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BEVERLY, MA, Oct 29, 2013 (Marketwired by way of COMTEX) -- Altova(R) (http://www.altova.com), creator of XMLSpy(R), the business main XML editor, nowadays introduced the unencumber of edition 2014 of its MissionKit(R) computer developer tools and server application items. MissionKit 2014 items now consist of integration with the lightning speedy validation and processing capabilities of RaptorXML(R), help for Schema 1.1, XPath/XSLT/XQuery 3.0, aid for brand spanking new databases and plenty greater. New facets in Altova server products include caching options in FlowForce(R) Server and improved efficiency powered by way of RaptorXML throughout the server product line.
"we're so excited to be able to prolong the hyper-performance delivered by means of the unparalleled RaptorXML Server to builders working in their computing device equipment. This performance, together with amazing assist for the very newest standards, from XML Schema 1.1 to XPath three.0 and XSLT three.0, gives their valued clientele the benefits of increased performance alongside slicing-aspect expertise aid," talked about Alexander Falk, President and CEO for Altova. "This, coupled with the means to automate essential tactics by way of their excessive-performance server items, offers their consumers a distinct potential when building and deploying functions."
a number of of the brand new elements accessible in Altova MissionKit 2014 include:
Integration of RaptorXML: introduced previous this 12 months, RaptorXML Server is high-performance server software in a position to validating and processing XML at lightning speeds -- while offering the strictest feasible requisites conformance. Now the identical hyper-efficiency engine that powers RaptorXML Server is fully integrated in a couple of Altova MissionKit tools, including XMLSpy, MapForce(R), and SchemaAgent(R), offering lightning quick validation and processing of XML, XSLT, XQuery, XBRL, and greater. The third-generation validation and processing engine from Altova, RaptorXML was constructed from the floor up to guide the very newest of all significant XML specifications, including XML Schema 1.1, XSLT three.0, XPath 3.0, XBRL 2.1, and myriad others.
support for Schema 1.1: XMLSpy 2014 contains critical aid for XML Schema 1.1 validation and modifying. The latest edition of the XML Schema ordinary, 1.1 provides new facets geared toward making schemas extra flexible and adaptable to business situations, comparable to assertions, conditional forms, open content material, and extra.
All features of XML Schema 1.1 are supported in XMLSpy's graphical XML Schema editor and can be found in entry helpers and tabs. As at all times, the graphical enhancing paradigm of the schema editor makes it effortless to remember and put into effect these new points.
support for XML Schema 1.1 is also offered in SchemaAgent 2014, permitting users to visualize and control schema relationships by means of its graphical interface. this is additionally an competencies when connecting to SchemaAgent in XMLSpy.
Coinciding with XML Schema 1.1 aid, Altova has additionally launched a free, on-line XML Schema 1.1 know-how working towards route, which covers the fundamentals of the XML Schema language as well as the changes introduced in XML Schema 1.1.
assist for XPath three.0, XSLT 3.0, and XQuery three.0:
assist for XPath in XMLSpy 2014 has been up-to-date to include the newest edition of the XPath advice. XPath 3.0 is a superset of the XPath 2.0 recommendation and adds powerful new performance akin to: dynamic characteristic cells, inline feature expressions, and support for union forms to identify just a number of. Full support for brand new capabilities and operators brought in XPath three.0 is purchasable through clever XPath auto-completion in textual content and Grid Views, as well as within the XPath Analyzer window.
help for enhancing, debugging, and profiling XSLT is now obtainable for XSLT 3.0 in addition to old types. Please observe that a subset of XSLT three.0 is supported for the reason that the average is still a working draft that continues to evolve. XSLT 3.0 support conforms to the W3C XSLT 3.0 Working Draft of July 10, 2012 and the XPath three.0 Candidate suggestion. youngsters, help in XMLSpy now offers builders the capability to start working with this new edition instantly.
XSLT three.0 takes capabilities of the brand new points brought in XPath three.0. furthermore, a big function enabled by way of the new version is the new xsl:are trying / xsl:trap assemble, which may also be used to lure and recuperate from dynamic errors. different enhancements in XSLT 3.0 consist of support for better order functions and partial functions.
As with XSLT and XPath, XMLSpy support for XQuery now also comprises a subset of edition three.0. developers will now have the alternative to edit, debug, and profile XQuery 3.0 with advantageous syntax coloring, bracket matching, XPath auto-completion, and other intelligent modifying aspects.
XQuery three.0 is, of route, an extension of XPath and for this reason merits from the new services and operators introduced in XPath 3.0, equivalent to a new string concatenation operator, map operator, math functions, sequence processing, and more -- all of which can be found in the context delicate entry helper windows and drop down menus within the XMLSpy 2014 XQuery editor.
New Database aid:
Database-enabled MissionKit items including XMLSpy, MapForce, StyleVision(R), DatabaseSpy(R), UModel(R), and DiffDog(R), now consist of complete support for more recent models of previously supported databases, in addition to aid for brand spanking new database companies:-- Informix(R) 11.70 -- PostgreSQL models 9.0.10/9.1.6/9.2.1 -- MySQL(R) 5.5.28 -- IBM DB2(R) versions 9.5/9.7/10.1 -- Microsoft(R) SQL Server(R) 2012 -- Sybase(R) ASE (Adaptive Server commercial enterprise) 15/15.7 -- Microsoft entry(TM) 2010/2013
New in Altova Server utility 2014:
brought past in 2013, Altova's new line of cross-platform server application items includes FlowForce Server, MapForce Server, StyleVision Server, and RaptorXML Server. FlowForce Server gives finished administration, job scheduling, and protection alternatives for the automation of primary company techniques, while MapForce Server and StyleVision Server offer excessive-velocity automation for tasks designed using prevalent Altova MissionKit developer tools. RaptorXML Server is the third-technology, hyper-speedy validation and processing engine for XML and XBRL.
beginning with version 2014, Altova server products are powered through RaptorXML for faster, greater effective processing. furthermore, FlowForce Server now supports consequences caching for jobs that require a long time to process, for instance when a job requires complex database queries or should make its own internet carrier facts requests. FlowForce Server directors can now schedule execution of a time-ingesting job and cache the outcomes to prevent these delays. The cached facts can then be offered when any user executes the job as a service, providing instant consequences. A job that generates a customised sales record for the previous day could be a superb application for caching.
These and many greater points can be found in the 2014 edition of MissionKit computing device developer tools and Server software. For an entire listing of recent facets, supported standards, and trial downloads please talk over with: http://www.altova.com/whatsnew.html
About Altova Altova(R) is a application business that specialize in tools to assist builders with information management, application and software construction, and records integration. The creator of XMLSpy(R) and different award-successful XML, SQL and UML tools, Altova is a key participant in the utility tools industry and the chief in XML solution development equipment. Altova focuses on its purchasers' wants by providing a product line that fulfills a huge spectrum of requirements for utility building groups. With over 4.5 million users worldwide, including ninety one% of Fortune 500 agencies, Altova is proud to serve customers from one-person stores to the area's greatest agencies. Altova is dedicated to supplying specifications-based, platform-impartial solutions which are effective, economical and simple-to-use. founded in 1992, Altova is headquartered in Beverly, Massachusetts and Vienna, Austria. discuss with Altova on the net at: http://www.altova.com.
Altova, MissionKit, XMLSpy, MapForce, FlowForce, RaptorXML, StyleVision, UModel, DatabaseSpy, DiffDog, SchemaAgent, authentic, and MetaTeam are logos and/or registered emblems of Altova GmbH in the united states and/or other international locations. The names of and reference to different corporations and products outlined herein can be the trademarks of their respective owners.
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abstract This paper describes the WaterWare system, an object oriented information and choice aid device for river basin administration. The primary statistics framework,combines a hybrid GIS because the overall constitution with courses of objects, including river basin aspects, fashions and model situations, and projects or choice problems. River basin aspects are spati ally referenced, and signify, for instance, subcatchments, reservoirs, medication vegetation, river reaches, etc. From the GIS viewpoint, they are polygons, lines, facets, or general cell grids. Their state, in a context described with the aid of other objects in the system, is dependent upon a set of methods, which are fashions or units of guidelines for an embedded knowledgeable device. projects are specific, difficulty oriented views of river basin objects or mixtures of objects. They current their state, constantly over time, given a number of determination variables or situation assumptions, to the consumer to assist planning or management choices. The various objects are linked explicitly, e.g. a reservoir should be would becould very well be linked to the subcatchment that offers its influx, an observationstation thatmonitors the hydrometeorological facts, and anirri- gation district it elements. fashions equivalent to a rainfall-runoff model or an irri gation water demand estimation model are used to update the state of these respective objects, and consequently provide inputs (time sequence of demand or supply) to a water materials model. The water substances mannequin, in turn, offers input to a water exceptional mannequin, that once more operates within the context of alternative objects similar to discharge nodes (treatmentplants, industries, munici palities), orextractionandmonitoring elements. TheGIS, with the underlying spatial facts such as landuse, geology, and topography, additionally provides the reveal features ; spatial model output is dynamically mapped onto the map heritage as animated topical map coverages. Textual, numerical, and
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Gazit-Globe (NYSE:GZT)Q4 2018 Earnings Conference CallMarch 18, 2019 9:00 a.m. ETContents:
Ladies and gentlemen, thank you for standing by. Welcome to the Gazit Globe fourth-quarter and full-year 2018 results conference call. [Operator instructions] I advise you that this conference is being recorded today, Monday, March 18, 2019. The presentation that will be used in today's call and the financial statements can be found on Gazit Globe's website at www.gazitglobe.com.
Before they get started, I would like to remind everyone that some of the statements today may be forward-looking in nature. Although they believe that such statements are based upon reasonable assumptions, you should assume that these statements are subject to risks and uncertainties and actual results may differ materially from those expressed or implied in these forward-looking statements. Additional information about the risks and uncertainties could cause actual results to differ may be found in their latest financial statements and their filings with the Israel Securities Authority, the U.S. Securities and Exchange Commission and on SEDAR, operated by the Canadian Securities Administrators. Statements may be made during the call are made as of the date of this call.
Facts and circumstances may subsequently change, which may limit the relevance and accuracy of certain information discussed. Except as required by applicable law, they undertake no obligation to update any forward-looking or other statements made herein, whether as a result of new information, future events or otherwise. I would now like to hand the conference over to Ms. Lisa Haimovitz, VP, global general counsel.
Please go ahead.
Lisa Haimovitz -- Vice President, Global General Counsel
Thanks. Good afternoon. Good morning. Earlier this morning, the company filed a regular tender offer for up to 5.3% of its outstanding shares.
Naturally, the company's managers are now subject to tight regulatory restrictions, limiting their ability to discuss or respond to questions concerning the tender offer as well as the company's future plan on top of information the company furnished in its 2018 annual statement that were released earlier this morning. I'll now pass the call to Chaim Katzman, founder and CEO of Gazit Globe.
Chaim Katzman -- Founder and Chief Executive Officer
Thank you, Lisa. Good morning, everyone. Thank you for joining their conference call to discuss their first quarter and the year 2018. And I will start with a short review of the business and strategic developments, and then Adi will carry on with the main emphasis of the quarterly results.
And, of course, at the end, we'll open up for your questions. And my presentation is followed by -- with a slide presentation, and I'm referring now to Slide No. 3. And 2018 finished with very good results.
Our properties are producing more rental income, occupancy of their properties continues to rise, average rental income continues to grow steadily and the business is moving forward, firing on all cylinders. I will touch on the results of the entire group, and I will then explain on their product portfolio which this year and in particular, in the fourth quarter, had impressive results. Their same-property NOI increased by 3.1%, as compared with the same period last year. Growth came mainly from the private companies in Brazil and Israel, which grew by 14.3% and 5.1%, respectively. The average occupancy rate grew in their entire properties portfolio by 1% at the end of 2018 and reached 96.6%.
And in each and every territory, we're having better than 96% occupancy. By the way, Israel is living with occupancy of 98.6%. In their properties allocated in urban locations with very strong demographics and continue to produce rental income with increases from quarter to quarter. Their FFO came to ILS 3 and ILS 0.60 per share and the first class, this was kind of modest growth of 0.6%.
But if you take into account the fact that this is the result after the sale of the Regency shares in the period for a number of consideration of close to ILS 4 billion and on the other hand, the acquisition of direct real estate to the tune of ILS 2.3 billion and early repayment of ILS 1.1 billion worth of debt, it's quite an impression performance. No less impressive data is the growth in FFO per share in the period net of Regency that came to ILS 3.3 per share as compared with ILS 2.86 per share in the previous year and that means growth of 15.4%. And Adi will sort a little afterwards detail all the changes in the FFO. On Slide 4, NOI from private companies in the group grew this year by ILS 60 million, growth of 19.7%. The growth comes from the acquisition of 70% of the Internacional mall in São Paulo Metropolitan area, which was completed in April this year.
And to date, has been a success as I will detail later on. As well as from same-property NOI in Brazil and Israel. In Brazil, NOI grew in all properties and especially, at the Morumbi mall that is stabilizing and Top Center, which is apparently the most urban property in their portfolio. In Israel, rental income in Tel Baruch, Tel Aviv continues to grow as well as the Horev in Haifa and G City and Rishon Lezion.
Without extremely healthy operational parameters, growth in sale in the period of 9.9% in Brazil and 1.8% in Israel and growth in average rental income as well. Growth in NOI comes as I show in two examples from proactive management by their local management in each territory. Their management in the fourth quarter created an increase in the value of investment property in the private companies of ILS 431 million. The increased value of the real estate spans from several key properties: Internacional, you can see it on Slide 5.
The property was acquired in April 2018 and since then, in a period of eight months, we've added 87 tenants, 54 of which are kiosks and 33 stores. They renewed leases for 7,000 square meters with leasing spread of almost 20%. Rental income increased in the property by BRL 9 million that is what really created the increase in value in this property. And do not forget that in this property, their additional building rights for another 200,000 square meters that have not been accounted for in the value. On Slide 6, they have -- their showing Ceasar's Bay in Brooklyn.
We purchased this shopping center -- their share in the shopping center 41% in June of 2018, as part of their bankruptcy proceedings of Toys "R" Us. The cap on entry was about 4.1% and occupancy was 73.5%. They have leased out a number of stores since then, but the main value was created in January 2019, half a year after the acquisition, they managed to get back some of Kohl's footage in order to create a larger -- a large enough box together with the available Toys "R" Us box for Target. And so in February 2018, a lease agreement for 90,000 square feet was signed with Target.
Rental income in the property doubled, the quality of the tenants was upgraded and their value increased by USD 90 million. By the way, in this property, too, there was still enormous potential in the land in such a dense location in Brooklyn. And these are the sole of investment they are looking for at the Gazit Horizons portfolio going forward. In Germany, they have also created growth in real estate value in the period.
A settlement of legal claims on a property they own that is up for sale in Munich raised the offers for its purchase by several tens of millions of euros since the start of the year. I can carry on and explain one property after another, but I want to stop and emphasize two main messages: number one, the growth in the value of the properties is derived from asset management and increased rental income in the properties and not from cap rate compression. Two, they create value in the private real estate companies they own through proactive asset management and improvements and no trickeries. And I'm moving now to Slide 7.
During the fourth quarter of 2018 and until today, they have continued to carry out the strategy to increase the private real estate element and are focusing on dominant properties in key locations. Acquisition of investment properties in their private real estate portfolio during the quarter and until the publication date came to ILS 533 million. At the same time of these acquisitions during the quarter and until the publication date, expansion and renovation were completed over an area of 9,000 square meters in 2019. Development of approximately 15,000 square meters will be completed, and they have additional 91,000 square meters of projects in different planning stages.
In Israel, as they have already reported, in the month of September and October, they acquired several very interesting properties that are strategic acquisitions and a foothold in the center of Tel Aviv. They invested $75 million in Boston for two properties in Newbury Street and a ground lease in Harvard Square. They are buying in a super-urban area in Boston with strong demographics, over 0.5 million people in the 3-mile trade area with average household income of -- in excess of $115,000 per household. Recently, they purchased another 10.1% of the Internacional property in Brazil for BRL 155 million.
We are very pleased with the performance of the property and it really improves their managerial flexibility concerning the improvement, they will want to carry out in the future in the shopping center. I want to say a word about developments in the private company. After the reporting date, they completed the expansions of Mais Shopping center in Sao Paulo. From 14,000 square feet to 23 -- sorry, from 14,000 square meters to 23,000 square meters, an addition of 9,000 square meter, which among other things, we'll add the property, the offices of the government agency that issues identity cards, passports, driving license, etc., which is expected to increase the foothold in the shopping centers by tens of thousand people per day.
In Israel, during 2019, the construction of the property in the Kochav Hazafon neighborhood in the north part of Tel Aviv is expected to be completed, 2,200 square meters at an overall investment of ILS 105 million, and they already applied for an expansion of another 1,500 square meters. In addition, the expansion of G City and Rishon Lezion 13,000 square meters for a total investment of ILS 158 million. Together, those developments are expected to increase the NOI of Gazit Israel by ILS 22 million annually. In addition, they are currently working on the zoning and permitting of 91,000 square meters in Israel.
Firstly, in two office buildings, one on the G Kfar Saba of 27,000 square meters, for which an application has been submitted to the town planning. And the second at G City Rishon Lezion for 50,000 square meters, for which this month plans are being submitted by town planning for the public to review. These investments together with development on land they purchased close to the G Kfar Saba property to put up a branch and head offices of Decathlon and expansion of the property in Savyon, another high-end suburb of Tel Aviv, will increase investment in Israel by about ILS 1 billion. And these represent much more significant components of the group's portfolio.
On Slide 9, they summarized the main actions of the company strategy in 2018. And during the year, they continue to carry out a strategy they had announced two years ago, to increase the share of their private property portfolio, by acquiring irreplaceable assets, while actively realizing their mature holdings in some of the public companies they invest in. And delivering the company's implementation of the strategy was expressed in three main processes: one, in July, they completed the sale of their holdings in Regency for an overall consideration of -- in 2018 of approximately ILS 4 billion. The proceeds from this disposal serves to reduce the company's debt on the expanded solo level by ILS 1.2 billion.
Number two, up until publication date, they increased their portfolio of private properties by ILS 2.3 billion and their holdings in European companies they own by about ILS 300 million, approximately EUR 75 million. The percentage of private holdings after these actions represents 39% of the company's properties portfolio as compared with 20% in 2015. While leverage the company only level came down to 53.9% as compared with 63.6%, when they started this strategy. In parallel, with these actions, the company's equity had grown over the last three years by ILS 10.6 per share, a rise of over 27%.
And three, in February 2019, they announced entering into a conditional agreement for a strategic transaction, in which they had realized if completed, most of their holdings in FCR for a consideration of ILS 3.3 billion in cash. The transaction if completed reflects an annual IRR of 20%, which highlights the enormous value that Gazit Globe has created in the 19 years since it created and developed FCR. If the transaction is completed, the company's net debt-to-total assets on the expanded solo is expected to drop significantly and to be under 45%, while total privately held properties are expected to be at around 46% of the total value of the company properties. The company today is financially much stronger than it was at the beginning of the year and is ready to carry out the steps for the implementation of its strategy.
I will conclude with Slide 10, which illustrates they believe in one slide what Gazit Globe actually is. Currently, 75% of the value of their properties is -- as against 68% at the beginning of the year, is located in growing, heavily populated metropolitan areas, Tel Aviv, Stockholm, Warsaw, Prague, São Paulo, New York and so on. The locations are rich experience in the management of the commercial properties and the local knowledge of the company's teams will continue to lead the creation of significant value in the properties in every territory. And at that point, I'm handing over the call to Adi.
Adi Jemini -- Chief Financial Officer and Executive Vice President
Thank you, Chaim, and thank you all for joining us. As Chaim noted, they had a strong quarter and very strong year, and they are very pleased with their results. The results, of course, as is the theme of this call were driven by the performance of their private subsidiaries. And with that, I'd like to start their results on Slide 12.
As I mentioned in the previous calls, they believe the proportion in NOI metric give us more color on their results as they continue to progress with their strategic plan of increasing their private platforms. The proportionate NOI excludes Regency, which was fully disposed in July. Proportionate NOI increased in the period by 5.8% and totaled ILS 1.68 billion compared with ILS 1.58 billion in the same period in 2017. Proportionate NOI in the quarter increased by 9% and totaled ILS 435 million compared with ILS 399 million in the same quarter in 2017.
The growth is coming mainly from their private subs in Brazil and Israel and was offset by the decrease in NOI and H&M as a result of the disposal of noncore assets. Same-property NOI came strong at 3.1% compared with the same period in 2017. Brazil had an impressive year with an increase of 14.3%, coming mainly from Morumbi shopping center, Top Center and Cidade Jardim. In Israel, the same store same-store NOI increased by 5.1%, mainly to G Tel Baruch and Horev Center in Haifa.
In Central Europe, Russia had some negative impact on the overall performance. However, in Prague and Warsaw, which account today to about 85% of interim income-producing portfolio, they witnessed an increase of same-store NOI of 2.7% and 1.4%, respectively. The occupancy rate increased by 100 bps to 96.6% compared with prior year. Overall, in all of their territories, occupancy is above 96%.
Moving to the next slide. I'd like to present their business plan in progress in the past three years in terms of strengthening their balance sheet and further deleveraging. I will also comment on the operating cash flow on the solo level, which they disclosed for the first time. In 2018, the company's net debt decreased by 10% from ILS 12.5 billion to ILS 11.2 billion, the sum of the proceeds from the Regency disposal were allocated for early loan repayments in their aggregate amount of ILS 1.1 billion.
In 2015, their solo LTV was 63.6% and over the past three years, they delever the company by approximately 10%, while at the same time, their equity per share increased by ILS 10.6 per share. Furthermore, they were able to be -- to more than double their cash flows or even triple, if they include the special dividends they received from Atrium. If they look at the year-over-year comparison, their operating cash flows increased by 26%, which is driven by the shift from public subs to the private subs and the reduction in their financing costs as they continue to delever as well as a reduction in their G&A. They disclosed the operating cash flow on a solo basis for the first time, which is the cash flows from the dividends they receive from their public subs, the free cash flows from their private subs, net of the capex, less the expenses, G&A and taxes.
In line with their strategy to divest their mature public investments, on February 28, they entered into agreements related to the stake of First Capital, which was subject to certain conditions, including the approval of the majority of FCR shareholders, excluding Gazit to sell 58 million shares of FCR at a price of 26 -- CAD 20.6 per share for an aggregate consideration of approximately CAD 1.2 billion. If completed, their ownership and interest in FCR will be reduced from approximately 31.3% to approximately 9.9%, while their expanded solo LTV will reduce to 43.5%. Moving on, just wanted to give a little bit color on their private arms. In terms of Brazil, the NOI in Brazil increased by 77% in the quarter and by 25% in the period, mainly due to the acquisition of Internacional, but also due to the growth in the same-property NOI.
The acquisition of Internacional was complete in April 2018 and since then, their manager has been able to increase their NOI by approximately BRL 9 million. In Israel, NOI increased by 5.1% in the quarter and by 4.6% in the period. And they expect this growth to continue in the following quarters, with the completion of the redevelopment in G City and the development of Kochav Hazafon in Tel Aviv, which will contribute about ILS 22 annually to the NOI. As Chaim mentioned, they see a strong growth in their private subs in all key of the fundamentals in the same-property NOI, in the occupancy level and the growth in the same-property sales, of which Brazil experienced 9.9% growth and Israel 1.8% growth.
This is yet another proof that the business is doing great, and it's a testament to their quality of -- to their portfolio quality. Moving to FFO per share. As mentioned in recent quarters, due to the disposal of Regency shares, which was fully realized in July, they provided the FFO excluding Regency to better reflect the performance of their portfolio. FFO per share for the quarter, excluding Regency, increased by 35.5% and totaled ILS 0.92 per share, compared with ILS 0.68 per share in the same period in 2017.
FFO per share for the period, excluding Regency, increased by 15.4% and totaled ILS 3.3 per share. The organic growth FFO is mainly coming from Brazil and Israel this quarter and also from the Gazit Horizons, which they expect to contribute more to their growth in the future. All in all, they reported ILS 3.6 per share FFO per share for the period, an increase of 0.6%, which is due to their private subs, reduction of financial costs and G&A savings. Moving on to the FFO bridge.
As illustrated in the FFO bridge, the Regency disposal results in a decrease of ILS 0.47 per share compared with the same period in 2017. On the other hand, the decrease in FFO due to Regency was offset by the increase in the FFO from the company's private subsidiaries, the decrease in financial costs and the reduction in G&A expenses. I'd like to take a moment to discuss their G&A. Their G&A at the parent level company decreased by approximately 11% to ILS 66 million compared to ILS 74 million in 2017.
Since 2015, they reduced their G&A cost by approximately 35%. The saving in the G&A doesn't take into account the additional cost reduction from the Toronto Stock Exchange and the New York Stock Exchange delisting and furthermore, they announced the merger of their private arm in Israel within the parent company. In aggregate, all these actions will lead to further reduction in their G&A. In terms of the public subs' FFO, they expect their public subs' FFO to grow in 2019, taking into account the completion of 26,000 square meter development in Warsaw and the opening of Mölndal Galleria in Gothenburg, Sweden.
Moving on to Slide 17. Liquidity and financial strength. In 2018, they refinanced approximately ILS 2 billion debenture with a weighted average interest rate of about 5.5% to utilization of their bond buyback program, specifically buying bond Series 14 and Series 4 and Series 10 debentures for a total consideration of approximately ILS 1 billion and the repayment of Series 3 and Series 9 debentures in the amount of ILS 1 billion. On the other hand, they raised 1.8 billion Series M debenture, which bear an interest rate of 2.78%.
These actions will save us about ILS 40 million of interest expense annually, but at the same time, increasing their bonded weighted average duration from 4.1 to five years. By 2022, they expect an additional financial cost saving of approximately ILS 21 million annually through refinancing of the ILS 3.6 billion, which bear weighted average interest rate of approximately 5%. In addition, they released unencumbered assets in the aggregate amount of ILS 1.6 billion or $426 million. As of December 31, 2018, the company had its wholly owned subsidiaries have unencumbered real estate assets in the amount of ILS 6.2 billion, which compromise about 77% of the company's and private subs' properties.
Moving on to Slide 20. Their debt schedule is well staggered and their absolute debt level decreased to ILS 9.5 billion and will be further reduced. The average annual interest rate decreased by 100 basis points to 3.96% compared with 4.96% at December 31, 2017. In February 2019, they announced entering into conditional agreement for a strategic transaction in which they will realize if completed, most of their holding in FCR for consideration of ILS 3.3 billion in cash.
If the transaction is completed, the company's net debt-to-total asset is expected to drop significantly to 43.5%. This is a 20% decrease in LTV since 2015, while their equity per share will increase by 20% to ILS 46.3 per share. I think that to conclude this year, their balance sheet is much stronger. They increased their liquidity.
We reduced their cost of debt, and they today, have the financial flexibility to continue to carry out their business plan. With that, they can now move to the mp;A session.Questions and Answers:
[Operator instructions] The first question is from Tavy Rosner of Barclays. Please go ahead.
Tavy Rosner -- Barclays -- Analyst
Hi, thanks for taking my questions. Adi, you just mentioned the large decrease in the LTV over the years, which would reach 43% post the FCR transaction. I was wondering is that level enough for you guys to achieve investment-grade rating with international credit agencies?
Adi Jemini -- Chief Financial Officer and Executive Vice President
Thanks, Tavy, and thanks for your question. I'll be very cautious over here again as you know, and then they gave the further disclosure, this transaction is still pending. But assuming the transaction will close, there's no question that we've made some leap steps over here to further strengthen the balance sheet. So it's not just the LTV.
It's also the ICR which has been improved, the level of their liquidity, the level of their encumbered assets that increased. So I think this is -- there's no doubt that this puts us closer to become IGV. We, obviously, don't have anything to disclose right now. We're, as you know, continuous discussion with the rating agencies.
But I think we're making the right steps to achieving their goals and the byproduct of that eventually will be to get an international assessment grade credit rating in an effort to further reduce their cost of capital.
Tavy Rosner -- Barclays -- Analyst
That's very helpful. And I guess, just a more broader one. They think -- assuming the transaction closes, it's just significant proceeds coming your way, so something you often touch on is about investments in private assets deleveraging, today you introduced the concept of buybacks, you have the dividend. So I guess when you touch on those four areas, is there a priority in terms of where you see yourself kind of recycling the proceeds that you -- will be coming your way?
Chaim Katzman -- Founder and Chief Executive Officer
Tavy, Chaim, they stated that before and I'll reiterate it that they view as -- North America and Israel as their target market for further investments in the coming months. Israel is delevering the company. So I believe, this will be the two pillars of the strategy. We're going to keep developing their assets in Brazil, and we're going to keep working with their European entities.
And they view that -- the North American market is their target market as well as further growing their portfolio here and Israel, as I mentioned before, they have a quite intensive pipeline, development pipeline and let me say one thing about it, when they talk about development in Israel, most of it is on shopping centers and land they already own. So there is very little if no base in the land for what they are about to develop, mainly when we're talking about office spaces both office space is going to be built over and is a further densification of existing shopping centers they own already.
Tavy Rosner -- Barclays -- Analyst
Great. Thank you very much. I'll go back to the queue.
Chaim Katzman -- Founder and Chief Executive Officer
[Operator instructions] There are no further questions at this time. Mr. Chaim Katzman, would you like to make your concluding statement?
Chaim Katzman -- Founder and Chief Executive Officer
Thank you very much. Thank you all for attending their call. 2018 was a very active year. Here, they worked, I guess, on many, many fronts.
I believe that the numbers speak for themselves. In an environment where real estate retail companies are considered somewhere between obsolete or dying, I think that the numbers proves us -- prove market sentiment wrong. And we'll be more than happy to keep proving the market wrong in the coming months. Thank you very much for attending, and see you all on their next call.
Thank you. [Operator signoff]
Duration: 36 minutesCall Participants:
Lisa Haimovitz -- Vice President, Global General Counsel
Chaim Katzman -- Founder and Chief Executive Officer
Adi Jemini -- Chief Financial Officer and Executive Vice President
Tavy Rosner -- Barclays -- Analyst
More GZT analysis
This article is a transcript of this conference call produced for The Motley Fool. While they strive for their Foolish Best, there may be errors, omissions, or inaccuracies in this transcript. As with all their articles, The Motley Fool does not assume any responsibility for your use of this content, and they strongly encourage you to do your own research, including listening to the call yourself and reading the company's SEC filings. Please see their Terms and Conditions for additional details, including their Obligatory Capitalized Disclaimers of Liability.
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A lot of small releases were made by Microsoft’s SQL Server team last month. Some of the highlights include Power BI for on-site servers, System Center support for SQL Server 2014, and updated Java/PHP drivers. But first, Microsoft migration tool for DB2 users.SQL Server Migration Assistant for DB2
Microsoft’s SQL Server Migration Assistant for DB2 recently hit version 6. This tool claims to “automates all aspects of migration including migration assessment analysis, schema and SQL statement conversion and data migration”.
SSMA for DB2 v6.0 is designed to support migration from DB2 on z/OS versions 9.0 and 10.0 and DB2 on Linux/Unix/Windows (LUW) versions 9.8 and 10.1 to SQL Server 2012, SQL Server 2014 and Azure SQL DB.
Since DB2 offers features not available in SQL Server, this tool also adds additional functionality to SQL Server to help it emulate DB2. Unfortunately, the specifics of this functionality doesn’t appear to be documented anywhere.
SQL Server Migration Assistant is also available for MySQL, Oracle, Sybase, and Access. You can find more information on migrating from these database engines by reading the SSMA Team Blog.Power BI
Power BI is ill defined, but in broad terms it is a set of business intelligence tools that are offered through Excel and Office 365. In addition to the normal charts and reports, it includes a natural language query engine designed to allow non-technical users to ask questions about the data.
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Users of System Center Operations Manager can now “discover and monitor” SQL Server 2014 instances using the Management Pack for SQL Server 2014. This management pack is only for SQL Server 2014, a separate pack is necessary for SQL Server 2005 thru 2012.
Microsoft is now offer three versions of its PHP drivers for SQL Server.
Like PHP, Microsoft is offering multiple versions of its JDBC drivers for SQL Server.
Both versions are Type 4 JDBC drivers, which means they are pure Java drivers.
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zoho.com : https://docs.zoho.com/file/5r1nhdb9cf7d8def948e1b4541ea7897f8d89
Calameo : http://en.calameo.com/books/00492352625214070ad7b
weSRCH : https://www.wesrch.com/business/prpdfBU1HWO000SRKI