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Published: 2023-07-24 16:06:33 ET

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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

(Mark One)

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES

EXCHANGE ACT OF 1934

For the quarterly period ended June 30, 2023

☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES

EXCHANGE ACT OF 1934

For the transition period from ____________ to ____________

Commission file number 1-12993

ALEXANDRIA REAL ESTATE EQUITIES, INC.

(Exact name of registrant as specified in its charter)


Maryland						95-4502084
(State or other jurisdiction of incorporation or organization)						(I.R.S. Employer Identification Number)

26 North Euclid Avenue, Pasadena, California 91101

(Address of principal executive offices) (Zip code)

(626) 578-0777

(Registrant’s telephone number, including area code)

N/A

(Former name, former address and former fiscal year, if changed since last report)

Securities registered pursuant to Section 12(b) of the Exchange Act:


Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Stock, $0.01 par value per share	ARE	New York Stock Exchange

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Large accelerated filer

☒

Smaller reporting company

☐

Accelerated filer

☐

Emerging growth company

☐

Non-accelerated filer

☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

As of July 14, 2023, 173,028,216 shares of common stock, par value $0.01 per share, were outstanding.

TABLE OF CONTENTS


		Page
PART I – FINANCIAL INFORMATION

Item 1.	FINANCIAL STATEMENTS (UNAUDITED)

	Consolidated Balance Sheets as of June 30, 2023 and December 31, 2022	1

	Consolidated Financial Statements for the Three and Six Months Ended June 30, 2023 and 2022:

	Consolidated Statements of Operations	2

	Consolidated Statements of Comprehensive Income	3

	Consolidated Statements of Changes in Stockholders’ Equity and Noncontrolling Interests	4


	Consolidated Statements of Cash Flows for the Six Months Ended June 30, 2023 and 2022	8

	Notes to Consolidated Financial Statements	10

Item 2.	MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS	43

Item 3.	QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK	115

Item 4.	CONTROLS AND PROCEDURES	116

PART II – OTHER INFORMATION

Item 1A.	RISK FACTORS	117

Item 5 .	OTHER INFORMATION	120

Item 6.	EXHIBITS	121

SIGNATURES		122

GLOSSARY

The following abbreviations or acronyms that may be used in this document shall have the adjacent meanings set forth below:


ASU			Accounting Standards Update
ATM			At the Market
CIP			Construction in Progress
EPS			Earnings per Share
ESG			Environmental, Social & Governance
FASB			Financial Accounting Standards Board
FDIC			Federal Deposit Insurance Corporation
FFO			Funds From Operations
GAAP			U.S. Generally Accepted Accounting Principles
IRS			Internal Revenue Service
JV			Joint Venture
LEED®			Leadership in Energy and Environmental Design
Nareit			National Association of Real Estate Investment Trusts
NAV			Net Asset Value
NYSE			New York Stock Exchange
REIT			Real Estate Investment Trust
RSF			Rentable Square Feet/Foot
SEC			Securities and Exchange Commission
SF			Square Feet/Foot
SoDo			South of Downtown submarket of Seattle
SOFR			Secured Overnight Financing Rate
SoMa			South of Market submarket of the San Francisco Bay Area
U.S.			United States
VIE			Variable Interest Entity

PART I – FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS (UNAUDITED)

Alexandria Real Estate Equities, Inc.

Consolidated Balance Sheets

(In thousands)


	June 30, 2023		December 31, 2022
	(Unaudited)
Assets
Investments in real estate	$	31,178,054	$	29,945,440
Investments in unconsolidated real estate joint ventures	37,801		38,435
Cash and cash equivalents	924,370		825,193
Restricted cash	35,920		32,782
Tenant receivables	6,951		7,614
Deferred rent	984,366		942,646
Deferred leasing costs	520,610		516,275
Investments	1,495,994		1,615,074
Other assets	1,475,191		1,599,940
Total assets	$	36,659,257	$	35,523,399

Liabilities, Noncontrolling Interests, and Equity
Secured notes payable	$	91,939	$	59,045
Unsecured senior notes payable	11,091,424		10,100,717
Unsecured senior line of credit and commercial paper	—		—
Accounts payable, accrued expenses, and other liabilities	2,494,087		2,471,259
Dividends payable	214,555		209,131
Total liabilities	13,892,005		12,840,152

Commitments and contingencies

Redeemable noncontrolling interests	52,628		9,612

Alexandria Real Estate Equities, Inc.’s stockholders’ equity:
Common stock	1,709		1,707
Additional paid-in capital	18,812,318		18,991,492
Accumulated other comprehensive loss	(16,589)		(20,812)
Alexandria Real Estate Equities, Inc.’s stockholders’ equity	18,797,438		18,972,387
Noncontrolling interests	3,917,186		3,701,248
Total equity	22,714,624		22,673,635
Total liabilities, noncontrolling interests, and equity	$	36,659,257	$	35,523,399

The accompanying notes are an integral part of these consolidated financial statements.

Alexandria Real Estate Equities, Inc.

Consolidated Statements of Operations

(In thousands, except per share amounts)

(Unaudited)


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenues:
Income from rentals	$	704,339	$	640,959	$	1,392,288	$	1,253,513
Other income	9,561		2,805		22,407		5,316
Total revenues	713,900		643,764		1,414,695		1,258,829

Expenses:
Rental operations	211,834		196,284		418,767		377,612
General and administrative	45,882		43,397		94,078		84,328
Interest	17,072		24,257		30,826		53,697
Depreciation and amortization	273,555		242,078		538,857		482,737
Impairment of real estate	168,575		—		168,575		—
Loss on early extinguishment of debt	—		3,317		—		3,317
Total expenses	716,918		509,333		1,251,103		1,001,691

Equity in earnings of unconsolidated real estate joint ventures	181		213		375		433
Investment loss	(78,268)		(39,481)		(123,379)		(279,800)
Gain on sales of real estate	214,810		214,219		214,810		214,219
Net income	133,705		309,382		255,398		191,990
Net income attributable to noncontrolling interests	(43,768)		(37,168)		(87,599)		(69,345)
Net income attributable to Alexandria Real Estate Equities, Inc.’s stockholders	89,937		272,214		167,799		122,645
Net income attributable to unvested restricted stock awards	(2,677)		(2,934)		(5,283)		(4,134)
Net income attributable to Alexandria Real Estate Equities, Inc.’s common stockholders	$	87,260	$	269,280	$	162,516	$	118,511

Net income per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders:
Basic	$	0.51	$	1.67	$	0.95	$	0.74
Diluted	$	0.51	$	1.67	$	0.95	$	0.74

The accompanying notes are an integral part of these consolidated financial statements.

Alexandria Real Estate Equities, Inc.

Consolidated Statements of Comprehensive Income

(In thousands)

(Unaudited)


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Net income	$	133,705	$	309,382	$	255,398	$	191,990
Other comprehensive income (loss)
Unrealized gains (losses) on foreign currency translation:
Unrealized foreign currency translation gains (losses) arising during the period	3,947		(6,124)		4,223		(4,557)
Unrealized gains (losses) on foreign currency translation, net	3,947		(6,124)		4,223		(4,557)

Total other comprehensive income (loss)	3,947		(6,124)		4,223		(4,557)
Comprehensive income	137,652		303,258		259,621		187,433
Less: comprehensive income attributable to noncontrolling interests	(43,768)		(37,168)		(87,599)		(69,345)
Comprehensive income attributable to Alexandria Real Estate Equities, Inc.’s stockholders	$	93,884	$	266,090	$	172,022	$	118,088

The accompanying notes are an integral part of these consolidated financial statements.

Alexandria Real Estate Equities, Inc.

Consolidated Statement of Changes in Stockholders’ Equity and Noncontrolling Interests

(Dollars in thousands)

(Unaudited)


	Alexandria Real Estate Equities, Inc.’s Stockholders’ Equity
	Number of Common Shares	Common Stock		Additional Paid-In Capital		Retained Earnings		Accumulated Other Comprehensive Loss		Noncontrolling Interests		Total Equity		Redeemable Noncontrolling Interests
Balance as of March 31, 2023	170,859,704	$	1,709	$	18,902,821	$	—	$	(20,536)	$	3,757,911	$	22,641,905	$	44,862
Net income	—	—		—		89,937		—		43,567		133,504		201
Total other comprehensive income	—	—		—		—		3,947		—		3,947		—
Contributions from and sales of noncontrolling interests	—	—		4,946		—		—		194,704		199,650		—
Distributions to and redemption of noncontrolling interests	—	—		—		—		—		(71,230)		(71,230)		(201)
Transfer of noncontrolling interests	—	—		—		—		—		(7,766)		(7,766)		7,766

Issuance pursuant to stock plan	14,343	—		29,670		—		—		—		29,670		—
Taxes related to net settlement of equity awards	(4,269)	—		(501)		—		—		—		(501)		—
Dividends declared on common stock ($1.24 per share)	—	—		—		(214,555)		—		—		(214,555)		—
Reclassification of distributions in excess of earnings	—	—		(124,618)		124,618		—		—		—		—
Balance as of June 30, 2023	170,869,778	$	1,709	$	18,812,318	$	—	$	(16,589)	$	3,917,186	$	22,714,624	$	52,628

The accompanying notes are an integral part of these consolidated financial statements.

Alexandria Real Estate Equities, Inc.

Consolidated Statement of Changes in Stockholders’ Equity and Noncontrolling Interests

(Dollars in thousands)

(Unaudited)


	Alexandria Real Estate Equities, Inc.’s Stockholders’ Equity
	Number of Common Shares	Common Stock		Additional Paid-In Capital		Retained Earnings		Accumulated Other Comprehensive Loss		Noncontrolling Interests		Total Equity		Redeemable Noncontrolling Interests
Balance as of March 31, 2022	161,408,296	$	1,614	$	16,934,094	$	—	$	(5,727)	$	3,241,023	$	20,171,004	$	9,612
Net income	—	—		—		272,214		—		36,967		309,181		201
Total other comprehensive loss	—	—		—		—		(6,124)		—		(6,124)		—
Contributions from and sales of noncontrolling interests	—	—		113,020		—		—		96,721		209,741		—
Distributions to and redemption of noncontrolling interests	—	—		(111)		—		—		(61,522)		(61,633)		(201)
Issuance pursuant to stock plan	73,282	1		26,740		—		—		—		26,741		—
Taxes related to net settlement of equity awards	(25,532)	—		(3,816)		—		—		—		(3,816)		—
Dividends declared on common stock ($1.18 per share)	—	—		—		(192,570)		—		—		(192,570)		—
Reclassification of earnings in excess of distributions	—	—		79,644		(79,644)		—		—		—		—
Balance as of June 30, 2022	161,456,046	$	1,615	$	17,149,571	$	—	$	(11,851)	$	3,313,189	$	20,452,524	$	9,612

The accompanying notes are an integral part of these consolidated financial statements.

Alexandria Real Estate Equities, Inc.

Consolidated Statement of Changes in Stockholders’ Equity and Noncontrolling Interests

(Dollars in thousands)

(Unaudited)


	Alexandria Real Estate Equities, Inc.’s Stockholders’ Equity
	Number of Common Shares	Common Stock		Additional Paid-In Capital		Retained Earnings		Accumulated Other Comprehensive Loss		Noncontrolling Interests		Total Equity		Redeemable Noncontrolling Interests
Balance as of December 31, 2022	170,748,395	$	1,707	$	18,991,492	$	—	$	(20,812)	$	3,701,248	$	22,673,635	$	9,612
Net income	—	—		—		167,799		—		87,197		254,996		402
Total other comprehensive income	—	—		—		—		4,223		—		4,223		—
Contributions from and sales of noncontrolling interests	—	—		23,945		—		—		270,722		294,667		35,250
Distributions to and redemption of noncontrolling interests	—	—		—		—		—		(134,215)		(134,215)		(402)
Transfer of noncontrolling interests	—	—		—		—		—		(7,766)		(7,766)		7,766

Issuance pursuant to stock plan	208,929	2		65,452		—		—		—		65,454		—
Taxes related to net settlement of equity awards	(87,546)	—		(12,469)		—		—		—		(12,469)		—
Dividends declared on common stock ($2.45 per share)	—	—		—		(423,901)		—		—		(423,901)		—
Reclassification of distributions in excess of earnings	—	—		(256,102)		256,102		—		—		—		—
Balance as of June 30, 2023	170,869,778	$	1,709	$	18,812,318	$	—	$	(16,589)	$	3,917,186	$	22,714,624	$	52,628

The accompanying notes are an integral part of these consolidated financial statements.

Alexandria Real Estate Equities, Inc.

Consolidated Statement of Changes in Stockholders’ Equity and Noncontrolling Interests

(Dollars in thousands)

(Unaudited)


	Alexandria Real Estate Equities, Inc.’s Stockholders’ Equity
	Number of Common Shares	Common Stock		Additional Paid-In Capital		Retained Earnings		Accumulated Other Comprehensive Loss		Noncontrolling Interests		Total Equity		Redeemable Noncontrolling Interests
Balance as of December 31, 2021	158,043,880	$	1,580	$	16,195,256	$	—	$	(7,294)	$	2,834,096	$	19,023,638	$	9,612
Net income	—	—		—		122,645		—		68,943		191,588		402
Total other comprehensive loss	—	—		—		—		(4,557)		—		(4,557)		—
Contributions from and sales of noncontrolling interests	—	—		526,635		—		—		501,972		1,028,607		—
Distributions to and redemption of noncontrolling interests	—	—		(111)		—		—		(91,822)		(91,933)		(402)
Issuance of common stock	3,220,000	32		646,284		—		—		—		646,316		—
Issuance pursuant to stock plan	293,187	3		57,597		—		—		—		57,600		—
Taxes related to net settlement of equity awards	(101,021)	—		(18,464)		—		—		—		(18,464)		—
Dividends declared on common stock ($2.33 per share)	—	—		—		(380,271)		—		—		(380,271)		—
Reclassification of distributions in excess of earnings	—	—		(257,626)		257,626		—		—		—		—
Balance as of June 30, 2022	161,456,046	$	1,615	$	17,149,571	$	—	$	(11,851)	$	3,313,189	$	20,452,524	$	9,612

The accompanying notes are an integral part of these consolidated financial statements.


Alexandria Real Estate Equities, Inc. Consolidated Statements of Cash Flows (In thousands) (Unaudited)
	Six Months Ended June 30,
	2023		2022
Operating Activities:
Net income	$	255,398	$	191,990
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	538,857		482,737
Impairment of real estate	168,575		—
Gain on sales of real estate	(214,810)		(214,219)
Loss on early extinguishment of debt	—		3,317
Equity in earnings of unconsolidated real estate joint ventures	(375)		(433)
Distributions of earnings from unconsolidated real estate joint ventures	1,649		2,289
Amortization of loan fees	7,368		6,339
Amortization of debt discounts (premiums)	592		(157)
Amortization of acquired above- and below-market leases	(46,425)		(30,675)
Deferred rent	(62,526)		(69,387)
Stock compensation expense	31,978		28,368
Investment loss	123,379		279,800
Changes in operating assets and liabilities:
Tenant receivables	1,152		306
Deferred leasing costs	(56,367)		(115,601)
Other assets	4,735		(6,893)
Accounts payable, accrued expenses, and other liabilities	30,863		(27,661)
Net cash provided by operating activities	784,043		530,120

Investing Activities:
Proceeds from sales of real estate	592,630		375,379
Additions to real estate	(1,812,241)		(1,377,589)
Purchases of real estate	(233,317)		(2,182,699)
Change in escrow deposits	13,663		138,440
Investments in unconsolidated real estate joint ventures	(332)		(336)
Return of capital from unconsolidated real estate joint ventures	—		471
Additions to non-real estate investments	(103,839)		(140,093)
Sales of and distributions from non-real estate investments	109,335		90,228
Net cash used in investing activities	$	(1,434,101)	$	(3,096,199)


Alexandria Real Estate Equities, Inc. Consolidated Statements of Cash Flows (In thousands) (Unaudited)
	Six Months Ended June 30,
	2023		2022
Financing Activities:
Borrowings from secured notes payable	$	32,550	$	15,973
Repayments of borrowings from secured notes payable	—		(906)
Payment for the defeasance of secured note payable	—		(198,304)
Proceeds from issuance of unsecured senior notes payable	996,205		1,793,318
Borrowings from unsecured senior line of credit	375,000		1,180,000
Repayments of borrowings from unsecured senior line of credit	(375,000)		(1,180,000)
Proceeds from issuances under commercial paper program	1,705,000		7,410,000
Repayments of borrowings under commercial paper program	(1,705,000)		(7,530,000)
Payments of loan fees	(10,113)		(17,596)
Taxes paid related to net settlement of equity awards	(12,521)		(15,264)
Proceeds from issuance of common stock	—		646,316
Dividends on common stock	(418,477)		(371,547)
Contributions from and sales of noncontrolling interests	299,531		1,029,134
Distributions to and purchases of noncontrolling interests	(134,617)		(92,224)
Net cash provided by financing activities	752,558		2,668,900

Effect of foreign exchange rate changes on cash and cash equivalents	(185)		(386)

Net increase in cash, cash equivalents, and restricted cash	102,315		102,435
Cash, cash equivalents, and restricted cash as of the beginning of period	857,975		415,227
Cash, cash equivalents, and restricted cash as of the end of period	$	960,290	$	517,662

Supplemental Disclosure and Non-Cash Investing and Financing Activities:
Cash paid during the period for interest, net of interest capitalized	$	4,030	$	25,915
Accrued construction for current-period additions to real estate	$	495,807	$	517,909
Contribution of assets from real estate joint venture partner	$	33,250	$	—
Issuance of noncontrolling interest to joint venture partner	$	(33,250)	$	—
Right-of-use asset	$	—	$	17,978
Lease liability	$	—	$	(17,978)

The accompanying notes are an integral part of these consolidated financial statements.

Alexandria Real Estate Equities, Inc.

Notes to Consolidated Financial Statements

(Unaudited)

1. ORGANIZATION AND BASIS OF PRESENTATION

Alexandria Real Estate Equities, Inc. (NYSE:ARE), an S&P 500® life science REIT, is the pioneer of the life science real estate niche since its founding in 1994. Alexandria is the preeminent and longest-tenured owner, operator, and developer of collaborative life science, agtech, and advanced technology campuses in AAA innovation cluster locations, including Greater Boston, the San Francisco Bay Area, New York City, San Diego, Seattle, Maryland, and Research Triangle. With approximately 825 tenants, Alexandria has a total market capitalization of $30.6 billion and an asset base in North America of 74.9 million SF as of June 30, 2023. As used in this quarterly report on Form 10-Q, references to the “Company,” “Alexandria,” “ARE,” “we,” “us,” and “our” refer to Alexandria Real Estate Equities, Inc. and its consolidated subsidiaries. The accompanying unaudited consolidated financial statements include the accounts of Alexandria Real Estate Equities, Inc. and its consolidated subsidiaries. All significant intercompany balances and transactions have been eliminated.

We have prepared the accompanying interim consolidated financial statements in accordance with GAAP and in conformity with the rules and regulations of the SEC. In our opinion, these interim consolidated financial statements presented herein reflect all adjustments, of a normal recurring nature, that are necessary to fairly present the interim consolidated financial statements. The results of operations for the interim period are not necessarily indicative of the results that may be expected for the year ending December 31, 2023. These unaudited consolidated financial statements should be read in conjunction with the audited consolidated financial statements and the notes thereto included in our annual report on Form 10-K for the year ended December 31, 2022. Any references to our total market capitalization, number or quality of buildings or tenants, quality of location, square footage, number of leases, or occupancy percentage, and any amounts derived from these values in these notes to consolidated financial statements are outside the scope of our independent registered public accounting firm’s review.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Consolidation

On an ongoing basis, as circumstances indicate the need for reconsideration, we evaluate each legal entity that is not wholly owned by us in accordance with the consolidation accounting guidance. Our evaluation considers all of our variable interests, including equity ownership, as well as fees paid to us for our involvement in the management of each partially owned entity. To fall within the scope of the consolidation guidance, an entity must meet both of the following criteria:

•The entity has a legal structure that has been established to conduct business activities and to hold assets; such entity can be in the form of a partnership, limited liability company, or corporation, among others; and

•We have a variable interest in the legal entity — i.e., variable interests that are contractual, such as equity ownership, or other financial interests that change with changes in the fair value of the entity’s net assets.

If an entity does not meet both criteria above, we apply other accounting literature, such as the cost or equity method of accounting. If an entity does meet both criteria above, we evaluate such entity for consolidation under either the variable interest model if the legal entity meets any of the following characteristics to qualify as a VIE, or under the voting model for all other legal entities that are not VIEs.

A legal entity is determined to be a VIE if it has any of the following three characteristics:

1)The entity does not have sufficient equity to finance its activities without additional subordinated financial support;

2)The entity is established with non-substantive voting rights (i.e., the entity deprives the majority economic interest holder(s) of voting rights); or

3)The equity holders, as a group, lack the characteristics of a controlling financial interest. Equity holders meet this criterion if they lack any of the following:

•The power, through voting rights or similar rights, to direct the activities of the entity that most significantly influence the entity’s economic performance, as evidenced by:

•Substantive participating rights in day-to-day management of the entity’s activities; or

•Substantive kick-out rights over the party responsible for significant decisions;

•The obligation to absorb the entity’s expected losses; or

•The right to receive the entity’s expected residual returns.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

Our real estate joint ventures consist of limited partnerships or limited liability companies. For an entity structured as a limited partnership or a limited liability company, our evaluation of whether the equity holders (equity partners other than the general partner or the managing member of a joint venture) lack the characteristics of a controlling financial interest includes the evaluation of whether the limited partners or non-managing members (the noncontrolling equity holders) lack both substantive participating rights and substantive kick-out rights, defined as follows:

•Participating rights provide the noncontrolling equity holders the ability to direct significant financial and operating decisions made in the ordinary course of business that most significantly influence the entity’s economic performance.

•Kick-out rights allow the noncontrolling equity holders to remove the general partner or managing member without cause.

If we conclude that any of the three characteristics of a VIE are met, including that the equity holders lack the characteristics of a controlling financial interest because they lack both substantive participating rights and substantive kick-out rights, we conclude that the entity is a VIE and evaluate it for consolidation under the variable interest model.

Variable interest model

If an entity is determined to be a VIE, we evaluate whether we are the primary beneficiary. The primary beneficiary analysis is a qualitative analysis based on power and benefits. We consolidate a VIE if we have both power and benefits — that is, (i) we have the power to direct the activities of a VIE that most significantly influence the VIE’s economic performance (power) and (ii) we have the obligation to absorb losses of or the right to receive benefits from the VIE that could potentially be significant to the VIE (benefits). We consolidate VIEs whenever we determine that we are the primary beneficiary. Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements for information on specific joint ventures that qualify as VIEs. If we have a variable interest in a VIE but are not the primary beneficiary, we account for our investment using the equity method of accounting.

Voting model

If a legal entity fails to meet any of the three characteristics of a VIE (i.e., insufficiency of equity, existence of non-substantive voting rights, or lack of a controlling financial interest), we then evaluate such entity under the voting model. Under the voting model, we consolidate the entity if we determine that we, directly or indirectly, have greater than 50% of the voting shares and that other equity holders do not have substantive participating rights. Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements for information on specific joint ventures that qualify for evaluation under the voting model.

Use of estimates

The preparation of consolidated financial statements in conformity with GAAP requires us to make estimates and assumptions that affect the reported amounts of assets, liabilities, and equity; the disclosure of contingent assets and liabilities as of the date of the consolidated financial statements; and the amounts of revenues and expenses during the reporting period. Actual results could materially differ from those estimates.

Investments in real estate

Evaluation of business combination or asset acquisition

We evaluate each acquisition of real estate or in-substance real estate (including equity interests in entities that predominantly hold real estate assets) to determine whether the integrated set of assets and activities acquired meets the definition of a business and needs to be accounted for as a business combination. An acquisition of an integrated set of assets and activities that does not meet the definition of a business is accounted for as an asset acquisition. If either of the following criteria is met, the integrated set of assets and activities acquired would not qualify as a business:

•Substantially all of the fair value of the gross assets acquired is concentrated in either a single identifiable asset or a group of similar identifiable assets; or

•The integrated set of assets and activities is lacking, at a minimum, an input and a substantive process that together significantly contribute to the ability to create outputs (i.e., revenue generated before and after the transaction).

An acquired process is considered substantive if:

•The process includes an organized workforce (or includes an acquired contract that provides access to an organized workforce) that is skilled, knowledgeable, and experienced in performing the process;

•The process cannot be replaced without significant cost, effort, or delay; or

•The process is considered unique or scarce.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

Generally, our acquisitions of real estate or in-substance real estate do not meet the definition of a business 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) or because the acquisition does not include a substantive process in the form of an acquired workforce or an acquired contract that cannot be replaced without significant cost, effort, or delay. When evaluating acquired service or management contracts, we consider the nature of the services performed, the terms of the contract relative to similar arm’s-length contracts, and the availability of comparable vendors in evaluating whether the acquired contract constitutes a substantive process.

Recognition of real estate acquired

For acquisitions of real estate or in-substance real estate that are accounted for as business combinations, we allocate the acquisition consideration (excluding acquisition costs) to the assets acquired, liabilities assumed, noncontrolling interests, and previously existing ownership interests at fair value as of the acquisition date. Assets include intangible assets such as tenant relationships, acquired in-place leases, and favorable intangibles associated with in-place leases in which we are the lessor. Liabilities include unfavorable intangibles associated with in-place leases in which we are the lessor. In addition, for acquired in-place finance or operating leases in which we are the lessee, acquisition consideration is allocated to lease liabilities and related right-of-use assets, adjusted to reflect favorable or unfavorable terms of the lease when compared with market terms. Any excess (deficit) of the consideration transferred relative to the fair value of the net assets acquired is accounted for as goodwill (bargain purchase gain). Acquisition costs related to business combinations are expensed as incurred.

Generally, we expect that acquisitions of real estate or in-substance real estate will not meet the definition of a business 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 is similar to the accounting model for business combinations, except that the acquisition consideration (including acquisition costs) is 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. As a result, asset acquisitions do not result in the recognition of goodwill or a bargain purchase gain. Incremental and external direct acquisition costs related to acquisitions of real estate or in-substance real estate (such as legal and other third-party services) are capitalized.

We exercise judgment to determine the key assumptions used to allocate the purchase price of real estate acquired among its components. The allocation of the consideration to the various components of properties acquired during the year can have an effect on our net income due to the useful depreciable and amortizable lives applicable to each component and the recognition of the related depreciation and amortization expense in our consolidated statements of operations. We apply judgment in utilizing available comparable market information to assess relative fair value. We assess the relative fair values of tangible and intangible assets and liabilities based on available comparable market information, including estimated replacement costs, rental rates, and recent market transactions. In addition, we may use estimated cash flow projections that utilize appropriate discount and capitalization rates. Estimates of future cash flows are based on a number of factors, including the historical operating results, known and anticipated trends, and market/economic conditions that may affect the property.

The value of tangible assets acquired is based upon our estimation of fair value on an “as if vacant” basis. The value of acquired in-place leases includes the estimated costs during the hypothetical lease-up period and other costs that would have been incurred in the execution of similar leases under the market conditions at the acquisition date of the acquired in-place lease. If there is a bargain fixed-rate renewal option for the period beyond the noncancelable lease term of an in-place lease, we evaluate intangible factors, such as the business conditions in the industry in which the lessee operates, the economic conditions in the area in which the property is located, and the ability of the lessee to sublease the property during the renewal term, in order to determine the likelihood that the lessee will renew. When we determine that there is reasonable assurance that such bargain purchase option will be exercised, we consider the option in determining the intangible value of such lease and its related amortization period. We also recognize the relative fair values of assets acquired, the liabilities assumed, and any noncontrolling interest in acquisitions of less than a 100% interest when the acquisition constitutes a change in control of the acquired entity.

Depreciation and amortization

The values allocated to buildings and building improvements, land improvements, tenant improvements, and equipment are depreciated on a straight-line basis. For buildings and building improvements, we depreciate using the shorter of the respective ground lease terms or their estimated useful lives, not to exceed 40 years. Land improvements are depreciated over their estimated useful lives, not to exceed 20 years. Tenant improvements are depreciated over their respective lease terms or estimated useful lives, and equipment is depreciated over the shorter of the lease term or its estimated useful life. The values of the right-of-use assets are amortized on a straight-line basis over the remaining terms of each related lease. The values of acquired in-place leases and

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

associated favorable intangibles (i.e., acquired above-market leases) are classified in other assets in our consolidated balance sheets and are amortized over the remaining terms of the related leases as a reduction of income from rentals in our consolidated statements of operations. The values of unfavorable intangibles (i.e., acquired below-market leases) associated with acquired in-place leases are classified in accounts payable, accrued expenses, and other liabilities in our consolidated balance sheets and are amortized over the remaining terms of the related leases as an increase in income from rentals in our consolidated statements of operations.

Capitalized project costs

We capitalize project costs, including pre-construction costs, interest, property taxes, insurance, and other costs directly related and essential to the development, redevelopment, pre-construction, or construction of a project. Capitalization of development, redevelopment, pre-construction, and construction costs is required while activities are ongoing to prepare an asset for its intended use. Fluctuations in our development, redevelopment, pre-construction, and construction activities could result in significant changes to total expenses and net income. Costs incurred after a project is substantially complete and ready for its intended use are expensed as incurred. Should development, redevelopment, pre-construction, or construction activity cease, interest, property taxes, insurance, and certain other costs would no longer be eligible for capitalization and would be expensed as incurred. Expenditures for repairs and maintenance are expensed as incurred.

Real estate sales

A property is classified as held for sale when all of the following criteria for a plan of sale have been met: (i) management, having the authority to approve the action, commits to a plan to sell the property; (ii) the property is available for immediate sale in its present condition, subject only to terms that are usual and customary; (iii) an active program to locate a buyer and other actions required to complete the plan to sell have been initiated; (iv) the sale of the property is probable and is expected to be completed within one year; (v) the property is being actively marketed for sale at a price that is reasonable in relation to its current fair value; and (vi) actions necessary to complete the plan of sale indicate that it is unlikely that significant changes to the plan will be made or that the plan will be withdrawn. Depreciation of assets ceases upon designation of a property as held for sale. For additional details, refer to Note 15 – “Assets classified as held for sale” to our unaudited consolidated financial statements.

If the disposal of a property represents a strategic shift that has (or will have) a major effect on our operations or financial results, such as (i) a major line of business, (ii) a major geographic area, (iii) a major equity method investment, or (iv) other major parts of an entity, then the operations of the property, including any interest expense directly attributable to it, are classified as discontinued operations in our consolidated statements of operations, and amounts for all prior periods presented are reclassified from continuing operations to discontinued operations. The disposal of an individual property generally will not represent a strategic shift and therefore will typically not meet the criteria for classification as a discontinued operation.

We recognize gains or losses on real estate sales in accordance with the accounting standard on the derecognition of nonfinancial assets arising from contracts with noncustomers. Our ordinary output activities consist of the leasing of space to our tenants in our operating properties, not the sales of real estate. Therefore, sales of real estate (in which we are the seller) qualify as contracts with noncustomers. In our transactions with noncustomers, we apply certain recognition and measurement principles consistent with our method of recognizing revenue arising from contracts with customers. Derecognition of the asset is based on the transfer of control. If a real estate sales contract includes our ongoing involvement with the property, then we evaluate each promised good or service under the contract to determine whether it represents a separate performance obligation, constitutes a guarantee, or prevents the transfer of control. If a good or service is considered a separate performance obligation, an allocated portion of the transaction price is recognized as revenue as we transfer the related good or service to the buyer.

The recognition of gain or loss on the sale of a partial interest also depends on whether we retain a controlling or noncontrolling interest in the property. If we retain a controlling interest in the property upon completion of the sale, we continue to reflect the asset at its book value, record a noncontrolling interest for the book value of the partial interest sold, and recognize additional paid-in capital for the difference between the consideration received and the partial interest at book value. Conversely, if we retain a noncontrolling interest upon completion of the sale of a partial interest of real estate, we recognize a gain or loss as if 100% of the asset were sold.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

Impairment of long-lived assets

Prior to and subsequent to the end of each quarter, we review current activities and changes in the business conditions of all of our long-lived assets 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, 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, 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 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, construction costs, available market information, current and historical operating results, known trends, current market/economic conditions that may affect the asset, 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 of the asset to its estimated fair value. If an impairment charge is not required to be recognized, the recognition of depreciation or amortization is adjusted prospectively, as necessary, to reduce the carrying amount of the asset to its estimated disposition value over the remaining period that the asset is expected to be held and used. We may adjust depreciation of properties that are expected to be disposed of or redeveloped prior to the end of their useful lives.

We use the held for sale impairment model for our properties classified as held for sale, which is different from the held and used impairment model. Under the held for sale impairment model, an impairment charge is recognized if the carrying amount of the long-lived asset classified as held for sale exceeds its fair value less cost to sell. 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.

International operations

In addition to operating properties in the U.S., we have 11 properties in Canada. The functional currency for our subsidiaries operating in the U.S. is the U.S. dollar. The local currency of a foreign subsidiary serves as its functional currency. The assets and liabilities of our foreign subsidiaries are translated into U.S. dollars at the exchange rate in effect as of the financial statement date. Revenue and expense accounts of our foreign subsidiaries are translated using the weighted-average exchange rate for the periods presented. Gains or losses resulting from the translation are classified in accumulated other comprehensive income (loss) as a separate component of total equity and are excluded from net income (loss).

Whenever a foreign investment meets the criteria for classification as held for sale, we evaluate the recoverability of the investment under the held for sale impairment model. We may recognize an impairment charge if the carrying amount of the investment exceeds its fair value less cost to sell. In determining an investment’s carrying amount, we consider its net book value and any cumulative unrealized foreign currency translation adjustment related to the investment.

The appropriate amounts of foreign exchange rate gains or losses classified in accumulated other comprehensive income (loss) are reclassified to net income (loss) when realized upon the sale of our investment or upon the complete or substantially complete liquidation of our investment.

Investments

We hold investments in publicly traded companies and privately held entities primarily involved in the life science, agtech, and technology industries. As a REIT, we generally limit our ownership of each individual entity’s voting stock to less than 10%. We evaluate each investment to determine whether we have the ability to exercise significant influence, but not control, over an investee. We evaluate investments in which our ownership is equal to or greater than 20%, but less than or equal to 50%, of an investee’s voting stock with a presumption that we have this ability. For our investments in limited partnerships that maintain specific ownership accounts, we presume that such ability exists when our ownership interest exceeds 3% to 5%. In addition to our ownership interest, we consider whether we have a board seat or whether we participate in the policy-making process, among other criteria, to determine if we have the ability to exert significant influence, but not control, over an investee. If we determine that we have such ability, we account for the investment under the equity method of accounting, as described below.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

Investments accounted for under the equity method

Under the equity method of accounting, we initially recognize our investment at cost and subsequently adjust the carrying amount of the investment for our share of earnings or losses reported by the investee, distributions received, and other-than-temporary impairments. For more information about our investments accounted for under the equity method, refer to Note 7 – “Investments” to our unaudited consolidated financial statements.

Investments that do not qualify for the equity method of accounting

For investees over which we determine that we do not have the ability to exercise significant influence or control, we account for each investment depending on whether it is an investment in a (i) publicly traded company, (ii) privately held entity that reports NAV per share, or (iii) privately held entity that does not report NAV per share, as described below.

Investments in publicly traded companies

Our investments in publicly traded companies are classified as investments with readily determinable fair values and are presented at fair value in our consolidated balance sheets, with changes in fair value classified in investment income (loss) in our consolidated statements of operations. The fair values for our investments in publicly traded companies are determined based on sales prices or quotes available on securities exchanges.

Investments in privately held companies

Our investments in privately held entities without readily determinable fair values consist of (i) investments in privately held entities that report NAV per share and (ii) investments in privately held entities that do not report NAV per share. These investments are accounted for as follows:

Investments in privately held entities that report NAV per share

Investments in privately held entities that report NAV per share, such as our privately held investments in limited partnerships, are presented at fair value using NAV as a practical expedient, with changes in fair value classified in investment income (loss) in our consolidated statements of operations. We use NAV per share reported by limited partnerships generally without adjustment, unless we are aware of information indicating that the NAV reported by a limited partnership does not accurately reflect the fair value of the investment at our reporting date.

Investments in privately held entities that do not report NAV per share

Investments in privately held entities that do not report NAV per share are accounted for using a measurement alternative, under which these investments are measured at cost, adjusted for observable price changes and impairments, with changes classified in investment income (loss) in our consolidated statements of operations.

An observable price arises from an orderly transaction for an identical or similar investment of the same issuer, which is observed by an investor without expending undue cost and effort. Observable price changes result from, among other things, equity transactions of the same issuer executed during the reporting period, including subsequent equity offerings or other reported equity transactions related to the same issuer. To determine whether these transactions are indicative of an observable price change, we evaluate, among other factors, whether these transactions have similar rights and obligations, including voting rights, distribution preferences, and conversion rights to the investments we hold.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

Impairment evaluation of equity method investments and investments in privately held entities that do not report NAV per share

We monitor equity method investments and investments in privately held entities that do not report NAV per share for new developments, including operating results, prospects and results of clinical trials, new product initiatives, new collaborative agreements, capital-raising events, and merger and acquisition activities. These investments are evaluated on the basis of a qualitative assessment for indicators of impairment by monitoring the presence of the following triggering events or impairment indicators:

(i)a significant deterioration in the earnings performance, credit rating, asset quality, or business prospects of the investee;

(ii)a significant adverse change in the regulatory, economic, or technological environment of the investee;

(iii)a significant adverse change in the general market condition, including the research and development of technology and products that the investee is bringing or attempting to bring to the market;

(iv)significant concerns about the investee’s ability to continue as a going concern; and/or

(v)a decision by investors to cease providing support or reduce their financial commitment to the investee.

If such indicators are present, we are required to estimate the investment’s fair value and immediately recognize an impairment charge in an amount equal to the investment’s carrying value in excess of its estimated fair value.

Investment income/loss recognition and classification

We recognize both realized and unrealized gains and losses in our consolidated statements of operations, classified in investment income (loss) in our consolidated statements of operations. Unrealized gains and losses represent:

(i)changes in fair value for investments in publicly traded companies;

(ii)changes in NAV for investments in privately held entities that report NAV per share;

(iii)observable price changes for investments in privately held entities that do not report NAV per share; and

(iv)our share of unrealized gains or losses reported by our equity method investees.

Realized gains and losses on our investments represent the difference between proceeds received upon disposition of investments and their historical or adjusted cost basis. For our equity method investments, realized gains and losses represent our share of realized gains or losses reported by the investee. Impairments are realized losses, which result in an adjusted cost basis, and represent charges to reduce the carrying values of investments in privately held entities that do not report NAV per share and equity method investments, if impairments are deemed other than temporary, to their estimated fair value.

Revenues

The table below provides details of our consolidated total revenues for the three and six months ended June 30, 2023 and 2022 (in thousands):


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Income from rentals:
Revenues subject to the lease accounting standard:
Operating leases	$	695,019	$	629,359	$	1,372,441	$	1,232,872
Direct financing and sales-type leases(1)	650		787		1,298		1,807
Revenues subject to the lease accounting standard	695,669		630,146		1,373,739		1,234,679
Revenues subject to the revenue recognition accounting standard	8,670		10,813		18,549		18,834
Income from rentals	704,339		640,959		1,392,288		1,253,513
Other income	9,561		2,805		22,407		5,316
Total revenues	$	713,900	$	643,764	$	1,414,695	$	1,258,829

(1)We completed the sale of our real estate assets subject to sales-type leases in May 2022 and have had no sales-type leases since then.

During the three and six months ended June 30, 2023, revenues that were subject to the lease accounting standard aggregated $695.7 million and $1.4 billion, respectively, and represented 97.4% and 97.1%, respectively, of our total revenues. During the three and six months ended June 30, 2023, our total revenues also included $18.2 million, or 2.6%, and $41.0 million, or 2.9%, respectively, subject to other accounting guidance. Our other income consisted primarily of management fees and interest income earned during the three and six months ended June 30, 2023. For a detailed discussion related to our revenue streams, refer to the “Lease accounting” subsection and the “Recognition of revenue arising from contracts with customers” section within this Note 2 to our unaudited consolidated financial statements.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

Lease accounting

Definition and classification of a lease

When we enter into a contract or amend an existing contract, we evaluate whether the contract meets the definition of a lease. To meet the definition of a lease, the contract must meet all three criteria:

(i)One party (lessor) must hold an identified asset;

(ii)The counterparty (lessee) must have the right to obtain substantially all of the economic benefits from the use of the asset throughout the period of the contract; and

(iii)The counterparty (lessee) must have the right to direct the use of the identified asset throughout the period of the contract.

We classify our leases as either finance leases or operating leases if we are the lessee, or sales-type, direct financing, or operating leases if we are the lessor. We use the following criteria to determine if a lease is a finance lease (as a lessee) or sales-type or direct financing lease (as a lessor):

(i)Ownership is transferred from lessor to lessee by the end of the lease term;

(ii)An option to purchase is reasonably certain to be exercised;

(iii)The lease term is for the major part of the underlying asset’s remaining economic life;

(iv)The present value of lease payments equals or exceeds substantially all of the fair value of the underlying asset; or

(v)The underlying asset is specialized and is expected to have no alternative use at the end of the lease term.

If we meet any of the above criteria, we account for the lease as a finance, a sales-type, or a direct financing lease. If we do not meet any of the criteria, we account for the lease as an operating lease.

A lease is accounted for as a sales-type lease if it is considered to transfer control of the underlying asset to the lessee. A lease is accounted for as a direct financing lease if risks and rewards are conveyed without the transfer of control, which is normally indicated by the existence of a residual value guarantee from an unrelated third party other than the lessee.

This classification will determine the method of recognition of the lease:

•For an operating lease, we recognize income from rentals if we are the lessor, or rental operations expense if we are the lessee, over the term of the lease on a straight-line basis.

•For a sales-type lease or a direct financing lease, we recognize the income from rentals, or for a finance lease, we recognize rental operations expense, over the term of the lease using the effective interest method.

•At inception of a sales-type lease or a direct financing lease, if we determine the fair value of the leased property is lower than its carrying amount, we recognize a selling loss immediately at lease commencement. If fair value exceeds the carrying amount of a lease, a gain is recognized at lease commencement on a sales-type lease. For a direct financing lease, a gain is deferred at lease commencement and amortized over the lease term.

Lessor accounting

Costs to execute leases

We capitalize initial direct costs, which represent only incremental costs of a lease that would not have been incurred if the lease had not been obtained. Costs that we incur to negotiate or arrange a lease, regardless of its outcome, such as for fixed employee compensation, tax or legal advice to negotiate lease terms, and other costs, are expensed as incurred.

Operating leases

We account for the revenue from our lease contracts by utilizing the single component accounting policy. This policy requires us to account for, by class of underlying asset, the lease component and nonlease component(s) associated with each lease as a single component if two criteria are met:

(i)The timing and pattern of transfer of the lease component and the nonlease component(s) are the same; and

(ii)The lease component would be classified as an operating lease if it were accounted for separately.

Lease components consist primarily of fixed rental payments, which represent scheduled rental amounts due under our leases, and contingent rental payments. Nonlease components consist primarily of tenant recoveries representing reimbursements of rental operating expenses under our triple net lease structure, including recoveries for property taxes, insurance, utilities, repairs and maintenance, and common area expenses.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

If the lease component is the predominant component, we account for all revenues under such lease as a single component in accordance with the lease accounting standard. Conversely, if the nonlease component is the predominant component, all revenues under such lease are accounted for in accordance with the revenue recognition accounting standard. Our operating leases qualify for the single component accounting, and the lease component in each of our leases is predominant. Therefore, we account for all revenues from our operating leases under the lease accounting standard and classify these revenues as income from rentals in our consolidated statements of operations.

We commence recognition of income from rentals related to the operating leases at the date the property is ready for its intended use by the tenant and the tenant takes possession or controls the physical use of the leased asset. Income from rentals related to fixed rental payments under operating leases is recognized on a straight-line basis over the respective operating lease terms. We classify amounts expected to be received in later periods as deferred rent in our consolidated balance sheets. Amounts received currently but recognized as revenue in future periods are classified in accounts payable, accrued expenses, and other liabilities in our consolidated balance sheets.

Income from rentals related to variable payments includes tenant recoveries and contingent rental payments. Tenant recoveries, including reimbursements of utilities, repairs and maintenance, common area expenses, real estate taxes and insurance, and other operating expenses, are recognized as revenue in the period during which the applicable expenses are incurred and the tenant’s obligation to reimburse us arises. Income from rentals related to other variable payments is recognized when associated contingencies are removed.

We assess collectibility from our tenants of future lease payments for each of our operating leases. If we determine that collectibility is probable, we recognize income from rentals based on the methodology described above. If we determine that collectibility is not probable, we recognize an adjustment to lower our income from rentals. Furthermore, we may recognize a general allowance at a portfolio level (not the individual level) if we do not expect to collect future lease payments in full.

For each lease for which we determine that collectibility of future lease payments is not probable, we cease the recognition of income from rentals on a straight-line basis and limit the recognition of income to the payments collected from the lessee. We do not resume straight-line recognition of income from rentals for these leases until we determine that the collectibility of future payments related to these leases is probable.

We also record a general allowance related to the deferred rent balances that at the portfolio level (not the individual level) are not expected to be collected in full through the lease term. During the six months ended June 30, 2023, we recorded adjustments aggregating $1.0 million to the general allowance balance. As of June 30, 2023, our general allowance balance aggregated $21.4 million.

Direct financing and sales-type leases

Income from rentals related to direct financing and sales-type leases is recognized over the lease term using the effective interest rate method. At lease commencement, we record an asset within other assets in our consolidated balance sheets, which represents our net investment in the lease. This initial net investment is determined by aggregating the present values of the total future lease payments attributable to the lease and the estimated residual value of the property, less any unearned income related to our direct financing lease. Over the lease term, the investment in the lease accretes in value, producing a constant periodic rate of return on the net investment in the lease. Income from these leases is classified in income from rentals in our consolidated statements of operations. Our net investment is reduced over time as lease payments are received.

We evaluate our net investment in direct financing and sales-type leases for impairment under the current expected credit loss standard. For more information, refer to the “Allowance for credit losses” section within this Note 2 to our unaudited consolidated financial statements.

As a lessor, we classify a lease with variable lease payments that do not depend on an index or a rate as an operating lease on the commencement date of the lease if both of the following criteria are met:

(i)The lease would have been classified as a sales-type lease or direct financing lease under the current lease standard; and

(ii)The sales-type lease or direct financing lease classification would have resulted in a selling loss at lease commencement.

We do not derecognize the underlying asset and do not recognize a loss upon lease commencement but continue to depreciate the underlying asset over its useful life.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

Lessee accounting

We have operating lease agreements in which we are the lessee consisting of ground and office leases. At the lease commencement date (or at the acquisition date if the lease is acquired as part of a real estate acquisition), we are required to recognize a liability to account for our future obligations under these operating leases, and a corresponding right-of-use asset.

The lease liability is measured based on the present value of the future lease payments, including payments during the term under our extension options that we are reasonably certain to exercise. The present value of the future lease payments is calculated for each operating lease using each respective remaining lease term and a corresponding estimated incremental borrowing rate, which is the interest rate that we estimate we would have to pay to borrow on a collateralized basis over a similar term for an amount equal to the lease payments. Subsequently, the lease liability is accreted by applying a discount rate established at the lease commencement date to the lease liability balance as of the beginning of the period and is reduced by the payments made during the period. We classify the operating lease liability in accounts payable, accrued expenses, and other liabilities in our consolidated balance sheets.

The right-of-use asset is measured based on the corresponding lease liability, adjusted for initial direct leasing costs and any other consideration exchanged with the landlord prior to the commencement of the lease, as well as adjustments to reflect favorable or unfavorable terms of an acquired lease when compared with market terms at the time of acquisition. Subsequently, the right-of-use asset is amortized on a straight-line basis during the lease term. We classify the right-of-use asset in other assets in our consolidated balance sheets.

Recognition of revenue arising from contracts with customers

We recognize revenues associated with transactions arising from contracts with customers, excluding revenues subject to the lease accounting standard discussed in the “Lease accounting” section above, in accordance with the revenue recognition accounting standard. A customer is distinguished from a noncustomer by the nature of the goods or services that are transferred. Customers are provided with goods or services that are generated by a company’s ordinary output activities, whereas noncustomers are provided with nonfinancial assets that are outside of a company’s ordinary output activities.

We generally recognize revenue representing the transfer of goods and services to customers in an amount that reflects the consideration to which we expect to be entitled in the exchange. In order to determine the recognition of revenue from customer contracts, we use a five-step model to (i) identify the contract with the customer, (ii) identify the performance obligations in the contract, (iii) determine the transaction price, including variable consideration to the extent that it is probable that a significant future reversal will not occur, (iv) allocate the transaction price to the performance obligations in the contract, and (v) recognize revenue when (or as) we satisfy the performance obligation.

We identify contractual performance obligations and determine whether revenue should be recognized at a point in time or over time, based on when control of goods and services transfers to a customer. We consider whether we control the goods or services prior to the transfer to the customer in order to determine whether we should account for the arrangement as a principal or agent. If we determine that we control the goods or services provided to the customer, then we are the principal to the transaction, and we recognize the gross amount of consideration expected in the exchange. If we simply arrange but do not control the goods or services being transferred to the customer, then we are considered to be an agent to the transaction, and we recognize the net amount of consideration we are entitled to retain in the exchange.

Total revenues subject to the revenue recognition accounting standard and classified within income from rentals in our consolidated statements of operations for the three and six months ended June 30, 2023 included $8.7 million and $18.5 million, respectively, primarily related to short-term parking revenues associated with long-term lease agreements. Short-term parking revenues do not qualify for the single component accounting policy, as discussed in the “Lessor accounting” subsection of the “Lease accounting” section within this Note 2, due to the difference in the timing and pattern of transfer of our parking service obligations and associated lease components within the same lease agreement. We recognize short-term parking revenues in accordance with the revenue recognition accounting standard when the service is provided and the performance obligation is satisfied, which normally occurs at a point in time.

Monitoring of tenant credit quality

During the term of each lease, we monitor the credit quality and any related material changes of our tenants by (i) monitoring the credit rating of tenants that are rated by a nationally recognized credit rating agency, (ii) reviewing financial statements of the tenants that are publicly available or that are required to be delivered to us pursuant to the applicable lease, (iii) monitoring news reports regarding our tenants and their respective businesses, and (iv) monitoring the timeliness of lease payments.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

Allowance for credit losses

We are required to estimate and recognize lifetime expected losses, rather than incurred losses, for most of our financial assets measured at amortized cost and certain other instruments, including trade and other receivables (excluding receivables arising from operating leases), loans, held-to-maturity debt securities, net investments in leases arising from sales-type and direct financing leases, and off-balance-sheet credit exposures (e.g., loan commitments). The recognition of such expected losses, even if the expected risk of credit loss is remote, typically results in earlier recognition of credit losses. An assessment of the collectibility of operating lease payments and the recognition of an adjustment to lease income based on this assessment is governed by the lease accounting standard discussed in the “Lease accounting” section earlier within this Note 2 to our unaudited consolidated financial statements.

At each reporting date, we reassess our credit loss allowances on the aggregate net investment of our direct financing and sales-type leases and our trade receivables. If necessary, we recognize a credit loss adjustment for our current estimate of expected credit losses, which is classified within rental operations in our consolidated statements of operations. For further details, refer to Note 5 – “Leases” to our unaudited consolidated financial statements.

Income taxes

We are organized and operate as a REIT pursuant to the Internal Revenue Code (the “Code”). Under the Code, a REIT that distributes at least 90% of its REIT taxable income to its stockholders annually (excluding net capital gains) and meets certain other conditions is not subject to federal income tax on its distributed taxable income, but could be subject to certain federal, foreign, state, and local taxes. We distribute 100% of our taxable income annually; therefore, a provision for federal income taxes is not required. In addition to our REIT returns, we file federal, foreign, state, and local tax returns for our subsidiaries. We file with jurisdictions located in the U.S., Canada, China, and other international locations. Our tax returns are subject to routine examination in various jurisdictions for the 2017 through 2022 calendar years.

Employee and non-employee share-based payments

We have implemented an entity-wide accounting policy to account for forfeitures of share-based awards granted to employees and non-employees when they occur. As a result of this policy, we recognize expense on share-based awards with time-based vesting conditions without reductions for an estimate of forfeitures. This accounting policy only applies to service condition awards. For performance condition awards, we continue to assess the probability that such conditions will be achieved. Expenses related to forfeited awards are reversed as forfeitures occur. All nonforfeitable dividends paid on share-based payment awards are initially classified in retained earnings and reclassified to compensation cost only if forfeitures of the underlying awards occur. Our employee and non-employee share-based awards are measured at fair value on the grant date and recognized over the recipient’s required service period.

Forward equity sales agreements

We account for our forward equity sales agreements in accordance with the accounting guidance governing financial instruments and derivatives. As of June 30, 2023, none of our forward equity sales agreements were deemed to be liabilities as they did not embody obligations to repurchase our shares, nor did they embody obligations to issue a variable number of shares for which the monetary value was predominantly fixed, varied with something other than the fair value of our shares, or varied inversely in relation to our shares. We also evaluated whether the agreements met the derivatives and hedging guidance scope exception to be accounted for as equity instruments and concluded that the agreements can be classified as equity contracts based on the following assessment: (i) none of the agreements’ exercise contingencies were based on observable markets or indices besides those related to the market for our own stock price and operations; and (ii) none of the settlement provisions precluded the agreements from being indexed to our own stock.

Issuer and guarantor subsidiaries of guaranteed securities

Generally, a parent entity must provide separate subsidiary issuer or guarantor financial statements, unless it qualifies for disclosure exceptions. A parent entity may be eligible for disclosure exceptions if it meets the following criteria:

(i)The subsidiary issuer or guarantor is a consolidated subsidiary of the parent company, and

(ii)The subsidiary issues a registered security that is:

•Issued jointly and severally with the parent company, or

•Fully and unconditionally guaranteed by the parent company.

A parent entity that meets the above criteria may instead present summarized financial information (“alternative disclosures”) either within the consolidated financial statements or within the “Management’s discussion and analysis of financial condition and results of operations” section in Item 2. We evaluated the criteria and determined that we are eligible for the disclosure exceptions, which allow us to provide alternative disclosures; as such, we present alternative disclosures within the “Management’s discussion and analysis of financial condition and results of operations” section in Item 2.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

Distributions from equity method investments

We use the “nature of the distribution” approach to determine the classification within our consolidated statements of cash flows of cash distributions received from equity method investments, including our unconsolidated real estate joint ventures and equity method non-real estate investments. Under this approach, distributions are classified based on the nature of the underlying activity that generated the cash distributions. If we lack the information necessary to apply this approach in the future, we will be required to apply the “cumulative earnings” approach as an accounting change on a retrospective basis. Under the cumulative earnings approach, distributions up to the amount of cumulative equity in earnings recognized are classified as cash inflows from operating activities, and those in excess of that amount are classified as cash inflows from investing activities.

Restricted cash

We present cash and cash equivalents separately from restricted cash within our consolidated balance sheets. However, we include restricted cash with cash and cash equivalents when reconciling the beginning-of-period and end-of-period total amounts shown in the consolidated statements of cash flows. We provide a reconciliation between the consolidated balance sheets and the consolidated statements of cash flows, as required, when the balance includes more than one line item for cash, cash equivalents, and restricted cash. We also provide a disclosure of the nature of the restrictions related to material restricted cash balances.

Recent accounting pronouncement

On June 30, 2022, the FASB issued an ASU to clarify the guidance on fair value measurement of an equity security that is subject to a contractual sale restriction. Currently, some entities apply a discount to the price of their equity security investments subject to a contractual sale restriction, whereas others do not. This update eliminates the diversity in practice by clarifying that a recognition of a discount related to a contractual sale restriction is not permitted. We hold certain equity investments in publicly held entities that are subject to contractual sale restrictions. We do not recognize such discounts; therefore, the adoption of this standard will have no impact on our consolidated financial statements. This update does not change the application of existing measurement guidance on share-based compensation. Pursuant to the disclosure requirements of this new standard, the footnotes to our consolidated financial statements will contain incremental disclosures related to equity securities that are subject to contractual sale restrictions, including (i) the fair value of such equity securities reflected in the balance sheet, (ii) the nature and remaining duration of the corresponding restrictions, and (iii) any circumstances that could cause a lapse in the restrictions. The accounting standard will become effective for us on January 1, 2024, with early adoption permitted.

3. INVESTMENTS IN REAL ESTATE

Our consolidated investments in real estate, including real estate assets classified as held for sale as described in Note 15 – “Assets classified as held for sale” to our unaudited consolidated financial statements, consisted of the following as of June 30, 2023 and December 31, 2022 (in thousands):


	June 30, 2023		December 31, 2022
Rental properties:
Land (related to rental properties)	$	4,568,668	$	4,284,731
Buildings and building improvements	19,056,860		18,605,627
Other improvements	2,974,944		2,677,763
Rental properties	26,600,472		25,568,121
Development and redevelopment projects	9,220,247		8,715,335
Gross investments in real estate – North America	35,820,719		34,283,456
Less: accumulated depreciation – North America	(4,642,665)		(4,349,780)
Net investments in real estate – North America	31,178,054		29,933,676
Net investments in real estate – Asia	—		11,764
Investments in real estate	$	31,178,054	$	29,945,440

Acquisitions

Our real estate asset acquisitions during the six months ended June 30, 2023 consisted of the following (dollars in thousands):


		Square Footage
Market	Number of Properties	Future Development	Active Development/Redevelopment	Operating With Future Development/Redevelopment	Purchase Price(1)






Canada	1	—	—	247,743	$	100,837
Other	2	715,000	110,717	10,000	71,103
Three months ended March 31, 2023	3	715,000	110,717	257,743	171,940

Other	—	374,349	—	—	54,000
Three months ended June 30, 2023	—	374,349	—	—	54,000






Six months ended June 30, 2023	3	1,089,349	110,717	257,743	$	225,940	(1)

(1)Represents the aggregate contractual purchase price of our acquisitions, which differs from purchases of real estate in our unaudited consolidated statements of cash flows due to the timing of payment, closing costs, and other acquisition adjustments such as prorations of rents and expenses.

Based upon our evaluation of each acquisition, we determined that substantially all of the fair value related to each acquisition was concentrated in a single identifiable asset or a group of similar identifiable assets or was associated with a land parcel with no operations. Accordingly, each transaction did not meet the definition of a business and therefore was accounted for as an asset acquisition. In each of these transactions, we allocated the total consideration for each acquisition to the individual assets and liabilities acquired on a relative fair value basis.

During the six months ended June 30, 2023, we acquired three properties for an aggregate purchase price of $225.9 million. In connection with our acquisitions, we recorded in-place lease assets aggregating $11.3 million and below-market lease liabilities in which we are the lessor aggregating $5.9 million. As of June 30, 2023, the total and weighted-average amortization period remaining on our in-place leases and below-market leases acquired during the six months ended June 30, 2023 was 2.5 years.

3. INVESTMENTS IN REAL ESTATE (continued)

Sales of real estate assets and impairment charges

Our completed dispositions of and sales of partial interests in real estate assets during the six months ended June 30, 2023 consisted of the following (dollars in thousands):


									Gain on Sale of Real Estate		Consideration Above/(Below) Book Value(1)
Property	Submarket/Market	Date of Sale	Interest Sold		RSF	Sales Price
225, 231, 266, and 275 Second Avenue and 780 and 790 Memorial Drive	Route 128 and Cambridge/Inner Suburbs/Greater Boston	6/13/23	100	%	428,663	$	365,226		$	187,225	N/A
11119 North Torrey Pines Road	Torrey Pines/San Diego	5/4/23	100	%	72,506	86,000			27,585		N/A
						451,226			214,810		N/A

275 Grove Street	Route 128/Greater Boston	6/27/23	100	%	509,702	109,349			(2)		N/A
Other						42,092			—		N/A

Partial interest sales(3):
9625 Towne Centre Drive	University Town Center/ San Diego	6/21/23	20.1	%	163,648	32,261			N/A		$	15,553
15 Necco Street	Seaport Innovation District/Greater Boston	4/11/23	18	%	345,995	66,108			N/A		(7,761)
						$	701,036	(4)	$	214,810	$	7,792

(1)Relates to sales of partial interests in real estate assets over which we retained control and therefore continue to consolidate. We recognized the difference between the consideration received and the book value of partial interests sold in additional paid-in capital, with no gain or loss recognized in earnings.

(2)Refer to the “Impairment charges” section below for information related to impairment charges recognized in connection with this transaction.

(3)Refer to the “Sales of partial interests” section in Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements for additional information.

(4)Represents the aggregate contractual sales price of our sales, which differs from proceeds from sales of real estate and contributions from and sales of noncontrolling interests in our consolidated statements of cash flows under “Investing activities” and “Financing activities,” respectively, primarily due to the timing of payment, closing costs, and other sales adjustments such as prorations of rents and expenses.

Impairment charges

During the six months ended June 30, 2023, we recognized impairment charges aggregating $168.6 million primarily consisting of the following:

In January 2020, we acquired a three-building office campus aggregating 509,702 RSF at 275 Grove Street in our Route 128 submarket. At the time of our acquisition, the campus was fully occupied with a weighted-average remaining lease term of 6.1 years. We had intended to convert the campus into laboratory space through redevelopment upon the expiration of the acquired in-place leases.

Since our acquisition, the macroeconomic environment and demand for office space have deteriorated considerably. In April 2023, upon meeting the criteria for classification as held for sale, we recognized a real estate impairment charge aggregating $138.9 million to reduce our investment in this campus to its estimated fair value less costs to sell. In June 2023, we recognized an additional impairment adjustment of $6.5 million to reduce the carrying amount of this asset to its updated fair value less costs to sell. These impairment charges aggregating $145.4 million were classified in impairment of real estate in our consolidated statements of operations. We completed the sale in June 2023 with no gain or loss recognized in earnings.

Additionally, during the three months ended June 30, 2023, we recognized a real estate impairment charge aggregating $17.1 million to fully write down the carrying amount of our one remaining property in Asia.

4. CONSOLIDATED AND UNCONSOLIDATED REAL ESTATE JOINT VENTURES

From time to time, we enter into joint venture agreements through which we own a partial interest in real estate entities that own, develop, and operate real estate properties. As of June 30, 2023, our real estate joint ventures held the following properties:


	Property	Market	Submarket	Our Ownership Interest(1)
Consolidated real estate joint ventures(2):
	50 and 60 Binney Street	Greater Boston	Cambridge/Inner Suburbs		34.0	%
	75/125 Binney Street	Greater Boston	Cambridge/Inner Suburbs		40.0	%
	100 and 225 Binney Street and 300 Third Street	Greater Boston	Cambridge/Inner Suburbs		30.0	%
	99 Coolidge Avenue	Greater Boston	Cambridge/Inner Suburbs		75.0	%
	15 Necco Street	Greater Boston	Seaport Innovation District		67.3	%	(3)
	Other joint venture	Greater Boston	–		60.9	%
	Alexandria Center® for Science and Technology – Mission Bay(4)	San Francisco Bay Area	Mission Bay		25.0	%
	1450 Owens Street	San Francisco Bay Area	Mission Bay		46.4	%	(5)
	601, 611, 651, 681, 685, and 701 Gateway Boulevard	San Francisco Bay Area	South San Francisco		50.0	%
	751 Gateway Boulevard	San Francisco Bay Area	South San Francisco		51.0	%
	211 and 213 East Grand Avenue	San Francisco Bay Area	South San Francisco		30.0	%
	500 Forbes Boulevard	San Francisco Bay Area	South San Francisco		10.0	%
	Alexandria Center® for Life Science – Millbrae	San Francisco Bay Area	South San Francisco		46.2	%
	3215 Merryfield Row	San Diego	Torrey Pines		30.0	%
	Campus Point by Alexandria(6)	San Diego	University Town Center		55.0	%
	5200 Illumina Way	San Diego	University Town Center		51.0	%
	9625 Towne Centre Drive	San Diego	University Town Center		30.0	%
	SD Tech by Alexandria(7)	San Diego	Sorrento Mesa		50.0	%
	Pacific Technology Park	San Diego	Sorrento Mesa		50.0	%
	Summers Ridge Science Park(8)	San Diego	Sorrento Mesa		30.0	%
	1201 and 1208 Eastlake Avenue East and 199 East Blaine Street	Seattle	Lake Union		30.0	%
	400 Dexter Avenue North	Seattle	Lake Union		30.0	%
	800 Mercer Street	Seattle	Lake Union		60.0	%

Unconsolidated real estate joint ventures(2):
	1655 and 1725 Third Street	San Francisco Bay Area	Mission Bay		10.0	%
	1401/1413 Research Boulevard	Maryland	Rockville		65.0	%	(9)
	1450 Research Boulevard	Maryland	Rockville		73.2	%	(9)
	101 West Dickman Street	Maryland	Beltsville		57.9	%	(9)

(1)Refer to the table on the next page that shows the categorization of our joint ventures under the consolidation framework.

(2)In addition to the real estate joint ventures listed, various partners hold insignificant noncontrolling interests in two other consolidated real estate joint ventures in North America and we hold an interest in one other insignificant unconsolidated real estate joint venture in North America.

(3)Our ownership interest is expected to decline to 57% as one of our joint venture partners contributes the remaining costs to complete the project over time.

(4)Includes 409 and 499 Illinois Street, 1500 and 1700 Owens Street, and 455 Mission Bay Boulevard South.

(5)The noncontrolling interest share of our joint venture partner is anticipated to increase to 75% as our partner contributes the remaining cost to complete the project over time.

(6)Includes 10210, 10260, 10290, and 10300 Campus Point Drive and 4110, 4135, 4155, 4161, 4224, and 4242 Campus Point Court.

(7)Includes 9605, 9645, 9675, 9685, 9725, 9735, 9808, 9855, and 9868 Scranton Road and 10055, 10065, and 10075 Barnes Canyon Road.

(8)Includes 9965, 9975, 9985, and 9995 Summers Ridge Road.

(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.

Our consolidation policy is described under the “Consolidation” section in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements. Consolidation accounting is highly technical, but its framework is primarily based on the controlling financial interests and benefits of the joint ventures. We generally consolidate a joint venture that is a legal entity that we control (i.e., we have the power to direct the activities of the joint venture that most significantly affect its economic performance) through contractual rights, regardless of our ownership interest, and where we determine that we have benefits through the allocation of earnings or losses and fees paid to us that could be significant to the joint venture (the “VIE model”).

4. CONSOLIDATED AND UNCONSOLIDATED REAL ESTATE JOINT VENTURES (continued)

We also generally consolidate joint ventures when we have a controlling financial interest through voting rights and where our voting interest is greater than 50% (the “voting model”). Voting interest differs from ownership interest for some joint ventures. We account for joint ventures that do not meet the consolidation criteria under the equity method of accounting by recognizing our share of income and losses.

The table below shows the categorization of our real estate joint ventures under the consolidation framework:

Property(1)

Consolidation Model

Voting Interest

Consolidation Analysis

Conclusion

50 and 60 Binney Street

VIE model

Not applicable under VIE model

Consolidated

75/125 Binney Street

We have:

100 and 225 Binney Street and 300 Third Street

99 Coolidge Avenue

(i)

The power to direct the activities of the joint venture that most significantly affect its economic performance; and

15 Necco Street

Other joint venture (Greater Boston)

Alexandria Center® for Science and Technology – Mission Bay

1450 Owens Street

601, 611, 651, 681, 685, and 701 Gateway Boulevard

751 Gateway Boulevard

211 and 213 East Grand Avenue

(ii)

Benefits that can be significant to the joint venture.

500 Forbes Boulevard

Alexandria Center® for Life Science – Millbrae

3215 Merryfield Row

Campus Point by Alexandria

5200 Illumina Way

Therefore, we are the primary beneficiary of each VIE

9625 Towne Centre Drive

SD Tech by Alexandria

Pacific Technology Park

Summers Ridge Science Park

1201 and 1208 Eastlake Avenue East and 199 East Blaine Street

400 Dexter Avenue North

800 Mercer Street

1401/1413 Research Boulevard

We do not control the joint venture and are therefore not the primary beneficiary.

Equity method of accounting

1450 Research Boulevard

101 West Dickman Street

1655 and 1725 Third Street

Voting model

Does not exceed 50%

Our voting interest is 50% or less.

(1)In addition to the real estate joint ventures listed, various partners hold insignificant noncontrolling interests in two other consolidated real estate joint ventures in North America and we hold an interest in one other insignificant unconsolidated real estate joint venture in North America.

Sales of partial interests

We evaluated each of our real estate joint ventures described below under the consolidation framework outlined above and further detailed in the “Consolidation” section of Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements. Upon completion of each partial interest sale, we continued to consolidate each property. Accordingly, we accounted for these sales of partial interests as equity transactions, with the differences between consideration received and the book value of partial interests sold recognized in additional paid-in capital, and no gain or loss recognized in earnings.

Refer to the “Consolidation” section in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements for additional information. For a summary of our completed dispositions of and sales of partial interests in real estate assets during the six months ended June 30, 2023, refer to the “Sales of real estate assets and impairment charges” section in Note 3 – “Investments in real estate” to our unaudited consolidated financial statements.

4. CONSOLIDATED AND UNCONSOLIDATED REAL ESTATE JOINT VENTURES (continued)

15 Necco Street

As of March 31, 2023, our investment in 15 Necco Street, an active development project aggregating 345,995 RSF located in our Seaport Innovation District submarket, was held in a consolidated real estate joint venture in which 90% was owned by us and 10% owned by our existing joint venture partner.

In April 2023, an investor acquired a 20% interest in our 15 Necco Street property, which consisted of an 18% interest sold by us and a 2% interest sold by our existing partner. The sales price of the 18% interest sold by us was $66.1 million, and the $7.8 million difference between the consideration received and the book value of our partial interest sold was recognized as an adjustment to additional paid-in capital. Upon completion of the sale, our ownership interest in the consolidated real estate joint venture was 72% and our existing and new partners’ noncontrolling interests were 8% and 20%, respectively. We expect our new joint venture partner to contribute capital to fund construction of the project over time and to accrete its ownership interest in the joint venture from 20% to 37%.

9625 Towne Centre Drive

As of March 31, 2023, our investment in 9625 Towne Centre Drive, aggregating 163,648 RSF located in our University Town Center submarket, was held in a consolidated real estate joint venture in which 50.1% was owned by us and 49.9% was owned by a joint venture partner.

In June 2023, an investor acquired a 70% interest in our 9625 Towne Centre Drive property, which consisted of a 20.1% partial interest sold by us and a 49.9% interest sold by our previous joint venture partner, which it had entirely and solely held. The consideration paid was based on an agreed-upon value of $160.5 million for the entire property. Our portion of the sales price for the 20.1% partial interest sold by us was $32.3 million, and the $15.6 million of consideration received in excess of the book value of our partial interest sold was recognized as an adjustment to additional paid-in capital. Upon completion of the sale, our ownership in the joint venture is 30%.

Other joint venture

During the three months ended March 31, 2023, we acquired two properties and entitlements aggregating 515,000 RSF with development opportunities in our Greater Boston market for a purchase price aggregating $58.9 million. Upon completion of these acquisitions, we formed a real estate joint venture with a local real estate operator that acquired a 39.1% interest in this joint venture in exchange for the contribution of additional entitlements and other pre-construction assets for a total contribution of $37.6 million, including a non-cash contribution aggregating $33.3 million. The entitlements contributed by our partner increased the joint venture’s aggregate development opportunities to 715,000 RSF. Our partner has the option to require us to redeem $35.3 million of its ownership interest at its contributed value beginning in January 2024. As a result, this portion of our partner’s ownership interest is classified in redeemable noncontrolling interests in our unaudited consolidated balance sheet as of June 30, 2023. Refer to Note 14 – “Noncontrolling interests” to our unaudited consolidated financial statements for additional information.

Consolidated VIEs’ balance sheet information

We, together with joint venture partners, hold interests in real estate joint ventures that we consolidate in our financial statements. These existing joint ventures provide significant equity capital to fund a portion of our future construction spend, and our joint venture partners may also contribute equity into these entities for financing-related activities.

The table below aggregates the balance sheet information of our consolidated VIEs as of June 30, 2023 and December 31, 2022 (in thousands):


	June 30, 2023		December 31, 2022
Investments in real estate	$	7,309,072	$	6,771,842
Cash and cash equivalents	229,598		246,931
Other assets	693,908		684,487
Total assets	$	8,232,578	$	7,703,260

Secured notes payable	$	91,290	$	58,396
Other liabilities	492,603		430,615
Total liabilities	583,893		489,011
Redeemable noncontrolling interests	43,016		—
Alexandria Real Estate Equities, Inc.’s share of equity	3,688,483		3,513,001
Noncontrolling interests’ share of equity	3,917,186		3,701,248
Total liabilities and equity	$	8,232,578	$	7,703,260

4. CONSOLIDATED AND UNCONSOLIDATED REAL ESTATE JOINT VENTURES (continued)

In determining whether to aggregate the balance sheet information of consolidated VIEs, we considered the similarity of each VIE, including the primary purpose of these entities to own, manage, operate, and lease real estate properties owned by the VIEs, and the similar nature of our involvement in each VIE as a managing member. Due to the similarity of the characteristics, we present the balance sheet information of these entities on an aggregated basis. None of our consolidated VIEs’ assets have restrictions that limit their use to settle specific obligations of the VIE. There are no creditors or other partners of our consolidated VIEs that have recourse to our general credit, and our maximum exposure to our consolidated VIEs is limited to our variable interests in each VIE, except for our 99 Coolidge Avenue real estate joint venture in which the VIE’s secured construction loan is guaranteed by us. For additional information, refer to Note 10 – “Secured and unsecured senior debt” to our unaudited consolidated financial statements.

Unconsolidated real estate joint ventures

Our maximum exposure to our unconsolidated VIEs is limited to our investment in each VIE. Our investments in unconsolidated real estate joint ventures, accounted for under the equity method of accounting presented in our consolidated balance sheets as of June 30, 2023 and December 31, 2022, consisted of the following (in thousands):


Property	June 30, 2023		December 31, 2022
1655 and 1725 Third Street	$	12,256	$	12,996
1450 Research Boulevard	5,839		5,625
101 West Dickman Street	8,787		8,678
Other	10,919		11,136
	$	37,801	$	38,435

The following table presents key terms related to our unconsolidated real estate joint ventures’ secured loans as of June 30, 2023 (dollars in thousands):


					Interest Rate(1)	At 100%				Our Share
Unconsolidated Joint Venture	Maturity Date		Stated Rate			Aggregate Commitment		Debt Balance(2)
1401/1413 Research Boulevard		12/23/24	2.70%		3.31%	$	28,500	$	28,244	65.0%
1655 and 1725 Third Street		3/10/25	4.50%		4.57%	600,000		599,293		10.0%
101 West Dickman Street		11/10/26	SOFR+1.95%	(3)	7.11%	26,750		13,107		57.9%
1450 Research Boulevard		12/10/26	SOFR+1.95%	(3)	7.17%	13,000		6,383		73.2%
						$	668,250	$	647,027

(1)Includes interest expense and amortization of loan fees.

(2)Represents outstanding principal, net of unamortized deferred financing costs, as of June 30, 2023.

(3)This loan is subject to a fixed SOFR floor rate of 0.75%.

5. LEASES

Refer to the “Lease accounting” section in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements for information about lease accounting standards that set principles for the recognition, measurement, presentation, and disclosure of leases for both parties to a lease agreement (i.e., lessees and lessors).

Leases in which we are the lessor

As of June 30, 2023, we had 414 properties aggregating 41.1 million operating RSF located in key clusters, including Greater Boston, the San Francisco Bay Area, New York City, San Diego, Seattle, Maryland, and Research Triangle. We focus on developing Class A/A+ properties in AAA innovation cluster locations, which we consider to be highly desirable for tenancy by life science, agtech, and technology entities. Such locations are generally characterized by high barriers to entry for new landlords, high barriers to exit for tenants, and a limited supply of available space. As of June 30, 2023, all leases in which we are the lessor were classified as operating leases, with the exception of one direct financing lease. Our leases are described below.

Operating leases

As of June 30, 2023, our 414 properties were subject to operating lease agreements. Two of these properties, representing two land parcels, are subject to lease agreements that each contain an option for the lessee to purchase the underlying asset from us at fair market value during each of the 30-day periods commencing on the dates that are 15 years, 30 years, and 74.5 years after the rent commencement date of October 1, 2017. The remaining lease term related to each of the two land parcels is 69.4 years. Our leases generally contain options to extend lease terms at prevailing market rates at the time of expiration. Certain operating leases contain early termination options that require advance notification and payment of a penalty, which in most cases is substantial enough to be deemed economically disadvantageous by a tenant to exercise. Future lease payments to be received under the terms of our operating lease agreements, excluding expense reimbursements, in effect as of June 30, 2023 are outlined in the table below (in thousands):


Year	Amount
2023	$	868,669
2024	1,868,268
2025	1,875,562
2026	1,829,926
2027	1,740,320
Thereafter	11,955,082
Total	$	20,137,827

Refer to Note 3 – “Investments in real estate” to our unaudited consolidated financial statements for additional information about our owned real estate assets, which are the underlying assets under our operating leases.

Direct financing lease

As of June 30, 2023, we had one direct financing lease agreement, with a net investment balance of $39.7 million, for a parking structure with a remaining lease term of 69.4 years. The lessee has an option to purchase the underlying asset at fair market value during each of the 30-day periods commencing on the dates that are 15 years, 30 years, and 74.5 years after the rent commencement date of October 1, 2017.

The components of our aggregate net investment in our direct financing lease as of June 30, 2023 and December 31, 2022 are summarized in the table below (in thousands):


	June 30, 2023		December 31, 2022
Gross investment in direct financing lease	$	254,259	$	255,186
Less: unearned income on direct financing lease	(211,697)		(212,995)
Less: allowance for credit losses	(2,839)		(2,839)
Net investment in direct financing lease	$	39,723	$	39,352

As of June 30, 2023, our estimated credit loss related to our direct financing lease was $2.8 million. No adjustment to the estimated credit loss balance was required during the six months ended June 30, 2023. For further details, refer to the “Allowance for credit losses” section in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements.

5. LEASES (continued)

Future lease payments to be received under the terms of our direct financing lease as of June 30, 2023 are outlined in the table below (in thousands):


Year	Total
2023	$	936
2024	1,919
2025	1,976
2026	2,036
2027	2,097
Thereafter	245,295
Total	$	254,259

Income from rentals

Our income from rentals includes revenue related to agreements for the rental of our real estate, which primarily includes revenues subject to the lease accounting standard and the revenue recognition accounting standard as shown below (in thousands):


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Income from rentals:
Revenues subject to the lease accounting standard:
Operating leases	$	695,019	$	629,359	$	1,372,441	$	1,232,872
Direct financing and sales-type leases(1)	650		787		1,298		1,807
Revenues subject to the lease accounting standard	695,669		630,146		1,373,739		1,234,679
Revenues subject to the revenue recognition accounting standard	8,670		10,813		18,549		18,834
Income from rentals	$	704,339	$	640,959	$	1,392,288	$	1,253,513

(1)We completed the sale of our real estate assets subject to sales-type leases in May 2022 and have had no sales-type leases since then.

Our revenues that are subject to the revenue recognition accounting standard and are classified in income from rentals consist primarily of short-term parking revenues that are not considered lease revenues under the lease accounting standard. Refer to the “Revenues” and “Recognition of revenue arising from contracts with customers” sections in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements for additional information.

Residual value risk management strategy

Our leases do not have guarantees of residual value on the underlying assets. We manage risk associated with the residual value of our leased assets by (i) evaluating each potential acquisition of real estate to determine whether it meets our business objective to invest primarily in high-demand markets with limited supply of available space, (ii) directly managing our leased properties, conducting frequent property inspections, proactively addressing potential maintenance issues before they arise, and timely resolving any occurring issues, and (iii) carefully selecting our tenants and monitoring their credit quality throughout their respective lease terms.

Leases in which we are the lessee

Operating lease agreements

We have operating lease agreements in which we are the lessee consisting of ground and office leases. Certain of these leases have options to extend or terminate the contract terms upon meeting certain criteria. There are no notable restrictions or covenants imposed by the leases, nor guarantees of residual value.

We recognize a right-of-use asset, which is classified within other assets in our consolidated balance sheets, and a related liability, which is classified within accounts payable, accrued expenses, and other liabilities in our consolidated balance sheets, to account for our future obligations under ground and office lease arrangements in which we are the lessee. Refer to the “Lessee accounting” subsection of the “Lease accounting” section in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements.

5. LEASES (continued)

As of June 30, 2023, the present value of the remaining contractual payments aggregating $859.1 million under our operating lease agreements, including our extension options that we are reasonably certain to exercise, was $386.5 million. Our corresponding operating lease right-of-use assets, adjusted for initial direct leasing costs and other consideration exchanged with the landlord prior to the commencement of the lease, aggregated $535.3 million. As of June 30, 2023, the weighted-average remaining lease term of operating leases in which we are the lessee was approximately 42 years, and the weighted-average discount rate was 4.6%. The weighted-average discount rate is based on the incremental borrowing rate estimated for each lease, which is the interest rate that we estimate we would have to pay to borrow on a collateralized basis over a similar term for an amount equal to the lease payments.

Ground lease obligations as of June 30, 2023, included leases for 38 of our properties, which accounted for approximately 9% of our total number of properties. Excluding one ground lease that expires in 2036 related to one operating property with a net book value of $6.1 million as of June 30, 2023, our ground lease obligations have remaining lease terms ranging from approximately 30 to 99 years, including extension options that we are reasonably certain to exercise.

The reconciliation of future lease payments under noncancelable operating leases in which we are the lessee to the operating lease liability reflected in our unaudited consolidated balance sheet as of June 30, 2023 is presented in the table below (in thousands):


Year	Total
2023	$	10,721
2024	22,664
2025	23,800
2026	21,843
2027	21,999
Thereafter	758,083
Total future payments under our operating leases in which we are the lessee	859,110
Effect of discounting	(472,565)
Operating lease liability	$	386,545

Lessee operating costs

Operating lease costs relate to our ground and office leases in which we are the lessee. Ground leases generally require fixed annual rent payments and may also include escalation clauses and renewal options. Our operating lease obligations related to our office leases have remaining terms of up to 12 years, exclusive of extension options. For the three and six months ended June 30, 2023 and 2022, our costs for operating leases in which we are the lessee were as follows (in thousands):


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Gross operating lease costs	$	11,815	$	8,846	$	21,272	$	17,494
Capitalized lease costs	(3,297)		(922)		(4,218)		(1,852)
Expenses for operating leases in which we are the lessee	$	8,518	$	7,924	$	17,054	$	15,642

For the six months ended June 30, 2023 and 2022, amounts paid and classified as operating activities in our unaudited consolidated statements of cash flows for leases in which we are the lessee were $18.0 million and $39.7 million, respectively. The decrease primarily relates to a $26.3 million payment made during the three months ended March 31, 2022 in connection with the execution of ground lease extensions at two properties in our Greater Stanford submarket.

6. CASH, CASH EQUIVALENTS, AND RESTRICTED CASH

Cash, cash equivalents, and restricted cash consisted of the following as of June 30, 2023 and December 31, 2022 (in thousands):


	June 30, 2023		December 31, 2022
Cash and cash equivalents	$	924,370	$	825,193
Restricted cash:
Funds held in escrow for real estate acquisitions	30,002		30,112
Other	5,918		2,670
	35,920		32,782
Total	$	960,290	$	857,975

7. INVESTMENTS

Investments accounted for under the equity method

As of June 30, 2023, we had nine investments in limited partnerships aggregating $73.8 million that maintain specific ownership accounts for each investor, which were accounted for under the equity method. Our ownership interest in each of these nine investments was greater than 5%.

Investments that do not qualify for the equity method of accounting

Investments in publicly traded companies

Investments in privately held companies

Investments in privately held entities that report NAV per share

7. INVESTMENTS (continued)

Investments in privately held entities that do not report NAV per share

Impairment evaluation of equity method investments and investments in privately held entities that do not report NAV per share

(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;

(iv)significant concerns about the investee’s ability to continue as a going concern; and/or

(v)a decision by investors to cease providing support or reduce their financial commitment to the investee.

Investment income/loss recognition and classification

(i)changes in fair value for investments in publicly traded companies;

(ii)changes in NAV for investments in privately held entities that report NAV per share;

(iii)observable price changes for investments in privately held entities that do not report NAV per share; and

(iv)our share of unrealized gains or losses reported by our equity method investees.

Funding commitments to investments in privately held entities that report NAV

We are committed to funding approximately $376.8 million for our investments in privately held entities that report NAV. Our funding commitments expire at various dates over the next 12 years with a weighted-average expiration of 8.4 years as of June 30, 2023. These investments are not redeemable by us, but we may receive distributions from these investments throughout their terms. Our investments in privately held entities that report NAV generally have expected initial terms in excess of 10 years. The weighted-average remaining term during which these investments are expected to be liquidated was 5.6 years as of June 30, 2023.

7. INVESTMENTS (continued)

The following tables summarize our investments as of June 30, 2023 and December 31, 2022 (in thousands):


	June 30, 2023
	Cost		Unrealized Gains		Unrealized Losses		Carrying Amount
Publicly traded companies	$	201,526	$	58,748	$	(109,382)	$	150,892
Entities that report NAV	470,731		218,001		(11,361)		677,371
Entities that do not report NAV:
Entities with observable price changes	105,605		96,529		(1,224)		200,910
Entities without observable price changes	393,065		—		—		393,065
Investments accounted for under the equity method	N/A		N/A		N/A		73,756
Total investments	$	1,170,927	$	373,278	$	(121,967)	$	1,495,994


	December 31, 2022
	Cost		Unrealized Gains		Unrealized Losses		Carrying Amount
Publicly traded companies	$	210,986	$	96,271	$	(100,118)	$	207,139
Entities that report NAV	452,391		315,071		(7,710)		759,752
Entities that do not report NAV:
Entities with observable price changes	100,296		95,062		(1,574)		193,784
Entities without observable price changes	388,940		—		—		388,940
Investments accounted for under the equity method	N/A		N/A		N/A		65,459
Total investments	$	1,152,613	$	506,404	$	(109,402)	$	1,615,074

Cumulative gains and losses (realized and unrealized) on investments in privately held entities that do not report NAV still held as of June 30, 2023 aggregated to a gain of $6.1 million, which consisted of upward adjustments aggregating $96.5 million, downward adjustments aggregating $1.2 million, and impairments aggregating $89.2 million.

Our investment loss for the three and six months ended June 30, 2023 and 2022 consisted of the following (in thousands):


	Three Months Ended June 30,					Six Months Ended June 30,
	2023			2022		2023			2022
Realized (losses) gains	$	(371)	(1)	$	28,647	$	20,373	(1)	$	51,761
Unrealized losses	(77,897)			(68,128)		(143,752)			(331,561)
Investment loss	$	(78,268)		$	(39,481)	$	(123,379)		$	(279,800)

(1)Includes impairments of $23.0 million primarily related to three non-real estate investments in privately held entities that do not report NAV.

During the six months ended June 30, 2023, gains and losses on investments in privately held entities that do not report NAV still held as of June 30, 2023 aggregated to a loss of $23.3 million, which consisted of upward adjustments aggregating $3.8 million and downward adjustments and impairments aggregating $27.1 million.

During the six months ended June 30, 2022, gains and losses on investments in privately held entities that do not report NAV still held as of June 30, 2022 aggregated to a loss of $7.6 million, which consisted of upward adjustments aggregating $12.2 million and downward adjustments and impairments aggregating $19.8 million.

Unrealized losses related to investments still held (excluding investments accounted for under the equity method of accounting) as of June 30, 2023 and 2022 aggregated $47.6 million and $300.6 million during the six months ended June 30, 2023 and 2022, respectively.

Our investment loss for the six months ended June 30, 2023 also included $279 thousand of equity in earnings of our equity method investments.

Refer to the “Investments” section in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements for additional information.

8. OTHER ASSETS

The following table summarizes the components of other assets as of June 30, 2023 and December 31, 2022 (in thousands):


	June 30, 2023		December 31, 2022
Acquired in-place leases	$	524,456	$	615,638
Deferred compensation plan	38,402		33,534
Deferred financing costs – unsecured senior line of credit	34,680		31,747
Deposits	6,940		20,805
Furniture, fixtures, and equipment	24,102		23,186
Net investment in direct financing lease	39,723		39,352
Notes receivable	15,518		19,875
Operating lease right-of-use assets	535,331		558,255
Other assets	89,094		80,724
Prepaid expenses	20,387		28,294
Property, plant, and equipment	146,558		148,530
Total	$	1,475,191	$	1,599,940

9. FAIR VALUE MEASUREMENTS

We provide fair value information about all financial instruments for which it is practicable to estimate fair value. We measure and disclose the estimated fair value of financial assets and liabilities by utilizing a fair value hierarchy that distinguishes between data obtained from sources independent of the reporting entity and the reporting entity’s own assumptions about market participant assumptions. This hierarchy consists of three broad levels, as follows: (i) quoted prices in active markets for identical assets or liabilities (Level 1), (ii) significant other observable inputs (Level 2), and (iii) significant unobservable inputs (Level 3). Significant other observable inputs can include quoted prices for similar assets or liabilities in active markets, as well as inputs that are observable for the asset or liability, such as interest rates, foreign exchange rates, and yield curves. Significant unobservable inputs are typically based on an entity’s own assumptions, since there is little, if any, related market activity. In instances in which the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level of input that is significant to the fair value measurement in its entirety. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers factors specific to the asset or liability.

Assets and liabilities measured at fair value on a recurring basis

The following table sets forth the assets that we measure at fair value on a recurring basis by level in the fair value hierarchy (in thousands). There were no liabilities measured at fair value on a recurring basis as of June 30, 2023 and December 31, 2022. In addition, there were no transfers of assets measured at fair value on a recurring basis to or from Level 3 in the fair value hierarchy during the six months ended June 30, 2023.


			Fair Value Measurement Using
Description	Total		Quoted Prices in Active Markets for Identical Assets (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Investments in publicly traded companies:
As of June 30, 2023	$	150,892	$	150,892	$	—	$	—
As of December 31, 2022	$	207,139	$	207,139	$	—	$	—

Our investments in publicly traded companies represent investments with readily determinable fair values, and are carried at fair value, with changes in fair value classified in investment income in our consolidated financial statements. We also hold investments in privately held entities, which consist of (i) investments that report NAV and (ii) investments that do not report NAV, as further described below.

9. FAIR VALUE MEASUREMENTS (continued)

Our investments in privately held entities that report NAV, such as our privately held investments in limited partnerships, are carried at fair value using NAV as a practical expedient, with changes in fair value classified in net income. As of June 30, 2023 and December 31, 2022, the carrying values of investments in privately held entities that report NAV aggregated $677.4 million and $759.8 million, respectively. These investments are excluded from the fair value hierarchy above as required by the fair value accounting standards. We estimate the fair value of each of our investments in limited partnerships based on the most recent NAV reported by each limited partnership. As a result, the determination of fair values of our investments in privately held entities that report NAV generally does not involve significant estimates, assumptions, or judgments.

Assets and liabilities measured at fair value on a nonrecurring basis

The following table sets forth the assets measured at fair value on a nonrecurring basis by level within the fair value hierarchy as of June 30, 2023 and December 31, 2022 (in thousands). These investments were measured at various times during the period from January 1, 2018 to June 30, 2023.


			Fair Value Measurement Using
Description	Total		Quoted Prices in Active Markets for Identical Assets (Level 1)		Significant Other Observable Inputs (Level 2)(1)		Significant Unobservable Inputs (Level 3)(2)
Investments in privately held entities that do not report NAV
As of June 30, 2023	$	215,443	$	—	$	200,910	$	14,533
As of December 31, 2022	$	212,262	$	—	$	193,784	$	18,478

(1)These amounts represent the total carrying amounts of our equity investments in privately held entities with observable price changes, which are included in the investments balance of $1.5 billion and $1.6 billion, respectively, in our unaudited consolidated balance sheets as of June 30, 2023 and December 31, 2022. For more information, refer to Note 7 – “Investments” to our unaudited consolidated financial statements.

(2)These amounts are included in the investments in privately held entities without observable price changes balances aggregating $393.1 million and $388.9 million as of June 30, 2023 and December 31, 2022, respectively, disclosed in Note 7 – “Investments” to our unaudited consolidated financial statements. The aforementioned balances represent the carrying amounts of investments in privately held entities that do not report NAV for which impairments have been recognized in accordance with the measurement alternative guidance described in the “Investments” section in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements.

Our investments in privately held entities that do not report NAV are measured at cost, adjusted for observable price changes and impairments, with changes recognized in net income. These investments are adjusted based on the observable price changes in orderly transactions for the identical or similar investment of the same issuer. Further adjustments are not made until another observable transaction occurs. Therefore, the determination of fair values of our investments in privately held entities that do not report NAV does not involve significant estimates and assumptions or subjective and complex judgments.

We also subject our investments in privately held entities that do not report NAV to a qualitative assessment for indicators of impairment. If indicators of impairment are present, we are required to estimate the investment’s fair value and immediately recognize an impairment charge in an amount equal to the investment’s carrying value in excess of its estimated fair value.

The estimates of fair value typically incorporate valuation techniques that include an income approach reflecting a discounted cash flow analysis, and a market approach that includes a comparative analysis of acquisition multiples and pricing multiples generated by market participants. In certain instances, we may use multiple valuation techniques for a particular investment and estimate its fair value based on an average of multiple valuation results.

Refer to Note 7 – “Investments” to our unaudited consolidated financial statements for additional information.

Refer to Note 3 – “Investments in real estate” and Note 15 – “Assets classified as held for sale” to our unaudited consolidated financial statements for additional information.

The carrying values of cash and cash equivalents, restricted cash, tenant receivables, deposits, notes receivable, accounts payable, accrued expenses, and other short-term liabilities approximate their fair value.

The fair values of our secured notes payable and unsecured senior notes payable and the amounts outstanding on our unsecured senior line of credit and commercial paper program were estimated using widely accepted valuation techniques, including discounted cash flow analyses using significant other observable inputs such as available market information on discount and borrowing rates with similar terms, maturities, and credit ratings. Because the valuations of our financial instruments are based on these types of estimates, the actual fair value of our financial instruments may differ materially if our estimates do not prove to be accurate. Additionally, the use of different market assumptions or estimation methods may have a material effect on the estimated fair value amounts.

9. FAIR VALUE MEASUREMENTS (continued)

As of June 30, 2023 and December 31, 2022, the book and estimated fair values of our secured notes payable and unsecured senior notes payable and the amounts outstanding under our unsecured senior line of credit and commercial paper program, including the level within the fair value hierarchy for which the estimates were derived, were as follows (in thousands):


	June 30, 2023
	Book Value		Fair Value Hierarchy						Estimated Fair Value
			Quoted Prices in Active Markets for Identical Assets (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Liabilities:
Secured notes payable	$	91,939	$	—	$	91,461	$	—	$	91,461
Unsecured senior notes payable	$	11,091,424	$	—	$	9,256,835	$	—	$	9,256,835
Unsecured senior line of credit	$	—	$	—	$	—	$	—	$	—
Commercial paper program	$	—	$	—	$	—	$	—	$	—


	December 31, 2022
	Book Value		Fair Value Hierarchy						Estimated Fair Value
			Quoted Prices in Active Markets for Identical Assets (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Liabilities:
Secured notes payable	$	59,045	$	—	$	58,811	$	—	$	58,811
Unsecured senior notes payable	$	10,100,717	$	—	$	8,539,015	$	—	$	8,539,015
Unsecured senior line of credit	$	—	$	—	$	—	$	—	$	—
Commercial paper program	$	—	$	—	$	—	$	—	$	—

10. SECURED AND UNSECURED SENIOR DEBT

The following table summarizes our outstanding indebtedness and respective principal payments remaining as of June 30, 2023 (dollars in thousands):


	Stated Rate		Interest Rate(1)			Maturity Date(2)		Principal Payments Remaining for the Periods Ending December 31,															Unamortized (Deferred Financing Cost), (Discount)/ Premium
Debt								2023		2024		2025		2026		2027		Thereafter			Principal				Total
Secured notes payable
Greater Boston(3)	SOFR+2.70	%	8.08	%		11/19/26		$	—	$	—	$	—	$	92,266	$	—	$	—		$	92,266	$	(976)	$	91,290
San Francisco Bay Area	6.50	%	6.50			7/1/36		30		32		34		36		38		479			649		—		649
Secured debt weighted average interest rate/subtotal			8.07					30		32		34		92,302		38		479			92,915		(976)		91,939

Unsecured senior line of credit and commercial paper program(4)	(4)		N/A		(4)	1/22/28	(4)	(4)		—		—		—		—		—		(4)	—		—		—
Unsecured senior notes payable	3.45	%	3.62			4/30/25		—		—		600,000		—		—		—			600,000		(1,621)		598,379
Unsecured senior notes payable	4.30	%	4.50			1/15/26		—		—		—		300,000		—		—			300,000		(1,266)		298,734
Unsecured senior notes payable – green bond	3.80	%	3.96			4/15/26		—		—		—		350,000		—		—			350,000		(1,387)		348,613
Unsecured senior notes payable	3.95	%	4.13			1/15/27		—		—		—		—		350,000		—			350,000		(1,825)		348,175
Unsecured senior notes payable	3.95	%	4.07			1/15/28		—		—		—		—		—		425,000			425,000		(1,943)		423,057
Unsecured senior notes payable	4.50	%	4.60			7/30/29		—		—		—		—		—		300,000			300,000		(1,359)		298,641
Unsecured senior notes payable	2.75	%	2.87			12/15/29		—		—		—		—		—		400,000			400,000		(2,676)		397,324
Unsecured senior notes payable	4.70	%	4.81			7/1/30		—		—		—		—		—		450,000			450,000		(2,611)		447,389
Unsecured senior notes payable	4.90	%	5.05			12/15/30		—		—		—		—		—		700,000			700,000		(5,901)		694,099
Unsecured senior notes payable	3.375	%	3.48			8/15/31		—		—		—		—		—		750,000			750,000		(5,309)		744,691
Unsecured senior notes payable – green bond	2.00	%	2.12			5/18/32		—		—		—		—		—		900,000			900,000		(8,345)		891,655
Unsecured senior notes payable	1.875	%	1.97			2/1/33		—		—		—		—		—		1,000,000			1,000,000		(8,408)		991,592
Unsecured senior notes payable – green bond	2.95	%	3.07			3/15/34		—		—		—		—		—		800,000			800,000		(8,364)		791,636
Unsecured senior notes payable – green bond	4.75	%	4.88			4/15/35		—		—		—		—		—		500,000			500,000		(5,636)		494,364
Unsecured senior notes payable	4.85	%	4.93			4/15/49		—		—		—		—		—		300,000			300,000		(3,044)		296,956
Unsecured senior notes payable	4.00	%	3.91			2/1/50		—		—		—		—		—		700,000			700,000		10,168		710,168
Unsecured senior notes payable	3.00	%	3.08			5/18/51		—		—		—		—		—		850,000			850,000		(11,798)		838,202
Unsecured senior notes payable	3.55	%	3.63			3/15/52		—		—		—		—		—		1,000,000			1,000,000		(14,331)		985,669
Unsecured senior notes payable	5.15	%	5.26			4/15/53		—		—		—		—		—		500,000			500,000		(7,920)		492,080
Unsecured debt weighted average interest rate/subtotal			3.65					—		—		600,000		650,000		350,000		9,575,000			11,175,000		(83,576)		11,091,424
Weighted-average interest rate/total			3.69	%				$	30	$	32	$	600,034	$	742,302	$	350,038	$	9,575,479		$	11,267,915	$	(84,552)	$	11,183,363

(1)Represents the weighted-average interest rate as of the end of the applicable period, including amortization of loan fees, amortization of debt premiums (discounts), and other bank fees.

(2)Reflects any extension options that we control.

(3)Represents a secured construction loan held by our consolidated real estate joint venture at 99 Coolidge Avenue, of which we have a 75.0% interest. As of June 30, 2023, this joint venture has $103.0 million available under existing lender commitments. The interest rate shall be reduced from SOFR+2.70% to SOFR+2.10% over time upon the completion of certain leasing, construction, and financial covenant milestones.

(4)Refer to “$5.0 billion unsecured senior line of credit” and “$2.0 billion commercial paper program” on the next page.

10. SECURED AND UNSECURED SENIOR DEBT (continued)

The following table summarizes our secured and unsecured senior debt and amounts outstanding under our unsecured senior line of credit and commercial paper program as of June 30, 2023 (dollars in thousands):


	Fixed-Rate Debt			Variable-Rate Debt									Weighted-Average
													Interest			Remaining Term (in years)
							Total				Percentage		Rate(1)
Secured notes payable	$	649		$	91,290		$	91,939			0.8	%	8.07	%		3.5
Unsecured senior notes payable	11,091,424			—			11,091,424				99.2		3.65			13.5
Unsecured senior line of credit and commercial paper program	—			—			—			(2)	—		N/A		(2)	4.6	(3)
Total/weighted average	$	11,092,073		$	91,290		$	11,183,363			100.0	%	3.69	%		13.4	(3)
Percentage of total debt	99.2		%	0.8		%	100		%

(1)Represents the weighted-average interest rate as of the end of the applicable period, including expense/income related to the amortization of loan fees, amortization of debt premiums (discounts), and other bank fees.

(2)As of June 30, 2023, we had no outstanding balance on our unsecured senior line of credit and no commercial paper notes outstanding.

(3)We calculate the weighted-average remaining term of our commercial paper notes by using the maturity date of our unsecured senior line of credit. Using the maturity date of our outstanding commercial paper notes, the consolidated weighted-average maturity of our debt is 13.4 years. The commercial paper notes sold during the six months ended June 30, 2023 were issued at a weighted-average yield to maturity of 5.16% and had a weighted-average maturity term of 13 days.

Unsecured senior notes payable

In February 2023, we opportunistically issued $1.0 billion of unsecured senior notes payable with a weighted-average interest rate of 4.95% and a weighted-average maturity of 21.2 years. The unsecured senior notes consisted of $500.0 million of 4.75% green unsecured senior notes due 2035 and $500.0 million of 5.15% unsecured senior notes due 2053.

$5.0 billion unsecured senior line of credit

In June 2023, we amended our unsecured senior line of credit to increase the aggregate commitments available for borrowing to $5.0 billion from $4.0 billion. As of June 30, 2023, our unsecured senior line of credit has aggregate commitments of $5.0 billion and bears an interest rate of SOFR plus 0.835%. In addition to the cost of borrowing, the unsecured senior line of credit is subject to an annual facility fee of 0.14% 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.

During the three months ended March 31, 2023, we achieved certain annual sustainability targets, as described in our unsecured senior line of credit agreement, which reduced the borrowing rate by four basis points for a one-year period to SOFR plus 0.835%, from SOFR plus 0.875%, and reduced the facility fee by one basis point to 0.14% from 0.15%. As of June 30, 2023, we had no outstanding balance on our unsecured senior line of credit.

$2.0 billion commercial paper program

Our commercial paper program provides us with the ability to issue up to $2.0 billion of commercial paper notes that bear interest at short-term fixed rates with a maturity of generally 30 days or less and a maximum maturity of 397 days from the date of issuance. Our commercial paper program is backed by our unsecured senior line of credit, and at all times we expect to retain a minimum undrawn amount of borrowing capacity under our unsecured senior line of credit equal to any outstanding notes issued under our commercial paper program. We use the net proceeds from the issuances of the notes for general working capital and other general corporate purposes. General corporate purposes may include, but are not limited to, the repayment of other debt and selective development, redevelopment, or acquisition of properties. The commercial paper notes sold during the six months ended June 30, 2023 were issued at a weighted-average yield to maturity of 5.16% and had a weighted-average maturity term of 13 days. As of June 30, 2023, we had no commercial paper notes outstanding.

In July 2023, we increased the aggregate amount we may issue from time to time under our commercial paper program to $2.5 billion from $2.0 billion.

10. SECURED AND UNSECURED SENIOR DEBT (continued)

Interest expense

The following table summarizes interest expense for the three and six months ended June 30, 2023 and 2022 (in thousands):


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Interest incurred	$	108,746	$	92,459	$	209,570	$	179,662
Capitalized interest	(91,674)		(68,202)		(178,744)		(125,965)
Interest expense	$	17,072	$	24,257	$	30,826	$	53,697

11. ACCOUNTS PAYABLE, ACCRUED EXPENSES, AND OTHER LIABILITIES

The following table summarizes the components of accounts payable, accrued expenses, and other liabilities as of June 30, 2023 and December 31, 2022 (in thousands):


	June 30, 2023		December 31, 2022
Accounts payable and accrued expenses	$	366,357	$	389,741
Accrued construction	666,872		624,440
Acquired below-market leases	370,822		417,656
Conditional asset retirement obligations	54,920		52,723
Deferred rent liabilities	16,765		18,321
Operating lease liability	386,545		406,700
Unearned rent and tenant security deposits	500,952		449,622
Other liabilities	130,854		112,056
Total	$	2,494,087	$	2,471,259

As of June 30, 2023 and December 31, 2022, our conditional asset retirement obligations liability primarily consisted of the soil and groundwater remediation liabilities associated with certain of our properties. Some of our properties may contain asbestos or may be subjected to other hazardous or toxic substances, which, under certain conditions, requires remediation. We engage independent environmental consultants to conduct Phase I or similar environmental assessments at our properties. This type of assessment generally includes a site inspection, interviews, and a public records review; asbestos, lead-based paint, and mold surveys; subsurface sampling; and other testing. We recognize a liability for the fair value of a conditional asset retirement obligation (including asbestos) when the fair value of the liability can be reasonably estimated. In addition, environmental laws and regulations subject our tenants, and potentially us, to liability that may result from our tenants’ routine handling of hazardous substances and wastes as part of their operations at our properties. These assessments and investigations of our properties have not to date revealed any additional environmental liability we believe would have a material adverse effect on our business and financial statements or that would require additional disclosures or recognition in our consolidated financial statements.

12. EARNINGS PER SHARE

From time to time, we enter into forward equity sales agreements, which are discussed in Note 13 – “Stockholders’ equity” to our unaudited consolidated financial statements. We consider the potential dilution resulting from the forward equity sales agreements on the EPS calculations. At inception, the agreements do not have an effect on the computation of basic EPS as no shares are delivered until settlement. The common shares issued upon the settlement of the forward equity sales agreements, weighted for the period these common shares were outstanding, are included in the denominator of basic EPS. To determine the dilution resulting from the forward equity sales agreements during the period of time prior to settlement, we calculate the number of weighted-average shares outstanding – diluted using the treasury stock method.

We account for unvested restricted stock awards that contain nonforfeitable rights to dividends as participating securities and include these securities in the computation of EPS using the two-class method. Our forward equity sales agreements are not participating securities and are therefore not included in the computation of EPS using the two-class method. Under the two-class method, we allocate net income (after amounts attributable to noncontrolling interests) to common stockholders and unvested restricted stock awards by using the weighted-average shares of each class outstanding for quarter-to-date and year-to-date periods independently, based on their respective participation rights to dividends declared (or accumulated) and undistributed earnings.

The table below reconciles the numerators and denominators of the basic and diluted EPS computations for the three and six months ended June 30, 2023 and 2022 (in thousands, except per share amounts):


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Net income	$	133,705	$	309,382	$	255,398	$	191,990
Net income attributable to noncontrolling interests	(43,768)		(37,168)		(87,599)		(69,345)
Net income attributable to unvested restricted stock awards	(2,677)		(2,934)		(5,283)		(4,134)
Numerator for basic and diluted EPS – net income attributable to Alexandria Real Estate Equities, Inc.’s common stockholders	$	87,260	$	269,280	$	162,516	$	118,511

Denominator for basic EPS – weighted-average shares of common stock outstanding	170,864		161,412		170,824		159,814
Dilutive effect of forward equity sales agreements	—		—		—		—
Denominator for diluted EPS – weighted-average shares of common stock outstanding	170,864		161,412		170,824		159,814
Net income per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders:
Basic	$	0.51	$	1.67	$	0.95	$	0.74
Diluted	$	0.51	$	1.67	$	0.95	$	0.74

13. STOCKHOLDERS’ EQUITY

Common equity transactions

Pursuant to our outstanding forward equity sales agreements, we have the ability to issue an aggregate of 699 thousand shares of common stock and to receive net proceeds of approximately $102.8 million. During the six months ended June 30, 2023, we did not issue any new equity under our ATM program, including any shares to settle our forward equity agreements outstanding as of December 31, 2022. In addition, the remaining amount available under our ATM program for future sales of common stock aggregated $141.9 million as of June 30, 2023.

Dividends

During the three months ended March 31, 2023, we declared cash dividends on our common stock aggregating $209.3 million, or $1.21 per share. In April 2023, we paid the cash dividends on our common stock declared for the three months ended March 31, 2023.

During the three months ended June 30, 2023, we declared cash dividends on our common stock aggregating $214.6 million, or $1.24 per share. In July 2023, we paid the cash dividends on our common stock declared for the three months ended June 30, 2023.

Accumulated other comprehensive loss

The change in accumulated other comprehensive loss attributable to Alexandria Real Estate Equities, Inc.’s stockholders during the six months ended June 30, 2023 was primarily due to net unrealized gains of $4.2 million on foreign currency translation related to our operations in Canada.

Common stock, preferred stock, and excess stock authorizations

Our charter authorizes the issuance of 400.0 million shares of common stock, of which 170.9 million shares were issued and outstanding as of June 30, 2023. Our charter also authorizes the issuance of up to 100.0 million shares of preferred stock, none of which were issued and outstanding as of June 30, 2023. In addition, 200.0 million shares of “excess stock” (as defined in our charter) are authorized, none of which were issued and outstanding as of June 30, 2023.

14. NONCONTROLLING INTERESTS

Noncontrolling interests represent the third-party interests in certain entities in which we have a controlling interest. As of June 30, 2023, these entities owned 65 properties, which are included in our consolidated financial statements. Noncontrolling interests are adjusted for additional contributions and distributions, the proportionate share of the net earnings or losses, and other comprehensive income or loss. Distributions, profits, and losses related to these entities are allocated in accordance with the respective operating agreements. During the six months ended June 30, 2023 and 2022, we distributed $134.6 million and $92.1 million, respectively, to our consolidated real estate joint venture partners.

Certain of our noncontrolling interests have the right to require us to redeem their ownership interests in the respective entities. We classify these ownership interests in the entities as redeemable noncontrolling interests outside of total equity in our consolidated balance sheets. Redeemable noncontrolling interests are adjusted for additional contributions and distributions, the proportionate share of the net earnings or losses, and other comprehensive income or loss. If the amount of a redeemable noncontrolling interest is less than the maximum redemption value at the balance sheet date, such amount is adjusted to the maximum redemption value. Subsequent declines in the redemption value are recognized only to the extent that previous increases have been recognized.

Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements for additional information.

15. ASSETS CLASSIFIED AS HELD FOR SALE

As of June 30, 2023, we had two properties and one land parcel aggregating 168,414 RSF which were classified as held for sale in our consolidated financial statements. For additional information on the sales of real estate assets that were previously classified as held for sale, refer to the “Sales of real estate assets and impairment charges” section of Note 3 – “Investments in real estate” to our unaudited consolidated financial statements.

The disposal of properties classified as held for sale does not represent a strategic shift that has (or will have) a major effect on our operations or financial results and therefore does not meet the criteria for classification as a discontinued operation. We cease depreciation of our properties upon their classification as held for sale. Refer to the “Real estate sales” subsection of the “Investments in real estate” section in Note 2 – “Summary of significant accounting policies” for additional information.

The following is a summary of net assets as of June 30, 2023 and December 31, 2022 for our real estate investments that were classified as held for sale as of each respective date (in thousands):


	June 30, 2023		December 31, 2022
Total assets	$	58,412	$	117,197
Total liabilities	(2,775)		(2,034)
Total accumulated other comprehensive income	2,404		898
Net assets classified as held for sale	$	58,041	$	116,061

16. SUBSEQUENT EVENT

Commercial paper program upsizing

In July 2023, we increased the aggregate amount we may issue from time to time under our commercial paper program to $2.5 billion from $2.0 billion.

ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

Forward-looking statements

Certain information and statements included in this quarterly report on Form 10-Q, including, without limitation, statements containing the words “forecast,” “guidance,” “goals,” “projects,” “estimates,” “anticipates,” “believes,” “expects,” “intends,” “may,” “plans,” “seeks,” “should,” “targets,” or “will,” or the negative of those words or similar words, constitute “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements involve inherent risks and uncertainties regarding events, conditions, and financial trends that may affect our future plans of operations, business strategy, results of operations, and financial position. A number of important factors could cause actual results to differ materially from those included within or contemplated by the forward-looking statements, including, but not limited to, the following:

•Operating factors, such as a failure to operate our business successfully in comparison to market expectations or in comparison to our competitors, our inability to obtain capital when desired or refinance debt maturities when desired, and/or a failure to maintain our status as a REIT for federal tax purposes;

•Market and industry factors, such as adverse developments concerning the life science, agtech, and technology industries and/or our tenants;

•Government factors, such as any unfavorable effects resulting from federal, state, local, and/or foreign government policies, laws, and/or funding levels;

•Global factors, such as negative economic, social, political, financial, credit market, and/or banking conditions;

•Uncertain global, national, and local impacts of the ongoing COVID-19 pandemic; and

•Other factors, such as climate change, cyber intrusions, and/or changes in laws, regulations, and financial accounting standards.

This list of risks and uncertainties is not exhaustive. Additional information regarding risk factors that may affect us is included under “Item 1A. Risk factors” and “Item 7. Management’s discussion and analysis of financial condition and results of operations” of our annual report on Form 10-K for the year ended December 31, 2022 and under respective sections within this quarterly report on Form 10-Q. Readers of this quarterly report on Form 10-Q should also read our other documents filed publicly with the SEC for further discussion regarding such factors.

Overview

We are a Maryland corporation formed in October 1994 that has elected to be taxed as a REIT for federal income tax purposes. Alexandria Real Estate Equities, Inc. (NYSE: ARE), an S&P 500® company, is a best-in-class, mission-driven life science REIT making a positive and lasting impact on the world. As the pioneer of the life science real estate niche since its founding in 1994, Alexandria is the preeminent and longest-tenured owner, operator, and developer of collaborative life science, agtech, and advanced technology campuses in AAA innovation cluster locations, including Greater Boston, the San Francisco Bay Area, New York City, San Diego, Seattle, Maryland, and Research Triangle. The trusted partner to approximately 825 tenants, Alexandria has a total market capitalization of $30.6 billion and an asset base in North America of 74.9 million SF as of June 30, 2023, which includes 41.1 million RSF of operating properties and 5.3 million RSF of Class A/A+ properties undergoing construction, 9.4 million RSF of near-term and intermediate-term development and redevelopment projects, and 19.1 million SF of future development projects. Alexandria has a longstanding and proven track record of developing Class A/A+ properties clustered in life science, agtech, and advanced technology campuses that provide our innovative tenants with highly dynamic and collaborative environments that enhance their ability to successfully recruit and retain world-class talent and inspire productivity, efficiency, creativity, and success. Alexandria also provides strategic capital to transformative life science, agrifoodtech, climate innovation, and technology companies through our venture capital platform. We believe our unique business model and diligent underwriting allow us to attract 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 June 30, 2023:

•Investment-grade or publicly traded large cap tenants represented 49% of our total annual rental revenue;

•Approximately 96% of our leases (on an annual rental revenue basis) contained effective annual rent escalations approximating 3.0% that were either fixed or indexed based on a consumer price index or other index;

•Approximately 93% of our leases (on an annual rental revenue basis) were triple net leases, which require tenants to pay substantially all real estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and other operating expenses (including increases thereto) in addition to base rent; and

•Approximately 94% 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.

Our primary business objective is to maximize long-term asset value and stockholder returns based on a multifaceted platform of internal and external growth. A key element of our strategy is our unique focus on Class A/A+ properties located in collaborative life science, agtech, and advanced technology campuses in AAA innovation clusters. These key campus locations are generally characterized by high barriers to entry for new landlords, high barriers to exit for tenants, and a limited supply of available space. They generally represent highly desirable locations for tenancy by life science, agtech, and technology entities because of their close proximity to concentrations of specialized skills, knowledge, institutions, and related businesses. Our strategy also includes drawing upon our deep and broad real estate, life science, agtech, and technology relationships in order to identify and attract new and leading tenants and to source additional value-creation real estate.

Executive summary

Operating results


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Net income attributable to Alexandria’s common stockholders – diluted:
In millions	$	87.3	$	269.3	$	162.5	$	118.5
Per share	$	0.51	$	1.67	$	0.95	$	0.74
Funds from operations attributable to Alexandria’s common stockholders – diluted, as adjusted:
In millions	$	382.4	$	338.8	$	756.1	$	663.4
Per share	$	2.24	$	2.10	$	4.43	$	4.15

For additional information, refer to “Funds from operations and funds from operations, as adjusted, attributable to Alexandria Real Estate Equities, Inc.’s common stockholders” in the “Non-GAAP measures and definitions” section within this Item 2.

An operationally excellent, industry-leading REIT with a high-quality/diverse client base of approximately 825 tenants to support growing revenues, stable cash flows, and strong margins


Percentage of total annual rental revenue in effect from investment-grade or publicly traded large cap tenants	49		%

Sustained strength in tenant collections:
Tenant receivables as of June 30, 2023	$	7.0		million
July 2023 tenant rent and receivables collected as of the date of this report	99.7		%
Tenant rent and receivables for the three months ended June 30, 2023 collected as of the date of this report	99.9		%

Occupancy of operating properties in North America as of June 30, 2023	93.6		%
Adjusted EBITDA margin	70		%	(1)

Weighted-average remaining lease term as of June 30, 2023:
Top 20 tenants	9.4			years
All tenants	7.2			years

(1)For the three months ended June 30, 2023.

Continued strong leasing volume and rental rate increases with weighted-average terms of 13.0 years and 9.5 years for the three and six months ended June 30, 2023, respectively.

•Solid leasing activity continued during the three months ended June 30, 2023 with leasing volume aggregating 1.3 million RSF, 77% of which was generated from our client base of approximately 825 tenants.

•Annualized leasing volume of 5.1 million RSF for the six months ended June 30, 2023 in line with solid pre-COVID leasing volume.


	June 30, 2023
	Three Months Ended	Six Months Ended
Total leasing activity – RSF	1,325,326	2,548,753
Lease renewals and re-leasing of space:
RSF (included in total leasing activity above)	1,052,872	2,172,910
Rental rate increase	16.6%	35.1%
Rental rate increase (cash basis)	8.3%	17.9%

Continued strong net operating income and internal growth

•Total revenues:

•$713.9 million, up 10.9%, for the three months ended June 30, 2023, compared to $643.8 million for the three months ended June 30, 2022.

•$1.4 billion, up 12.4%, for the six months ended June 30, 2023, compared to $1.3 billion for the six months ended June 30, 2022.

•Net operating income (cash basis) of $1.8 billion for the three months ended June 30, 2023 annualized, increased by $178.3 million, or 11.1%, compared to the three months ended June 30, 2022 annualized. Refer to “Net operating income, net operating income (cash basis), and operating margin” in the “Non-GAAP measures and definitions” section within this Item 2 for a reconciliation of our net income to net operating income (cash basis).

•Same property net operating income growth:

•3.0% and 4.9% (cash basis) for the three months ended June 30, 2023, compared to the three months ended June 30, 2022.

•3.4% and 6.5% (cash basis) for the six months ended June 30, 2023, compared to the six months ended June 30, 2022.

•96% of our leases contain contractual annual rent escalations approximating 3%.

Alexandria’s banking syndicate continues to support our world-class brand, differentiated business model, and laboratory space market dominance

•In June 2023, we increased the aggregate commitments available for borrowing under our unsecured senior line of credit to $5.0 billion from $4.0 billion. The increase was 1.7x oversubscribed, and we added one new banking relationship.

Continued strong and flexible balance sheet with 13.4 years of remaining term of debt and no debt maturities prior to 2025

•Investment-grade credit ratings ranked in the top 10% among all publicly traded U.S. REITs.

•$6.3 billion of liquidity.

•No debt maturities prior to 2025.

•13.4 years weighted-average remaining term of debt.

•99.2% of our debt has a fixed rate.

•Net debt and preferred stock to Adjusted EBITDA of 5.2x, matching our second-lowest level in Company history, and fixed-charge coverage ratio of 4.7x for the three months ended June 30, 2023 annualized.

•Total debt and preferred stock to gross assets of 27%.

•$1.3 billion of expected capital contributions from existing real estate joint venture partners from July 1, 2023 through 2026 to fund construction.

Continued strong and increasing dividends with a focus on retaining significant net cash flows from operating activities after dividends for reinvestment

•Common stock dividend declared for the three months ended June 30, 2023 was $1.24 per common share, aggregating $4.84 per common share for the twelve months ended June 30, 2023, up 24 cents, or 5%, over the twelve months ended June 30, 2022.

•Dividend yield of 4.4% as of June 30, 2023, based on a closing stock price on June 30, 2023 of $113.49 and the annualized dividend declared for the three months ended June 30, 2023 of $1.24 per common share.

•Dividend payout ratio of 55% for the three months ended June 30, 2023.

•Average annual dividend per-share growth of 6% from 2019 to the three months ended June 30, 2023 annualized.

Focused execution on harvesting value from our asset recycling program

Our $1.85 billion capital plan for 2023 is focused on the enhancement of our asset base through the sale of non-core properties and/or properties not integral to our mega campus strategy and comprises (in millions):


	Completed During June 30, 2023		Expected Completion During Second Half of 2023
Dispositions of 100% interests in properties with strong capitalization rates	$	603	$	—
Strategic partial interest sales	98		—
Executed and pending transactions subject to signed letters of intent or purchase and sale agreements	—		175
Additional targeted non-core dispositions in process	—		874
Proceeds of forward equity sales agreements entered into during 2022	—		100
Completed and pending transactions	$	701	$	1,149
Total 2023 capital plan	$1,850

External growth and investments in real estate

Alexandria’s highly leased value-creation pipeline delivers annual incremental net operating income of $58 million commencing during the three months ended June 30, 2023 and drives future annual incremental net operating income aggregating $605 million.


(dollars in millions)	Incremental Annual Net Operating Income		RSF	Project Leased Percentage
Placed into service(1):
Three months ended March 31, 2023	$	23	453,511	100	%
Three months ended June 30, 2023	58		387,076	100	%
Six months ended June 30, 2023	$	81	840,587	100	%

Expected to be placed into service and stabilized(2):
Second half of 2023	$	150	1,175,382	99	%
2024	127		1,842,713	90
Second half of 2023 through fourth quarter of 2024	277		3,018,095	94

First quarter of 2025 through second quarter of 2026	328		3,695,763	43
	$	605	6,713,858	70	%	(3)

(1) Annual net operating income (cash basis) is expected to increase by $38 million upon the burn-off of initial free rent from recently delivered projects, which has a weighted-average burn-off of three months.

(2) Refer to the “New Class A/A+ Development and Redevelopment Properties: Current Projects” section within this Item 2 for additional details.

(3) 77% of the leased RSF of our value-creation projects was generated from our client base.

Strong balance sheet management

Key metrics as of June 30, 2023

•$30.6 billion in total market capitalization.

•$19.4 billion in total equity capitalization, which ranks in the top 10% among all publicly traded U.S. REITs.

June 30, 2023

Goal for Fourth Quarter of 2023 Annualized

Quarter Annualized

Trailing 12 Months

Net debt and preferred stock to Adjusted EBITDA

5.2x

5.4x

Less than or equal to 5.1x

Fixed-charge coverage ratio

4.7x

4.9x

4.5x to 5.0x

Key capital events

•In June 2023, we amended our unsecured senior line of credit to increase the aggregate commitments available for borrowing to $5.0 billion from $4.0 billion while maintaining the existing borrowing rate and maturity date.

•In July 2023, we increased the aggregate amount we may issue from time to time under our commercial paper program to $2.5 billion from $2.0 billion.

Investments

•As of June 30, 2023:

•Our non-real estate investments aggregated $1.5 billion.

•Unrealized gains presented in our consolidated balance sheets were $251.3 million, comprising gross unrealized gains and losses aggregating $373.3 million and $122.0 million, respectively.

•Investment loss of $78.3 million for the three months ended June 30, 2023, presented in our consolidated statements of operations, consisted of $77.9 million of unrealized losses and reclassifications, and $371 thousand of realized losses.

•Investment loss of $123.4 million for the six months ended June 30, 2023, consisted of $143.8 million of unrealized losses and reclassifications, and $20.4 million of realized gains.

Other Key highlights

Nareit Investor CARE Gold Award winner

We received the 2023 Nareit Investor CARE (Communications and Reporting Excellence) Gold Award in the Large Cap Equity REIT category for superior shareholder communications and reporting. Our most recent award contributes to an impressive milestone of our sixth consecutive Nareit Investor CARE Award, our seventh Gold award, and our eighth overall award since 2015, positioning us as the equity REIT with the most Gold awards. These recognitions are directly attributed to our world-class team’s operational excellence in upholding the highest levels of transparency, integrity, and accountability to our stockholders.

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

•In June 2023, Alexandria released our 2022 ESG Report, which highlights our longstanding and continued leadership in ESG. The report details the advancement of our decarbonization strategy and our roadmap to climate resilience within our life science real estate asset base. It also showcases Alexandria’s comprehensive efforts to catalyze the health, wellness, safety, and productivity of our employees, tenants, local communities, and the world through the built environment and beyond, including through our visionary social responsibility initiatives. Notable ESG initiatives and achievements include the following:

•We continue to further our approach to net zero by developing an innovative greenhouse gas emissions mitigation strategy that includes reducing emissions from the operation of our real estate assets through electrification, energy efficiency, and renewable electricity.

•We have proactively taken steps to incorporate electrification into some of our development projects, including at 230 Harriet Tubman Way on our Alexandria Center® for Life Science –Millbrae campus in our South San Francisco submarket.

•We look for opportunities to utilize alternative energy sources, such as geothermal energy. In our Greater Boston region, our 325 Binney Street development, Moderna’s new HQ and core R&D operations, is designed to be the most sustainable laboratory building in Cambridge, and our 15 Necco Street development is a state-of-the-art low-carbon laboratory building for Eli Lilly. 325 Binney Street and 15 Necco Street are targeting a 92% and 74% reduction in fossil fuel use, respectively.

•We also continue to increase our consumption of renewable electricity. With our new solar power purchase agreement to take effect in our Greater Boston region in 2024, 100% of the electricity consumed by Greater Boston will be from renewable electricity, assuming 2022 levels of use for Alexandria-paid utility accounts.

•Pursuing Zero Energy certifications for two projects: 325 Binney Street, which is targeting LEED Zero Energy certification and is designed to be the most sustainable laboratory building in Cambridge, and 685 Gateway Boulevard in our South San Francisco submarket, which is designated as Zero Energy Ready and is on track to achieve ILFI Zero Energy certification.

•In our Lake Union submarket, Alexandria received the 2023 BOMA Pacific Northwest TOBY (The Outstanding Building of the Year) Award in the Corporate Facility category for 1165 Eastlake Avenue East on The Eastlake Life Science by Alexandria mega campus. The TOBY Awards honor and recognize quality in commercial buildings and reward excellence in building management.

(1)Reflects current score for Alexandria and latest scores available for the FTSE Nareit All REITs Index companies from Bloomberg Professional Services as of June 30, 2023.

(2)Reflects current score for Alexandria and latest scores available for the FTSE Nareit All REITs Index companies on ISS’s website as of June 30, 2023.

Environmental data for 2022 reflected in the chart above received independent limited assurance from DNV Business Assurance USA, Inc. The Independent Assurance Statement from DNV is available at www.are.com/esg.html.

(1)2025 environmental goals relative to a 2015 baseline on a like-for-like basis for buildings in operation that Alexandria directly manages. The carbon emissions reduction goal relates to our Scope 1 and Scope 2 emissions.

(2)2025 environmental goal for buildings in operation that Alexandria indirectly and directly manages.

Operating summary

Historical Same Property
Net Operating Income Growth

Historical Rental Rate Growth:
Renewed/Re-Leased Space

Margins(2)

Favorable Lease Structure(3)

Operating

Adjusted EBITDA

Strategic Lease Structure by Owner and Operator of Collaborative Life Science, Agtech, and Advanced Technology Campuses

70%

Increasing cash flows

Percentage of leases containing annual rent escalations

96%

Stable cash flows

Weighted-Average Lease Terms
of Executed Leases

Percentage of triple

net leases

93%

Lower capex burden

8.4 years

8.6 years

Percentage of leases providing for the recapture of capital expenditures

94%

2019 to 1H23

2014 to 1H23

Net Debt and Preferred Stock

to Adjusted EBITDA(4)

Fixed-Charge Coverage Ratio(4)

Refer to “Same properties” and “Non-GAAP measures and definitions” within this Item 2 for additional details. “Non-GAAP measures and definitions” contains the definition of “Net operating income” and its reconciliation from the most directly comparable financial measure presented in accordance with GAAP.

(1)The 10-year average represents the average for the years ended December 31, 2013 through 2022.

(2)Represents percentages for the three months ended June 30, 2023.

(3)Percentages calculated based on annual rental revenue in effectas of June 30, 2023.

(4)Quarter annualized. Refer to the definitions of “Net debt and preferred stock to Adjusted EBITDA” and “Fixed-charge coverage ratio” in the “Non-GAAP measures and definitions” section within this Item 2 for additional details.


Long-Duration and Stable Cash Flows From High-Quality and Diverse Tenants

REIT Industry-Leading Tenant Client Base
Investment-Grade or Publicly Traded Large Cap Tenants

90%						49%
of ARE’s Top 20 Tenants Annual Rental Revenue(1)						of ARE’s Total Annual Rental Revenue(1)

Long-Duration Lease Terms
9.4 Years						7.2 Years
Top 20 Tenants						All Tenants
Weighted-Average Remaining Term(2)


Sustained Strength in Tenant Collections(3)

99.9%
For the Three Months Ended June 30, 2023

99.7%
July 2023

(1)Represents annual rental revenue in effect as of June 30, 2023. Refer to the “Non-GAAP measures and definitions” section within this Item 2 for additional information.

(2)Based on total annual rental revenue in effect as of June 30, 2023.

(3)Represents the portion of total receivables billed for each indicated period collected through the date of this report.


High-Quality and Diverse Client Base in AAA Locations

Industry Mix of Approximately 825 Tenants(1)

		Industry	Annual Rental Revenue(4) per RSF
		Life Science Product, Service, and Device	$	42.39
		Multinational Pharmaceutical	$	60.88
		Public Biotechnology – Approved or Marketed Product	$	60.29
		Institutional (Academic/Medical, Non-Profit, and U.S. Government)	$	57.74
		Public Biotechnology – Preclinical or Clinical Stage	$	69.46
		Private Biotechnology	$	81.49
		Investment-Grade or Large Cap Tech	$	35.89
		Future Change in Use(2)	$	40.63
		Other(3)	$	34.39
Percentage of ARE’s Annual Rental Revenue(4)

Solid Historical Occupancy of 96% Over Past 10 Years(5) From Historically Strong Demand for Class A/A+ Properties in AAA Locations

AAA Locations	Occupancy Across Key Locations



Percentage of ARE’s Annual Rental Revenue(4)

Represents annual rental revenue in effect as of June 30, 2023. Refer to the “Non-GAAP measures and definitions” section within this Item 2 for additional information.

(1)During the three months ended June 30, 2023, our tenant count declined from over 850 tenants to approximately 825 tenants primarily due to dispositions of non-core properties and/or properties not integral to our mega campus strategy.

(2)Represents annual rental revenue currently generated from space that is targeted for a future change in use, including 1.1% of total annual rental revenue that is generated from covered land play projects. The weighted-average remaining term of these leases is 3.8 years.

(3)Our “Other” tenants, which represent an aggregate of 3.0% of our annual rental revenue, comprise technology, professional services, finance, telecommunications, and construction/real estate companies, and (by less than 1.0% of our annual rental revenue) retail-related tenants.

(4)Represents annual rental revenue in effect as of June 30, 2023.

(5)Represents average occupancy of operating properties in North America as of each December 31 for the last 10 years and as of June 30, 2023.

(6)Acquired vacancy of 2.2% from properties recently acquired in 2021 or 2022 primarily representing lease-up opportunities.

Leasing

The following table summarizes our leasing activity at our properties:


	Three Months Ended			Six Months Ended		Year Ended
	June 30, 2023			June 30, 2023		December 31, 2022
	Including Straight-Line Rent		Cash Basis	Including Straight-Line Rent	Cash Basis	Including Straight-Line Rent	Cash Basis
(Dollars per RSF)
Leasing activity:
Renewed/re-leased space(1)
Rental rate changes	16.6%	(2)	8.3%	35.1%	17.9%	31.0%	22.1%
New rates	$37.70		$36.43	$50.61	$48.51	$50.37	$48.48
Expiring rates	$32.32		$33.65	$37.47	$41.15	$38.44	$39.69
RSF	1,052,872			2,172,910		4,540,325
Tenant improvements/leasing commissions	$36.65			$26.31		$27.83
Weighted-average lease term	13.0 years			9.5 years		5.0 years

Developed/redeveloped/ previously vacant space leased(3)
New rates	$64.23		$61.04	$57.44	$54.78	$73.46	$64.04
RSF	272,454			375,843		3,865,262
Weighted-average lease term	10.8 years			10.6 years		11.8 years

Leasing activity summary (totals):
New rates	$43.15		$41.49	$51.62	$49.44	$60.98	$55.64
RSF	1,325,326			2,548,753		8,405,587
Weighted-average lease term	12.2 years			9.7 years		8.1 years

Lease expirations(1)
Expiring rates	$37.57		$34.47	$40.93	$41.86	$37.41	$38.06
RSF	1,520,468			3,533,295		6,572,286

Leasing activity includes 100% of results for properties in which we have an investment in North America.

(1)Excludes month-to-month leases aggregating 82,025 RSF and 266,292 RSF as of June 30, 2023 and December 31, 2022, respectively. During the trailing twelve months ended June 30, 2023, we granted free rent concessions averaging 0.5 months per annum.

(2)During the three months ended March 31, 2023, Alexandria’s rental rate growth was driven by lease renewals and re-leasing of space located in the Greater Boston, San Francisco Bay Area, and Seattle markets. Alexandria’s rental rate growth for the three months ended June 30, 2023 was driven by renewals and re-leasing of space located in the Seattle, Maryland, and Research Triangle markets. Quarterly rental rate growth for lease renewals and re-leasing of space can be significantly skewed by a small number of leases or mix of leases (by submarket or property) executed in any quarter.

(3)Refer to the “New Class A/A+ development and redevelopment properties: summary of pipeline” section within this Item 2 for additional information on total project costs.

Summary of contractual lease expirations

The following table summarizes information with respect to the contractual lease expirations at our properties as of June 30, 2023:


Year			RSF		Percentage of Occupied RSF			Annual Rental Revenue (per RSF)(1)			Percentage of Total Annual Rental Revenue
	2023	(2)		1,160,920		3.0	%		$	43.23		2.5	%
	2024			3,475,475		9.1	%		$	49.80		8.7	%
	2025			3,509,688		9.2	%		$	48.72		8.6	%
	2026			2,643,585		6.9	%		$	51.68		6.8	%
	2027			2,777,021		7.3	%		$	54.66		7.6	%
	2028			4,617,753		12.1	%		$	51.68		12.0	%
	2029			2,484,172		6.5	%		$	51.69		6.4	%
	2030			2,655,426		6.9	%		$	56.77		7.6	%
	2031			3,220,036		8.4	%		$	53.59		8.6	%
	2032			1,168,527		3.1	%		$	56.45		3.3	%
Thereafter				10,545,063		27.5	%		$	52.79		27.9	%

(1)Represents amounts in effect as of June 30, 2023.

(2)Excludes month-to-month leases aggregating 82,025 RSF as of June 30, 2023.

The following tables present information by market with respect to our lease expirations in North America as of June 30, 2023 for the remainder of 2023 and for all of 2024:


	2023 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	38,652		21,675		111,294		(5)	48,508		220,129		$	72.90
San Francisco Bay Area	24,056		16,214		—			180,804		221,074		48.17
New York City	—		—		—			500		500		N/A
San Diego	171,422		—		54,664			58,358		284,444		32.14
Seattle	113,073		11,332		—			85,083		209,488		34.10
Maryland	8,138		89,831		—			84,140		182,109		30.41
Research Triangle	3,646		—		—			16,260		19,906		32.01
Texas	—		—		—			—		—		—
Canada	13,321		—		—			2,484		15,805		28.13
Non-cluster/other markets	—		4,354		—			3,111		7,465		58.48
Total	372,308		143,406		165,958			479,248		1,160,920		$	43.23
Percentage of expiring leases	32	%	12	%	14	%		42	%	100	%

	2024 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

Greater Boston	84,964		—		412,946			491,848		989,758		$	65.73
San Francisco Bay Area	35,798		22,923		107,250			551,988		717,959		61.92
New York City	—		—		—			362,718		362,718		56.63
San Diego	—		37,413		580,021		(6)	229,409		846,843		28.67
Seattle	28,051		6,230		50,552			206,042		290,875		23.30
Maryland	—		10,055		—			34,864		44,919		21.65
Research Triangle	75,346		6,672		—			103,124		185,142		47.58
Texas	—		—		—			—		—		—
Canada	—		—		—			6,786		6,786		23.53
Non-cluster/other markets	—		—		—			30,475		30,475		65.94
Total	224,159		83,293		1,150,769			2,017,254		3,475,475		$	49.80
Percentage of expiring leases	6	%	2	%	33	%		59	%	100	%

(1)Includes lease expirations primarily related to recently acquired properties, including i) 111,294 RSF and 466,248 RSF expiring in 2023 and 2024, respectively, which is targeted for future redevelopment and expected to commence construction in the near-term, and ii) 54,664 RSF and 684,521 RSF expiring in 2023 and 2024, respectively, which is targeted for future development and not expected to commence vertical construction in the near-term. We expect to demolish these buildings targeted for future development following lease expiration and commence pre-construction activities including entitlements, permitting, design, site work, and other activities preceding commencement of construction of aboveground building improvements. Commencement of future development projects is subject to market conditions and leasing. The 2023 and 2024 weighted-average contractual lease expiration date for all spaces targeted for redevelopment and development (weighted by annual rental revenue) is July 1, 2023 and July 18, 2024, respectively. Refer to the definition of “Investments in real estate – value-creation square footage currently in rental properties” in the “Non-GAAP measures and definitions” section within this Item 2 for additional details on value-creation square feet currently included in rental properties.

(2)The largest remaining contractual lease expirations for 2023 and 2024 are 55,751 RSF and 97,702 RSF, respectively, in our Mission Bay submarket.

(3)Excludes month-to-month leases aggregating 82,025 RSF as of June 30, 2023.

(4)Represents amounts in effect as of June 30, 2023.

(5)Represents 111,294 RSF at 401 Park Drive in our Fenway submarket, which is a near-term redevelopment project.

(6)Includes 495,192 RSF at Campus Point by Alexandria mega campus in our University Towne Center submarket, which is targeted for future development, pending market conditions and leasing.

Top 20 tenants

90% of Top 20 Tenants 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 3.5% of our annual rental revenue in effect as of June 30, 2023. 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 June 30, 2023 (dollars in thousands, except average market cap amounts):


		Remaining Lease Term(1) (in Years)			Aggregate RSF	Annual Rental Revenue(1)		Percentage of Aggregate Annual Rental Revenue (1)		Investment-Grade Credit Ratings		Average Market Cap(1) (in billions)

	Tenant									Moody’s	S&P
1	Bristol-Myers Squibb Company		6.5		951,172	$	69,343	3.5	%	A2	A+	$	151.0
2	Moderna, Inc.		13.3		908,436		51,934	2.6		—	—	$	59.5
3	Eli Lilly and Company		5.8		743,267		49,746	2.5		A2	A+	$	339.2
4	Takeda Pharmaceutical Company Limited		6.5		549,760		37,432	1.9		Baa2	BBB+	$	47.6
5	Alphabet Inc.		3.4		654,423		36,809	1.8		Aa2	AA+	$	1,349.0
6	Illumina, Inc.		7.1		890,389		36,204	1.8		Baa3	BBB	$	32.9
7	2seventy bio, Inc.(2)		10.2		312,805		33,617	1.7		—	—	$	0.5
8	Harvard University		6.5		391,625		31,889	1.6		Aaa	AAA	$	—
9	Novartis AG		5.1		447,831		30,976	1.5		A1	AA-	$	209.0
10	Cloud Software Group, Inc.		3.7	(3)	292,013		28,537	1.4		—	—	$	—
11	Uber Technologies, Inc.		59.2	(4)	1,009,188		27,727	1.4		—	—	$	61.8
12	Roche		6.1		417,011		27,026	1.3		Aa2	AA	$	262.0
13	AstraZeneca PLC		5.7		456,266		25,132	1.3		A3	A	$	207.0
14	Sanofi		7.5		267,278		21,444	1.1		A1	AA	$	121.0
15	Pfizer Inc.		1.3	(5)	405,066		21,421	1.1		A1	A+	$	251.6
16	New York University		8.6		218,983		21,056	1.0		Aa2	AA-	$	—
17	Massachusetts Institute of Technology		5.9		246,725		20,504	1.0		Aaa	AAA	$	—
18	Boston Children's Hospital		13.3		269,816		20,066	1.0		Aa2	AA	$	—
19	United States Government		6.8		313,778		19,586	1.0		Aaa	AA+	$	—
20	Merck & Co., Inc.		10.8		300,930		18,913	0.9		A1	A+	$	262.0
	Total/weighted-average		9.4	(4)	10,046,762	$	629,362	31.4	%

Annual rental revenue and RSF include 100% of each property managed by us in North America.

(1)Based on total annual rental revenue in effect as of June 30, 2023. Refer to the definitions of “Annual rental revenue” and “Investment-grade or publicly traded large cap tenants” in the “Non-GAAP measures and definitions” section within this Item 2 for our methodologies of calculating annual rental revenue from unconsolidated real estate joint ventures and average market capitalization, respectively.

(2)As of March 31, 2023, 2seventy bio, Inc. held $339.9 million of cash, cash equivalents, and marketable securities.

(3)Includes one lease at a recently acquired property 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 properties.

(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. Refer to footnote 1 for additional details. Excluding the ground leases, the weighted-average remaining lease term for our top 20 tenants was 7.3 years as of June 30, 2023.

(5)Primarily relates to one office building in our New York City submarket aggregating 349,947 RSF, which is under consideration to be marketed for lease in its current condition or may be developed or redeveloped into laboratory space, subject to market conditions and leasing.

Locations of properties

The locations of our properties are diversified among a number of life science, agtech, and technology cluster markets. The following table sets forth the total RSF, number of properties, and annual rental revenue in effect as of June 30, 2023 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(1)
Greater Boston	10,638,208	1,435,071	1,187,368	(2)	13,260,647	29	%	76	$	715,148	35	%	$	72.69
San Francisco Bay Area	7,813,406	728,734	300,010		8,842,150	19		68	452,282		23		65.25
New York City	1,270,019	—	—		1,270,019	3		5	91,369		5		80.96
San Diego	7,956,010	171,102	—		8,127,112	17		90	320,656		14		43.42
Seattle	2,831,272	311,631	178,129		3,321,032	7		45	111,634		6		41.47
Maryland	3,513,817	537,061	47,395		4,098,273	9		51	117,969		6		35.19
Research Triangle	3,871,551	88,038	—		3,959,589	9		40	113,684		6		31.15
Texas	1,841,499	—	84,331		1,925,830	4		15	52,707		3		30.08
Canada	834,968	—	217,798		1,052,766	2		11	13,345		1		18.31
Non-cluster/other markets	382,961	—	—		382,961	1		11	16,404		1		52.69
Properties held for sale	168,414	—	—		168,414	—		2	421		—		N/A
North America	41,122,125	3,271,637	2,015,031		46,408,793	100	%	414	$	2,005,619	100	%	$	53.09
		5,286,668

(1)Annual rental revenue per RSF excludes expense recoveries received from tenants, including, for example, approximately $22 per RSF in San Diego and $35 per RSF in New York City for the twelve months ended June 30, 2023. As of June 30, 2023, approximately 93% of our leases were triple net leases.

(2)Primarily relates to our 654,953 RSF active redevelopment projects at 40, 50, and 60 Sylvan Road and 840 Winter Street. This mega campus project is expected to capture demand in our Route 128 submarket of Greater Boston.

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	6/30/23		3/31/23		6/30/22		6/30/23		3/31/23		6/30/22
Greater Boston	92.5	%	92.8	%	95.0	%	83.2	%	81.8	%	84.7	%
San Francisco Bay Area	95.5		95.9		95.8		91.9		92.3		92.6
New York City	88.9		89.2		97.3		88.9		89.2		92.2
San Diego	92.8		94.2		96.3		92.8		94.2		96.3
Seattle	95.1		96.0		97.2		89.5		90.4		90.4
Maryland	96.2		95.7		97.6		94.9		94.2		94.2
Research Triangle	94.3		92.7		93.5		94.3		92.7		84.5
Texas	95.1		89.8		78.4		91.0		83.7		69.9
Subtotal	93.8		93.9		95.1		89.8		89.1		89.3
Canada	87.3		86.8		76.8		69.2		68.8		76.8
Non-cluster/other markets	81.3		79.7		76.7		81.3		79.7		76.7
North America	93.6	%	93.6	%	94.6	%	89.2	%	88.5	%	89.0	%

Investments in real estate

A key component of our business model is our disciplined allocation of capital to the development and redevelopment of new Class A/A+ properties, and property enhancements identified during the underwriting of certain acquired properties, located in collaborative life science, agtech, and advanced technology campuses in AAA innovation clusters. These projects are focused on providing high-quality, generic, and reusable spaces that meet the real estate requirements of, and are reusable by, a wide range of tenants. Upon completion, each value-creation 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 June 30, 2023 (dollars in thousands):


			Development and Redevelopment
			Active and Near-Term Construction				Future Opportunities Subject to Market Conditions and Leasing
	Operating		Under Construction 70% Leased/Negotiating		Committed Near Term 71% Leased(1)		Near Term		Intermediate Term		Future		Subtotal		Total
Square footage
Operating	41,122,125		—		—		—		—		—		—		41,122,125
New Class A/A+ development and redevelopment properties	—		5,286,668		1,427,190		3,064,003		6,038,906		22,254,262		38,071,029		38,071,029
Value-creation square feet currently included in rental properties(2)	—		—		—		(577,542)		(539,276)		(3,222,186)		(4,339,004)		(4,339,004)
Total square footage	41,122,125		5,286,668		1,427,190		2,486,461		5,499,630		19,032,076		33,732,025		74,854,150

Investments in real estate
Gross book value as of June 30, 2023(3)	$	26,600,472	$	4,184,334	$	565,424	$	684,990	$	1,351,244	$	2,434,255	$	9,220,247	$	35,820,719

(1)Represents near-term projects expected to commence construction during the next three quarters after June 30, 2023.

(2)Refer to “Investments in real estate – value-creation square footage currently in rental properties” in the “Non-GAAP measures and definitions” section within this Item 2 for additional details on value-creation square feet currently included in rental properties.

(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 sheets.

Acquisitions

Our real estate asset acquisitions for the six months ended June 30, 2023 consisted of the following (dollars in thousands):


Property	Submarket/Market	Date of Purchase	Number of Properties	Operating Occupancy		Square Footage			Purchase Price
						Acquisitions With Development and Redevelopment Opportunities(1)
						Future Development	Active Development/Redevelopment	Operating With Future Development/ Redevelopment				Total(2)

Six months ended June 30, 2023:
Canada	Canada	1/30/23	1	100	%	—	—	247,743		247,743	$	100,837
Other	Various		2	100		1,089,349	110,717	10,000		1,210,066		125,103
			3	100	%	1,089,349	110,717	257,743		1,457,809	$	225,940

(1)We expect to provide total estimated costs and related yields for development and redevelopment projects in the future, subsequent to the commencement of construction.

(2)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 operations with future development or redevelopment opportunities. Refer to “Investments in real estate – value-creation square footage currently in rental properties” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information.

Dispositions and sales of partial interests

Our completed dispositions of and sales of partial interests in real estate assets during the six months ended June 30, 2023 consisted of the following (dollars in thousands, except per RSF amounts):


Property	Submarket/Market	Date of Sale	Interest Sold			RSF	Capitalization Rate			Capitalization Rate (Cash Basis)			Sales Price			Sales Price per RSF
Six months ended June 30, 2023:
Value harvesting dispositions and recycling of assets not integral to our mega campus strategy
225, 266, and 275 Second Avenue and 780 and 790 Memorial Drive(1)	Route 128 and Cambridge/Inner Suburbs/Greater Boston	6/13/23	100	%		428,663	5.0	%	(1)	5.2	%	(1)	$	365,226		$	852
11119 North Torrey Pines Road(2)	Torrey Pines/San Diego	5/4/23	100	%		72,506	4.4	%	(2)	4.6	%	(2)	86,000			$	1,186
275 Grove Street(3)	Route 128/Greater Boston	6/27/23	100	%		509,702	N/A			N/A			109,349			N/A
Other													42,092
													602,667		(4)
Strategic partial interest sales
15 Necco Street(5)	Seaport Innovation District/Greater Boston	4/11/23	18	%	(5)	345,995	6.6	%		5.4	%		66,108			$	1,626
9625 Towne Centre Drive(6)	University Town Center/ San Diego	6/21/23	20.1	%		163,648	4.2	%		4.5	%		32,261			$	981
													98,369
													701,036
Pending:
421 Park Drive(7)	Fenway/Greater Boston		(7)			(7)							155,000
Executed and pending transactions subject to signed letters of intent or purchase and sale agreements													20,000
Total pending and under executed letters of intent or purchase and sales agreements													175,000
													876,036
Additional targeted non-core dispositions in process													873,964
2023 dispositions and sales of partial interests (midpoint)													$	1,750,000

2023 guidance range						$1,650,000 – $1,850,000

(1)We calculated capitalization rates based upon net operating income and net operating income (cash basis) for the three months ended June 30, 2023 annualized that includes vacancy available for redevelopment. Upon completion of the sale, we recognized a gain on sale of real estate aggregating $187.2 million.

(2)We calculated capitalization rates based upon net operating income and net operating income (cash basis) for the three months ended March 31, 2023 annualized. Upon completion of the sale, we recognized a gain on sale of real estate aggregating $27.6 million.

(3)During the three months ended June 30, 2023, we recognized a real estate impairment charge of $145.4 million to reduce our investment to its current fair value less costs to sell.

(4)Dispositions completed during the three months ended June 30, 2023 had annual net operating income of $32.4 million with a weighted-average disposition date of June 13, 2023 (weighted by net operating income for the three months ended June 30, 2023 annualized).

(5)Represents a development project under construction aggregating 345,995 RSF, 97% of which is leased to Eli Lilly and Company for the Lilly Institute for Genetic Medicine. In April 2023, an investor acquired a 20% interest in this joint venture, which consisted of an 18% interest sold by us and a 2% interest sold by our existing partner. Upon completion of the sale, our ownership interest in the consolidated real estate joint venture was 72% and our existing and new partners’ noncontrolling interests were 8% and 20%, respectively. We retained control over this real estate joint venture and therefore continue to consolidate it. The sales price of the 18% interest sold by us was $66.1 million, or $1,626 per RSF, representing capitalization rates of 6.6% and 5.4% (cash basis). We expect our new joint venture partner to contribute capital approximating $130 million to fund construction of the project over time and to accrete its ownership interest in the joint venture to 37% from 20%.

(6)An investor acquired a 70.0% interest in this consolidated real estate joint venture, which consisted of a 20.1% interest sold by us and a 49.9% interest held by our previous joint venture partner. Our portion of the sales price was $32.3 million, or $981 per RSF, representing capitalization rates of 4.2% and 4.5% (cash basis) based upon net operating income and net operating income (cash basis) for the three months ended June 30, 2023 annualized. We retained control over this real estate joint venture and therefore continue to consolidate this property. This transaction resulted in consideration in excess of book value of $15.6 million.

(7)Represents the disposition of 268,023 RSF of a 660,034 RSF near-term development at 421 Park Drive. The proceeds from this transaction will help fund our remaining 392,011 RSF of the project. The project is expected to commence vertical construction later this year and be completed in 2026. The buyer will fund the project costs related to its 268,023 RSF, and these costs are not included in our projected construction spending. We will develop and operate the completed project and will earn development fees over the next three years.

New Class A/A+ development and redevelopment properties

Refer to “Net operating income” in the “Non-GAAP measures and definitions” section within this Item 2 for additional details and its reconciliation from the most directly comparable financial measures presented in accordance with GAAP.

(1)Our share of annual incremental net operating income primarily commencing from 3Q23 through 4Q24 and from 3Q23 through 2Q26 is $237 million and $516 million, respectively.

(2)As of June 30, 2023. Represents projects under construction aggregating 5.3 million RSF and four near-term projects aggregating 1.4 million RSF expected to commence construction during the next three quarters after June 30, 2023.

New Class A/A+ development and redevelopment properties: recent deliveries

201 Brookline Avenue

140 First Street

Alexandria Center® for Advanced

Technologies – Monte Villa Parkway(1)

Greater Boston/Fenway

Greater Boston/Cambridge

Seattle/Bothell

451,967 RSF

325,346 RSF

35,847 RSF

100% Occupancy

9601 and 9603 Medical Center Drive(2)

20400 Century Boulevard

2400 Ellis Road, 40 Moore Drive, and

14 TW Alexander Drive(3)

8800 Technology Forest Place

Maryland/Rockville

Maryland/Gaithersburg

Research Triangle/Research Triangle

Texas/Greater Houston

48,516 RSF

81,006 RSF

603,316 RSF

46,434 RSF

100% Occupancy

(1)Image represents 3755 Monte Villa Parkway.

(2)Image represents 9601 Medical Center Drive.

(3)Image represents 2400 Ellis Road on our Alexandria Center® for Life Science – Durham mega campus.

New Class A/A+ development and redevelopment properties: recent deliveries (continued)

The following table presents value-creation development and redevelopment of new Class A/A+ properties placed into service during the six months ended June 30, 2023 (dollars in thousands):

Deliveries in 1H23 commenced $81 million in annual incremental net operating income


Property/Market/Submarket	2Q23 Delivery Date(1)	Our Ownership Interest	RSF Placed in Service			Occupancy Percentage(2)		Total Project			Unlevered Yields
			Prior to 1/1/23	1Q23	2Q23						Total			Initial Stabilized			Initial Stabilized (Cash Basis)
									RSF	Investment
Development projects
201 Brookline Avenue/Greater Boston/Fenway	5/1/23	98.8%	340,073	107,174	4,720		451,967		100%		510,116	$	775,000		7.2	%		6.5	%



Redevelopment projects
140 First Street/Greater Boston/Cambridge	5/14/23	100%	—	—	325,346		325,346		100%		408,259	1,242,000			5.5			4.6
Alexandria Center® for Advanced Technologies – Monte Villa Parkway/Seattle/Bothell	N/A	100%	—	35,847	—		35,847		100%		460,623	229,000			6.3			6.2
9601 and 9603 Medical Center Drive/Maryland/Rockville	N/A	100%	34,589	13,927	—		48,516		100%		95,911	67,000			7.4			6.5
20400 Century Boulevard/Maryland/Gaithersburg	5/31/23	100%	50,738	19,692	10,576		81,006		100%		81,006	35,000			9.5			9.3
2400 Ellis Road, 40 Moore Drive, and 14 TW Alexander Drive/Research Triangle/Research Triangle	N/A	100%	326,445	276,871	—		603,316		100%		603,316	241,000			8.1			6.8
8800 Technology Forest Place/Texas/Greater Houston	6/15/23	100%	—	—	46,434		46,434		100%		130,765	112,000			6.3			6.0
Weighted average/total	5/16/23		751,845	453,511	387,076		1,592,432				2,289,996	$	2,701,000		6.4	%		5.6	%

(1)Represents the average delivery date for deliveries that occurred during the three months ended June 30, 2023, weighted by annual rental revenue.

(2)Relates to total operating RSF placed in service as of the most recent delivery.

New Class A/A+ development and redevelopment properties: current projects

325 Binney Street

140 First Street

99 Coolidge Avenue

500 North Beacon Street and

4 Kingsbury Avenue(1)

201 Brookline Avenue

Greater Boston/Cambridge

Greater Boston/
Cambridge/Inner Suburbs

Greater Boston/Fenway

462,100 RSF

78,546 RSF

320,809 RSF

248,018 RSF

58,149 RSF

100% Leased

36% Leased/Negotiating

85% Leased/Negotiating

98% Leased/Negotiating

15 Necco Street

40, 50, and 60 Sylvan Road(2)

1450 Owens Street(3)

651 Gateway Boulevard

230 Harriet Tubman Way

Greater Boston/
Seaport Innovation District

Greater Boston/Route 128

San Francisco Bay Area/
Mission Bay

San Francisco Bay Area/
South San Francisco

345,995 RSF

515,273 RSF

212,796 RSF

300,010 RSF

285,346 RSF

97% Leased/Negotiating

—% Leased/Negotiating

22% Leased/Negotiating

100% Leased

(1)Image represents 500 North Beacon Street on our Arsenal on the Charles mega campus.

(2)Image represents 50 Sylvan Road. This mega campus project is expected to capture demand in our Route 128 submarket. We are currently marketing the space for lease and are in preliminary discussions with multiple life science companies for a portion of the project.

(3)Image represents a single- or multi-tenant project expanding our existing mega campus, which will be 100% funded by our joint venture partner. We are currently marketing the space for lease and have initial interest from publicly traded biotechnology and institutional tenants.

New Class A/A+ development and redevelopment properties: current projects (continued)

751 Gateway Boulevard

4155 Campus Point Court

1150 Eastlake Avenue East

Alexandria Center® for Advanced Technologies – Monte Villa Parkway(1)

San Francisco Bay Area/
South San Francisco

San Diego/
University Town Center

Seattle/Lake Union

Seattle/Bothell

230,592 RSF

171,102 RSF

311,631 RSF

178,129 RSF

100% Leased

99% Leased/Negotiating

82% Leased/Negotiating

9810 and 9820 Darnestown Road

9601 and 9603 Medical Center Drive(2)

9808 Medical Center Drive

6040 George Watts Hill Drive,
Phase II

8800 Technology Forest Place

Maryland/Rockville

Research Triangle/Research Triangle

Texas/Greater Houston

442,000 RSF

47,395 RSF

95,061 RSF

88,038 RSF

84,331 RSF

100% Leased

55% Leased/Negotiating

100% Leased

36% Leased/Negotiating

(1)Image represents 3755 Monte Villa Parkway.

(2)Image represents 9601 Medical Center Drive.

New Class A/A+ development and redevelopment properties: current projects (continued)

The following tables set forth a summary of our new Class A/A+ development and redevelopment properties under construction and pre-leased/negotiating near-term projects as of June 30, 2023 (dollars in thousands):


Property/Market/Submarket		Square Footage			Percentage					Occupancy(1)
	Dev/Redev	In Service	CIP	Total	Leased		Leased/Negotiating			Initial		Stabilized
Under construction
2023 stabilization
325 Binney Street/Greater Boston/Cambridge(2)	Dev	—	462,100	462,100	100	%	100	%			2023	2023
140 First Street/Greater Boston/Cambridge	Redev	329,713	78,546	408,259	100		100				2Q23	2023
201 Brookline Avenue/Greater Boston/Fenway	Dev	451,967	58,149	510,116	98		98				3Q22	2023
15 Necco Street/Greater Boston/Seaport Innovation District	Dev	—	345,995	345,995	97		97				2023	2023
751 Gateway Boulevard/San Francisco Bay Area/South San Francisco	Dev	—	230,592	230,592	100		100				2023	2023
		781,680	1,175,382	1,957,062	99		99
2024 stabilization
840 Winter Street/Greater Boston/Route 128	Redev	28,534	139,680	168,214	100		100				2024	2024
230 Harriet Tubman Way/San Francisco Bay Area/South San Francisco	Dev	—	285,346	285,346	100		100				2024	2024
4155 Campus Point Court/San Diego/University Town Center	Dev	—	171,102	171,102	100		100				2024	2024
1150 Eastlake Avenue East/Seattle/Lake Union	Dev	—	311,631	311,631	99		99				2023	2024
Alexandria Center® for Advanced Technologies – Monte Villa Parkway/Seattle/Bothell	Redev	282,494	178,129	460,623	82		82				1Q23	2024
9820 Darnestown Road/Maryland/Rockville	Dev	—	250,000	250,000	100		100				2024	2024
9810 Darnestown Road/Maryland/Rockville	Dev	—	192,000	192,000	100		100				2024	2024
9601 and 9603 Medical Center Drive/Maryland/Rockville	Redev	48,516	47,395	95,911	100		100				4Q21	2024
9808 Medical Center Drive/Maryland/Rockville	Dev	—	95,061	95,061	37		55				2023	2024
6040 George Watts Hill Drive, Phase II/Research Triangle/Research Triangle	Dev	—	88,038	88,038	100		100				2024	2024
8800 Technology Forest Place/Texas/Greater Houston	Redev	46,434	84,331	130,765	36		36				2Q23	2024
		405,978	1,842,713	2,248,691	90		91
		1,187,658	3,018,095	4,205,753	94		94
2025 and beyond stabilization
99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs	Dev	—	320,809	320,809	36		36				2024	2025
500 North Beacon Street and 4 Kingsbury Avenue/Greater Boston/ Cambridge/Inner Suburbs	Dev	—	248,018	248,018	85		85				2024	2025
40, 50, and 60 Sylvan Road/Greater Boston/Route 128	Redev	—	515,273	515,273	—		—		(3)		2024	2026
Other/Greater Boston	Redev	—	453,869	453,869	—		—				2024	2025
1450 Owens Street/San Francisco Bay Area/Mission Bay	Dev	—	212,796	212,796	—		—		(4)		2024	2025
651 Gateway Boulevard/San Francisco Bay Area/South San Francisco	Redev	—	300,010	300,010	15		22				2023	2025
Canada	Redev	32,992	217,798	250,790	73		73				2023	2025
		32,992	2,268,573	2,301,565	24		25		(5)

		1,220,650	5,286,668	6,507,318	69	%	70	%
(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 deliver this development project in late 2023. (3)This mega campus project is expected to capture demand in our Route 128 submarket. We are currently marketing the space for lease and are in preliminary discussions with multiple life science companies for a portion of the project. (4)Represents a single- or multi-tenant project expanding our existing mega campus, which will be 100% funded by our joint venture partner. We are currently marketing the space for lease and have initial interest from publicly traded biotechnology and institutional tenants. (5)These projects are focused on demand from our existing tenants in our adjacent properties/campuses and will also address demand from other non-Alexandria properties/campuses.

New Class A/A+ development and redevelopment properties: current projects (continued)


Property/Market/Submarket		Square Footage			Percentage
	Dev/Redev	In Service	CIP	Total	Leased			Leased/Negotiating
Near-term projects expected to commence construction in the next three quarters
2025 and beyond stabilization
401 and 421 Park Drive/Greater Boston/Fenway(1)	Redev/Dev	111,294	392,011	503,305	10	%		10	%
11255 and 11355 North Torrey Pines Road/San Diego/Torrey Pines	Dev	—	309,094	309,094	100			100
10931 and 10933 North Torrey Pines Road/San Diego/Torrey Pines	Dev	—	299,158	299,158	100			100
4135 Campus Point Court/San Diego/University Town Center	Dev	—	426,927	426,927	100			100
		111,294	1,427,190	1,538,484	71			71
Total		1,331,944	6,713,858	8,045,802	70	%	(2)	70	%

(1)Excludes the estimated square footage associated with the 268,023 RSF expected to be sold at 421 Park Drive. Refer to “Disposition and sales of partial interests” within this Item 2 for additional details.

(2)Decline from 72% as of March 31, 2023 results from the inclusion of our near-term projects at 401 and 421 Park Drive in Greater Boston. Excluding this addition, our total current and near-term projects expected to commence construction in the next three quarters are 74% leased as of the date of this report.

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
2023 stabilization
325 Binney Street/Greater Boston/Cambridge	100	%	$	—	$	639,273	$	251,727		$	891,000			8.5	%		7.2	%
140 First Street/Greater Boston/Cambridge	100	%	964,842		238,505		38,653			1,242,000				5.5	%		4.6	%
201 Brookline Avenue/Greater Boston/Fenway	98.8	%	658,745		72,538		43,717			775,000				7.2	%		6.5	%
15 Necco Street/Greater Boston/Seaport Innovation District	67.3	%	—		427,610		139,390			567,000				6.7	%		5.5	%
751 Gateway Boulevard/San Francisco Bay Area/South San Francisco	51.0	%	—		202,846		43,154			246,000				6.9	%		7.5	%
			1,623,587		1,580,772
2024 stabilization
840 Winter Street/Greater Boston/Route 128	100	%	13,648		119,940		74,412			208,000				7.5	%		6.5	%
230 Harriet Tubman Way/San Francisco Bay Area/South San Francisco	46.2	%	—		155,873		257,127			413,000				7.4	%		6.2	%
4155 Campus Point Court/San Diego/University Town Center	55.0	%	—		62,608		110,392			173,000				7.4	%		6.5	%
1150 Eastlake Avenue East/Seattle/Lake Union	100	%	—		326,394		78,606			405,000				6.4	%		6.2	%
Alexandria Center® for Advanced Technologies – Monte Villa Parkway/Seattle/Bothell	100	%	74,698		92,501		61,801			229,000				6.3	%		6.2	%
9820 Darnestown Road/Maryland/Rockville	100	%	—		84,001		92,999			177,000				6.3	%		5.6	%
9810 Darnestown Road/Maryland/Rockville	100	%	—		100,598		32,402			133,000				6.9	%		6.2	%
9601 and 9603 Medical Center Drive/Maryland/Rockville	100	%	31,290		19,214		16,496			67,000				7.4	%		6.5	%
9808 Medical Center Drive/Maryland/Rockville	100	%	—		77,404		TBD
6040 George Watts Hill Drive, Phase II/Research Triangle/Research Triangle	100	%	—		51,125		12,875			64,000				8.0	%		7.0	%
8800 Technology Forest Place/Texas/Greater Houston	100	%	33,897		56,096		22,007			112,000				6.3	%		6.0	%
			153,533		1,145,754
2025 and beyond stabilization(1)
99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs	75.0	%	—		233,411		TBD
500 North Beacon Street and 4 Kingsbury Avenue/Greater Boston/ Cambridge/Inner Suburbs	100	%	—		247,720		179,280			427,000				6.2	%		5.5	%
40, 50, and 60 Sylvan Road/Greater Boston/Route 128	100	%	—		369,777		TBD
Other/Greater Boston	100	%	—		135,637
1450 Owens Street/San Francisco Bay Area/Mission Bay	46.4	%	—		179,884
651 Gateway Boulevard/San Francisco Bay Area/South San Francisco	50.0	%	—		245,559
Canada	100	%	4,517		45,820		53,663			104,000				7.0	%		7.0	%
			4,517		1,457,808

			$	1,781,637	$	4,184,334	$	2,700,000	(2)	$	8,670,000	(2)
(1)We expect to provide total estimated costs and related yields for each project with estimated stabilization in 2025 and beyond over the next several quarters. (2)Amounts are rounded to the nearest $10 million and include preliminary estimated amounts for projects listed as TBD.

New Class A/A+ development and redevelopment properties: current projects (continued)


	Our Ownership Interest		At 100%
Property/Market/Submarket			In Service		CIP			Cost to Complete			Total at Completion

Near-term projects expected to commence construction in the next three quarters
2025 and beyond stabilization								TBD
401 and 421 Park Drive/Greater Boston/Fenway(1)	100	%	$	115,378	$	213,309
11255 and 11355 North Torrey Pines Road/San Diego/Torrey Pines	100	%	—		139,472
10931 and 10933 North Torrey Pines Road/San Diego/Torrey Pines	100	%	—		120,308
4135 Campus Point Court/San Diego/University Town Center	55.0	%	—		92,335

			115,378		565,424			1,680,000		(2)	2,360,000		(2)
Total			$	1,897,015	$	4,749,758		$	4,380,000	(2)	$	11,030,000	(2)
Our share of investment(3)					$	4,080,000	(2)	$	3,750,000	(2)	$	9,720,000	(2)

(1)Excludes the estimated book value associated with the 268,023 RSF expected to be sold at 421 Park Drive. Refer to “Disposition and sales of partial interests” within this Item 2 for additional details.

(2)Amounts are rounded to the nearest $10 million and include preliminary estimated amounts for projects listed as TBD.

(3)Represents our share of investment based on our ownership percentages at the completion of development or redevelopment projects.

New Class A/A+ development and redevelopment properties: summary of pipeline

The following table summarizes the key information for all our development and redevelopment projects in North America as of June 30, 2023 (dollars in thousands):


Market Property/Submarket	Our Ownership Interest		Book Value		Square Footage
					Development and Redevelopment					Total(1)
					Active and Near-Term Construction		Future Opportunities Subject to Market Conditions and Leasing
					Under Construction	Committed Near Term	Near Term	Intermediate Term	Future

Greater Boston
Mega Campus: Alexandria Center® at One Kendall Square/Cambridge	100	%	$	639,273	462,100	—	—	—	—	462,100
325 Binney Street
99 Coolidge Avenue/Cambridge/Inner Suburbs	75.0	%	233,411		320,809	—	—	—	—	320,809
Mega Campus: The Arsenal on the Charles/Cambridge/Inner Suburbs	100	%	258,790		248,018	—	308,446	—	34,157	590,621
311 Arsenal Street, 500 North Beacon Street, and 4 Kingsbury Avenue
Mega Campus: Alexandria Center® at Kendall Square/Cambridge	100	%	340,833		78,546	—	—	174,500	41,955	295,001
140 First Street and 100 Edwin H. Land Boulevard
Mega Campus: Alexandria Center® for Life Science – Fenway/Fenway	(2)		285,847		58,149	392,011	111,294	—	—	561,454
201 Brookline Avenue and 401 and 421 Park Drive
15 Necco Street/Seaport Innovation District	67.3	%	427,610		345,995	—	—	—	—	345,995
Mega Campus: 40, 50, and 60 Sylvan Road, 35 Gatehouse Drive, and 840 Winter Street/Route 128	100	%	548,440		654,953	—	—	—	515,000	1,169,953
Mega Campus: 480 Arsenal Way and 446, 458, 500, and 550 Arsenal Street/Cambridge/Inner Suburbs	100	%	80,501		—	—	—	—	902,000	902,000
446, 458, 500, and 550 Arsenal Street
Mega Campus: Alexandria Technology Square®/Cambridge	100	%	7,881		—	—	—	—	100,000	100,000
Mega Campus: 380 and 420 E Street/Seaport Innovation District	100	%	128,273		—	—	—	—	1,000,000	1,000,000
99 A Street/Seaport Innovation District	100	%	51,130		—	—	—	—	235,000	235,000
10 Necco Street/Seaport Innovation District	100	%	100,736		—	—	—	—	175,000	175,000
Mega Campus: One Moderna Way/Route 128	100	%	25,470		—	—	—	—	1,100,000	1,100,000
215 Presidential Way/Route 128	100	%	6,808		—	—	—	—	112,000	112,000
Other value-creation projects	(3)		282,673		453,869	—	190,992	—	1,132,549	1,777,410
			$	3,417,676	2,622,439	392,011	610,732	174,500	5,347,661	9,147,343
Refer to the definition of “Mega campus” in the “Definitions and reconciliations” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information. (1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes 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 the definition of “Investments in real estate – value-creation square footage currently in rental properties” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information. (2)We have a 98.8% interest in 201 Brookline Avenue aggregating 58,149 RSF, which is currently under construction, and a 100% interest in the near-term development projects at 401 and 421 Park Drive aggregating 503,305 RSF. Refer to “Dispositions and sales of partial interests” within this item 2 for additional details on our sale of 268,023 RSF at 421 Park Drive. (3)Includes a property in which we own a partial interest through a real estate joint venture. Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements under Item 1 of this report 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)
					Active and Near-Term Construction		Future Opportunities Subject to Market Conditions and Leasing
					Under Construction	Committed Near Term	Near Term	Intermediate Term		Future
San Francisco Bay Area
Mega Campus: Alexandria Center® for Science and Technology – Mission Bay/Mission Bay	46.4	%	$	179,884	212,796	—	—	—		—	212,796
1450 Owens Street
Mega Campus: Alexandria Technology Center® – Gateway/South San Francisco	(2)		473,752		530,602	—	—	—		291,000	821,602
651 and 751 Gateway Boulevard
Alexandria Center® for Life Science – Millbrae/South San Francisco	46.2	%	311,714		285,346	—	198,188	150,213		—	633,747
230 Harriet Tubman Way, 201 and 231 Adrian Road, and 6 and 30 Rollins Road
Mega Campus: 211(3), 213(3), 249, 259, 269, and 279 East Grand Avenue/South San Francisco	100	%	6,655		—	—	107,250	—		90,000	197,250
211 and 269 East Grand Avenue
Mega Campus: Alexandria Center® for Life Science – San Carlos/Greater Stanford	100	%	410,628		—	—	105,000	700,000		692,830	1,497,830
960 Industrial Road, 987 and 1075 Commercial Street, and 888 Bransten Road
901 California Avenue/Greater Stanford	100	%	14,187		—	—	56,924	—		—	56,924
3825 and 3875 Fabian Way/Greater Stanford	100	%	141,816		—	—	—	250,000		228,000	478,000
Mega Campus: 88 Bluxome Street/SoMa	100	%	367,628		—	—	—	1,070,925		—	1,070,925
Mega Campus: 1122, 1150, and 1178 El Camino Real/South San Francisco	100	%	366,010		—	—	—	—		1,930,000	1,930,000
Other value-creation projects	100	%	—		—	—	—	—		25,000	25,000
			2,272,274		1,028,744	—	467,362	2,171,138		3,256,830	6,924,074
New York City
Mega Campus: Alexandria Center® for Life Science – New York City/New York City	100	%	142,487		—	—	—	550,000	(4)	—	550,000
219 East 42nd Street/New York City	100	%	—		—	—	—	579,947		—	579,947
			$	142,487	—	—	—	1,129,947		—	1,129,947
Refer to the definition of “Mega campus” in the “Definitions and reconciliations” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information. (1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes 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 the definition of “Investments in real estate – value-creation square footage currently in rental properties” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information. (2)We have a 50.0% ownership interest in 651 Gateway Boulevard aggregating 300,010 RSF and a 51.0% ownership interest in 751 Gateway Boulevard aggregating 230,592 RSF. (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 unaudited consolidated financial statements under Item 1 of this report for additional details. (4)Pursuant to an option agreement, we are currently negotiating a long-term ground lease with the City of New York for the future site of a new building of approximately 550,000 SF.

New Class A/A+ development and redevelopment properties: summary of pipeline (continued)


Market Property/Submarket	Our Ownership Interest		Book Value		Square Footage
					Development and Redevelopment					Total(1)
					Active and Near-Term Construction		Future Opportunities Subject to Market Conditions and Leasing
					Under Construction	Committed Near Term	Near Term	Intermediate Term	Future

San Diego
Mega Campus: Campus Point by Alexandria/University Town Center	55.0	%	$	328,550	171,102	426,927	—	—	1,074,445	1,672,474
10010(2), 10140(2), and 10260 Campus Point Drive and 4110, 4135, 4155, 4161, and 4275(2) Campus Point Court
Mega Campus: One Alexandria Square and One Alexandria North/Torrey Pines	100	%	313,323		—	608,252	—	125,280	—	733,532
10931, 10933, 11255, and 11355 North Torrey Pines Road and 10975 and 10995 Torreyana Road
Mega Campus: SD Tech by Alexandria/Sorrento Mesa	50.0	%	177,310		—	—	254,771	160,000	333,845	748,616
9805 Scranton Road and 10065 and 10075 Barnes Canyon Road
Mega Campus: Sequence District by Alexandria/Sorrento Mesa	100	%	44,362		—	—	200,000	509,000	1,089,915	1,798,915
6260, 6290, 6310, 6340, 6350, and 6450 Sequence Drive
Scripps Science Park by Alexandria/Sorrento Mesa	100	%	90,165		—	—	105,000	175,041	318,308	598,349
10048, 10219, 10256, and 10260 Meanley Drive, and 10277 Scripps Ranch Boulevard
Mega Campus: University District/University Town Center	100	%	153,026		—	—	—	937,000	100,000	1,037,000
9363, 9373, 9393, and 9625(3) Towne Centre Drive, 8410-8750 Genesee Avenue, and 4282 Esplanade Court
Pacific Technology Park/Sorrento Mesa	50.0	%	22,846		—	—	—	149,000	—	149,000
9444 Waples Street
Mega Campus: 5200 Illumina Way/University Town Center	51.0	%	17,264		—	—	—	—	451,832	451,832
4025, 4031, 4045, and 4075 Sorrento Valley Boulevard/Sorrento Valley	100	%	37,440		—	—	—	—	247,000	247,000
Other value-creation projects	100	%	70,650		—	—	—	—	475,000	475,000
			$	1,254,936	171,102	1,035,179	559,771	2,055,321	4,090,345	7,911,718
Refer to the definition of “Mega campus” in the “Definitions and reconciliations” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information. (1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes 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 and commence future construction. Refer to the definition of “Investments in real estate – value-creation square footage currently in rental properties” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information. (2)We have a 100% interest in this property. (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 unaudited consolidated financial statements under Item 1 of this report 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)
					Active and Near-Term Construction		Future Opportunities Subject to Market Conditions and Leasing
					Under Construction	Committed Near Term	Near Term	Intermediate Term	Future
Seattle
Mega Campus: The Eastlake Life Science Campus by Alexandria/Lake Union	100	%	$	326,394	311,631	—	—	—	—	311,631
1150 Eastlake Avenue East
Alexandria Center® for Advanced Technologies – Monte Villa Parkway/Bothell	100	%	92,501		178,129	—	50,552	—	—	228,681
3301, 3555, and 3755 Monte Villa Parkway
Mega Campus: Alexandria Center® for Life Science – South Lake Union/Lake Union	(2)		411,958		—	—	1,095,586	—	188,400	1,283,986
601 and 701 Dexter Avenue North and 800 Mercer Street
830 and 1010 4th Avenue South/SoDo	100	%	56,062		—	—	—	—	597,313	597,313
Mega Campus: Alexandria Center® for Advanced Technologies – Canyon Park/Bothell	100	%	15,159		—	—	—	—	230,000	230,000
21660 20th Avenue Southeast
Other value-creation projects	100	%	92,906		—	—	—	—	691,000	691,000
			994,980		489,760	—	1,146,138	—	1,706,713	3,342,611
Maryland
Mega Campus: Alexandria Center® for Life Science – Shady Grove/Rockville	100	%	300,659		584,456	—	—	258,000	38,000	880,456
9603 and 9808 Medical Center Drive and 9810, 9820, and 9830 Darnestown Road
			$	300,659	584,456	—	—	258,000	38,000	880,456
Refer to the definition of “Mega campus” in the “Definitions and reconciliations” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information. (1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes 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 the definition of “Investments in real estate – value-creation square footage currently in rental properties” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information. (2)We have a 100% interest in 601 and 701 Dexter Avenue North aggregating 414,986 SF and a 60% interest in the near-term development project at 800 Mercer Street aggregating 869,000 SF.

New Class A/A+ development and redevelopment properties: summary of pipeline (continued)


Market Property/Submarket	Our Ownership Interest		Book Value			Square Footage
						Development and Redevelopment					Total(1)
						Active and Near-Term Construction		Future Opportunities Subject to Market Conditions and Leasing
						Under Construction	Committed Near Term	Near Term	Intermediate Term	Future
Research Triangle
6040 George Watts Hill Drive, Phase II/Research Triangle	100	%	$	51,125		88,038	—	—	—	—	88,038
Mega Campus: Alexandria Center® for Advanced Technologies/Research Triangle	100	%	94,015			—	—	180,000	—	990,000	1,170,000
4 and 12 Davis Drive
Mega Campus: Alexandria Center® for NextGen Medicines/Research Triangle	100	%	102,395			—	—	100,000	100,000	855,000	1,055,000
3029 East Cornwallis Road
Mega Campus: Alexandria Center® for Life Science – Durham/Research Triangle	100	%	171,567			—	—	—	150,000	2,060,000	2,210,000
41 Moore Drive
120 TW Alexander Drive, 2752 East NC Highway 54, and 10 South Triangle Drive/Research Triangle	100	%	52,083			—	—	—	—	750,000	750,000
Other value-creation projects	100	%	4,185			—	—	—	—	76,262	76,262
			475,370			88,038	—	280,000	250,000	4,731,262	5,349,300
Texas
8800 Technology Forest Place/Greater Houston	100	%	73,631			84,331	—	—	—	116,287	200,618
1020 Red River Street/Austin	100	%	9,327			—	—	—	—	177,072	177,072
Other value-creation projects	100	%	131,366			—	—	—	—	1,694,000	1,694,000
			214,324			84,331	—	—	—	1,987,359	2,071,690

Canada	100	%	45,820			217,798	—	—	—	371,743	589,541
Other value-creation projects	100	%	101,721			—	—	—	—	724,349	724,349
Total pipeline as of June 30, 2023			$	9,220,247	(2)	5,286,668	1,427,190	3,064,003	6,038,906	22,254,262	38,071,029

Refer to the definition of “Mega campus” in the “Definitions and reconciliations” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information.

(1)Total square footage includes 4,339,004 RSF of buildings currently in operation that will be redeveloped or replaced with new development RSF upon commencement of future construction. Refer to the definition of “Investments in real estate – value-creation square footage currently in rental properties” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information.

(2)Total book value includes $4.2 billion of projects currently under construction that are 70% leased/negotiating. We also expect to commence construction on four near-term projects aggregating $565.4 million, which are 71% leased, in the next three quarters after June 30, 2023.

Results of operations

We present a tabular comparison of items, whether gain or loss, that may facilitate a high-level understanding of our results and provide context for the disclosures included in our annual report on Form 10-K for the year ended December 31, 2022 and our subsequent quarterly reports on Form 10-Q. We believe that such tabular presentation promotes a better understanding for investors of the corporate-level decisions made and activities performed that significantly affect comparison of our operating results from period to period. We also believe that this tabular presentation will supplement for investors an understanding of our disclosures and real estate operating results. Gains or losses on sales of real estate and impairments of held for sale assets are related to corporate-level decisions to dispose of real estate. Gains or losses on early extinguishment of debt are related to corporate-level financing decisions focused on our capital structure strategy. Significant realized and unrealized gains or losses on non-real estate investments, impairments of real estate and non-real estate investments, and acceleration of stock compensation expense due to the resignation of an executive officer 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 within this Item 2. Key items included in net income attributable to Alexandria’s common stockholders for the three and six months ended June 30, 2023 and 2022 and the related per share amounts were as follows (in millions, except per share amounts):


	Three Months Ended June 30,								Six Months Ended June 30,
	2023		2022		2023		2022		2023		2022		2023		2022
	Amount				Per Share – Diluted				Amount				Per Share – Diluted
Unrealized losses on non-real estate investments	$	(77.9)	$	(68.1)	$	(0.46)	$	(0.42)	$	(143.8)	$	(331.6)	$	(0.84)	$	(2.07)
Gain on sales of real estate	214.8		214.2		1.26		1.33		214.8		214.2		1.26		1.34
Impairment of non-real estate investments	(23.0)		—		(0.13)		—		(23.0)		—		(0.13)		—
Impairment of real estate	(168.6)		—		(0.99)		—		(168.6)		—		(0.99)		—
Loss on early extinguishment of debt	—		(3.3)		—		(0.02)		—		(3.3)		—		(0.02)
Total	$	(54.7)	$	142.8	$	(0.32)	$	0.89	$	(120.6)	$	(120.7)	$	(0.70)	$	(0.75)

Refer to Note 3 – “Investments in real estate” and Note 7 – “Investments” to our unaudited consolidated financial statements for addition 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 the definition of “Same property comparisons” in the “Non-GAAP measures and definitions” section within this Item 2. The following table presents information regarding our Same Properties for the three and six months ended June 30, 2023:


	June 30, 2023
	Three Months Ended	Six Months Ended
Percentage change in net operating income over comparable period from prior year	3.0%	3.4%
Percentage change in net operating income (cash basis) over comparable period from prior year	4.9%	6.5%
Operating margin	70%	70%
Number of Same Properties	336	303
RSF	34,655,179	31,191,131
Occupancy – current-period average	94.0%	94.4%
Occupancy – same-period prior-year average	95.2%	95.4%

The following table reconciles the number of Same Properties to total properties for the six months ended June 30, 2023:


Development – under construction						Properties
201 Brookline Avenue						1
15 Necco Street						1
751 Gateway Boulevard						1
325 Binney Street						1
1150 Eastlake Avenue East						1
9810 and 9820 Darnestown Road						2
99 Coolidge Avenue						1
500 North Beacon Street and 4 Kingsbury Avenue						2
9808 Medical Center Drive						1
6040 George Watts Hill Drive						1
1450 Owens Street						1
230 Harriet Tubman Way						1
4155 Campus Point Court						1
						15
Development – placed into service after January 1, 2022						Properties
825 and 835 Industrial Road						2
9950 Medical Center Drive						1
3115 Merryfield Row						1
8 and 10 Davis Drive						2
5 and 9 Laboratory Drive						2
10055 Barnes Canyon Road						1
10102 Hoyt Park Drive						1
						10
Redevelopment – under construction						Properties
840 Winter Street						1
9601 and 9603 Medical Center Drive						2
140 First Street						1
40, 50, and 60 Sylvan Road						3
Alexandria Center® for Advanced Technologies – Monte Villa Parkway						6
651 Gateway Boulevard						1
8800 Technology Forest Place						1
Canada						4
Other						2
						21


Redevelopment – placed into service after January 1, 2022						Properties
3160 Porter Drive						1
5505 Morehouse Drive						1
The Arsenal on the Charles						11
30-02 48th Avenue						1
2400 Ellis Road, 40 Moore Drive, and 14 TW Alexander Drive						3
20400 Century Boulevard						1
						18
Acquisitions after January 1, 2022						Properties
3301, 3303, 3305, and 3307 Hillview Avenue						4
8505 Costa Verde Boulevard and 4260 Nobel Drive						2
225 and 235 Presidential Way						2
104 TW Alexander Drive						4
One Hampshire Street						1
Intersection Campus						9
100 Edwin H. Land Boulevard						1
10010 and 10140 Campus Point Drive and 4275 Campus Point Court						3
446 and 458 Arsenal Street						2
35 Gatehouse Drive						1
1001 Trinity Street and 1020 Red River Street						2
Other						10
						41
Unconsolidated real estate JVs						4
Properties held for sale						2
Total properties excluded from Same Properties						111
Same Properties						303
Total properties in North America as of June 30, 2023						414

Comparison of results for the three months ended June 30, 2023 to the three months ended June 30, 2022

The following table presents a comparison of the components of net operating income for our Same Properties and Non-Same Properties for the three months ended June 30, 2023, compared to the three months ended June 30, 2022 (dollars in thousands). Refer to the “Non-GAAP measures and definitions” section within this Item 2 for definitions of “Tenant recoveries” and “Net operating income” and their reconciliations from the most directly comparable financial measures presented in accordance with GAAP, income from rentals and net income, respectively.


	Three Months Ended June 30,
	2023		2022		$ Change		% Change
Income from rentals:
Same Properties	$	442,476	$	425,709	$	16,767	3.9	%
Non-Same Properties	95,413		59,358		36,055		60.7
Rental revenues	537,889		485,067		52,822		10.9

Same Properties	146,123		139,428		6,695		4.8
Non-Same Properties	20,327		16,464		3,863		23.5
Tenant recoveries	166,450		155,892		10,558		6.8

Income from rentals	704,339		640,959		63,380		9.9

Same Properties	225		262		(37)		(14.1)
Non-Same Properties	9,336		2,543		6,793		267.1
Other income	9,561		2,805		6,756		240.9

Same Properties	588,824		565,399		23,425		4.1
Non-Same Properties	125,076		78,365		46,711		59.6
Total revenues	713,900		643,764		70,136		10.9

Same Properties	174,562		163,089		11,473		7.0
Non-Same Properties	37,272		33,195		4,077		12.3
Rental operations	211,834		196,284		15,550		7.9

Same Properties	414,262		402,310		11,952		3.0
Non-Same Properties	87,804		45,170		42,634		94.4
Net operating income	$	502,066	$	447,480	$	54,586	12.2	%

Net operating income – Same Properties	$	414,262	$	402,310	$	11,952	3.0	%
Straight-line rent revenue	(22,440)		(22,798)		358		(1.6)
Amortization of acquired below-market leases	(8,183)		(13,643)		5,460		(40.0)
Net operating income – Same Properties (cash basis)	$	383,639	$	365,869	$	17,770	4.9	%

Income from rentals

Total income from rentals for the three months ended June 30, 2023 increased by $63.4 million, or 9.9%, to $704.3 million, compared to $641.0 million for the three months ended June 30, 2022, as a result of an increase in rental revenues and tenant recoveries, as discussed below.

Rental revenues

Total rental revenues for the three months ended June 30, 2023 increased by $52.8 million, or 10.9%, to $537.9 million, compared to $485.1 million for the three months ended June 30, 2022. The increase was primarily due to an increase in rental revenues from our Non-Same Properties related to 2.0 million RSF of development and redevelopment projects placed into service subsequent to April 1, 2022 and 13 operating properties aggregating 1.6 million RSF acquired subsequent to April 1, 2022.

Rental revenues from our Same Properties for the three months ended June 30, 2023 increased by $16.8 million, or 3.9%, to $442.5 million, compared to $425.7 million for the three months ended June 30, 2022. The increase was primarily due to rental rate increases on lease renewals and re-leasing of space since April 1, 2022.

Tenant recoveries

Tenant recoveries for the three months ended June 30, 2023 increased by $10.6 million, or 6.8%, to $166.5 million, compared to $155.9 million for the three months ended June 30, 2022. The increase was due to our Non-Same Properties related to our development and redevelopment projects placed into service and properties acquired subsequent to April 1, 2022, as discussed above under “Rental revenues,” and also from our Same Properties related to tenant recoveries from higher operating expenses, as described below.

Same Properties’ tenant recoveries for the three months ended June 30, 2023 increased by $6.7 million, or 4.8%, to $146.1 million, compared to $139.4 million for the three months ended June 30, 2022, primarily due to higher operating expenses during the three months ended June 30, 2023, as discussed under “Rental operations” below. As of June 30, 2023, 93% of our leases (on an annual rental revenue basis) were triple net leases, which require tenants to pay substantially all real estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and other operating expenses (including increases thereto) in addition to base rent.

Other income

Other income for the three months ended June 30, 2023 increased by $6.8 million, or 240.9%, to $9.6 million, compared to $2.8 million for the three months ended June 30, 2022. The increase in other income was primarily due to an increase in interest income resulting from an increase in average interest rates earned from our money market accounts to over 4.0% during the three months ended June 30, 2023 compared to less than 1.0% during the three months ended June 30, 2022.

Rental operations

Total rental operating expenses for the three months ended June 30, 2023 increased by $15.6 million, or 7.9%, to $211.8 million, compared to $196.3 million for the three months ended June 30, 2022. The increase was partially due to incremental expenses related to our Non-Same Properties, which consist of development and redevelopment projects placed into service and acquired properties, as discussed above under “Rental revenues.”

Same Properties’ rental operating expenses increased by $11.5 million, or 7.0%, to $174.6 million during the three months ended June 30, 2023, compared to $163.1 million for the three months ended June 30, 2022. The increase was primarily the result of increases in (i) repair and maintenance expenses aggregating $4.3 million, primarily due to the timing of and higher rates for services, (ii) contractual costs aggregating $2.1 million, including security and janitorial services, primarily due to increases in rates; and (iii) higher property insurance expenses aggregating $1.8 million, primarily due to increases in insurance premiums.

General and administrative expenses

General and administrative expenses for the three months ended June 30, 2023 increased by $2.5 million, or 5.7%, to $45.9 million, compared to $43.4 million for the three months ended June 30, 2022. The increase was primarily due to increases in costs for services required to continue to support our operations in multiple markets, including development and redevelopment projects placed into service and properties acquired, as discussed above under “Rental revenues.” As a percentage of net operating income, our general and administrative expenses for the trailing twelve months ended June 30, 2023 and 2022 were 9.7% and 9.8%, respectively.

Interest expense

Interest expense for the three months ended June 30, 2023 and 2022 consisted of the following (dollars in thousands):


	Three Months Ended June 30,
Component	2023			2022			Change
Gross interest	$	108,746		$	92,459		$	16,287
Capitalized interest	(91,674)			(68,202)			(23,472)
Interest expense	$	17,072		$	24,257		$	(7,185)

Average debt balance outstanding(1)	$	11,346,604		$	10,300,789		$	1,045,815
Weighted-average annual interest rate(2)	3.8		%	3.6		%	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 three months ended June 30, 2023, compared to the three months ended June 30, 2022, 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 unsecured senior notes payable due 2053		5.26	%	February 2023	$	6,448
$500 million unsecured senior notes payable due 2035 – green bond		4.88	%	February 2023	5,959
Increase in construction borrowing under secured notes payable		8.08	%		1,406
Rate increases on borrowings under commercial paper program and from unsecured senior line of credit					1,781
Other increase in interest					693






Change in gross interest					16,287
Increase in capitalized interest					(23,472)
Total change in interest expense					$	(7,185)

(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.

Depreciation and amortization

Depreciation and amortization expense for the three months ended June 30, 2023 increased by $31.5 million, or 13.0%, to $273.6 million, compared to $242.1 million for the three months ended June 30, 2022. 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.”

Impairment of real estate

During the three months ended June 30, 2023, we recognized real estate impairment charges aggregating $168.6 million, primarily to reduce the carrying amount of a three-building office campus in our Route 128 submarket classified as held for sale during this period, to its current fair value less costs to sell. For more information, refer to the “Sales of real estate assets and impairment charges” section of Note 3 – “Investments in real estate” to our unaudited consolidated financial statements under Item 1 of this report.

Loss on early extinguishment of debt

During the three months ended June 30, 2022, we recognized a loss on early extinguishment of debt of $3.3 million, including a prepayment penalty and the write-off of unamortized loan fees, related to the repayment of two secured notes payable.

Investment loss

During the three months ended June 30, 2023, we recognized an investment loss aggregating $78.3 million. This loss comprised unrealized losses and reclassifications of $77.9 million resulting from a $47.3 million decrease primarily in the fair value of our investments in privately held entities that report NAV and a $30.6 million reclassification of unrealized gains recognized in prior periods into realized gains upon the sales of investments during the three months ended June 30, 2023. The investment loss also included realized losses of $371 thousand, primarily comprising impairment charges of $23.0 million mainly related to three non-real estate investments in privately held entities that do not report NAV, offset by the realized gains related to the sales of investments and distributions received during the three months ended June 30, 2023.

During the three months ended June 30, 2022, we recognized investment loss aggregating $39.5 million, which consisted of $68.1 million of unrealized losses and $28.6 million of realized gains. For more information about our investments, refer to Note 7 – “Investments” to our unaudited consolidated financial statements under Item 1 of this report.

Gain on sales of real estate

During the three months ended June 30, 2023, we recognized $214.8 million of gains related to the completion of six real estate dispositions. The gains were classified in gain on sales of real estate within our consolidated statements of operations for the three months ended June 30, 2023.

During the three months ended June 30, 2022, we recognized $214.2 million of gains primarily related to the completion of 14 real estate dispositions. The gains were classified in gain on sales of real estate within our consolidated statements of operations for the three months ended June 30, 2022.

For more information about our sales of real estate, refer to the “Sales of real estate assets and impairment charges” section of Note 3 – “Investments in real estate” to our unaudited consolidated financial statements under Item 1 of this report.

Other comprehensive income

Total other comprehensive income for the three months ended June 30, 2023 increased by $10.1 million to aggregate net unrealized gains of $3.9 million, compared to net unrealized losses of $6.1 million for the three months ended June 30, 2022, primarily related to unrealized gains on foreign currency translation related to our operations in Canada.

Comparison of results for the six months ended June 30, 2023 to the six months ended June 30, 2022

The following table presents a comparison of the components of net operating income for our Same Properties and Non-Same Properties for the six months ended June 30, 2023, compared to the six months ended June 30, 2022 (dollars in thousands). Refer to the “Non-GAAP measures and definitions” section within this Item 2 for definitions of “Tenant recoveries” and “Net operating income” and their reconciliations from the most directly comparable financial measures presented in accordance with GAAP, income from rentals and net income, respectively.


	Six Months Ended June 30,
	2023		2022		$ Change		% Change
Income from rentals:
Same Properties	$	807,428	$	775,081	$	32,347	4.2	%
Non-Same Properties	248,763		179,523		69,240		38.6
Rental revenues	1,056,191		954,604		101,587		10.6

Same Properties	267,972		250,454		17,518		7.0
Non-Same Properties	68,125		48,455		19,670		40.6
Tenant recoveries	336,097		298,909		37,188		12.4

Income from rentals	1,392,288		1,253,513		138,775		11.1

Same Properties	351		446		(95)		(21.3)
Non-Same Properties	22,056		4,870		17,186		352.9
Other income	22,407		5,316		17,091		321.5

Same Properties	1,075,751		1,025,981		49,770		4.9
Non-Same Properties	338,944		232,848		106,096		45.6
Total revenues	1,414,695		1,258,829		155,866		12.4

Same Properties	317,876		293,222		24,654		8.4
Non-Same Properties	100,891		84,390		16,501		19.6
Rental operations	418,767		377,612		41,155		10.9

Same Properties	757,875		732,759		25,116		3.4
Non-Same Properties	238,053		148,458		89,595		60.4
Net operating income	$	995,928	$	881,217	$	114,711	13.0	%

Net operating income – Same Properties	$	757,875	$	732,759	$	25,116	3.4	%
Straight-line rent revenue	(40,145)		(49,278)		9,133		(18.5)
Amortization of acquired below-market leases	(14,914)		(23,300)		8,386		(36.0)
Net operating income – Same Properties (cash basis)	$	702,816	$	660,181	$	42,635	6.5	%

Income from rentals

Total income from rentals for the six months ended June 30, 2023 increased by $138.8 million, or 11.1%, to $1.4 billion, compared to $1.3 billion for the six months ended June 30, 2022, as a result of increase in rental revenues and tenant recoveries, as discussed below.

Rental revenues

Total rental revenues for the six months ended June 30, 2023 increased by $101.6 million, or 10.6%, to $1.1 billion, compared to $1.0 billion for the six months ended June 30, 2022. The increase was primarily due to an increase in rental revenues from our Non-Same Properties related to 4.0 million RSF of development and redevelopment projects placed into service subsequent to January 1, 2022 and 41 operating properties aggregating 4.2 million RSF acquired subsequent to January 1, 2022.

Rental revenues from our Same Properties for the six months ended June 30, 2023 increased by $32.3 million, or 4.2%, to $807.4 million, compared to $775.1 million for the six months ended June 30, 2022. The increase was primarily due to rental rate increases on lease renewals and re-leasing of space since January 1, 2022.

Tenant recoveries

Tenant recoveries for the six months ended June 30, 2023 increased by $37.2 million, or 12.4%, to $336.1 million, compared to $298.9 million for the six months ended June 30, 2022. 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, 2022, as discussed above under “Rental revenues.”

Same Properties’ tenant recoveries for the six months ended June 30, 2023 increased by $17.5 million, or 7.0%, to $268.0 million, compared to $250.5 million for the six months ended June 30, 2022, primarily due to higher operating expenses during the six months ended June 30, 2023, as discussed under “Rental operations” below. As of June 30, 2023, 93% of our leases (on an annual rental revenue basis) were triple net leases, which require tenants to pay substantially all real estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and other operating expenses (including increases thereto) in addition to base rent.

Other income

Other income for the six months ended June 30, 2023 and 2022 was $22.4 million and $5.3 million, respectively, which primarily consisted of construction management fees and interest income earned during each respective period. The increase in other income was primarily due to a $5.3 million leasing fee related to a joint venture in our Seattle market and an increase in interest income resulting from an increase in average interest rates earned from our money market accounts to over 4.0% during the six months ended June 30, 2023, compared to less than 1.0% during the six months ended June 30, 2022.

Rental operations

Total rental operating expenses for the six months ended June 30, 2023 increased by $41.2 million, or 10.9%, to $418.8 million, compared to $377.6 million for the six months ended June 30, 2022. The increase was partially due to incremental expenses related to our Non-Same Properties, which consist of development and redevelopment projects placed into service and acquired properties, as discussed above under “Rental revenues.”

Same Properties’ rental operating expenses increased by $24.7 million, or 8.4%, to $317.9 million during the six months ended June 30, 2023, compared to $293.2 million for the six months ended June 30, 2022. The increase was primarily the result of increases in (i) repair and maintenance expenses aggregating $7.0 million, primarily due to the timing of and higher rates for services; (ii) contractual costs aggregating $2.8 million, including security and janitorial services, primarily due to increases in rates; and (iii) property insurance expenses aggregating $2.8 million, primarily due to increases in insurance premiums.

General and administrative expenses

General and administrative expenses for the six months ended June 30, 2023 increased by $9.8 million, or 11.6%, to $94.1 million, compared to $84.3 million for the six months ended June 30, 2022. The increase was primarily due to annual compensation increases and increases in costs for services required to continue to support our operations in multiple markets, including development and redevelopment projects placed into service and properties acquired, as discussed above under “Rental revenues.” As a percentage of net operating income, our general and administrative expenses for the trailing twelve months ended June 30, 2023 and 2022 were 9.7% and 9.8%, respectively.

Interest expense

Interest expense for the six months ended June 30, 2023 and 2022 consisted of the following (dollars in thousands):


	Six Months Ended June 30,
Component	2023			2022			Change
Gross interest	$	209,570		$	179,662		$	29,908
Capitalized interest	(178,744)			(125,965)			(52,779)
Interest expense	$	30,826		$	53,697		$	(22,871)

Average debt balance outstanding(1)	$	11,001,895		$	10,188,517		$	813,378
Weighted-average annual interest rate(2)	3.8		%	3.5		%	0.3		%

(1)Represents the average debt balance outstanding during the respective periods.

(2)Represents annualized total interest incurred divided by the average debt balance outstanding during the respective periods.

The net change in interest expense during the six months ended June 30, 2023, compared to the six months ended June 30, 2022, resulted from the following (dollars in thousands):


Component	Interest Rate(1)			Effective Date	Change
Increases in interest incurred due to:
Issuances of debt:
$1.0 billion unsecured senior notes payable		3.63	%	February 2022	$	4,450
$800 million unsecured senior notes payable – green bond		3.07	%	February 2022	2,974
$500 million unsecured senior notes payable due 2053		5.26	%	February 2023	8,938
$500 million unsecured senior notes payable due 2035 – green bond		4.88	%	February 2023	9,671
Increase in construction borrowing under secured notes payable		8.08	%		2,470
Rate increases on borrowings under commercial paper program and from unsecured senior line of credit					3,052
Other increase in interest					1,613
Total increases					33,168
Decreases in interest incurred due to:


Repayment of secured notes payable		3.40	%	April 2022	(1,787)
Lower average outstanding balances under commercial paper program and on unsecured senior line of credit					(1,473)
Total decreases					(3,260)
Change in gross interest					29,908
Increase in capitalized interest					(52,779)
Total change in interest expense					$	(22,871)

(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.

Depreciation and amortization

Depreciation and amortization expense for the six months ended June 30, 2023 increased by $56.1 million, or 11.6%, to $538.9 million, compared to $482.7 million for the six months ended June 30, 2022. 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.”

Impairment of real estate

During the six months ended June 30, 2023, we recognized real estate impairment charges aggregating $168.6 million, primarily to reduce the carrying amount of a three-building office campus in our Route 128 submarket to its current fair value less costs to sell, upon its classification as held for sale. For more information, refer to the “Sales of real estate assets and impairment charges” section of Note 3 – “Investments in real estate” to our unaudited consolidated financial statements under Item 1 of this report.

Loss on early extinguishment of debt

During the six months ended June 30, 2022, we recognized a loss on early extinguishment of debt of $3.3 million, including a prepayment penalty and the write-off of unamortized loan fees, related to the repayment of two secured notes payable.

Investment loss

During the six months ended June 30, 2023, we recognized an investment loss aggregating $123.4 million. This loss comprised unrealized losses and reclassifications of $143.8 million resulting from a $85.1 million decrease primarily in the fair value of our investments in privately held entities that report NAV and a $58.6 million reclassification of unrealized gains recognized in prior periods into realized gains upon the sales of investments during the six months ended June 30, 2023. The investment loss also included realized gains of $20.4 million, primarily comprising realized gains on the sales of investments and distributions received, partially offset by impairment charges of $23.0 million primarily related to three non-real estate investments in privately held entities that do not report NAV.

During the six months ended June 30, 2022, we recognized investment loss aggregating $279.8 million, which consisted of $51.8 million of realized gains and $331.6 million of unrealized losses.

For more information about our investments, refer to Note 7 – “Investments” to our unaudited consolidated financial statements under Item 1 of this report. For our impairments accounting policy, refer to the “Investments” section of Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements under Item 1 of this report.

Gain on sales of real estate

During the six months ended June 30, 2023, we recognized $214.8 million of gains related to the completion of six real estate dispositions. The gains were classified in gain on sales of real estate within our consolidated statements of operations for the six months ended June 30, 2023.

During the six months ended June 30, 2022, we recognized $214.2 million of gains primarily related to the completion of 14 real estate dispositions. The gains were classified in gain on sales of real estate within our consolidated statements of operations for the six months ended June 30, 2022.

Other comprehensive income

Total other comprehensive income for the six months ended June 30, 2023 increased by $8.8 million to aggregate net unrealized gains of $4.2 million, compared to net unrealized losses of $4.6 million for the six months ended June 30, 2022, primarily related to unrealized gains on foreign currency translation related to our operations in Canada.

Summary of capital expenditures

Our construction spending for the six months ended June 30, 2023 and projected spending for the remainder of the year ending December 31, 2023 consisted of the following (in thousands):


	Six Months Ended June 30, 2023		Projected Midpoint for the Year Ending December 31, 2023
Construction spending(1)	$	1,870,874	$	3,471,000	(2)
Contribution from existing real estate joint ventures as of June 30, 2023		(215,557)		(536,000)
Total construction spending	$	1,655,317	$	2,935,000
Guidance range			$2,785,000 – $3,085,000

(1)Includes our contributions into unconsolidated real estate joint ventures related to construction.

(2)Includes projected revenue-enhancing/repositioning capital expenditures and non-revenue-enhancing capital expenditures of $147 million and $60 million,

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 consolidated joint ventures to fund construction through 2026 (in thousands):


Contributing from Partners in Our Existing Consolidated Real Estate Joint Ventures
Projected timing	Amount(1)
Three months ending September 30, 2023 and three months ending December 31, 2023	$	320,000
2024 Through 2026	1,019,000
Total	$	1,339,000

(1)Amounts represent reductions to our consolidated construction spending.

Capitalization of interest

Our construction spending includes capitalized interest. The table below provides key categories of interest capitalized during the six months ended June 30, 2023:


	Percentage of Total Capitalized Interest
Value-creation pipeline: development and redevelopments		87	%
Smaller redevelopment and repositioning capital projects		13
		100	%

The table below provides categories of additional operating RSF under our value-creation pipeline as of June 30, 2023, of which 68% of RSF is within our existing mega campuses:


	Upon Completion of Construction
	Additional Operating RSF	Growth in Operating RSF

Under construction and committed near-term projects(1)	6,713,858	82%
Value-add pre-construction: primarily mega campus entitlement, permitting, design, and site work	27,018,167
Value-creation pipeline: development and redevelopments	33,732,025

(1)Represents projects under construction aggregating 5.3 million RSF and four near-term projects aggregating 1.4 million RSF expected to commence construction during the next three quarters after June 30, 2023, which are 70% leased/negotiating and are expected to generate $605 million in incremental net operating income from the third quarter of 2023 through the second quarter of 2026.

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, 2023 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, 2023. 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” within this Item 2.


Projected 2023 Earnings per Share and Funds From Operations per Share Attributable to Alexandria’s Common Stockholders – Diluted	As of 7/24/23		As of 4/24/23		Key Changes
Earnings per share(1)	$2.72 to $2.78		$2.21 to $2.31
Depreciation and amortization of real estate assets		5.55		5.55
Gain on sales of real estate		(1.26)		—	(2)
Impairment of real estate – rental properties		0.98		0.81
Allocation of unvested restricted stock awards		(0.04)		(0.04)
Funds from operations per share(3)	$7.95 to $8.01		$8.53 to $8.63
Unrealized losses on non-real estate investments		0.84		0.39

Impairment of non-real estate investments		0.13		—	(2)
Impairment of real estate		0.02		—


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

Funds from operations per share, as adjusted(3)	$8.93 to $8.99		$8.91 to $9.01		No change to midpoint; range narrowed by 4 cents
Midpoint		$8.96		$8.96

(1)Excludes unrealized gains or losses after June 30, 2023 that are required to be recognized in earnings and are excluded from funds from operations per share, as adjusted.

(2)Refer to the “Sales of real estate assets and impairment charges” section of Note 3 – “Investments in real estate” to our unaudited consolidated financial statements under Item 1 of this report for additional information.

(3)Refer to the definition of “Funds from operations and funds from operations, as adjusted, attributable to Alexandria Real Estate Equities, Inc.’s common stockholders” in the “Non-GAAP measures and definitions” section within this Item 2 for additional information.


Key Assumptions(1) (Dollars in millions)	As of 7/24/2023				As of 4/24/23
	Low		High		Low		High		Key Changes

Occupancy percentage for operating properties in North America as of December 31, 2023	94.6%		95.6%		94.6%		95.6%		No change
Lease renewals and re-leasing of space:
Rental rate increases	28.0%		33.0%		28.0%		33.0%
Rental rate increases (cash basis)	12.0%		17.0%		12.0%		17.0%
Same property performance:
Net operating income increases	2.0%		4.0%		2.0%		4.0%
Net operating income increases (cash basis)	4.0%		6.0%		4.0%		6.0%
Straight-line rent revenue	$	130	$	145	$	130	$	145
General and administrative expenses	$	183	$	193	$	183	$	193
Capitalization of interest	$	342	$	362	$	342	$	362
Interest expense	$	74	$	94	$	74	$	94

(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; and “Item 1A. Risk factors” and “Item 7. Management’s discussion and analysis of financial condition and results of operations” of our annual report on Form 10-K for the year ended December 31, 2022, as well as in “Item 1A. Risk factors” within “Part II – Other information” of this quarterly report on Form 10-Q.

Key Credit Metrics

As of 7/24/2023

As of 4/24/23

Key Changes

Net debt and preferred stock to Adjusted EBITDA – fourth quarter of 2023 annualized

Less than or equal to 5.1x

No change

Fixed-charge coverage ratio – fourth quarter of 2023 annualized

4.5x to 5.0x

Consolidated and unconsolidated real estate joint ventures

We present components of balance sheet and operating results information for the noncontrolling interest share of our consolidated real estate joint ventures and for our share of investments in unconsolidated real estate joint ventures to help investors estimate balance sheet and operating results information related to our partially owned entities. These amounts are estimated by computing, for each joint venture that we consolidate in our financial statements, the noncontrolling interest percentage of each financial item to arrive at the cumulative noncontrolling interest share of each component presented. In addition, for our real estate joint ventures that we do not control and do not consolidate, we apply our economic ownership percentage to the unconsolidated real estate joint ventures to arrive at our proportionate share of each component presented. Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements under Item 1 of this report 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	%			—	(2)
15 Necco Street/Greater Boston/Seaport Innovation District		32.7	%	(3)		—	(2)
Other joint venture/Greater Boston		39.1	%			—	(2)
Alexandria Center® for Science and Technology – Mission Bay/San Francisco Bay Area/Mission Bay(4)		75.0	%			1,005,879
1450 Owens Street/San Francisco Bay Area/Mission Bay		53.6	%	(5)		—	(2)
601, 611, 651(2), 681, 685, and 701 Gateway Boulevard/San Francisco Bay Area/ South San Francisco		50.0	%			785,444
751 Gateway Boulevard/San Francisco Bay Area/South San Francisco		49.0	%			—	(2)
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		53.8	%			—	(2)
3215 Merryfield Row/San Diego/Torrey Pines		70.0	%			170,523
Campus Point by Alexandria/San Diego/University Town Center(6)		45.0	%			1,337,916
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(7)		50.0	%			877,103
Pacific Technology Park/San Diego/Sorrento Mesa		50.0	%			544,352
Summers Ridge Science Park/San Diego/Sorrento Mesa(8)		70.0	%			316,531
1201 and 1208 Eastlake Avenue East and 199 East Blaine Street /Seattle/Lake Union		70.0	%			321,218
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(9)				Operating RSF at 100%
1655 and 1725 Third Street/San Francisco Bay Area/Mission Bay		10.0	%			586,208
1401/1413 Research Boulevard/Maryland/Rockville		65.0	%	(10)		(11)
1450 Research Boulevard/Maryland/Rockville		73.2	%	(10)		42,679
101 West Dickman Street/Maryland/Beltsville		57.9	%	(10)		135,423

(1)In addition to the consolidated real estate joint ventures listed, various joint venture partners hold insignificant noncontrolling interests in two other real estate joint ventures in North America.

(2)Represents a property currently under construction or in our value-creation pipeline. Refer to the sections under “New Class A/A+ development and redevelopment properties” within this Item 2 for additional details.

(3)The noncontrolling interest share is expected to increase to 43% as one of our joint venture partners contributes the remaining costs to complete the project over time.

(4)Includes 409 and 499 Illinois Street, 1500 and 1700 Owens Street, and 455 Mission Bay Boulevard South.

(5)The noncontrolling interest share of our joint venture partner is anticipated to increase to 75% as our partner contributes the remaining cost to complete the project over time.

(6)Includes 10210, 10260, 10290, and 10300 Campus Point Drive and 4110, 4135, 4155, 4161, 4224, and 4242 Campus Point Court.

(7)Includes 9605, 9645, 9675, 9685, 9725, 9735, 9808, 9855, and 9868 Scranton Road and 10055, 10065, and 10075 Barnes Canyon Road.

(8)Includes 9965, 9975, 9985, and 9995 Summers Ridge Road.

(9)In addition to the unconsolidated real estate joint ventures listed, we hold an interest in one other insignificant unconsolidated real estate joint venture in North America.

(10)Represents a joint venture with a local real estate operator in which our joint venture partner manages the day-to-day activities that significantly affect the economic performance of the joint venture.

(11)Represents a joint venture with a distinguished retail real estate developer for a retail shopping center aggregating 84,837 RSF.

The following table presents key terms related to our unconsolidated real estate joint ventures’ secured loans as of June 30, 2023 (dollars in thousands):


	Maturity Date		Stated Rate		Interest Rate(1)		At 100%				Our Share
Unconsolidated Joint Venture							Aggregate Commitment		Debt Balance(2)
1401/1413 Research Boulevard		12/23/24	2.70%		3.31	%	$	28,500	$	28,244	65.0%
1655 and 1725 Third Street		3/10/25	4.50%		4.57	%	600,000		599,293		10.0%
101 West Dickman Street		11/10/26	SOFR+1.95%	(3)	7.11	%	26,750		13,107		57.9%
1450 Research Boulevard		12/10/26	SOFR+1.95%	(3)	7.17	%	13,000		6,383		73.2%
							$	668,250	$	647,027

(1)Includes interest expense and amortization of loan fees.

(2)Represents outstanding principal, net of unamortized deferred financing costs, as of June 30, 2023.

(3)This loan is subject to a fixed SOFR floor rate of 0.75%.

The following tables present information related to the operating results and financial positions of our consolidated and unconsolidated real estate joint ventures as of and for the three and six months ended June 30, 2023 (in thousands):



	Noncontrolling Interest Share of Consolidated Real Estate Joint Ventures				Our Share of Unconsolidated Real Estate Joint Ventures
	June 30, 2023				June 30, 2023
	Three Months Ended		Six Months Ended		Three Months Ended		Six Months Ended
Total revenues	$	101,344	$	203,312	$	2,682	$	5,399
Rental operations	(29,202)		(58,890)		(768)		(1,550)
	72,142		144,422		1,914		3,849
General and administrative	(350)		(817)		(34)		(66)
Interest	(5)		(10)		(844)		(1,694)
Depreciation and amortization of real estate assets	(28,220)		(56,398)		(855)		(1,714)

Fixed returns allocated to redeemable noncontrolling interests(1)	201		402		—		—
	$	43,768	$	87,599	$	181	$	375

Straight-line rent and below-market lease revenue	$	4,133	$	8,834	$	297	$	583
Funds from operations(2)	$	71,988	$	143,997	$	1,036	$	2,089

(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 the definition of “Funds from operations and funds from operations, as adjusted, attributable to Alexandria Real Estate Equities, Inc.’s common stockholders” in the “Non-GAAP measures and definitions” section within this Item 2 for the definition and the reconciliation from the most directly comparable financial measure, presented in accordance with GAAP.


	As of June 30, 2023
	Noncontrolling Interest Share of Consolidated Real Estate Joint Ventures		Our Share of Unconsolidated Real Estate Joint Ventures
Investments in real estate	$	3,696,860	$	117,715
Cash, cash equivalents, and restricted cash	129,240		6,488
Other assets	390,017		11,477
Secured notes payable	(22,822)		(90,557)
Other liabilities	(223,481)		(7,322)
Redeemable noncontrolling interests	(52,628)		—
	$	3,917,186	$	37,801

During the six months ended June 30, 2023 and 2022, our consolidated real estate joint ventures distributed an aggregate of $134.6 million and $92.1 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 unaudited consolidated financial statements under Item 1 of this report for additional information.

Investments

We hold investments in publicly traded companies and privately held entities primarily involved in the life science, agtech, and technology industries. The tables below summarize components of our investment income (loss) and non-real estate investments (in thousands). For additional information, refer to Note 7 – “Investments” to our unaudited consolidated financial statements under Item 1 of this report.


	June 30, 2023
	Three Months Ended			Six Months Ended			Year Ended December 31, 2022
Realized (losses) gains	$	(371)	(1)	$	20,373	(1)	$	80,435
Unrealized losses	(77,897)		(2)	(143,752)		(2)	(412,193)		(3)
Investment loss	$	(78,268)		$	(123,379)		$	(331,758)


	June 30, 2023									December 31, 2022
Investments	Cost			Unrealized Gains		Unrealized Losses		Carrying Amount		Carrying Amount
Publicly traded companies	$	201,526		$	58,748	$	(109,382)	$	150,892	$	207,139
Entities that report NAV	470,731			218,001		(11,361)		677,371		759,752
Entities that do not report NAV:
Entities with observable price changes	105,605			96,529		(1,224)		200,910		193,784
Entities without observable price changes	393,065			—		—		393,065		388,940
Investments accounted for under the equity method of accounting	N/A			N/A		N/A		73,756		65,459
June 30, 2023	$	1,170,927	(4)	$	373,278	$	(121,967)	$	1,495,994	$	1,615,074

December 31, 2022	$	1,152,613		$	506,404	$	(109,402)	$	1,615,074


Public/Private Mix (Cost)						Tenant/Non-Tenant Mix (Cost)

(1)Includes impairments of $23.0 million primarily related to three non-real estate investments in privately held entities that do not report NAV.

(2)Consists of unrealized losses of $47.3 million and $85.1 million primarily resulting from the decrease in the fair value of our investments in privately held entities that report NAV and $30.6 million and $58.6 million of accounting reclassifications of unrealized gains recognized in prior periods into realized gains upon our sales of investments during the three and six months ended June 30, 2023, respectively.

(3)Consists of unrealized losses of $274.2 million primarily resulting from the decrease in the fair value of our investments in publicly traded companies and $138.0 million of accounting reclassifications of unrealized gains recognized in prior periods into realized gains upon our sales of investments during the year ended December 31, 2022.

(4)Represents 2.8% of gross assets as of June 30, 2023.

Liquidity


Liquidity			Minimal Outstanding Borrowings and Significant Availability on Unsecured Senior Line of Credit

$6.3B			(in millions)





(In millions)
Availability under our unsecured senior line of credit, net of amounts outstanding under our commercial paper program	$	5,000
Outstanding forward equity sales agreements(1)	103
Cash, cash equivalents, and restricted cash	960
Remaining construction loan commitments	103
Investments in publicly traded companies	151
Liquidity as of June 30, 2023	$	6,317

(1)Represents expected net proceeds from the future settlement of 699 thousand shares of common stock under forward equity sales agreements after underwriter discounts.

We expect to meet certain long-term liquidity requirements, such as requirements for development, redevelopment, other construction projects, capital improvements, tenant improvements, property acquisitions, leasing costs, non-revenue-enhancing capital expenditures, scheduled debt maturities, distributions to noncontrolling interests, and payment of dividends through net cash provided by operating activities, periodic asset sales, strategic real estate joint ventures, long-term secured and unsecured indebtedness, borrowings under our unsecured senior line of credit, issuances under our commercial paper program, and issuances of additional debt and/or equity securities.

We also expect to continue meeting our short-term liquidity and capital requirements, as further detailed in this section, generally through our working capital and net cash provided by operating activities. We believe that the net cash provided by operating activities will continue to be sufficient to enable us to make the distributions necessary to continue qualifying as a REIT.

For additional information on our liquidity requirements related to our contractual obligations and commitments, refer to Note 5 – “Leases” and Note 10 – “Secured and unsecured senior debt” to our unaudited consolidated financial statements under Item 1 of this report.

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 value-creation projects as a percentage of our gross real estate assets; and

•Maintain high levels of pre-leasing and percentage leased in value-creation projects.

The following table presents the availability under our unsecured senior line of credit, net of amounts outstanding under our commercial paper program; outstanding forward equity sales agreements; cash, cash equivalents, and restricted cash; availability under our secured construction loan; and investments in publicly traded companies as of June 30, 2023 (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+0.835%	$	5,000,000	$	—	$	5,000,000
Outstanding forward equity sales agreements(2)						102,781
Cash, cash equivalents, and restricted cash						960,290
Remaining construction loan commitments	SOFR+2.70%	$	195,300	$	91,290	103,034
Investments in publicly traded companies						150,892
Liquidity as of June 30, 2023						$	6,316,997

(1)Represents outstanding principal, net of unamortized deferred financing costs, as of June 30, 2023.

(2)Represents expected net proceeds from the future settlement of 699 thousand shares of common stock under forward equity sales agreements after underwriter discounts.

Cash, cash equivalents, and restricted cash

As of June 30, 2023 and December 31, 2022, we had $1.0 billion and $858.0 million, respectively, of cash, cash equivalents, and restricted cash. We expect existing cash, cash equivalents, and restricted cash, net cash provided by operating activities, proceeds from real estate asset sales, sales of partial interests, strategic real estate joint ventures, non-real estate investment sales, borrowings under our unsecured senior line of credit, issuances under our commercial paper program, issuances of unsecured senior notes payable, borrowings under our secured construction loans, and issuances of common stock to continue to be sufficient to fund our operating activities and cash commitments for investing and financing activities, such as regular quarterly dividends, distributions to noncontrolling interests, scheduled debt repayments, acquisitions, and certain capital expenditures, including expenditures related to construction activities.

Cash flows

We report and analyze our cash flows based on operating activities, investing activities, and financing activities. The following table summarizes changes in our cash flows for the six months ended June 30, 2023 and 2022 (in thousands):


	Six Months Ended June 30,
	2023		2022		Change
Net cash provided by operating activities	$	784,043	$	530,120	$	253,923
Net cash used in investing activities	$	(1,434,101)	$	(3,096,199)	$	1,662,098
Net cash provided by financing activities	$	752,558	$	2,668,900	$	(1,916,342)

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 six months ended June 30, 2023 increased by $253.9 million to $784.0 million, compared to $530.1 million for the six months ended June 30, 2022. The increase was primarily attributable to the following since January 1, 2022: (i) cash flows generated from our highly leased development and redevelopment projects recently placed into service, (ii) income-producing acquisitions, and (iii) increases in rental rates on lease renewals and re-leasing of space.

Investing activities

Cash used in investing activities for the six months ended June 30, 2023 and 2022 consisted of the following (in thousands):


	Six Months Ended June 30,				Increase (Decrease)
	2023		2022
Sources of cash from investing activities:
Proceeds from sales of real estate	$	592,630	$	375,379	$	217,251
Sales of and distributions from non-real estate investments	109,335		90,228		19,107
Change in escrow deposits	13,663		138,440		(124,777)
Return of capital from unconsolidated real estate joint ventures	—		471		(471)
	715,628		604,518		111,110
Uses of cash for investing activities:
Purchases of real estate	233,317		2,182,699		(1,949,382)
Additions to real estate	1,812,241		1,377,589		434,652
Investments in unconsolidated real estate joint ventures	332		336		(4)
Additions to non-real estate investments	103,839		140,093		(36,254)
	2,149,729		3,700,717		(1,550,988)

Net cash used in investing activities	$	1,434,101	$	3,096,199	$	(1,662,098)

The decrease in net cash used in investing activities for the six months ended June 30, 2023 when compared to the six months ended June 30, 2022 was primarily due to a decreased use of cash for purchases of real estate, partially offset by increased use of cash for additions to real estate. Refer to Note 3 – “Investments in real estate” to our unaudited consolidated financial statements under Item 1 of this report for additional information.

Financing activities

Cash flows provided by financing activities for the six months ended June 30, 2023 and 2022 consisted of the following (in thousands):


	Six Months Ended June 30,
	2023		2022		Change
Borrowings from secured notes payable	$	32,550	$	15,973	$	16,577
Repayments of borrowings from secured notes payable	—		(906)		906
Payment for the defeasance of secured notes payable	—		(198,304)		198,304
Proceeds from issuance of unsecured senior notes payable	996,205		1,793,318		(797,113)
Borrowings from unsecured senior line of credit	375,000		1,180,000		(805,000)
Repayments of borrowings from unsecured senior line of credit	(375,000)		(1,180,000)		805,000
Proceeds from issuances under commercial paper program	1,705,000		7,410,000		(5,705,000)
Repayments of borrowings under commercial paper program	(1,705,000)		(7,530,000)		5,825,000
Payments of loan fees	(10,113)		(17,596)		7,483
Changes related to debt	1,018,642		1,472,485		(453,843)

Contributions from and sales of noncontrolling interests	299,531		1,029,134		(729,603)
Distributions to and purchases of noncontrolling interests	(134,617)		(92,224)		(42,393)
Proceeds from issuance of common stock	—		646,316		(646,316)
Dividends on common stock	(418,477)		(371,547)		(46,930)
Taxes paid related to net settlement of equity awards	(12,521)		(15,264)		2,743
Net cash provided by financing activities	$	752,558	$	2,668,900	$	(1,916,342)

Capital resources

We expect that our principal liquidity needs for the year ending December 31, 2023 will be satisfied by the multiple sources of capital 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 updates to the midpoints of our guidance ranges for our 2023 key sources and uses of capital include the following:

•During the three months ended June 30, 2023, we pivoted our strategy toward harvesting value by selling 100% interests in non-core properties and/or properties not integral to our mega campus strategy in lieu of seeking a new real estate joint venture partner for one of our active development projects.

•This resulted in increases to (i) proceeds from dispositions and sales of partial interests by $225 million, and (ii) our share of construction spending by $210 million, as this amount was previously expected to be funded by a future joint venture partner.

•The revised midpoint to our 2023 guidance range for dispositions and sales of partial interests is $1.75 billion.

•The revised midpoint to our 2023 guidance range for construction spending is $2.9 billion. Total 2023 construction spending before contributions from real estate joint venture partners remains unchanged from our prior forecast at $3.5 billion. Refer to “Summary of capital expenditures” within this Item 2 for additional details.


Key Sources and Uses of Capital (In millions)	Midpoint						2023 Guidance
	As of 4/24/23		Key Changes		As of 7/24/23		Range				Midpoint		Certain Completed Items
Sources of capital:
Incremental debt	$	650	$	(15)	$	635	$	560	$	710	$	635
Excess 2022 bond capital held as cash at December 31, 2022	300		—		300		300		300		300		$	300	(1)
Net cash provided by operating activities after dividends	375		—		375		350		400		375
Dispositions and sales of partial interests	1,525		225		1,750		1,650		1,850		1,750		$	701	(2)
Future settlement of forward equity sales agreements outstanding as of December 31, 2022	100		—		100		100		100		100		$	100	(3)
Total sources of capital before excess cash expected to be held at December 31, 2023	$	2,950	$	210	$	3,160	$	2,960	$	3,360	$	3,160
Cash expected to be held at December 31, 2023(4)	$	275	$	—	275		125		425		275
Total sources of capital							$	3,085	$	3,785	$	3,435
Uses of capital:
Construction	$	2,725	$	210	$	2,935	$	2,785	$	3,085	$	2,935
Acquisitions	225		—		225		175		275		225		$	235
Total uses of capital	$	2,950	$	210	$	3,160	$	2,960	$	3,360	$	3,160
Incremental debt (included above):
Issuance of unsecured senior notes payable							$	1,000	$	1,000	$	1,000	$	1,000	(5)
Unsecured senior line of credit, commercial paper, and other							(440)		(290)		(365)
Net incremental debt							$	560	$	710	$	635

(1)Represents $300.0 million of excess 2022 bond capital proceeds held as cash at December 31, 2022, which we used to reduce our 2023 debt capital needs.

(2)In addition to completed transactions, we have pending transactions subject to signed letters of intent or purchase and sale agreements aggregating $175.0 million as of the date of this report.

(3)Represents outstanding forward equity sales agreements to sell 699 thousand shares of common stock under our ATM program entered into during 2022 and expected to be settled during the second half of 2023. Refer to Note 13 – “Stockholders’ equity” to our unaudited consolidated financial statements under Item 1 of this report for additional information.

(4)Represents estimated excess 2023 bond capital proceeds expected to be held as cash at December 31, 2023, which reduces our 2024 debt capital needs.

(5)Represents $1.0 billion of unsecured senior notes payable issued in February 2023. Refer to Note 10 – “Secured and unsecured senior debt” to our unaudited consolidated financial statements under Item 1 of this report for additional information.

The key assumptions behind the sources and uses of capital in the table above include favorable real estate 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; and “Item 1A. Risk factors” and “Item 7. Management’s discussion and analysis of financial condition and results of operations” of our annual report on Form 10-K for the year ended December 31, 2022; as well as “Item 1A. Risk factors” within “Part II – Other information” of this quarterly report on Form 10-Q. We expect to update our forecast for sources and uses of capital on a quarterly basis.

Sources of capital

Net cash provided by operating activities after dividends

We expect to retain $350.0 million to $400.0 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, 2023. For purposes of this calculation, changes in operating assets and liabilities are excluded as they represent timing differences. For the year ending December 31, 2023, we expect our recently delivered projects, our highly pre-leased value-creation projects expected to be delivered, and contributions from Same Properties and recently acquired 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 $38 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 the “Cash flows” subsection of the “Liquidity” section within this Item 2 for a discussion of cash flows provided by operating activities for the six months ended June 30, 2023.

Debt

We expect to fund a portion of our capital needs for the remainder of 2023 from real estate dispositions, sales of partial interests, strategic real estate joint ventures, settlement of our outstanding forward equity sales agreements, cash on hand, issuances under our commercial paper program, borrowings under our unsecured senior line of credit, and borrowings under our secured construction loans.

We established a commercial paper program that provides us with the ability to issue up to $2.0 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 six months ended June 30, 2023 were issued at a weighted-average yield to maturity of 5.16%. As of June 30, 2023, we had no outstanding notes under our commercial paper program.

In July 2023, we increased the aggregate amount we may issue from time to time under our commercial paper program to $2.5 billion from $2.0 billion. Refer to Note 16 – “Subsequent event” to our unaudited consolidated financial statements for additional information.

The following table presents our average debt outstanding and weighted-average interest rates during the three and six months ended June 30, 2023 (dollars in thousands):



	Average Debt Outstanding				Weighted-Average Interest Rate
	June 30, 2023				June 30, 2023
	Three Months Ended		Six Months Ended		Three Months Ended		Six Months Ended
Long-term fixed-rate debt	$	11,171,607	$	10,922,407	3.64	%	3.60	%
Short-term variable-rate unsecured senior line of credit and commercial paper program debt	178,744		132,529		5.45		5.43
Blended average interest rate	11,350,351		11,054,936		3.67		3.62
Loan fee amortization and annual facility fee related to unsecured senior line of credit	N/A		N/A		0.10		0.11
Total/weighted average	$	11,350,351	$	11,054,936	3.77	%	3.73	%

Real estate dispositions, sales of partial interests, and issuances of common equity

We expect to continue to focus on the disciplined execution of select sales of real estate. Future sales will provide an important source of capital to fund a portion of pending and recently completed opportunistic acquisitions and our highly leased value-creation development and redevelopment projects, and also provide significant capital for growth. We may also consider additional sales of partial interests in core Class A/A+ properties and/or development projects. For 2023, we expect real estate dispositions, sales of partial interests, and issuances of common equity ranging from $1.8 billion to $2.0 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.

As a REIT, we are generally subject to a 100% tax on the net income from real estate asset sales that the IRS characterizes as “prohibited transactions.” We do not expect our sales will be categorized as prohibited transactions. However, unless we meet certain “safe harbor” requirements, whether a real estate asset sale is a “prohibited transaction” will be based on the facts and circumstances of the sale. Our real estate asset sales may not always meet such “safe harbor” requirements. Refer to “Item 1A. Risk factors” of our annual report on Form 10-K for the year ended December 31, 2022 for additional information about the “prohibited transaction” tax.

Common equity transactions

Pursuant to our outstanding forward equity sales agreements, we have the ability to issue an aggregate of 699 thousand shares of common stock and to receive net proceeds of approximately $102.8 million. During the six months ended June 30, 2023, we did not issue shares to settle our outstanding forward equity agreements. In addition, the remaining amount available under our ATM program for future sales of common stock aggregated $141.9 million as of June 30, 2023.

Other sources

Under our current shelf registration statement filed with the SEC, we may offer common stock, preferred stock, debt, and other securities. These securities may be issued, from time to time, 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 July 1, 2023 through December 31, 2026, we expect to receive capital contributions aggregating $1.3 billion from existing real estate joint venture partners to fund construction. During the year ending December 31, 2023, contributions from noncontrolling interests from existing joint venture partners are expected to aggregate $536.0 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. We currently have projects in our value-creation pipeline aggregating 5.3 million RSF of Class A/A+ properties undergoing construction, 9.4 million RSF of near-term and intermediate-term development and redevelopment projects, and 19.1 million SF of future development projects in North America. We incur capitalized construction costs related to development, redevelopment, pre-construction, and other construction activities. We also incur additional capitalized project costs, including interest, property taxes, insurance, and other costs directly related and essential to the development, redevelopment, pre-construction, or construction of a project, during periods when activities necessary to prepare an asset for its intended use are in progress. Refer to “New Class A/A+ development and redevelopment properties: current projects” and “Summary of capital expenditures” subsections of the “Investments in real estate” section within this Item 2 for more information on our capital expenditures.

We capitalize interest cost as a cost of the project only during the period in which activities necessary to prepare an asset for its intended use are ongoing, provided that expenditures for the asset have been made and interest cost has been incurred. Capitalized interest for the six months ended June 30, 2023 and 2022 of $178.7 million and $126.0 million, respectively, was classified in investments in real estate in our consolidated balance sheets. The increase in capitalized interest related to the increase in weighted-average interest rate to 3.73% for the six months ended June 30, 2023 from 3.41% for the six months ended June 30, 2022, and the increase in our weighted-average capitalized construction costs to $9.4 billion for the six months ended June 30, 2023 from $7.3 billion for the six months ended June 30, 2022.

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 $50.3 million and $43.9 million, and property taxes, insurance on real estate and indirect project costs aggregating $63.0 million and $45.2 million during the six months ended June 30, 2023 and 2022, respectively.

The increase in capitalized costs for the six months ended June 30, 2023, compared to the same period in 2022, was primarily due to an increase in our value-creation pipeline projects undergoing construction and pre-construction activities in 2023 over 2022. 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 $29.2 million for the six months ended June 30, 2023.

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 six months ended June 30, 2023, we capitalized total initial direct leasing costs of $48.7 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.

Acquisitions

Refer to the “Acquisitions” section in Note 3 – “Investments in real estate” and to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements under Item 1 of this report, and the “Acquisitions” subsection of the “Investments in real estate” section within this Item 2 for information on our acquisitions.

Dividends

During the six months ended June 30, 2023 and 2022, we paid common stock dividends of $418.5 million and $371.5 million, respectively. The increase of $46.9 million in dividends paid on our common stock during the six months ended June 30, 2023, compared to the six months ended June 30, 2022, was primarily due to an increase in the number of common shares outstanding subsequent to January 1, 2022 as a result of issuances of common stock under our ATM program and settlement of forward equity sales agreements, and partially due to the increase in the related dividends to $2.42 per common share paid during the six months ended June 30, 2023 from $2.30 per common share paid during the six months ended June 30, 2022.

Secured notes payable

Secured notes payable as of June 30, 2023 consisted of three notes secured by two properties. Our secured notes payable typically require monthly payments of principal and interest and had a weighted-average interest rate of approximately 8.07%. As of June 30, 2023, the total book value of our investments in real estate securing debt was approximately $273.5 million. As of June 30, 2023, our secured notes payable, including unamortized discounts and deferred financing costs, comprised approximately $649 thousand and $91.3 million of fixed-rate debt and unhedged variable-rate debt, respectively.

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 June 30, 2023 were as follows:

Covenant Ratios(1)

Requirement

June 30, 2023

Total Debt to Total Assets

Less than or equal to 60%

28%

Secured Debt to Total Assets

Less than or equal to 40%

0.2%

Consolidated EBITDA(2) to Interest Expense

Greater than or equal to 1.5x

18.7x

Unencumbered Total Asset Value to Unsecured Debt

Greater than or equal to 150%

345%

(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 June 30, 2023 were as follows:

Covenant Ratios(1)

Requirement

June 30, 2023

Leverage Ratio

Less than or equal to 60.0%

27.3%

Secured Debt Ratio

Less than or equal to 45.0%

0.2%

Fixed-Charge Coverage Ratio

Greater than or equal to 1.50x

4.24x

Unsecured Interest Coverage Ratio

Greater than or equal to 1.75x

28.01x

(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 June 30, 2023, 99.2% of our debt was fixed-rate debt. For additional information regarding our debt, refer to Note 10 – “Secured and unsecured senior debt” to our unaudited consolidated financial statements under Item 1 of this report.

Ground lease obligations

Operating lease agreements

Ground lease obligations as of June 30, 2023 included leases for 38 of our properties, which accounted for approximately 9% of our total number of properties. Excluding one ground lease that expires in 2036 related to one operating property with a net book value of $6.1 million as of June 30, 2023, our ground lease obligations have remaining lease terms ranging from approximately 30 to 99 years, including available extension options that we are reasonably certain to exercise.

As of June 30, 2023, the remaining contractual payments under ground and office lease agreements in which we are the lessee aggregated $830.9 million and $28.2 million, respectively. We are required to recognize a right-of-use asset and a related liability to account for our future obligations under operating lease arrangements in which we are the lessee. The operating lease liability is measured based on the present value of the remaining lease payments, including payments during the term under our extension options that we are reasonably certain to exercise. The right-of-use asset is equal to the corresponding operating lease liability, adjusted for the initial direct leasing cost and any other consideration exchanged with the landlord prior to the commencement of the lease, as well as adjustments to reflect favorable or unfavorable terms of an acquired lease when compared with market terms at the time of acquisition. As of June 30, 2023, the present value of the remaining contractual payments aggregating $859.1 million under our operating lease agreements, including our extension options that we are reasonably certain to exercise, was $386.5 million, which was classified in accounts payable, accrued expenses, and other liabilities in our consolidated balance sheets. As of June 30, 2023, the weighted-average remaining lease term of operating leases in which we are the lessee was approximately 42 years, and the weighted-average discount rate was 4.6%. 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 $535.3 million. We classify the right-of-use asset in other assets in our consolidated balance sheets. Refer to the “Lease accounting” section in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements under Item 1 in this report for additional information.

Commitments

As of June 30, 2023, remaining aggregate costs under contract for the construction of properties undergoing development, redevelopment, and improvements under the terms of leases approximated $2.4 billion. In addition, we may be required to incur construction costs associated with our future development projects aggregating 643,331 RSF pursuant to an agreement whereby our counterparty may elect to execute future lease agreements on mutually agreeable terms.

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 $30.0 million primarily related to construction projects and an anticipated acquisition.

We are committed to funding approximately $413.4 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 8.4 years as of June 30, 2023.

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 six months ended June 30, 2023 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, 2022	$	(20,812)

Other comprehensive income before reclassifications	4,223
Net other comprehensive income	4,223

Balance as of June 30, 2023	$	(16,589)

Inflation

As of June 30, 2023, approximately 93% of our leases (on an annual rental revenue basis) were triple net leases, which require tenants to pay substantially all real estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and other operating expenses (including increases thereto) in addition to base rent. Approximately 96% of our leases (on an annual rental revenue basis) contained effective annual rent escalations that were either fixed (generally ranging from 3.0% to 3.5%) or indexed based on a consumer price index or other indices. Accordingly, we do not believe that our cash flows or earnings from real estate operations are subject to significant risks from inflation. A period of inflation, however, could cause an increase in the cost of our variable-rate borrowings, including borrowings under our unsecured senior line of credit and commercial paper program, issuances of unsecured senior notes payable, and borrowings under our secured construction loans, and secured loans held by our unconsolidated real estate joint ventures.

In addition, refer to “Item 1A. Risk factors” within “Part II – Other information” in this quarterly report on Form 10-Q for a discussion about risks that inflation directly or indirectly may pose to our business.

100

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 June 30, 2023 and December 31, 2022, and results of operations and comprehensive income for the six months ended June 30, 2023 and year ended December 31, 2022 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 June 30, 2023 and December 31, 2022, for the six months ended June 30, 2023, and for the year ended December 31, 2022 for the Issuer and Guarantor Subsidiary. Amounts provided do not represent our total consolidated amounts (in thousands):


	June 30, 2023		December 31, 2022
Assets:
Cash, cash equivalents, and restricted cash	$	592,824	$	465,707
Other assets	116,869		107,287
Total assets	$	709,693	$	572,994

Liabilities:
Unsecured senior notes payable	$	11,091,424	$	10,100,717
Unsecured senior line of credit and commercial paper	—		—
Other liabilities	469,693		466,369
Total liabilities	$	11,561,117	$	10,567,086


	Six Months Ended June 30, 2023		Year Ended December 31, 2022
Total revenues	$	25,968	$	33,052
Total expenses	(128,169)		(277,647)
Net loss	(102,201)		(244,595)
Net income attributable to unvested restricted stock awards	(5,283)		(8,392)
Net loss attributable to Alexandria Real Estate Equities, Inc.’s common stockholders	$	(107,484)	$	(252,987)

As of June 30, 2023, 402 of our 414 properties were held indirectly by the REIT’s wholly owned consolidated subsidiary, Alexandria Real Estate Equities, L.P.

Critical accounting estimates

Refer to our annual report on Form 10-K for the year ended December 31, 2022 for a discussion of our critical accounting estimates related to recognition of real estate acquired, impairment of long-lived assets, monitoring of tenant credit quality, and allowance for credit losses.

101

Non-GAAP measures and definitions

This section contains additional information of certain non-GAAP financial measures and the reasons why we use these supplemental measures of performance and believe they provide useful information to investors, as well as the definitions of other terms used in this report.

Funds from operations and funds from operations, as adjusted, attributable to Alexandria Real Estate Equities, Inc.’s common stockholders

GAAP-basis accounting for real estate assets utilizes historical cost accounting and assumes that real estate values diminish over time. In an effort to overcome the difference between real estate values and historical cost accounting for real estate assets, the Nareit Board of Governors established funds from operations as an improved measurement tool. Since its introduction, funds from operations has become a widely used non-GAAP financial measure among equity REITs. We believe that funds from operations is helpful to investors as an additional measure of the performance of an equity REIT. Moreover, we believe that funds from operations, as adjusted, allows investors to compare our performance to the performance of other real estate companies on a consistent basis, without having to account for differences recognized because of real estate acquisition and disposition decisions, financing decisions, capital structure, capital market transactions, variances resulting from the volatility of market conditions outside of our control, or other corporate activities that may not be representative of the operating performance of our properties.

The 2018 White Paper published by the Nareit Board of Governors (the “Nareit White Paper”) defines funds from operations as net income (computed in accordance with GAAP), excluding gains or losses on sales of real estate, and impairments of real estate, plus depreciation and amortization of operating real estate assets, and after adjustments for our share of consolidated and unconsolidated partnerships and real estate joint ventures. Impairments represent the write-down of assets when fair value over the recoverability period is less than the carrying value due to changes in general market conditions and do not necessarily reflect the operating performance of the properties during the corresponding period.

We compute funds from operations, as adjusted, as funds from operations calculated in accordance with the Nareit White Paper, excluding significant gains, losses, and impairments realized on non-real estate investments, unrealized gains or losses on non-real estate investments, gains or losses on early extinguishment of debt, significant termination fees, acceleration of stock compensation expense due to the resignation of an executive officer, deal costs, the income tax effect related to such items, and the amount of such items that is allocable to our unvested restricted stock awards. We compute the amount that is allocable to our unvested restricted stock awards using the two-class method. Under the two-class method, we allocate net income (after amounts attributable to noncontrolling interests) to common stockholders and to unvested restricted stock awards by applying the respective weighted-average shares outstanding during each quarter-to-date and year-to-date period. This may result in a difference of the summation of the quarter-to-date and year-to-date amounts. Neither funds from operations nor funds from operations, as adjusted, should be considered as alternatives to net income (determined in accordance with GAAP) as indications of financial performance, or to cash flows from operating activities (determined in accordance with GAAP) as measures of liquidity, nor are they indicative of the availability of funds for our cash needs, including our ability to make distributions.

The following table reconciles net income to funds from operations for the share of consolidated real estate joint ventures attributable to noncontrolling interests and our share of unconsolidated real estate joint ventures for the three and six months ended June 30, 2023 (in thousands):



	Noncontrolling Interest Share of Consolidated Real Estate Joint Ventures				Our Share of Unconsolidated Real Estate Joint Ventures
	June 30, 2023				June 30, 2023
	Three Months Ended		Six Months Ended		Three Months Ended		Six Months Ended
Net income	$	43,768	$	87,599	$	181	$	375
Depreciation and amortization of real estate assets	28,220		56,398		855		1,714

Funds from operations	$	71,988	$	143,997	$	1,036	$	2,089

102

The following tables present a reconciliation of net income attributable to Alexandria Real Estate Equities, Inc.’s common stockholders, the most directly comparable financial measure presented in accordance with GAAP, including our share of amounts from consolidated and unconsolidated real estate joint ventures, to funds from operations attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted, and funds from operations attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted, as adjusted, and the related per share amounts for the three and six months ended June 30, 2023 and 2022 (in thousands, except per share amounts). Per share amounts may not add due to rounding.


	Three Months Ended June 30,					Six Months Ended June 30,
	2023			2022		2023		2022
Net income attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – basic and diluted	$	87,260		$	269,280	$	162,516	$	118,511
Depreciation and amortization of real estate assets	270,026			238,565		532,150		475,725
Noncontrolling share of depreciation and amortization from consolidated real estate JVs	(28,220)			(26,418)		(56,398)		(50,099)
Our share of depreciation and amortization from unconsolidated real estate JVs	855			934		1,714		1,889
Gain on sales of real estate	(214,810)			(214,219)		(214,810)		(214,219)
Impairment of real estate – rental properties	166,602		(1)	—		166,602		—
Allocation to unvested restricted stock awards	(872)			—		(2,220)		—
Funds from operations attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted(2)	280,841			268,142		589,554		331,807
Unrealized losses on non-real estate investments	77,897			68,128		143,752		331,561
Impairment of non-real estate investments	22,953		(3)	—		22,953		—
Impairment of real estate	1,973			—		1,973		—
Loss on early extinguishment of debt	—			3,317		—		3,317
Allocation to unvested restricted stock awards	(1,285)			(778)		(2,164)		(3,264)
Funds from operations attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted, as adjusted	$	382,379		$	338,809	$	756,068	$	663,421

(1)Refer to the “Sales of real estate assets and impairment charges” section in Note 3 – “Investments in real estate” to our unaudited consolidated financial statements under Item 1 of this report for additional information.

(2)Calculated in accordance with standards established by the Nareit Board of Governors.

(3)Primarily related to three non-real estate investments in privately held entities that do not report NAV.

103


	Three Months Ended June 30,				Six Months Ended June 30,
(Per share)	2023		2022		2023		2022
Net income per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted	$	0.51	$	1.67	$	0.95	$	0.74
Depreciation and amortization of real estate assets	1.42		1.32		2.80		2.68
Gain on sales of real estate	(1.26)		(1.33)		(1.26)		(1.34)
Impairment of real estate – rental properties	0.98		—		0.98		—
Allocation to unvested restricted stock awards	(0.01)		—		(0.02)		—
Funds from operations per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted	1.64		1.66		3.45		2.08
Unrealized losses on non-real estate investments	0.46		0.42		0.84		2.07
Impairment of non-real estate investments	0.13		—		0.13		—
Impairment of real estate	0.02		—		0.02		—
Loss on early extinguishment of debt	—		0.02		—		0.02
Allocation to unvested restricted stock awards	(0.01)		—		(0.01)		(0.02)
Funds from operations per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted, as adjusted	$	2.24	$	2.10	$	4.43	$	4.15

Weighted-average shares of common stock outstanding – diluted(1)	170,864		161,412		170,824		159,814

(1)Refer to the definition of “Weighted-average shares of common stock outstanding – diluted” in this section within this Item 2 for additional information.

104

Adjusted EBITDA and Adjusted EBITDA margin

We use Adjusted EBITDA as a supplemental performance measure of our operations, for financial and operational decision-making, and as a supplemental means of evaluating period-to-period comparisons on a consistent basis. Adjusted EBITDA is calculated as earnings before interest, taxes, depreciation, and amortization (“EBITDA”), excluding stock compensation expense, gains or losses on early extinguishment of debt, gains or losses on sales of real estate, impairments of real estate, and significant termination fees. Adjusted EBITDA also excludes unrealized gains or losses and significant realized gains or losses and impairments that result from our non-real estate investments. These non-real estate investment amounts are classified in our consolidated statements of operations outside of total revenues.

We believe Adjusted EBITDA provides investors with relevant and useful information as it allows investors to evaluate the operating performance of our business activities without having to account for differences recognized because of investing and financing decisions related to our real estate and non-real estate investments, our capital structure, capital market transactions, and variances resulting from the volatility of market conditions outside of our control. For example, we exclude gains or losses on the early extinguishment of debt to allow investors to measure our performance independent of our indebtedness and capital structure. We believe that adjusting for the effects of impairments and gains or losses on sales of real estate, significant impairments and realized gains or losses on non-real estate investments, and significant termination fees allows investors to evaluate performance from period to period on a consistent basis without having to account for differences recognized because of investing and financing decisions related to our real estate and non-real estate investments or other corporate activities that may not be representative of the operating performance of our properties.

In addition, we believe that excluding charges related to stock compensation and unrealized gains or losses facilitates for investors a comparison of our business activities across periods without the volatility resulting from market forces outside of our control. Adjusted EBITDA has limitations as a measure of our performance. Adjusted EBITDA does not reflect our historical expenditures or future requirements for capital expenditures or contractual commitments. While Adjusted EBITDA is a relevant measure of performance, it does not represent net income (loss) or cash flows from operations calculated and presented in accordance with GAAP, and it should not be considered as an alternative to those indicators in evaluating performance or liquidity.

In order to calculate the Adjusted EBITDA margin, we divide Adjusted EBITDA by total revenues as presented in our consolidated statements of operations. We believe that this supplemental performance measure provides investors with additional useful information regarding the profitability of our operating activities.

The following table reconciles net income, the most directly comparable financial measure calculated and presented in accordance with GAAP, to Adjusted EBITDA and calculates the Adjusted EBITDA margin for the three and six months ended June 30, 2023 and 2022 (dollars in thousands):


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Net income	$	133,705	$	309,382	$	255,398	$	191,990
Interest expense	17,072		24,257		30,826		53,697
Income taxes	2,251		2,089		3,382		5,660
Depreciation and amortization	273,555		242,078		538,857		482,737
Stock compensation expense	15,492		14,340		31,978		28,368
Loss on early extinguishment of debt	—		3,317		—		3,317
Gain on sales of real estate	(214,810)		(214,219)		(214,810)		(214,219)
Unrealized losses on non-real estate investments	77,897		68,128		143,752		331,561
Impairment of real estate	168,575		—		168,575		—
Impairment of non-real estate investments	22,953		—		22,953		—
Adjusted EBITDA	$	496,690	$	449,372	$	980,911	$	883,111

Total revenues	$	713,900	$	643,764	$	1,414,695	$	1,258,829

Adjusted EBITDA margin	70%		70%		69%		70%

105

Annual rental revenue

Annual rental revenue represents the annualized fixed base rental obligations, calculated in accordance with GAAP, 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 June 30, 2023, approximately 93% of our leases (on an annual rental revenue basis) were triple net leases, which require tenants to pay substantially all real estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and other operating expenses (including increases thereto) in addition to base rent. Annual rental revenue excludes these operating expenses recovered from our tenants. Amounts recovered from our tenants related to these operating expenses, along with base rent, are classified in income from rentals in our consolidated statements of operations.

Capitalization rates

Capitalization rates are calculated based on net operating income and net operating income (cash basis) annualized, excluding lease termination fees, 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 or redevelop 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 or redevelop 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 the definition of “Fixed-charge coverage ratio” in this section within this Item 2 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. Class A/A+ properties generally command higher annual rental rates than other classes of similar properties.

AAA locations are in close proximity to concentrations of specialized skills, knowledge, institutions, and related businesses. Such locations are generally characterized by high barriers to entry for new landlords, high barriers to exit for tenants, and a limited supply of available space.

Construction costs related to active development and redevelopment projects under contract

Includes (i) costs incurred to date, (ii) remaining costs to complete under a general contractor’s guaranteed maximum price (“GMP”) construction contract or other fixed contracts, and (iii) our maximum committed tenant improvement allowances under our executed leases. The general contractor’s GMP contract or other fixed contracts reduce our exposure to costs of construction materials, labor, and services from third-party contractors and suppliers, unless the overruns result from, among other things, a force majeure event or a change in the scope of work covered by the contract.

106

Development, redevelopment, and pre-construction

A key component of our business model is our disciplined allocation of capital to the development and redevelopment of new Class A/A+ properties, and property enhancements identified during the underwriting of certain acquired properties, located in collaborative life science, agtech, and advanced technology campuses in AAA innovation clusters. These projects are generally focused on providing high-quality, generic, and reusable spaces that meet the real estate requirements of, and are reusable by, a wide range of tenants. Upon completion, each value-creation 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 facilities. Redevelopment projects consist of the permanent change in use of office, warehouse, and shell space into laboratory, agtech, or tech space. We generally will not commence new development projects for aboveground construction of new Class A/A+ laboratory, agtech, and tech space without first securing significant pre-leasing for such space, except when there is solid market demand for high-quality Class A/A+ properties.

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.

Fixed-charge coverage ratio

Fixed-charge coverage ratio is a non-GAAP financial measure representing the ratio of Adjusted EBITDA to 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 fixed charges and computes the fixed-charge coverage ratio for the three and six months ended June 30, 2023 and 2022 (dollars in thousands):


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Adjusted EBITDA	$	496,690	$	449,372	$	980,911	$	883,111

Interest expense	$	17,072	$	24,257	$	30,826	$	53,697
Capitalized interest	91,674		68,202		178,744		125,965
Amortization of loan fees	(3,729)		(3,236)		(7,368)		(6,339)
Amortization of debt (discounts) premiums	(304)		(267)		(592)		157
Cash interest and fixed charges	$	104,713	$	88,956	$	201,610	$	173,480

Fixed-charge coverage ratio:
– period annualized	4.7x		5.1x		4.9x		5.1x
– trailing 12 months	4.9x		5.1x		4.9x		5.1x

107

Gross assets

Gross assets are calculated as total assets plus accumulated depreciation as of June 30, 2023 and December 31, 2022 (in thousands):


	June 30, 2023		December 31, 2022
Total assets	$	36,659,257	$	35,523,399
Accumulated depreciation	4,646,833		4,354,063
Gross assets	$	41,306,090	$	39,877,462

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. Our initial stabilized yield excludes the benefit of leverage. Our cash rents related to our value-creation 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.

•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 June 30, 2023, as reported by Bloomberg Professional Services. Credit ratings from Moody’s Investors Service 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 – our value-creation pipeline of new Class A/A+ development and redevelopment projects as a percentage of gross assets

The following table presents our value-creation pipeline of new Class A/A+ development and redevelopment projects as a percentage of gross assets as of June 30, 2023:


	Percentage of Gross Assets
Under construction projects 70% leased/negotiating		10%
Near-term projects expected to commence construction in the next three quarters 71% leased		1%
Income-producing/potential cash flows/covered land play(1)		8%
Land		3%

(1)Includes projects with existing buildings that are generating or can generate operating cash flows. Also includes development rights associated with existing operating campuses. These projects aggregated 1.1% of total annual rental revenue as of June 30, 2023 and are included in our industry mix chart as targeted for a future change in use. Refer to “High-quality and diverse client base in AAA locations” section within this Item 2 for additional information.

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Investments in real estate – value-creation square footage currently in rental properties

The square footage presented in the table below is classified as operating as of June 30, 2023. 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		2023	2024	Thereafter(1)	Total
Near-term projects:
311 Arsenal Street/Cambridge/Inner Suburbs	Redev	—	308,446	—	308,446
401 Park Drive/Fenway	Redev	111,294	—	—	111,294
269 East Grand Avenue/South San Francisco	Redev	—	107,250	—	107,250
3301 Monte Villa Parkway/Bothell	Redev	—	50,552	—	50,552
		111,294	466,248	—	577,542
Intermediate-term projects:
100 Edwin H. Land Boulevard/Cambridge	Dev	—	104,500	—	104,500
219 East 42nd Street/New York City	Dev	—	—	349,947	349,947
10975 and 10995 Torreyana Road/Torrey Pines	Dev	—	84,829	—	84,829
		—	189,329	349,947	539,276
Future projects:
446, 458, 500, and 550 Arsenal Street/Cambridge/Inner Suburbs	Dev	—	—	392,583	392,583
380 and 420 E Street/Seaport Innovation District	Dev	—	—	195,506	195,506
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
960 Industrial Road/Greater Stanford	Dev	—	—	110,000	110,000
Campus Point by Alexandria/University Town Center	Dev	—	495,192	—	495,192
Sequence District by Alexandria/Sorrento Mesa	Dev/Redev	—	—	684,866	684,866
10256 Meanley Drive/Sorrento Mesa	Dev	54,664	—	—	54,664
830 4th Avenue South/SoDo	Dev	—	—	42,380	42,380
Other/Seattle	Dev	—	—	102,437	102,437
1020 Red River Street/Austin	Redev	—	—	126,034	126,034
Canada	Redev	—	—	247,743	247,743
		54,664	495,192	2,672,330	3,222,186
		165,958	1,150,769	3,022,277	4,339,004

(1)Includes vacant square footage as of June 30, 2023.

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Joint venture financial information

We present components of balance sheet and operating results information related to our real estate joint ventures, which are not presented, or intended to be presented, in accordance with GAAP. We present the proportionate share of certain financial line items as follows: (i) for each real estate joint venture that we consolidate in our financial statements, which are controlled by us through contractual rights or majority voting rights, but of which we own less than 100%, we apply the noncontrolling interest economic ownership percentage to each financial item to arrive at the amount of such cumulative noncontrolling interest share of each component presented; and (ii) for each real estate joint venture that we do not control and do not consolidate, and are instead controlled jointly or by our joint venture partners through contractual rights or majority voting rights, we apply our economic ownership percentage to each financial item to arrive at our proportionate share of each component presented.

The components of balance sheet and operating results information related to our real estate joint ventures do not represent our legal claim to those items. For each entity that we do not wholly own, the joint venture agreement generally determines what equity holders can receive upon capital events, such as sales or refinancing, or in the event of a liquidation. Equity holders are normally entitled to their respective legal ownership of any residual cash from a joint venture only after all liabilities, priority distributions, and claims have been repaid or satisfied.

We believe that this information can help investors estimate the balance sheet and operating results information related to our partially owned entities. Presenting this information provides a perspective not immediately available from consolidated financial statements and one that can supplement an understanding of the joint venture assets, liabilities, revenues, and expenses included in our consolidated results.

The components of balance sheet and operating results information related to our real estate joint ventures are limited as an analytical tool as the overall economic ownership interest does not represent our legal claim to each of our joint ventures’ assets, liabilities, or results of operations. In addition, joint venture financial information may include financial information related to the unconsolidated real estate joint ventures that we do not control. We believe that in order to facilitate for investors a clear understanding of our operating results and our total assets and liabilities, joint venture financial information should be examined in conjunction with our consolidated statements of operations and balance sheets. Joint venture financial information should not be considered an alternative to our consolidated financial statements, which are presented and prepared in accordance with GAAP.

Mega campus

Mega campuses are cluster campuses that consist of approximately 1 million RSF or more, including operating, active development/redevelopment, and land RSF less operating RSF expected to be demolished. The following table reconciles our annual rental revenue as of June 30, 2023 (in thousands):


	Annual Rental Revenue
Mega campus	$	1,510,039
Non-mega campus	495,580
Total	$	2,005,619

Mega campus annual rental revenue as a percentage of total annual rental revenue	75		%

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 the definition of “Adjusted EBITDA and Adjusted EBITDA margin” within this section of this Item 2 for further information on the calculation of Adjusted EBITDA.

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The following table reconciles debt to net debt and preferred stock and computes the ratio to Adjusted EBITDA as of June 30, 2023 and December 31, 2022 (dollars in thousands):


	June 30, 2023			December 31, 2022
Secured notes payable	$	91,939		$	59,045
Unsecured senior notes payable	11,091,424			10,100,717
Unsecured senior line of credit and commercial paper	—			—
Unamortized deferred financing costs	80,663			74,918
Cash and cash equivalents	(924,370)			(825,193)
Restricted cash	(35,920)			(32,782)
Preferred stock	—			—
Net debt and preferred stock	$	10,303,736		$	9,376,705

Adjusted EBITDA:
– quarter annualized	$	1,986,760		$	1,846,936
– trailing 12 months	$	1,895,336		$	1,797,536

Net debt and preferred stock to Adjusted EBITDA:
– quarter annualized	5.2		x	5.1		x
– trailing 12 months	5.4		x	5.2		x

Net operating income, net operating income (cash basis), and operating margin

The following table reconciles net income to net operating income and net operating income (cash basis) and computes operating margin for the three and six months ended June 30, 2023 and 2022 (dollars in thousands):


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Net income	$	133,705	$	309,382	$	255,398	$	191,990

Equity in earnings of unconsolidated real estate joint ventures	(181)		(213)		(375)		(433)
General and administrative expenses	45,882		43,397		94,078		84,328
Interest expense	17,072		24,257		30,826		53,697
Depreciation and amortization	273,555		242,078		538,857		482,737
Impairment of real estate	168,575		—		168,575		—
Loss on early extinguishment of debt	—		3,317		—		3,317
Gain on sales of real estate	(214,810)		(214,219)		(214,810)		(214,219)
Investment loss	78,268		39,481		123,379		279,800
Net operating income	502,066		447,480		995,928		881,217
Straight-line rent revenue	(29,335)		(27,362)		(62,526)		(69,387)
Amortization of acquired below-market leases	(24,789)		(16,760)		(46,425)		(30,675)
Net operating income (cash basis)	$	447,942	$	403,358	$	886,977	$	781,155

Net operating income (cash basis) – annualized	$	1,791,768	$	1,613,432	$	1,773,954	$	1,562,310

Net operating income (from above)	$	502,066	$	447,480	$	995,928	$	881,217
Total revenues	$	713,900	$	643,764	$	1,414,695	$	1,258,829
Operating margin	70%		70%		70%		70%

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Net operating income is a non-GAAP financial measure calculated as net income, 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 and amortization of acquired above- and below-market lease revenue 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.

Furthermore, we believe net operating income is useful to investors as a performance measure of our consolidated properties because, when compared across periods, net operating income reflects trends in occupancy rates, rental rates, and operating costs, which provide a perspective not immediately apparent from net income or loss. Net operating income can be used to measure the initial stabilized yields of our properties by calculating net operating income generated by a property divided by our investment in the property. Net operating income excludes certain components from net income in order to provide results that are more closely related to the results of operations of our properties. For example, interest expense is not necessarily linked to the operating performance of a real estate asset and is often incurred at the corporate level rather than at the property level. In addition, depreciation and amortization, because of historical cost accounting and useful life estimates, may distort comparability of operating performance at the property level. Impairments of real estate have been excluded in deriving net operating income because we do not consider impairments of real estate to be property-level operating expenses. Impairments of real estate relate to changes in the values of our assets and do not reflect the current operating performance with respect to related revenues or expenses. Our impairments of real estate represent the write-down in the value of the assets to the estimated fair value less cost to sell. These impairments result from investing decisions or a deterioration in market conditions. We also exclude realized and unrealized investment gain or loss, which results from investment decisions that occur at the corporate level related to non-real estate investments in publicly traded companies and certain privately held entities. Therefore, we do not consider these activities to be an indication of operating performance of our real estate assets at the property level. Our calculation of net operating income also excludes charges incurred from changes in certain financing decisions, such as losses on early extinguishment of debt, as these charges often relate to corporate strategy. Property operating expenses included in determining net operating income primarily consist of costs that are related to our operating properties, such as utilities, repairs, and maintenance; rental expense related to ground leases; contracted services, such as janitorial, engineering, and landscaping; property taxes and insurance; and property-level salaries. General and administrative expenses consist primarily of accounting and corporate compensation, corporate insurance, professional fees, office rent, and office 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% 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 the definition of “Annual rental revenue” in this “Non-GAAP measures and definitions” section within this Item 2.

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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 the “Same properties” subsection in the “Results of operations” section within this Item 2 for additional information.

Stabilized occupancy date

The stabilized occupancy date represents the estimated date on which the project is expected to reach occupancy of 95% or greater.

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 the “Comparison of results for the three months ended June 30, 2023 to the three months ended June 30, 2022” subsection of the “Results of operations” section within this Item 2 because we believe it promotes investors’ understanding of our operating results. We believe that the presentation of tenant recoveries is useful to investors as a supplemental measure of our ability to recover operating expenses under our triple net leases, including recoveries of utilities, repairs and maintenance, insurance, property taxes, common area expenses, and other operating expenses, and of our ability to mitigate the effect to net income for any significant variability to components of our operating expenses.

The following table reconciles income from rentals to tenant recoveries for the three and six months ended June 30, 2023 and 2022 (in thousands):


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Income from rentals	$	704,339	$	640,959	$	1,392,288	$	1,253,513
Rental revenues	(537,889)		(485,067)		(1,056,191)		(954,604)
Tenant recoveries	$	166,450	$	155,892	$	336,097	$	298,909

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.

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The following table summarizes unencumbered net operating income as a percentage of total net operating income for the three and six months ended June 30, 2023 and 2022 (dollars in thousands):


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Unencumbered net operating income	$	500,923	$	446,473	$	993,783	$	867,433
Encumbered net operating income	1,143		1,007		2,145		13,784
Total net operating income	$	502,066	$	447,480	$	995,928	$	881,217
Unencumbered net operating income as a percentage of total net operating income	100%		100%		100%		98%

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 highly leased development and redevelopment projects, and for general working capital purposes. We are required to consider the potential dilutive effect of our Forward Agreements under the treasury stock method while the Forward Agreements are outstanding. As of June 30, 2023, we had Forward Agreements outstanding to sell an aggregate of 699 thousand shares of common stock. Refer to Note 13 – “Stockholders’ equity” to our unaudited consolidated financial statements under Item 1 of this report for additional information.

The weighted-average shares of common stock outstanding used in calculating EPS – diluted, funds from operations per share – diluted, and funds from operations per share – diluted, as adjusted, for the three and six months ended June 30, 2023 and 2022 are calculated as follows. Also shown are the weighted-average unvested shares associated with restricted stock awards used in calculating the amounts allocable to unvested stock award holders for each of the respective periods presented below (in thousands):


	Three Months Ended June 30,		Six Months Ended June 30,
	2023	2022	2023	2022
Basic shares for earnings per share	170,864	161,412	170,824	159,814
Forward Agreements	—	—	—	—
Diluted shares for earnings per share	170,864	161,412	170,824	159,814

Basic shares for funds from operations per share and funds from operations per share, as adjusted	170,864	161,412	170,824	159,814
Forward Agreements	—	—	—	—
Diluted shares for funds from operations per share and funds from operations per share, as adjusted	170,864	161,412	170,824	159,814

Weighted-average unvested restricted shares used in the allocations of net income, funds from operations, and funds from operations, as adjusted	2,163	1,806	2,219	1,816

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ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

Interest rate risk

The primary market risk to which we believe we may be exposed is interest rate risk, which may result from many factors, including government monetary and tax policies, domestic and international economic and political considerations, and other factors that are beyond our control.

In order to modify and manage the interest rate characteristics of our outstanding debt and to limit the effects of interest rate risks on our operations, we may utilize a variety of financial instruments, including interest rate hedge agreements, caps, floors, and other interest rate exchange contracts. The use of these types of instruments to hedge a portion of our exposure to changes in interest rates may carry additional risks, such as counterparty credit risk and the legal enforceability of hedge agreements. As of June 30, 2023, 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 June 30, 2023 (in thousands):


Annualized effect on future earnings due to variable-rate debt:
Rate increase of 1%	$	(923)
Rate decrease of 1%	$	923

Effect on fair value of total consolidated debt:
Rate increase of 1%	$	(717,677)
Rate decrease of 1%	$	817,973

These amounts are determined by considering the effect of the hypothetical interest rates on our borrowings as of June 30, 2023. 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 June 30, 2023 (in thousands):


Equity price risk:
Fair value increase of 10%	$	149,599
Fair value decrease of 10%	$	(149,599)

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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 June 30, 2023 (in thousands):


Effect on potential future earnings due to foreign currency exchange rate:
Rate increase of 10%	$	785
Rate decrease of 10%	$	(785)

Effect on the fair value of net investment in foreign subsidiaries due to foreign currency exchange rate:
Rate increase of 10%	$	32,793
Rate decrease of 10%	$	(32,793)

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 six months ended June 30, 2023 was consistent with the risk elements presented above, including the effects of changes in interest rates, equity prices, and foreign currency exchange rates.

ITEM 4. CONTROLS AND PROCEDURES

Evaluation of disclosure controls and procedures

As of June 30, 2023, 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 June 30, 2023.

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 June 30, 2023 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

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PART II – OTHER INFORMATION

ITEM 1A. RISK FACTORS

In addition to the information set forth in this quarterly report on Form 10-Q, one should also carefully review and consider the information contained in the other reports and periodic filings that we make with the SEC, including, without limitation, the information contained under the caption “Item 1A. Risk factors” in our annual report on Form 10-K for the year ended December 31, 2022. Those risk factors could materially affect our business, financial condition, and results of operations. The risks that we describe in our public filings are not the only risks that we face. Additional risks and uncertainties not currently known to us, or that we presently deem to be immaterial, also may materially adversely affect our business, financial condition, and results of operations.

There have been no material changes in our risk factors from those disclosed under the caption “Item 1A. Risk factors” in our annual report on Form 10-K for the year ended December 31, 2022, except for the following updates:

Operating factors

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, agtech, and technology industries;

•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 the board of directors and/or our key management personnel;

•Actions by institutional stockholders;

•Speculation in the press or investment community;

•Short selling of our common stock or related derivative securities;

•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 may or may not have business relationships with;

•Global market factors adversely affecting the U.S. economic and political environment;

•The realization of any of the other risk factors included in our annual report on Form 10-K; and

•General market and economic conditions.

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.

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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 result in 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.

Short selling reports may potentially cause increased volatility in an issuer’s stock price and could prompt regulatory and governmental inquiries. For example, 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 other activities, which 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 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, co-members, or joint venture partners might 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, co-members, or joint venture partners may have banking or financial relationships with institutions that become insolvent or otherwise fail that 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.

The risks noted above could negatively impact us or require us to:

•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 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 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 partners through litigation or arbitration; and

•Suffer losses or less than optimal returns as a result of actions taken by our partners with respect to our joint venture investments.

We generally seek to maintain control of our partnerships, limited liability companies, and joint venture investments 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 ability to make distributions to our stockholders, and the market price of our common stock.

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Our tenants and venture investments are primarily in the life science, agtech, and technology industries, and changes within these industries 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, agtech, and technology industries. Through our venture investment portfolio, we also hold investments in companies that, similar to our tenant base, are concentrated in the life science, agtech, and technology industries. Our business could be adversely affected if the life science, agtech, or technology industries are 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 these industries 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, agtech, or technology 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, agtech, and tech space at the time the leases are negotiated and the increases are proposed.

It is common for businesses in the life science, agtech, and technology industries to undergo mergers, acquisitions, or other consolidations. Mergers, acquisitions, or consolidations of life science, agtech, and technology entities in the future could reduce the RSF requirements of our tenants and prospective tenants, which may adversely impact the demand for laboratory, agtech, and tech space and 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. We have not identified any direct exposure to Signature Bank. On May 1, 2023, regulators seized control of First Republic Bank and sold the majority of its assets and deposits to JPMorgan Chase, the largest bank in the U.S.

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 these entities. Despite protections implemented by the 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.

In addition, some of our operating leases require tenants to provide security deposits to cover certain lease obligations. If a tenant fulfills its lease obligations through the term of its lease, the security deposit will be returned to the tenant. A portion of these security deposits take the form of letters of credit, some of which were issued by SVB and/or its affiliates. While First Citizens Bank has indicated it will continue to uphold letters of credit issued by the former SVB, we have worked with affected tenants to replace such letters of credit with other acceptable security deposits as required under their respective lease agreements. However, there is no guarantee that we will be able to replace all of the letters of credit successfully or in a timely manner should similar banking crises occur in the future, which may subject us to additional risk if our tenants are unable to fulfill their lease obligations.

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.

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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 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. We do not have any bank accounts, loans to or from, or any other amounts due to or from SVB (now a division of First Citizens Bank), Signature Bank, or any other recently failed financial institution, nor have we experienced any losses to date on our cash and cash equivalents held in bank accounts. However, there is no assurance that financial institutions in which we hold our cash and cash equivalents will not fail, in which case 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.

ITEM 5. OTHER INFORMATION

None of our officers or directors had any contract, instruction, or written plan for the purchase or sale of our securities that was intended to satisfy the affirmative defense conditions of Rule 10b5-1(c ) or any “non-Rule 10b5-1 trading arrangement” in effect at any time during the three months ended June 30, 2023.

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ITEM 6. EXHIBITS

Exhibit
Number

Exhibit Title

Incorporated by Reference to:

Date Filed

3.1*

Articles of Amendment and Restatement of the Company, dated May 21, 1997

Form 10-Q

August 14, 1997

3.2*

Certificate of Correction of the Company, dated June 20, 1997

Form 10-Q

August 14, 1997

3.3*

Articles of Amendment of the Company, effective as of May 10, 2017

Form 8-K

May 12, 2017

3.4*

Articles of Amendment of the Company, effective as of 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, effective as of May 10, 2017, relating to Reclassified Preferred Stock

Form 8-K

May 12, 2017

3.13*

Amended and Restated Bylaws of the Company (Amended July 27, 2018)

Form 8-K

August 2, 2018

10.1

Second Amended and Restated Credit Agreement, dated June 28, 2023, 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

N/A

Filed herewith

22.1

List of Guarantor Subsidiaries of the Company

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

101.1

The following materials from the Company’s quarterly report on Form 10-Q for the quarterly period ended June 30, 2023, formatted in iXBRL (Inline eXtensible Business Reporting Language): (i) Consolidated Balance Sheets as of June 30, 2023 and December 31, 2022 (unaudited), (ii) Consolidated Statements of Operations for the three and six months ended June 30, 2023 and 2022 (unaudited), (iii) Consolidated Statements of Comprehensive Income for the three and six months ended June 30, 2023 and 2022 (unaudited), (iv) Consolidated Statements of Changes in Stockholders’ Equity and Noncontrolling Interests for the three and six months ended June 30, 2023 and 2022 (unaudited), (v) Consolidated Statements of Cash Flows for the six months ended June 30, 2023 and 2022 (unaudited), and (vi) Notes to Consolidated Financial Statements (unaudited)

N/A

Filed herewith

104

Cover Page Interactive Data File – the cover page from this Quarterly Report on Form 10-Q for the quarter ended June 30, 2023 is formatted in Inline XBRL and contained in Exhibit 101.1

N/A

Filed herewith

(*) Incorporated by reference.

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized, on July 24, 2023.


			ALEXANDRIA REAL ESTATE EQUITIES, INC.


			/s/ Joel S. Marcus
			Joel S. Marcus Executive Chairman (Principal Executive Officer)


			/s/ Peter M. Moglia
			Peter M. Moglia Chief Executive Officer and Co-Chief Investment Officer (Principal Executive Officer)


			/s/ Dean A. Shigenaga
			Dean A. Shigenaga President and Chief Financial Officer (Principal Financial Officer)

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