their estimated current market values. As such, the sale of these assets would
generate significant taxable gains that may increase our REIT distribution requirement unless we sold such properties in a qualifying
tax-deferred exchange under Section 1031 (“Section 1031 Exchange”) of the Internal Revenue Code of 1986, as amended (the
“Internal Revenue Code”), or in a similar tax-free or tax-deferred transaction or applied an offsetting tax deduction. For a sale to qualify
for tax-deferred treatment under Section 1031, net proceeds from the sale of a property must be held by a third-party escrow agent until
applied toward the purchase of a qualifying real estate asset. It is possible we may encounter delays in reinvesting such proceeds, or
we may be unable to reinvest such proceeds at all, due to an inability to procure qualifying real estate. Any delay or limitation in using
the reinvestment proceeds to acquire additional real estate assets may cause the reinvestment proceeds to become taxable to us.
Furthermore, if current laws applicable to such tax-deferred transactions are later amended or repealed, we may no longer be able to
sell properties on a tax-deferred basis, which may adversely affect our results of operations and cash flows.
In addition, the Internal Revenue Code limits our ability to sell properties held for less than two years. These limitations on our
ability to sell our properties may adversely affect our cash flows, our ability to repay debt, and our ability to make distributions to our
stockholders.
Adverse changes in our credit ratings could negatively affect our financing ability.
Our credit ratings may affect the amount of capital we can access, as well as the terms and pricing of any debt we may incur.
There can be no assurance that we will be able to maintain and/or improve our current credit ratings. In the event that our current credit
ratings are downgraded or removed, we would most likely incur higher borrowing costs and experience greater difficulty in obtaining
additional financing, which in turn would have a material adverse impact on our financial condition, results of operations, cash flows,
and liquidity.
We may not be able to refinance our debt, and/or our debt may not be assumable.
The real estate industry may require more funds to refinance debt maturities than are available from lenders. This potential
shortage of available funds from lenders and stricter credit underwriting guidelines may limit our ability to refinance our debt as it
matures or may adversely affect our financial condition, results of operations, and cash flows, our ability to make distributions to our
stockholders, and the market price of our common stock.
We may not be able to borrow additional amounts through the issuance of unsecured bonds or under our unsecured
senior line of credit or commercial paper program.
There is no assurance that we will be able to continue to access the unsecured bond market on favorable terms. Our ability to
borrow additional amounts through the issuance of unsecured bonds may be negatively impacted by periods of illiquidity in the bond
market.
Aggregate borrowings under our unsecured senior line of credit require compliance with certain financial and non-financial
covenants. Borrowings under our unsecured senior line of credit are funded by a group of banks. Our ability to borrow additional
amounts under our unsecured senior line of credit and commercial paper program may be negatively impacted by a decrease in cash
flows from our properties, a default or cross-default under our unsecured senior line of credit and commercial paper program, non-
compliance with one or more loan covenants associated with our unsecured senior line of credit, and non-performance or failure of one
or more lenders under our unsecured senior line of credit. In addition, we may not be able to refinance or repay outstanding borrowings
on our unsecured senior line of credit or commercial paper program.
Our inability to borrow additional amounts on an unsecured basis could delay us in or prevent us from acquiring, financing, and
completing desirable investments, which could adversely affect our business; and our inability to refinance or repay amounts under our
unsecured senior line of credit or commercial paper program may adversely affect our cash flows, ability to make distributions to our
stockholders, financial condition, and results of operations.
Our unsecured senior line of credit restricts our ability to engage in some business activities.
Our unsecured senior line of credit contains customary negative covenants and other financial and operating covenants that,
among other things:
• Restrict our ability to incur additional indebtedness;
• Restrict our ability to make certain investments;
• Restrict our ability to merge with another company;
• Restrict our ability to make distributions to our stockholders;
• Require us to maintain financial coverage ratios; and
• Require us to maintain a pool of qualified unencumbered assets.
Complying with these restrictions may prevent us from engaging in certain profitable activities and/or constrain our ability to
effectively allocate capital. Failure to comply with these restrictions may result in our defaulting on these and other loans, which would
likely have a negative impact on our operations, financial condition, and ability to make distributions to our stockholders.
Our debt service obligations may have adverse consequences on our business operations.
We use debt to finance our operations, including the acquisition, development, and redevelopment of properties. Our use of
debt may have adverse consequences, including, but not limited to, the following:
• Our cash flows from operations may not be sufficient to meet required payments of principal and interest.
• We may be forced to dispose of one or more of our properties, possibly on disadvantageous terms, to make payments on
our debt.
• If we default on our secured debt obligations, the lenders or mortgagees may foreclose on our properties that secure
those loans.
• A foreclosure on one of our properties could create taxable income without any accompanying cash proceeds to pay the
tax.
• A default under a loan that has cross-default provisions may cause us to automatically default on another loan.
• We may not be able to refinance or extend our existing debt.
• The terms of any refinancing or extension may not be as favorable as the terms of our existing debt.
• We may be subject to a significant increase in the variable interest rates on our unsecured senior line of credit, secured
construction loan, or commercial paper program, which could adversely impact our cash flows and operations.
• The terms of our debt obligations may require a reduction in our distributions to stockholders.
If our expenses exceed our revenues, we may have to borrow additional funds, and we may not be able to make
distributions to our stockholders.
If our properties do not generate revenues sufficient to cover our operating expenses, including our debt service obligations
and capital expenditures, we may have to borrow additional amounts to cover fixed costs and cash flow needs. This could adversely
affect our ability to make distributions to our stockholders. Factors that could adversely affect the revenues we generate from, and the
values of, our properties include, but are not limited to:
• National, local, and worldwide economic and political conditions;
• Competition from other properties;
• Changes in the life science industry;
• Real estate conditions in our target markets;
• Our ability to collect rental payments;
• The availability of financing;
• Changes to the financial and banking industries;
• Changes in interest rate levels;
• Vacancies at our properties and our ability to re-lease space;
• Changes in tax or other regulatory laws;
• The costs of compliance with government regulation;
• The lack of liquidity of real estate investments;
• Increases in operating costs; and
• Increases in costs to address environmental impacts related to climate change or natural disasters.
In addition, if a lease at a property is not a triple net lease, we will have greater exposure to increases in expenses associated
with operating that property. Certain significant expenditures, such as mortgage payments, real estate taxes, insurance, and
maintenance costs, are generally fixed and do not decrease when revenues at the related property decrease.
If we fail to effectively manage our debt obligations, we could become highly leveraged, and our debt service
obligations could increase to unsustainable levels.
Our organizational documents do not limit the amount of debt that we may incur. Therefore, if we fail to prudently manage our
capital structure, we could become highly leveraged. This would result in an increase in our debt service obligations that could
adversely affect our cash flows and our ability to make distributions to our stockholders. Higher leverage could also increase the risk of
default on our debt obligations or may result in downgrades to our credit ratings.
Failure to meet market expectations for our financial performance would likely adversely affect the market price and
volatility of our stock.
Our actual financial results may differ materially from expectations and/or the guidance we provide. This may be a result of
various factors, including, but not limited to:
• The status of the economy;
• The status of capital markets, including availability and cost of capital;
• Changes in financing terms available to us;
• Negative developments in the operating results or financial condition of tenants, including, but not limited to, their ability to
pay rent;
• Our ability to re-lease space at similar rates as leases expire;
• Our ability to reinvest sale proceeds in a timely manner at rates similar to the rate at which assets are sold;
• Our ability to successfully complete developments or redevelopments of properties for lease on time and/or within budget;
• Our ability to procure third-party suppliers or providers of necessary construction materials for our developments and
redevelopments of properties;
• Regulatory approval and market acceptance of the products and technologies of tenants;
• Liability or contract claims by or against tenants;
• Unanticipated difficulties and/or expenditures relating to future acquisitions;
• Environmental laws affecting our properties;
• Changes in rules or practices governing our financial reporting; and
• Other legal and operational matters, including REIT qualification and key management personnel recruitment and
retention.
Failure to meet market expectations, particularly with respect to earnings estimates, funds from operations per share,
operating cash flows, and revenues, would likely result in a decline and/or increased volatility in the market price of our common stock
or other outstanding securities.
The price per share of our stock may fluctuate significantly.
The market price per share of our common stock may fluctuate significantly in response to a variety of factors, many of which
are beyond our control, including, but not limited to:
• The availability and cost of debt and/or equity capital;
• The condition of our balance sheet;
• Actual or anticipated capital requirements;
• The condition of the financial and banking industries;
• Actual or anticipated variations in our quarterly operating results or dividends;
• The amount and timing of debt maturities and other contractual obligations;
• Changes in our net income, funds from operations, or guidance;
• The publication of research reports and articles (or false or misleading information) about us, our tenants, the real estate
industry, or the life science industry;
• The general reputation of REITs and the attractiveness of their equity securities in comparison to other debt or equity
securities (including securities issued by other real estate-based companies);
• General stock and bond market conditions, including changes in interest rates on fixed-income securities, that may lead
prospective stockholders to demand a higher annual yield from future dividends;
• Changes in our analyst ratings;
• Changes in our corporate credit ratings or credit ratings of our debt or other securities;
• Changes in market valuations of similar companies;
• Adverse market reaction to any additional debt we incur or equity we raise in the future;
• Additions, departures, or other announcements regarding our key management personnel and/or the Board of Directors;
• Actions by institutional stockholders;
• Speculation in the press or investment community;
• Short selling of our common stock or related derivative securities;
• The publication or dissemination of opinions, characterizations, or disinformation that are intended to create negative
market momentum, including through the use of social media;
• Risks associated with generative artificial intelligence tools and large language models and the conclusions that these
tools and models may draw about our business and prospects in connection with the dissemination of negative opinions,
characterizations, or disinformation;
• Terrorist activity adversely affecting the markets in which our securities trade, possibly increasing market volatility and
causing the further erosion of business and consumer confidence and spending;
• Government regulatory action and changes in tax laws;
• Fiscal policies or inaction at the U.S. federal government level that may lead to federal government shutdowns or negative
impacts on the U.S. economy;
• Fluctuations due to general market volatility;
• Disruptions in the banking sector or failures of financial institutions that we or our tenants may or may not have business
relationships with;
• Global market factors adversely affecting the U.S. economic and political environment;
• General market and economic conditions; and
• The realization of any of the other risk factors included in this annual report on Form 10-K.
These factors may cause the market price of shares of our common stock to decline, regardless of our financial condition,
results of operations, business, or prospects.
Possible future sales of shares of our common stock could adversely affect its market price.
We cannot predict the effect, if any, of future sales of shares of our common stock or the market price of our common stock.
Sales of substantial amounts of capital stock, or the perception that such sales may occur, could adversely affect the prevailing market
price for our common stock. Refer to “ Other sources ” under “ Item 7. Management’s discussion and analysis of financial condition and
results of operations ” in this annual report on Form 10-K.
We have reserved a number of shares of common stock for issuance to our directors, officers, and employees pursuant to our
Amended and Restated 1997 Stock Award and Incentive Plan (sometimes referred to herein as our “equity incentive plan”). We have
filed a registration statement with respect to the issuance of shares of our common stock pursuant to grants under our equity incentive
plan. In addition, any shares issued under our equity incentive plan will be available for sale in the public market from time to time
without restriction by persons who are not our “affiliates” (as defined in Rule 144 adopted under the Securities Act of 1933, as
amended). Affiliates will be able to sell shares of our common stock subject to restrictions under Rule 144.
Our distributions to stockholders may decline at any time.
We may not continue our current level of distributions to our stockholders. Our Board of Directors will determine future
distributions based on a number of factors, including, but not limited to:
• The amount of net cash provided by operating activities available for distribution;
• Our financial condition and capital requirements;
• Any decision to reinvest funds rather than to distribute such funds;
• Our capital expenditures;
• The annual distribution requirements under the REIT provisions of the Internal Revenue Code;
• Restrictions under Maryland law; and
• Other factors our Board of Directors deems relevant.
A reduction in distributions to stockholders may negatively impact our stock price.
Distributions on our common stock may be made in the form of cash, stock, or a combination of both.
As a REIT, we are required to distribute at least 90% of our taxable income to our stockholders. Typically, we generate cash for
distributions through our operations, the disposition of assets, including partial interest sales, or the incurrence of additional debt. Our
Board of Directors may determine in the future to pay dividends on our common stock in cash, in shares of our common stock, or in a
combination of cash and shares of our common stock. For example, we may declare dividends payable in cash or stock at the election
of each stockholder, subject to a limit on the aggregate cash that could be paid. Any such dividends would be distributed in a manner
intended to count in full toward the satisfaction of our annual distribution requirements and to qualify for the dividends paid deduction.
While the IRS privately has ruled that such a dividend would so qualify if certain requirements are met, no assurances can be provided
that the IRS would not assert a contrary position in the future. Moreover, a reduction in the cash yield on our common stock may
negatively impact our stock price.
We have certain ownership interests outside the U.S. that may subject us to risks different from or greater than those
associated with our domestic operations.
We have a small portfolio of operating properties outside the U.S., primarily in Canada. Acquisition, development,
redevelopment, ownership, and operating activities outside the U.S. involve risks that are different from those we face with respect to
our domestic properties and operations. These risks include, but are not limited to:
• Adverse effects of changes in exchange rates for foreign currencies;
• Challenges and/or taxation with respect to the repatriation of foreign earnings or repatriation of proceeds from the sale of
one or more of our foreign investments;
• Changes in foreign political, regulatory, and economic conditions, including nationally, regionally, and locally;
• Challenges in managing international operations;
• Challenges in hiring or retaining key management personnel;
• Challenges of complying with a wide variety of foreign laws and regulations, including those relating to real estate,
corporate governance, operations, taxes, employment, data privacy and security, and legal proceedings;
• Differences in lending practices;
• Differences in languages, cultures, and time zones;
• Changes in applicable laws and regulations in the U.S. that affect foreign operations;
• Challenges in managing foreign relations and trade disputes that adversely affect U.S. and foreign operations;
• Partial or complete U.S. federal government shutdowns, trade disagreements with other countries, or uncertainties that
could affect business transactions within the U.S. and with foreign entities;
• Changes in tax and local regulations with potentially adverse tax consequences and penalties; and
• Foreign ownership and transfer restrictions.
In addition, our foreign investments are subject to taxation in foreign jurisdictions based on local tax laws and regulations and
on existing international tax treaties. We invest in foreign markets under the assumption that our future earnings there will be taxed at
the current prevailing income tax rates. There are no guarantees that foreign governments will continue to honor existing tax treaties we
have relied upon for our foreign investments or that the current income tax rates in those markets will not increase significantly, thus
impacting our ability to repatriate our foreign investments and related earnings. Moreover, any international currency gain recognized
with respect to changes in exchange rates may not qualify under gross income tests that we must satisfy annually in order to qualify
and maintain our status as a REIT.
Investments in international markets may also subject us to risks associated with establishing effective controls and
procedures to regulate the operations in foreign locations and to monitor compliance with U.S. laws and regulations, including the
Foreign Corrupt Practices Act and similar foreign laws and regulations. The Foreign Corrupt Practices Act and similar applicable anti-
corruption laws prohibit individuals and entities from offering, promising, authorizing, or providing payments or anything of value, directly
or indirectly, to government officials in order to obtain, retain, or direct business. Failure to comply with these laws could subject us to
civil and criminal penalties that could materially adversely affect our results of operations or the value of our international investments.
In addition, if we fail to effectively manage our international operations, our overall financial condition, results of operations, and cash
flows, and the market price of our common stock could be adversely affected.
Furthermore, we may in the future enter into agreements with foreign entities that are governed by the laws of, and are subject
to dispute resolution rules of, another country or region. In some cases, such a country or region might not have a forum that provides
us an effective or efficient means for resolving disputes that may arise under these agreements.
We are subject to risks and liabilities in connection with properties owned through partnerships, limited liability
companies, and joint ventures.
Our organizational documents do not limit the amount of funds that we may invest in non-wholly owned partnerships, limited
liability companies, or joint ventures. Partnership, limited liability company, or joint venture investments involve certain risks, including,
but not limited to, the following:
• Upon bankruptcy of non-wholly owned partnerships, limited liability companies, or joint venture entities, we may become
liable for the liabilities of the partnership, limited liability company, or joint venture;
• We may share certain approval rights over major decisions with third parties;
• Our partners may file for bankruptcy protection or otherwise fail to fund their share of required capital contributions;
• Our partners may have economic or other business interests or goals that are inconsistent with our business interests or
goals and that could affect our ability to lease or re-lease the property, operate the property, or maintain our qualification
as a REIT;
• Our partners may have banking or financial relationships with institutions that become insolvent or otherwise fail, which
could affect our access to capital;
• Our ability to sell the interest on advantageous terms when we so desire may be limited or restricted under the terms of
our agreements with our partners; and
• We may not continue to own or operate the interests or assets underlying such relationships or may need to purchase
such interests or assets at an above-market price to continue ownership.
In addition, in some of our real estate joint ventures, predominantly consolidated, our partners hold contractual rights that allow
them to sell their interests, initiate a buy/sell process, or force the sale of a property. As of December 31, 2024 , the aggregate
noncontrolling interest balance in our consolidated balance sheet is $4.5 billion . In six consolidated joint ventures with aggregate
noncontrolling interests of approximately $1.0 billion , our partners currently have the ability to exercise these rights. In 23 other
consolidated real estate joint ventures with aggregate noncontrolling interests of approximately $3.0 billion , these rights become
exercisable upon the expiration of respective lockout provisions during 2025 through 2031 .
If a joint venture partner elects to sell their interest, we have the right of first refusal to acquire the partner’s interest at the
partner’s specified price. If we decline, the partner has the right to sell to a third party with minimal to no input from us. Alternatively,
some agreements allow the partner to force a sale of the underlying property. In such cases, we typically have a right of first offer.
However, if we choose not to proceed, the property may be sold to a third party under terms that are outside of our control. A price
offered to the third party is generally subject to certain limitations, and if it falls below a specified threshold, the partner must offer the
reduced price to us before proceeding.
The risks noted above could negatively impact us or may require us to:
• Sell the underlying asset subject to our interest in the joint venture when we otherwise would not;
• Reallocate existing capital or seek new funding in order to maintain an ownership interest in or control of an asset,
potentially straining our liquidity position and/or diluting earnings per share;
• Contribute additional capital if our partners fail to fund their share of any required capital contributions or are unable to
access capital as a result of their financial distress or disruptions in the banking sector;
• Experience substantial unanticipated delays that could hinder either the initiation or completion of redevelopment activities
or new construction;
• Incur additional expenses or reduce revenues that could prevent the achievement of yields or returns that were initially
anticipated;
• Become engaged in a dispute with our joint venture partner that could lead to the sale of either party’s ownership interest
or the property at a price below estimated fair market value;
• Initiate litigation or settle disagreements with our partner through litigation or arbitration; and
• Suffer losses or decreased returns as a result of actions taken by our partner with respect to our joint venture investments.
We generally seek to maintain control of our partnerships, limited liability companies, and joint venture investments, and
structure our joint venture agreements in a manner sufficient to permit us to achieve our business objectives. However, we may not be
able to do so, and the occurrence of one or more of the events described above could adversely affect our financial condition, results of
operations, and cash flows, our funds from operations per share, our ability to make distributions to our stockholders, and the market
price of our common stock.
We may not be able to attain the expected return on our investments in real estate joint ventures.
We have consolidated and unconsolidated real estate joint ventures in which we share certain ownership and decision-making
powers with one or more parties. Our joint venture partners must agree in order for the applicable joint venture to take specific major
actions, including budget approvals, acquisitions, sales of assets, debt financing, execution of lease agreements, and vendor approvals.
Under these joint venture arrangements, any disagreements between our partners and us may result in delayed or unfavorable
decisions. Our inability to take unilateral actions that we believe are in our best interests may result in missed opportunities and an
ineffective allocation of resources and could have an adverse effect on the financial performance of our joint ventures and our operating
results.
We could incur significant costs due to the financial condition of our insurance carriers.
We insure our properties with insurance companies we believe have good ratings at the time our policies are put into effect.
The financial condition of one or more of the insurance companies we hold policies with may be negatively impacted, which can result
in their inability to pay on future insurance claims. Their inability to pay future claims may have a negative impact on our financial
results. In addition, the failure of one or more insurance companies may increase the cost of renewing our insurance policies or
increase the cost of insuring additional properties and recently developed or redeveloped properties.
Our insurance may not adequately cover all potential losses .
As a part of Alexandria’s risk management program, we maintain all-risk property insurance for our portfolio to mitigate risks
posed by extreme weather events, natural disasters (including floods, wildfires, earthquakes, and wind events), and terrorism. Our all-
risk property insurance currently provides a $2.0 billion per occurrence li mit for our operating portfolio. However, it may not fully cover all
potential losses. There is no assurance that we will maintain current levels of insurance coverage in the future.
A significant portion of our real estate portfolio is located in seismically active regions, including the San Francisco Bay Area,
San Diego, and Seattle, and a damaging earthquake in any region could significantly impact multiple properties. For these properties,
we have obtained earthquake insurance in an amount and with deductibles we believe are commercially reasonable. For properties in
California, coverage is $335 million , per occurrence and has an annual aggregate limit, subject to a 5% deductible of the property’s
replacement value. For the Seattle region, the coverage is $200 million , per occurrence and has an annual aggregate limit, subject to a
2% deductible. Nevertheless, a major earthquake in any region could lead to substantial losses, potentially exceeding our insurance
coverage and resulting in material aggregate deductible amounts. This could adversely affect our business, financial condition, results
of operations, and cash flows.
In addition, we carry environmental and title insurance policies for our properties. We generally obtain title insurance policies
when we acquire a property, with each policy covering an amount equal to the initial purchase price of each property. Accordingly,
current property values may exceed the amount covered by a related title insurance policy.
We regularly evaluate the insurance market, including for coverage against terrorism, earthquakes, and other catastrophic
events. However, we cannot predict the availability and affordability of such coverage in the future. Should the premiums for our
earthquake and other insurance policies become prohibitively expensive or if we decide to self-insure some of our risks, we may modify
or discontinue the coverage for some or all of our properties.
If we experience a loss at any of our properties that is not covered by insurance, exceeds our insurance policy limits, or is
subject to a policy deductible, we could lose the capital invested in the affected property and, possibly, future revenues from that
property. In addition, we could continue to be obligated on any mortgage indebtedness or be responsible for other obligations related to
the affected properties. All of our wholly owned properties, including properties partially owned through joint ventures that are managed
by our joint venture partners, carry comprehensive liability, fire, extended coverage, and rental loss insurance.
For our properties in wildfire- or flood-prone areas, we are evaluating mitigation strategies and potential operational and
physical improvements. For example, resilience measures that may be implemented at some of our properties may include:
• Fire-resilience measures. Incorporation of brush management practices into landscape design; selection and positioning
of less flammable vegetation species at a reasonable distance from a property; construction of building envelopes with
fire-resistant materials; and installation of HVAC systems that are able to filter smoke particulates from the air in the event
of a fire.
• Flood-resilience measures . Positioning of critical building mechanical equipment on roofs or significantly above projected
potential flood elevations; storage of temporary flood barriers on site to be deployed at building entrances in the event of a
flood; elevation of property entrances or the first floor above projected present-day and future flood elevations; installation
of backflow preventors on storm/sewer utilities that discharge from the building; and waterproofing of the building
envelope up to the projected flood elevation.
Our tenants are also required to maintain comprehensive insurance policies, including commercial general liability insurance
typically obtained for similar properties. However, we and our tenants do not generally insure against certain types of losses that are
either uninsurable or prohibitively costly to insure. We cannot predict the future availability of insurance coverage against any risk of
loss. Insurance companies may discontinue coverage for certain risks, or, if offered, such coverage may become excessively
expensive.
The loss of services of any of our executive and/or senior officers could adversely affect us.
We depend upon the services and contributions of relatively few executive and senior officers. The loss of services or
contributions of any one of them may adversely affect our business, financial condition, and prospects. We use the extensive personal
and business relationships that members of our management have developed over time with owners of life science properties and with
major tenants and venture investment portfolio companies in the life science industry. We cannot assure our stockholders that our
executive and senior officers will remain employed with us. In California and certain other regions where we have operations, there is
intense competition for individuals with skill sets needed for our business. Moreover, in California, where our headquarters and many of
our properties are located, high state and local taxes and increased home prices contribute to the high cost of living, which may impair
our ability to attract and retain employees locally in the future. Due to the long-term nature of our investments and properties, we are
unable to predict and may be unable to effectively control such costs. If we do not succeed in attracting new personnel and retaining
and motivating existing personnel, our business may suffer, and we may be unable to implement our current initiatives or grow
effectively.
Failure to maintain effective internal control over financial reporting could have a material adverse effect on our
business, results of operations, financial condition, and stock price.
Pursuant to the Sarbanes-Oxley Act of 2002, we are required to provide a report by management on internal control over
financial reporting, including management’s assessment of the effectiveness of internal control. Changes to our business will
necessitate ongoing changes to our internal control systems and processes. Internal control over financial reporting may not prevent or
detect misstatement because of its inherent limitations, including the possibility of human error, the circumvention or overriding of
controls, or fraud. Therefore, even effective internal controls can provide only reasonable assurance with respect to the preparation and
fair presentation of financial statements. If we fail to maintain the adequacy of our internal controls, including any failure to implement
required new or improved controls, or if we experience difficulties in their implementation, our business, results of operations, and
financial condition could be materially harmed, we could fail to meet our reporting obligations, and there could be a material adverse
effect on the market price of our common stock.
If we failed to qualify as a REIT, we would be taxed at corporate rates and would not be able to take certain
deductions when computing our taxable income.
We have elected to be taxed as a REIT under the Internal Revenue Code. If, in any taxable year, we failed to qualify as a
REIT:
• We would be subject to federal and state income taxes on our taxable income at regular corporate rates;
• We would not be allowed a deduction for distributions to our stockholders in computing taxable income;
• We would be disqualified from treatment as a REIT for the four taxable years following the year during which we lost
qualification, unless we were entitled to relief under the Internal Revenue Code; and
• We would no longer be required by the Internal Revenue Code to make distributions to our stockholders.
As a result of any additional tax liability, we may need to borrow funds or liquidate certain investments in order to pay the
applicable tax. Accordingly, funds available for investment or distribution to our stockholders would be reduced for each of the years
involved.
Qualification as a REIT involves the application of highly technical and complex provisions of the Internal Revenue Code to our
operations and financial results, as well as the determination of various factual matters and circumstances not entirely within our
control. There are only limited judicial or administrative interpretations of these provisions. Although we believe that our current
organization and method of operation comply with the rules and regulations promulgated under the Internal Revenue Code to enable us
to qualify as a REIT, we cannot assure our stockholders that we are or will remain so qualified. To qualify as a REIT, we must satisfy a
number of requirements, including those regarding the ownership of our stock and the composition of our assets and gross income. We
must also make distributions to stockholders aggregating at least 90% of our annual REIT taxable income, excluding net capital gains.
We currently own, and may acquire in the future, direct or indirect interests in one or more entities that have elected or may
elect to be taxed as REITs under the Internal Revenue Code, which are subject to the various REIT qualification requirements and
limitations described herein. If any of these entities were to fail to qualify as a REIT, then (i) the entity would become subject to federal
and state income taxes, (ii) shares in such an entity would cease to be qualifying assets for purposes of asset tests applicable to REITs,
and (iii) we may fail certain of the asset tests applicable to REITs, in which event we would fail to qualify as a REIT unless we qualify for
certain relief provisions.
In addition, we currently own interests in certain taxable REIT subsidiaries and may continue to acquire such interests in the
future. A taxable REIT subsidiary is a corporation (or entity treated as a corporation for federal income tax purposes), other than a REIT,
that has made a joint election with a parent REIT (which directly or indirectly owns stock in the REIT subsidiary) to be treated as a
taxable REIT subsidiary. The subsidiary is subject to federal and state income taxes as a regular C corporation and is further subject to
a 100% excise tax for certain transactions between the taxable REIT subsidiary and its parent REIT that are not conducted on an arm’s-
length basis. We intend to structure our transactions with any taxable REIT subsidiaries that we own to ensure that they are entered into
on arm’s-length terms to avoid incurring the 100% excise tax mentioned above. However, there can be no assurance that we will be
able to successfully structure future transactions to avoid being subject to the 100% excise tax, which may adversely impact our cash
flows, ability to make distributions to stockholders, and results of operations.
From time to time, we dispose of properties in transactions qualified as Section 1031 Exchanges. If a transaction intended to
qualify as a Section 1031 Exchange is later determined by the IRS to be taxable or if we are unable to identify and complete the
acquisition of a suitable replacement property to effect a Section 1031 Exchange or if the laws surrounding Section 1031 Exchanges
are amended or repealed, we may not be able to dispose of properties on a tax-deferred basis. In such a case, our earnings and profits
and our taxable income would increase, which could increase the dividend income and reduce the return of capital to our stockholders.
As a result, we may be required to pay additional dividends to stockholders, or if we do not pay additional dividends, our corporate
income tax liability could increase and we may be subject to interest and penalties.
We may not be able to participate in certain sales that the IRS characterizes as “prohibited transactions.” The tax imposed on
REITs engaging in prohibited transactions is a 100% tax on net income from the transaction. Whether or not the transaction is
characterized as a prohibited transaction is a factual matter. Generally, prohibited transactions are sales or other dispositions of
property, other than foreclosures, characterized as held primarily for sale to customers in the ordinary course of business. However, a
sale will not be considered a prohibited transaction if it meets certain safe harbor requirements. Although we do not intend to participate
in prohibited transactions, there is no guarantee that the IRS would agree with our characterization of our properties or that we will meet
the safe harbor requirements.
Federal income tax rules are constantly under review by the U.S. Congress and the IRS. Changes to tax laws could adversely
affect our investors or our tenants, and we cannot predict how those changes may affect us in the future. New legislation, U.S. Treasury
Department regulations, administrative interpretations, or court decisions could significantly and negatively affect our ability to qualify as
a REIT, the federal income tax consequences of such qualification, or an investment in our stock. Also, laws relating to the tax treatment
of investment in other types of business entities could change, making an investment in such other entities more attractive relative to an
investment in a REIT.
We are dependent on third parties to manage certain amenities at our properties.
We retain third-party managers to manage certain amenities at our properties, such as restaurants, conference centers,
exercise facilities, and parking garages. Our income from our properties may be adversely affected if these parties fail to provide quality
services and amenities with respect to our properties. While we monitor the performance of these third parties, we may have limited
recourse if we believe they are not performing adequately. In addition, these third-party managers may operate, and in some cases may
own or invest in, properties or businesses that compete with our properties, which may result in conflicts of interest. As a result, these
third-party managers may have made, and may in the future make, decisions that are not in our best interests.
We rely on a limited number of vendors to provide utilities and certain other services at our properties, and disruption
in these services may have a significant adverse effect on our business operations, financial condition, and cash flows.
We rely on a limited number of vendors to provide key services, including, but not limited to, utilities, security, and construction
services, at certain of our properties. Our business and property operations may be adversely affected if key vendors fail to adequately
provide key services at our properties as a result of natural disasters (such as fires, floods, earthquakes, etc.), power interruptions,
bankruptcies, war, acts of terrorism, public health emergencies, cyberattacks, pandemics, or other unanticipated catastrophic events. If
a vendor encounters financial difficulty such as bankruptcy or other events beyond our control that cause it to fail to adequately provide
utilities, security, construction, or other important services, we may experience significant interruptions in service and disruptions to
business operations at our properties, incur remediation costs, and become subject to claims and damage to our reputation.
In addition, difficulties encountered by key vendors in providing necessary services at our properties could result in significant
market rate increases for such services. Our triple net leases allow us to pass through substantially all operating expenses and certain
capital expenditures to our tenants in the form of additional rent. However, we cannot be certain that we will be able to continue to
negotiate pass-through provisions in tenant leases in the future, which could lead to a decrease in our recovery of operating expenses.
If our operating expenses increase without a corresponding increase in revenues, our profitability could diminish. Also, we cannot be
certain that increased costs will not lead our current or prospective tenants to seek space elsewhere, which could significantly hinder
our ability to increase our rents or to maintain existing occupancy levels. Additionally, this may significantly increase occupancy costs for
some of our tenants and may adversely impact their financial condition, ability to make rental payments, and ability to renew their lease
agreements.
Pacific Gas and Electric Company (“PG&E”) is the primary public utility company providing electrical and gas service to
residential and commercial customers in northern California, including the San Francisco Bay Area. Most of our properties located in
our San Francisco Bay Area market depend on PG&E for the delivery of these essential services. PG&E initiated voluntary
reorganization proceedings under Chapter 11 of the U.S. Bankruptcy Code in January 2019 in response to potential liabilities arising
from a series of catastrophic wildfires that occurred in Northern California in 2017 and 2018. While PG&E emerged from bankruptcy in
July 2020, there is no guarantee that PG&E, or other major utilities providers on which we rely in other cities in which we operate, will
be able to sustain safe operations and continue to provide consistent utilities services during similar or future incidents. During periods
of high winds and high fire danger in past fire seasons, PG&E preemptively shut off power to areas of Central and Northern California.
The shutoffs were designed to help guard against fires ignited in areas with high winds and dry conditions. PG&E has warned that it
may have to employ shutoffs while the utility company addresses maintenance issues. Future shutoffs of power may impact the
reliability of access to a stable power supply at our properties and, in turn, adversely impact our tenants’ businesses. In addition, there
is no guarantee that PG&E’s safety measures mandated by regulators will be timely and sufficient to prevent future catastrophic
wildfires. Similarly, we rely on a limited number of vendors that provide utilities services to our properties in other regions. There is no
guarantee that similar events of bankruptcy or distress would not cause unanticipated disruptions in service to any of our properties in
affected areas.
The realization of any of the above risks could significantly and adversely affect our ability to meet our financial expectations,
our financial condition, results of operations, and cash flows, our ability to make distributions to our stockholders, the market price of our
common stock, and our ability to satisfy our debt service obligations.
We may change our business policies without stockholder approval.
Our Board of Directors determines all of our material business policies, with management’s input, including those related to:
• REIT qualification;
• Incurrence of debt and debt management activities;
• Selective acquisition, disposition, development, and redevelopment activities;
• Stockholder distributions; and
• Other policies, as appropriate.
Our Board of Directors may amend or revise these policies at any time without a vote of our stockholders. A change in these
policies could adversely affect our business and our ability to make distributions to our stockholders.
There are limits on the ownership of our capital stock under which a stockholder may lose beneficial ownership of its
shares and that may delay or prevent transactions that might otherwise be desired by our stockholders.
In order for a company to qualify as a REIT under the Internal Revenue Code, not more than 50% of the value of its
outstanding stock may be owned, directly or constructively, by five or fewer individuals or entities (as set forth in the Internal Revenue
Code) during the last half of a taxable year. Furthermore, shares of our company’s outstanding stock must be beneficially owned by 100
or more persons during at least 335 days of a taxable year of 12 months or during a proportionate part of a shorter taxable year.
In order for us to maintain our qualification as a REIT, among other things, our charter provides for an ownership limit, which
prohibits, with certain exceptions, direct or constructive ownership of shares of stock representing more than 9.8% of the combined total
value of our outstanding shares of stock by any person, as defined in our charter. Our Board of Directors, in its sole discretion, may
waive the ownership limit for any person. However, our Board of Directors may not grant such waiver if, after giving effect to such
waiver, we would be “closely held” under Section 856(h) of the Internal Revenue Code. As a condition to waiving the ownership limit,
our Board of Directors may require a ruling from the IRS or an opinion of legal counsel in order to determine our status as a REIT.
Notwithstanding the receipt of any such ruling or opinion, our Board of Directors may impose such conditions or restrictions as it deems
appropriate in connection with granting a waiver.
Our charter further prohibits transferring shares of our stock if such transfer would result in our being “closely held” under
Section 856(h) of the Internal Revenue Code or would result in shares of our stock being owned by fewer than 100 persons.
The constructive ownership rules are complex and may cause shares of our common stock owned directly or constructively by
a group of related individuals or entities to be constructively owned by one individual or entity. A transfer of shares to a person who, as a
result of the transfer, violates these limits shall be void or these shares shall be exchanged for shares of excess stock and transferred to
a trust for the benefit of one or more qualified charitable organizations designated by us. In that case, the intended transferee will have
only a right to share, to the extent of the transferee’s original purchase price for such shares, in proceeds from the trust’s sale of those
shares and will effectively forfeit its beneficial ownership of the shares. These ownership limits could delay, defer, or prevent a
transaction or a change in control that might involve a premium price for the holders of our common stock or that might otherwise be
desired by such holders.
In addition to the ownership limit, certain provisions of our charter and bylaws may delay or prevent transactions that
may be deemed to be desirable to our stockholders.
As authorized by Maryland law, our charter allows our Board of Directors to cause us to issue additional authorized but
unissued shares of our common stock or preferred stock and to classify or reclassify unissued shares of common or preferred stock
without any stockholder approval. Our Board of Directors could establish a series of preferred stock that could delay, defer, or prevent a
transaction that might involve a premium price for our common stock or that might, for other reasons, be desired by our common
stockholders, or a series of preferred stock that has a dividend preference that may adversely affect our ability to pay dividends on our
common stock.
Our charter permits the removal of a director only upon a two-thirds majority of the votes entitled to be cast generally in the
election of directors, and our bylaws require advance notice of a stockholder’s intention to nominate directors or to present business for
consideration by stockholders at an annual meeting of our stockholders. However, the stockholders are able to adopt, alter, amend, or
repeal our bylaws with a majority of the votes entitled to be cast on the matter and without the approval of the Board of Directors. Such
changes could potentially lead to disruption of corporate strategy, complications in strategic transactions, or other adverse effects. Our
charter and bylaws also contain other provisions that may delay, defer, or prevent a transaction or change in control that involves a
premium price for our common stock or that, for other reasons, may be desired by our stockholders.
Market and industry factors
We face substantial competition in our target markets.
The significant competition for business in our target markets could have an adverse effect on our operations. We compete for
investment opportunities with:
• Other REITs;
• Insurance companies;
• Pension and investment funds;
• Private equity entities;
• Partnerships;
• Developers;
• Investment companies;
• Owners/occupants; and
• Foreign investors, including sovereign wealth funds.
Many of these entities have substantially greater financial resources than we do and may be able to pay more than we can or
accept more risk than we are willing to accept. These entities may be less sensitive to risks with respect to the creditworthiness of a
tenant or the geographic concentration of their investments. These entities may also have more favorable relationships and pricing with
suppliers and contractors and may complete construction projects sooner and at lower costs than we are able. We may also face
competition with these entities for access to the same or similar raw materials and labor resources from suppliers and contractors, as
well as access to the specific suppliers and contractors we use. Competition may also reduce the number of suitable investment
opportunities available to us or may increase the bargaining power of property owners seeking to sell. If there is no matching growth in
demand, the intensified competition may lead to oversupply of available space comparable to ours and result in the pressure on rental
rates and greater incentives awarded to tenants. To maintain our ability to retain current and attract new tenants, we may be forced to
reduce the rental rates that our tenants are currently willing to pay or offer greater tenant concessions. Should we encounter intensified
competition or oversupply, we cannot be certain that we will be able to compete successfully, maintain our occupancy and rental rates,
and continue to expand our business. As a result, our financial condition, results of operations, and cash flows, our ability to pay
dividends, and our stock price may be adversely affected.
Poor economic conditions in our markets could adversely affect our business.
Our properties are primarily located in the following markets:
• Greater Boston
• San Francisco Bay Area
• San Diego
• Seattle
• Maryland
• Research Triangle
• New York City
• Texas
• Canada
As a result of our geographic concentration, we depend upon the local economic and real estate conditions in these markets.
We are therefore subject to increased exposure (positive or negative) to economic, tax, and other competitive factors specific to
markets in confined geographic areas. Our operations may also be affected if too many competing properties are built in any of these
markets. An economic downturn in any of these markets could adversely affect our operations and our ability to make distributions to
our stockholders. We cannot assure our stockholders that these markets will continue to grow or remain favorable to the life science
industry.
Improvements to our properties are significantly more costly than improvements to traditional office space.
Many of our properties generally contain infrastructure improvements that are significantly more costly than improvements to
other property types. Although we have historically been able to recover the additional investment in infrastructure improvements
through higher rental rates, there is the risk that we will not be able to continue to do so in the future. Typical infrastructure
improvements include:
• Reinforced concrete floors;
• Upgraded roof loading capacity;
• Increased floor-to-ceiling heights;
• Heavy-duty HVAC systems;
• Enhanced environmental control technology;
• Significantly upgraded electrical, gas, and plumbing infrastructure; and
• Laboratory benches and fume hoods.
Because many of our infrastructure improvements are specialized and costlier than those for other property types, we may be
more significantly impacted by any unanticipated delays or increased costs due to price volatility or supply shortages of construction
materials or labor. As a result, we may be unable to complete our improvements as scheduled or within budgeted amounts, which may
adversely affect our ability to lease available space to potential tenants or to reduce our projected project returns.
Our tenants and venture investments are primarily in the life science industry, and changes within this industry may
adversely impact our revenues from lease payments, the value of our non-real estate investments, and our operating results.
In general, our business strategy is to invest primarily in properties used by tenants in the life science industry. Through our
venture investment portfolio, we also hold investments in companies that, similar to our tenant base, are concentrated in the life science
industry. Our business could be adversely affected if the life science industry is impacted by an economic, financial, or banking crisis, or
if these industries migrate from the U.S. to other countries. Because of our industry focus, events within this industry may have a more
pronounced effect on our results of operations and ability to make distributions to our stockholders than if we had more diversified
tenants and investments. Also, some of our properties may be better suited for a particular life science industry tenant and could require
significant modification before we are able to re-lease space to a tenant that does not operate in one of these industries. Generally, our
properties may not be suitable for lease to traditional office tenants without significant expenditures on renovations.
Our ability to negotiate contractual rent escalations on future leases and to achieve increases in rental rates will depend upon
market conditions and the demand for laboratory space at the time the leases are negotiated and the increases are proposed.
It is common for businesses in the life science industry to undergo mergers, acquisitions, or other consolidations. Mergers,
acquisitions, or consolidations of life science entities in the future could reduce the RSF requirements of our tenants and prospective
tenants, which may adversely impact the demand for laboratory space, our future revenue from lease payments, and our results of
operations.
It is also possible that our tenants or venture investments within these industries may be adversely affected by crises involving
financial institutions with which they have business relationships. On March 10, 2023, Silicon Valley Bank (“SVB”), the 16th largest bank
in the U.S. at the time and headquartered in California, was closed by the California Department of Financial Protection and Innovation,
which appointed the FDIC as receiver. SVB was a provider of commercial and private banking products and services to industries
including life science, technology, and healthcare. SVB is now a division of First Citizens Bank. Additionally, on March 12, 2023, the
New York State Department of Financial Services announced that it had closed New York-based Signature Bank and appointed the
FDIC as a receiver, and on May 1, 2023, regulators seized control of First Republic Bank and sold the majority of its assets and
deposits to JPMorgan Chase.
Although we did not have bank accounts, loans to or from, or investments in any venture funds led by SVB or any other
recently failed financial institution, some of our tenants and venture investments may have banking or other business relationships with
such entities. Despite protections by the U.S. Federal Reserve, the FDIC, and the Treasury, if our tenants or venture investments are
unable to access cash or other capital from these institutions or any other financial institution that might fail in the future, their liquidity,
ability to meet operating expense obligations, and financial performance may be adversely affected. Accordingly, such tenants may be
unable to pay us rent, or our venture investments may decline in value, which may negatively impact our financial results.
Some of our current or future tenants may also include technology companies in their startup or growth phases of their life
cycle. Fluctuations in market confidence in these companies or adverse changes in economic, financial, or banking conditions, such as
the failure of financial institutions, including the events discussed above, may have a disproportionate effect on the operations of such
companies. Deterioration of our tenants’ financial condition may result in our inability to collect lease payments from them and therefore
may negatively impact our operating results.
Our results of operations depend on our tenants’ research and development efforts and their ability to obtain funding
for these efforts.
Our tenant base includes entities in the pharmaceutical, biotechnology, medical device, life science, and related industries;
academic institutions; government institutions; and private foundations. Our tenants determine their research and development budgets
based on several factors, including the need to develop new products, the availability of government and other funding, competition,
and the general availability of resources. Our investments through our venture investment portfolio are also in companies that, similar to
our tenant base, are concentrated in the life science industry.
Research and development budgets fluctuate due to changes in available resources, research priorities, general economic
conditions, institutional and government budgetary limitations, and mergers and consolidations of entities. Our business could be
adversely impacted by a significant decrease in research and development expenditures by our tenants, our venture investment
portfolio companies, or the life science industry.
Our tenants also include research institutions whose funding is largely dependent on grants from government agencies, such
as the NIH, the National Science Foundation, and similar agencies or organizations. U.S. government funding of research and
development is subject to the political process, which is often unpredictable. Other programs, such as Homeland Security or defense,
could be viewed by the government as higher priorities. Additionally, proposals to reduce or eliminate budgetary deficits have
sometimes included reduced allocations to the NIH and other U.S. government agencies that fund research and development
activities. Additionally, the inability of the U.S. Congress to enact a budget for a fiscal year or the occurrence of partial or complete U.S.
federal government shutdowns may result in temporary closures of agencies such as the FDA or NIH, which could adversely affect
business operations of our tenants that are dependent on government approvals and appropriations. Any shift away from funding of
research and development or delays surrounding the approval of government budget proposals may adversely impact our tenants’
operations, which in turn may impact their demand for life science/laboratory space and their ability to make lease payments to us and
thus adversely impact our results of operations.
Our life science industry tenants and venture investment portfolio companies are subject to a number of risks unique
to their industry, including (i) changes in technology, patent expiration, and intellectual property rights and protection,
(ii) high levels of regulation, (iii) failures in the safety and efficacy of their products, and (iv) significant funding requirements
for product research and development. These risks may adversely affect our tenants’ ability to make rental payments or
satisfy their other lease obligations to us or may impact our venture investment portfolio companies’ value and consequently
may materially adversely affect our business, results of operations, financial condition, and stock price.
Changes in technology, patent expiration, and intellectual property rights and protection
• Our tenants and venture investment portfolio companies develop and sell products and services in an industry that is
characterized by rapid and significant technological changes, frequent new product and service introductions and
enhancements, evolving industry standards, and uncertainty over the implementation of new healthcare reform legislation,
which may cause them to lose competitive positions and adversely affect their operations.
• Many of our tenants and venture investment portfolio companies, and their licensors, require patent, copyright, or trade
secret protection and/or rights to use third-party intellectual property to develop, make, market, and sell their products and
technologies. A tenant or venture investment portfolio company may be unable to commercialize its products or
technologies if patents covering such products or technologies are not issued or are successfully challenged, narrowed,
invalidated, or circumvented by third parties. Additionally, a third party may own intellectual property that limits a tenant’s
or venture investment portfolio company’s ability to bring to market its product or technology without securing a license or
other rights to use the third-party intellectual property, which may require the tenant to pay an upfront fee or royalty.
Failure to obtain these rights from third parties may make it challenging or impossible for a tenant or venture investment
portfolio company to develop and commercialize its products or technologies, which could adversely affect its competitive
position and operations.
• Many of our tenants and venture investment portfolio companies depend upon patents to provide exclusive marketing
rights for their products. As their product patents expire, competitors may be able to legally produce and market products
similar to the products of our tenants or venture investment portfolio companies, which could have a material adverse
effect on their sales and results of operations.
High levels of regulation
• Some of our life science industry tenants and venture investment portfolio companies develop and manufacture products
that require regulatory approval, including approval from the FDA, prior to being manufactured, marketed, sold, and used.
The regulatory approval process to manufacture and market drugs is costly, typically takes many years, requires validation
through clinical trials and the use of substantial resources, and is often unpredictable. A tenant or venture investment
portfolio company may fail to obtain or may experience significant delays in obtaining these approvals. Even if the tenant
or venture investment portfolio company obtains regulatory approvals, marketed products will be subject to ongoing
regulatory review and potential loss of approvals.
• The ability of some of our life science industry tenants and venture investment portfolio companies to commercialize any
future products successfully will depend in part on the coverage and reimbursement levels set by government authorities,
private health insurers, and other third-party payors. Additionally, reimbursements may decrease in the future.
Failures in the safety and efficacy of their products
• Some of our life science industry tenants and venture investment portfolio companies may find that their potential products
are not effective, or are even harmful, when tested in humans.
• Some of our life science industry tenants and venture investment portfolio companies depend upon the commercial
success of certain products. Even if a product developed by a life science industry tenant or venture investment portfolio
company is proven safe and effective in human clinical trials, and the requisite regulatory approvals are obtained,
subsequent discovery of safety issues with these products could cause product liability events, additional regulatory
scrutiny and requirements for additional labeling, loss of approval, withdrawal of products from the market, and the
imposition of fines or criminal penalties.
• A product developed, manufactured, marketed, or sold by a life science industry tenant or venture investment portfolio
company may not be well accepted by doctors and patients, or may be less effective or accepted than a competitor’s
product.
• The negative results of safety signals arising from the clinical trials of the competitors of our life science industry tenants
or venture investment portfolio companies may prompt regulatory agencies to take actions that may adversely affect the
clinical trials or products of our tenants or venture investment portfolio companies.
Significant funding requirements for product research and development
• Some of our life science industry tenants and venture investment portfolio companies require significant funding to
develop and commercialize their products and technologies, which must be obtained from venture capital firms; private
investors; public markets; other companies in the life science industry; or federal, state, and local governments. Such
funding may become unavailable or difficult to obtain. The ability of each tenant or venture investment portfolio company
to raise capital will depend on its financial and operating condition, viability of its products and technology, and the overall
condition of the financial, banking, and economic environment, as well as government budget policies.
• Even with sufficient funding, some of our life science industry tenants or venture investment portfolio companies may not
be able to discover or identify potential drug targets in humans, or potential drugs for use in humans, or to create tools or
technologies that are commercially useful in the discovery or identification of potential drug targets or drugs.
• Some of our life science industry tenants or venture investment portfolio companies may not be able to successfully
manufacture their products economically, even if such products are proven through human clinical trials to be safe and
effective in humans.
• Marketed products also face commercialization risk, and some of our life science industry tenants and venture investment
portfolio companies may never realize projected levels of product utilization or revenues.
• Negative news regarding the products, the clinical trials, or other business developments of our life science industry
tenants or venture investment portfolio companies may cause their stock price or credit profile to deteriorate.
We cannot assure our stockholders that our life science industry tenants or venture investment portfolio companies will be able
to develop, manufacture, market, or sell their products and technologies due to the risks inherent in the life science industry. Any life
science industry tenant or venture investment portfolio company that is unable to avoid, or sufficiently mitigate, the risks described
above may have difficulty making rental payments or satisfying its other lease obligations to us or may have difficulty maintaining the
value of our investment. Such risks may also decrease the credit quality of our life science industry tenants and venture investment
portfolio companies or cause us to expend more funds and resources on the space leased by these tenants than we originally
anticipated. The increased burden on our resources due to adverse developments relating to our life science industry tenants may
cause us to achieve lower-than-expected yields on the space leased by these tenants. Negative news relating to our more significant
life science industry tenants and venture investment portfolio companies may also adversely impact our stock price.
Our agtech industry tenants and venture investment portfolio companies are subject to a number of risks unique to
their industry, including (i) uncertain regulatory environment, (ii) seasonality in business, (iii) unavailability of transportation
mechanisms for carrying products and raw materials, (iv) changes in costs or constraints on supplies or energy used in
operations, (v) strikes or labor slowdowns or labor contract negotiations, and (vi) rapid technological changes in agriculture.
These risks may adversely affect our tenants’ ability to make rental payments or satisfy their other lease obligations to us or
may impact our venture investment portfolio companies’ value, which consequently may materially adversely affect our
business, results of operations, financial condition, and stock price.
Uncertain regulatory environment
• Laws and regulations governing the Internet, e-commerce, electronic devices, and other services and products developed
by the agtech industry continue to evolve. Existing and future laws and regulations and the halting of operations at certain
agencies resulting from partial or complete U.S. federal government shutdowns may impede the growth of our agtech
industry tenants and venture investment portfolio companies. These laws and regulations may cover, among other areas,
taxation, privacy, data protection, pricing, content, copyrights, distribution, mobile communications, business licensing,
and consumer protection.
Seasonality in business
• Our agtech industry tenants’ and venture investment portfolio companies’ businesses may fluctuate from time to time due
to seasonal weather conditions and other factors out of their control, affecting products and services our agtech industry
tenants and venture investment portfolio companies offer.
Unavailability of transportation mechanisms for carrying products and raw materials
• Some of our agtech industry tenants’ and venture investment portfolio companies’ businesses depend on transportation
services to deliver their products or to deliver raw materials to their clients. If transportation service providers are
unavailable or fail to deliver our agtech industry tenants’ or venture investment portfolio companies’ products in a timely
manner, they may be unable to manufacture and deliver their services and products on a timely basis.
Changes in costs or constraints on supplies or energy used in operations
• Similarly, if fuel or other energy prices increase, it may increase transportation costs, which could affect our agtech
industry tenants’ and venture investment portfolio companies’ businesses.
Strikes or labor slowdowns or labor contract negotiations
• Our agtech industry tenants and venture investment portfolio companies may face labor strikes, work slowdowns, labor
contract negotiations, or other job actions from their employees or third-party contractors. In the event of a strike, work
slowdown, or other similar labor unrest, our agtech industry tenants or venture investment portfolio companies may not
have the ability to adequately staff their businesses, which could have an adverse effect on their operations and revenue.
Rapid technological changes in agriculture
• The agtech industry is characterized by regular new product and service introductions, and the emergence of new industry
standards and practices. A failure to respond in a timely manner to these market conditions could materially impair the
operations of our agtech industry tenants and venture investment portfolio companies.
• Technological advances in agriculture could decrease the demand for crop nutrients, energy, and other crop input
products and services our agtech industry tenants and venture investment portfolio companies provide. Genetically
engineered crops that resist disease and insects could affect the demand for certain of our tenants’ or venture investment
portfolio companies’ products. Demand for fuel could decline as technology allows for more efficient usage of equipment.
We cannot assure our stockholders that our agtech industry tenants and venture investment portfolio companies will be able to
develop, produce, market, or sell their products and services due to the risks inherent in the agtech industry. Any agtech industry tenant
or venture investment portfolio company that is unable to avoid, or sufficiently mitigate, the risks described above may have difficulty
making rental payments or satisfying its other lease obligations to us. Such risks may also decrease the credit quality of our agtech
industry tenants or venture investment portfolio companies or cause us to expend more funds and resources on the space leased by
these tenants than we originally anticipated. The increased burden on our resources due to adverse developments relating to our
agtech industry tenants may cause us to achieve lower-than-expected yields on the space leased by these tenants. Unfavorable news
relating to our more significant agtech industry tenants and venture investment portfolio companies may also adversely impact our stock
price.
Our technology industry tenants and venture investment portfolio companies are subject to a number of risks unique
to their industry, including (i) an uncertain regulatory environment, (ii) rapid technological changes, (iii) a dependency on the
maintenance and security of the Internet infrastructure, (iv) significant funding requirements for product research and
development and sales growth, and (v) inadequate intellectual property protections. These risks may adversely affect our
tenants’ ability to make rental payments to us or satisfy their other lease obligations or may impact our venture investment
portfolio companies’ value, which consequently may materially adversely affect our business, results of operations, financial
condition, and stock price.
Uncertain regulatory environment
• Laws and regulations governing the Internet, e-commerce, electronic devices, and other services continue to evolve.
Existing and future laws and regulations and the halting of operations at certain agencies resulting from partial or
complete U.S. federal government shutdowns may impede the growth of our technology industry tenants and venture
investment portfolio companies. These laws and regulations may cover, among other areas, taxation, worker
classification, privacy, data protection, pricing, content, copyrights, distribution, mobile communications, business
licensing, and consumer protection.
Rapid technological changes
• The technology industry is characterized by rapid changes in customer requirements and preferences, frequent new
product and service introductions, and the emergence of new industry standards and practices. A failure to respond in a
timely manner to these market conditions could materially impair the operations of our technology industry tenants and
venture investment portfolio companies.
Dependency on the maintenance and security of the Internet infrastructure
• Some of our technology industry tenants and venture investment portfolio companies depend on continued and
unimpeded access to the Internet by users of their products and services, as well as access to mobile networks. Internet
service providers and mobile network operators may be able to block, degrade, or charge additional fees to these tenants,
venture investment portfolio companies, or users of their products and services.
• The Internet has experienced, and is likely to continue to experience, outages and other delays. These outages and
delays, as well as problems caused by cyberattacks and computer malware, viruses, worms, and similar programs, may
materially affect the ability of our technology industry tenants and venture investment portfolio companies to conduct
business.
• Reliance on a limited number of cloud provider vendors may result in detrimental impacts on or halts of operations during
instances of network outages or interruptions.
• Security breaches or network attacks may delay or interrupt the services provided by our technology industry tenants and
venture investment portfolio companies and could harm their reputations or subject them to significant liability.
Significant funding requirements for product research and development and sales growth
• Some of our technology industry tenants and venture investment portfolio companies require significant funding to
develop and commercialize their products and technologies, which must be obtained from venture capital firms; private
investors; public markets; companies in the technology industry; or federal, state, and local governments. Such funding
may become unavailable or difficult to obtain. The ability of each tenant or venture investment portfolio company to raise
capital will depend on its financial and operating condition, viability of their products, and the overall condition of the
financial, banking, governmental budget policies, and economic environment.
• Even with sufficient funding, some of our technology industry tenants and venture investment portfolio companies may not
be able to discover or identify potential customers or to create tools or technologies that are commercially useful.
• Some of our technology industry tenants and venture investment portfolio companies may not be able to successfully
manufacture their products economically.
• Marketed products also face commercialization risk, and some of our technology industry tenants and venture investment
portfolio companies may never realize projected levels of product utilization or revenues.
• Unfavorable news regarding the products or other business developments of our technology industry tenants or venture
investment portfolio companies may cause their stock price or credit profile to deteriorate.
Inadequate intellectual property protections
• The products and services provided by some of our technology industry tenants and venture investment portfolio
companies are subject to the threat of piracy and unauthorized copying, and inadequate intellectual property laws and
other inadequate protections could prevent them from enforcing or defending their proprietary technologies. These tenants
and venture investment portfolio companies may also face legal risks arising out of user-generated content.
• Trademark, copyright, patent, domain name, trade dress, and trade secret protection is very expensive to maintain and
may require our technology industry tenants and venture investment portfolio companies to incur significant costs to
protect their intellectual property rights.
We cannot assure our stockholders that our technology industry tenants and venture investment portfolio companies will be
able to develop, manufacture, market, or sell their products and services due to the risks inherent in the technology industry. Any
technology industry tenant or venture investment portfolio company that is unable to avoid, or sufficiently mitigate, the risks described
above may have difficulty making rental payments or satisfying its other lease obligations to us or may have difficulty maintaining the
value of our investment. Such risks may also decrease the credit quality of our technology industry tenants or venture investment
portfolio companies or cause us to expend more funds and resources on the space leased by these tenants than we originally
anticipated. The increased burden on our resources due to adverse developments relating to our technology industry tenants may
cause us to achieve lower-than-expected yields on the space leased by these tenants. Unfavorable news relating to our more
significant technology industry tenants and venture investment portfolio companies may also adversely impact our stock price.
The companies in which we invest through our non-real estate venture investment portfolio expose us to risks similar
to those of our tenant base and additional risks inherent in venture capital investing, which could materially affect our
reported asset and liability values and earnings and may materially and adversely affect our reported results of operations.
Through our strategic venture investment portfolio, we hold investments in companies that, similar to our tenant base, are
concentrated in the life science industry. The venture investment portfolio companies in which we invest are accordingly subject to risks
similar to those posed by our tenant base, including those disclosed in this annual report on Form 10-K. In addition, the companies in
which we invest through our venture investment portfolio are subject to the risks inherent in venture capital investing and may be
adversely affected by external factors beyond our control and other risks, including, but not limited to, the following:
• Risks inherent in venture capital investing, which typically focuses on small early-stage companies with unproven
technologies and limited access to capital and is therefore generally considered more speculative than investment in
larger, more established companies.
• Market disruption and volatility, which may adversely affect the value of the companies in which we hold equity
investments and, in turn, our ability to realize gains upon sales of these investments.
• Disruptions, uncertainty, or volatility in the capital markets and global economy, which may impact the ability of the
companies in which we invest to raise additional capital or access capital from venture capital investors or financial
institutions on favorable terms.
• Liquidity of the companies in which we invest, which may (i) impede our ability to realize the value at which these
investments are carried if we are required to dispose of them, (ii) make it difficult for us to sell these investments on a
timely basis, and (iii) impair the value of such investments.
• Changes in the political climate, potential reforms and changes to government negotiation and regulation, the effect of
healthcare reform legislation, including those that may limit pricing of pharmaceutical products and drugs, market prices
and conditions, prospects for favorable or unfavorable clinical trial results, new product initiatives, the manufacturing and
distribution of new products, product safety and efficacy issues, and new collaborative agreements, all of which may affect
the valuation, funding opportunities, business operations, and financial results of the companies in which we invest.
• Changes in U.S. federal government organizations or other agencies, including changes in policy, regulations, budgeting,
retention of key leadership and other personnel, administration of drug approvals or restrictions on drug product or service
development or commercialization, or a partial or complete future government shutdown resulting in temporary closures of
agencies such as the FDA and SEC, could adversely affect the companies in which we invest, including delays in the
commercialization of such companies’ products, decreased funding of research and development in the life science
industry, or delays surrounding approval of budget proposals for any in this industry.
• Impacts or changes in business for any reason, including diversion of healthcare resources away from clinical trials,
delays, or difficulties enrolling patients or maintaining scheduled appointments in clinical trials, interruptions, and delays in
laboratory research due to the reduction in employee resources stemming from social distancing requirements and the
desire of employees to avoid contact with people, insufficient inventory of supplies and reagents necessary for laboratory
research due to interruptions in supply chain, delays or difficulties obtaining clinical site locations or engaging clinical site
staff, interruptions on clinical site monitoring due to travel restrictions, delays in interacting with or receiving approval from
regulatory agencies in connection with research activities or clinical trials, and disruptions to manufacturing facilities and
supply lines.
• Reduction in revenue or revenue growth, deterioration in the global economy, or other reasons, may impair the value of
the companies in which we hold equity investments or impede their ability to raise additional capital.
• Seasonal weather conditions, changes in availability of transportation or labor, and other related factors may affect the
products and services or the availability of the products and services of the companies in which we invest in the agtech
sector.
Many of the factors listed above are beyond our control and, if the venture investment portfolio companies are adversely
affected by any of the foregoing, could materially affect our reported asset and liability values and earnings and may materially and
adversely affect our reported results of operations. The occurrence of any of these adverse events could cause the market price of
shares of our common stock to decline regardless of the performance of our primary real estate business.
Market and other external factors may adversely impact the valuation of our non-real estate equity investments.
We hold equity investments in certain publicly traded companies, limited partnerships, and privately held entities primarily
involved in the life science industry through our venture investment portfolio. The valuation of these investments is affected by many
external factors beyond our control, including, but not limited to, market prices, market conditions, the effect of healthcare reform
legislation, prospects for favorable or unfavorable clinical trial results, new product initiatives, the manufacturing and distribution of new
products, product safety and efficacy issues, and new collaborative agreements. In addition, partial or complete future government
shutdowns that may result in temporary closures of agencies such as the FDA and SEC may adversely affect the processing of initial
public offerings, business operations, financial results, and funding for projects of the companies in which we hold equity investments.
Unfavorable developments with respect to any of these factors may have an adverse impact on the valuation of our equity investments.
Market and other external factors may negatively impact the liquidity of our non-real estate equity investments.
We make and hold investments in privately held life science companies through our venture investment portfolio. These
investments may be illiquid, which could impede our ability to realize the value at which these investments are carried if we are required
to dispose of them. The lack of liquidity of these investments may make it difficult for us to sell these investments on a timely basis and
may impair the value of these investments. If we are required to liquidate all or a portion of these investments quickly, we may realize
significantly less than the amounts at which we had previously valued these investments.
Government factors
Negative impact on economic growth resulting from the combination of federal income tax policy, debt policy, and
government spending may adversely affect our results of operations.
Global macroeconomic conditions affect our and our tenants’ businesses. Instability in the banking and government sectors of
the U.S. and/or the negative impact on economic growth resulting from the combination of government tax policy, debt policy, and
government spending, may have an adverse effect on the overall economic growth and our future revenue growth and profitability.
Volatile, negative, or uncertain economic conditions could undermine business confidence in our significant markets or in other markets
and cause our tenants to reduce or defer their spending, which would negatively affect our business. Growth in the markets we serve
could be at a slow rate or could stagnate or contract in each case for an extended period of time. Differing economic conditions and
patterns of economic growth and contraction in the geographic regions in which we operate and the industries we serve may in the
future affect demand for our services. Our revenues and profitability are derived from our tenants in North America, some of which
derive significant revenues from their international operations. Ongoing economic volatility and uncertainty affects our business in a
number of other ways, including making it more difficult to accurately forecast client demand beyond the short term and to effectively
build our revenue and spending plans. Economic volatility and uncertainty are particularly challenging because it may take some time
for the effects and resulting changes in demand patterns to manifest themselves in our business and results of operations. Changing
demand patterns from economic volatility and uncertainty could have a significant negative impact on our results of operations. These
risks may impact our overall liquidity, our borrowing costs, or the market price of our common stock.
Changes to the U.S. tax laws and implementation of new tax policies could have a significant negative impact on the
overall economy, our tenants, and our business.
Changes to U.S. tax laws that may be enacted in the future, including changes that may be introduced from time to time as a
result of a change in administration of the U.S. government, could negatively impact the overall economy, government revenues, the
real estate industry, our tenants, and us, in ways that cannot be reliably predicted. There can be no assurance that future changes to
the U.S. tax laws or regulatory changes will not be proposed or enacted that could impact our business and financial results. The REIT
rules are regularly under review by persons involved in the legislative process and by the IRS and the U.S. Treasury Department, which
may result in revisions to regulations and interpretations in addition to statutory changes. If enacted, certain of such changes could have
an adverse impact on our business and financial results.
Furthermore, the incoming administration of President Trump has included as part of its agenda a potential reform of U.S. tax
laws. The details of the potential reform have not yet emerged, but during his 2024 presidential campaign, President Trump outlined
several intended reforms, including reducing the corporate tax rate for domestic oil and gas production, repealing green energy tax
credits, extending certain provisions of the Tax Cuts and Jobs Act of 2017 (“TCJA”), and imposing new tariffs. Many political and
economic commentators believe that the combined impact of extending certain tax benefits pursuant to the TCJA and the
implementation of new tariffs could potentially lead to increases in the U.S. deficit, inflation, and interest rates, all of which could
contribute to increases in market interest rates and a decrease in U.S. economic growth with a possibility of a recession. However, we
cannot predict whether, when, or to what extent these new regulations or rulings will be issued, nor the long-term impact of the
proposed tax reforms on the real estate industry. Current and prospective investors should consult their tax advisors regarding the effect
of potential changes to the U.S. federal tax laws on an investment in our shares.
Actual and anticipated changes to the regulations of the healthcare system may have a negative impact on the
pricing of drugs, the cost of healthcare coverage, and the reimbursement of healthcare services and products.
The FDA and comparable agencies in other jurisdictions directly regulate many critical activities of life science, technology, and
healthcare industries, including the conduct of preclinical and clinical studies, product manufacturing, advertising and promotion,
product distribution, adverse event reporting, and product risk management. In both domestic and foreign markets, sales of products
depend in part on the availability and amount of reimbursement by third-party payors, including governments and private health plans.
Governments may regulate coverage, reimbursement, and pricing of products to control cost or affect utilization of products. Private
health plans may also seek to manage cost and utilization by implementing coverage and reimbursement limitations. Substantial
uncertainty exists regarding the reimbursement by third-party payors of newly approved healthcare products. The U.S. and foreign
governments regularly consider reform measures that affect healthcare coverage and costs. Such reforms may include changes to the
coverage and reimbursement of healthcare services and products. In particular, there have been judicial and congressional challenges
to the Patient Protection and Affordable Care Act of 2010, as amended by the Health Care and Education Reconciliation Act
(collectively, the “ACA”), which could have an impact on coverage and reimbursement for healthcare terms and services covered by
plans authorized by the ACA. During 2017 several attempts were made to amend the ACA; however, no amendment proposal gained
the 50-vote support from the U.S. Senate needed to pass a repeal bill. As a result, in October 2017, then President Trump issued
an executive order, “Promoting Healthcare Choice and Competition Across the United States,” which the Biden administration repealed
in January 2021. Since winning reelection in November 2024, President Trump has stated that he has “concepts of a plan” to repeal or
reform the ACA, but further details have not yet been publicly disclosed. It is unclear how these healthcare reform measures of the
Trump administration or other efforts, if any, to challenge, repeal, or replace the ACA will impact our business. It is also unknown what
other changes will be implemented through the U.S. Congress or future executive orders and how these would impact our tenants.
Government and other regulatory oversight and future regulatory and government interference with the healthcare systems may
adversely impact our tenants’ businesses and our business.
U.S. government tenants may not receive anticipated appropriations, which could hinder their ability to pay us.
U.S. government tenants are subject to government funding. If one or more of our U.S. government tenants fail to receive
anticipated appropriations, we may not be able to collect rental amounts due to us. A significant reduction in federal government
spending, particularly a sudden decrease due to tax reform or a sequestration process, which has occurred in recent years and may
occur again in the coming years, could also adversely affect the ability of these tenants to fulfill lease obligations or decrease the
likelihood that they will renew their leases with us. In addition, budgetary pressures have resulted in, and may continue to result in,
reduced allocations to government agencies that fund research and development activities, such as the NIH. For example, the NIH
budget has been, and may continue to be, significantly impacted by the sequestration provisions of the Budget Control Act of 2011,
which became effective on March 1, 2013. Past proposals to reduce budget deficits have included reduced NIH and other research and
development budgets. Any shift away from the funding of research and development or delays surrounding the approval of government
budget proposals may cause our tenants to default on rental payments or delay or forgo leasing our rental space, which could adversely
affect our business, financial condition, or results of operations. Additionally, the inability of the U.S. Congress to enact a budget for a
future fiscal year or the occurrence of partial or complete U.S. federal government shutdowns could adversely impact demand for our
services by limiting federal funding available to our tenants and their customers. In addition, defaults under leases with U.S. government
tenants are governed by federal statute and not by state eviction or rent deficiency laws. As of December 31, 2024 , leases with U.S.
government tenants at our properties accounted for approximately 1.4% of our aggregate annual rental revenue in effect as of
December 31, 2024 .
Some of our tenants may be subject to increasing government price controls and other healthcare cost-containment
measures.
Government healthcare cost-containment measures can significantly affect our tenants’ revenue and profitability. In many
countries outside the U.S., government agencies strictly control, directly or indirectly, the prices at which our pharmaceutical industry
tenants’ products are sold. In a number of European Union (“EU”) member states, the pricing and/or reimbursement of prescription
pharmaceuticals are subject to governmental control, and legislators, policymakers, and healthcare insurance funds continue to
propose and implement cost-containing measures to keep healthcare costs down, due in part to the attention being paid to healthcare
cost containment and other austerity measures in the EU. In the U.S., our pharmaceutical industry tenants are subject to substantial
pricing pressures from state Medicaid programs, private insurance programs, and pharmacy benefit managers. In addition, many state
legislative proposals could further negatively affect pricing and/or reimbursement for our pharmaceutical industry tenants’ products.
Also, the pricing environment for pharmaceuticals continues to be in the political spotlight in the U.S. Pharmaceutical and medical
device product pricing is subject to enhanced government and public scrutiny and calls for reform. Some states have implemented, and
other states are considering implementing, pharmaceutical price controls or patient access constraints under the Medicaid program,
and some states are considering price-control regimes that would apply to broader segments of their populations who are not Medicaid
eligible. We anticipate that pricing pressures from both governments and private payors inside and outside the U.S. will become more
severe over time.
Changes in U.S. federal government funding for the FDA, the NIH, and other government agencies could hinder their
ability to hire and retain key leadership and other personnel, properly administer drug innovation, or prevent new products
and services from being developed or commercialized by our life science industry tenants and venture investment portfolio
companies, which could negatively impact our business.
The ability of the FDA to review and approve new products can be affected by a variety of factors, including budget and
funding levels, the ability to hire and retain key personnel, and statutory, regulatory, and policy changes. Average review times at the
agency have fluctuated in recent years as a result. In addition, government funding of the NIH and other government agencies that fund
research and development activities is subject to the political process, which is inherently fluid and unpredictable.
The ability of the FDA, the NIH, and other government agencies to properly administer their functions is highly dependent on
the levels of government funding and the ability to fill key leadership appointments, among various factors. Delays in filling or replacing
key positions could significantly impact the ability of the FDA, the NIH, and other agencies to fulfill their functions and could greatly
impact healthcare and the drug industry.
However, any future government proposals to reduce or eliminate budgetary deficits may include reduced allocations to the
FDA, the NIH, and other related government agencies. These budgetary pressures may result in a reduced ability by the FDA and the
NIH to perform their respective roles and may have a related impact on academic institutions and research laboratories whose funding
is fully or partially dependent on both the level and the timing of funding from government sources. Robert F. Kennedy Jr., who has
been nominated by President Trump for Secretary of the U.S. Department of Health and Human Services, which oversees the FDA and
NIH, has previously stated his intent to downsize or restructure these agencies, including by appointing new directors to the agencies.
However, no definitive proposals have been publicly disclosed at this time, and we cannot anticipate the effect that any such
restructuring or new appointments may have on our tenants or our business.
In the event of a partial or complete government shutdown, the FDA and certain other science agencies may temporarily cease
certain operations. Furthermore, during such shutdown, the FDA may maintain only operations deemed to be essential for public health
while suspending the acceptance of new medical product applications and routine regulatory and compliance work related to medical
products, certain drugs, and foods.
Disruptions at the FDA and other agencies, such as those resulting from a restructuring of these agencies, a government
shutdown, or uncertainty from stopgap spending bills may slow the time necessary for new drugs and devices to be reviewed and/or
approved by necessary government agencies and may affect the ability of the healthcare and drug industries to deliver new products to
the market in a timely manner, which would adversely affect our tenants’ operating results and business. Interruptions to the function of
the FDA and other government agencies could adversely affect the demand for laboratory space and significantly impact our operating
results and our business.
Changes in laws and regulations that control drug pricing for government programs may adversely impact our
operating results and our business.
On August 22, 2022, the Inflation Reduction Act of 2022 was signed into law. This legislation allows, for the first time ever, the
U.S. Department of Health and Human Services to negotiate Medicare drug prices directly with manufacturers. Specifically, the law
requires manufacturers to charge a negotiated “maximum fair price” for select drugs covered by Medicare Part B and Part D or be
subject to an excise tax for noncompliance, introduces penalties for drug manufacturers that increase drug prices over the rate of
inflation, and caps additional out-of-pocket expenses for Medicare beneficiaries.
We cannot predict the ultimate impact of this legislation or the content and outcome of future potential reforms and changes
to the government’s ability to regulate and negotiate drug pricing. Changes in policy that limit prices may reduce the financial
incentives for the research and development efforts that lead to discovery and production of new therapies and solutions to life-
threatening conditions. Negative impacts of new policies could adversely affect our tenants’ and venture investment portfolio
companies’ businesses, including life science companies, which may reduce the demand for life science/laboratory space and
negatively impact our operating results and our business.
Global factors
The outbreak of any highly infectious or contagious disease could adversely impact or cause disruption to our
financial condition and results of operations.
The effects of any future outbreak of any highly infectious or contagious disease on our (or our tenants’) ability to successfully
operate could be adversely impacted by the following factors, among others:
• The continued service and availability of personnel, including our executive officers and other leaders who are part of our
management team, and our ability to recruit, attract, and retain skilled personnel. To the extent our management or
personnel are impacted in significant numbers by the outbreak of pandemic or epidemic disease and are not available or
allowed to conduct work, our business and operating results may be negatively impacted.
• Our (or our tenants’) ability to operate, generally or in affected areas, or delays in the supply of products or services from
our vendors that are necessary for us to operate effectively.
• Our tenants’ ability to pay rent on their leases in full and timely and, to the extent necessary, our inability to restructure our
tenants’ long-term rent obligations on terms favorable to us or to timely recapture the space for re-leasing.
• Difficulty in our accessing debt and/or equity capital on attractive terms, or at all, and a severe disruption and instability in
the global financial markets, or deterioration in credit and financing conditions, which may affect our (or our tenants’)
ability to access capital necessary to fund business operations or replace or renew maturing liabilities on a timely basis
and may adversely affect the valuation of financial assets and liabilities, any of which could affect our (or our tenants’)
ability to meet liquidity and capital expenditure requirements or could have a material adverse effect on our business,
financial condition, results of operations, and cash flows.
• Complete or partial closures of, or other operational issues at, one or more of our properties resulting from government
action or directives.
• Our (or our tenants’) ability to continue or complete construction as planned for our tenants’ operations, or delays in the
supply of materials or labor necessary for construction, which may affect our (or our tenants’) ability to complete
construction or to complete it timely, our ability to prevent a lease termination, and our ability to collect rent, which may
have a material adverse effect on our business, financial condition, results of operations, and cash flows.
• The cost of implementing precautionary measures, including, but not limited to, potential additional health insurance and
labor-related costs.
• Governmental efforts (such as moratoriums on or suspensions of eviction proceedings) that may affect our ability to collect
rent or enforce remedies for the failure of our tenants to pay rent.
• Uncertainty related to whether the U.S. Congress or state legislatures will pass additional laws providing for additional
economic stimulus packages, governmental funding, or other relief programs, whether such measures will be enacted,
whether our tenants will be eligible or will apply for any such funds, whether the funds, if available, could be used by our
tenants to pay rent, and whether such funds will be sufficient to supplement our tenants’ rent and other obligations to us.
• Deterioration of global economic conditions and job losses, which may decrease demand for and occupancy levels of our
rental properties and may cause our rental rates and property values to be negatively impacted.
• Our dependence on short-term and long-term debt sources, including our unsecured senior line of credit, commercial
paper program, and unsecured senior notes, which may affect our ability to continue our investing activities and make
distributions to our stockholders.
• Declines in the valuation of our properties, which may affect our ability to dispose of assets at attractive prices or to obtain
debt financing secured by our properties and may reduce the availability of debt funding.
• Declines in the valuation of our venture investment portfolio, which may (i) impede our ability to realize the value at which
these investments are carried if we are required to dispose of them, (ii) make it difficult for us to sell these investments on
a timely basis, and (iii) impair the value of such investments.
• Refusal, failure, or delay by one or more of our lenders under our unsecured senior line of credit to fund their financing
commitment to us, which we may not be able to replace on favorable terms, or at all.
• To the extent we enter into derivative financial instruments, one or more counterparties to our derivative financial
instruments could default on their obligations to us or could fail, increasing the risk that we may not realize the benefits of
utilizing these instruments.
• Any possession taken of our properties, in whole or in part, by governmental authorities for public purposes in eminent
domain proceedings.
• Our level of insurance coverage and recovery we receive under any insurance we maintain, which may be delayed by, or
insufficient to fully offset potential/actual losses caused by any highly infectious or contagious disease.
• Any increase in insurance premiums and imposition of large deductibles.
• Our level of dependence on the Internet, as it relates to employees’ working remotely, and increases in malware
campaigns and phishing attacks preying on the uncertainties surrounding any highly infectious or contagious disease,
which may increase our vulnerability to cyberattacks.
• Our ability to ensure business continuity in the event our continuity of operations plan is not effective or is improperly
implemented or deployed during a disruption.
• Our ability to operate, which may cause our business and operating results to decline or may impact our ability to comply
with regulatory obligations and may lead to reputational harm and regulatory issues or fines.
The rapid spread, development, and fluidity of a highly infectious or contagious disease may result in significant disruption of
the global financial market and labor markets and may lead to a deterioration of economic conditions, an economic downturn, and/or a
recession at a global scale, which could materially affect our (or our tenants’) performance, financial condition, results of operations,
and cash flows.
The outbreak or spread of any highly infectious or contagious disease could adversely impact or cause disruption to
our tenants’ financial condition and results of operations, which may adversely impact our ability to generate income
sufficient to meet operating expenses or generate income and capital appreciation .
Our tenants, many of which conduct business in the life science industry, may incur significant costs or losses responding to
any highly infectious or contagious disease, lose business due to interruption in their operations, or incur other liabilities related to
shelter-in-place orders, quarantines, infection, or other related factors. Tenants that experience deteriorating financial conditions as a
result of the outbreak or spread of such disease may be unwilling or unable to pay rent in full or timely due to bankruptcy, lack of
liquidity, lack of funding, operational failures, or other reasons. Our tenants’ defaults and delayed or partial rental payments could
adversely impact our rental revenues and operating results.
The negative effects of any highly infectious or contagious disease on our tenants in the life science industry may include, but
are not limited to:
• Delays or difficulties in enrolling patients or maintaining scheduled study visits in clinical trials;
• Delays or difficulties in clinical site initiation, including difficulties in recruiting clinical site investigators and staff;
• Diversion of healthcare resources away from clinical trials, including the diversion of hospitals serving as our tenants’
clinical trial sites and hospital staff supporting the conduct of our tenants’ clinical trials;
• Interruptions of key clinical trial or other research activities, such as clinical trial site monitoring, due to limitations on travel
imposed or recommended by federal or state governments, employers, and others;
• Limitations in employee resources that would otherwise be focused on our tenants’ research, business, or clinical trials,
including because of sickness of employees or their families, the desire of employees to avoid contact with large groups of
people, or as a result of the governmental imposition of shelter-in-place or similar working restrictions;
• Interruptions in supply chain, manufacturing, and global shipping, or other delays that may affect the transport of materials
necessary for our tenants’ research, clinical trials, or manufacturing activities;
• Reduction in revenue projections for our tenants’ products due to the prioritization of the treatment of affected patients
over other treatments, such as specialty and elective procedures;
• Delays in necessary interactions with ethics committees, regulators, and other important agencies and contractors due to
limitations in employee resources or forced furlough of government employees;
• Delays in receiving approval from regulatory authorities to initiate planned clinical trials or research activities;
• Delays in commercialization of our tenants’ products and approval by government authorities (such as the FDA and the
federal and state Emergency Management Agencies) of our tenants’ products caused by disruptions, funding shortages,
or health concerns, as well as by the prioritization by the FDA of the review and approvals of diagnostics, therapeutics,
and vaccines that are related to an outbreak;
• Difficulty in retaining staff or rehiring staff in connection with layoffs caused by deteriorating global market conditions;
• Changes in local regulations as part of a response to an outbreak or spread that may require our tenants to change the
ways in which their clinical trials are conducted, which may result in unexpected costs or the discontinuation of the clinical
trials altogether;
• Refusal or reluctance of the FDA to accept data from clinical trials in affected geographies outside the U.S.;
• Diminishing public trust in healthcare facilities or other facilities that are treating (or have treated) patients affected by
contagious diseases; and
• Inability to access capital on terms favorable to our tenants because of changes in company valuation and/or investor
appetite due to a general downturn in economic and financial conditions and the volatility of the market.
The negative effects of any highly infectious or contagious disease on our tenants in the agtech industry may include:
• Reduction in productive capacity and profitability because of decreased labor availability due, for example, to government
restrictions, the inability of employees to report to work, or collective bargaining efforts;
• Potential contract cancellations, project reductions, and reduction in demand for our tenants’ products due to the adverse
effect on business confidence and consumer sentiments and the general downturn in economic conditions;
• Disruption of the logistics necessary to import, export, and deliver products to target companies and their customers due
to ports and other channels of entry being closed or operating at only a portion of capacity;
• Disruptions to manufacturing facilities and supply lines; and
• Inability to access capital on terms favorable to our tenants because of changes in company valuation and/or investor
appetite due to a general downturn in economic and financial conditions and the volatility of the market.
The negative effects of any highly infectious or contagious disease on our tenants in the technology industry may include:
• Reduction in staff productivity due to business closures, alternative working arrangements, or illness of staff and/or illness
in the family;
• Reduction in sales of our tenants’ services and products, longer sales cycles, reduction in subscription duration and value,
slower adoption of new technologies, and increase in price competition due to economic uncertainties and downturns;
• Disruptions to our tenants’ supply chain, manufacturing vendors, or logistics providers of products or services;
• Limitations on business and marketing activities due to travel restrictions, virtualization, or cancellation of related events;
• Adverse impact on customer relationships and our ability to recognize revenues due to our tenants’ inability to access their
clients’ sites for implementation and on-site consulting services;
• Inability to recruit and develop highly skilled employees with appropriate qualifications, to conduct background checks on
potential employees, and to provide necessary equipment and training to new and existing employees;
• Network infrastructure and technology system failures of our tenants, or of third-party services used by our tenants, which
may result in system interruptions, reputational harm, loss of intellectual property, delays in product development, lengthy
interruptions in services, breaches of data security, and loss of critical data;
• Higher employment compensation costs that may not be offset by improved productivity or increased sales; and
• Inability to access capital on terms favorable to our tenants because of changes in company valuation and/or investor
appetite due to a general downturn in of economic and financial conditions and the volatility of the market.
The potential impact of any highly infectious or contagious disease with respect to our tenants or our properties is difficult to
predict and could have a material adverse impact on our tenants’ operations and, in turn, on our revenues, business, and results of
operations, as well as the value of our stock. Any highly infectious or contagious disease may directly or indirectly cause the realization
of any of the other risk factors included in this annual report on Form 10-K.
Other factors
We may incur significant costs if we fail to comply with laws or if laws change.
Our properties are subject to many federal, state, and local regulatory requirements and to state and local fire, life-safety,
environmental, and other requirements. If we do not comply with all of these requirements, we may have to pay fines to government
authorities or damage awards to private litigants or temporarily halt operations due to injunctions. We do not know whether these
requirements will change or whether new requirements will be imposed. Changes in these regulatory requirements could require us to
make significant unanticipated expenditures. These expenditures could have an adverse effect on us and our ability to make
distributions to our stockholders.
For example, the California Safe Drinking Water and Toxic Enforcement Act, also referred to as Proposition 65, requires “clear
and reasonable” warnings be given to persons who are exposed to chemicals known to the State of California to cause cancer or
reproductive toxicity. We believe that we comply with Proposition 65 requirements; however, there can be no assurance that we will not
be adversely affected by litigation or regulatory enforcement relating to Proposition 65. In addition, there can be no assurance that the
costs of compliance with new environmental laws and regulations will not be significant or will not adversely affect our ability to meet our
financial expectations, our financial condition, results of operations, and cash flows.
We may incur significant costs in complying with the Americans with Disabilities Act and similar laws.
Under the ADA, places of public accommodation and/or commercial facilities must meet federal requirements related to access
and use by disabled persons. We may be required to make substantial capital expenditures at our properties to comply with this law. In
addition, non-compliance could result in the imposition of fines or an award of damages to private litigants.
A number of additional federal, state, and local laws and regulations exist regarding access to properties by disabled persons.
These regulations may require modifications to our properties or may affect future renovations. These expenditures may have an
adverse impact on overall returns on our investments.
We face possible risks and costs associated with the effects of climate change and severe weather .
We cannot predict the rate at which climate change will progress. However, the physical effects of climate change could have a
material adverse effect on our properties, operations, and business. For example, most of our properties are located along the east and
west coasts of the U.S. To the extent that climate change impacts changes in weather patterns, our markets could experience severe
weather, including hurricanes, severe winter storms, and coastal flooding due to increases in storm intensity and rising sea levels.
Certain of our properties are also located along shorelines and may be vulnerable to coastal hazards, such as sea level rise, severe
weather patterns and storm surges, land erosion, and groundwater intrusion. Over time, these conditions could result in declining
demand for space at our properties, delays in construction, resulting in increased construction costs, or in our inability to operate the
buildings at all. Climate change and severe weather may also have indirect effects on our business by increasing the cost of, or
decreasing the availability of, property insurance on terms we find acceptable, by increasing the costs of energy, maintenance, repair of
water and/or wind damage, and snow removal at our properties.
In March 2022, the SEC released a proposed standard that would require quantitative disclosures of certain climate-related
metrics and greenhouse gas (“GHG”) emissions, including within the footnotes to our consolidated financial statements. On March 6,
2024, the SEC adopted the new standards, with the rules originally set to take effect as of May 28, 2024. These rules would have
required public companies to disclose information on (i) climate-related financial risks, (ii) GHG emissions, and (iii) climate-related
targets or transition plans. However, on April 4, 2024, the SEC issued an order to stay these rules pending judicial review following legal
challenges. As of the date of this report, the implementation of the new climate-related disclosures remains indefinitely delayed. We
continue to monitor developments and assess the potential effect of these new standards, if implemented at all, on our future
consolidated financial statements.
In addition, California introduced new climate-related reporting requirements under the Climate Corporate Data Accountability
Act (SB 253) and the Climate-Related Financial Risk Act (SB 261), which were signed into law in October 2023. These laws require
corporations doing business in California to annually report their GHG emissions across Scopes 1, 2, and 3 (SB 253) and to disclose
climate-related financial risks and risk mitigation strategies (SB 261). Reporting under these laws is phased in, with initial emissions
reporting required in 2026 based on 2025 data, and climate risk disclosures commencing in 2026. Considering our operations in
California, we continue to enhance our existing data collection, reporting, and assurance processes for climate-related metrics and
risks.
In August 2022, the U.S. Congress signed into law the Inflation Reduction Act of 2022 (“IRA”), which directed nearly $400
billion of federal spending to be used toward reducing carbon emissions and funding clean energy over the next 10 years and was
designed to encourage private investment in clean energy, transport, and manufacturing. Since its inaugural year in 2023, nearly $500
billion in new green investments and 334,000 new green jobs across the U.S. have been attributed to the IRA. However, long-term
impacts and benefits, if any, resulting from the IRA are still to be determined.
Numerous states and municipalities have adopted state and local laws and policies on climate disclosures and climate change
and emission reduction targets impacting the building sector. For example, the State of California enacted legislation requiring certain
companies to disclose GHG emissions and climate-related financial risk information. Other cities, including Boston, Cambridge, New
York, and Seattle, have passed ordinances that set limits on GHG emissions associated with building operations. Some municipalities,
including the Cities of New York and San Francisco, have also implemented legislation to eliminate the use of natural gas in new
construction projects.
President Trump’s victory in the U.S. presidential election, as well as the Republican Party’s gaining control of both the U.S.
House of Representatives and Senate in the congressional election, may create regulatory uncertainty with respect to climate change
policy. During the election campaign, President Trump made comments suggesting that he was not supportive of various clean energy
programs and initiatives, including the United Nations (“U.N.”) Framework Convention on Climate Change, designed to curtail global
warming. On January 20, 2025, President Trump signed an executive order to withdraw the U.S. from the Paris Agreement, marking a
significant shift in U.S. climate policy. It remains unclear what further actions President Trump may take with respect to domestic and
international programs and initiatives, and what support the Trump administration would have for any potential changes to such
legislative programs and initiatives in the U.N. or the U.S. Congress.
Changes in federal, state, and local legislation and regulation based on concerns about climate change could result in
increased capital expenditures on our existing properties and our new development properties (for example, to improve their energy
efficiency and/or resistance to severe weather), and in our and our tenants’ increased compliance and other costs, without a
corresponding increase in revenue, which may result in adverse impacts to our and our tenants’ operating results.
Also, we rely on a limited number of vendors to provide key services, including, but not limited to, utilities and construction
services, at certain of our properties. If, as a result of unanticipated events, including those resulting from climate change, these
vendors fail to adequately provide key services, we may experience significant interruptions in service and disruptions to business
operations at our properties, incur remediation costs, and become subject to claims and damage to our reputation. Near ly 40% o f the
properties we own and operate are located in California, where climate change has been linked to the progressively warmer and drier
weather associated with ideal conditions for highly destructive wildfires.
For example, most of our properties located in our San Francisco Bay Area market depend on PG&E for the delivery of electric
and gas services. In January 2019, in response to potential liabilities arising from a series of catastrophic wildfires that occurred in
Northern California in 2017 and 2018, PG&E initiated voluntary reorganization proceedings under Chapter 11 of the U.S. Bankruptcy
Code. While PG&E emerged from bankruptcy in July 2020, there is no guarantee that PG&E will be able to sustain safe operations and
continue to provide consistent utilities services. During periods of high winds and high fire danger in recent fire seasons, PG&E has
preemptively shut off power to areas of Central and Northern California. The shutoffs were designed to help guard against fires ignited
in areas with high winds and dry conditions. PG&E has warned that it may have to employ shutoffs while the utility company addresses
maintenance issues. Future shutoffs of power may impact the reliability of access to a stable power supply at our properties. There is no
guarantee that in the future climate change and severe weather will not adversely affect PG&E or any of our other key vendors, which in
turn could have a material adverse effect on our properties and our tenants’ operations, as well as on our financial condition, results of
operations, and cash flows.
There can be no assurance that climate change and severe weather, or the potential impacts of these events on our vendors
and suppliers, will not have a material adverse effect on our properties, operations, or business.
We may incur significant costs in complying with environmental laws.
Federal, state, and local environmental laws and regulations may require us, as a current or prior owner or operator of real
estate, to investigate and remediate hazardous or toxic substances or petroleum products released at or from any of our properties. The
cost of investigating and remediating contamination could be substantial and could exceed the amount of any insurance coverage
available to us. In addition, the presence of contamination, or the failure to properly remediate, may adversely affect our ability to lease
or sell an affected property, or to borrow funds using that property as collateral.
Under environmental laws and regulations, we may have to pay government entities or third parties for property damage and
for investigation and remediation costs incurred by those parties relating to contaminated properties regardless of whether we knew of
or caused the contamination. Even if more than one party was responsible for the contamination, we may be held responsible for all of
the remediation costs. In addition, third parties may sue us for damages and costs resulting from environmental contamination, or jointly
responsible parties may contest their responsibility or be financially unable to pay their share of such costs.
Environmental laws also govern the presence, maintenance, and removal of asbestos-containing building materials. These
laws may impose fines and penalties on us for the release of asbestos-containing building materials and may allow third parties to seek
recovery from us for personal injury from exposure to asbestos fibers. We have detected asbestos-containing building materials at
some of our properties, but we do not expect that they will result in material environmental costs or liabilities for us.
Environmental laws and regulations also require the removal or upgrading of certain underground storage tanks and regulate:
• The discharge of stormwater, wastewater, and any water pollutants;
• The emission of air pollutants;
• The generation, management, and disposal of hazardous or toxic chemicals, substances, or wastes; and
• Workplace health and safety.
Many of our tenants routinely handle hazardous substances and wastes as part of their operations at our properties.
Environmental laws and regulations subject our tenants, and potentially us, to liability resulting from these activities. Environmental
liabilities could also affect a tenant’s ability to make rental payments to us. We require our tenants to comply with these environmental
laws and regulations and to indemnify us against any related liabilities.
Independent environmental consultants have conducted Phase I or similar environmental assessments at our properties. We
intend to use consultants to conduct similar environmental assessments on our future acquisitions. These types of assessments
generally include a site inspection, interviews, and a public records review, but no subsurface sampling. These assessments and
certain additional investigations of our properties have not to date revealed any environmental liability that we believe would have a
material adverse effect on our business, assets, or results of operations.
Additional investigations have included, as appropriate:
• Asbestos surveys;
• Radon surveys;
• Lead-based paint surveys;
• Mold surveys;
• Additional public records review;
• Subsurface sampling; and
• Other testing.
Nevertheless, it is possible that the assessments on our current properties have not revealed, and that assessments on future
acquisitions will not reveal, all environmental liabilities. Consequently, there may be material environmental liabilities of which we are
unaware that may result in substantial costs to us or our tenants and that could have a material adverse effect on our business.
Environmental, health, or safety matters are subject to evolving regulatory requirements. Costs and capital expenditures
relating to the evolving requirements depend on the timing of the promulgation and enforcement of new standards. As discussed in the
immediately preceding risk factor, due to concern over the risks of climate change, a more restrictive regulatory framework to reduce
GHG pollution might be implemented, including the adoption of carbon taxes, restrictive permitting, and increased efficiency standards.
These requirements could make our operations more expensive and lengthen our project timelines. The costs of complying with
evolving regulatory requirements, including GHG regulations and policies, could negatively impact our financial results. Moreover,
changes in environmental regulations could inhibit or interrupt our operations or require modifications to our facilities. Accordingly,
environmental, health, or safety regulatory matters could result in significant unanticipated costs or liabilities and could have a material
adverse effect on our business, financial condition, results of operations, and cash flows, and the market price of our common stock.
We may be unable to meet our sustainability goals.
We seek to make a positive and meaningful impact on the health, safety, and well-being of our tenants, stockholders,
employees, and the communities in which we live and work. In support of these efforts, we have set sustainability goals for
development projects, including energy and water use reduction, diversion of construction waste from landfills, and targeted levels of
certification by third-party green and healthy building rating organizations and programs. For our operating properties, we have set a
2030 target to reduce operational emissions per RSF, and we continue to pursue measures aimed at reducing water consumption and
increasing waste diversion. There are significant risks that may prevent us from achieving such goals, including, but not limited to, the
following possibilities:
• Change in market conditions may affect our ability to deploy capital for projects such as those that reduce energy, water
consumption, and GHG emissions and that provide waste savings.
• The quantity of investment-grade renewable energy projects that can be contracted and constructed by 2030 has
decreased in recent years due to factors such as backlogs in regional transmission organizations’ interconnection queues
and higher demand from large buyers. Additionally, the cost of contracts for new renewable energy (power purchase
agreements and virtual power purchase agreements) has increased in recent years due to such factors as higher material
and labor costs, interconnection backlogs, and increased demand for renewable energy. Such changes in the availability
and costs of renewable energy may impact our ability to procure renewable energy to reduce GHG emissions from
purchased electricity.
• Our tenants may be unwilling or unable to accept potential incremental expenses associated with sustainability programs,
including expenses to comply with requirements stipulated under building certification standards such as LEED, Fitwel,
and WELL.
The realization of any of the above risks could significantly impact our reputation, our ability to reduce operational emissions
per RSF to meet our 2030 target, our ability to attract tenants that have set GHG emissions reduction goals and/or include LEED
certification among their priorities when selecting a location to lease, and our ability to continue developing properties in markets where
high levels of LEED certification contribute to our efforts to obtain building permits and entitlements.
We may invest or spend the net proceeds from the offerings of our unsecured senior notes payable earmarked for
Eligible Green Projects (the “Green Bonds”) in ways investors may not agree with and in ways that may not earn a profit.
The respective net proceeds from issuances of Green Bonds are expected to be used to fund, in whole or in part, Eligible
Green Projects (as defined below), including the development and redevelopment of such projects. The net proceeds from these
offerings are typically initially used to reduce the outstanding balance on our unsecured senior line of credit or amounts outstanding
under our commercial paper program. We then allocate the funds to recently completed and future Eligible Green Projects. ‘‘Eligible
Green Projects’’ are defined as:
• New Class A/A+ development properties that have received or are expected to receive LEED Gold or Platinum
certification;
• Existing Class A/A+ redevelopment properties that have received or are expected to receive LEED Gold or Platinum
certification; and
• Tenant improvements that have received or are expected to receive LEED Gold or Platinum certification.
Eligible Green Projects include projects with disbursements made in the three years preceding the applicable issue date of the
Green Bonds. We intend to spend the remaining net proceeds from the sale of the Green Bonds within two years following the
applicable issue date of the Green Bonds. LEED is a voluntary, third-party building certification process developed by the U.S. Green
Building Council (‘‘USGBC’’), a non-profit organization. The USGBC developed the LEED certification process to (i) evaluate the
environmental performance from a whole-building perspective over a building’s life cycle, (ii) provide a definitive standard for what
constitutes a ‘‘green building,’’ (iii) enhance environmental awareness among architects and building contractors, and (iv) encourage the
design and construction of energy-efficient, water-conserving buildings that use sustainable or green resources and materials.
There can be no assurance that the projects funded with the proceeds from the Green Bonds will meet investor criteria and
expectations regarding environmental impact and sustainability performance. In particular, no assurance is given that the use of such
proceeds for any Eligible Green Projects will satisfy, whether in whole or in part, any present or future investor expectations or
requirements regarding any investment criteria or guidelines with which such investor or its investments are required to comply, whether
by any present or future applicable law or regulations or by its own bylaws or other governing rules or investment portfolio mandates (in
particular, with regard to any direct or indirect environmental, sustainability, or social impact of any projects or uses, the subject of or
related to, the relevant Eligible Green Projects). Adverse environmental or social impacts may occur during the design, construction,
and operation of the projects, or the projects may become controversial or criticized by activist groups or other stakeholders. In addition,
although we will limit the use of proceeds from the Green Bonds to Eligible Green Projects, there can be no assurance that one or more
development, redevelopment, and tenant improvement projects that we expect will receive a LEED certification will actually receive
such certification. Furthermore, from time to time, we may refinance our debt to take advantage of lower market rates or other favorable
terms, and we may pursue this strategy in the future in connection with our Green Bonds. If the terms of the refinanced agreements set
different or no restrictions on the range of purposes the funds can be allocated to, we can provide no assurance that allocations to
future Eligible Green Projects established prior to the refinancing of our Green Bonds will remain unchanged after the refinancing has
been completed.
Changes in U.S. accounting standards may adversely impact us.
The regulatory boards and government agencies that determine financial accounting standards and disclosures in the U.S.,
which include the FASB and the SEC, continually change and update the financial accounting standards we must follow.
From time to time, the FASB issues ASUs that could have a material effect on our financial condition or results of operations,
which in turn could also significantly impact the market price of our common stock. Such potential impacts include, without limitation,
significant changes to our balance sheet, significant changes to the timing or methodology of revenue or expense recognition, or
significant fluctuations in our reported results of operations, including an increase in our operating expenses or general and
administrative expenses related to payroll costs, legal costs, and other out-of-pocket costs incurred in order to comply with the
requirements of these ASUs.
Any difficulties in the implementation of changes in accounting principles, including the ability to modify our accounting
systems and to update our policies, procedures, information systems, and internal control over financial reporting, could result in
materially inaccurate financial statements, which in turn could harm our operating results or cause us to fail to meet our reporting
obligations. Significant changes that may be introduced by ASUs could cause fluctuations in revenue and expense recognition and
materially affect our results of operations. We may also experience an increase in general and administrative expenses resulting from
additional resources required for the initial implementation of such ASUs. This could adversely affect our reported results of operations,
profitability, and financial statements. Additionally, the adoption of new accounting standards could affect the results of our debt
covenant calculations. It cannot be assured that we will be able to work with our lenders to successfully amend our debt covenants in
response to changes in accounting standards.
We are subject to evolving privacy and information security laws, regulations, policies, and contractual obligations
related to data privacy and security. Changes to these requirements, or our noncompliance therewith, could subject us to
fines or penalties, increased costs of doing business, compliance risks, and potential liability and could materially and
adversely affect our business, financial condition, and results of operations.
In the ordinary course of business, we handle personal data and other sensitive information, including that of our tenants,
vendors, and employees. As such, we are subject to numerous data privacy and security mandates, including laws, regulations,
external and internal data privacy and security policies, and contractual requirements.
For example, the California Privacy Rights Act (“CPRA”), which became effective on January 1, 2023, significantly expanded
the definition of “consumer,” originally defined by the California Consumer Privacy Act (“CCPA”), to include job applicants, employees,
and independent contractors. Additionally, the CPRA introduced new rights of consumers to limit the use of their sensitive personal
information and mandated employers disclose personal information usage, an individual’s rights under the CCPA, and their personal
information retention period or the criteria they use to determine their retention period.
The CCPA, which became effective on January 1, 2020, applies to consumers, business entities, and residents of California. It
broadly defined “personal information,” providing California residents with expanded privacy rights and protections, and established civil
penalties for violations for certain data breaches. It also enabled California residents to opt out of the sales of their personal information,
with noncompliant businesses facing significant penalties.
We have taken actions to proactively enhance our handling of personal information, including, but not limited to:
• Updating external and internal privacy notices and policies;
• Implementing procedures to comply with the CCPA and CPRA, including procedures to effectively address potential requests
from California residents, including our employees, regarding their personal information;
• Revising our document retention policy to minimize the storage of information subject to the CCPA and CPRA; and
• Amending contracts with our partners and vendors to incorporate data use restrictions, security measures, and other required
provisions.
However, there is no guarantee that we will adequately address the requirements of the CCPA and CPRA, or evolving laws in
other jurisdictions. The data privacy and security landscape is becoming increasingly complex. Differing regulations may result in
inconsistent applications and interpretations across multiple jurisdictions. As such, we may be required to devote significant resources
and implement or significantly change existing technologies, systems, or practices in order to prepare for and comply with new
regulations. Our failure to comply with applicable federal, state, and local privacy laws could lead to:
• Damage to our reputation;
• Increased remediation and compliance costs;
• Government investigations and enforcement actions;
• Fines, penalties, or litigation, including class actions;
• Challenges in raising capital; and
• Inability to execute on our business strategy, including our growth plans.
Changes in the aforementioned laws may subject us to increased compliance risks and potential liability, and materially and
adversely impact our business, financial condition, and results of operations.
If our information technology networks or data, or those of third parties with whom we work, are or were disrupted or
otherwise compromised, we could experience adverse consequences resulting from such compromise, including, but not
limited to, costly remediation or other expenses, liability under federal and state laws, litigation and investigations,
reputational damage, disruptions to our business operations, decreased cash flows, and other adverse consequences.
Information technology, communication networks, enterprise applications, and related systems, including those in our
properties, are essential to the operation of our business. In the ordinary course of our business, we use these systems to service our
tenants, manage our tenant and vendor relationships, and for internal communications, accounting, financial reporting, record-keeping,
and many other key aspects of our business. These operations rely on the secure collection, storage, transmission, and other
processing of confidential and other sensitive information in our computer systems and networks and subject us, and the third parties
with whom we work, to a variety of evolving threats, including, but not limited to, ransomware attacks, which could cause security
incidents.
Cyberattacks, malicious Internet-based activity, online and offline fraud, and other similar activities threaten the confidentiality,
integrity, and availability of our confidential, proprietary, and sensitive data and information technology systems, and those of the third
parties with whom we work. Such threats are prevalent and continue to rise, are increasingly difficult to detect, and come from a variety
of sources, including traditional computer “hackers,” threat actors, “hacktivists,” organized criminal threat actors, personnel (such as
through theft or misuse), sophisticated nation states, and nation-state-supported actors.
Some actors now engage and are expected to continue to engage in cyberattacks, including, without limitation, nation-state
actors for geopolitical reasons and in conjunction with military conflicts and defense activities. During times of war and other major
conflicts, we and the third parties with whom we work may be vulnerable to a heightened risk of these attacks, including retaliatory
cyberattacks, that could materially disrupt our systems and operations, supply chain, and ability to produce, sell, and distribute our
services.
We and the third parties with whom we work are subject to a variety of evolving threats, including, but not limited to, physical
break-ins; disruptions due to power outages or catastrophic events, such as fires, floods, hurricanes, and earthquakes; breaches of our
secure network by an unauthorized party (including those caused by supply chain breaches); software vulnerabilities or bugs; malware
(including as a result of advanced persistent threat intrusions); malicious code (such as computer viruses and worms); attachments to
emails; denial-of-service attacks; credential stuffing; credential harvesting; employee error, theft, or misuse; social engineering attacks
(including through deep fakes, which may be increasingly more difficult to identify as fake, and phishing attacks); ransomware attacks;
server malfunctions; software or hardware failures; loss of data or other information technology assets; adware; telecommunications
failures; attacks enhanced or facilitated by AI; or other similar threats. For example, we have been the target of phishing attempts in the
past and expect such attempts will continue in the future.
In particular, severe ransomware attacks are becoming increasingly prevalent and can lead to significant interruptions in our
operations and properties; loss of confidential, proprietary, and sensitive data; reputational harm; loss of income; and diversion of funds.
Extortion payments may alleviate the negative impact of a ransomware attack, but we may be unwilling or unable to make such
payments due to, for example, applicable laws or regulations prohibiting such payments.
Remote work has increased risks to our information technology systems and confidential, proprietary, and sensitive data as
more of our employees utilize network connections, computers, and devices outside our premises or network, including working at
home, while in transit, and in public locations. Future or past business transactions (such as acquisitions or integrations) could expose
us to additional cybersecurity risks and vulnerabilities as our systems could be negatively affected by vulnerabilities present in acquired
or integrated entities’ systems and technologies outside of our control. Furthermore, we may discover security issues that were not
found during due diligence of such acquired or integrated entities, and it may be difficult to integrate companies into our information
technology environment and security program.
In addition, our reliance on third parties introduces new cybersecurity risks and vulnerabilities, including supply chain attacks,
and other threats to our business operations. We rely on third parties and technologies to operate critical business systems to process
confidential, proprietary, and sensitive data in a variety of contexts, including, without limitation, cloud-based infrastructure, data center
facilities, encryption and authentication technology, employee emails, and other functions. We also rely on third parties to provide other
products, services, or otherwise to operate our business. Our ability to monitor these third parties’ information security practices is
limited, and these third parties may not have adequate information security measures in place. When the third parties with whom we
work experience a security incident or other interruption, we could experience adverse consequences. While we may be entitled to
damages if the third parties with whom we work fail to satisfy their data privacy or security-related obligations to us, any award may be
insufficient to cover our damages, or we may be unable to recover such award. In addition, supply chain attacks have increased in
frequency and severity, and we cannot guarantee that third parties’ infrastructure in our supply chain or that of the third parties with
whom we work have not been compromised.
We may expend significant resources or modify our business activities to try to protect against security incidents. Additionally,
certain data privacy and security obligations may require us to implement and maintain certain security measures or industry-standard
or reasonable security measures to protect our information technology systems and confidential, proprietary, and sensitive data.
While we have implemented security measures designed to safeguard our systems and confidential, proprietary, and sensitive
data from security incidents and to manage cybersecurity risks, there can be no assurance that these measures will be effective. We
take steps to monitor and develop our information technology networks and infrastructure and invest in the development and
enhancement of our controls designed to prevent, detect, respond to, and mitigate the risk of unauthorized access, misuse, computer
viruses, and other events that could have a security impact. Additionally, we take steps designed to detect, mitigate, and remediate
vulnerabilities in our information systems (such as our hardware and/or software, including that of third parties with whom we work), but
we may not be able to detect and remediate all such vulnerabilities including on a timely basis. Further, we may experience delays in
developing and deploying remedial measures and patches designed to address any such identified vulnerabilities. Vulnerabilities could
be exploited and result in a security incident.
Any of the previously identified or similar threats could cause a security incident or other interruption that could result in
unauthorized, unlawful, or accidental acquisition, modification, destruction, loss, alteration, encryption, disclosure of, or access to our
confidential, proprietary, and sensitive data or our information technology systems, or those of the third parties with whom we work. A
security incident or other interruption involving our information systems or those of our tenants, vendors, software creators, cloud
providers, cybersecurity service providers, or other third parties with whom we work could lead to, among other things:
• Theft of our cash, cash equivalents, or other liquid assets, including publicly traded securities;
• Unauthorized access to, and destruction, loss, theft, misappropriation, or release of, proprietary, confidential, sensitive, or
otherwise valuable information of ours or our tenants, and other business partners, which could be used to compete
against us or for disruptive, destructive, or otherwise harmful purposes and outcomes;
• Our inability to produce financial and operational data necessary to comply with rules and regulations from the SEC, the
IRS, or other state and federal regulatory agencies;
• Our inability to properly monitor our compliance with the rules and regulations regarding our qualification as a REIT;
• Violation of our lease agreements or other agreements;
• Difficulties in employee retention and recruitment;
• Unauthorized access to, and destruction, disruption, loss, or denial of service to our buildings;
• Increase in the cost of proactive defensive measures to prevent future cyber incidents, including hiring personnel and
consultants or investing in additional technologies; and
• Increase in our cybersecurity insurance premiums.
Furthermore, the extent of a particular security incident and the steps that we may need to take to investigate the security
incident may not be immediately clear. Therefore, in the event of a security incident, it may take a significant amount of time before such
an investigation can be completed. During an investigation, we may not necessarily know the extent of the damage incurred or how
best to remediate it, and certain errors or actions could be repeated or compounded before they are discovered and remediated, which
could further increase the costs and consequences of a security incident. Additionally, applicable data privacy and security obligations
may require us to notify relevant stakeholders, including affected individuals, customers, regulators, and investors of security incidents
or to implement other requirements, such as providing credit monitoring. Such disclosures and compliance with such requirements are
costly, and the disclosure or the failure to comply with such disclosure requirements could lead to adverse consequences.
If we (or a third party with whom we work) experience a security incident or are perceived to have experienced a security
incident, we may experience material adverse consequences, such as government enforcement actions (for example, investigations,
fines, penalties, audits, and inspections); additional reporting requirements and/or oversight; restrictions on processing sensitive
information (including personal data); litigation (including class claims); indemnification obligations; negative publicity; reputational
harm; monetary fund diversions; diversion of management attention; interruptions in our operations (including availability of data);
financial loss; and other similar harms. Security incidents and attendant material consequences may prevent or cause customers to
stop using our services, deter new customers from using our products/services, and negatively impact our ability to grow and operate
our business.
Our contracts may not contain limitations of liability, and even where they do, there can be no assurance that limitations of
liability in our contracts are sufficient to protect us from liabilities, damages, or claims related to our data privacy and security
obligations. We cannot be sure that our insurance coverage will be adequate or sufficient to protect us from or to mitigate liabilities
arising out of our data privacy and security practices, that such coverage will continue to be available on commercially reasonable terms
or at all, or that such coverage will pay future claims.
In addition to experiencing a security incident, third parties may gather, collect, or infer sensitive information about us from
public sources, data brokers, or other means that reveals competitively sensitive details about our organization and could be used to
undermine our competitive advantage or market position. Additionally, proprietary, confidential, and/or sensitive information of the
Company or our tenants could be leaked, disclosed, or revealed as a result of or in connection with our employees’, personnel’s, or
vendors’ use of generative artificial intelligence technologies.
Even if we are not targeted directly, cyberattacks on the U.S. government, financial markets, financial institutions, or other
businesses, including our tenants, vendors, software creators, cloud providers, cybersecurity service providers, and other third parties
with whom we work, may occur, and such events could disrupt our normal business operations and networks in the future.
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.
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.
General risk factors
We face risks associated with short-term liquid investments.
From time to time, we may have significant cash balances that we invested in a variety of short-term investments that are
intended to preserve principal value and maintain a high degree of liquidity while providing current income. These investments may
include (either directly or indirectly) obligations (including certificates of deposit) of banks, money market funds, treasury bank
securities, and other short-term securities. Investments in these securities and funds are not insured against loss of principal. Under
certain circumstances, we may be required to redeem all or part of these securities or funds at less than par value. A decline in the
value of our investments, or a delay or suspension of our right to redeem them, may have a material adverse effect on our results of
operations or financial condition and our ability to pay our obligations as they become due.
Competition for skilled personnel could increase labor costs.
We compete with various other companies in attracting and retaining qualified and skilled personnel. We depend on our ability
to attract and retain skilled management personnel who are responsible for the day-to-day operations of the Company. Competitive
pressures may require that we enhance our pay and benefits package to compete effectively for such personnel. We may not be able to
offset such additional costs by increasing the rates we charge tenants. If there is an increase in these costs or if we fail to attract and
retain qualified and skilled personnel, our business and operating results could be adversely affected.
Failure to hedge effectively against interest rate changes may adversely affect our results of operations.
From time to time, we may enter into interest rate hedge agreements to manage some of our exposure to interest rate
volatility. Interest rate hedge agreements involve risks, such as the risk that counterparties may fail to honor their obligations under
these arrangements. In addition, these arrangements may not be effective in reducing our exposure to changes in interest rates. These
risk factors may lead to failure to hedge effectively against changes in interest rates and therefore could adversely affect our results of
operations. As of December 31, 2024 , we had no interest rate hedge agreements outstanding.
Market volatility may negatively affect our business.
From time to time, the capital and credit markets experience volatility. In some cases, the markets have produced downward
pressure on stock prices and credit capacity for certain issuers without regard to those issuers’ underlying financial and/or operating
strength. If market disruption and volatility occur, there can be no assurance that we will not experience an adverse effect, which may
be material, on our business, financial condition, and results of operations. Market disruption and volatility may adversely affect the
value of the companies in which we hold equity investments, including through our non-real estate venture investment portfolio, and we
may be required to recognize losses in our earnings. Disruptions, uncertainty, or volatility in the capital markets may also limit our
access to capital from financial institutions on favorable terms, or altogether, and our ability to raise capital through the issuance of
equity securities could be adversely affected by causes beyond our control through extraordinary disruptions in the global economy and
financial systems or through other events.
Changes in financial accounting standards may adversely impact our compliance with financial debt covenants .
Our unsecured senior notes payable contain financial covenants that are calculated based on GAAP at the date the
instruments were issued. However, certain debt agreements, including those related to our unsecured senior line of credit, contain
financial covenants whose calculations are based on current GAAP, which is subject to future changes. Our unsecured senior line of
credit agreement provides that our financial debt covenants be renegotiated in good faith to preserve the original intent of the existing
financial covenant when such covenant is affected by an accounting standard change. For those debt agreements that require the
renegotiation of financial covenants upon changes in accounting standards, there is no assurance that we will be successful in such
negotiations or that the renegotiated covenants will not be more restrictive to us.
Extreme weather and natural or other unforeseen disasters may cause property damage or disrupt operations, which
could harm our business and operating results.
We have properties located in areas that may be subject to extreme weather and natural or other disasters, including, but not
limited to, earthquakes, winds, floods, hurricanes, fires, power shortages, telecommunication failures, medical epidemics, explosions, or
other natural or man-made accidents or incidents. Our corporate headquarters and certain properties are located in areas of California
that have historically been subject to earthquakes and wildfires. Such conditions and disastrous events may damage our properties,
disrupt our operations, or adversely impact our tenants’ or third-party vendors’ operations. These events may affect our ability to operate
our business and have significant negative consequences on our financial and operating results. Damage caused by these events may
result in costly repairs for damaged properties or equipment, delays in the development or redevelopment of our construction projects,
or interruption of our daily business operations, which may result in increased costs and decreased revenues.
We maintain insurance coverage at levels that we believe are appropriate for our business. However, we cannot be certain
that the amount of coverage will be adequate to satisfy damages or losses incurred in the event of another wildfire or other natural or
man-made disaster, which may lead to a material adverse effect on our properties, operations, and our business, or those of our
tenants.
Failure of the U.S. federal government to manage its fiscal matters or to avoid a government shutdown may
negatively impact the economic environment and adversely impact our results of operations.
Congressional disagreement over the federal budget and the maximum amount of debt the federal government is permitted to
have outstanding (commonly referred to as the “debt ceiling”) has previously caused the U.S. federal government to shut down for
periods of time. Generally, if effective legislation to fund government operations and manage the level of federal debt is not enacted, the
federal government may suspend its investments for certain government accounts, among other available options, in order to prioritize
payments on its obligations. A failure by the U.S. Congress to pass spending bills or address the debt ceiling at any point in the future
would increase the risk of default by the U.S. on its obligations, the risk of a lowering of the U.S. federal government’s credit rating, and
the risk of other economic dislocations. Such a failure, or the perceived risk of such a failure, could consequently have a material
adverse effect on the financial markets and economic conditions in the U.S. and globally. Twice in the past decade, by the
appropriations legislation deadline, Congress failed to pass a new appropriations bill or continuing resolution to temporarily extend
funding, resulting in U.S. government shutdowns that caused federal agencies to halt non-essential operations. If economic conditions
severely deteriorate as a result of U.S. federal government fiscal gridlock, our operations, or those of our tenants, could be affected,
which may adversely impact our financial condition and results of operations. These risks may also impact our overall liquidity, our
borrowing costs, or the market price of our common stock .
Changes in laws, regulations, and financial accounting standards may adversely affect our reported results of
operations.
As a response, in large part, to perceived abuses and deficiencies in current regulations believed to have caused or
exacerbated the 2008 global financial crisis, legislative, regulatory, and accounting standard-setting bodies around the world are
engaged in an intensive, wide-ranging examination and rewriting of the laws, regulations, and accounting standards that have
constituted the basic playing field of global and domestic business for several decades. In many jurisdictions, including the U.S., the
legislative and regulatory response has included the extensive reorganization of existing regulatory and rule-making agencies and
organizations, and the establishment of new agencies with broad powers. This reorganization has disturbed longstanding regulatory
and industry relationships and established procedures.
The rule-making and administrative efforts have focused principally on the areas perceived as having contributed to the
financial crisis, including banking, investment banking, securities regulation, and real estate finance, with spillover impacts on many
other areas. These initiatives have created a degree of uncertainty regarding the basic rules governing the real estate industry, and
many other businesses, that is unprecedented in the U.S. at least since the wave of lawmaking, regulatory reform, and government
reorganization that followed the Great Depression.
The global financial crisis and the aggressive reaction of the government and accounting profession thereto have occurred
against a backdrop of increasing globalization and internationalization of financial and securities regulation that began prior to the 2008
financial crisis. As a result of this ongoing trend, financial and investment activities previously regulated almost exclusively at a local or
national level are increasingly being regulated, or at least coordinated, on an international basis, with national rule-making and
standard-setting groups relinquishing varying degrees of local and national control to achieve more uniform regulation and reduce the
ability of market participants to engage in regulatory arbitrage between jurisdictions. This globalization trend has continued, arguably
with an increased sense of urgency and importance, since the financial crisis.
This high degree of regulatory uncertainty, coupled with considerable additional uncertainty regarding the underlying condition
and prospects of global, domestic, and local economies, has created a business environment that makes business planning and
projections even more uncertain than is ordinarily the case for businesses in the financial and real estate sectors.
In the commercial real estate sector in which we operate, the uncertainties posed by various initiatives of accounting standard-
setting authorities to fundamentally rewrite major bodies of accounting literature constitute a significant source of uncertainty as to the
basic rules of business engagement. Changes in accounting standards may have a significant effect on our financial results and on the
results of our tenants, which would in turn have a secondary impact on us.
Global financial stressors, high structural unemployment levels, and other events or circumstances beyond our
control may adversely affect our industry, business, results of operations, contractual commitments, and access to capital.
From 2008 through 2010, significant concerns over energy costs, geopolitical issues, the availability and cost of credit, the
U.S. mortgage market, and a declining real estate market in the U.S. contributed to increased volatility, diminished expectations for the
economy and the markets, and high levels of structural unemployment by historical standards. These factors, combined with volatile oil
prices and fluctuating business and consumer confidence, precipitated a steep economic decline. Further, severe financial and
structural strains on the banking and financial systems have led to significant lack of trust and confidence in the global credit and
financial system. Consumers and money managers have liquidated and may liquidate equity investments, and consumers and banks
have held and may hold cash and other lower-risk investments, which has resulted in significant and, in some cases, catastrophic
declines in the equity capitalization of companies and failures of financial institutions. Although U.S. bank earnings and liquidity have
rebounded, the potential of significant future bank credit losses creates uncertainty for the lending outlook.
Downgrades of the U.S. federal government’s sovereign credit rating and an economic crisis in Europe could
negatively impact our liquidity, financial condition, and earnings.
Previous U.S. debt ceiling and budget deficit concerns, together with sovereign debt conditions in Europe, have increased the
possibility of additional downgrades of sovereign credit ratings and economic slowdowns. There is no guarantee that future debt ceiling
or federal spending legislation will not fail and cause the U.S. to default on its obligations, which would likely cause the U.S. credit rating
to degrade.
S&P Global Ratings lowered its long-term sovereign credit rating of the U.S. from “AAA” to “AA+” in 2011, which it affirmed in
2024. Similarly, Fitch Ratings downgraded the sovereign credit rating of the U.S. from “AAA” to “AA+” in 2023 and affirmed the “AA+”
rating in 2024 . However, further fiscal impasses within the federal government may result in future downgrades. The impact of any
further downgrades to the U.S. government’s sovereign credit rating, or its perceived creditworthiness, is inherently unpredictable and
could adversely affect the U.S. and global financial markets and economic conditions. This could cause further increases in interest
rates and borrowing costs, which may negatively impact our ability to access the debt markets on favorable terms. In addition, the
lowered credit rating could create broader financial turmoil and uncertainty, which may exert downward pressure on the market price of
our common stock. Continued adverse economic conditions could have a material adverse effect on our business, financial condition,
and results of operations.
Economic and social volatility and geopolitical instability outside of the U.S. due to large-scale conflicts, including
warfare among countries, may adversely impact us, the U.S., and global economies.
From time to time, tensions between countries may erupt into warfare and may adversely affect neighboring countries and
those who conduct trade or foreign relations with those affected regions. Such acts of war may cause widespread and lingering damage
on a global scale, including, but not limited to, (i) safety and cyber security, (ii) the economy, and (iii) global relations.
In February 2022, Russia invaded Ukraine. In response to the invasion and ensuing war, many countries, including the U.S.,
imposed significant economic and other sanctions against Russia. The war has created the largest refugee crisis in Europe since World
War II and has inflicted significant damage to Ukraine’s infrastructure and economy. Both countries’ economies may be significantly
affected, which may also adversely impact the global economy, including that of the U.S. Further, Russia has launched an onslaught of
cyberwarfare against Ukraine following its invasion, targeting the country’s critical infrastructure, government agencies, media
organizations, and related think tanks in the U.S. and EU.
The U.S. federal government has cautioned Americans on the possibility of Russia targeting the U.S. with cyberattacks in
retaliation for sanctions that the U.S. has imposed and has urged both the public and private sectors to strengthen their cyber defenses
and protect critical services and infrastructure. Additionally, President Biden directed government bodies to mandate cybersecurity and
network defense measures within their respective jurisdictions and has initiated action plans to reinforce cybersecurity within the
electricity, pipeline, and water sectors. The Biden administration also launched joint efforts with CISA through its “Shields Up” campaign
to defend the U.S. against possible cyberattacks. CISA published advisories warning of Russian state-sponsored threat actors targeting
“COVID-19 research, governments, election organizations, healthcare and pharmaceutical, defense, energy, video gaming, nuclear,
commercial facilities, water, aviation, and critical manufacturing” sectors in the U.S. and other Western nations. While we have not
experienced such cyberattacks to date, it is yet unknown whether Russia will be successful in breaching our network defenses or, more
broadly, those within the areas listed above, which, if successful, may cause disruptions to critical infrastructure required for our
operations and livelihoods, or those of our tenants, communities, and business partners.
Disruption, instability, volatility, and decline in economic activity, regardless of where it occurs, whether caused by acts of war,
other acts of aggression, or terrorism, could in turn also harm the demand for, the safety of, and the value of our properties. As a result
of the factors discussed above, we may be unable to operate our business as usual, which may adversely affect our cash flows,
financial condition, and results of operations.
Adoption of the Basel III standards and other regulatory standards affecting financial institutions may negatively
impact our access to financing or affect the terms of our future financing arrangements.
In response to various financial crises and the volatility of financial markets, the Basel Committee on Banking Supervision (the
“Basel Committee”) adopted the Basel III regulatory capital framework (“Basel III” or the “Basel III Standards”). The final package of
Basel III reforms was approved by the G20 leaders in November 2010. However, due to global events and industry feedback, the
implementation timeline has been extended multiple times. The final regulations are tentatively set to be released and to take effect by
mid-2025.
U.S. regulators have implemented various measures under the Basel III framework, including supplementary leverage ratio
standards (SLR Standards) and a risk-based capital surcharge for global systemically important banking organizations (GSIBs), fully
effective as of 2019. Additionally, the Liquidity Coverage Ratio (LCR), finalized in 2014, aims to enhance the resilience of internationally
active banks by requiring adequate high-quality liquid assets to cover net cash outflows, with stricter U.S. requirements phased in by
2017.
The Volcker Rule, introduced under the Dodd-Frank Act, restricts proprietary trading and certain relationships with private
equity and hedge funds. Amendments in 2020 simplified compliance and reduced restrictions, but further changes to “covered funds”
are anticipated. These regulations, alongside the Basel Committee’s deferred final Basel III implementation now targeted for July 2025,
may increase capital requirements and constrain financing availability or terms from both U.S. and foreign financial institutions.
Social, political, and economic changes or instability, and other circumstances beyond our control could adversely
affect our business operations.
Our business may be adversely affected by social, political, and economic instability, unrest, or disruption in a geographic
region in which we operate, regardless of cause, including legal, regulatory, and policy changes by a new presidential administration in
the U.S., protests, demonstrations, strikes, riots, civil disturbance, disobedience, insurrection, or social and other political unrest.
Such events may result in restrictions, curfews, or other actions and give rise to significant changes in regional and global
economic conditions and cycles, which may adversely affect our financial condition and operations. For example, past instances of
unrest in cities throughout the U.S. in connection with civil rights, liberties, and social and governmental reform led in some locations to
the imposition of mandatory curfews and deployment of the U.S. National Guard. Government actions in an effort to protect people and
property, including curfews and restrictions on business operations, may disrupt operations, harm perceptions of personal well-being,
and increase the need for additional expenditures on security resources. In addition, action resulting from such social or political unrest
may pose significant risks to our personnel, facilities, and operations. We cannot ensure there will not be further political or social unrest
in the future or that there will not be other events that could lead to social, political, and economic disruptions. If such events or
disruptions persist for a prolonged period of time, our overall business and results of operations may be adversely affected.
Changes in federal policy, including tax policies, and at regulatory agencies occur over time through policy and personnel
changes following elections, which can lead to changes involving the level of oversight and focus on certain industries and corporate
entities. For example, as a federal government contractor, we maintain plans to ensure compliance with nondiscrimination and
regulatory requirements for qualified employees on the basis of gender, race, disability, and veteran status. Consequently, we may be
subject to executive orders and regulatory changes affecting various aspects of our operations, including compliance with
nondiscrimination plans. Any required elimination or modification of such plans in response to new executive orders could pose
challenges in hiring or retaining employees, and may lead to other adverse operational impacts. Failure to comply with these
requirements could expose us to administrative, civil, or criminal liabilities, including fines, penalties, repayments, or suspension or
debarment from eligibility for future U.S. government contracts.
The nature, timing, and economic and political effects of potential changes to the current legal and regulatory frameworks
affecting the life science industry, as well as the real estate industry in general, remain highly uncertain. For example, any proposals to
make changes related to U.S. tax law, including those related to Section 1031 Exchanges, may have a material adverse effect on our
business, financial condition, results of operations, and growth prospects. From time to time, we dispose of properties in transactions
qualified as Section 1031 Exchanges. If the laws surrounding Section 1031 Exchanges were amended or repealed, we may not be able
to dispose of properties on a tax-deferred basis. In such a case, our earnings and profits and our taxable income would increase, which
could increase dividend income and reduce the return of capital to our stockholders. As a result, we may be required to pay additional
dividends to stockholders, or, if we do not pay additional dividends, our corporate income tax liability could increase and we may be
subject to interest and penalties.
Similarly, changes in federal policy that affect the geopolitical landscape could give rise to circumstances outside our control
that could have negative impacts on our business operations. During the prior Trump administration, increased tariffs were implemented
on goods imported into the U.S., particularly from China, Canada, and Mexico. As China was and is a major global exporter of steel,
solar panels, and aluminum, the tariffs on these specific imports led to a trade war between not only the U.S. and China, but also
between the U.S. and the international community. Other countries, including China, Canada, and the EU, implemented retaliatory
tariffs in response to these policies on U.S. goods. During the 2024 presidential campaign, President Trump pledged to impose an
additional 25% tariff on certain exports from Canada and Mexico, and up to an additional 60% tariff on certain exports from China.
These and similar types of trade policies could lead to issues with global supply chains on a macroeconomic scale, including steel,
pharmaceuticals, and construction equipment, all of which are critical to our and our tenant’s businesses. For example, several of our
largest tenants are European companies whose U.S. business operations could be directly impacted by the tariffs on the EU due to
increased costs on operations and supply chains. Similarly, many of our tenants are in the pharmaceutical industry. As China is a global
leader in the market for active pharmaceutical ingredients, the imposition of tariffs, especially at such unprecedented rates, could
potentially raise the cost of generic drugs in the U.S., which would in turn have direct consequences on our tenants in the
pharmaceutical industry. Such tariffs and changes to U.S. trade policy previously had, and in the future could, lead to further adverse
effects on the U.S. domestic economy and our or our tenant’s businesses.
Terrorist attacks may have an adverse impact on our business and operating results and could decrease the value of
our assets.
Terrorist attacks such as those that took place on September 11, 2001, could have a material adverse impact on our business,
our operating results, and the market price of our common stock. Future foreign or domestic terrorist attacks may result in declining
economic activity, which could reduce the demand for, and the value of, our properties. To the extent that any future foreign or domestic
terrorist attacks impact our tenants, their businesses similarly could be adversely affected, including their ability to continue to honor
their lease obligations.
Our business and operations would suffer in the event of information technology system failures.
Despite system redundancy, the implementation of security measures, and the existence of a disaster recovery plan for our
internal information technology systems, our systems are vulnerable to damages from any number of sources, including computer
viruses, unauthorized access, energy blackouts, natural disasters, terrorism, war, and telecommunications failures. Any system failure
or accident that causes interruptions in our operations could result in a material disruption to our business. We may also incur additional
significant costs to remedy damages caused by such disruptions.
Short sellers may engage in manipulative activity intended to drive down the market price of our common stock,
which could result in a material diversion of our management’s time and may also lead to related governmental or regulatory
inquiries or other legal actions, among other effects.
Short selling is the practice of selling securities that the seller does not own but rather has borrowed or intends to borrow from
a third party with the intention of subsequently buying lower-priced identical securities to return to the lender. Accordingly, it is in the
interest of a short seller to want the price of our common stock to decline. At any time, short sellers may publish, or arrange for the
dissemination of, opinions, or characterizations that are intended to create negative market momentum, including through the use of
social media. In light of the recent proliferation of generative artificial intelligence tools and large language models, there is also a risk
that the dissemination of such opinions, characterizations or disinformation may negatively impact the conclusions that these tools and
models draw about our business and prospects.
Short selling reports may potentially lead to increased volatility in an issuer’s stock price and to regulatory and governmental
inquiries. In June 2023, a short seller published reports that contained certain negative and false allegations regarding our business and
financial prospects. Regardless of merit, these allegations and false statements may spread quickly and diminish confidence in our
business, financial prospects, or reputation. As a result, maintaining or reinforcing our reputation may require us to devote significant
resources to refuting incorrect or misleading allegations, pursuing or defending related legal actions, or engaging in other activities that
could be costly, time consuming, or unsuccessful. Additionally, any potential inquiry or formal investigation from a governmental
organization or other regulatory body, including an inquiry from the SEC, arising from the presence of such allegations could result in a
material diversion of our management’s time and may have a material adverse effect on our business and results of operations.
We hold a portion of our cash and cash equivalents in deposit accounts that could be adversely affected if the
financial institutions holding such deposits fail.
We maintain our cash and cash equivalents at insured financial institutions. The combined account balances at each institution
periodically substantially exceed the FDIC insurance coverage of $250,000 , and, as a result, there is a concentration of credit risk
related to amounts in excess of FDIC insurance coverage. As such, we may be subject to a risk of loss or delay in accessing all or a
portion of our funds exceeding the FDIC insurance coverage, which could adversely impact our short-term liquidity, ability to operate our
business, and financial performance.
Any or all of the foregoing could have a material adverse effect on our financial condition, results of operations, and cash
flows, or the market price of our common stock. Additional risks and uncertainties not currently known to us, or that we presently deem
to be immaterial, may also have potential to materially adversely affect our business, financial condition, and results of operations.

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ITEM 1B. UNRESOLVED STAFF COMMENTS
ITEM 1B. UNRESOLVED STAFF COMMENTS
None.

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ITEM 2. PROPERTIES
ITEM 2. PROPERTIES
General
As of December 31, 2024 , we had 391 properties in North America consisting of approximately 44.1 million RSF of operating
properties and new Class A/A+ development and redevelopment properties under construction, including 67 properties that are held by
consolidated real estate joint ventures and four properties that are held by unconsolidated real estate joint ventures. The occupancy
percentage of our operating properties in North America was 94.6% as of December 31, 2024 . The exteriors of our properties typically
resemble traditional office properties, but the interior infrastructures are designed to accommodate the needs of life science tenants.
These improvements typically are generic rather than specific to a particular tenant. As a result, we believe that the improvements have
long-term value and utility and are usable by a wide range of tenants. Improvements to our properties typically include:
• Reinforced concrete floors;
• Upgraded roof loading capacity;
• Increased floor-to-ceiling heights;
• Heavy-duty HVAC systems;
• Enhanced environmental control technology;
• Significantly upgraded electrical, gas, and plumbing infrastructure; and
• Laboratory benches.
As of December 31, 2024 , we held a fee simple interest in each of our properties, with the exception of 32 properties in North
America subject to ground leasehold interests, which accounted for approximately 8% of our total number of properties. Of these 32
properties, we held eight properties in the Greater Boston market, 20 properties in the San Francisco Bay Area market, one property in
the Seattle market, one property in the Maryland market, and two properties in the New York City market. During the year ended
December 31, 2024 , as a percentage of net operating income our ground lease rental expense aggregated 1.6% . Refer to our
consolidated financial statements and notes thereto in “ Item 15. Exhibits and financial statement schedules ” in this annual report on
Form 10-K for further discussion.
As of December 31, 2024 , we had over 1,000 le ases with a total of approximately 800 tena nts, and 171 , or 44% , of our 391
properties were single-tenant properties. Leases in our multi-tenant buildings typically have initial terms o f 3 to 9 year s, while leases in
our single-tenant buildings typically have initial terms o f 5 to 15 ye ars. Additionally, as of December 31, 2024 :
• Investment-grade or publicly traded large cap tenants represented 52% of our total annual rental revenue;
• Approximately 97% of our leases (on an annual rental revenue basis) contained effective annual rent escalations
approximating 3% th at were either fixed or indexed based on a consumer price index or other index;
• Approximatel y 92% 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
• 84% of our leasing activity during the last twelve months was generated from our existing tenant base.
Our leases also typically give us the right to review and approve tenant alterations to the property. Generally, tenant-installed
improvements to the properties are reusable generic improvements and remain our property after termination of the lease at our
election. However, we are permitted under the terms of most of our leases to require that the tenant, at its expense, remove certain
non-generic improvements and restore the premises to their original condition.
Refer to “ Annual rental revenue ” and “ Operating statistics ” under “ Definitions and reconciliations ” in Item 7 in this annual report
on Form 10-K for a description of the basis used to compute the aforementioned measures.
Locations of properties
Our properties are strategically located 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 December 31, 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
9,260,235
632,850
1,601,010
11,494,095
26%
$ 760,564
36%
$ 86.67
San Francisco Bay Area
7,680,005
394,781
366,939
8,441,725
443,345
66.78
San Diego
7,382,450
921,510
-
8,303,960
326,925
45.97
Seattle
3,186,812
227,577
-
3,414,389
136,014
46.19
Maryland
3,849,928
-
-
3,849,928
144,032
39.53
Research Triangle
3,802,204
-
-
3,802,204
116,808
31.53
New York City
921,774
-
-
921,774
73,534
90.26
Texas
1,845,159
-
73,298
1,918,457
44,022
24.99
Canada
888,189
-
139,311
1,027,500
19,661
23.08
Non-cluster/other markets
349,099
-
-
349,099
15,027
59.35
Properties held for sale
600,870
-
-
600,870
13,056
N/A
North America
39,766,725
2,176,718
2,180,558
44,124,001
100%
$ 2,092,988
100%
$ 56.98
4,357,276
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
12/31/24
12/31/23
12/31/22
12/31/24
12/31/23
12/31/22
Greater Boston
94.8%
94.9%
94.5%
80.8%
84.7%
85.5%
San Francisco Bay Area
93.3
94.8
96.7
89.1
91.4
93.3
San Diego
96.3
94.1
95.4
96.3
94.1
95.4
Seattle
92.4
95.2
97.0
92.4
90.7
90.1
Maryland
95.7
95.6
95.8
95.7
95.6
93.3
Research Triangle
97.4
97.8
94.0
97.4
97.8
85.0
New York City
88.4
(1)
85.3
92.3
88.4
85.3
92.3
Texas
95.5
95.1
91.2
91.8
91.5
81.6
Subtotal
94.8
94.9
95.1
90.0
90.7
89.9
Canada
95.9
87.1
80.8
82.9
73.0
68.2
Non-cluster/other markets
72.5
78.5
75.0
72.5
78.5
75.0
North America
94.6%
(2)
94.6%
94.8%
89.7%
90.2%
89.4%
(1) The Ale xandria Center ® for Life Science - New York City Megacampus is 98.7% occupied as of December 31, 2024 . Occupancy percentage in our New York City market
reflects vacancy at the Alexandria Center ® fo r Life Science - Long Island City property, which was 45.7% occupied as of December 31, 2024 .
(2) Includes temporary vacancy as of December 31, 2024 aggregating 278,528 RSF that is leased and expected to be occupied upon completion of the tenant improvement
to the spaces. The weighted-average expected delivery date of these spaces is May 12, 2025 .
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 4.3%
of our annual rental revenue in effect as of December 31, 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 December 31, 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
Eli Lilly and Company
8.4
1,122,777
$
90,259
4.3%
A1
A+
$ 769.8
Moderna, Inc.
11.3
634,045
90,103
4.3
-
-
$ 35.1
Bristol-Myers Squibb Company
5.4
999,379
77,188
3.7
A2
A
$ 100.6
Takeda Pharmaceutical Company Limited
10.4
549,759
47,899
2.3
Baa1
BBB+
$ 44.2
Roche
8.2
647,069
37,405
1.8
Aa2
AA
$ 232.8
Illumina, Inc.
5.9
857,967
35,924
1.7
Baa3
BBB
$ 20.6
Alphabet Inc.
2.8
625,015
34,899
1.7
Aa2
AA+
$ 2,032.2
2seventy bio, Inc. (2)
8.7
312,805
33,543
1.6
-
-
$ 0.2
United States Government
5.6
429,359
28,861
1.4
Aaa
AA+
$ -
Cloud Software Group, Inc.
2.2
(3)
292,013
28,537
1.4
-
-
$ -
Novartis AG
3.5
448,690
27,958
1.3
Aa3
AA-
$ 235.1
Uber Technologies, Inc.
57.8
(4)
1,009,188
27,787
1.3
Baa2
BBB-
$ 147.7
AstraZeneca PLC
4.8
450,848
27,226
1.3
A2
A+
$ 226.6
Boston Children's Hospital
12.2
309,231
26,154
1.2
Aa2
AA
$ -
The Regents of the University of California
6.4
372,647
23,515
1.1
Aa2
AA
$ -
Sanofi
6.0
267,278
21,444
1.0
A1
AA
$ 127.9
Merck & Co., Inc.
8.5
337,703
21,401
1.0
A1
A+
$ 300.0
New York University
7.1
218,983
21,056
1.0
Aa2
AA-
$ -
Charles River Laboratories, Inc.
10.3
255,635
20,578
1.0
-
-
$ 11.1
Massachusetts Institute of Technology
5.0
237,849
20,228
1.0
Aaa
AAA
$ -
Total/weighted-average
9.3
(4)
10,378,240
$ 741,965
35.4%
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 7 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 total annual rental revenue in effect as of December 31, 2024 .
(2) Includes approximately 195,000 RSF, or 62.8% of the annual rental revenue generated from 2seventy bio as of December 31, 2024 , that is subleased to Regeneron
Pharmaceuticals, Inc., an investment-grade publicly traded biotechnology company. As of September 30, 2024 , 2seventy bio, Inc. held $192.4 million of cash, cash
equivalents, and marketable securities. 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 7.5 years as of December 31, 2024 .
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
52%
Percentage of ARE’s
Annual Rental Revenue
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
Annual Rental Revenue
Occupancy Across Key Locations
Percentage of ARE’s
Annual Rental Revenue
Multinational
Pharmaceutical
Life Science
Product,
Service, and
Device
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
Megacampus ™
Core and
Non-Core
(3)
As of December 31, 2024 . Annual rental revenue represents amounts in effect as of December 31, 2024 . Refer to “ Definitions and reconciliations ” in Item 7 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 the average occupancy percentage of operating properties as of each December 31 from 2015 through 2024.
(3) Refer to footnote 1 under “ Summary of occupancy percentages in North America ” in Item 2 for additional details.
Long-Duration and Stable Cash Flows From
High-Quality and Diverse Tenants
Long-Duration Lease Terms
9.3 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
December 31, 2024
99.5%
January 2025
(1) Based on annual rental revenue in effect as of December 31, 2024 .
(2) Represents the portion of total receivables billed for each indicated period collected as of the date of this report.
Property listing
Our Megacampus ™ Properties Account for 77% of Our Annual Rental Revenue
The following table provides certain information about our properties as of December 31, 2024 (dollars in thousands):
Occupancy Percentage
RSF
Number of
Properties
Annual
Rental
Revenue
Operating
Operating and
Redevelopment
Market / Submarket / Address
Operating
Development
Redevelopment
Total
Greater Boston
Cambridge/Inner Suburbs
Megacampus: Alexandria Center ® at Kendall Square
2,199,030
-
-
2,199,030
$ 228,062
100.0%
100.0%
50 (1) , 60 (1) , 75/125 (1) , 100 (1) , and 225 (1) Binney Street, 140 First Street, and 300
Third Street (1)
Megacampus: Alexandria Center ® at One Kendall Square
1,281,580
-
104,956
1,386,536
145,576
94.8
87.6
One Kendall Square (Buildings 100, 200, 300, 400, 500, 600/700, 1400, 1800,
and 2000), 325 and 399 Binney Street, and One Hampshire Street
Megacampus: Alexandria Technology Square ®
1,185,190
-
-
1,185,190
110,969
97.7
97.7
100, 200, 300, 400, 500, 600, and 700 Technology Square
Megacampus: The Arsenal on the Charles
776,781
36,444
308,446
1,121,671
47,730
99.4
71.2
311, 321, and 343 Arsenal Street, 300, 400, and 500 North Beacon Street,
1, 2, 3, and 4 Kingsbury Avenue, and 100, 200, and 400 Talcott Avenue
Megacampus: 480 Arsenal Way, 446, 458, 500, 550 Arsenal Street, and 99
Coolidge Avenue (1)
633,056
204,395
-
837,451
28,173
98.4
98.4
Cambridge/Inner Suburbs
6,075,637
240,839
413,402
6,729,878
560,510
98.2
91.9
Fenway
Megacampus: Alexandria Center ® for Life Science - Fenway
1,291,019
392,011
137,675
1,820,705
3.0
100,587
89.7
81.1
401 and 421 (1) Park Drive and 201 Brookline Avenue (1)
Seaport Innovation District
5 and 15 (1) Necco Street
441,396
-
-
441,396
44,143
81.8
81.8
Seaport Innovation District
441,396
-
-
441,396
44,143
81.8
81.8
Route 128
Megacampus: Alexandria Center ® for Life Science - Waltham
466,094
-
596,064
1,062,158
36,659
100.0
43.9
40, 50, and 60 Sylvan Road, 35 Gatehouse Drive, and 840 Winter Street
19, 225, and 235 Presidential Way
585,226
-
-
585,226
13,937
100.0
100.0
Route 128
1,051,320
-
596,064
1,647,384
50,596
100.0
63.8
Other
400,863
-
453,869
854,732
4,728
59.7
28.0
Greater Boston
9,260,235
632,850
1,601,010
11,494,095
$ 760,564
94.8%
80.8%
Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 and “Megacampus” under “ Definitions and reconciliations ” in Item 7 for additional details.
(1) We own a partial interest in this property through a real estate joint venture. Refer to “ Consolidated and unconsolidated real estate joint ventures ” in Item 7 for additional details.
Property listing (continued)
Occupancy Percentage
RSF
Number of
Properties
Annual
Rental
Revenue
Operating
Operating and
Redevelopment
Market / Submarket / Address
Operating
Development
Redevelopment
Total
San Francisco Bay Area
Mission Bay
Megacampus: Alexandria Center ® for Science and Technology - Mission
Bay (1)
2,005,369
109,435
-
2,114,804
$ 90,452
95.1%
95.1%
1455 (2) , 1515 (2) , 1655, and 1725 Third Street, 409 and 499 Illinois Street,
1450 (3) , 1500, and 1700 Owens Street, and 455 Mission Bay Boulevard
South
Mission Bay
2,005,369
109,435
-
2,114,804
90,452
95.1
95.1
South San Francisco
Megacampus: Alexandria Technology Center ® - Gateway (1)
1,408,022
-
259,689
1,667,711
76,705
81.9
69.1
600 (2) , 601, 611, 630 (2) , 650 (2) , 651, 681, 685, 701, 751, 901 (2) , and 951 (2)
Gateway Boulevard
Megacampus: Alexandria Center ® for Advanced Technologies - South San
Francisco
812,453
-
107,250
919,703
52,990
100.0
88.3
213 (1) , 249, 259, 269, and 279 East Grand Avenue
Alexandria Center ® for Life Science - South San Francisco
504,053
-
-
504,053
32,767
93.9
93.9
201 Haskins Way and 400 and 450 East Jamie Court
Megacampus: Alexandria Center ® for Advanced Technologies - Tanforan
445,232
-
-
445,232
3,829
100.0
100.0
1122 and 1150 El Camino Real
Alexandria Center ® for Life Science - Millbrae (1)
-
285,346
-
285,346
-
N/A
N/A
230 Harriet Tubman Way
500 Forbes Boulevard (1)
155,685
-
-
155,685
10,680
100.0
100.0
South San Francisco
3,325,445
285,346
366,939
3,977,730
176,971
91.4
82.3
Greater Stanford
Megacampus: Alexandria Center ® for Life Science - San Carlos
738,038
-
-
738,038
41,671
94.5
94.5
825, 835, 960, and 1501-1599 Industrial Road
Alexandria Stanford Life Science District
704,560
-
-
704,560
75,771
98.5
98.5
3160, 3165, 3170, and 3181 Porter Drive and 3301, 3303, 3305, 3307, and
3330 Hillview Avenue
3412, 3420, 3440, 3450, and 3460 Hillview Avenue
340,103
-
-
340,103
23,603
82.9
82.9
3875 Fabian Way
228,000
-
-
228,000
9,402
100.0
100.0
2475 and 2625/2627/2631 Hanover Street and 1450 Page Mill Road
198,558
-
-
198,558
15,902
89.4
89.4
2100, 2200, and 2400 Geng Road
78,501
-
-
78,501
4,803
100.0
100.0
3350 West Bayshore Road
61,431
-
-
61,431
4,770
100.0
100.0
Greater Stanford
2,349,191
-
-
2,349,191
175,922
94.5
94.5
San Francisco Bay Area
7,680,005
394,781
366,939
8,441,725
$ 443,345
93.3%
89.1%
Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 and “Megacampus” under “ Definitions and reconciliations ” in Item 7 for additional details.
(1) We own a partial interest in this property through a real estate joint venture. Refer to “ Consolidated and unconsolidated real estate joint ventures ” in Item 7 for additional details.
(2) We own 100% of this property.
(3) During the three months ended December 31, 2024, we executed a letter of intent with a biomedical institution for the sale of a condominium interest aggregating 103,361 RSF, or approximately 49% of the development project, with the
transaction expected to close in 2025. Accordingly, we adjusted the development project RSF and its related book value to reflect 109,435 RSF, with our ownership share expected to be 25% at completion of the project. Refer to “New
Class A/A+ development and redevelopment properties: current projects” in Item 2 for additional details.
Property listing (continued)
Occupancy Percentage
RSF
Number of
Properties
Annual
Rental
Revenue
Operating
Operating and
Redevelopment
Market / Submarket / Address
Operating
Development
Redevelopment
Total
San Diego
Torrey Pines
Megacampus: One Alexandria Square
840,192
241,504
-
1,081,696
$ 47,915
99.0%
99.0%
3115 and 3215 (1) Merryfield Row, 3010, 3013, and 3033 Science Park Road,
10935, 10945, 10955, and 10970 Alexandria Way, 10996 Torreyana Road,
and 3545 Cray Court
ARE Torrey Ridge
299,138
-
-
299,138
13,263
79.7
79.7
10578, 10618, and 10628 Science Center Drive
ARE Nautilus
218,459
-
-
218,459
12,184
97.7
97.7
3530 and 3550 John Hopkins Court and 3535 and 3565 General Atomics Court
Torrey Pines
1,357,789
241,504
-
1,599,293
73,362
94.5
94.5
University Town Center
Megacampus: Campus Point by Alexandria (1)
1,594,463
426,927
-
2,021,390
86,469
98.0
98.0
9880 (2) , 10210, 10260, 10290, and 10300 Campus Point Drive and 4135, 4155,
4161, 4224, and 4242 Campus Point Court
Megacampus: 5200 Illumina Way (1)
792,687
-
-
792,687
29,978
100.0
100.0
9625 Towne Centre Drive (1)
163,648
-
-
163,648
6,520
100.0
100.0
University Town Center
2,550,798
426,927
-
2,977,725
122,967
98.8
98.8
Sorrento Mesa
Megacampus: SD Tech by Alexandria (1)
878,805
253,079
-
1,131,884
39,988
93.6
93.6
9605, 9645, 9675, 9725, 9735, 9808, 9855, and 9868 Scranton Road, 5505
Morehouse Drive (2) , and 10055, 10065, and 10075 Barnes Canyon Road
Megacampus: Sequence District by Alexandria
801,575
-
-
801,575
28,766
100.0
100.0
6260, 6290, 6310, 6340, 6350, 6420, and 6450 Sequence Drive
Pacific Technology Park (1)
544,352
-
-
544,352
9,352
92.8
92.8
9389, 9393, 9401, 9455, and 9477 Waples Street
Summers Ridge Science Park (1)
316,531
-
-
316,531
11,521
100.0
100.0
9965, 9975, 9985, and 9995 Summers Ridge Road
Scripps Science Park by Alexandria
144,113
-
-
144,113
11,379
100.0
100.0
10102 Hoyt Park Drive
ARE Portola
101,857
-
-
101,857
4,022
100.0
100.0
6175, 6225, and 6275 Nancy Ridge Drive
5810/5820 Nancy Ridge Drive
83,354
-
-
83,354
4,581
100.0
100.0
9877 Waples Street
63,774
-
-
63,774
2,680
100.0
100.0
5871 Oberlin Drive
33,842
-
-
33,842
1,909
100.0
100.0
Sorrento Mesa
2,968,203
253,079
-
3,221,282
$ 114,198
96.8%
96.8%
Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 and “Megacampus” under “ Definitions and reconciliations ” in Item 7 for additional details.
(1) We own a partial interest in this property through a real estate joint venture. Refer to “ Consolidated and unconsolidated real estate joint ventures ” in Item 7 for additional details.
(2) We own 100% of this property.
Property listing (continued)
Occupancy Percentage
RSF
Number of
Properties
Annual
Rental
Revenue
Operating
Operating and
Redevelopment
Market / Submarket / Address
Operating
Development
Redevelopment
Total
San Diego (continued)
Sorrento Valley
3911, 3931, and 3985 Sorrento Valley Boulevard
151,406
-
-
151,406
$ 3,970
54.0%
54.0%
11045 and 11055 Roselle Street
43,233
-
-
43,233
2,203
100.0
100.0
Sorrento Valley
194,639
-
-
194,639
6,173
64.2
64.2
Other
311,021
-
-
311,021
10,225
100.0
100.0
San Diego
7,382,450
921,510
-
8,303,960
326,925
96.3
96.3
Seattle
Lake Union
Megacampus: Alexandria Center ® for Life Science - Eastlake
1,152,644
-
-
1,152,644
77,461
95.6
95.6
1150, 1201 (1) , 1208 (1) , 1551, 1600, and 1616 Eastlake Avenue East, 188 and
199 (1) East Blaine Street, and 1600 Fairview Avenue East
Megacampus: Alexandria Center ® for Life Science - South Lake Union
381,380
227,577
-
608,957
21,890
99.6
99.6
400 (1) and 701 Dexter Avenue North and 428 Westlake Avenue North
219 Terry Avenue North
31,797
-
-
31,797
1,339
56.9
56.9
Lake Union
1,565,821
227,577
-
1,793,398
100,690
95.8
95.8
Elliott Bay
410 West Harrison Street and 410 Elliott Avenue West
20,101
-
-
20,101
100.0
100.0
Bothell
Megacampus: Alexandria Center ® for Advanced Technologies - Canyon
Park
1,061,778
-
-
1,061,778
21,482
87.7
87.7
22121 and 22125 17th Avenue Southeast, 22021, 22025, 22026, 22030,
22118, and 22122 20th Avenue Southeast, 22333, 22422, 22515, 22522,
22722, and 22745 29th Drive Southeast, 21540, 22213, and 22309 30th
Drive Southeast, and 1629, 1631, 1725, 1916, and 1930 220th Street
Southeast
Alexandria Center ® for Advanced Technologies - Monte Villa Parkway
463,449
-
-
463,449
12,290
90.3
90.3
3301, 3303, 3305, 3307, 3555, and 3755 Monte Villa Parkway
Bothell
1,525,227
-
-
1,525,227
33,772
88.5
88.5
Other
75,663
-
-
75,663
98.5
98.5
Seattle
3,186,812
227,577
-
3,414,389
$ 136,014
92.4%
92.4%
Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 and “Megacampus” under “ Definitions and reconciliations ” in Item 7 for additional details.
(1) We own a partial interest in this property through a real estate joint venture. Refer to “ Consolidated and unconsolidated real estate joint ventures ” in Item 7 for additional details.
Property listing (continued)
Occupancy Percentage
RSF
Number of
Properties
Annual
Rental
Revenue
Operating
Operating and
Redevelopment
Market / Submarket / Address
Operating
Development
Redevelopment
Total
Maryland
Rockville
Megacampus: Alexandria Center ® for Life Science - Shady Grove
1,692,350
-
-
1,692,350
$ 79,076
97.5%
97.5%
9601, 9603, 9605, 9704, 9708, 9712, 9714, 9800, 9804, 9808, 9900, and 9950
Medical Center Drive, 14920 and 15010 Broschart Road, 9920 Belward
Campus Drive, and 9810 and 9820 Darnestown Road
1330 Piccard Drive
131,508
-
-
131,508
4,323
100.0
100.0
1405 and 1450 (1) Research Boulevard
114,849
-
-
114,849
3,029
73.3
73.3
1500 and 1550 East Gude Drive
91,359
-
-
91,359
1,844
100.0
100.0
5 Research Place
63,852
-
-
63,852
3,082
100.0
100.0
5 Research Court
51,520
-
-
51,520
1,976
100.0
100.0
12301 Parklawn Drive
49,185
-
-
49,185
1,598
100.0
100.0
Rockville
2,194,623
-
-
2,194,623
94,928
96.7
96.7
Gaithersburg
Alexandria Technology Center ® - Gaithersburg I
619,061
-
-
619,061
19,603
93.6
93.6
9, 25, 35, 45, 50, and 55 West Watkins Mill Road and 910, 930, and 940
Clopper Road
Alexandria Technology Center ® - Gaithersburg II
486,301
-
-
486,301
18,816
100.0
100.0
700, 704, and 708 Quince Orchard Road and 19, 20, 21, and 22 Firstfield Road
20400 Century Boulevard
81,006
-
-
81,006
2,107
100.0
100.0
401 Professional Drive
63,154
-
-
63,154
1,949
90.1
90.1
950 Wind River Lane
50,000
-
-
50,000
1,234
100.0
100.0
620 Professional Drive
27,950
-
-
27,950
1,207
100.0
100.0
Gaithersburg
1,327,472
-
-
1,327,472
44,916
96.6
96.6
Beltsville
8000/9000/10000 Virginia Manor Road
191,884
-
-
191,884
2,974
97.7
97.7
101 West Dickman Street (1)
135,949
-
-
135,949
1,214
69.9
69.9
Beltsville
327,833
-
-
327,833
4,188
86.1
86.1
Maryland
3,849,928
-
-
3,849,928
144,032
95.7
95.7
Research Triangle
Research Triangle
Megacampus: Alexandria Center ® for Life Science - Durham
2,214,887
-
-
2,214,887
$ 55,242
97.6
97.6
6, 8, 10, 12, 14, 40, 41, 42, and 65 Moore Drive, 21, 25, 27, 29, and 31
Alexandria Way, 2400 Ellis Road, and 14 TW Alexander Drive
Megacampus: Alexandria Center ® for Advanced Technologies and AgTech
- Research Triangle
687,824
-
-
687,824
31,939
99.4
99.4
6, 8, 10, and 12 Davis Drive and 5 and 9 Laboratory Drive
Megacampus: Alexandria Center ® for Sustainable Technologies
364,493
-
-
364,493
$ 11,979
91.8%
91.8%
104, 108, 110, 112, and 114 TW Alexander Drive and 5 and 7 Triangle Drive
Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 and “Megacampus” under “ Definitions and reconciliations ” in Item 7 for additional details.
(1) We own a partial interest in this property through a real estate joint venture. Refer to “ Consolidated and unconsolidated real estate joint ventures ” in Item 7 for additional details.
Property listing (continued)
Occupancy Percentage
RSF
Number of
Properties
Annual
Rental
Revenue
Operating
Operating and
Redevelopment
Market / Submarket / Address
Operating
Development
Redevelopment
Total
Research Triangle (continued)
Research Triangle (continued)
Alexandria Technology Center ® - Alston
155,731
-
-
155,731
$ 4,126
94.7%
94.7%
100, 800, and 801 Capitola Drive
Alexandria Innovation Center ® - Research Triangle
136,722
-
-
136,722
4,235
99.2
99.2
7010, 7020, and 7030 Kit Creek Road
2525 East NC Highway 54
82,996
-
-
82,996
3,651
100.0
100.0
407 Davis Drive
81,956
-
-
81,956
3,323
100.0
100.0
601 Keystone Park Drive
77,595
-
-
77,595
2,313
100.0
100.0
Research Triangle
3,802,204
-
-
3,802,204
116,808
97.4
97.4
New York City
New York City
Megacampus: Alexandria Center ® for Life Science - New York City
742,586
-
-
742,586
67,864
98.7
98.7
430 and 450 East 29th Street
Alexandria Center ® for Life Science - Long Island City
179,188
-
-
179,188
5,670
45.7
45.7
30-02 48th Avenue
New York City
921,774
-
-
921,774
73,534
88.4
88.4
Texas
Austin
Megacampus: Intersection Campus
1,525,359
-
-
1,525,359
39,955
99.2
99.2
507 East Howard Lane, 13011 McCallen Pass, 13813 and 13929 Center Lake
Drive, and 12535, 12545, 12555, and 12565 Riata Vista Circle
1001 Trinity Street and 1020 Red River Street
198,972
-
-
198,972
100.0
100.0
Austin
1,724,331
-
-
1,724,331
40,850
99.3
99.3
Greater Houston
Alexandria Center ® for Advanced Technologies at The Woodlands
120,828
-
73,298
194,126
3,172
41.5
25.8
8800 Technology Forest Place
Texas
1,845,159
-
73,298
1,918,457
44,022
95.5
91.8
Canada
888,189
-
139,311
1,027,500
19,661
95.9
82.9
Non-cluster/other markets
349,099
-
-
349,099
15,027
72.5
72.5
North America, excluding properties held for sale
39,165,855
2,176,718
2,180,558
43,523,131
2,079,932
94.6%
89.7%
Properties held for sale
600,870
-
-
600,870
13,056
39.6%
39.6%
Total - North America
39,766,725
2,176,718
2,180,558
44,124,001
$ 2,092,988
Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 and “Megacampus” under “ Definitions and reconciliations ” in Item 7 for additional details.
Leasing activity
During the year ended December 31, 2024 , strong demand for our high-quality Class A/A+ properties translated into solid
leasing activity and rental rate growth in 2024 for our overall portfolio and our development and redevelopment pipeline.
• Executed a total o f 209 leases, with a weighted-average lease term of 8.9 years , for 5.1 million RSF ;
• 84% of our leasing activity during the last twelve months was generated from our existing tenant base;
• Annual leasing activity of 3.9 million RSF for renewed and re-leased spaces; and
• Annual rental rate increases of 16.9% and 7.2% (cash ba sis) on renewed and re-leased space.
During the year ended December 31, 2024 , we granted tenant concessions/free rent averag ing 0.7 mo nths per annum with
respect to the 5.1 million RSF leased.
Lease structure
Our Same Properties total revenue growth was 2.7% during the year ended December 31, 2024 , and our Same Properties net
operating income and Same Properties net operating income increases (cash basis) for the year ended December 31, 2024 were 1.2%
and 4.6% , respectively . Rental rate increases for the year ended December 31, 2024 of 16.9% and 7.2% (cash basis) on 3.9 million
renewed/re-leased RSF are attributable to the sustained appeal of our properties, strong property management expertise of our team,
and effective operational strategies. Additionally, a favorable triple net lease structure with contractual annual rent escalations resulted
in both a consisten t Same Properties operating margin of 68% and Same Properties current-period average occupancy of 94.2% for the
year ended December 31, 2024 , an increase of 30 bps for the same-period prior-year average, across our 321 Same Properties
aggregating 31.7 million RSF . As of December 31, 2024 , approximately 92% 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. Additionally, approximatel y 97% o f
our leases (on an annual rental revenue basis) contained contractual annual rent escalations approximati ng 3% that were either fixed or
based on a consumer price index or another index, and approximat ely 92% of our leases (on an annual rental revenue basis) provided
for the recapture of certain capital expenditures.
Leasing activity (continued)
The following table summarizes our leasing activity at our properties for the years ended December 31, 2024 and 2023 :
Year Ended December 31,
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
16.9%
7.2%
29.4%
15.8%
New rates
$65.48
$64.18
$52.35
$50.82
Expiring rates
$56.01
$59.85
$40.46
$43.87
RSF
3,888,139
3,046,386
Tenant improvements/leasing commissions
$46.89
(2)
$26.09
Weighted-average lease term
8.5 years
8.7 years
Developed/redeveloped/previously vacant space
leased (3)
New rates
$59.44
$57.34
$65.66
$59.74
RSF
1,165,815
1,259,686
Weighted-average lease term
10.0 years
13.8 years
Leasing activity summary (totals):
New rates
$64.16
$62.68
$56.09
$53.33
RSF
5,053,954
4,306,072
Weighted-average lease term
8.9 years
11.3 years
Lease expirations (1)
Expiring rates
$53.82
$57.24
$43.84
$45.20
RSF
5,005,638
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 136,131 RSF and 86,092 RSF as of December 31, 2024 and 2023 , respectively. During the year ended
December 31, 2024 , we granted free rent concessions averaging 0.7 months per annum.
(2) Includes tenant improvements and leasing commissions for leases aggregating 319,708 RSF related to (i) a 10-year lease with an anchor tenant expanding into its
flagship building in our Greater Stanford submarket and (ii) a 10-year lease, with rental rate increases of 83.3% and 42.3% (cash basis), in our Torrey Pines
submarket with an investment-grade top 20 tenant. Excluding these leases, tenant improvements and leasing commissions per RSF for the year ended
December 31, 2024 was $32.83 , which is consistent with the five-year quarterly average of $29.98 per RSF. Tenant improvements and leasing commissions on
renewed and re-leased space executed during the year ended December 31, 2024 represented only 8.4% of total lease term rents, the second lowest percentage
of total lease term rents in the past five years.
(3) Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 for additional information, including total project costs.
Summary of contractual lease expirations
The following table summarizes the contractual lease expirations at our properties as of December 31, 2024 :
Year
RSF
Percentage of
Occupied RSF
Annual Rental Revenue
(per RSF) (1)
Percentage of
Annual Rental Revenue
(2)
3,708,195
10.0%
$ 45.91
8.2%
2,826,993
7.7%
$ 50.73
6.9%
3,302,598
8.9%
$ 53.80
8.6%
3,944,440
10.7%
$ 49.78
9.5%
2,385,914
6.5%
$ 51.30
5.9%
3,144,561
8.5%
$ 43.11
6.5%
3,433,958
9.3%
$ 54.76
9.1%
1,005,689
2.7%
$ 58.96
2.9%
2,585,813
7.0%
$ 47.77
5.9%
3,304,105
8.9%
$ 66.90
10.6%
Thereafter
7,291,855
19.8%
$ 73.85
25.9%
Contractual lease expirations for properties classified as held for sale as of December 31, 2024 are excluded from the information on this page.
(1) Represents amounts in effect as of December 31, 2024 .
(2) Excludes month-to-month leases aggregating 136,131 RSF as of December 31, 2024 .
Summary of contractual lease expirations (continued)
The following tables present our lease expirations by market for 2025 and 2026 as of December 31, 2024 :
2025 Contractual Lease Expirations (in RSF)
Annual Rental
Revenue
(per RSF) (4)
Market
Leased
Negotiating/
Anticipating
Targeted for Future
Development/
Redevelopment (1)
Remaining
Expiring
Leases (2)
Total (3)
Greater Boston
127,804
99,201
25,312
364,741
617,058
$ 42.40
San Francisco Bay Area
245,347
184,286
-
308,637
738,270
73.49
San Diego
144,673
18,813
278,606
202,285
644,377
20.58
Seattle
-
12,237
-
177,932
190,169
25.16
Maryland
51,593
-
-
141,349
192,942
26.28
Research Triangle
11,632
16,334
-
170,938
198,904
44.71
New York City
-
27,912
-
40,347
68,259
110.42
Texas
-
-
198,972
-
198,972
N/A
Canada
22,991
-
-
65,873
88,864
20.03
Non-cluster/other markets
-
-
-
2,300
2,300
40.17
Subtotal
604,040
358,783
502,890
1,474,402
2,940,115
41.78
Key 1Q25 lease expirations (5)
23,522
112,831
-
631,727
768,080
61.67
Total
627,562
471,614
502,890
2,106,129
3,708,195
$ 45.91
Percentage of expiring leases
17%
13%
14%
56%
100%
2026 Contractual Lease Expirations (in RSF)
Annual Rental
Revenue
(per RSF) (4)
Market
Leased
Negotiating/
Anticipating
Targeted for Future
Development/
Redevelopment
Remaining
Expiring
Leases (2)
Total
Greater Boston
46,858
9,874
-
391,196
447,928
$ 54.42
San Francisco Bay Area
1,619
4,753
-
511,665
518,037
66.72
San Diego
-
-
-
822,140
822,140
49.60
Seattle
-
18,205
-
102,551
120,756
43.62
Maryland
-
-
-
321,676
321,676
23.61
Research Triangle
-
19,753
-
115,221
134,974
45.64
New York City
-
104,157
-
71,470
175,627
93.58
Texas
-
-
-
-
-
-
Canada
-
247,743
-
-
247,743
22.24
Non-cluster/other markets
-
-
-
38,112
38,112
70.34
Total
48,477
404,485
-
2,374,031
2,826,993
$ 50.73
Percentage of expiring leases
2%
14%
0%
84%
100%
Contractual lease expirations for properties classified as held for sale as of December 31, 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 December 31, 2024 , the
weighted-average annual rental revenue and expiration date of these leases expiring in 2025 is $7.0 million and February 18, 2025 , respectively. Refer to “ Investments in
real estate ” under “ Definitions and reconciliations ” in Item 7 for additional details, including development and redevelopment square feet currently included in rental
properties.
(2) The largest remaining contractual lease expiration in 2025 is 98,741 RSF in our Sorrento Mesa submarket, where we are in early discussions to renew the tenant for a
short-term extension, and in 2026 is 163,648 RSF in our University Town Center submarket, where we have an ownership interest of 30.0% and are evaluating options to
re-lease or reposition the space from single tenancy to multi-tenancy.
(3) Excludes month-to-month leases aggregating 136,131 RSF as of December 31, 2024 . Refer to “Leasing activity” in Item 2 for additional details.
(4) Represents amounts in effect as of December 31, 2024 .
(5) Includes expected temporary vacancies aggregating 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) 182,054 RSF at Alexandria
Technology Square ® Megacampus in our Cambridge submarket, (ii) 234,249 RSF at 409 Illinois Street, where we have an ownership interest of 25.0% , in our Mission Bay
submarket, (iii) one property aggregating 104,531 RSF in our Research Triangle market, and (iv) two properties aggregating 247,246 RSF in our Austin submarket. We
expect downtime on the 768,080 RSF to range from 12 to 24 months on a weighted-average basis. Our guidance assumes these properties remain operating properties
and are included in our same property pool for the year ending December 31, 2025. As of December 31, 2024 , 23,522 RSF was leased, 112,831 R SF was under signed
letters of intent to re-lease, 527,196 RSF was involved in ongoing discussions for re-lease, and we expect to favorably resolve the remaining 104,531 RSF over the next
several quarters.
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, primarily located in
collaborative Megacampus ecosystems 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 or
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 December 31, 2024 (dollars in thousands):
Development and Redevelopment
Future Opportunities Subject to
Market Conditions and Leasing
Operating
Under
Construction
Priority
Anticipated
Future
Subtotal
Total
Square footage
Operating
39,165,855
-
-
-
-
39,165,855
New Class A/A+ development and redevelopment properties
-
4,357,276
2,134,948
23,696,280
30,188,504
30,188,504
Future development and redevelopment square feet currently
included in rental properties (1)
-
-
(213,524)
(2,843,150)
(3,056,674)
(3,056,674)
Total square footage, excluding properties held for sale
39,165,855
4,357,276
1,921,424
20,853,130
27,131,830
66,297,685
Properties held for sale
600,870
-
-
2,390,856
2,390,856
2,991,726
Total square footage
39,766,725
4,357,276
1,921,424
23,243,986
29,522,686
69,289,411
(2)
Investments in real estate
Gross book value as of December 31, 2024 (3)
$ 28,878,752
$ 3,893,557
$ 510,372
$ 4,452,537
$ 8,856,466
$ 37,735,218
(1) Refer to “ Investments in real estate ” under “ Definitions and reconciliations ” in Item 7 for additional details, including future development and redevelopment square feet
currently included in rental properties.
(2) We expect to continue pursuing our strategy to fund a significant portion of our capital requirements for the year ending December 31, 2025 with dispositions and sales
of partial interests primarily focused on sales of properties and land parcels not integral to our Megacampus strategy .
(3) 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 sheet .
Acquisitions
Our real estate asset acquisitions during the year ended December 31, 2024 , consisted of the following (dollars in thousands):
Property
Submarket/Market
Date of
Purchase
Number of
Properties
Operating
Occupancy
Square Footage
Purchase
Price
Future
Development (1)
Operating With
Future Development/
Redevelopment (1)
Completed during the year ended December 31, 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
428 Westlake Avenue North
Lake Union/Seattle
10/1/24
100%
-
90,626
47,600
Other
46,490
Total 2024 acquisitions
$ 249,411
(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 consolidated financial statements in Item 15 for additional details.
Dispositions
Our completed dispositions of real estate assets during the year ended December 31, 2024 , consisted of the following (dollars in thousands, except for sales price per RSF):
Property
Submarket/Market
Date of
Sale
Interest
Sold
RSF
Capitalization
Rate
Capitalization
Rate
(Cash Basis)
Sales Price
Seller
Financing (1)
Sales
Price per
RSF
Gain on Sale
of Real
Estate (2)
Stabilized Properties
One Moderna Way
Route 128/Greater Boston
12/17/24
100%
722,130
8.5%
6.3%
$ 369,439
$ 512
$ -
1165 Eastlake Avenue East
Lake Union/Seattle
9/12/24
100%
100,086
4.7%
4.9%
149,985
$ 1,499
21,535
14225 Newbrook Drive
Northern Virginia/Maryland
10/15/24
100%
248,186
7.6%
7.4%
80,500
$ 324
37,074
6040 George Watts Hill Drive
Research Triangle/Research
Triangle
12/10/24
100%
149,585
8.0%
7.1%
93,500
$ 625
5,004
Other
90,121
9,621
783,545
Properties with vacancy or significant near-term capital requirements
215 First Street
Cambridge/Greater Boston
12/20/24
100%
369,520
(3)
(3)
245,539
(3)
(3)
-
150 Second Street, and 11 Hurley Street
Cambridge/Greater Boston
182,993
4755 and 4757 Nexus Center Drive and
4796 Executive Drive (4)
University Town Center/San
Diego
12/30/24
100%
177,804
(4)
(4)
120,000
(4)
$ 79,166
$ 675
47,511
219 East 42nd Street
New York City/New York City
7/9/24
100%
349,947
N/A
N/A
60,000
$ 171
-
Other
51,106
476,645
Land and other
99 A Street
Seaport Innovation District/
Greater Boston
3/8/24
100%
235,000
(5)
(5)
13,350
-
10048 and 10219 Meanley Drive and
10277 Scripps Ranch Boulevard
Sorrento Mesa/San Diego
12/20/24
100%
444,041
(5)
(5)
55,000
25,000
-
9444 Waples Street (50% consolidated
JV)
Sorrento Mesa/San Diego
12/23/24
(6)
149,000
(6)
(6)
31,000
(6)
8,175
(6)
Other (7)
(7)
22,913
(7)
(7)
122,263
Total 2024 dispositions
$ 1,382,453
$ 104,166
$ 129,312
Our share of 2024 dispositions, including amounts recognized in equity in earnings
$ 1,366,953
$ 127,615
(8)
(1) Refer to “Notes receivable” in Note 8 - “Other assets” to our consolidated financial statements in Item 15 for additional information.
(2) Refer to “Sales of real estate assets and impairment charges” in Note 3 - “Investments in real estate” to our consolidated financial statements in Item 15 for additional information.
(3) Represents properties that wer e 87% occupied as of September 30, 2024, with 61% o f the aggregate RSF, primarily located at 215 First Street, scheduled to expire by December 31, 2025. These properties were not core to our
Megacampus strategy due to their size, location, or existing use. They are also expected to require significant re-leasing capital over the next few years, including at 215 First Street, a historical building with infrastructure limitations with
challenging floor plates. Acquired in 2007, 215 First Street came with significant entitlements which were later used to develop new adjacent projects at Alexandria Center ® at Kendall Square. Since then, this property has served as a
reliable asset, providing primarily office space to our tenants. However, given the low occupancy and the significant reinvestment required for upgrades, we plan to recycle the capital generated by the disposition into our development and
redevelopment pipeline.
(4) Represents properties that wer e 65% occupied as of September 30, 2024, with 26% of the aggre gate RSF scheduled to expire by June 30, 2025.
(5) Represents the sale of land parcels.
(6) Represents 100% of the contractual sales price. We held a 50% interest in this property through a consolidated real estate joint venture, and our share of the sales price and gain on real estate is $15.5 million and $3.2 million , respectively.
(7) Represents the disposition of an unconsolidated real estate joint venture for which we recognized a gain on sale of real estate of $3.3 million , which is classified as equity in earnings of unconsolidated real estate joint ventures in our
consolidated statement of operations. Refer to Note 4 - “Consolidated and unconsolidated real estate joint ventures” to our consolidated financial statements in Item 15 for additional information.
(8) Refer to footnotes 6 and 7.
New Class A/A+ development and redevelopment properties
ALEXANDRIA’S FUTURE GROWTH IN
ANNUAL NET OPERATING INCOME FROM
DEVELOPMENT AND REDEVELOPMENT DELIVERIES
$395 MILLION
Placed Into Service
Expected to Be Placed Into Service
4Q24
$118M
$55M
1.5M RSF
602,593 RSF
98% Occupied
1Q26 - 2Q28
$83M
$312M
89%
Leased/Negotiating
Aggregating 4.4M RSF
(1)
(2)
(3)
Refer to “Net operating income” under “ Definitions and reconciliations ” in Item 7 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 1Q25 through 2Q28 is projected to be $334 million .
(2) Includes (i) 461,101 RSF that is expected to stabilize through 2025 and is 89% 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.
(3) Represents the leased/negotiating percentage of development and redevelopment projects that are expected to stabilize during 2025.
New Class A/A+ development and redevelopment properties: recent deliveries
500 North Beacon Street and
4 Kingsbury Avenue (1)
201 Brookline Avenue
840 Winter Street
Greater Boston/
Cambridge/Inner Suburbs
Greater Boston/Fenway
Greater Boston/Route 128
211,574 RSF
512,749 RSF
139,984 RSF
100% Occupancy
98% Occupancy
100% Occupancy
10935, 10945, and 10955
Alexandria Way (2)
4155 Campus Point Court
9808 Medical Center Drive
San Diego/Torrey Pines
San Diego/
University Town Center
Maryland/Rockville
93,492 RSF
171,102 RSF
95,061 RSF
100% Occupancy
100% Occupancy
69% Occupancy
(1) Image represents 500 North Beacon Street on The Arsenal on the Charles Megacampus.
(2) Image represents 10955 Alexandria Way on the One Alexandria Square Megacampus.
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 year ended December 31, 2024 (dollars in thousands):
Incremental Annual Net Operating Income Generated From 2024 Deliveries
Aggregated $118 Million , Including $55 Million in 4Q24
Property/Market/Submarket
4Q24
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
4Q24
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
11/1/24
100%
-
100,624
37,913
-
73,037
211,574
100%
248,018
427,000
6.2
5.5
201 Brookline Avenue/Greater Boston/
Fenway
10/30/24
99.0%
451,967
-
-
-
60,782
512,749
98%
512,749
787,000
7.3
6.6
10935, 10945, and 10955 Alexandria Way/
San Diego/Torrey Pines
11/1/24
100%
-
-
-
-
93,492
93,492
100%
334,996
503,000
6.2
5.8
4155 Campus Point Court/San Diego/
University Town Center
11/7/24
55.0%
-
-
-
-
171,102
171,102
100%
171,102
184,000
8.0
6.4
1150 Eastlake Avenue East/Seattle/Lake
Union
N/A
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
N/A
100%
-
-
-
250,000
-
250,000
100%
250,000
177,000
8.7
5.6
9808 Medical Center Drive/Maryland/
Rockville
12/31/24
100%
26,460
-
25,655
13,056
29,890
95,061
69%
95,061
114,000
5.4
5.4
Redevelopment projects
840 Winter Street/Greater Boston/Route 128
11/22/24
100%
-
-
-
-
139,984
139,984
100%
168,214
224,000
7.9
(3)
6.7
(3)
651 Gateway Boulevard/San Francisco Bay
Area/South San Francisco
N/A
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
12/31/24
100%
65,086
115,598
-
-
34,306
214,990
90%
460,934
216,000
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
11/7/24
910,225
343,445
284,982
316,691
602,593
2,457,936
3,646,445
$ 4,277,000
6.7%
6.2%
(1) Represents the average delivery date for deliveries that occurred during the three months ended December 31, 2024 , weighted by annual rental revenue.
(2) Occupancy relates to total operating RSF placed in service as of the most recent delivery.
(3) Represents initial stabilized yields upon completion and delivery of the project during the three months ended December 31, 2024. However, we are actively negotiating with our existing anchor tenant to potentially relocate them to another
Alexandria property to accommodate their future growth, and if this occurs, our future returns on this asset could change as we backfill this building with a new tenant.
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
401 Park Drive
Greater Boston/
Cambridge/Inner Suburbs
Greater Boston/
Cambridge/Inner Suburbs
Greater Boston/
Cambridge/Inner Suburbs
Greater Boston/Fenway
204,395 RSF
36,444 RSF
308,446 RSF
137,675 RSF
62% Leased/Negotiating
92% Leased/Negotiating
21% Leased/Negotiating
-% Leased/Negotiating
421 Park Drive
40, 50, and 60 Sylvan Road
1450 Owens Street
651 Gateway Boulevard
Greater Boston/Fenway
Greater Boston/Route 128
San Francisco Bay Area/
Mission Bay
San Francisco Bay Area/
South San Francisco
392,011 RSF
596,064 RSF
109,435 RSF
259,689 RSF
13% Leased/Negotiating
31% Leased/Negotiating (2)
-% Leased/Negotiating (3)
21% Leased/Negotiating
(1) Image represents 500 North Beacon Street on The Arsenal on the Charles Megacampus.
(2) Image represents 60 Sylvan Road on the Alexandria Center ® for Life Science - Waltham Megacampus. 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 Megacampus, 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. Additionally, during the three months ended December 31, 2024, we executed a letter of intent with a biomedical institution for the sale of a condominium
interest aggregating 103,361 RSF, or approximately 49 % of the development project. We expect to complete the transaction in 2025. Accordingly, we adjusted the development project RSF and its related book value to reflect 109,435 RSF,
with our ownership share expected to be 25% at completion of the project.
New Class A/A+ development and redevelopment properties: current projects (continued)
230 Harriet Tubman Way
269 East Grand Avenue
10935, 10945, and 10955
Alexandria Way (1)
4135 Campus Point Court
San Francisco Bay Area/
South San Francisco
San Francisco Bay Area/
South San Francisco
San Diego/Torrey Pines
San Diego/
University Town Center
285,346 RSF
107,250 RSF
241,504 RSF
426,927 RSF
100% Leased
-% Leased/Negotiating
100% Leased
100% Leased
10075 Barnes Canyon Road
701 Dexter Avenue North
8800 Technology Forest Place
San Diego/Sorrento Mesa
Seattle/Lake Union
Texas/Greater Houston
253,079 RSF
227,577 RSF
73,298 RSF
70% Leased/Negotiating
-% Leased/Negotiating
41% Leased/Negotiating
(1) Image represents 10955 Alexandria Way on the One Alexandria Square Megacampus.
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 as of December 31, 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
2025 stabilization
500 North Beacon Street and 4 Kingsbury Avenue/Greater Boston/
Cambridge/Inner Suburbs
Dev
211,574
36,444
248,018
92%
92%
1Q24
230 Harriet Tubman Way/San Francisco Bay Area/South San Francisco
Dev
-
285,346
285,346
1Q25
1Q25
Canada
Redev
111,479
139,311
250,790
3Q23
323,053
461,101
784,154
2026 and beyond stabilization
One Hampshire Street/Greater Boston/Cambridge
Redev
-
104,956
104,956
-
-
311 Arsenal Street/Greater Boston/Cambridge/Inner Suburbs
Redev
82,216
(2)
308,446
390,662
99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs
Dev
116,414
204,395
320,809
4Q23
401 Park Drive/Greater Boston/Fenway (3)
Redev
-
137,675
137,675
-
-
421 Park Drive/Greater Boston/Fenway
Dev
-
392,011
392,011
40, 50, and 60 Sylvan Road/Greater Boston/Route 128
Redev
-
596,064
596,064
Other/Greater Boston
Redev
-
453,869
453,869
-
-
(4)
1450 Owens Street/San Francisco Bay Area/Mission Bay
Dev
-
109,435
109,435
-
-
(5)
651 Gateway Boulevard/San Francisco Bay Area/South San Francisco
Redev
67,017
259,689
326,706
1Q24
269 East Grand Avenue/San Francisco Bay Area/South San Francisco
Redev
-
107,250
107,250
-
-
10935, 10945, and 10955 Alexandria Way/San Diego/Torrey Pines
Dev
93,492
241,504
334,996
4Q24
4135 Campus Point Court/San Diego/University Town Center
Dev
-
426,927
426,927
10075 Barnes Canyon Road/San Diego/Sorrento Mesa
Dev
-
253,079
253,079
701 Dexter Avenue North/Seattle/Lake Union
Dev
-
227,577
227,577
-
-
8800 Technology Forest Place/Texas/Greater Houston
Redev
50,094
73,298
123,392
2Q23
409,233
3,896,175
4,305,408
732,286
4,357,276
5,089,562
43%
45%
(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 December 31, 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 7 for additional information.
(3) During the three months ended December 31, 2024, we shifted the strategy of our 401 Park Drive redevelopment project to focus on the largest, most significant phase of the project. This phase aggregated 137,675 RSF and is expected
to initially deliver and stabilize in 2026. Accordingly, we placed the less significant portion of the project that aggregated 22,284 RSF back into operations.
(4) 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.
(5) Represents a multi-tenant project expanding our existing Alexandria Center ® for Science and Technology - Mission Bay Megacampus, 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. During the three months ended December 31, 2024, we executed a letter of intent with a biomedical institution for the sale of a condominium interest
aggregating 103,361 RSF, or approximately 49% of the development project, with the transaction expected to close in 2025. Accordingly, we adjusted the development project RSF and its related book value to reflect 109,435 RSF, with
our ownership share expected to be 25% at completion of the project.
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
2025 stabilization
500 North Beacon Street and 4 Kingsbury Avenue/Greater Boston/
Cambridge/Inner Suburbs
100%
$ 378,021
$ 37,026
$ 11,953
$ 427,000
6.2%
5.5%
230 Harriet Tubman Way/San Francisco Bay Area/South San Francisco
48.2%
-
404,591
105,409
510,000
7.4%
6.4%
Canada
100%
50,235
51,596
11,169
113,000
6.4%
6.3%
428,256
493,213
2026 and beyond stabilization (1)
One Hampshire Street/Greater Boston/Cambridge
100%
-
164,957
TBD
311 Arsenal Street/Greater Boston/Cambridge/Inner Suburbs
100%
60,649
240,342
99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs
75.0%
136,635
196,917
134,448
468,000
7.1%
7.0%
401 Park Drive/Greater Boston/Fenway
100%
-
151,301
TBD
421 Park Drive/Greater Boston/Fenway
99.8%
-
463,079
40, 50, and 60 Sylvan Road/Greater Boston/Route 128
100%
-
449,484
Other/Greater Boston
100%
-
151,464
1450 Owens Street/San Francisco Bay Area/Mission Bay
25.1%
-
121,957
651 Gateway Boulevard/San Francisco Bay Area/South San Francisco
50.0%
87,376
258,708
140,916
487,000
5.0%
5.1%
269 East Grand Avenue/San Francisco Bay Area/South San Francisco
100%
-
66,184
TBD
10935, 10945, and 10955 Alexandria Way/San Diego/Torrey Pines
100%
100,944
323,993
78,063
503,000
6.2%
5.8%
4135 Campus Point Court/San Diego/University Town Center
55.0%
-
347,039
176,961
524,000
6.6%
6.2%
10075 Barnes Canyon Road/San Diego/Sorrento Mesa
50.0%
-
183,733
137,267
321,000
5.5%
5.7%
701 Dexter Avenue North/Seattle/Lake Union
100%
-
234,908
TBD
8800 Technology Forest Place/Texas/Greater Houston
100%
59,794
46,278
5,928
112,000
6.3%
6.0%
445,398
3,400,344
$ 873,654
$ 3,893,557
$ 2,740,000
(2)
$ 7,510,000
(2)
Our share of investment (2)(3)
$ 800,000
$ 3,180,000
$ 2,400,000
$ 6,380,000
Refer to “ Initial stabilized yield (unlevered) ” under “ Definitions and reconciliations ” in Item 7 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.
New Class A/A+ development and redevelopment properties: summary of pipeline
68% of Our Total Development and Redevelopment Pipeline RSF Is Within Our Megacampus ™ Ecosystems
The following table summarizes the key information for all our development and redevelopment projects in North America as of December 31, 2024 (dollars in thousands):
Market
Property/Submarket
Our
Ownership
Interest
Book Value
Square Footage
Development and Redevelopment
Total (1)
Future Opportunities Subject to
Market Conditions and Leasing
Under
Construction
Priority
Anticipated
Future
Greater Boston
Megacampus: Alexandria Center ® at One Kendall Square/Cambridge
100%
$ 164,957
104,956
-
-
104,956
One Hampshire Street
Megacampus: The Arsenal on the Charles/Cambridge/Inner Suburbs
100%
288,993
344,890
25,312
34,157
404,359
311 Arsenal Street, 500 North Beacon Street, and 4 Kingsbury Avenue
Megacampus: 480 Arsenal Way and 446, 458, 500, and 550 Arsenal Street, and 99
Coolidge Avenue/Cambridge/Inner Suburbs
(2)
285,870
204,395
-
902,000
1,106,395
446, 458, 500, and 550 Arsenal Street, and 99 Coolidge Avenue
Megacampus: Alexandria Center ® for Life Science - Fenway/Fenway
(3)
614,380
529,686
-
-
529,686
401 and 421 Park Drive
Megacampus: Alexandria Center ® for Life Science - Waltham/Route 128
100%
512,996
596,064
-
515,000
1,111,064
40, 50, and 60 Sylvan Road, and 35 Gatehouse Drive
Megacampus: Alexandria Center ® at Kendall Square/Cambridge
100%
204,128
-
-
174,500
174,500
100 Edwin H. Land Boulevard
Megacampus: Alexandria Technology Square ® /Cambridge
100%
7,907
-
-
100,000
100,000
Megacampus: 285, 299, 307, and 345 Dorchester Avenue/Seaport Innovation District
60.0%
288,527
-
-
1,040,000
1,040,000
10 Necco Street/Seaport Innovation District
100%
105,106
-
-
175,000
175,000
215 Presidential Way/Route 128
100%
6,816
-
-
112,000
112,000
Other development and redevelopment projects
(4)
405,145
453,869
-
1,365,496
1,819,365
$ 2,884,825
2,233,860
25,312
4,418,153
6,677,325
Refer to “Megacampus” under “ Definitions and reconciliations ” in Item 7 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 7 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 a 100% interest in 446, 458, 500, and 550 Arsenal Street aggregating 902,000 RSF.
(3) We have a 100% interest in 401 Park Drive aggregating 137,675 RSF and a 99.8% 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.
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)
Future Opportunities Subject to
Market Conditions and Leasing
Under
Construction
Priority
Anticipated
Future
San Francisco Bay Area
Megacampus: Alexandria Center ® for Science and Technology - Mission Bay/
Mission Bay
25.1%
$ 121,957
(2)
109,435
(2)
-
-
109,435
1450 Owens Street
Alexandria Center ® for Life Science - Millbrae/South San Francisco
48.2%
568,776
285,346
198,188
150,213
633,747
230 Harriet Tubman Way, 201 and 231 Adrian Road, and 6 and 30 Rollins Road
Megacampus: Alexandria Technology Center ® - Gateway/South San Francisco
50.0%
285,334
259,689
-
291,000
550,689
651 Gateway Boulevard
Megacampus: Alexandria Center ® for Advanced Technologies - South San
Francisco/South San Francisco
100%
72,839
107,250
-
90,000
197,250
211 (3) and 269 East Grand Avenue
Megacampus: Alexandria Center ® for Advanced Technologies - Tanforan/South San
Francisco
100%
406,586
-
-
1,930,000
1,930,000
1122, 1150, and 1178 El Camino Real
Megacampus: Alexandria Center ® for Life Science - San Carlos/Greater Stanford
100%
455,849
-
-
1,497,830
1,497,830
960 Industrial Road, 987 and 1075 Commercial Street, and 888 Bransten Road
3825 and 3875 Fabian Way/Greater Stanford
100%
156,602
-
-
478,000
478,000
2100, 2200, 2300, and 2400 Geng Road/Greater Stanford
100%
37,264
-
-
240,000
240,000
Megacampus: 88 Bluxome Street/SoMa
100%
397,952
-
-
1,070,925
1,070,925
Other development and redevelopment projects
100%
-
-
-
56,924
56,924
$ 2,503,159
761,720
198,188
5,804,892
6,764,800
Refer to “Megacampus” under “ Definitions and reconciliations ” in Item 7 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 7 for additional information, including development and redevelopment square feet currently included in rental properties.
(2) During the three months ended December 31, 2024, we executed a letter of intent with a biomedical institution for the sale of a condominium interest aggregating 103,361 RSF, or approximately 49% of the development project, with the
transaction expected to close in 2025. Accordingly, we adjusted the development project RSF and its related book value to reflect 109,435 RSF, with our ownership share expected to be 25% at completion of the project.
(3) 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 consolidated financial statements in Item 15 for additional details.
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)
Future Opportunities Subject to
Market Conditions and Leasing
Under
Construction
Priority
Anticipated
Future
San Diego
Megacampus: One Alexandria Square/Torrey Pines
100%
$ 382,913
241,504
-
125,280
366,784
10935 and 10945 Alexandria Way and 10975 and 10995 Torreyana Road
Megacampus: Campus Point by Alexandria/University Town Center
55.0%
492,221
426,927
333,414
634,043
1,394,384
10010 (2) , 10140 (2) , 10210, and 10260 Campus Point Drive and 4135, 4161, 4165, and
4224 Campus Point Court
Megacampus: SD Tech by Alexandria/Sorrento Mesa
50.0%
346,929
253,079
250,000
243,845
746,924
9805 Scranton Road and 10075 Barnes Canyon Road
11255 and 11355 North Torrey Pines Road/Torrey Pines
100%
153,104
-
153,000
62,000
215,000
Megacampus: 5200 Illumina Way/University Town Center
51.0%
17,443
-
-
451,832
451,832
9625 Towne Centre Drive/University Town Center
30.0%
-
-
100,000
100,000
Megacampus: 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%
42,417
-
-
154,308
154,308
10256 and 10260 Meanley Drive
4075 Sorrento Valley Boulevard/Sorrento Valley
100%
19,130
-
-
144,000
144,000
Other development and redevelopment projects
(3)
76,843
-
-
475,000
475,000
$ 1,578,160
921,510
736,414
4,189,223
5,847,147
Refer to “Megacampus” under “ Definitions and reconciliations ” in Item 7 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 RSF of buildings currently in operation at properties that also have
inherent 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 7 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.
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)
Future Opportunities Subject to
Market Conditions and Leasing
Under
Construction
Priority
Anticipated
Future
Seattle
Megacampus: Alexandria Center ® for Life Science - South Lake Union/Lake Union
(2)
$ 516,743
227,577
869,000
188,400
1,284,977
601 and 701 Dexter Avenue North and 800 Mercer Street
1010 4th Avenue South/SoDo
100%
59,996
-
-
544,825
544,825
410 West Harrison Street/Elliott Bay
100%
-
-
-
91,000
91,000
Megacampus: Alexandria Center ® for Advanced Technologies - Canyon Park/
Bothell
100%
18,066
-
-
230,000
230,000
21660 20th Avenue Southeast
Other development and redevelopment projects
100%
144,644
-
-
706,087
706,087
739,449
227,577
869,000
1,760,312
2,856,889
Maryland
Megacampus: Alexandria Center ® for Life Science - Shady Grove/Rockville
100%
22,593
-
-
296,000
296,000
9830 Darnestown Road
22,593
-
-
296,000
296,000
Research Triangle
Megacampus: Alexandria Center ® for Advanced Technologies and Agtech -
Research Triangle/Research Triangle
100%
106,906
-
180,000
990,000
1,170,000
4 and 12 Davis Drive
Megacampus: Alexandria Center ® for Life Science - Durham/Research Triangle
100%
158,277
-
-
2,060,000
2,060,000
Megacampus: Alexandria Center ® for NextGen Medicines/Research Triangle
100%
109,368
-
-
1,055,000
1,055,000
3029 East Cornwallis Road
Megacampus: Alexandria Center ® for Sustainable Technologies/Research Triangle
100%
53,941
-
-
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
$ 432,677
-
180,000
4,997,227
5,177,227
Refer to “Megacampus” under “ Definitions and reconciliations ” in Item 7 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
inherent future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property. Refer to “ Investments in real estate ” under “ Definitions and
reconciliations ” in Item 7 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.
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)
Future Opportunities Subject to
Market Conditions and Leasing
Under
Construction
Priority
Anticipated
Future
New York City
Megacampus: Alexandria Center ® for Life Science - New York City/New York City
100%
$ 168,423
-
-
550,000
(2)
550,000
168,423
-
-
550,000
550,000
Texas
Alexandria Center ® for Advanced Technologies at The Woodlands/Greater Houston
100%
49,118
73,298
-
116,405
189,703
8800 Technology Forest Place
1001 Trinity Street and 1020 Red River Street/Austin
100%
10,533
-
126,034
123,976
250,010
Other development and redevelopment projects
100%
56,798
-
-
344,000
344,000
116,449
73,298
126,034
584,381
783,713
Canada
100%
51,596
139,311
-
371,743
511,054
Other development and redevelopment projects
100%
121,396
-
-
724,349
724,349
Total pipeline as of December 31, 2024 , excluding properties held for sale
8,618,727
4,357,276
2,134,948
23,696,280
30,188,504
Properties held for sale
237,739
-
-
2,390,856
2,390,856
Total pipeline as of December 31, 2024
$ 8,856,466
(3)
4,357,276
2,134,948
26,087,136
32,579,360
Refer to “Megacampus” under “ Definitions and reconciliations ” in Item 7 for additional information.
(1) Total square footage includes 3,056,674 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 7 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 Megacampus. Refer to “Legal proceedings” in Item 3 for additional details .
(3) Includes $3.9 billion of projects that are currently under construction .

---

ITEM 3. LEGAL PROCEEDINGS
ITEM 3. 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, aggrega ted $168.4 million as of December 31, 2024 .
On August 6, 2024, ARE-East River Science Park, LLC filed a lawsuit in the U.S. 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”). On January 24, 2025, ARE-East River Science Park, LLC filed a First Amended Complaint. T he 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 our 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
from the court to confirm our understanding that the option is in full force and effect.
This matter exposes us to potential losses ranging from zero to the full amount of the investment in the project aggregating
$168.4 million as of December 31, 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 December 31, 2024 .

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ITEM 4. MINE SAFETY DISCLOSURE
ITEM 4. MINE SAFETY DISCLOSURES
Not applicable.
PART II

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ITEM 5. MARKET FOR REGISTRANT'S COMMON EQUITY
ITEM 5. MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER MATTERS, AND ISSUER PURCHASES
OF EQUITY SECURITIES
Market Information
Our common stock is traded on the NYSE under the symbol “ARE.” On January 15, 2025 , the last reported sales price per
share of our common stock was $98.43 , and there were 562 holders of record of our common stock (excluding beneficial owners whose
shares are held in the name of Cede & Co.).
To maintain our qualification as a REIT, we must make annual distributions to stockholders of at least 90% of our taxable
income for the current taxable year, determined without regard to deductions for dividends paid and excluding any net capital gains.
Under certain circumstances, we may be required to make distributions in excess of cash flows available for distribution to meet these
distribution requirements. In such a case, we may borrow funds or may raise funds through the issuance of additional debt or equity
capital. No dividends can be paid on our common stock unless we have paid full cumulative dividends on our preferred stock. As of
December 31, 2024 , we had no outstanding shares of preferred stock. Future distributions on our common stock will be determined by,
and made at the discretion of, our Board of Directors and will depend on a number of factors, including actual cash available for
distribution to our stockholders, our financial condition and capital requirements, the annual distribution requirements under the REIT
provisions of the Internal Revenue Code, restrictions under Maryland law, and such other factors as our Board of Directors deems
relevant. We cannot assure our stockholders that we will make any future distributions.
Refer to “ Item 12. Security ownership of certain beneficial owners and management and related stockholder matters ” in this
annual report on Form 10-K for information on securities authorized for issuance under equity compensation plans.
Issuer Purchases of Equity Securities
From December 9, 2024 to December 31, 2024 , we repurchased 496,276 shares of our common stoc k aggregating
$50.1 million under the program. The repurchases were made on the open market pursuant to a trading plan established under Rule
10b5-1 of the Securities Exchange Act of 1934, as amended. As of December 31, 2024 , we had remaining authorization to repurchase
shares with an aggregate value up to $449.9 million .
The following table summarizes share repurchases executed under the program during the three months ended December 31,
2024 :
Total Number
of Shares
Purchased
Average Price Paid
per Share
Total Number of
Shares Purchased as
Part of Publicly
Announced Plans
Approximate Value of
Shares That May Yet
Be Purchased
Under Plans
December 9, 2024 (1) - December 31, 2024
496,276
$ 100.95
496,276
$ 449,903,317
(1) O n December 9, 2024 , we announced that our Board of Directors authorized a share repurchase program allowing the repurchase of shares with an aggregate
value up to $500.0 million until December 31, 2025 in the open market, through privately negotiated transactions, or otherwise, in accordance with all applicable
securities laws and regulations, including Rule 10b-18 of the Exchange Act .

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ITEM 6. SELECTED FINANCIAL DATA
ITEM 6. [RESERVED]

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ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS
ITEM 7. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
The following discussion should be read in conjunction with our consolidated financial statements and notes thereto under
“ Item 15. Exhibits and financial statement schedules ” in this annual report on Form 10-K. 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 such forward-looking statements, including, but not limited to, those described within this “ Item
7. Management’s discussion and analysis of financial condition and results of operations ” in this annual report on Form 10-K. We do not
undertake any responsibility to update any of these factors or to announce publicly any revisions to any of the forward-looking
statements contained in this or any other document, whether as a result of new information, future events, or otherwise.
As used in this annual report on Form 10-K, references to the “Company,” “Alexandria,” “ARE,” “we,” “us,” and “our” refer to
Alexandria Real Estate Equities, Inc. and its consolidated subsidiaries.
Executive summary
Operating results
Year Ended December 31,
Net income attributable to Alexandria’s common stockholders - diluted:
In millions
$ 309.6
$ 92.4
Per share
$ 1.80
$ 0.54
Funds from operations attributable to Alexandria’s common stockholders - diluted, as adjusted:
In millions
$ 1,629.1
$ 1,532.3
Per share
$ 9.47
$ 8.97
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 7 in this annual report on Form 10-K.
Continued operational excellence and solid results amid challenging macroeconomic environment
(As of December 31, 2024 , unless stated otherwise)
Occupancy of operating properties in North America
94.6%
Percentage of total annual rental revenue in effect from Megacampus platform
77%
Percentage of total annual rental revenue in effect from investment-grade or publicly traded large cap tenants
52%
Adjusted EBITDA margin for the three months ended December 31, 2024
72%
Percentage of leases containing annual rent escalations
97%
Weighted-average remaining lease term:
Top 20 tenants
9.3
years
All tenants
7.5
years
Sustained strength in tenant collections:
January 2025 tenant rents and receivables collected as of the date of this report
99.5%
Tenant rents and receivables for the three months ended December 31, 2024 collected as of the date of this
report
99.9%
Continued solid leasing volume and rental rate increases
• Continued solid leasing volume aggregating 5.1 million RSF for the year ended December 31, 2024 , up 19% compared to our
2014-2020 average of 4.3 million RSF.
• Rental rate increases on lease renewals and re-leasing of space were 16.9% and 7.2% (cash basis) for the year ended
December 31, 2024 .
• 84% of our leasing activity during the last twelve months was generated from our existing tenant base.
• Tenant improvements and leasing commissions on renewed and re-leased space executed during the year ended December
31, 2024 represented onl y 8.4% of to tal lease term rents, the second lowest percentage of total lease term rents in the past
five years.
Total leasing activity - RSF
5,053,954
Leasing of development and redevelopment space - RSF
493,341
Lease renewals and re-leasing of space:
RSF (included in total leasing activity above)
3,888,139
Rental rate increase
16.9%
Rental rate increase (cash basis)
7.2%
Continued solid net operating income and internal growth
• Total revenues o f $3.1 billion , up 8.0% , for the year ended December 31, 2024 , compared to $2.9 billion for the year ended
December 31, 2023 .
• N et operating income (cash basis) of $2.0 billion for the year ended December 31, 2024 , up $176.9 million , or 9.8% , compared
to the year ended December 31, 2023 .
• Same property net operating income growth of 1.2% and 4.6% (cash basis) for the year ended December 31, 2024 , compared
to the year ended December 31, 2023 .
• 97% of our leases contain contractual annual rent escalations approximating 3% .
Continued rigorous focus on management of general and administrative costs
• General and administrative expenses as a percentage of net operating income of 7.6% for the year ended
December 31, 2024 , compared to 9.8% for the year ended December 31, 2023 .
• We expect general and administrative cost savings of approximately $32 million in 2025, based on the midpoint of our
guidance, compared to 2024, from a variety of cost-control and efficiency initiatives, including:
• Personnel-related matters: reduction in headcount over the last two years and restructuring of compensation plans.
• Streamlining of business processes: systems upgrades, process improvements, and cost reduction in legal, technology,
and operational support services.
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 December 31, 2024 of $1.32 per common share, aggregating
$5.19 per common share for the year ended December 31, 2024 , u p 23 cents , or 5% , over the year ended December 31,
2023 .
• Dividend yield of 5.4% as of December 31, 2024 .
• Dividend payout ratio of 55% for the three months ended December 31, 2024 .
• Average annual dividend per-share growth of 5.4% from 2020 to 2024 .
• Significant net cash flows from operating activities after dividends retained for reinvestment aggregating $2.2 billion for the
years ended December 31, 2019 through 2024 .
Strong execution of Alexandria’s 2024 capital strategy
Our 2024 capital plan included $1.4 billion in funding from strategic dispositions that focused on a portfolio of diversified
assets, of which $1.1 billion was completed during the three months ended December 31, 2024. Refer to “Dispositions” in Item 2 in this
annual report Form 10-K for additional details.
(in millions)
During the nine months ended September 30, 2024
$ 239
During the three months ended December 31, 2024
1,128
Total 2024 dispositions
$ 1,367
As of the date of this report, our share of pending dispositions subject to negotiations aggregated $539.5 million . These
transactions represent approximately 32% of the $1.7 billion midpoint of our 2025 guidance range for dispositions and sales of partial
interests.
External growth and investments in real estate
Alexandria’s development and redevelopment pipeline delivered incremental annual net operating income of $55 million and
$118 million , commencing during the three months and year ended December 31, 2024 , respectively, and is expected to deliver
incremental annual net operating income aggregating $395 million by the second quarter of 2028 .
• During the three months ended December 31, 2024 , we placed into service Megacampus development and redevelopment
projects aggregating 602,593 RSF that are 98% occupie d across multiple submarkets and delivered incremental annual net
operating income of $55 million . Key deliveries during the three months ended December 31, 2024 include:
• 171,102 RSF at 4155 Campus Point Court located on the Campus Point by Alexandria Megacampus in our University
Town Center submarket;
• 139,984 RSF at 840 Winter Street located on the Alexandria Center ® for Life Science - Waltham Megacampus in our
Route 128 submarket ; and
• 93,492 RSF at 10935, 10945, and 10955 Alexandria Way located on the One Alexandria Square Megacampus in our
Torrey Pines submarket .
• Annual net operating income (cash basis) is expected to increase by $70 million upon the burn-off of initial free rent, with a
weighted-average burn-off period of approximately three months, from recently delivered projects.
• 68% of RSF in our total development and redevelopment pipeline is within our Megacampus ecosystem s.
(dollars in millions)
Incremental Annual
Net Operating
Income
RSF
Occupancy
Percentage
Placed into service:
Nine months ended September 30, 2024
$ 63
945,118
100%
Three months ended December 31, 2024
602,593
Total placed into service in 2024
$ 118
1,547,711
98%
Expected to be placed into service:
Fiscal year 2025
$ 83
(1)
4,357,276
First quarter of 2026 through second quarter of 2028
$ 395
(1) Includes (i) 461,101 RSF that is expected to stabilize through 2025 and is 89% 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 information.
Trends that may affect our future results
In 2024 , we identified key market trends and uncertainties that had or may have a negative effect on our business. Although
we have mitigating strategies to minimize the risks posed by these trends and uncertainties, there can be no assurance that these
measures will be successful in preventing material impacts on our future results of operations, financial position, and cash flows. Refer
to “Item 1A. Risk factors” in this annual report on Form 10-K for discussion of additional risks we face.
• New competitive supply may exert pressure on our rental rates and adversely affect our operating results. During and
after the COVID-19 pandemic, the shift toward hybrid and remote work arrangements has led certain office and other real
estate companies to repurpose their underutilized office spaces into laboratory facilities. Our success and the success of other
laboratory operators have prompted and may continue to prompt new and existing life science developers to commence
speculative redevelopment and/or development projects in anticipation of demand for laboratory facilities. These conversion
and speculative development projects contributed to a significant influx of new laboratory properties in key markets such as
Boston, San Diego, and San Francisco, heightening competitive pressures and diluting pricing power in certain submarkets.
The increase in the supply of laboratory properties may persist in the near future, potentially intensifying competition and
continuing to exert downward pressure on rental and occupancy rates. Our rental rates for renewed/re-leased space increased
by 16.9% , 29.4% , and 31.0% during years ended December 31, 2024 , 2023 , and 2022 , respectively, and we expect an
increase of 9.0% to 17.0% in 2025 . However, to remain competitive, retain existing tenants, or attract new tenants, we may
need to reduce our future rental rates below these projections and/or offer more tenant improvement allowances or additional
tenant concessions, including free rent. The table below reflects a trend of increasing tenant improvement and leasing
commissions per RSF and free rent related to our renewed/re-leased space:
Tenant Improvements/
Leasing Commissions per RSF
Average Free Rent
per Annum
$ 27.83
0.3 months
$ 26.09
0.6 months
$ 46.89
0.7 months
As of December 31, 2024 , we anticipate that 4.4 million RSF of projects undergoing construction , whi ch are expected to be
placed into service from 2025 through the second quarter of 2028 , and will generate $395 million in future incremental annual
net operating income . These RSF are 45% leased or under lease negotiations as of December 31, 2024 . The realization of the
aforementioned risks could hinder our ability to secure tenants for the remaining unleased RSF related to these projects at the
expected rates, or at all, potentially leading to a shortfall in or delays in the commencement of the projected incremental
annual net operating income.
• Unfavorable capital markets and overall macroeconomic environment negatively impacting the value of our real
estate and non-real estate portfolios may limit our ability to raise capital to further our business objectives.
The effective execution of our development and redevelopment activities is contingent upon our access to the required capital.
In 2025 , we expect to incur from $1.5 billion to $2.1 billion in construction spending.
• Lower property valuations and increased capitalization rates . A portion of our projected construction and acquisition
spending is expected to be funded through dispositions and sales of partial interests in core and non-core real estate
assets. Real estate investments are generally less liquid than many other investment types, which can present challenges
in selling our properties timely or at desirable prices, particularly in an economic climate marked by ongoing uncertainties
around inflation and interest rates, in addition to those related to oversupply.
Although the U.S. Federal Reserve lowered the federal funds target range during 2024 to 4.25% - 4.50% from 5.25% -
5.50% at the end of 2023 , interest rates remain elevated. This could continue to limit access to debt and/or equity
financing for the prospective buyers of our real estate assets, potentially eliminating their participation in the market or
forcing them to seek more expensive alternative funding options. Such challenges for buyers could lead to a rise in
properties available for sale, and could exert downward pressure on property valuations and elevate capitalization rates,
potentially adversely impacting the sales proceeds we expect from our real estate asset sales in 2025 .
The new supply, discussed above, combined with high interest rates and reduced market liquidity, may result in a
prolonged period of lower property valuations and higher capitalization rates, potentially leading to significant additional
real estate impairments. In 2024, these market conditions made it challenging to execute asset sales at anticipated
valuations within expected timelines. For more information about our sales of real estate, refer to “ Sales of real estate
assets and impairment charges ” in Note 3 - “Investments in real estate” to our consolidated financial statements in Item
15 in this annual report on Form 10-K. In 2025, we expect to complete dispositions and sales of partial interests from $1.2
billion to $2.2 billion . However, we may not be able to achieve this and/or other targets disclosed in our 2025 guidance as
a result of the uncertainties discussed in this section as well as in “Item 1A. Risk factors” in this annual report on Form 10-
K.
The table below presents total dispositions, gain on sales of real estate, consideration in excess of book value, real estate
impairment, and a trend of increasing capitalization rates associated with dispositions and sales of partial interests in our
real estate assets in 2022 , 2023 , and 2024 (dollars in thousands). While the increase in capitalization rates presented in
the table can partly be attributed to the quality of core and non-core assets we sold during each period, capitalization rates
in general have increased in recent years, and there is no assurance that this upward trend will stabilize or reverse in the
future.
Total Dispositions
and Sales of
Partial Interests
Gains on
Sales of Real
Estate
Consideration
in Excess of
Book Value
Real Estate
Impairment
Capitalization
Rates (1)
Capitalization
Rates
(cash basis) (1)
$ 2,222,296
$ 537,918
$ 644,029
$ 64,969
4.5%
4.4%
$ 1,314,414
$ 277,037
$ 7,792
$ 461,114
6.7%
5.9%
$ 1,382,453
$ 129,312
$ -
$ 223,068
7.7%
6.5%
(1) Capitalization rates are calculated only for stabilized operating assets sold. Refer to “Capitalization rates” under “ Definitions and reconciliations ” in Item
7 for additional information.
• Increased cost and limited availability of capital. In 2025 , we expect to issue approximately $600 million of unsecured
bonds, primarily to refinance our $600 million bonds maturing in April 2025. However, should we encounter difficulties in
selling our real estate assets at our targeted prices, we may need to increase our reliance on debt financing to fund our
construction projects, which are projected to aggregate approximately $1.8 billion based on the midpoint of our 2025
guidance.
In addition, our uses of capital include ground lease prepayments aggregating $270.0 million . In July 2024, we executed
an amendment to our existing ground lease agreement at the Alexandria Technology Square ® Megacampus in our
Cambridge submarket to extend the term of the ground lease b y 24 years to 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 three months ended December 31, 2024 , we made the first installment payment of $135.0 million , followed by the
second installment payment of $135.0 million on January 14, 2025 . We believe the lease extension significantly enhances
the long-term value of our investment in this critical Megacampus. However, the rent prepayment under this ground lease
also significantly impacted earnings due to the elevated cost of capital.
If the current high interest rate environment persists or worsens, the debt funding option could become costlier, less
accessible, or even unavailable, potentially limiting our ability to complete our development projects on schedule and
thereby delaying our expected incremental annual net operating income generation and negatively affecting our business.
The table below reflects a trend of increasing interest rates related to our unsecured senior notes payable issued in 2022 ,
2023 , and 2024 (dollars in thousands). There is no assurance that this trend of increasing debt costs will not continue into
the future.
Unsecured Senior
Notes Payable Issued
Interest Rate (1)
$ 1,800,000
3.38%
$ 1,000,000
5.07%
$ 1,000,000
5.57%
(1) Includes amortization of loan fees, amortization of debt premiums (discounts), and other bank fees.
• Capitalized interest. In 2025 , our capitalized interest is expected to range from $340 million to $370 million and interest
expense from $165 million to $195 million . Our strategic focus is on prioritizing the completion of our highly leased
projects under construction. Additionally, we invest in our future pipeline with the goals of enhancing value and reducing
the timeline to allow for vertical construction. This is in response to our expectation of increased future demand for these
projects and is reflected in our expectation for capitalized interest. Refer to “ Capitalized interest ” under “ Definitions and
reconciliations ” in Item 7 in this annual report on Form 10-K for additional information.
However, the challenging macroeconomic environment, including the elevated supply of laboratory space, higher costs or
unavailability of debt, and challenges in obtaining sufficient proceeds from real estate asset dispositions, as discussed
above, have necessitated and may continue to necessitate a reevaluation of our current plans and lead to a temporary
suspension of our construction projects. This could result in a decline in our 2025 capitalized interest below our current
projections and in a further increase in interest expense recognized in our consolidated statement of operations in 2025 .
The table below presents gross interest expense, capitalized interest, and interest expense during 2022 , 2023 , and 2024
(in thousands).
Gross Interest Expense
Capitalized Interest
Interest Expense
$ 372,848
$ (278,645)
$ 94,203
$ 438,182
$ (363,978)
$ 74,204
$ 516,799
$ (330,961)
$ 185,838
• Volatility in non-real estate investments . We hold strategic investments in publicly traded companies and privately held
entities primarily involved in the life science industry. These investments are subject to market and sector-specific risks
that can substantially affect their valuation. Like many other industries, the life science industry is susceptible to
macroeconomic challenges, such as ongoing economic uncertainty and a tighter capital environment. These factors may
lead to increased volatility in the valuation of our non-real estate investments.
In such a challenging environment, distributions from our investments - which we may receive as dividends, as
liquidation distributions from our investments in limited partnerships, or as a result of mergers and acquisitions that lead to
our privately held investees being acquired by other entities - could result in lower realized gains. Moreover, should
market conditions worsen, we may face challenges in selling these securities at optimal prices, potentially disrupting our
capital strategy.
Unfavorable market conditions could also indicate potential impairment of our investments in privately held entities that do
not report NAV per share and lead to the recognition of additional significant non-real estate impairments, lower realized
gains, and higher unrealized losses.
The table below reflects the volatility of our non-real estate investments in 2022 , 2023 , and 2024 (in thousands):
Realized Gains (1)
Unrealized Losses
Total Investment Loss
$ 80,435
$ (412,193)
$ (331,758)
$ 6,078
$ (201,475)
$ (195,397)
$ 59,124
$ (112,246)
$ (53,122)
(1) I ncludes impairment charges aggregating $58.1 million , $74.6 million , and $20.5 million f or the years ended December 31, 2024 , 2023 , and 2022 ,
respectively.
The realization of any of the aforementioned risks could have a material adverse impact on our revenues, particularly our
income from rentals, net operating income, our results of operations, funds from operations, operating margins, initial
stabilized yields (unlevered) on new or existing construction projects, occupancy, EPS, FFO per share, our overall
business, and the market value of our common stock.
• Mitigating factors:
• Megacampus strategy: focus on premier Class A/A+ assets in AAA life science innovation cluster locations.
Alexandria has established a high-quality Labspace ® asset base predominantly concentrated in markets with high barriers
to entry. Despite a recent increase in the availability of laboratory space, Alexandria is expected to continue to benefit from
our focus on Class A/A+ assets strategically clustered in Megacampus ecosystems in AAA life science innovation cluster
locations in close proximity to top academic and medical research institutions. This proximity is a key driver of tenant
demand. Our Megacampus ecosystems are used in two distinct ways: (i) to house the research operations of our tenants
and (ii) to recruit and retain the best talent available from a limited pool, which underscores why the scale, strategic
design, and placement our Megacampus ecosystems provide are critical.
CEOs of life science companies typically anticipate rapid and exponential growth upon their companies’ achieving
scientific milestones. Our Megacampus ecosystems are designed for scalability, providing opportunities for our tenants to
grow within our Megacampus ecosystems, including through our future developments and redevelopments aggregating
29.5 million RSF , of which 68% is concentrated within our Megacampus ecosystem s. The strategic location of our
Megacampus ecosystems, which offer both high visibility and a clear path to growth, serves as a powerful motivator for
tenants to lease space from us.
Moreover, our tenants recognize that their success is directly linked to their ability to attract and retain personnel to
advance their science. Our Megacampus ecosystems provide a superior set of amenities, services, and access to transit
that offer our tenants valuable optionality. The collaborative, vibrant elements of our Megacampus ecosystems, coupled
with world-class amenities, enhance their confidence in using these spaces as effective recruiting tools. In contrast, a
significant amount of the competitive supply in the market today consists of isolated, one-off buildings. These facilities may
provide operational space, but they fall short in offering the scale and strategic design that our Megacampus ecosystems
deliver.
Consequently, our external growth strategy focuses on the development of new Megacampus ecosystems and the
enhancement of existing ones, serving as our most effective defense against competitive supply. Over the past three
decades, we have established a significant market presence in AAA innovation cluster locations. Our Megacampus
facilities provide a comprehensive solution to life science tenants, one that is challenging to replicate due to the significant
time and capital required to replicate this model. We believe the focus on our Megacampus strategy will continue to
position us favorably compared to potential supply of new competitive laboratory spaces. This strategy is partially
responsible for our 2024 performance metrics listed below, which have been achieved despite the current challenging
macroeconomic environment:
• Our Megacampus properties account for 77% of our total annual rental revenue as of December 31, 2024 .
• Strong funds from operations per share - diluted, as adjusted, for 2024 of $9.47 .
• S ame property net operating income growth of 1.2% and 4.6% (cash basis) for the year ended December 31, 2024 .
• Solid occupancy o f 94.6% as of December 31, 2024 .
• Solid rental rate increases of 16.9% and 7.2% (c ash basis) for the year ended December 31, 2024 .
• Strong leasing volume aggregating 5.1 million RSF for the year ended December 31, 2024 , up 17% compared to our
2023 leasing volume.
• The weighted-average lease term for leases executed during 2024 was 8.9 years; and
• Our projects expected to stabilize in 2025 are 89% leased/negotiating .
• Operational excellence of our team. Alexandria provides and demonstrates operational excellence in direct asset
management and operations of our Labspace ® asset base. This high level of performance is crucial in helping to protect
billions of dollars’ worth of intensive infrastructure, specialized equipment, and invaluable tenant research and clinical
assets. The demanding nature of laboratory-based scientific research requires strict adherence to safety standards set by
local, state, and federal regulatory bodies. Key compliance aspects include good manufacturing practice and Clinical
Laboratory Improvement Amendments (“CLIA”) certifications, adherence to national biosafety level guidelines, proper
permitting and handling of hazardous waste generation and chemical storage, maintenance of safety stations, effective
management of ultra-low temperature freezers, and careful licensing and management of radioactive materials.
Our team is composed of highly experienced, educated, and professionally credentialed facilities specialists. This
expertise is essential in ensuring a secure and efficient environment for groundbreaking scientific research and has been
cultivated and maintained over many years.
• Strength of our brand. As a recognized leader in the life science and real estate sectors, Alexandria has successfully
built a diverse and high-quality tenant base. Over the past three decades, we have fostered longstanding relationships
and strategic partnerships with our tenants, which have enabled us to maintain strong occupancy, leasing, and growth in
net operating income and cash flows and to effectively navigate through various economic cycles. Key indicators of our
brand strength include:
• As of December 31, 2024 , 84% of our leasing activity during the last twelve months was generated from our existing
tenant base.
• As of December 31, 2024 , 92% of our top 20 tenants annual rental revenue is derived from investment-grade or
large-cap publicly traded companies.
• Solid occupancy of 94.6% as of December 31, 2024 ; and
• Our tenant collections have remained consistently high over the last four years, averaging 99.8% since the beginning
of 2021 through December 31, 2024 .
• Life science fundamentals. We monitor market demand trends, particularly in the life science industry, to optimally align
our property offerings with tenant requirements. The life science industry has shown strong long-term growth, fueled by
multifaceted sources of funding, including private venture capital, biopharma R&D spend, government funding, and
philanthropic support for biomedical innovation. Our focus on high-quality Labspace ® assets in prime locations positions
us to effectively capitalize on these ongoing trends:
• The R&D expenditures by U.S. publicly traded life science companies have shown consistent growth since 2014,
nearly doubling in 2023 compared to 2014. As of December 31, 2024 , 17 of the top 20 pharma R&D spenders (for the
year 2023) are Alexandria tenants.
• The sector’s growth is further supported by substantial funding life science companies by private-venture capital,
which totaled over $40B in 2024, over 2.5x the capital deployed in 2014.
• FDA approvals of novel medicines continue to accelerate. Novel approvals by the FDA’s CDER division averaged 49
from 2020-2024, over double the average from 2005-2009.
• Prudent financial management. Our strong and flexible balance sheet and prudent balance sheet management are key
factors in our ability to navigate economic uncertainties and capitalize on new opportunities. The strength of our financial
position is highlighted by several key indicators:
• Our significant liquidity o f $5.7 billion as of December 31, 2024 provides us the flexibility to address our operational
needs and to pursue growth opportunities.
• We expect to have the ability to self-fund a large portion of our capital requirements through the following sources in
2025 :
• $475 million in net cash provided by operating activities after dividends, at the midpoint of our guidance range for
2025 .
• $684.1 million in capital contributions to fund construction expected from our existing consolidated real estate
joint venture partners from January 1, 2025 through 2028 .
• $1.7 billion from dispositions and sales of partial interests in real estate assets at the midpoint of our guidance
range for 2025 .
• As of December 31, 2024 , our credit ratings from Moody’s Ratings and S&P Global Ratings were Baa1 and BBB+ ,
respectively, which continued to rank i n the top 10% among all publicly traded U.S. REITs.
• As of December 31, 2024 , our fixed-rate debt represents 98.8% of our total deb t, which provides predictability in debt
servicing costs. Our fixed rate debt percentage has averaged 98.4% of total debt as of December 31 of each year
since 2020.
• Our debt maturity schedule is well laddered which provides us with financial flexibility and reduces short-term
refinancing risks. As of December 31, 2024 , 32% of our debt matures in 2049 or later and only 14% of our debt
matures in the next three years.
• As of December 31, 2024 , the weighted-average remaining term of our debt is 12.7 years , demonstrating our
strategic approach to debt management and focus on maintaining manageable annual debt maturities.
• Our net debt and preferred stock to Adjusted EBITDA ratio was 5.2x for the three months ended December 31, 2024
annualized.
• Other mitigating factors
• Improvement in office market. The increase in demand for premium office space in 2024, primarily driven by the tech
sector, particularly companies focused on AI, absorbed some of the market’s previously misguided office-to-lab
conversions, which are now being repurposed back into modern office environments. High ceilings, improved
ventilation systems, and abundant natural light have become highly desirable features, appealing to office tenants.
This trend is expected to lead to the exit from the life science sector of inexperienced life science real estate
developers and expedite the resolution of the oversupply.
• Projected decrease in general and administrative expenses. Over the past few years, we have implemented
comprehensive measures to reduce our expenditures across our organization, including our general and
administrative expenses, which provided savings during the year ended December 31, 2024 compared to the year
ended December 31, 2023, and are expected to provide significant savings in 2025 and beyond. With these
initiatives, we anticipate a reduction in general and administrative expenses of approximately $32 million , or 23% ,
during the year ending December 31, 2025, based on the midpoint of our 2025 guidance, compared to the year
ended December 31, 2024 . These projected savings are expected to stem from a variety of implemented cost-control
and efficiency initiatives including, but not limited to, the following:
(i) Personnel-related matters, including:
• Reduction in headcount over the last two years.
• Restructuring of various compensation plans.
(ii) Streamlining of business processes:
• Implementation of systems upgrades, process improvements, and smarter technology.
• Renegotiation of contracts related to legal, technology, and operational support services, and
elimination of redundancies through better alignment and consolidation of roles.
These and other changes are projected to generate annual savings of approximately $32 million , or 23% , during the
year ending December 31, 2025, based on the midpoint of our 2025 guidance, compared to the year ended
December 31, 2024 , with a significant portion of these savings anticipated to potentially continue beyond 2025. As a
percentage of net operating income, our general and administrative expenses for the trailing twelve months ended
December 31, 2024 and 2023 wer e 7.6% and 9.8% , respectively .
Execution of capital strategy
2024 capital strategy
During 2024 , we continued to execute many of the long-term components of our capital strategy, as described below.
Maintained access to diverse sources of capital strategically important to our long-term capital structure
• Generated significant net cash flows from operating activities.
• In 2024 , we funded $497.8 million of our equity capital needs with net cash flows from operating activities after dividends
and distributions to the company's consolidated real estate joint venture partners, and excluding the impact of changes in
working capital.
• Successfully executed our 2024 capital strategy, driven primarily by strategic dispositions that focused on a portfolio of
diversified assets.
• In 2024 , dispositions from real estate generated $1.4 billion of capital for investment into our development and
redevelopment projects.
• 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 share s of common stock under our ATM program at an average price per share of
$122.32 (before underwriting discounts).
• During the three months ended December 31, 2024 , we settled all outstanding forward equity sales agreements by
issuing 230 thousand shares of common stock at an average price per share of $120.93 and received net proceeds
of $27.8 million , before offering costs.
• As of the date of this report, the remaining aggregate amount available for future sales of common stock under our ATM
program was $1.47 billion .
• Ach ieved significant growth in annualized Adjusted EBITDA of $178.5 million , or 9% , for the three months ended December
31, 2024 , compared to the three months ended December 31, 2023 , which allowed us to:
• Opportunistically issue, on a leverage-neutral basis, unsecured senior notes payable aggregating $1.0 billion with a
weighted-average interest rate of 5.48% and a weighted-average maturity of 23.1 years ; and
• Maintain ou r net debt and preferred stock to Adjusted EBITDA ratio to 5.2x for the three months ended December 31,
2024 , annualized.
Strong and flexible balance sheet with significant liquidity, top 10% credit rating ranking among all publicly traded U.S. REITs
• As of December 31, 2024 , our credit ratings from Moody’s Ratings and S&P Global Ratings were Baa1 and BBB+ ,
respectively, which continued to rank i n the top 10% among all publicly traded U.S. REITs.
• Net debt and preferred stock to Adjusted EBITDA of 5.2x and fi xed-charge coverage ratio of 4.3x for the three months ended
December 31, 2024 , annualized.
• Significant liquidity of $5.7 billion .
• 32% of our total debt matures in 2049 and beyond.
• 12.7 years weighted-average remaining term of debt .
• Since 2020 , an average of 98.4% of our year-end debt balances have been fixed rate .
• Total debt and preferred stock to gross assets of 28% .
• $684.1 million of expected capital contribution commitments from existing consolidated real estate joint venture partners to
fund construction from January 1, 2025 through 2028 .
Key capital metrics as of or for the year ended December 31, 2024
• $29.0 billion in total market capitalization.
• $16.8 billion in total equity capitalization.
• Non-real estate investments aggregating $1.5 billion :
• Unrealized gains presented in our consolidated balance sheet were $83.6 million , comprising gross unrealized gains and
losses aggregating $228.1 million and $144.5 million , respectively.
• I nvestment loss of $53.1 million for the year ended December 31, 2024 presented in our consolidated statement of operations
consisted o f $117.2 million of realized gains , $112.2 million of unrealized losses , and $58.1 million of impairment charges.
2025 capital strategy
During 2025 , we intend to continue to execute our capital strategy to further strengthen our credit profile, which will allow us to
further improve our cost of capital and continue our disciplined approach to capital allocation. Consistent with 2024 , our capital strategy
for 2025 includes the following elements:
• Allocate capital to Class A/A+ properties located in Megacampus ecosystems in AAA life science innovation clusters.
• Maintain prudent access to diverse sources of capital, which include net cash flows from operating activities after dividends,
incremental leverage-neutral debt supported by growth in Adjusted EBITDA, strategic value harvesting and asset recycling
through real estate disposition and partial interest sales, non-real estate investment sales, sales of equity, joint venture capital,
and other sources of capital.
• Continue to improve our credit profile.
• Maintain commitment to long-term capital to fund growth.
• Prudently ladder debt maturities and manage short-term variable-rate debt.
• Prudently manage non-real estate equity investments to support corporate-level investment strategies.
• Maintain a stable and flexible balance sheet with significant liquidity.
• Consider opportunistic repurchases, in privately negotiated transactions, of our common stock.
The anticipated delivery of significant incremental EBITDA from our development and redevelopment of new Class A/A+
properties is expected to enable us to continue to debt-fund a significant portion of our development and redevelopment projects on a
leverage-neutral basis. We expect to continue to maintain access to diverse sources of capital, including unsecured senior notes
payable and secured construction loans for our development and redevelopment projects from time to time. We expect to continue to
maintain a significant proportion of our net operating income on an unencumbered basis to allow for future flexibility for accessing both
unsecured and secured debt markets, although we expect traditional secured mortgage notes payable will remain a small component of
our capital structure. We intend to supplement our remaining capital needs with net cash flows from operating activities after dividends
and proceeds from real estate asset sales, partial interest sales, and equity capital. For further information, refer to “Projected results,
Sources of capital,” and “Uses of capital” in Item 7 in this annual report on Form 10-K. Our ability to meet our 2025 capital strategy
objectives and expectations will depend in part on capital market conditions, real estate market conditions, and other factors beyond our
control. Accordingly, there can be no assurance that we will be able to achieve these objectives and expectations. Refer to our
discussion of “ Forward-looking statements ” under Part I and “Item 1A. Risk factors” in this annual report on Form 10-K.
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 Megacampus Ecosystems
70%
72%
Increasing cash flows
Percentage of leases containing annual
rent escalations
97 %
Stable cash flows
Weighted-Average Lease Term
of Executed Leases (3)
Percentage of triple
net leases
92 %
Lower capex burden
8.9 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)
4.0x to 4.5x
Refer to “ Same properties ” and “ Definitions and reconciliations ” in Item 7 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 December 31, 2024 .
(2) Percentages calculated based on our annual rental revenue in effect as of December 31, 2024 .
(3) Represents the weighted-average lease term of executed leases based on annual rental revenue for the 10-year period for the years ended December 31, 2015 through
2024 .
(4) Quarter annualized.
Industry and corporate responsibility leadership: catalyzing and leading the way for positive change to benefit human health
and society
• During 2024, we continued to advance our thought leadership and corporate responsibility initiatives and received broad
recognition for our operational excellence in asset management, design, development, leasing, real estate transactions, and
sustainability. Significant strategic efforts and achievements included the following:
• Alexandria was named one of the World’s Most Trustworthy Companies by Newsweek . This significant distinction builds on the
Company’s recognition by the publication as one of America’s Most Trustworthy Companies in 2023 and 2024. Alexandria is
one of only three S&P 500 REITs recognized in the real estate and housing category.
• Alexandria and its executive chairman and founder, Joel S. Marcus, were honored with the inaugural Bisnow Life Sciences
Icon & Influencer Award. This prestigious award highlights Mr. Marcus and the Company’s significant long-term contributions to
and lasting impact on the life science real estate sector and broader life science industry. Mr. Marcus accepted the award on
his own behalf and that of Alexandria at Bisnow’s International Life Sciences & Biotech Conference, where he was also the
keynote speaker.
• To prioritize the mental health crisis, Alexandria, in partnership with former congressman Patrick J. Kennedy and The Kennedy
Forum, held its second Alexandria Summit ® on Mental Health in Washington, DC. Alexandria convened a diverse set of key
decision makers, influential life science industry thought leaders, members of Congress, regulatory agency executives, and
other key policymakers to advance the development of novel, effective psychiatric therapies to address vast unmet need.
• Alexandria earned several 2024 local and regional TOBY (The Outstanding Building of the Year) Awards from BOMA (Building
Owners and Managers Association). The TOBY Awards are the commercial real estate industry’s highest recognition honoring
excellence in commercial building management and operations.
• In the BOMA Mid-Atlantic region, 60 Binney Street on the Alexandria Center ® at Kendall Square Megacampus won in the Life
Science category; and Building 1400 on the Alexandria Center ® at One Kendall Square Megacampus won in the Renovated
Building category.
• In BOMA San Francisco and the Pacific Southwest regions, the Alexandria Center ® for Life Science - San Carlos
Megacampus won in the Life Science category.
• In the BOMA Raleigh-Durham region, 8 Davis Drive on the Alexandria Center ® for Advanced Technologies and AgTech -
Research Triangle Megacampus won in the Life Science category.
• In our Greater Boston market, 325 Binney Street, a 462,100 RSF development on the Alexandria Center ® at One Kendall Square
Megacampus in Cambridge, earned LEED Platinum certification, the highest level of certification under the U.S. Green Building
Council’s Core and Shell rating system. Home to Moderna’s global headquarters and R&D center, the ultra-efficient building is
targeting LEED Zero Energy certification, reduced fossil fuel use through the implementation of a geothermal system, and 100%
renewable electricity, resulting in an estimated 97% reduction of GHG emissions relative to the MA 2020 Stretch Code baseline.
The building’s atrium, which is a light-filled collaboration space with a terraced garden and communal staircase, was celebrated for
design excellence in the Science & Research - Small (under 50,000 SF) category of the 2024 International Interior Design
Association New England (IIDA NE) Design Awards and also received the award program’s top honor, Best in Show.
• Additionally in Greater Boston, Alexandria won two 2023 Commercial Broker Association Achievement Awards: Life Science Deal
of the Year for our lease with Novo Nordisk at 60 Sylvan Road on the Alexandria Center ® for Life Science - Waltham Megacampus;
and Investment Sale of the Year - Urban for our strategic sale of partial interest in 15 Necco Street.
• In our San Francisco Bay Area market, Alexandria received a San Francisco Business Times ’ 2024 Real Estate Deal of the Year
Award for our lease with CARGO Therapeutics, a clinical-stage biotechnology company, at 835 Industrial Road on this
Megacampus.
• In our San Diego market, Alexandria GradLabs ® at 9880 Campus Point Drive, located on the Campus Point by Alexandria
Megacampus in our San Diego market, earned a 2024 International Institute for Sustainable Laboratories (I2SL) Lab Buildings and
Projects Award for Excellence in Energy Efficiency. The state-of-the-art building was designed to operate as a highly energy-
efficient research facility. In 2023, the LEED Platinum certified facility earned an I2SL Labs2Zero pilot Energy Score of 96 out of
100, indicating its operational energy performance is better than 96% of similar facilities.
• In our Seattle market, Alexandria was an honoree in the Water Stewardship category of the Puget Sound Business Journal ’s 2024
Environmental and Sustainability Awards and the winner of the Seattle 2030 District’s 2024 Vision Award for Energy in recognition
of our implementation of an innovative energy district at the Alexandria Center ® for Life Science - South Lake Union Megacampus
featuring one of the largest wastewater heat recovery systems in North America. This wastewater heat recovery system, which will
provide an alternative energy source to heat our buildings and enhance building resilience and operating performance,
demonstrates our continued focus on reducing GHG emissions in our laboratory facilities.
• In our Maryland market, we were awarded three 2024 NAIOP DC|MD Awards of Excellence for developments and enhancements
on the Alexandria Center ® for Life Science - Shady Grove Megacampus: 9810 and 9820 Darnestown Road for Best Life Science
Facility, 9800 Medical Center Drive for Best Amenity Space, and 9950 Medical Center Drive for Best Industrial/Flex.
• In our Research Triangle market, we earned the Top Life Sciences/Laboratory Lease in the Triangle Business Journal’ s 2024
SPACE Awards for our lease with Pairwise, a health-focused food and agriculture company, at 110 and 112 TW Alexander Drive on
the Alexandria Center ® for Sustainable Technologies Megacampus. The annual SPACE Awards recognize the Research Triangle’s
top commercial real estate developments and transactions.
• Alexandria received a 2024 Nareit Sustainable Design Impact Award for our groundbreaking approach to utilizing alternative
energy sources such as geothermal energy and wastewater heat recovery systems to reduce operational GHG in
Labspace ®  development projects in our Greater Boston and Seattle markets.
• Our longstanding sustainability leadership and performance was reinforced by our achievements in the 2024 GRESB Real Estate
Assessment. We received the GRESB Green Star designation for the eighth consecutive year and an “A” disclosure score for the
seventh consecutive year, signifying best-in-class transparency regarding our sustainability practices and reporting.
Climate change
We cannot predict the rate at which climate change will progress. However, the physical effects of climate change may
potentially have a material adverse effect on our properties, operations, and business. For example, most of our properties are located
along the east and west coasts of the U.S. and some of our properties are located in close proximity to shorelines. To the extent that
climate change impacts weather patterns, our markets could experience severe weather, including hurricanes, severe winter storms,
wildfires, droughts, and coastal flooding due to increases in storm intensity and rising sea levels. Over time, these conditions could
result in declining demand for space at our properties, delays in construction and resulting increased construction costs, or our inability
to operate the buildings at all. Climate change and severe weather may also have indirect effects on our business by increasing the
cost of, or decreasing the availability of, property insurance on terms we find acceptable, and by increasing the costs of energy,
maintenance, repair of water and/or wind damage, and snow removal at our properties. We continue to evaluate our asset base for
potential exposure to the following climate-related risks: sea level rise and increases in heavy rain, flood, drought, extreme heat, and
wildfire.
We are monitoring considerations such as shifting market demands and regulation. Numerous states and municipalities have
adopted state and local laws and policies on climate change, including climate disclosures and emission reduction targets impacting the
building sector. For example, the State of California enacted legislation requiring certain companies to disclose GHG and climate-
related financial risk information. Further cities including Boston, Cambridge, New York, and Seattle have passed ordinances that set
limits on GHG emissions associated with building operations. Some municipalities, including the Cities of New York and San Francisco,
have also implemented legislation to eliminate the use of natural gas in new construction projects. Refer to “ We face possible risks and
costs associated with the effects of climate change and severe weather ” in “ Other factors ” within “ Item 1A. Risk factors ” in this annual
report on Form 10-K for additional information.
Our approach to assessing and mitigating physical climate-related risk through our climate resilience roadmap, and transition
risk through our GHG emissions mitigation strategy, are outlined below.
Climate resilience roadmap
We continue to assess potential physical risks associated with climate change, analyze climate data and property damage
losses associated with past weather events, and review the potential for future climate hazards such as water stress, precipitation
flooding, coastal flooding, wildfire, and heat stress. We also consider local climate change vulnerability assessments and resilience
planning efforts. Our climate resilience roadmap uses climate models and scenario analyses to identify potential future hazards at the
building level. Additionally, we conduct physical inspections to further assess resilience at certain properties, as appropriate, and to
determine whether additional mitigation is needed.
In our evaluation of physical risks, Alexandria considers two climate change scenarios for 2030 and 2050: (i) a high-emissions
scenario in which GHG emissions continue to increase with time (RCP 8.5 ); and (ii) an intermediate scenario in which GHG emissions
level off by 2050 and decline thereafter (RCP 4.5 ). RCP 8.5 generally predicts more significant future climate hazard impacts than RCP
4.5 .
After modeling the potential hazards out to year 2050, we undertake a physical inspection for sites that may have high
exposure to one or more climate hazards. We use this process to assess resilience to current and/or future stresses and to determine
whether additional mitigation is needed.
For a number of buildings, we are implementing augmented emergency preparedness plans and additional operating
procedures that include preparations for potential future events. For certain buildings, mitigation may include nominal capital
improvement work. We may find that other buildings require more significant planning and investment to incorporate more complex
resilience measures. Resilience measures under consideration at some of our properties are described below.
In our operating properties located in areas prone to flooding, we may consider options such as waterproofing the building
envelope up to the projected flood elevation, protecting critical building mechanical equipment, storing temporary flood barriers on site
to be deployed at building entrances prior to a flood event, and installing backflow preventers on stormwater/sewer utilities that
discharge from the building. At several properties, we are currently conducting conceptual studies to evaluate potential options for
consideration.
At a limited number of our operating properties located in areas prone to wildfire, we have begun a multiyear effort
to implement landscaping improvements that include the replacement of fire-prone materials and the installation of fire-resistant
vegetation.
For our development of new Class A/A+ properties, we will aim to design for climate resilience. In 2023, Alexandria
implemented resilient design guidelines to mitigate potential exposures to future climate conditions identified in existing climate models.
In accordance with such guidelines, we will endeavor to design buildings that incorporate materials, systems, and features to
manage predicted climate hazards and maintain building operability during and after a climate event. As feasible, we will consider
designs that accommodate potential expansion of cooling infrastructure to meet future building needs. In water-scarce areas, we will
consider planting drought-resistant vegetation and equipping buildings to capture, treat, and reuse available water from building
systems and precipitation events where feasible. In areas prone to wildfire, we will consider incorporating brush management practices
into landscape design and installing enhanced air filtration systems to support safe and healthy indoor air.
For acquisitions in our portfolio, we continue to use climate modeling as part of our due diligence in assessing potential risk
and to inform our financial modeling and transactional decisions.
As a part of Alexandria’s risk management program, we maintain all-risk property insurance at the portfolio level, including
properties under development, to help mitigate the risk of extreme weather events and potential impact from losses associated with
natural catastrophes, such as flood, wildfire, and wind events. We leverage our climate mitigation strategy with property insurance
carriers to help reduce our overall cost of risk. However, there can be no assurance that our insurance will cover all our potential losses
and that climate change and severe weather will not have a material adverse effect on our properties, operations, or business. For
additional information on our risk management strategies related to insurance coverage, refer to “ Our insurance may not adequately
cover all potential losses ” in “ Operating factors ” in “ Item 1A. Risk factors ” in this annual report on Form 10-K.
Greenhouse gas emissions mitigation strategy
Our GHG emissions mitigations framework is aligned with the sustainability goals of many of our innovative tenants. Our
framework directly focuses on reducing emissions from our operations through energy efficiency, electrification and use of alternative
energy, and renewable electricity. We indirectly focus on reducing emissions associated with construction activities by engaging with our
supply chain and targeting reductions in embodied carbon through procurement, as described below.
We are continuing to implement strategies to seek to reduce the emissions intensity of our operating assets: (i) we aim to
prioritize the energy efficiency and GHG emissions mitigation in our development projects, including through energy-efficient design,
electrification, and use of alternative energy; (ii) we further seek to reduce energy consumption in our operating asset base by
performing energy audits and by implementing energy conservation measures at certain properties; and (iii) we also continue to
advance our renewable electricity strategy with the recent completion of a large-scale solar farm in June 2024, which is now supplying
renewable power to meet 100% of the Greater Boston region‘s electricity load for Alexandria-paid accounts through a long-term power
purchase agreement based on 2023 consumption levels.
We aim to reduce emissions associated with construction activities. These activities may include such strategies as engaging
with our supply chain and targeting reductions in embodied carbon through procurement. Emissions within our indirect focus will require
significant innovation and cost-effective solutions by the construction industry to develop pathways for substantial emissions reduction.
Board of directors and leadership oversight
The Audit Committee oversees the management of the Company’s financial and other risks, including climate-related risks. At
the management level, Alexandria’s Sustainability Committee, which comprises members of the executive team and senior decision
makers spanning the Company’s real estate development, asset management, risk management, and sustainability teams, leads the
development and execution of our approach to climate-related risk.
Refer to “ Item 1A. Risk factors ” in this annual report on Form 10-K for discussion of the risks we face from climate change.
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 this annual report on Form 10-K. 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, acceleration of stock
compensation expense due to the resignations of executive officers, and initial and subsequent adjustments to the provision for
expected credit losses on financial instruments 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 7 in this annual report on Form 10-K. Key items included in net income attributable to Alexandria’s common
stockholders for the years ended December 31, 2024 and 2023 and the related per share amounts were as follows (in millions, except
per share amounts):
Year Ended December 31,
Amount
Per Share - Diluted
Unrealized losses on non-real estate investments
$ (112.2)
$ (201.5)
$ (0.65)
$ (1.18)
Gain on sales of real estate (1)
129.3
277.0
0.75
1.62
Impairment of non-real estate investments
(58.1)
(74.6)
(0.34)
(0.44)
Impairment of real estate
(223.1)
(461.1)
(1.30)
(2.70)
Acceleration of stock compensation expense due to executive officer
resignations
-
(20.3)
-
(0.12)
Provision for expected credit losses on financial instruments
0.4
-
-
-
Total
$ (263.7)
$ (480.5)
$ (1.54)
$ (2.82)
(1) 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 ” in Item 7.
Refer to Note 3 - “Investments in real estate” and Note 7 - “Investments” to our consolidated financial statements in Item 15
for additional information.
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 7 in this annual report on Form 10-K. The following table
presents information regarding our Same Properties as of December 31, 2024 and 2023 :
December 31,
Percentage change in net operating income over comparable period from prior year
1.2%
3.4%
Percentage change in net operating income (cash basis) over comparable period from prior year
4.6%
4.6%
Operating margin
68%
69%
Number of Same Properties
RSF
31,670,359
28,691,105
Occupancy - current-period average
94.2%
94.6%
Occupancy - same-period prior-year average
93.9%
95.4%
The following table reconciles the number of Same Properties to total properties for the year ended December 31, 2024 :
Development - under construction
Properties
99 Coolidge Avenue
500 North Beacon Street and 4 Kingsbury Avenue
1450 Owens Street
230 Harriet Tubman Way
10935, 10945, and 10955 Alexandria Way
10075 Barnes Canyon Road
421 Park Drive
4135 Campus Point Court
701 Dexter Avenue North
Development - placed into service after January 1, 2023
Properties
751 Gateway Boulevard
15 Necco Street
325 Binney Street
9810 Darnestown Road
9820 Darnestown Road
1150 Eastlake Avenue East
4155 Campus Point Court
201 Brookline Avenue
9808 Medical Center Drive
Redevelopment - under construction
Properties
40, 50, and 60 Sylvan Road
269 East Grand Avenue
651 Gateway Boulevard
401 Park Drive
8800 Technology Forest Place
311 Arsenal Street
One Hampshire Street
Canada
Other
Redevelopment - placed into service after
January 1, 2023
Properties
20400 Century Boulevard
140 First Street
2400 Ellis Road, 40 Moore Drive, and 14 TW Alexander
Drive
9601 and 9603 Medical Center Drive
840 Winter Street
Alexandria Center ® for Advanced Technologies - Monte
Villa Parkway
Acquisitions after January 1, 2023
Properties
Other
Unconsolidated real estate JVs
Properties held for sale
Total properties excluded from Same Properties
Same Properties
Total properties in North America as of December 31,
Comparison of results for the year ended December 31, 2024 to the year ended December 31, 2023
The following table presents a comparison of the components of net operating income for our Same Properties and Non-Same
Properties for the year ended December 31, 2024 , compared to the year ended December 31, 2023 (dollars in thousands). We provide
a comparison of the results for the year ended December 31, 2023 to the year ended December 31, 2022 , including a comparison of
the components of net operating income for our Same Properties and Non-Same Properties for the year ended December 31, 2023 ,
compared to the year ended December 31, 2022 , in “ Results of operations ” in Item 7 of our annual report on Form 10-K for the year
ended December 31, 2023 . Refer to “ Definitions and reconciliations ” in Item 7 in this annual report on Form 10-K 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.
Year Ended December 31,
$ Change
% Change
Income from rentals:
Same Properties
$ 1,685,654
$ 1,640,232
$ 45,422
2.8 %
Non-Same Properties
618,685
503,739
114,946
22.8
Rental revenues
2,304,339
2,143,971
160,368
7.5
Same Properties
612,600
598,442
14,158
2.4
Non-Same Properties
132,767
100,043
32,724
32.7
Tenant recoveries
745,367
698,485
46,882
6.7
Income from rentals
3,049,706
2,842,456
207,250
7.3
Same Properties
1,740
1,675
3.9
Non-Same Properties
64,948
41,568
23,380
56.2
Other income
66,688
43,243
23,445
54.2
Same Properties
2,299,994
2,240,349
59,645
2.7
Non-Same Properties
816,400
645,350
171,050
26.5
Total revenues
3,116,394
2,885,699
230,695
8.0
Same Properties
734,965
693,574
41,391
6.0
Non-Same Properties
174,300
165,606
8,694
5.2
Rental operations
909,265
859,180
50,085
5.8
Same Properties
1,565,029
1,546,775
18,254
1.2
Non-Same Properties
642,100
479,744
162,356
33.8
Net operating income
$ 2,207,129
$ 2,026,519
$ 180,610
8.9 %
Net operating income - Same Properties
$ 1,565,029
$ 1,546,775
$ 18,254
1.2 %
Straight-line rent revenue
(31,326)
(85,412)
54,086
(63.3)
Amortization of acquired below-market leases
(44,683)
(37,985)
(6,698)
17.6
Net operating income - Same Properties (cash basis)
$ 1,489,020
$ 1,423,378
$ 65,642
4.6 %
Income from rentals
Total income from rentals for the year ended December 31, 2024 increased by $207.3 million , or 7.3% , to $3.0 billion ,
compared to $2.8 billion for the year ended December 31, 2023 , as a result of increase in rental revenues and tenant recoveries, as
discussed below.
Rental revenues
Total rental revenues for the year ended December 31, 2024 increased by $160.4 million , or 7.5% , to $2.3 billion , compared to
$2.1 billion for the year ended December 31, 2023 . The increase was primarily due to an increase in rental revenues from our Non-
Same Properties related to 4.7 million RSF of development and redevelopment projects placed into service subsequent to January 1,
2023 and six operating properties aggregating 824,979 RSF acquire d subsequent to January 1, 2023 .
Rental revenues from our Same Properties for the year ended December 31, 2024 increased by $45.4 million , or 2.8% , to
$1.7 billion , compared to $1.6 billion for the year ended December 31, 2023 , primarily as a result of an increase in rental rates from
lease renewals and re-leasing of space since January 1, 2023 , and a 0.3% increase in the occupancy of our Same Properties to 94.2%
for the year ended December 31, 2024 from 93.9% for the year ended December 31, 2023 .
Tenant recoveries
Tenant recoveries for the year ended December 31, 2024 increased by $46.9 million , or 6.7% , to $745.4 million , compared to
$698.5 million for the year ended December 31, 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 year ended December 31, 2024 increased by $14.2 million , or 2.4% , to
$612.6 million , compared to $598.4 million for the year ended December 31, 2023 , primarily due to higher operating expenses during
the year ended December 31, 2024 , as discussed under “Rental operations” below. As of December 31, 2024 , 92% of ou r 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 year ended December 31, 2024 increased by $50.1 million , or 5.8% , to $909.3 million ,
compared to $859.2 million for the year ended December 31, 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 $41.4 million , or 6.0% , to $735.0 million during the year ended
December 31, 2024 , compared to $693.6 million for the year ended December 31, 2023 , primarily as the result of increases in: (i) costs
related to engineering, security, janitorial and other operating contracts of $9.6 million mainly due to higher rates, (ii) property taxes of
$8.6 million primarily due to increases from reassessments in values, and (iii) utilities expenses of $6.3 million and property insurance of
$1.9 million primarily due to higher rates.
Depreciation and amortization
Depreciation and amortization expense for the year ended December 31, 2024 increased by $108.9 million , or 10.0% , to
$1.2 billion , compared to $1.1 billion for the year ended December 31, 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 year ended December 31, 2024 decreased by $31.0 million , or 15.5% , to
$168.4 million , compared to $199.4 million for the year ended December 31, 2023 , p rimarily due to a reduction in compensation costs
including the impact from the resignations of two executive officers in the second half of 2023, and savings stemming from various
efficiency initiatives, including implementation of systems upgrades, process improvements, and smarter technology. As a percentage of
net operating income, our general and administrative expenses for the trailing twelve months ended December 31, 2024 and 2023 were
7.6% and 9.8% , respectively .
Interest expense
Interest expense for the years ended December 31, 2024 and 2023 consisted of the following (dollars in thousands):
Year Ended December 31,
Component
Change
Gross interest
$ 516,799
$ 438,182
$ 78,617
Capitalized interest
(330,961)
(363,978)
33,017
Interest expense
$ 185,838
$ 74,204
$ 111,634
Average debt balance outstanding (1)
$ 12,583,339
$ 11,242,532
$ 1,340,807
Weighted-average annual interest rate (2)
4.1 %
3.9 %
0.2 %
(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 year ended December 31, 2024 , compared to the year ended December 31,
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
2,984
$600 million of unsecured senior notes payable due 2054
5.71%
February 2024
29,634
$400 million of unsecured senior notes payable due 2036
5.38%
February 2024
18,483
Increases in construction borrowings and interest rates under secured
notes payable
7.52%
3,882
Higher average outstanding balances and/or rate increases on borrowings
under commercial paper program and unsecured senior line of credit
17,747
Other increase in interest
2,661
Change in gross interest
78,617
Decrease in capitalized interest
33,017
Total change in interest expense
$ 111,634
(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
D uring the year ended December 31, 2024 , we recognized real estate impairment charges aggregating $223.1 million , which
primarily consisted of the following:
• In October 2024, four properties at One Moderna Way in our Route 128 submarket met the criteria for c lassification as held for
sale when a single tenant, occupying 100% of these properties with a weighted-average remaining lease term of 18 years,
committed to purchasing them. Due to our important long-established relationship with this tenant and the strategic nature of
these properties, there were no other buyers to whom we would be willing to sell these properties. As a result, the sale of these
assets became probable and all criteria for classification as held for sale were met when the tenant’s commitment to acquire
these properties was confirmed in October 2024. Upon meeting the asset held for sale criteria, we recognized an impairment
charge of $40.9 million to reduce the carrying amounts of these properties to the expected sales price less costs to sell. In
D ecember 2024 , we completed the sale of these properties for a sales price of $369.4 million , with no incremental gain or loss
recognized.
• 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. In October 2024,
after meeting all criteria for classification as held for sale, including (i) our commitment to sell these assets, (ii) Board of
Directors’ approval, and (iii) our determination that the sale of each property was probable within one year, 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. Subsequent to October 2024, we had the following additional developments related to these
transactions:
• In December 2024, based on an executed purchase and sales agreement, we recognized an additional $36.9 million
impairment charge related to three operating properties aggregating 100,831 RSF and land parcels aggregating 1.0
million SF ( included in the aforementioned 203,223 RSF and 1.5 million S F, respectively) in our University Town Center
submarket to further reduce the carrying amounts of these properties to their estimated fair values less costs to sell of
approximately $200 million . As of December 31, 2024, these assets were classified as held for sale, and we expect to
complete the sales of these assets within 12 months.
• We continue to hold two operating properties aggregating 102,392 RSF (included in the aforementioned 203,223 RSF) in
our Sorrento Mesa submarket with a carrying amount of $18.2 million as held for sale as of December 31, 202 4. We
expect to complete the sale of these properties within 12 months.
• In December 2024, we completed the sale of land parcels aggregating 444,041 SF (included in the 1.5 million SF
discussed above) in our Sorrento Mesa submarket for a sales price of $55.0 million , with no gain or loss recognized in
earnings, to a buyer that is expected to develop residential properties on this site. As part of the transaction, we provided
$25.0 million of seller financing. This note receivable is classified within “Other assets” in our consolidated balance sheet.
Refer to Note 8 - “Other assets” to our consolidated financial statements for additional information.
• During the three months ended December 31, 2024, three properties aggregating 552,513 RSF in our Cambridge submarket
met the criteria for classification as held for sale upon our decision to dispose of them as a result of our determination that they
were not core to our Megacampus strategy due to their size, location, and existing use. Upon meeting the criteria for
classification as held for sale, we recognized an impairment charge of $6.3 million to reduce the carrying amounts of these
properties to their estimated fair values less costs to sell. In December 2024, we completed the sale of these properties for a
sales price of $245.5 million .
• In addition, we recognized 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 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
outlook for these projects, we decided to no longer proceed with these acquisitions, resulting in the recognition of impairment
charges.
• In December 2024, we recognized an impairment charge of $13.7 million to reduce the carrying amount of a property
aggregating 45,615 RSF in our Seattle market to its estimated fair value less costs to sell of approximately $8 million , upon
meeting the criteria for classification as held for sale. We expect to sell this project within 12 months.
• In December 2024, we recognized an impairment charge of $6.1 million to reduce the carrying amount of a development
project aggregating 1.4 million SF in our Texas market to its estimated fair value less costs to sell of approximately $70 million ,
upon meeting the criteria for classification as held for sale. We expect to sell this project within 12 months.
During the year ended December 31, 2023 , we recognized real estate impairment charges aggregating $461.1 million
classified in impairment of real estate in our consolidated statement of operations, which primarily related to properties in non-strategic
locations that are not integral to our Megacampus strategy and were sold or were classified as held for sale as of December 31, 2023 .
Investment loss
During the year ended December 31, 2024 , we recognized an investment loss aggregating $53.1 million , which consisted of
$117.2 million of realized gains , $112.2 million of unrealized losses , and impairment charges of $58.1 million .
During the year ended December 31, 2023 , we recognized an investment loss aggregating $195.4 million , which consisted of
$6.1 million of realized gains and $201.5 million of unrealized losses .
For more information about our investments, refer to Note 7 - “Investments” to our consolidated financial statements in Item
15 in this annual report on Form 10-K. For our impairments accounting policy, refer to “ Investments ” in Note 2 - “Summary of significant
accounting policies” to our consolidated financial statements in Item 15 in this annual report on Form 10-K.
Gain on sales of real estate
During the year ended December 31, 2024 , we recognized $129.3 million of gains primarily related to the dispositions of seven
r eal estate asset s in our San Diego, Seattle, Maryland, and Research Triangle marke ts. The gains were classified in gain on sales of
real estate within our consolidated statement of operations for the year ended December 31, 2024 .
During the year ended December 31, 2023 , we recognized $277.0 million of gains related to the dispositions of 13 real estat e
assets. The gains were classified in gain on sales of real estate within our consolidated statement of operations for the year ended
December 31, 2023 .
For more information about our sales of real estate, refer to “ Sales of real estate assets and impairment charges ” in Note 3 -
“Investments in real estate” to our consolidated financial statements in Item 15 in this annual report on Form 10-K.
Other comprehensive loss
Total other comprehensive loss for the year ended December 31, 2024 aggregated $30.4 million , compared to total other
comprehensive income of $4.9 million for the year ended December 31, 2023 . The difference is primarily due to the foreign currency
translation related to our operations in Canada.
Summary of capital expenditures
Our construction spending for the year ended December 31, 2024 and projected spending for the year ending December 31,
2025 consisted of the following (in thousands):
Year Ended
December 31, 2024
Projected Midpoint for
the Year Ending
December 31, 2025
Construction of Class A/A+ properties:
Active construction projects
Under construction (1)
$
1,791,097
$
1,220,000
Future pipeline pre-construction
Primarily Megacampus expansion pre-construction work (entitlement,
design, and site work)
426,948
500,000
Revenue- and non-revenue-enhancing capital expenditures
273,377
415,000
(2)
Construction spend (before contributions from noncontrolling interests or
tenants)
2,491,422
2,135,000
Contributions from noncontrolling interests (consolidated real estate joint
ventures)
(343,797)
(230,000)
(3)
Tenant-funded and -built landlord improvements
(129,153)
(155,000)
Total construction spending
$
2,018,472
$
1,750,000
2025 guidance range for construction spending
$1,450,000 - $2,050,000
(1) Includes projects under construction aggregating 4.4 million RSF that are expected to generate $395 million in incremental annual net operating income primarily
commencing from the first quarter of 2025 through the second quarter of 2028 .
(2) Represents revenue-enhancing and non-revenue-enhancing capital expenditures before contributions from noncontrolling interests and tenant-funded and tenant-built
landlord improvements for the year ending December 31, 2025 . Our share of the 2025 revenue-enhancing and non-revenue-enhancing capital expenditures is projected
to be $370 million at the midpoint of our guidance for 2025 construction .
(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 2028 (in thousands):
Projected timing
Amount (1)
Fiscal year 2025
$ 230,000
2026 through 2028
454,086
Total
$ 684,086
(1) Amounts represent reductions to our consolidated construction spending.
Average real estate basis used for capitalization of interest
Our construction spending includes capitalized interest. The table below provides key categories of interest capitalized during
the year ended December 31, 2024 and projected for the year ending December 31, 2025 (in thousands):
Average Real Estate
Basis Capitalized
During the Year Ended
December 31, 2024
Percentage of Total Average
Real Estate Basis Capitalized
2025 (1)
Construction of Class A/A+ properties:
Active construction projects
Under construction
$ 2,924,369
36%
35%
Future pipeline pre-construction
Priority anticipated projects
508,108
(2)
Primarily Megacampus expansion pre-construction work (entitlement,
design, and site work)
3,710,741
(2)
Smaller redevelopments and repositioning capital projects
981,589
$ 8,124,807
100%
100%
(1) Based upon the midpoint of our guidance range for 2025 capitalization of interest.
(2) Average real estate basis capitalized related to our future pipeline pre-construction activities includes 29% from four key active and future Megacampus development
and redevelopment projects.
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, 2025 , 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, 2025 . 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 ” included in the beginning of
Part I in this annual report on Form 10-K.
Projected 2025 Earnings per Share and Funds From Operations per Share Attributable to Alexandria’s Common
Stockholders - Diluted
Earnings per share (1)
$2.57 to $2.77
Depreciation and amortization of real estate assets
6.70
Allocation of unvested restricted stock awards
(0.04)
Funds from operations per share and funds from operations per share, as adjusted (2)
$9.23 to $9.43
Midpoint
$9.33
(1) Excludes unrealized gains or losses on non-real estate investments after December 31, 2024 that are required to be recognized in earnings and are excluded from funds
from operations per share, as adjusted.
(2) Refer to “ Definitions and reconciliations ” in Item 7 for additional information.
Key Assumptions (1)
(Dollars in millions)
2025 Guidance
Low
High
Occupancy percentage for operating properties in North America as of December 31, 2025
91.6%
93.2%
Lease renewals and re-leasing of space:
Rental rate changes
9.0%
17.0%
Rental rate changes (cash basis)
0.5%
8.5%
Same property performance:
Net operating income
(3.0)%
(1.0)%
Net operating income (cash basis)
(1.0)%
1.0%
Straight-line rent revenue
$ 111
$ 131
General and administrative expenses
$ 129
$ 144
Capitalization of interest
$ 340
$ 370
Interest expense
$ 165
$ 195
Realized gains on non-real estate investments (2)
$ 100
$ 130
(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. 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) 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 consolidated financial statements in Item 15 for additional details.
Key Credit Metric Targets (1)
Net debt and preferred stock to Adjusted EBITDA - fourth quarter of 2025 annualized
Less than or equal to 5.2x
Fixed-charge coverage ratio - fourth quarter of 2025 annualized
4.0x to 4.5x
(1) Refer to “ Definitions and reconciliations ” in Item 7 for additional information.
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 consolidated financial statements in Item 15 in this annual report on Form 10-K 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
74.9%
(4)
-
(2)
601, 611, 651 (2) , 681, 685, and 701 Gateway Boulevard/San Francisco Bay Area/South San
Francisco
50.0%
851,991
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
51.8%
-
(2)
3215 Merryfield Row/San Diego/Torrey Pines
70.0%
170,523
Campus Point by Alexandria/San Diego/University Town Center (5)
45.0%
1,496,181
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%
798,860
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%
206,134
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
1450 Research Boulevard/Maryland/Rockville
73.2%
(9)
42,679
101 West Dickman Street/Maryland/Beltsville
58.4%
(9)
135,949
Refer to “ Joint venture financial information ” under “ Definitions and reconciliations ” in Item 7 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 year ended December 31, 2024 , our equity ownership decreased from 40.6% to 25.1% 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) 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.
The following table presents key terms related to our unconsolidated real estate joint ventures’ secured loans as of December
31, 2024 (dollars in thousands):
Maturity
Date
Stated Rate
Interest
Rate (1)
At 100%
Our
Share
Unconsolidated Joint Venture
Aggregate
Commitment
Debt Balance (2)
1655 and 1725 Third Street (3)
3/10/25
4.50%
4.57%
$ 600,000
$ 599,930
10.0%
101 West Dickman Street
11/10/26
SOFR+1.95%
(4)
6.36%
26,750
18,884
58.4%
1450 Research Boulevard
12/10/26
SOFR+1.95%
(4)
6.42%
13,000
8,637
73.2%
$ 639,750
$ 627,451
(1) Includes interest expense and amortization of loan fees.
(2) Represents outstanding principal, net of unamortized deferred financing costs, as of December 31, 2024 .
(3) The unconsolidated real estate joint venture is in the process of refinancing approximately $500 million of this debt with a new secured note payable, which is expected
to close in the first quarter of 2025. The remaining debt balance of approximately $100 million will be repaid through contributions from the joint venture partners. We
expect to contribute our share of approximately $10 million in the first quarter of 2025. As of December 31, 2024 , our investment in this unconsolidated real estate joint
venture was $10.6 million .
(4) 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 months and year ended December 31, 2024 (in thousands):
Noncontrolling Interest Share of
Consolidated Real Estate Joint Ventures
Our Share of Unconsolidated
Real Estate Joint Ventures
December 31, 2024
December 31, 2024
Three Months Ended
Year Ended
Three Months Ended
Year Ended
Total revenues
$ 112,690
$ 448,476
$ 6,282
$ 15,754
Rental operations
(35,776)
(132,785)
(994)
(3,978)
76,914
315,691
5,288
11,776
General and administrative
(644)
(2,912)
(79)
(159)
Interest
(361)
(1,114)
(841)
(3,648)
Depreciation and amortization of real
estate assets
(34,986)
(129,711)
(1,061)
(4,238)
Gain on sales of real estate
5,025
5,025
3,328
3,328
Fixed returns allocated to redeemable
noncontrolling interests (1)
-
-
$ 46,150
$ 187,784
$ 6,635
$ 7,059
Straight-line rent and below-market lease
revenue
$ (2,821)
$ 12,767
$ 159
$ 902
Funds from operations (2)
$ 76,111
$ 312,470
$ 4,368
$ 7,969
Refer to “ Joint venture financial information ” under “ Definitions and reconciliations ” in Item 7 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 7 for the definition and its reconciliation from the most directly comparable financial measure presented in accordance with GAAP.
As of December 31, 2024
Noncontrolling Interest
Share of Consolidated
Real Estate Joint Ventures
Our Share of
Unconsolidated
Real Estate Joint Ventures
Investments in real estate
$ 4,240,036
$ 109,756
Cash, cash equivalents, and restricted cash
163,799
3,218
Other assets
416,997
10,019
Secured notes payable
(37,330)
(77,345)
Other liabilities
(274,083)
(5,775)
Redeemable noncontrolling interests
(19,972)
-
$ 4,489,447
$ 39,873
During the years ended December 31, 2024 and 2023 , our consolidated real estate joint ventures distributed an aggregate of
$256.7 million and $244.1 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 consolidated financial statements in Item 15 in this annual
report on Form 10-K for additional information.
Investments
We hold investments in publicly traded companies and privately held entities primarily involved i n 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 consolidated financial statements in Item 15 in this annual report on Form 10-K for additional information.
December 31, 2024
Year Ended
December 31, 2023
Three Months Ended
Year Ended
Realized gains
$ 11,788
(1)
$ 59,124
(1)
$ 6,078
(2)
Unrealized losses
(79,776)
(3)
(112,246)
(4)
(201,475)
(5)
Investment loss
$ (67,988)
$ (53,122)
$ (195,397)
December 31, 2024
December 31, 2023
Investments
Cost
Unrealized
Gains
Unrealized
Losses
Carrying
Amount
Carrying Amount
Publicly traded companies
$ 188,653
$ 24,262
$ (107,248)
$ 105,667
$ 159,566
Entities that report NAV
518,074
126,077
(34,285)
609,866
671,532
Entities that do not report NAV:
Entities with observable price changes
99,932
77,761
(2,956)
174,737
174,268
Entities without observable price changes
400,487
-
-
400,487
368,654
Investments accounted for under the equity method
N/A
N/A
N/A
186,228
75,498
December 31, 2024
$ 1,207,146
(6)
$ 228,100
$ (144,489)
$ 1,476,985
$ 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)
86%
Private
14%
Public
26%
Tenant
74%
Non-Tenant
(1) Consists of realized gains of $32.1 million and $117.2 million , partially offset by impairment charges of $20.3 million and $58.1 million during the three months and year
ended December 31, 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 losses of $43.6 million primarily resulting from the decrease in fair values of our investments in publicly traded entities and $36.2 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
December 31, 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
year ended December 31, 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 investment s during the year
ended December 31, 2023 .
(6) Represents 2.8% of gross assets as of December 31, 2024 . Refer to “ Gross assets ” under “ Definitions and reconciliations ” in Item 7 for additional details.
Liquidity
Liquidity
Minimal Outstanding Borrowings and
Significant Availability on Unsecured Senior
Line of Credit
(in millions)
$5.7B
(In millions)
Availability under our unsecured senior line of credit, net of
amounts outstanding under our commercial paper program
$ 5,000
Cash, cash equivalents, and restricted cash
Availability under our secured construction loan
Investments in publicly traded companies
Liquidity as of December 31, 2024
$ 5,712
We expect to meet certain long-term liquidity requirements, such as requirements for development, redevelopment, other
construction projects, capital improvements, tenant improvements, property acquisitions, equity repurchases, 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 consolidated financial statements in Item 15 in this annual
report on Form 10-K.
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.
The following table presents the availability under our unsecured senior line of credit, net of amounts outstanding under our
commercial paper program; cash, cash equivalents, and restricted cash; availability under our secured construction loan; and
investments in publicly traded companies as of December 31, 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
$ -
$ 5,000,000
Cash, cash equivalents, and restricted cash
559,847
Construction loan
SOFR+2.70%
$ 195,300
$ 149,322
45,706
Investments in publicly traded companies
105,667
Liquidity as of December 31, 2024
$ 5,711,220
(1) Represents outstanding principal, net of unamortized deferred financing costs, as of December 31, 2024 .
Cash, cash equivalents, and restricted cash
As of December 31, 2024 and 2023 , we had $559.8 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 and any common stock repurchases.
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 years ended December 31, 2024 and 2023 (in thousands):
Year Ended December 31,
Change
Net cash provided by operating activities
$ 1,504,524
$ 1,630,550
$ (126,026)
Net cash used in investing activities
$ (1,510,695)
$ (2,500,619)
$ 989,924
Net cash (used in) provided by financing activities
$ (93,315)
$ 674,156
$ (767,471)
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 year ended December 31, 2024 decreased by $126.0 million to $1.5 billion , compared to $1.6 billion for the
year ended December 31, 2023 . The decrease was primarily due to the ground lease prepayment of $135.0 million made in December
2024 f or a 24-year lease term extension to our existing ground lease agreement at the Alexandria Technology Square ® Megacampus in
our Cambridge submarket.
Investing activities
Cash used in investing activities for the years ended December 31, 2024 and 2023 consisted of the following (in thousands):
Year Ended December 31,
Increase (Decrease)
Sources of cash from investing activities:
Proceeds from sales of real estate
$ 1,220,206
$ 1,195,743
$ 24,463
Sales of and distributions from non-real estate investments
173,927
183,396
(9,469)
Change in escrow deposits
3,864
-
3,864
Return of capital from unconsolidated real estate joint ventures
2,916
-
2,916
1,400,913
1,379,139
21,774
Uses of cash for investing activities:
Purchases of real estate
248,699
265,750
(17,051)
Additions to real estate
2,422,625
3,418,296
(995,671)
Change in escrow deposits
-
5,582
(5,582)
Investments in unconsolidated real estate joint ventures
3,927
3,269
Additions to non-real estate investments
236,357
189,472
46,885
2,911,608
3,879,758
(968,150)
Net cash used in investing activities
$ 1,510,695
$ 2,500,619
$ (989,924)
The decrease in net cash used in investing activities for the year ended December 31, 2024 , compared to the year ended
December 31, 2023 , was primarily due to a decreased use of cash for additions to real estate. Refer to Note 3 - “Investments in real
estate” to our consolidated financial statements in Item 15 in this annual report on Form 10-K for additional information.
Financing activities
Cash flows (used in) provided by financing activities for the years ended December 31, 2024 and 2023 consisted of the
following (in thousands):
Year Ended December 31,
Change
Borrowings under secured notes payable
$ 29,919
$ 59,957
$ (30,038)
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
-
1,245,000
(1,245,000)
Repayments of borrowings under unsecured senior line of credit
-
(1,245,000)
1,245,000
Proceeds from issuances under commercial paper program
13,010,600
9,234,000
3,776,600
Repayments of borrowings under commercial paper program
(13,110,600)
(9,134,000)
(3,976,600)
Payments of loan fees
(35,871)
(16,047)
(19,824)
Changes related to debt
892,822
1,140,085
(247,263)
Contributions from and sales of noncontrolling interests
306,473
547,391
(240,918)
Distributions to and purchases of noncontrolling interests
(308,636)
(245,091)
(63,545)
Proceeds from issuance of common stock
27,103
103,846
(76,743)
Repurchase of common stock
(50,107)
-
(50,107)
Dividends on common stock
(898,557)
(847,483)
(51,074)
Taxes paid related to net settlement of equity awards
(62,413)
(24,592)
(37,821)
Net cash (used in) provided by financing activities
$ (93,315)
$ 674,156
$ (767,471)
Capital resources
We expect that our principal liquidity needs for the year ending December 31, 2025 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)
2025 Guidance
Range
Midpoint
Sources of capital:
Reduction in debt
$ (40)
$ (340)
$ (190)
Net cash provided by operating activities after dividends
Dispositions and sales of partial interests (1)
1,200
2,200
1,700
Total sources of capital
$ 1,585
$ 2,385
$ 1,985
Uses of capital:
Construction
$ 1,450
$ 2,050
$ 1,750
Acquisitions and other opportunistic uses of capital (2)
-
Ground lease prepayment (3)
Total uses of capital
$ 1,585
$ 2,385
$ 1,985
Reduction in debt (included above):
Issuance of unsecured senior notes payable
$ 300
$ 900
$ 600
Repayment of secured notes payable
(600)
(600)
(600)
Unsecured senior line of credit, commercial paper program, and other
(640)
(190)
Net reduction in debt
$ (40)
$ (340)
$ (190)
(1) As of the date of this report, our share of pending dispositions subject to negotiations aggregated $539.5 million . These transactions represent approximately 32% of the
$1.7 billion midpoint of our 2025 guidance range for dispositions and sales of partial interests.
(2) On December 9, 2024 , we announced that our Board of Directors authorized a common stock repurchase program under which we may repurchase up to $500.0 million
of our common stock in the open market, in privately negotiated transactions, or otherwise through December 31, 2025 . In January 2025, we repurchased common
stock aggregating $150.0 million at an average price per share of $97.26 . As of the date of this report, the approximate value of shares authorized and remaining under
this program was $299.9 million .
(3) Refer to Note 19 - “Subsequent events” to our consolidated financial statements in Item 15 for additional information.
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 ” in this annual report on Form 10-K. We expect to
update our forecast for key sources and uses of capital on a quarterly basis.
Sources of capital
Net cash provided by operating activities after dividends
We expect to retain $425 million to $525 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, 2025 . For purposes of this calculation, changes
in operating assets and liabilities are excluded as they represent timing differences. For the year ending December 31, 2025 , we expect
our recently delivered projects, our 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 $70 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 7 in this annual report on Form 10-K for a discussion of cash flows provided by operating activities for the
year ended December 31, 2024 .
Debt
We expect to fund a portion of our capital needs for 2025 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 December 31, 2024 , our unsecured senior line of credit had aggregate commitments of $5.0 billion with an interest rate
of SOFR plus 0.855% , and in September 2024, we extended the maturity date from January 22, 2028 to January 22, 2030 . 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 December 31, 2024 , we had no outstanding balance on
our unsecured senior line of credit.
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 year ended December 31, 2024 were issued at a weighted-
average yield to maturity of 5.30% . As of December 31, 2024 , we had no outstanding balance on our commercial paper program .
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 .
The following table presents our average debt outstanding and weighted-average interest rates during the year ended
December 31, 2024 (dollars in thousands):
Year Ended December 31, 2024
Average Debt
Outstanding
Weighted-Average
Interest Rate
Long-term fixed-rate debt
$ 12,049,708
3.77 %
Short-term variable-rate unsecured senior line of credit and commercial paper
program debt
643,545
5.40
Blended-average interest rate
12,693,253
3.85
Loan fee amortization and annual facility fee related to unsecured senior line of
credit
N/A
0.12
Total/weighted average
$ 12,693,253
3.97 %
Real estate dispositions and sales of partial interests
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, our development and redevelopment projects, and
opportunistic share repurchases, and also provide significant capital for growth. We may also consider additional sales of partial
interests in core Class A/A+ properties, development projects, and/or land. For the year ending December 31, 2025 , we expect real
estate dispositions and sales of partial interests in real estate assets to range from $1.2 billion to $2.2 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 15 - “Stockholders’ equity” to our consolidated financial statements in Item 15 and “Dispositions and sales of partial interests” in
Item 2 in this annual report on Form 10-K 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 ” in this
annual report on Form 10-K 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 per share of $122.32 (before underwriting
discounts).
During the three months ended December 31, 2024 , we settled all outstanding forward equity sales agreements by issuing
230 thousand shares of common stock at an average price per share of $120.93 and received net proceeds of $27.8 million , before
offering costs . As of December 31, 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 January 1, 2025
through December 31, 2028 , we expect to receive capital contributions aggregating $684.1 million from existing consolidated real estate
joint venture partners to fund construction. During the year ending December 31, 2025 , contributions from noncontrolling interests from
existing joint venture partners are expected to aggregate $230.0 million .
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.
W e currently have projects in our development and redevelopment pipeline aggregating 4.4 million RSF of Class A/A+ properties
undergoing construction 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” in Item 2 and
“Summary of capital expenditures” in Item 7 in this annual report on Form 10-K 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 years ended December 31, 2024 and 2023 of $331.0 million and $364.0 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 year ended December 31, 2024 , as compared to $9.5 billion for the year ended
December 31, 2023 , partially offset by an increase in weighted-average interest rate used to capitalize interest to 3.97% for the year
ended December 31, 2024 from 3.79% for the year ended December 31, 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 $100.9 million and $108.4 million , and property taxes,
insurance on real estate and indirect project costs aggregating $132.3 million and $129.1 million du ring the years ended December 31,
2024 and 2023 , respectively.
The decrease in our capitalized costs for the year ended December 31, 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 $56.4 million for the year ended December 31, 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 year ended
December 31, 2024 , we capitalized total initial direct leasing costs of $91.8 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.
Real estate acquisitions and common stock repurchase program
On December 9, 2024 , we announced that our Board of Directors authorized a common stock repurchase program under
which we may repurchase up to $500.0 million of our common stock in the open market, in privately negotiated transactions, or
otherwise through December 31, 2025 . Share repurchases are expected to be funded on a leverage-neutral basis with net cash
provided by operating activities after dividends and proceeds from dispositions and sales of partial interests.
• In December 2024, we repurchased 496,276 shares of common stock.
• From January 1, 2025 through January 27, 2025 , we repurchased 1.5 million shares of additional common stock.
• As of the date of this report, cumulative repurchases under the program aggregated $200.1 million and 2.0 million shares of
common stock at an average price per share of $98.16 .
• As of the date of this report, the approximate value of shares authorized and remaining under this program was $299.9 million .
For the year ending December 31, 2025 , we expect real estate acquisitions and common stock repurchases to range from $-
to $200 million . Refer to “Acquisitions” in Note 3 - “Investments in real estate” and to Note 4 - “Consolidated and unconsolidated real
estate joint ventures” to our consolidated financial statements in Item 15 and “Acquisitions” in Item 2 in this annual report on Form 10-K
for information on our acquisitions.
Dividends
During the years ended December 31, 2024 and 2023 , we paid common stock dividends of $898.6 million and $847.5 million ,
respectively. The increase of $51.1 million in dividends paid on our common stock during the year ended December 31, 2024 ,
compared to the year ended December 31, 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 to $5.14
per common share paid during the year ended December 31, 2024 from $4.90 per common share paid during the year ended
December 31, 2023 .
Secured notes payable
Secured notes payable as of December 31, 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 7.51% .
As of December 31, 2024 , the total book value of our investments in real estate securing debt was approximately $368.2 million . As of
December 31, 2024 , our secured notes payable, including unamortized discounts and deferred financing costs, comprised
approximately $587 thousand and $149.3 million of fixed-rate debt and unhedged variable-rate debt , respectively.
As of December 31, 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 refinancing approximately $500 million of this debt with a new secured
note payable, which is expected to close in the first quarter of 2025. The remaining debt balance of approximately $100 million will be
repaid through contributions from the unconsolidated joint venture partners. We expect to contribute our share of approximately $10
million in the first quarter of 2025.
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 December 31, 2024 were as follows:
Covenant Ratios (1)
Requirement
December 31, 2024
Total Debt to Total Assets
Less than or equal to 60%
29%
Secured Debt to Total Assets
Less than or equal to 40%
0.4%
Consolidated EBITDA (2) to Interest Expense
Greater than or equal to 1.5x
11.0x
Unencumbered Total Asset Value to Unsecured Debt
Greater than or equal to 150%
330%
(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.
The requirements of, and our actual performance with respect to, the key financial covenants under our unsecured senior line
of credit as of December 31, 2024 were as follows:
Covenant Ratios (1)
Requirement
December 31, 2024
Leverage Ratio
Less than or equal to 60.0%
29.5%
Secured Debt Ratio
Less than or equal to 45.0%
0.3%
Fixed-Charge Coverage Ratio
Greater than or equal to 1.50x
3.91x
Unsecured Interest Coverage Ratio
Greater than or equal to 1.75x
10.38x
(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 December 31, 2024 , 98.8% of our debt was fixed-rate debt . For additional
information regarding our debt, refer to Note 10 - “Secured and unsecured senior debt” to our consolidated financial statements in
Item 15 in this annual report on Form 10-K.
Ground lease obligations
Ground lease obligations as of December 31, 2024 included leases for 32 of our properties and accounted for approximately
8% of our total number of properties. Among these 32 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 sin gle
lessor in our Greater Stanford submarket with whom we have extended three ground leases over the past 10 years.
Our remaining 15 properties subject to ground leases are located across multiple submarkets and have remaining lease terms
ranging from approximately 46 to 82 years . The weighted-average remaining lease term of these ground leases is 71 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 December 31, 2024 , the remaining contractual payments under ground and office lease agreements in which we are the
lessee aggregated $925.0 million and $24.4 million , respectively. As of December 31, 2024 , our operating lease liability, calculated as
the present value of the remaining payments aggregating $949.4 million under our operating lease agreements, including our extension
options that we are reasonably certain to exercise, was $507.1 million , which was classified in accounts payable, accrued expenses,
and other liabilities in our consolidated balance sheet. As of December 31, 2024 , the weighted-average remaining lease term of
operating leases in which we are the lessee was approximately 56 years , including extension options that we are reasonably certain to
exercise, and the weighted-average discount rate was 4.9% . 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
$764.5 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 consolidated financial statements in Item 15 in this annual report on
Form 10-K for additional information.
Included in the aforementioned December 31, 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 ® Megacampus 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 required 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 . During the three months ended December 31, 2024 , we
made the first installment payment aggregating $135.0 million . As of December 31, 2024 , the second installment payment aggregating
$135.0 million remained outstanding and was paid on January 14, 2025 . Alexandria Technology Square ® is a foundational Megacampus
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 GlaxoSmithKline plc, Novartis AG, 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 Megacampus.
Commitments
As of December 31, 2024 , remaining aggregate costs under contract for the construction of properties undergoing
development, redevelopment, and improvements under the terms of leases approximated $1.0 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. In addition, we have letters of credit and
performance obligations aggregating $29.5 million .
We are committed to funding approximately $399.2 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 8.2 years as of December 31, 2024 .
As of December 31, 2024 , the second installment payment related to the amendment of our existing ground lease agreement
at the Alexandria Technology Square ® Megacampus aggregating $135.0 million remained outstanding and was paid on January 14,
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 year ended December 31, 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
(29,719)
Reclassification adjustment for loss included in net income
(637)
(1)
Net other comprehensive loss
(30,356)
Balance as of December 31, 2024
$ (46,252)
(1) Primarily relates to the completion of the sale of one property in our Canada market during the three months ended December 31, 2024 and substantial liquidation of the
associated foreign entity.
Inflation
As of December 31, 2024 , approximately 92% 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 97% of our leases (on an annual rental
revenue basis) contained effective annual rent escalations approximating 3% that were either fixed or indexed base d 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.
In addition, refer to “Item 1A. Risk factors” in this annual report on Form 10-K for a discussion about risks that inflation directly
or indirectly may pose to our business.
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 December 31, 2024 and 2023 , and results of operations and
comprehensive income for the years ended December 31, 2024 and 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 December 31, 2024 and 2023 and for the years
ended December 31, 2024 and 2023 for the Issuer and Guarantor Subsidiary. Amounts provided do not represent our total consolidated
amounts (in thousands):
December 31,
Assets:
Cash, cash equivalents, and restricted cash
$ 103,993
$ 210,755
Other assets
153,913
115,373
Total assets
$ 257,906
$ 326,128
Liabilities:
Unsecured senior notes payable
$ 12,094,465
$ 11,096,028
Unsecured senior line of credit and commercial paper
-
99,952
Other liabilities
542,322
504,659
Total liabilities
$ 12,636,787
$ 11,700,639
Year Ended December 31,
Total revenues
$ 59,023
$ 54,230
Total expenses
(349,437)
(273,990)
Net loss
(290,414)
(219,760)
Net income attributable to unvested restricted stock awards
(13,394)
(11,195)
Net loss attributable to Alexandria Real Estate Equities, Inc.’s common stockholders
$ (303,808)
$ (230,955)
As of December 31, 2024 , 376 of our 391 properties were held indirectly by the REIT’s wholly owned consolidated subsidiary,
Alexandria Real Estate Equities, L.P.
Critical accounting estimates
Our consolidated financial statements have been prepared in accordance with GAAP. The preparation of these financial
statements in conformity with GAAP requires us to make estimates, judgments, and assumptions that affect the reported amounts of
assets, liabilities, revenues, and expenses. We base these estimates, judgments, and assumptions on historical experience, current
trends, and various other factors that we believe to be reasonable under the circumstances.
We continually evaluate the estimates, judgments, and assumptions we use to prepare our consolidated financial statements .
C hanges in estimates, judgments, or assumptions could affect our financial position and our results of operations, which are used by
our stockholders, potential investors, industry analysts, and lenders in their evaluation of our performance.
Our critical accounting estimates are defined as accounting estimates or assumptions made in accordance with GAAP, which
involve a significant level of estimation uncertainty or subjectivity and have had or are reasonably likely to have a material impact on our
financial condition or results of operations. Our significant accounting policies, which utilize these critical accounting estimates, are
described in Note 2 - “Summary of significant accounting policies” to our consolidated financial statements in Item 15 in this annual
report on Form 10-K. Our critical accounting estimates are described below.
Recognition of real estate acquired
Generally, our acquisitions of real estate or in-substance real estate are accounted for as asset acquisitions and not business
combinations because substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable
assets (i.e., land, buildings, and related intangible assets). The accounting model for asset acquisitions requires that the acquisition
consideration (including acquisition costs) be allocated to the individual assets acquired and liabilities assumed on a relative fair value
basis. Any excess (deficit) of the consideration transferred relative to the sum of the fair value of the assets acquired and liabilities
assumed is allocated to the individual assets and liabilities based on their relative fair values.
We assess the relative fair values of tangible and intangible assets and liabilities based on:
(i) Available comparable market information;
(ii) Estimated replacement costs; or
(iii) Discounted cash flow analysis/estimated net operating income and capitalization rates.
In certain instances, we may use multiple valuation techniques and estimate fair values based on an average of multiple
valuation results. We exercise judgement to determine key assumptions used in each valuation technique. For example, to estimate
future cash flows in the discounted cash flow analysis, we are required to use judgment and make a number of assumptions, including
those related to projected growth in rental rates and operating expenses, and anticipated trends and market/economic conditions. The
use of different assumptions in the discounted cash flow analysis can affect the amount of consideration allocated to the acquired
depreciable/amortizable asset, which in turn can impact our net income due to the recognition of the related depreciation/amortization
expense in our consolidated statements of operations.
We completed acquisitions of two properties for a total purchase price of $249.4 million during the year ended December 31,
2024 . These transactions were accounted for as asset acquisitions, and the purchase price of each was allocated based on the relative
fair values of the assets acquired and liabilities assumed. Refer to “Investments in real estate” in Note 2 - “Summary of significant
accounting policies” to our consolidated financial statements in Item 15 in this annual report on Form 10-K for additional information.
Impairment of long-lived assets
Impairment of real estate assets classified as held for sale
A property is classified as held for sale when all of the accounting criteria for a plan of sale have been met. These criteria are
described in “Investments in real estate” in Note 2 - “Summary of significant accounting policies” to our consolidated financial
statements in Item 15 in this annual report on Form 10-K. Upon classification as held for sale, we recognize an impairment charge, if
necessary, to lower the carrying amount of the real estate asset to its estimated fair value less cost to sell. The determination of fair
value can involve significant judgments and assumptions. We develop key assumptions based on the following available factors: (i)
contractual sales price, (ii) preliminary non-binding letters of intent, or (iii) other available comparable market information. If this
information is not available, we use estimated replacement costs or estimated cash flow projections that utilize estimated discount and
capitalization rates. These estimates are subject to uncertainty and therefore require significant judgment by us. We review all assets
held for sale each reporting period to determine whether the existing carrying amounts are fully recoverable in comparison to their
estimated fair values less costs to sell. Subsequently, as a result of our quarterly assessment, we may recognize an incremental
impairment charge for any decrease in the asset’s fair value less cost to sell. Conversely, we may recognize a gain for a subsequent
increase in fair value less cost to sell, limited to the cumulative net loss previously recognized.
Impairment of other long-lived assets
For each reporting period, we review current activities and changes in the business conditions of all of our long-lived assets,
including our rental properties, CIP, land held for development, right-of-use assets related to operating leases in which we are the
lessee, and intangibles, to determine the existence of any triggering events or impairment indicators requiring an impairment analysis. If
triggering events or impairment indicators are identified, we review an estimate of the future undiscounted cash flows, including, if
necessary, a probability-weighted approach if multiple outcomes are under consideration.
Long-lived assets to be held and used, are individually evaluated for impairment when conditions exist that may indicate that
the carrying amount of a long-lived asset may not be recoverable. The carrying amount of a long-lived asset to be held and used is not
recoverable if it exceeds the sum of the undiscounted cash flows expected to result from the use and eventual disposition of the asset.
Triggering events or impairment indicators for long-lived assets to be held and used, including our rental properties, CIP, land held for
development, and intangibles, are assessed by project and include significant fluctuations in estimated net operating income,
occupancy changes, significant near-term lease expirations, current and historical operating and/or cash flow losses, construction costs,
estimated completion dates, rental rates, and other market factors. We assess the expected undiscounted cash flows based upon
numerous factors, including, but not limited to, projected rental rates, exit capitalization rates, and construction costs for projects under
development, which are based on available market information, current and historical operating results, known trends, current market/
economic conditions that may affect the property, and our assumptions about the use of the asset, including, if necessary, a probability-
weighted approach if multiple outcomes are under consideration.
Upon determination that an impairment has occurred, a write-down is recognized to reduce the carrying amount to its
estimated fair value. If an impairment loss is not required to be recognized, the recognition of depreciation or amortization is adjusted
prospectively, as necessary, to reduce the carrying amount of the real estate to its estimated disposition value over the remaining period
that the asset is expected to be held and used. We may also adjust depreciation of properties that are expected to be disposed of or
redeveloped prior to the end of their useful lives.
The evaluation for impairment and calculation of the carrying amount of a long-lived asset to be held and used involves
consideration of factors and calculations that are different than the estimate of fair value of assets classified as held for sale. Because of
these two different models, it is possible for a long-lived asset previously classified as held and used to require the recognition of an
impairment charge upon classification as held for sale.
Impairment of non-real estate investments
We hold strategic investments in publicly traded companies and privately held entities primarily involved in the life science
industry . As a REIT, we generally limit our ownership percentage in the voting stock of each individual entity to less than 10% .
Our investments in privately held entities that do not report NAV per share require our evaluation for impairment when changes
in these entities’ conditions may indicate that an impairment exists. We closely monitor these investments throughout the year 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. We evaluate these investees 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 to 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 loss in an amount equal to the investment’s carrying
value in excess of its estimated fair value. As of each December 31, 2024 , 2023 , and 2022 , the carrying amounts of our investments in
privately held entities that do not report NAV per share accounted for 2% , 1% , and 2% of our total assets and aggregated
$575.2 million , $542.9 million , and $582.7 million , respectively. During the years ended December 31, 2024 , 2023 , and 2022 , we
recognized impairment charges aggregating 10% , 14% , and 4% , respectively, of the carrying amounts of our investments in privately
held entities that do not report NAV.
Monitoring of tenant credit quality
We monitor, on an ongoing basis, 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 industries in which they conduct business, and (iv) monitoring the timeliness of lease
payments. We have a team of employees who, among them, have an extensive educational background or experience in biology,
chemistry, industrial biotechnology, agtech, and the life science industry, as well as knowledge in finance. This team is responsible for
timely assessment, monitoring, and communication of our tenants’ credit quality and any material changes therein. During the years
ended December 31, 2024 , 2023 , and 2022 , specific write-offs and increases to our general allowance related to deferred rent balances
of tenants recognized in our consolidated statements of operations have not exceeded 0.8% of our income from rentals for each
respective year. For additional information, refer to “ Monitoring of tenant credit quality ” in Note 2 - “Summary of significant accounting
policies” to our consolidated financial statements in Item 15 in this annual report on Form 10-K for additional information.
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 annual report on Form 10-K.
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, provision for expected credit losses on financial
instruments, 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 months and year ended
December 31, 2024 (in thousands):
Noncontrolling Interest Share of Consolidated
Real Estate Joint Ventures
Our Share of Unconsolidated
Real Estate Joint Ventures
December 31, 2024
December 31, 2024
Three Months Ended
Year Ended
Three Months Ended
Year Ended
Net income
$ 46,150
$ 187,784
$ 6,635
$ 7,059
Depreciation and amortization
of real estate assets
34,986
129,711
1,061
4,238
Gain on sales of real estate
(5,025)
(5,025)
(3,328)
(3,328)
Funds from operations
$ 76,111
$ 312,470
$ 4,368
$ 7,969
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 years ended December 31, 2024 , 2023 , and 2022 (in
thousands, except per share amounts). Per share amounts may not add due to rounding.
Year Ended December 31,
Net income attributable to Alexandria Real Estate Equities, Inc.’s common
stockholders - basic and diluted
$ 309,555
$ 92,444
$ 513,268
Depreciation and amortization of real estate assets
1,191,524
1,080,529
988,363
Noncontrolling share of depreciation and amortization from consolidated real
estate JVs
(129,711)
(115,349)
(107,591)
Our share of depreciation and amortization from unconsolidated real estate
JVs
4,238
3,589
3,666
Gain on sales of real estate
(127,615)
(1)
(277,037)
(537,918)
Impairment of real estate - rental properties and land
192,455
(2)
450,428
20,899
Allocation to unvested restricted stock awards
(8,696)
(5,175)
(1,118)
Funds from operations attributable to Alexandria Real Estate Equities, Inc.’s
common stockholders - diluted (3)
1,431,750
1,229,429
879,569
Unrealized losses on non-real estate investments
112,246
201,475
412,193
Impairment of non-real estate investments
58,090
(4)
74,550
20,512
Impairment of real estate
30,613
(2)
10,686
44,070
Loss on early extinguishment of debt
-
-
3,317
Acceleration of stock compensation expense due to executive officer
resignations
-
20,295
7,185
Provision for expected credit losses on financial instruments
(434)
(5)
-
-
Allocation to unvested restricted stock awards
(3,188)
(4,121)
(5,137)
Funds from operations attributable to Alexandria Real Estate Equities, Inc.’s
common stockholders - diluted, as adjusted
$ 1,629,077
$ 1,532,314
$ 1,361,709
(1) Includes our share of gain on real estate from one unconsolidated real estate joint venture and one consolidated real estate joint venture. Refer to Note 4 -
“Consolidated and unconsolidated real estate joint ventures” to our consolidated financial statements in Item 15 for additional information.
(2) Refer to “Sales of real estate assets and impairment charges” in Note 3 - “Investments in real estate” to our consolidated financial statements in Item 15 for additional
information.
(3) Calculated in accordance with standards established by the Nareit Board of Governors.
(4) Primarily related to five non-real estate investments in privately held entities that do not report NAV. Refer to Note 7 - “Investments” to our consolidated financial
statements in Item 15 for additional information.
(5) Represents an adjustment to the provision for expected credit losses for a direct financing lease, as well as the initial recognition of a provision for expected credit losses
for two notes receivable issued in connection with dispositions completed during the three months ended December 31, 2024. Refer to Note 5 - “Leases” and Note 8 -
“Other assets” to our consolidated financial statements in Item 15 for additional information.
Year Ended December 31,
(Per share)
Net income per share attributable to Alexandria Real Estate Equities, Inc.’s
common stockholders - diluted
$ 1.80
$ 0.54
$ 3.18
Depreciation and amortization of real estate assets
6.20
5.67
5.47
Gain on sales of real estate
(0.74)
(1.62)
(3.33)
Impairment of real estate - rental properties and land
1.12
2.64
0.13
Allocation to unvested restricted stock awards
(0.06)
(0.04)
(0.01)
Funds from operations per share attributable to Alexandria Real Estate Equities,
Inc.’s common stockholders - diluted
8.32
7.19
5.44
Unrealized losses on non-real estate investments
0.65
1.18
2.55
Impairment of non-real estate investments
0.34
0.44
0.13
Impairment of real estate
0.18
0.06
0.27
Loss on early extinguishment of debt
-
-
0.02
Acceleration of stock compensation expense due to executive officer
resignations
-
0.12
0.04
Allocation to unvested restricted stock awards
(0.02)
(0.02)
(0.03)
Funds from operations per share attributable to Alexandria Real Estate Equities,
Inc.’s common stockholders - diluted, as adjusted
$ 9.47
$ 8.97
$ 8.42
Weighted-average shares of common stock outstanding - diluted (1)
172,071
170,909
161,659
(1) Refer to “ Weighted-average shares of common stock outstanding - diluted ” in this section for additional information.
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, provision for expected credit losses
on financial instruments, 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, provision for expected credit losses on financial instruments, 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 the net income of future periods 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, impairment of non-real estate investments, and provision for expected credit losses on financial
instruments. Our attempt to predict these amounts may produce significant but inaccurate estimates, which would be potentially
misleading for our investors.
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 months and years ended
December 31, 2024 and 2023 (dollars in thousands):
Three Months Ended December 31,
Year Ended December 31,
Net (loss) income
$ (16,095)
$ (42,658)
$ 510,733
$ 280,994
Interest expense
55,659
31,967
185,838
74,204
Income taxes
1,855
1,322
6,678
5,887
Depreciation and amortization
330,108
285,246
1,202,380
1,093,473
Stock compensation expense
12,477
34,592
59,634
82,858
Gain on sales of real estate
(101,806)
(62,227)
(129,312)
(277,037)
Unrealized losses (gains) on non-real estate
investments
79,776
(19,479)
112,246
201,475
Impairment of real estate
186,564
271,890
223,068
461,114
Impairment of non-real estate investments
20,266
23,094
58,090
74,550
Provision for expected credit losses on financial
instruments
(434)
-
(434)
-
Adjusted EBITDA
$ 568,370
$ 523,747
$ 2,228,921
$ 1,997,518
Total revenues
$ 788,945
$ 757,216
$ 3,116,394
$ 2,885,699
Adjusted EBITDA margin
72%
69%
72%
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 tenant-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 December 31, 2024 , approximately 92% 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.
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. These properties are typically well-located, professionally managed, and well-maintained, offering a
wide range of amenities and featuring premium construction materials and finishes. Class A/A+ properties are generally newer or have
undergone substantial redevelopment and are generally expected to command higher annual rental rates compared to other classes of
similar properties. AAA locations are in close proximity to concentrations of specialized skills, knowledge, institutions, and related
businesses. It is important to note that our definition of property classification may not be directly comparable to other equity REITs.
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, as well as property enhancements identified during the underwriting of certain acquired properties. These efforts
are primarily concentrated in collaborative Megacampus™ ecosystems within AAA life science innovation clusters, as well as other
strategic locations that support innovation and growth. 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 or
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.
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 months and years ended December 31,
2024 and 2023 (dollars in thousands):
Three Months Ended December 31,
Year Ended December 31,
Adjusted EBITDA
$ 568,370
$ 523,747
$ 2,228,921
$ 1,997,518
Interest expense
$ 55,659
$ 31,967
$ 185,838
$ 74,204
Capitalized interest
81,586
89,115
330,961
363,978
Amortization of loan fees
(4,620)
(4,059)
(17,130)
(15,486)
Amortization of debt discounts
(333)
(309)
(1,309)
(1,207)
Cash interest and fixed charges
$ 132,292
$ 116,714
$ 498,360
$ 421,489
Fixed-charge coverage ratio:
- quarter annualized
4.3x
4.5x
N/A
N/A
- trailing 12 months
N/A
N/A
4.5x
4.7x
We are not able to forecast the net income of future periods 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, impairment of non-real estate investments, and provision for expected credit losses on financial
instruments. 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 December 31, 2024 and 2023 (in thousands):
December 31,
Total assets
$ 37,527,449
$ 36,771,402
Accumulated depreciation
5,625,179
4,985,019
Gross assets
$ 43,152,628
$ 41,756,421
Incremental annual net operating income on development and redevelopment projects
Incremental annual net operating income represents the amount of net operating income, on an annual basis, expected to be
realized upon a project being placed into service and achieving full occupancy. Incremental annual net operating income is calculated
as the initial stabilized yield multiplied by the project’s total cost at completion.
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 tenant-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 tenant-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.
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 December 31, 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 December 31, 2024 (dollars in thousands):
Percentage of
Book Value
Gross Assets
Annual Rental
Revenue
Under construction projects
$3,893,557
9%
-%
Income-producing/potential cash flows/covered land play (1)
2,965,853
Land
1,759,317
-
$8,618,727
20%
1%
(1) Includes projects with existing buildings that are generating or can generate operating cash flows. Also includes development rights associated with existing operating
campuses.
The square footage presented in the table below is classified as operating as of December 31, 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
Thereafter (1)
Total
Priority anticipated projects:
311 Arsenal Street/Cambridge/Inner Suburbs
Redev
25,312
-
-
25,312
10210 Campus Point Drive/University Town Center
Dev
9,558
-
52,620
62,178
1020 Red River Street/Austin
Redev
126,034
-
-
126,034
160,904
-
52,620
213,524
Future projects:
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
269,048
-
101,966
371,014
Sequence District by Alexandria/Sorrento Mesa
Dev/Redev
-
-
686,290
686,290
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
341,986
-
2,501,164
2,843,150
502,890
-
2,553,784
3,056,674
(1) Includes vacant square footage as of December 31, 2024 .
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.
Megacampus™
A Megacampus ecosystem is a cluster campus 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 December 31, 2024 (dollars in thousands):
Annual Rental
Revenue
Development and
Redevelopment
Pipeline RSF
Megacampus
$ 1,605,730
20,130,433
Core and non-core
487,258
9,392,253
Total
$ 2,092,988
29,522,686
Megacampus as a percentage of annual rental revenue and of total development and
redevelopment pipeline RSF
77%
68%
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.
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 the net income of future periods 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, impairment of non-real estate investments, and provision for
expected credit losses on financial instruments. 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
December 31, 2024 and 2023 (dollars in thousands):
December 31,
Secured notes payable
$ 149,909
$ 119,662
Unsecured senior notes payable
12,094,465
11,096,028
Unsecured senior line of credit and commercial paper
-
99,952
Unamortized deferred financing costs
77,649
76,329
Cash and cash equivalents
(552,146)
(618,190)
Restricted cash
(7,701)
(42,581)
Preferred stock
-
-
Net debt and preferred stock
$ 11,762,176
$ 10,731,200
Adjusted EBITDA:
- quarter annualized
$ 2,273,480
$ 2,094,988
- trailing 12 months
$ 2,228,921
$ 1,997,518
Net debt and preferred stock to Adjusted EBITDA:
- quarter annualized
5.2x
5.1x
- trailing 12 months
5.3x
5.4x
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 years ended December 31, 2024 , 2023 , and 2022 (dollars in thousands):
Year Ended December 31,
Net income
$ 510,733
$ 280,994
$ 670,701
Equity in earnings of unconsolidated real estate joint ventures
(7,059)
(980)
(645)
General and administrative expenses
168,359
199,354
177,278
Interest expense
185,838
74,204
94,203
Depreciation and amortization
1,202,380
1,093,473
1,002,146
Impairment of real estate
223,068
461,114
64,969
Loss on early extinguishment of debt
-
-
3,317
Gain on sales of real estate
(129,312)
(277,037)
(537,918)
Investment loss
53,122
195,397
331,758
Net operating income
2,207,129
2,026,519
1,805,809
Straight-line rent revenue
(143,329)
(133,917)
(118,003)
Amortization of deferred revenue related to tenant-funded and -built
landlord improvements
(1,543)
-
-
Amortization of acquired below-market leases
(85,679)
(93,331)
(74,346)
Provision for expected credit losses on financial instruments
(434)
-
-
Net operating income (cash basis)
$ 1,976,144
$ 1,799,271
$ 1,613,460
Net operating income (from above)
$ 2,207,129
$ 2,026,519
$ 1,805,809
Total revenues
$ 3,116,394
$ 2,885,699
$ 2,588,962
Operating margin
71%
70%
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,
amortization of deferred revenue related to tenant-funded and tenant-built landlord improvements, and provision for expected credit
losses on financial instruments 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 tenant-built landlord improvements.
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 and provision for expected credit losses on financial instruments, 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 7 in this annual report on
Form 10-K 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.
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 7 in this annual report on Form 10-K 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 years ended December 31, 2024 , 2023 , and
2022 (in thousands):
Year Ended December 31,
Income from rentals
$ 3,049,706
$ 2,842,456
$ 2,576,040
Rental revenues
(2,304,339)
(2,143,971)
(1,950,098)
Tenant recoveries
$ 745,367
$ 698,485
$ 625,942
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
years ended December 31, 2024 , 2023 , and 2022 (dollars in thousands):
Year Ended December 31,
Unencumbered net operating income
$ 2,192,608
$ 2,022,177
$ 1,790,033
Encumbered net operating income
14,521
4,342
15,776
Total net operating income
$ 2,207,129
$ 2,026,519
$ 1,805,809
Unencumbered net operating income as a percentage of total
net operating income
99.3%
99.8%
99.1%
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. While the Forward Agreements are outstanding, we are required to consider the potential dilutive effect of our Forward
Agreements under the treasury stock method. Under this method, we also include the dilutive effect of unvested restricted stock awards
(“RSAs”) with forfeitable rights to dividends in the calculation of diluted shares. Refer to Note 12 - “Earnings per share” and Note 15 -
“Stockholders’ equity” to our consolidated financial statements in Item 15 in this annual report on Form 10-K 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 years ended December 31, 2024 , 2023 , and 2022
are calculated as follows. Also shown are the weighted-average unvested RSAs with nonforfeitable rights to dividends used in
calculating the amounts allocable to these awards pursuant to the two-class method for each of the respective periods presented below
(in thousands):
Year Ended December 31,
Basic shares for earnings per share
172,071
170,909
161,659
Unvested RSAs with forfeitable rights to dividends
-
-
-
Forward Agreements
-
-
-
Diluted shares for earnings per share
172,071
170,909
161,659
Basic shares for funds from operations per share and funds
from operations per share, as adjusted
172,071
170,909
161,659
Unvested RSAs with forfeitable rights to dividends
-
-
-
Forward Agreements
-
-
-
Diluted shares for funds from operations per share, and
funds from operations per share, as adjusted
172,071
170,909
161,659
Weighted-average unvested RSAs with nonforfeitable
rights to dividends used in the allocations of net income,
funds from operations, and funds from operations, as
adjusted
2,779
2,325
1,723

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ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
ITEM 7A. 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 December 31,
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 December 31, 2024 and 2023 (in thousands):
December 31,
Annualized effect on future earnings due to variable-rate debt:
Rate increase of 1%
$ (350)
$ (339)
Rate decrease of 1%
$ 350
$ 339
Effect on fair value of total consolidated debt:
Rate increase of 1%
$ (753,483)
$ (742,460)
Rate decrease of 1%
$ 860,921
$ 847,335
These amounts are determined by considering the effect of the hypothetical interest rates on our borrowings as of
December 31, 2024 and 2023 , respectively. 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 December 31, 2024 and 2023 (in thousands):
December 31,
Equity price risk:
Fair value increase of 10%
$ 147,699
$ 144,952
Fair value decrease of 10%
$ (147,699)
$ (144,952)
Foreign currency exchange rate risk
We have exposure to foreign currency exchange rate risk related to our subsidiaries operating in Canada and Asia. 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 December 31, 2024 and 2023 (in thousands):
December 31,
Effect on potential future earnings due to foreign currency exchange rate:
Rate increase of 10%
$ 17
$ 311
Rate decrease of 10%
$ (17)
$ (311)
Effect on the fair value of net investment in foreign subsidiaries due to foreign currency
exchange rate:
Rate increase of 10%
$ 36,644
$ 37,346
Rate decrease of 10%
$ (36,644)
$ (37,346)
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 year ended December 31, 2024 was consistent with the risk elements presented
above, including the effects of changes in interest rates, equity prices, and foreign currency exchange rates.

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ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
The information required by this Item is included as a separate section in this annual report on Form 10-K. Refer to “Item 15.
Exhibits and financial statement schedules.”

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ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE
None.

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ITEM 9A. CONTROLS AND PROCEDURES
ITEM 9A. CONTROLS AND PROCEDURES
Evaluation of disclosure controls and procedures
As of December 31, 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 December 31, 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 December 31,
2024 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.
Management’s annual report on internal control over financial reporting
The management of Alexandria Real Estate Equities, Inc. and its subsidiaries (the “Company”) is responsible for establishing
and maintaining adequate internal control over financial reporting. Internal control over financial reporting is defined in
Rule 13a-15(f) and 15d-15(f) promulgated under the Securities Exchange Act of 1934, as amended, and is a process designed by, or
under the supervision of, the CEOs and the CFO and effected by the Company’s Board of Directors, management, and other personnel
to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external
reporting purposes in accordance with GAAP. The Company’s internal control over financial reporting includes those policies and
procedures that (i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and
dispositions of assets; (ii) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial
statements in accordance with GAAP, and that receipts and expenditures are being made only in accordance with the authorizations of
the Company’s management and directors; and (iii) provide reasonable assurance regarding prevention or timely detection of
unauthorized acquisition, use, or disposition of assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements.
Projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of
changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
Management has assessed the effectiveness of the Company’s internal control over financial reporting as of December 31,
2024 and 2023 . In making its assessment, management has utilized the criteria set forth in the 2013 framework issued by the
Committee of Sponsoring Organizations of the Treadway Commission in Internal Control - Integrated Framework (COSO 2013).
Management concluded that based on its assessment, the Company’s internal control over financial reporting was effective as of
December 31, 2024 . The effectiveness of our internal control over financial reporting as of December 31, 2024 has been audited by
Ernst & Young LLP, an independent registered accounting firm, as stated in its report, which is included herein.
Report of Independent Registered Public Accounting Firm
To the Stockholders and the Board of Directors of Alexandria Real Estate Equities, Inc.
Opinion on Internal Control Over Financial Reporting
We have audited Alexandria Real Estate Equities, Inc.’s internal control over financial reporting as of December 31, 2024 , based on
criteria established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway
Commission (2013 framework) (the COSO criteria). In our opinion, Alexandria Real Estate Equities, Inc. (the Company) maintained, in
all material respects, effective internal control over financial reporting as of December 31, 2024 , based on the COSO criteria.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States) (PCAOB),
the consolidated balance sheets of the Company as of December 31, 2024 and 2023 , the related consolidated statements of
operations, comprehensive income, changes in stockholders’ equity and noncontrolling interests and cash flows for each of the three
years in the period ended December 31, 2024 and the related notes and financial statement schedule listed in the Index at Item 15(a)
and our report dated January 27, 2025 , expressed an unqualified opinion thereon.
Basis for Opinion
The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of
the effectiveness of internal control over financial reporting included in the accompanying Management’s annual report on internal
control over financial reporting. Our responsibility is to express an opinion on the Company’s internal control over financial reporting
based on our audit. We are a public accounting firm registered with the PCAOB and are required to be independent with respect to the
Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange
Commission and the PCAOB.
We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to
obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects.
Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness
exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing
such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our
opinion.
Definition and Limitations of Internal Control Over Financial Reporting
A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of
financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting
principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the
maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the
company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in
accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in
accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding
prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect
on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of
any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in
conditions, or that the degree of compliance with the policies or procedures may deteriorate.
/s/ Ernst & Young LLP
Los Angeles, California
January 27, 2025

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ITEM 9B. OTHER INFORMATION
ITEM 9B. OTHER INFORMATION
Disclosure of 10b5-1 plans
During the three months ended December 31, 2024 , the following officers had adopted a “Rule 10b5-1 trading arrangement”
as follows:
On December 12, 2024 , Marc E. Binda , our Chief Financial Officer and Treasurer , entered into a Rule 10b5-1 trading
arrangement providing for the sale, from time to time, of up to 15,945 shares of common stock through December 12, 2025 . Mr. Binda’s
trading plan was entered into during an open insider trading window and is intended to satisfy the affirmative defense of Rule 10b5-1(c)
under the Exchange Act and our insider trading policy.
On December 16, 2024 , Daniel J. Ryan , our Co-President and Regional Market Director - San Diego , entered into a Rule
10b5-1 trading arrangement providing for the sale, from time to time, of up to 30,000 shares of common stock. The arrangement will be
effective through August 14, 2025 . Mr. Ryan’s trading plan was entered into during an open insider trading window and is intended to
satisfy the affirmative defense of Rule 10b5-1(c) under the Exchange Act and our insider trading policy.
No other 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 year ended December 31, 2024 .

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ITEM 10. DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE
ITEM 10. DIRECTORS, EXECUTIVE OFFICERS, AND CORPORATE GOVERNANCE
Insider trading policies and procedures
The Company has adopted insider trading policies and procedures governing the purchase, sale, and/or other dispositions of
the Company’s securities by directors, officers, and employees, or the Company itself, that are reasonably designed to promote
compliance with insider trading laws, rules and regulations, and the listing standards applicable to the Company (the “Insider Trading
Policy”). The Company’s Insider Trading Policy is filed as Exhibit 19.1 to this annual report on Form 10-K.
Incorporation by reference
The information required by this Item is incorporated herein by reference from our definitive proxy statement for our 2025
annual meeting of stockholders to be filed pursuant to Regulation 14A within 120 days after the end of our fiscal year (the “ 2025 Proxy
Statement”) under the captions “Directors and Executive Officers” and “Corporate Governance Guidelines and Code of Ethics.”

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ITEM 11. EXECUTIVE COMPENSATION
ITEM 11. EXECUTIVE COMPENSATION
The information required by this Item is incorporated herein by reference from our 2025 Proxy Statement under the caption
“Executive Compensation.”

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ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER
MATTERS
The following table sets forth information on the Company’s equity compensation plan as of December 31, 2024 :
Equity Compensation Plan Information
Number of securities to be
issued upon exercise of
outstanding options,
warrants, and rights
(a)
Weighted-average
exercise price of
outstanding options,
warrants, and rights
(b)
Number of securities
remaining available for
future issuance under
equity compensation plans
(excluding securities
reflected in column (a))
(c)
Equity Compensation Plan Approved by
Stockholders - Amended and Restated
1997 Stock Award and Incentive Plan
-
-
4,665,494
The other information required by this Item is incorporated herein by reference from our 2025 Proxy Statement under the
caption “Security Ownership of Certain Beneficial Owners and Management.”

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ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE
The information required by this Item is incorporated herein by reference from our 2025 Proxy Statement under the captions
“Certain Relationships and Related Transactions,” “Policies and Procedures with Respect to Related-Person Transactions,” and
“Director Independence.”

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ITEM 14. PRINCIPAL ACCOUNTING FEES AND SERVICES
ITEM 14. PRINCIPAL ACCOUNTANT FEES AND SERVICES
The information required by this Item is incorporated herein by reference from our 2025 Proxy Statement under the caption
“Fees Billed by Independent Registered Public Accountants.”
PART IV

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ITEM 15. EXHIBITS, FINANCIAL STATEMENT SCHEDULES
ITEM 15. EXHIBITS AND FINANCIAL STATEMENT SCHEDULES
(a)(1) and (2) Financial Statements and Financial Statement Schedule
The financial statements and financial statement schedule required by this Item are included as a separate section in this
annual report on Form 10-K beginning on page.
Page
Report of Independent Registered Public Accounting Firm (PCAOB ID: 00042 ) ...................................................................................
F- 1
Audited Consolidated Financial Statements of Alexandria Real Estate Equities, Inc.:
Consolidated Balance Sheets as of December 31, 2024 and 2023 ................................................................................................
F- 3
Consolidated Financial Statements for the Years Ended December 31, 2024 , 2023 , and 2022 : ...............................................
Consolidated Statements of Operations ........................................................................................................................................
F- 4
Consolidated Statements of Comprehensive Income .................................................................................................................
F- 5
Consolidated Statements of Changes in Stockholders’ Equity and Noncontrolling Interests ...............................................
F- 6
Consolidated Statements of Cash Flows ......................................................................................................................................
F- 8
Notes to Consolidated Financial Statements .......................................................................................................................................
F- 10
Schedule III - Consolidated Financial Statement Schedule of Real Estate and Accumulated Depreciation ............................
F- 55
(a)(3) Exhibits
Exhibit
Number
Exhibit Title
Incorporated by
Reference to:
Date Filed
3.1*
Articles of Amendment and Restatement of the Company
Form 10-Q
August 14, 1997
3.2*
Certificate of Correction of the Company
Form 10-Q
August 14, 1997
3.3*
Articles of Amendment of the Company, dated May 10, 2017
Form 8-K
May 12, 2017
3.4*
Articles of Amendment of the Company, dated May 18, 2022
Form 8-K
May 19, 2022
3.5*
Articles Supplementary, dated June 9, 1999, relating to the 9.50% Series A
Cumulative Redeemable Preferred Stock
Form 10-Q
August 13, 1999
3.6*
Articles Supplementary, dated February 10, 2000, relating to the election to
be subject to Subtitle 8 of Title 3 of the Maryland General Corporation Law
Form 8-K
February 10, 2000
3.7*
Articles Supplementary, dated February 10, 2000, relating to the Series A
Junior Participating Preferred Stock
Form 8-K
February 10, 2000
3.8*
Articles Supplementary, dated January 18, 2002, relating to the 9.10%
Series B Cumulative Redeemable Preferred Stock
Form 8-A
January 18, 2002
3.9*
Articles Supplementary, dated June 22, 2004, relating to the 8.375%
Series C Cumulative Redeemable Preferred Stock
Form 8-A
June 28, 2004
3.10*
Articles Supplementary, dated March 25, 2008, relating to the 7.00%
Series D Cumulative Convertible Preferred Stock
Form 8-K
March 25, 2008
3.11*
Articles Supplementary, dated March 12, 2012, relating to the 6.45%
Series E Cumulative Redeemable Preferred Stock
Form 8-K
March 14, 2012
3.12*
Articles Supplementary, dated May 10, 2017, relating to Reclassified
Preferred Stock
Form 8-K
May 12, 2017
3.13*
Amended and Restated Bylaws of the Company (Amended December 6,
2024)
Form 8-K
December 9, 2024
4.1*
Specimen certificate representing shares of common stock
Form 10-Q
May 5, 2011
4.2*
Indenture, dated as of February 29, 2012, among the Company, as Issuer,
Alexandria Real Estate Equities, L.P., as Guarantor, and the Bank of New
York Mellon Trust Company, N.A., as Trustee
Form 8-K
February 29, 2012
Exhibit
Number
Exhibit Title
Incorporated by
Reference to:
Date Filed
4.3*
Supplemental Indenture No. 4, dated as of July 18, 2014, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and the Bank of New York Mellon Trust Company, N.A., as Trustee
Form 8-K
July 18, 2014
4.4*
Form of 4.500% Senior Notes due 2029 (included in Exhibit 4.3 above)
Form 8-K
July 18, 2014
4.5*
Indenture, dated as of November 17, 2015, among the Company, as Issuer,
Alexandria Real Estate Equities, L.P., as Guarantor, and Wilmington Trust,
National Association, as Trustee
Form 8-K
November 17, 2015
4.6*
Supplemental Indenture No. 1, dated as of November 17, 2015, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Wilmington Trust, National Association, as Trustee
Form 8-K
November 17, 2015
4.7*
Form of 4.30% Senior Notes due 2026 (included in Exhibit 4.6 above)
Form 8-K
November 17, 2015
4.8*
Supplemental Indenture No. 2, dated as of June 10, 2016, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Wilmington Trust, National Association, as Trustee
Form 8-K
June 10, 2016
4.9*
Form of 3.95% Senior Notes due 2027 (included in Exhibit 4.8 above)
Form 8-K
June 10, 2016
4.10*
Indenture, dated as of March 3, 2017, among the Company, as Issuer
Alexandria Real Estate Equities, L.P., as Guarantor, and Branch Banking
and Trust Company, as Trustee
Form 8-K
March 3, 2017
4.11*
Supplemental Indenture No. 1, dated as of March 3, 2017, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Branch Banking and Trust Company, as Trustee
Form 8-K
March 3, 2017
4.12*
Form of 3.95% Senior Notes due 2028 (included in Exhibit 4.11 above)
Form 8-K
March 3, 2017
4.13*
Supplemental Indenture No. 2, dated as of November 20, 2017, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Branch Banking and Trust Company, as Trustee
Form 8-K
November 20, 2017
4.14*
Form of 3.45% Senior Notes due 2025 (included in Exhibit 4.13 above)
Form 8-K
November 20, 2017
4.15*
Supplemental Indenture No. 3, dated as of June 21, 2018, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Branch Banking and Trust Company, as Trustee
Form 8-K
June 21, 2018
4.16*
Supplemental Indenture No. 4, dated as of June 21, 2018, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Branch Banking and Trust Company, as Trustee
Form 8-K
June 21, 2018
4.17*
Form of 4.700% Senior Notes due 2030 (included in Exhibit 4.16 above)
Form 8-K
June 21, 2018
4.18*
Supplemental Indenture No. 5, dated as of March 21, 2019, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Branch Banking and Trust Company, as Trustee
Form 8-K
March 21, 2019
4.19*
Form of 3.800% Senior Notes due 2026 (included in Exhibit 4.18 above)
Form 8-K
March 21, 2019
4.20*
Supplemental Indenture No. 6, dated as of March 21, 2019, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Branch Banking and Trust Company, as Trustee
Form 8-K
March 21, 2019
4.21*
Form of 4.850% Senior Notes due 2049 (included in Exhibit 4.20 above)
Form 8-K
March 21, 2019
4.22*
Supplemental Indenture No. 8, dated as of July 15, 2019, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Branch Banking and Trust Company, as Trustee
Form 8-K
July 15, 2019
4.23*
Form of 3.375% Senior Notes due 2031 (included in Exhibit 4.22 above)
Form 8-K
July 15, 2019
4.24*
Supplemental Indenture No. 9, dated as of July 15, 2019, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Branch Banking and Trust Company, as Trustee
Form 8-K
July 15, 2019
4.25*
Supplemental Indenture No. 11 dated as of September 12, 2019, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Branch Banking and Trust Company, as Trustee
Form 8-K
September 12, 2019
4.26*
Form of 4.000% Senior Notes due 2050 (included in Exhibit 4.25 above)
Form 8-K
July 15, 2019
Exhibit
Number
Exhibit Title
Incorporated by
Reference to:
Date Filed
4.27*
Supplemental Indenture No. 10, dated as of September 12, 2019, among
the Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Branch Banking and Trust Company, as Trustee
Form 8-K
September 12, 2019
4.28*
Form of 2.750% Senior Notes due 2029 (included in Exhibit 4.27 above)
Form 8-K
September 12, 2019
4.29*
Supplemental Indenture No. 12, dated as of March 26, 2020, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Branch Banking and Trust Company, as Trustee
Form 8-K
March 26, 2020
4.30*
Form of 4.900% Senior Notes due 2030 (included in Exhibit 4.29 above)
Form 8-K
March 26, 2020
4.31*
Supplemental Indenture No. 13, dated August 5, 2020, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Truist Bank, as Trustee
Form 8-K
August 5, 2020
4.32*
Form of 1.875% Senior Notes due 2033 (included in Exhibit 4.31 above)
Form 8-K
August 5, 2020
4.33*
Supplemental Indenture No. 14, dated February 18, 2021, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Truist Bank, as Trustee
Form 8-K
February 18, 2021
4.34*
Form of 2.000 % Senior Notes due 2032 (included in Exhibit 4.33 above)
Form 8-K
February 18, 2021
4.35*
Supplemental Indenture No. 15, dated February 18, 2021, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Truist Bank, as Trustee
Form 8-K
February 18, 2021
4.36*
Form of 3.000 % Senior Notes due 2051 (included in Exhibit 4.35 above)
Form 8-K
February 18, 2021
4.37*
Supplemental Indenture No. 16, dated February 16, 2022, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P. as Guarantor,
and Truist Bank, as Trustee
Form 8-K
February 16, 2022
4.38*
Form of 2.950% Senior Notes due 2034 (included in Exhibit 4.37 above)
Form 8-K
February 16, 2022
4.39*
Supplemental Indenture No. 17, dated February 16, 2022, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Truist Bank, as Trustee
Form 8-K
February 16, 2022
4.40*
Form of 3.550% Senior Notes due 2052 (included in Exhibit 4.39 above)
Form 8-K
February 16, 2022
4.41*
Supplemental Indenture No. 18, dated as of February 16, 2023, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Truist Bank, as Truste e
Form 8-K
February 16, 2023
4.42*
Form of 4.750% Senior Notes due 2035 (included in Exhibit 4.41 above)
Form 8-K
February 16, 2023
4.43*
Supplemental Indenture No. 19, dated as of February 16, 2023, among the
Company, as Issuer, Alexandria Real Estate Equities, L.P., as Guarantor,
and Truist Bank, as Truste e
Form 8-K
February 16, 2023
4.44*
Form of 5.150% Senior Notes due 2053 (included in Exhibit 4.43 above)
Form 8-K
February 16, 2023
4.45*
Supplemental Indenture No. 20, dated as of February 15, 2024, by and
among the Company, as Issuer, Alexandria Real Estate Equities, L.P., as
Guarantor, and Truist Bank, as Trustee
Form 8-K
February 15, 2024
4.46*
Form of 5.250% Senior Notes due 2036 (included in Exhibit 4.45 above)
Form 8-K
February 15, 2024
4.47*
Supplemental Indenture No. 21, dated as of February 15, 2024, by and
among the Company, as Issuer, Alexandria Real Estate Equities, L.P., as
Guarantor, and Truist Bank, as Trustee
Form 8-K
February 15, 2024
4.48*
Form of 5.625% Senior Notes due 2054 (include d in Exhibit 4.47 above)
Form 8-K
February 15, 2024
4.49
Description of Registrant’s Securities Registered Pursuant to Section 12 of
the Securities Exchange Act of 1934
N/A
Filed herewith
10.1*
Third Amended and Restated Credit Agreement, dated as of September 19,
2024, among the Company, as Borrower, Alexandria Real Estate Equities,
L.P., as a Guarantor, Citibank, N.A., as Administrative Agent, and the
lenders and other parties thereto
Form 10-Q
October 21, 2024
10.2* (1)
Amended and Restated 1997 Stock Award and Incentive Plan of the
Company
Form 8-K
May 16, 2024
10.3 (1)
Form of Employee Restricted Stock Agreement for use in connection with
shares of restricted stock issued to employees pursuant to the Amended
and Restated 1997 Stock Award and Incentive Plan
N/A
Filed herewith
Exhibit
Number
Exhibit Title
Incorporated by
Reference to:
Date Filed
10.4 (1)
Form of Employee Restricted Stock Agreement (U.S. Affiliate) for use in
connection with shares of restricted stock issued to employees pursuant to
the Amended and Restated 1997 Stock Award and Incentive Plan
N/A
Filed herewith
10.5 (1)
Form of Independent Director Restricted Stock Agreement for use in
connection with shares of restricted stock issued to directors pursuant to the
Amended and Restated 1997 Stock Award and Incentive Plan
N/A
Filed herewith
10.6 (1)
Form of Independent Contractor Restricted Stock Agreement for use in
connection with shares of restricted stock issued to independent contractors
pursuant to the Amended and Restated 1997 Stock Award and Incentive
Plan
N/A
Filed herewith
10.7 (1)
The Company’s 2000 Deferred Compensation Plan, amended and restated
effective as of September 15, 2023
N/A
Filed herewith
10.8 (1)
The Company’s 2000 Deferred Compensation Plan for Directors, amended
and restated effective as of September 15, 2023
N/A
Filed herewith
10.9* (1)
Amended and Restated Executive Employment Agreement, effective as of
January 1, 2015, by and between the Company and Joel S. Marcus
Form 8-K
April 7, 2015
10.10* (1)
Letter Amendment to Amended and Restated Executive Employment
Agreement, dated July 3, 2017, by and between the Company and Joel S.
Marcus
Form 8-K
July 3, 2017
10.11* (1)
Letter Amendment to Amended and Restated Executive Employment
Agreement, entered into on March 20, 2018, by and between the Company
and Joel S. Marcus
Form 10-Q
May 1, 2018
10.12* (1)
Letter Amendment to Amended and Restated Executive Employment
Agreement, dated January 15, 2019, by and between the Company and
Joel S. Marcus
Form 8-K
January 18, 2019
10.13* (1)
Letter Amendment to Amended and Restated Executive Employment
Agreement, dated June 8, 2020, by and between the Company and Joel S.
Marcus
Form 10-Q
July 27, 2020
10.14* (1)
Letter Amendment to Amended and Restated Executive Employment
Agreement, dated August 30, 2023, by and between the Company and Joel
S. Marcus
Form 10-Q
October 23, 2023
10.15* (1)
Letter Amendment to Amended and Restated Executive Employment
Agreement, dated January 5, 2024, by and between the Company and Joel
S. Marcus
Form 10-K
January 29, 2024
10.16* (1)
Letter Amendment to Amended and Restated Executive Employment
Agreement, dated December 6, 2024, by and between the Company and
Joel S. Marcus
Form 8-K
December 9, 2024
10.17* (1)
Third Amended and Restated Executive Employment Agreement between
the Company and Peter M. Moglia, entered into on May 22, 2018 and
effective as of May 22, 2018
Form 10-Q
July 31, 2018
10.18* (1)
Letter Amendment to Amended and Restated Executive Employment
Agreement, dated January 5, 2024, by and between the Company and
Peter M. Moglia
Form 10-K
January 29, 2024
10.19* (1)
Amended and Restated Executive Employment Agreement between the
Company and Marc E. Binda, entered into on August 17, 2023 and effective
as of September 15, 2023
Form 10-Q
October 23, 2023
10.20* (1)
Amended and Restated Executive Employment Agreement between the
Company and Daniel J. Ryan, entered into on May 22, 2018 and effective
as of May 22, 2018
Form 10-Q
July 31, 2018
10.21* (1)
Executive Employment Agreement between the Company and Hunter Kass,
entered into on January 1, 2021 and effective as of January 1, 2021
Form 10-K
January 31, 2022
10.22 (1)
Summary of Director Compensation Arrangements
N/A
Filed herewith
10.23 (1)
Anniversary Bonus Plan of the Company
N/A
Filed herewith
10.24* (1)
Form of Indemnification Agreement between the Company and each of its
directors and officers
Form 10-K
March 1, 2011
Exhibit
Number
Exhibit Title
Incorporated by
Reference to:
Date Filed
14.1
The Company’s Business Integrity Policy and Procedures for Reporting
Non-Compliance (code of ethics pursuant to Item 406 of Regulation S-K)
N/A
Filed herewith
19.1
Alexandria Real Estate Equities, Inc. Amended and Restated Policy
Statement on Trading in Securities
N/A
Filed herewith
21.1
List of Subsidiaries of the Company
N/A
Filed herewith
22.1
List of Guarantor Subsidiaries of the Company
N/A
Filed herewith
23.1
Consent of Ernst & Young LLP
N/A
Filed herewith
31.1
Certification of Principal Executive Officer Pursuant to Section 302 of the
Sarbanes-Oxley Act of 2002
N/A
Filed herewith
31.2
Certification of Principal Executive Officer Pursuant to Section 302 of the
Sarbanes-Oxley Act of 2002
N/A
Filed herewith
31.3
Certification of Principal Financial Officer Pursuant to Section 302 of the
Sarbanes-Oxley Act of 2002
N/A
Filed herewith
32.0
Certification of Principal Executive Officers and Principal Financial Officer
Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of
the Sarbanes-Oxley Act of 2002
N/A
Filed herewith
97.1 (1)
Incentive Compensation Recoupment Policy
N/A
Filed herewith
101.1
The following materials from the Company’s annual report on Form 10-K for
the three months and year ended December 31, 2024, formatted in iXBRL
(Inline eXtensible Business Reporting Language): (i) Consolidated Balance
Sheets as of December 31, 2024 and 2023, (ii) Consolidated Statements of
Operations for the years ended December 31, 2024, 2023, and 2022, (iii)
Consolidated Statements of Comprehensive Income for the years ended
December 31, 2024, 2023, and 2022, (iv) Consolidated Statements of
Changes in Stockholders’ Equity and Noncontrolling Interests for the years
ended December 31, 2024, 2023, and 2022, (v) Consolidated Statements of
Cash Flows for the years ended December 31, 2024, 2023, and 2022, (vi)
Notes to Consolidated Financial Statements, and (vii) Schedule III -
Consolidated Financial Statement Schedule of Real Estate and
Accumulated Depreciation of the Company.
N/A
Filed herewith
Cover Page Interactive Data File (embedded within the Inline XBRL
document)
N/A
Filed herewith
(*) Incorporated by reference.
(1) Management contract or compensatory arrangement.
S-1