Annual Report 2021
Annual Report 2021
3
Contents
About Self Storage Group 3
Letter from the CEO 6
Highlights 2021 8
Key Figures 9
Board of Directors Report 10
■ Strategy 16
■ Corporate development 17
■ Corporate social responsibility
and sustainability 20
■ Shareholders and nancing 20
■ Risks 21
■ Employees and working conditions 22
■ Corporate Governance 23
■ Outlook 23
■ Parent Company results
and distribution of funds 25
Management 26
Board of Directors 27
Corporate Social Responsibility
and Sustainability Report 28
Corporate Governance 40
Consolidated nancial statements 49
Notes to the consolidated
nancial statements 54
Financial statements
Self Storage Group ASA 95
Statement by the Board of Directors 115
Alternative performance measures
(APMs) 116
Global Reporting Initiativ (GRI) 118
About Self Storage Group
Denmark. The business model of the Group is to operate self-storage facilities in Scandinavia with a strong
focus on cost eective operations, competitive rent levels and industry leading customer service. In order
to achieve this, the Group is constantly working to increase the level of automation in all parts of the value
chain. The Group’s vision is to be a leading and preferred self-storage provider to individuals and businesses.
The Group operates under two separate brands: OK Minilager and City Self-Storage. These two brands
focus on dierent market segments and provide a strong platform for serving customers with dierent
preferences and needs.
The Group oers self-storage in all Scandinavian countries, with a primary focus on the major cities through
City Self-Storage, and a nationwide presence in Norway through OK Minilager. All City Self-Storage facilities are
climate controlled, while OK Minilager oers both climate controlled and container-based storage facilities.
Self Storage Group operates a total of 128 facilities as of December 2021 with a current lettable area of
171 800 m
2
. The Group focuses on maintaining a lean organisation and had 64 full time equivalents in 2021.
The Group is headquartered at Skøyen in Oslo, Nor way, where all administrative and central customer service
functions are located. Site managers and other operationally-focused employees are located throughout
Scandinavia with close proximity to the facilities.
OK Minilager launches online
booking with 100 % self-service
Selvaag Group entered into the
business and City Self-Storage
expanded into Denmark
Total value of freehold investment property
increased to NOK 1.5 billion, rst acquisition of
freehold investment property outside Norway
and acquisition of several other investment
properties
Total value of freehold investment property increased to NOK 2.4 billion,
NOK 300 million private placement to external investors, opening of
Breivollveien 25 in Oslo, the largest purpose-built self-storage facility
in Norway, acquisition of Dit Pulterkammer (DPK) and acquisition of
several other investment properties, including a facility with previous
leasehold agreement
Opening of facility number 100, acquisition
of Minilager Norge group and acquisition
of investment properties
City Self-Storage established with one
site in Norway and a minority stake in
the Swedish Safe Mini Lager
NOK 250 million private placement
to external investors, acquisition of
Eurobox and acquisition of several
investment properties
NOK 100 million private placement to external inves-
tors, acquisition of investment properties, acquisition
of Minilageret AS and initial public oering with place-
ment of additional NOK 200 million
External investors invest in OK Minilager,
acquisition of City Self-Storage, establishment
of Self Storage Group
OK Minilager established by
Fabian and Gustav Søbak
History
1993 1998 2009 2010 2016 2017 2018 2019 2020 2021
Annual Report 2021
6
Letter from the CEO
2021 has been an exciting and eventful year for Self Storage Group. Our team has continued to deliver on
SSG’s strategy, we have achieved strong nancial results, and our scalable platform has been strengthened
even further. During 2021 we have continued to add more capacity to the market, at the same time as we
have achieved attractive occupancy rates across the portfolio. The SSG team has worked tirelessly to develop
new properties and to serve our customers, with impressive cost control. I am proud of the achievements
of the SSG team.
A key development for SSG in 2021 was the strategic acquisition of Dit Pulterkammer (DPK), a Danish self-storage
operator with 5 facilities in the Jutland area. With this investment SSG now has nationwide footprint in Denmark
and we have developed an attractive platform for further growth in the Danish market.
An important milestone of the year was the opening of Breivollveien 25 in Oslo, the largest purpose-built
self-storage facility in Norway. SSG also opened a number of new facilities and acquired several new freehold
properties, in line with our strategy.
The value of our portfolio of freehold facilities increased to 2.4 billion NOK at the end of the year, an increase
of 66% since December 2020. The Group had 171 800 m
2
in current lettable area (CLA) as of December 2021.
During 2021 SSG exceeded the target of opening 12000- 14 000 m
2
CLA in organic growth in addition to
9 400 m
2
from the acquisition of DPK. Growth in CLA is a key performance indicator for SSG. SSG had
34 900 m
2
of CLA under development at the end of the year. The strong pipeline will secure further scalable
growth, and we plan to accelerate growth by opening 15 000+ m
2
during 2022.
SSG has a business model with low carbon footprint, but there is still room for improvement. Sustainability
is an integrated part of our business, and we are determined to make a dierence for our customers,
employees, and partners. During 2021, we continued to upgrade to LED-lightning on old and converted
facilities. Most notably we consolidated the electricity purchases for our Norwegian companies to better
monitor the consumption of electricity, and to secure electricity produced from renewable energy sources
according to Directive 2001/77/EC. Several other initiatives have also been implemented, and the organization
is highly motivated to continue the focus on sustainability in all parts of the business.
SSG continues to make investments in IT and branding, and we expect to see long-term eects of these
investments, with increased customer satisfaction, scalable costs, and durable competitiveness. During 2021
the new positions CTO and CMO were recruited to ensure high quality and attention to these focus areas.
Our Norwegian companies were unied on one CRM platform, and we launched a fully automated booking
engine. In addition, a new branding and communication strategy for both brands was successfully launched.
Urbanization and smaller living spaces are macro trends which drive demand for self-storage, and we expect
these trends to continue in the years to come. SSG has a robust nancial position and a management team
with a track record of creating protable growth. This foundation and strong macro trends, combined with
a portfolio of high-quality freehold assets, gives Self Storage Group a solid platform for future growth and
value creation.
I´m proud of the dedication of our team, and the progress we have made the past year. Our company is well
positioned for continued protable and sustainable growth.
I thank our stakeholders for their eorts and engagement in 2021 and look forward to our continued
cooperation in the year ahead.
Best regards,
Fabian Søbak
CEO
Annual Report 2021Annual Report 2021
98
Highlights 2021
2021 was another year with strong and positive development with solid organic revenue-
and EBITDA growth, development of new facilities and acquisition of new properties. At
the end of 2021 two large greeneld projects in Oslo opened, and during the year the
Group expanded the current lettable area (CLA) by 23 600 m
2
. Demand is strong and
occupancy has exceeded our target of 90%. The Group’s freehold investment property
value exceeded NOK 2.4 billion at the end of the year, giving a loan to value ratio for the
Group of 39%. The company has a strong pipeline and a solid foundation for further
protable growth and expansion in the Nordics.
■ All time high revenues in 2021 of NOK 346.1 million, up from NOK 293.3 million in 2020
■ All time high EBITDA
1
in 2021 of NOK 202.9 million, up from NOK 175.4 million in 2020
■ Change in fair value of freehold investment property in 2021 of NOK 320.0 million (NOK 92.9 million)
■ All time high pre-tax prot for 2021 of NOK 440.6 million, up from NOK 145.8 million in 2020
■
Total value of freehold investment property of NOK 2 422 million end December 2021, up from NOK
1457 million end December 2020
■
Cash position of NOK 214.7 million end December 2021, down from NOK 246.8 million end December 2020
■
Loan to value of freehold investment property is 39% as of end December 2021, compared to 46 % as
of end December 2020
■
Acquisition of Dit Pulterkammer Holding A/S, a Danish regional self-storage operator with ve facilities
with a current lettable area of approximately 9400 m
2
, and acquisition of nine freehold investment
properties in Norway with a potential lettable area of 17650 m
2
■ Total number of facilities end of 2021 is 128, up from 116 facilities end of 2020
■ Current lettable area end 2021 of 171 800 m
2
, up from 148200 m
2
end 2020
Key Figures
1
2021 2020
(Amounts in NOK million)
Full year Full year
Revenue 346.1 293.3
Lease expenses -13.3 -9.4
Total other operating expenses -129.9 -108.5
Total adjustments 3.4 1.7
Adjusted EBITDA 206.3 177.1
Adjusted EBIT 189.5 162.7
Change in fair value of freehold investment property 320.0 92.9
Change in fair value of leasehold investment property -46.4 -63.0
Net nance -19.1 -45.1
Adjusted Prot before tax 444.0 147.5
Adjusted Net Prot 351.3 114.3
Current lettable area (in thousands m
2
) 171.8 148.2
Lettable area under development (in thousands m
2
) 34.9 30.4
Number of facilities 128 116
1
Non-GAAP measures are dened in the corresponding section in the back of the report
1
Non-GAAP measures are dened in the corresponding section in the back of the report
Annual Report 2021Annual Report 2021
1110
Property-related expenses
Property-related expenses consist of maintenance, electricity, cleaning, alarm, insurance and other operating
costs related to the facilities.
Property related expenses for 2021 were NOK 44.4 million, an increase of NOK 8.3 million compared to 2020.
NOK 2.2 million of the increase in cost is related to new costs from DPK. The remaining part of the increase is
mainly related to higher electricity costs in the winter-months than last year and the extreme power prices,
and increased number of facilities in the portfolio.
Lettable area in SSG has increased by 23 600 m
2
(16%) since December 2020, and the number of facilities
has increased by twelve to 128 facilities as of end December 2021.
Salary and other benets
Salary and other employee benets for full year 2021 were NOK 44.1 million, an increase of NOK 3.9 million
from full year 2020, of which NOK 2.5 million relates to the acquisition of DPK.
The number of full-time equivalents (FTE) at the end of December 2021 was 65.4 FTE, an increase of
7.9 FTEs since the end of December 2020, including 4.5 FTEs following the acquisition of DPK. The
management team has been strengthened with two new positions as CTO and CMO. In addition, a new
project manager and caretaker has been added to the property-team.
Depreciation
Depreciation for full year 2021 was NOK 16.9 million, an increase of NOK 2.4 million from full year 2020.
Depreciation related to DPK for the period 14 April 2021 to 31 December 2021 constitutes NOK 0.5 million
of the increase. The depreciation is mainly related to tout and other equipment for new facilities and
expansions. Maintenance is posted as property-related expenses.
Other operating expenses
Other operating expenses consist of IT, sales and advertising, and other administrative expenses.
For full year 2021 other operating expenses amounted to NOK 41.4 million, an increase of NOK 9.2 million
from full year 2020. There were non-recurring costs of NOK 3.9 million in 2021 impacting other operating
expenses, compared to NOK 1.2 million in non-recurring costs in 2020. Adjusted for non-recurring acquisition
costs, other operating expenses in full year 2021 increased by NOK 6.5 million compared with full year 2020.
NOK 2.1 million is related to DPK.
Despite the growth of the company, the level of other operating expenses has been stable over many years
and is expected to remain quite stable going forward when adjusting for costs related to acquisitions. Sales
and advertising will, however, increase as revenue increases, since sales costs are related to online advertising
and there are some costs related to being a listed company that will increase in order to be compliant and
to ensure a sustainable growth.
Board of Directors Report
Self Storage Group experiences strong demand, and occupancy hexceeded the target level of 90% several
times in 2021. The current lettable area increased by 23 600 m
2
during 2021, 14 200 m
2
from organic growth
and 9 400 m
2
from the acquisition of Dit Pulterkammer (DPK) which closed on 14 April 2021. Organic growth
exceeded the forecast of opening between 12 000 and 14 000 m
2
during the year. Due to the growth in
lettable area and SSG’s expansion plans, lling up capacity has been prioritized over increasing prices in
2021, but prices will be CPI adjusted in Q1 2022.
The value of the freehold portfolio increased by NOK 965.8 million during 2021 to a total of NOK 2 422 million.
The increase from business combinations, acquisitions and expansions amounts to NOK 648.9 million, and
the increase from change in fair value amounts to NOK 320.0 million. All freehold investments properties
were appraised in the fourth quarter following the annual CPI adjustment of internal leases.
With the increasing size of the Group and freehold investment portfolio the Group has focus on planned
maintenance, branding and organizational development to level up the scalable platform for future growth.
Self Storage Group has experienced limited business impact due to COVID-19 as of December 2021.
All self-storage facilities have been open as usual for both existing and new customers during the COVID-19
pandemic. The Groups self-serviced and digitalised oering is by nature a safe and exible solution for the
customers.
The self-storage industry has a low environmental footprint with the use of electricity as the main source
of CO
2
emissions. During 2021, SSG had ongoing projects to increase the focus on sustainability and how to
integrate this further in the business.
Revenues
Revenue for full year 2021 increased by NOK 52.7 million to NOK 346.1 million compared with full year 2020.
NOK 320.2 million is income from the rental of self-storage. Rental income from self-storage services
increased with NOK 47.8 million, including NOK 15.8 million in self-storage revenue from DPK for the period
14 April 2021 to 31 December 2021. Other revenue increased with NOK 5.0 million in the period, including
NOK 2.0 million from DPK. Other revenue consists of revenue from distribution of insurance, ancillary
services, rental income from segments other than self-storage and other income.
Lease expenses
Lease expenses constitute NOK 13.3 million for 2021, up from 9.4 million in 2020. The increase is related
to the expiration of three long-term lease contracts that are negotiated to short-term and CPI adjustment
on existing lease contracts, partly oset by a short-term contract negotiated to long-term. Lease expenses
are impacted if long-term contracts expire and are renegotiated to short-term contracts, if new short-term
contracts are signed, or if short-term contracts are renegotiated to long-term contracts. Average remaining
lease period for leased facilities in the CSS-segment, including options, is 7.6 years. For OK Minilager, which
has a number of short revolving contracts, the average remaining term is 2.0 years.
At the end of December 2021, 53% of the current lettable area in SSG is held freehold, compared to 43%
at the end of December 2020. 44% of current lettable area in the City Self-Storage segment is freehold,
while 68% of current lettable area in OK Minilager is freehold. The share of freehold property is increasing
in both segments.
(Amounts in NOK 1 000)
Adjustments 2021 2020
Revenue: release of historical liability (Acquisition of
Minilageret AS) 507 -
Other operating expenses: acquisition costs -3 923 -1 177
Salary and other employee benets: severance packages - - 538
Total adjustments -3 416 -1 715
Annual Report 2021Annual Report 2021
1312
Change in fair value of investment property
The fair value of freehold investment property is based on valuations by an independent appraiser, with intra
group lease contracts at market terms as a basic principle. Annual CPI adjustment of the leases, changes in
areas with lease-agreements and changes in yield impact the fair value.
Change in fair value for the full year 2021 was NOK 320.0 million compared to NOK 93.0 million in the full
year 2020. In addition to the impact of the annual CPI adjustment of internal leases, the increase is related
to yield compression in the market and development properties completed in 2021.
In the last part of 2021, there was a yield compression in the logistics and retail big box property segment,
particularly in the central Oslo area. 52% of the freehold investment property value is in the Oslo and earlier
Akershus area. The total average yield in the Group is reduced from 5.5% as of 31 December 2020 to 4.9%
31 December 2021 impacting the fair value adjustment in 2021.
Change in fair value of leasehold investment property relates mainly to passage of time of recognised leases
under IFRS 16. Change in fair value of leasehold investment property recognised in the P&L for full year 2021
was NOK -46.4 million, compared to NOK -63.0 million for full year 2020. The decrease relates mainly to the
two prior lease contracts in Adamstuen and Hvidovre, which now are accounted for as freehold investment
properties, and changes in the length of some lease contracts that aect the classication of lease as
short-term or long-term. Change in fair value of leasehold investment property recognised in the P&L will
change if long-term contracts expire and are renegotiated to short-term contracts, or if short-term contracts
are renegotiated to long-term contracts.
Fair value of freehold investment property was NOK 2 422 million and the fair value of leasehold
investment property was NOK 444.3 million at 31 December 2021. Fair value of freehold investment
property at 31 December 2020 was NOK 1 457 million, while the fair value of leasehold investment property
was NOK 515.2 million.
EBITDA and prot before tax
EBITDA for full year 2021 was NOK 202.9 million, an increase of NOK 27.5 million compared to full year 2020.
NOK 9.0 million of the increase in EBITDA is attributable to DPK. There were non-recurring items of
NOK 3.4 million in full year 2021, compared to NOK 1.7 million in full year 2020.
Net nance amounted to NOK -19.1 million for full year 2021, compared to NOK -45.1 million for full year 2020.
The eects on net nance are interest expenses on borrowings, interest expenses on lease liabilities, other
nancial expenses, unrealised gain and loss in foreign currency and positive and negative change in fair value
of nancial instruments. Detailed development on net nance is disclosed in note 12.
The change is related to increased nancial income of NOK 33.7 million oset by decreased nancial costs
of NOK 7.7 million. Interest expense on borrowings for full year 2021 was NOK 21.5 million, compared to
NOK 8.9 million for full year 2020. The increased expense on borrowings is related to increased loans and
costs to the interest rate swaps.
Prot before tax for full year 2021 was NOK 440.6 million, an increase of NOK 294.8 million from full year 2020.
Financial position
Total assets were NOK 3 491 million as of 31 December 2021, compared to NOK 2 582 million at
31 December 2020, an increase of NOK 909.0 million. Freehold investment property increased with
NOK 965.8 million from 31 December 2020 to NOK 2 422 million as of 31 December 2021. The increase is
mainly related to the acquisition of nine properties in Norway, fair value adjustments and the acquisition of
DPK with ve freehold self-storage facilities in Denmark. One of the acquired properties was acquired by
executing the option from the Eurobox transaction in 2020 to acquire a neighboring building at Billingstad.
The remaining increase in freehold investment property is related to investments in several development
and conversion projects and exchange dierences. Leasehold investment property was NOK 444.3 million at
31 December 2021, a decrease of NOK 71.0 million from 31 December 2020. The decrease is mainly related
to the acquisition of a property where the Group had an existing long-term leasehold agreement on the
premises and the change in fair value of leasehold investment property due to passage of time and currency
dierences on leasehold investment property in Denmark and Sweden in 2021. The decrease is partly oset
by two options assessed reasonably certain to exercise.
Cash and bank deposits decreased by NOK 32.1 million to NOK 214.7 million at the end of December 2021
from December 2020. The main changes in cash and bank deposits in 2021 relates to net borrowings drawn
up amounting to NOK 275.1 million, net proceeds from the private placement of NOK 292.0 million and net
cash outow on acquisition of investment property and additions to freehold investment property.
In 2021, SSG refinanced all existing debt to Handelsbanken with a new bank facility loan with
Handelsbanken and Danske Bank amounting to NOK 984 million. In addition, SSG has a revolving credit
facility of NOK 245 million of which non is drawn as of 31 December 2021. Interest-bearing debt
1
amounts to
NOK 944.3 million at the end of December 2021, an increase of NOK 271.1 million from December 2020.
Loan to value
1
of freehold investment property is 39% as of end December 2021, compared to 46% at the
end of December 2020. The loan facility has several covenants
2
. As of 31 December 2021, the Group is not
in breach of any of the covenants, and does not expect any breaches in the next 12 months.
At the end of December 2021 interest-bearing debt less cash was NOK -729.5 million. The interest-bearing
debt is used for investments in freehold facilities, expansion of lettable area and development of the Group.
SSG invoices the customers in advance, which reduces credit risk and provides stable working capital. Other
current liabilities consist mainly of prepaid income.
Total equity at the end of December 2021 was NOK 1 804 million, an increase of NOK 626.0 million
from December 2020. The increase is attributable to the net proceeds from the private placement of
NOK 292.0 million and the prot during the period. Lease liabilities at the end of December 2021 was
NOK 468.7 million, a decrease of NOK 68.4 million compared to the end of December 2020. The decrease is
mainly related to the acquisition of an existing leasehold agreement on the premises, lease payments due
to passage of time and currency dierences on lease liabilities in Denmark and Sweden. The decrease is
partly oset by two options assessed reasonably certain to exercise. The equity ratio increased to 52% at
the end of December 2021, from 46% at the end of December 2020.
1
Non-GAAP measures are dened in the corresponding section in the back of the report
2
See note 23 for the Group’s covenants
Annual Report 2021
14
Cash ow
SSG has strong cash ow as customers are invoiced in advance and costs are predictable and stable.
Net cash ow from operating activities for the year 2021 was NOK 174.3 million, compared to NOK 176.6 million
for the year 2020. The decrease in net cash ow from operating activities adjusted for non-cash items for
the year 2021 is mainly related to increase in prepaid expenses and timing dierences for payments, partly
oset by the increase in operational prot.
Net cash ow from investing activities for the full year 2021 was NOK -685.3 million compared to NOK -263.8 million
a year earlier. Payments for investment property includes acquisition of new properties, development of
properties and additions to existing properties. Payments for property, plant and equipment consists mainly
of new t-out. Net cash outow for acquisition of subsidiaries includes business acquisition and acquisition
accounted for as an asset acquisition if completed in the quarter. These investing activities are in line with
the Group’s strategy.
Net cash ow from nancing activities for the year 2021 was NOK 479.8 million, compared to NOK 244.5 million
a year earlier. In Q1 2021 SSG renanced all existing debt to Handelsbanken with a new bank facility loan
with Handelsbanken and Danske Bank amounting to NOK 984 million and a revolving credit facility of
NOK 245 million. In Q2 2021 SSG drew up NOK 100 million on the revolving credit facility. The revolving credit
was repaid in Q4 2021 following the completion of a private placement of NOK 300 million in gross proceeds
in Q3 2021. Net cash ow from nancial activities was aected by net borrowings drawn up amounting to
NOK 275.1 million, net proceeds from the private placement of NOK 292.0 million and net payment of lease
liabilities and payments of lease classied as interests amounted to NOK -61.8 million in the year 2021.
SSG’s cash balance at the end of December 2021 was NOK 214.7 million.
Financial development in Self Storage Group ASA
Self Storage Group ASA was established in November 2016. The Company merged with Selvaag Self-Storage
AS in January 2017. Self Storage Group ASA is the holding Company for the Group.
Revenue in 2021 of NOK 19.2 million and NOK 16.7 million in 2020 are mainly related to management fees
and centralized services to group companies. Salary and other employee benets in 2021 of NOK 22.7 million
and NOK 19.0 million in 2020 are related to employees with HQ functions. Depreciation in 2021 amounted
to NOK 0.9 million and NOK 0.8 million in 2020, mainly related to software and inventory. Other operating
expenses consists of IT and related costs, audit and consultancy fees, in addition to oce and travel costs.
In 2021 other operating expenses were NOK 2.8 million compared to NOK 1.4 million in 2020. The operating
costs in 2021 were impacted by transaction costs related to the acquisitions with NOK 0.8 million. In 2020
the operating costs were impacted by transaction costs related to the acquisitions with NOK 0.9 million.
Total assets were NOK 2161 million at the end of 2021, compared to NOK 1547 million at the end of 2020.
Investment in subsidiaries has increased with NOK 600.0 million from 31 December 2020 to NOK 1 481 million
as of 31 December 2021. Loans to group companies have increased from NOK 492.8 million as of end
2020 to NOK 537.2 million as of end 2021. Cash and bank deposits have decreased to NOK 60.4 million at
the end of December 2021 from NOK 158.0 million one year earlier. The main changes in cash and bank
deposits in 2021 relates to net borrowings drawn up amounting to NOK 275.1 million, net proceeds from the
private placement of NOK 292.0 million and net cash outow on loan to subsidiaries on NOK 644.3 million
to acquisition of investment property and additions to freehold investment property. Total equity at the
end of December 2021 was NOK 1194 million, an increase of NOK 332.0 million from December 2020.
The increase is attributable to the net proceeds from the private placement of NOK 292.0 million and the
prot during the period. Self Storage Group ASA has a loan facility for purchase of freehold investment
property. In 2021, SSG renanced all existing debt to Handelsbanken with a new bank facility loan with
Handelsbanken and Danske Bank amounting to NOK 984 million. In addition, SSG has a revolving credit facility of
NOK 245 million of which non is drawn as of 31 December 2021. Interest-bearing debt
1
amounts to
NOK 949.8 million at the end of December 2021, an increase of NOK 275.8 million from December 2020.
The loan facility has several covenants
2
. As of 31 December 2021, the Group is not in breach of any of the
covenants and does not expect any breaches in the next 12 months.
Annual Report 2021Annual Report 2021
1716
Strategy
SSG engages in the business of renting out self-storage units to both private individuals and businesses.
The Group is a leading provider of self-storage services with facilities in Norway, Sweden and Denmark.
The business model of the Group is to operate self-storage facilities in Scandinavia with a strong focus on cost
eective operations, competitive rent levels and industry leading customer service. In order to achieve this
objective, the Group is continuously working to increase the level of automation in all parts of the value chain.
The Group operates under two separate brands: OK Minilager and City Self-Storage. These two brands focus
on dierent market segments and provide a strong platform for serving customers with dierent preferences
and needs. The Group’s vision is to be a leading and preferred self-storage provider. SSG oers self-storage
solutions in all Scandinavian countries, with a primary focus on the major cities through City Self-Storage, and
a nationwide presence in Norway through OK Minilager. All City Self-Storage facilities are climate controlled,
while OK Minilager oers both climate controlled and container-based storage facilities.
SSG aims to develop a business model that is sustainable with a low carbon footprint, and the Group believes
it to be important that it engages in how to make a dierence for customers as well as for the employees.
SSG is determined to include sustainability as an integrated part of the business. Even though the industry
in general has a low carbon footprint, SSG still has potential related to sustainability, and plans to continue
the journey to achieve its potential.
The strategy is to develop the Group further and to expand the total lettable area by investing in new freehold
facilities. The Group seeks to strengthen its nationwide presence in Norway while at the same time optimising
existing facilities in the portfolio. The Group is also looking at growing its portfolio in the Swedish and Danish
markets, both through development of new facilities and acquisition of established self-storage providers.
Going forward, new facilities will primarily be established as freehold properties to ensure long-term access
to attractive locations at a lower running cost. In identifying such properties, the Group will focus on factors
such as location, capex and conversion time. Freehold investment properties are held in the 100% owned
company OK Property AS, and leased to the operating companies in the Group.
Business concepts
The Group is operating under both the OK Minilager and City Self-Storage brand and will continue to do so
as these concepts target dierent market segments.
OK Minilager
is a nationwide self-storage concept oered in the Norwegian market and the strategy is to continue to
increase its presence in all major regions and communities in Norway. The planned expansion will mainly
be composed of freehold properties, including a combination of purpose-built facilities and conversion of
existing buildings. At the same time OK Minilager will have a strong focus on retaining its position as the most
cost-eective player in the Norwegian market by continuously looking for innovative solutions to increase
the customer experience and to increase operating eciency.
City Self-Storage
is SSG’s “urban concept”, targeting the population in the major cities, currently serving Oslo, Stavanger,
Trondheim, Stockholm, Copenhagen and the Jutland-area in Denmark. The strategy is to strengthen the
market-leading position in the major cities in Norway by establishing more facilities at attractive locations.
The group is also targeting growth within existing and new facilities in the Danish market, where City Self-Storage
has a nationwide footprint following the acquisition of Dit Pulterkammer in April 2021. City Self-Storage will be
opportunistic about potential mergers and acquisitions in the Nordics, both with regards to single facilities
and other self-storage providers with a complementary portfolio of facilities. As with OK Minilager, the goal
for City Self-Storage going forward is to increase the share of freehold facilities.
Competitive strengths
The Group is condent that it has multiple competitive strengths that separates SSG from other self-storage
providers. These strengths have enabled the Group to achieve high historical growth and to establish a strong
market position in all markets in which it operates. Through leveraging these competitive strengths, SSG
expects to continue to grow and to conrm its position as one of Scandinavia’s leading self-storage providers.
Market leading position
The Group is amongst the leading self-storage providers in Scandinavia with a particularly strong position
in the Norwegian market. City Self-Storage and OK Minilager are on a stand-alone basis the two largest
self-storage providers in the Norwegian market. This position has been built through careful planning
and a dedicated focus on selecting the right type of facilities. SSG entered the Swedish and the Danish
markets through the acquisition of City Self-Storage in 2016. With the acquisition of Eurobox in 2019 the
leading position in the Norwegian market was solidied. Self Storage Group is the largest self-storage
provider in Scandinavia and one of the largest operators in Europe measured by the total number of facilities.
The group has a market leading position in Norway and a national footprint in Denmark. SSG is also a regional
operator in the Stockholm area.
Strong platform for future growth
The combination of a countrywide presence in the “early stage” Norwegian market and a strong position in
the more developed markets in Sweden and Denmark provides a strong foundation for future expansion
and growth. The Group can act opportunistically with regards to setting up new facilities while leveraging
its strong brand recognition, customer base and knowledge in the respective markets.
Industry leading customer service
Self-storage is increasingly becoming an online industry where the majority of the enquiries are channelled
through websites and mobile apps. As more and more facilities are becoming self-serviced, customer
service is becoming an even more important aspect of the customer journey. SSG considers it a signicant
competitive advantage to provide a seamless and well-integrated user experience by combining easy to
use online booking systems with around-the-clock accessible customer service on multiple platforms.
Self Storage Group was a pioneer in this area and has constantly innovated in order to improve the user
experience. The company oers user-friendly online booking solutions and personal customer service across
several formats such as phone, mail, chat and social media. This has been a contributing factor to why both
OK Minilager and City Self-Storage have established themselves amongst the leading self-storage providers
in Scandinavia.
Track record of rapid and protable growth
Both OK Minilager and City Self-Storage have displayed solid nancial track records with increasing revenues
and continuously improving EBITDA margins. The Group has an ambitious growth plan and the management
team has demonstrated the ability to handle rapid growth without jeopardizing protability. SSG has
succeeded in attracting investors and raising capital, and is well positioned to execute its strategy.
Corporate development
On 24 February 2021, SSG signed an agreement for a new bank facility loan with Handelsbanken and Danske
Bank. The bank facility renances the existing bank loans and gives the Company exibility for future growth.
On 26 May 2021 the annual general meeting of Self Storage Group ASA was held. All proposals set out in
the notice to the general meeting were approved. Steven Skaar (chairman), Gustav Søbak, Yvonne Litsheim
Sandvold, Ingrid Elvira Leisner and Carl August Ameln were elected to the Board of Directors. Steven Skaar
represents Alta Lux Holdco S.a.r.l, an entity managed by aliates of Centerbridge Partners.
On 24 August 2021 the company issued 10 350 000 new shares at a price per share of NOK 29.0.
Annual Report 2021Annual Report 2021
1918
Acquisitions
Acquired properties
1
Area Transaction quarter
Total potential
lettable area (m
2
)
Transaction value
(NOK million) Closing quarter
Estimated
opening quarter
Property in Porsgrunn Porsgrunn, Norway Q1 2022 1 500 17.8 Q4 2022 Q1 2023
Property in Skien
2
Skien, Norway Q1 2022 - 8.5 Q2 2022 Q2 2023
Property in Stange Næringspark Stange, Norway Q1 2022 600 5.3 Q3 2022 Q1 2023
Nesseveien 2B Harstad, Norway Q1 2022 680 8.4 Q1 2022 Q3 2022
Property in Storebotn Næringspark Askøy, Norway Q4 2021 1 050 12.0 Q2 2022 Q4 2022
Molandsveien 339 Arendal, Norway Q4 2021 850 7.1 Q3 2022 Q4 2022
Kartheia 5 Kristiansand Q4 2021 550 4.3 Q1 2022 Q2 2022
Nordslettvegen 4 BC Trondheim Q4 2021 1 550 17.0 Q1 2022 Q3 2022
Sørliveien 84, neighboring section property Halden, Norway Q4 2021 1 400 8.0 Q1 2022 TBD
Deliveien 21 Vestby, Norway Q4 2021 1 500 15.6 Q4 2022 Q1 2023
Property in Kampenesmosen
2
Sarpsborg, Norway Q4 2021 - 4.6 Q1 2022 Q2 2023
Lundeveien 10 Vennesla, Norway Q4 2021 800 6.2 Q1 2022 Q3 2022
Gardermovegen Nannestad, Norway Q4 2021 1 050 11.5 Q3 2022 Q3 2022
Knarvik
2
Alver, Norway Q3 2021 - 4.0 Q2 2022 Q1 2023
Håvik E6 44 Narvik, Norway Q3 2021 200 1.0 Q3 2021 Q2 2022
Billingstadsletta 91, neighbouring property Asker, Norway Q3 2021 3 150 32.8 Q3 2021 Q3 2022
Petroleumsveien 8, neighbouring property Stavanger, Norway Q2 2021 1 700 16.0 Q3 2021 Q2 2022
Verkstedveien 1 Mo i Rana, Norway Q2 2021 850 7.7 Q4 2021 Q2 2022
Sørliveien 84, neighbouring section property Halden, Norway Q2 2021 500 3.8 Q4 2021 Q2 2022
Dit Pulterkammer, ve properties Jutland and Aarhus, Denmark Q1 2021 11 600 139.0 Q2 2021 9 400 CLA in operation
General Birchs gate 16, existing leasehold agreement on the premises (Adamstuen) Oslo, Norway Q1 2021 8 100 250.0 Q1 2021 4 300 CLA in operation
Hovebakken 29 Sandnes, Norway Q4 2020 1 300 18.0 Q1 2021 Q3 2021
Hensmoen 8 Hønefoss, Norway Q3 2020 550 5.4 Q2 2021 Q3 2021
Håndverksveien 2 Langhus, Norway Q3 2020 1 300 25.0 Q2 2021 Q3 2021
Total 40 780 629.0
1
Properties with closing quarter in 2021 or later
2
Acquisition of plot
Annual Report 2021Annual Report 2021
2120
Risks
Self Storage Group is exposed to risk and uncertainty factors, which may aect some or all of the Group´s
activities. The Group has nancial risk, market risk, operational risk and risk related to current and future
products. The complete range of risk factors is discussed in detail in note 5.
The Group has attractive nancial terms on its loan, but is exposed to interest rate risk. In 2021 SSG entered
into two ve-year interest rate swaps to secure NOK 300 million and NOK 150 million of the interest-bearing
debt with a xed rate of 1.345% and 1.42%. In total the Group has interest rate swaps amounting to
NOK 750 million. These agreements will reduce the risk of high volatility in future interest payments.
As set out in the corporate governance guidelines of Self Storage Group, the Board of Directors shall ensure
that the Company has sound internal control and systems for risk management that are appropriate in
relation to the extent and nature of the Company’s activities. The objective for the Company’s risk management
and internal control is to manage, rather than eliminate, exposure to risks related to the successful conduct
of the Company’s business and to support the quality of its nancial reporting.
Eective risk management and good internal control contribute to securing shareholders’ investment in the
Company and the Company’s assets. The Board shall ensure that the Company’s internal control comprises
guidelines, processes, duties, conduct and other matters that:
■
Facilitate targeted and eective operational arrangements for the Company and also make it possible to
manage commercial risk, operational risk, the risk of breaching applicable legislation and regulations as
well as all other forms of risk that may be material for achieving the Company’s commercial objectives
■ Contribute to ensuring the quality of internal and external reporting
■
Contribute to ensuring that the Company operates in accordance with the relevant legislation and
regulations as well as with its internal guidelines for its activities, including the Company’s ethical
guidelines and corporate values
The Board forms its own opinion on the Company’s internal controls, based on the information presented to
the Board. Reporting by executive management to the Board is prepared in a format that gives a balanced
presentation of all risks of material signicance, and of how the internal control system handles these risks.
The Board develops and assesses the need for internal control systems which address the organisation and
execution of the Company’s nancial reporting. These systems shall be continuously developed in light of
the Company’s growth and situation.
The Board ensures that the Company has the necessary routines and hired personnel to ensure that any
outsourced functions are handled in a satisfactory manner. The Board also focuses on ethical guidelines
ensuring that employees can safely communicate to the Board matters related to illegal or unethical conduct
by the Company.
Corporate social responsibility and sustainability
Self Storage Group ASA was listed on Oslo Stock Exchange in October 2017, leveraging on the acquisitions
of Minilageret AS and City Self-Storage. The Minilager Norge group was acquired in January 2018, Eurobox
in July 2019 and Dit Pulterkammer in April 2021. As the Group integrated the acquired companies, great
attention was brought to corporate social responsibility, sustainability and business conduct across dierent
borders and cultures. The Company aims to have a solid corporate culture and to preserve the integrity of
the Company by helping employees practise good business standards.
The Group has implemented ethical guidelines as a part of the corporate governance framework to
maintain high ethical standards in its business and relations with customers, suppliers, and employees.
Self Storage Group´s Corporate Social Responsibility and Sustainability Report was developed in accordance
with the Global Reporting Initiative Standards (GRI), GRI Core option, which can be found on pages 28-39 of
this Annual Report.
Shareholders and nancing
The Self Storage Group ASA shares are listed on the Oslo Stock Exchange under the ticker “SSG.” At the end
of 2021, the Company had 94678 584 outstanding shares, held by 851 shareholders. The nominal value of
the Self Storage Group ASA share is NOK 0.10 per share.
The Group estimates that it has sucient working capital for the 12 months following the balance sheet date.
The Group has a solid balance sheet and signed an agreement for a new bank facility loan with Handelsbanken
and Danske Bank to nance future growth in 2021. In accordance with section 3(3a) of the Norwegian
Accounting Act, the Board of Directors, therefore, conrms that the going-concern assumption is met and
that the annual accounts have been prepared in accordance with this assumption.
The Group places considerable emphasis on providing shareholders, and investors in general, with timely
and relevant new information about the Group and its activities in compliance with applicable laws and
regulations.
Self Storage Group is committed to increasing awareness of the stock in Norway and abroad. The management
participates in roadshows following the quarterly publications, presents the Group at conferences and is
available for conference calls on demand with investors. The list of shareholders includes a considerable
number of Nordic institutional investors and private investors.
Annual Report 2021Annual Report 2021
2322
Employees and working conditions
At year-end 2021, the Group had 89 (81) employees, of which 54 work fulltime. In 2021, the sickness absence
in Self Storage Group was 5.7%. There were no absences due to injuries in the Group. The turnover in 2021
for full-time employees was 8.0%. SSG had 35 part-time employees in 2021 working with customer service.
The Group attempts to maintain a working environment where equal opportunities for all based on
qualications and irrespective of gender, age, sex, ethnicity, sexual orientation, disability, or any other
protected status. SSG works actively to promote equality and prevent discrimination. At year-end 2021,
women held 29% of the positions in the Group. Women held 30% of the full-time positions and 29% of the
part-time positions. The real-estate industry has traditionally been dominated by men, but the share of
women is increasing. The management team consists of six members of which one is female. The Board of
Directors consists of three male and two female members. The Group had no temporary employees in 2021.
The goal of the Group is to increase the number of female employees and steps are taken to recruit more
women and increase the number of women in management positions through internal promotions. In the
case of outside recruitment eort is made to include qualied women in the nal interviews.
SSG aims to oer competitive remuneration to all employees, based on qualications and experience, and
irrespective of gender. The positions in the Group can be divided into three levels: the management team,
middle-management and operations.
For operations, the average salary of women is below the average salary of men. The female part-time
employees had on average a slightly higher wage-level than the male part-time employees. Wage and
salary at the operation level is mainly impacted by experience and how many years the employee has been
within the company. At the operation level, full-time employed men had on average eight years of seniority
while full-time employed women had seven years of seniority in 2021. At the middle-management level, the
average salary of women is below the average salary of men. At the management group level, the average
salary of women is higher than the average salary of men. The salary at the middle-management level and
management group level is mainly impacted by the degree of required formal competence and experience
necessary for the dierent positions in addition the seniority.
The employees in Sweden and Denmark, and some leading positions in Norway could achieve a bonus in
addition to salary when reaching certain KPI-targets. The management group and key employees are part
of a long-term incentive program based on share performance.
A total of two employees were in maternity leave in 2021, two women. The average length of maternity leave
was 13 weeks.
Further statement on equality can be found in Self Storage Group´s Corporate Social Responsibility and
Sustainability Report, which can be found on pages 28-37 of this Annual Report.
The working environment in Self Storage Group is, in the Board’s view, considered to be satisfying. The Company
is committed to maintain an open and constructive dialogue with the employee representatives. The Company’s
operations are not considered to have any material impact on the climate and the environment.
Corporate Governance
The Board and management of Self Storage Group ASA are committed to maintain high ethical standards
and promoting good corporate governance. The Company believes that good corporate governance builds
condence among shareholders, customers and other stakeholders, and thereby supports value creation
over time. The equal treatment of all shareholders lies at the heart of the Company’s corporate governance
policy. The Company has only one class of shares, and all shareholders have equal rights. The Company’s
shares are listed and freely transferable.
SSG has directors and ocers liability insurance for the Group. The insurance covers the Board’s and the
CEO’s legal personal liability for nancial damage caused by the performance of their duties.
The Company has, in accordance with applicable legislation and stock exchange listing rules, provided a
report on the Company’s corporate governance, which can be found on pages 40-46 of this Annual Report.
The Corporate Governance Report is based on the Norwegian Code of Practice for Corporate Governance
issued by the Norwegian Corporate Governance Board, dated 14 October 2021.
Outlook
Self Storage Group (SSG or the “Company”) is a leading self-storage provider in Scandinavia with two strong
brands and concepts; City Self-Storage and OK Minilager as of 31 December 2021, the Group operates 128
facilities across Scandinavia with a total lettable area of 206 700 m
2
and current lettable area of 171 800 m
2
.
There is a large untapped potential for the Groups services in Scandinavia as urbanization and smaller living
spaces lead to an increased need for external storage solutions. Self Storage Group has established a solid
and scalable platform and is well positioned for future growth in a growing market.
SSG has a proven track-record of developing and operating a portfolio of self-storage facilities, leveraging on
a lean and operationally-focused organization to achieve industry-leading margins. The Group has a strong
pipeline with 34 900 m
2
of freehold lettable area under development. SSG also has a proven track record
of growing through M&A.
SSG is focused on growing its freehold footprint, both by developing high-quality freehold facilities and
opportunistically acquiring freehold properties where it has an existing leasehold interest.
The strong balance sheet, coupled with additional borrowing capacity, gives the Company additional investment
capacity in 2022 and beyond.
With the increasing size of the Group and freehold investment portfolio the Group has focus on planned
maintenance, branding and organizational development to level up the scalable platform for future growth.
During 2021, SSG made new key recruitments and expanded the management team with both a CTO and
a CMO hire. The Group continues to make investments in its digital platforms to increase automation and
customer satisfaction. The roll out of a new identity and communication strategy for both brands were
initiated in Q4 2021, and will continue in 2022.
Self Storage Group is experiencing robust demand for its facilities and is increasing occupancy, adding new
capacity while at the same time achieving attractive rent levels. SSG has additional avenues for growth
through already-acquired development opportunities and low-cost expansion within existing facilities.
The Company developed 14 200 lettable m
2
during 2021, and is aiming to accelerate development growth
in 2022 with a projected addition of 15 000+ lettable m
2
.
SSG has built a unique and endurable market share position over the past three decades. With a solid
nancial position, a strong organization, and attractive assets, SSG is well positioned to leverage its scalable
platform, setting the foundation for a great future.
Annual Report 2021
25
Ingrid Elvira Leisner
Board member
Yvonne Litsheim Sandvold
Board member
Fabian Søbak
CEO
Steven Skaar
Chairman
Gustav Sigmund Søbak
Board member
Carl August Ameln
Board member
Oslo, April 28th, 2022
Self Storage Group ASA
Parent Company results and distribution of funds
Net prot for the Parent Company Self Storage Group ASA, was NOK 39.9 million. The Board recommends
the following distribution of funds:
(Amounts in NOK 1 000)
Dividend -
Transferred to other equity 39 901
sign sign
sign sign sign
sign
Annual Report 2021Annual Report 2021
2726
Management
Fabian Emil Søbak
CEO
Mr. Søbak co-founded OK Minilager AS
together with his father, Gustav
Søbak, in 2009. Since then, he has
held the position as Chief Executive
Ocer, and following the acquisition
of City Self-Storage in 2016, he
has held the position as the Chief Executive
Ocer of the combined company. Mr. Søbak is a
Norwegian citizen, and resides in Oslo, Norway.
Sveinung Høyer-Trollnes
COO
Mr. Høyer-Trollnes joined Self Storage
Group in 2020. He has previously
worked as CMO for Espresso House
Group, and also held the positions
of Regional Manager and Category
Manager for Deli de Luca Norge AS.
Mr. Høyer-Trollnes holds a BSc from University of
Manchester and an MSc from University of Strathclyde
(Siviløkonom). Mr. Høyer-Trollnes is a Norwegian citizen
and resides in Oslo, Norway.
Lars Moen
CPMO
Mr. Moen joined Self Storage Group
in 2020. He has more than 25 years
of experience from the self-storage
business in Norway and Denmark.
Mr. Moen has previously worked
for First Risk Capital AS as Property
Manager and holds a Bachelor degree from BI Norwegian
Business School. He is a Norwegian citizen and resides
in Drammen, Norway.
Cecilie Brænd Hekneby
CFO
Mrs. Hekneby joined City Self-Stor-
age in 2015 and has following the
acquisition of City Self-Storage held the
position as Chief Financial Ocer for
the Group. Prior to this, she held the
positions as Group Controller in Color
Line AS and Project Manager and Financial Controller
in Posten Norge AS. Mrs. Hekneby holds a Master
degree from Norwegian School of Economics and
Business Administration (NHH). Mrs. Hekneby is a
Norwegian citizen and resides in Oslo, Norway.
Henning Gravnås
CIO
Mr. Gravnås joined Self Storage Group
in 2021. He has previously worked
as an IT Application Manager for
SATS and Acta/Agasti and has also
had several Consultant roles in the
IT industry since 2006. Mr. Gravnås
holds a BSc from Østfold University College and
MSc from Gjøvik University College, now NTNU. He
is a Norwegian citizen and resides in Oslo, Norway.
Petter Løyning
CMO
Mr. Løyning joined Self Storage Group
in 2021. He has more than 8 years
of experience with marketing in the
Scandinavian market. Mr. Løyning
has previously worked as the CMO in
Reisegiganten AS, and as a Digital
Marketing Manager in Ice Group. He holds a Bachelor’s
degree from BI Norwegian Business School. He is a
Norwegian citizen and resides in Oslo, Norway.
Board of Directors
Steven Skaar
Chairman
Elected Chairman on 25 May 2020.
Member of the Board since May 2020.
Steven Skaar is a Senior Managing
Director at Centerbridge Partners,
where he leads the rm’s European
real estate investing activities. Prior
to joining Centerbridge, Steven led the opportunistic
real estate investments team in Europe at Brookeld
Asset Management where he was involved in a wide
range of corporate and asset acquisitions, including
the acquisition of Center Parcs UK, Gazeley and the
Interhotels Group. Prior to Brookeld, Steven spent
10 years at Citigroup, most recently as a Director for
Citi Property Investors. Steven holds an MBA, with
distinction, from Cornell University and a degree in
Finance from the University of Utah. He is current-
ly on the board of directors of Apcoa Parking AG.
He is a US and UK citizen and resides in London,
United Kingdom. Mr. Skaar has attended 25 of 25
board meetings in 2021. Mr Skaar is a representative
of Centerbridge Partners, whose funds own 25 million
shares in the Company. Mr. Skaar holds no shares in
the Company directly.
Ingrid Elvira Leisner
Board Member
Member of the Board since May 2018.
Ms. Leisner has previously worked as
Head of Portfolio Management for
Electric Power in Statoil Norge AS.
She also has a background as a trader
of dierent oil and gas products in her
15 years in Statoil ASA. Ms. Leisner holds a Bachelor of
Business degree (Siviløkonom) with honors from the
University of Texas at Austin. She has served on the
board of several companies listed on the Oslo Stock
Exchange and is currently on the board of directors
of Norwegian Air Shuttle ASA, TechStep ASA, Maritime
and Merchant ASA, Elliptic Labratories ASA and Xplora
Technologies AS. Ms. Leisner is a Norwegian citizen,
and resides in Oslo, Norway. Ms Leiser has attended
25 of 25 board meetings in 2021. Ms Leisner holds
10390 shares in the Company.
Gustav Søbak
Board Member
Member of the Board since November
2016. Mr. Søbak co-founded
OK Minilager AS together with his son,
Fabian Emil Søbak, in 2009. Mr. Søbak
has more than 30 years of experience
in the real estate sector. Before he
co-founded OK Minilager he built up a parking
company which he eventually sold to a Norwegian
subsidiary of Apcoa. He is a Norwegian citizen, and
resides in Asker, Norway. Mr Søbak has attended
25 of 25 board meetings in 2021. Mr Søbak holds
6 565 000 shares in the Company through GSS Invest
AS a company controlled by Mr. Søbak.
Yvonne Litsheim Sandvold
Board Member
Member of the Board since October
2017. Ms. Sandvold is working board
member of Saldvoldgruppen AS,
and has extensive experience from
the Norwegian real estate industry.
Ms Sandvold currently serves on the
board of directors of Oslo Børs listed company Aqualis
ASA as well as several private companies. She holds
a degree in psychology from the University of Oslo.
Ms Sandvold is a Norwegian citizen, and resides in
Oslo, Norway. Ms Sandvold has attended 25 of 25
board meetings in 2021. Ms. Sandvold holds no shares
in the Company.
Carl August Ameln
Board Member
Member of the Board since May 2021.
Mr. Ameln is the founder of First Risk
Capital AS, the company that first
introduced self-storage in Norway
in the 1990s. Mr. Ameln holds a MBA
from Seattle University and is currently
on the board of Hyrbox self-storage in Sweden,
GardeTout in France, Trastero King in Spain and
Storebox Self-storage in the UK and Ireland. Mr. Ameln is
a Norwegian citizen and resides in Reistad, Norway. Mr
Ameln has attended 15 of 16 board meetings in 2021.
Mr. Ameln holds 2600 000 shares in the Company.
Annual Report 2021Annual Report 2021
2928
Contribution to the UN Sustainable Development Goals
The Group has prioritised three of the seventeen Sustainable Development Goals set out in the UN’s 2030
Agenda for Sustainable Development. SSG sees the following goals as particularly signicant to its business
and the solutions the Group can contribute to:
Goal 8: Decent work and economic growth
SSG has a strong focus on employees and to provide a safe, productive, and positive work
environment. To secure quality in deliveries and decent pay and working conditions for
hired employees the Group requests suppliers and contractors to sign a declaration. In
-
vestments in new properties and expansions are made to increase lettable area available
for the customers. Cost focus at all levels is considered vital to ensure protability and
further economic growth.
Goal 9: Industry, innovation, and infrastructure
In the building and renovation process, the Group takes into consideration possible innovative
environmental solutions for its properties and building projects to lower the energy consumption.
SSG also focuses on using products of high quality to reduce negative environmental
impacts throughout the lifetime of the buildings. By providing self-storage facilities close
to where customers live, the customers can choose to live in smaller apartments with
less storage space. Proximity to the facilities reduces the transportation-distance. As a contribution to the
sharing economy and a sustainable sociality, some of SSGs facilities provide trailers and transportation cars
for rent, reducing the need for each customer to own their own car.
Goal 12: Responsible consumption and production
The Group is continuously focusing on improving customer service, with sta and/or new
technology. Self-storage is a product that let people store their belongings instead of
throwing and purchasing new items.
The Group often converts old buildings not suitable for oces or housing that risk being
demolished to self-storage. In the building process there is focus on sorting waste for recycling. Building’s
life cycle economical cost and life cycle environmental impact is emphasised when considering dierent
solutions and choice of building materials. In the planning process ecient use of the building is essential.
Stakeholder and materiality analysis
Self Storage Group fulls its corporate responsibilities by developing and running its operations protably,
and in a manner that is consistent with fundamental ethical values and respect for individual people, society
as a whole and the environment. For Self Storage Group it is important to maintain a dialogue with the
Group’s most important stakeholders and review how they are aected by the ongoing business and how
they will be aected by new decisions. This dialog makes the Group able to continue to improve the business
and build trust with the stakeholders.
The Group has conducted a stakeholder and materiality analysis which identies the economic, social,
climate and environmental consequences of the company’s operations that have the greatest impact on
stakeholders’ assessments and decisions.
As a basis for these analyses the Group has identied the groups, organisations and individuals that are
impacted by the Group’s operations or which have an impact on the Group’s strategy and goal achievement.
Further, this analysis has been used to identify and understand factors that are important for the business
strategy and for the stakeholders. Material items are dened based on the management’s experience of
areas stakeholders have shown most interest for in during regular stakeholder dialog over the last years,
and managements knowledge of the Group’s impact on economic, social and environmental areas.
Decent work and
economic growth
8
Corporate Social Responsibility
and Sustainability Report
Introduction and management approach
Self Storage Group’s goal is to be the preferred self-storage provider in Scandinavia and generate protability
and return to its shareholders. The Group focuses on lean operations and automations. At the same time
SSG aspire to oer industry leading customer service. The Group aims to develop a business model that
is sustainable with low carbon footprint, and believes that it is important that the Group engage in how it
can make a dierence for costumers as well as for its employees. The Board of Directors emphasises the
importance of sustainability as an integral part of the company’s operations and development.
Sustainability is an integrated part of SSGs business. Sustainability is on the agenda in the management and
board meetings to ensure continuously improvements. Even though the self-storage industry in general has
a low carbon footprint, SSG still has potential related to sustainability. Management has evaluated how the
Group can improve and integrate sustainability in the daily operations, and policies, targets, responsibilities,
and action plans are established to continue the journey in a more formalized structure to achieve these
potentials.
Reporting standards
The Corporate Social Responsibility and Sustainability Report has been developed in accordance with the
Global Reporting Initiative Standards (GRI), GRI Core option. The GRI Standards, applicable to all industries,
include both relevant disclosures for a range of economic, environmental, and social topics as well as
reporting principles related to the reporting process.
Industry,
innovation and
infrastructure
9
Responsible
consumption
and production
12
Annual Report 2021Annual Report 2021
3130
SSG’s dened main focus areas
Health and safety
The Group works continuously with health and safety matters for employees, customers and third parties.
A safe and healthy working environment is fundamental to develop a sustainable business model and to
attract and retain qualied employees.
To enhance wellbeing and reduce absence due to illness all full-time employees are part of a health insurance
program. One of the benets from the program is rapid and easily accessible free health treatment
specialists for full time employees. During 2021 and 2020 COVID-19 many of the employees in the Group
has worked from home, and to increase work comfort all employees have had the opportunity to borrow
oce equipment like chairs, screens etc. Management supervises all facilities at a regularly basis to ensure
a safe environment, with severity and number of injuries being the most important measure. The absence
due to illness for the Group in 2021 was 6.7%. This is an increase compared to earlier years mainly related
to the pandemic. Due to few employees in some of the countries, gures are shown at group level in order
to anonymise the employees.
All employees visiting construction sites are required to wear protection equipment. Injuries on employees are
reported, measured, and followed up. There were no fatal or high consequence injuries in Self Storage Group
in 2021. No fatal or high consequence injuries from customers have been reported.
Self Storage Group has implemented “suppliers declaration” for HSE, minimum wages etc. Currently this
has been required for all new suppliers of a certain size related to facility management. This increases the
control on working conditions at SSGs suppliers.
Targets for 2022
■ No injuries leading to sickness absence among employees and hired personnel
■ Assessment of potential risk areas with focus on further reducing the risk for injuries
■
Further develop the policy for use of suppliers’ declaration and tracking system of suppliers with declaration
Employee
wellbeing
Integrity and
human rights
Health and
safety
Customer
satisfaction
The model below shows which groups of stakeholders which are regarded as most important for
Self Storage Group:
The model below species the degree of importance for SSG’s stakeholders, as well as what is important
and relevant for Self Storage Group:
All the focus areas have either economic, social, or environmental impacts and are of great signicance for
Self Storage Group. Health and safety, integrity and human rights and employee wellbeing have all main
signicance for the company’s social impacts. Resource eciency has most signicance for the company’s
environmental impacts and some for the economic impact. Customer satisfaction has main signicance
for the company’s economic impact since satised customers stay longer, returns when similar needs arise
and are ambassadors for SSG.
SSG
Investors
Lenders
Media
Suppliers
Customers Employees
Authorities
Local
community
Greater
Signicance to the company’s stakeholders
■ A sustainable business model
■ Health and safety
■ Employees
■ Climate and environment
■
Timely reporting and legal compliance
■ Innovation
■ Integrity and human rights
■ Suppliers and business partners
■ Diversity and equality
■ Community impact
Lesser
Signicance for the company’s economic, social and environmental impacts
Greater
Work-related injuries 2021 2020
Sta Customers Sta Customers
Number of deaths 0 0 0 0
Number of injuries that led to abscence 0 0 0 0
Number of reported injuries 1 0 0 0
Annual Report 2021Annual Report 2021
3332
Resource eciency
Resource eciency is essential when aiming to develop a business model that is sustainable with low carbon
footprint. The Groups operations are not considered to have any material impact on the climate and the
environment. Resource eciency is nevertheless a prioritised focus area that also has an economic impact
on the Groups nancial results.
Self-storage is a product that helps people store their belongings instead of throwing away for later to buy
new belongings. In addition, SSG provides self-storage facilities close to where customers live, thus reducing
the need for transportation to the facilities for the customers.
SSGs business model focuses on buildings and materials with long lifetime and storage of customers belongings
in climate-controlled environments. SSGs facilities are eighter new buildings purpose built according to strict
Nordic regulations or converted old buildings not suitable for oces or housing that risk being demolished.
If suitable, t-out in good condition from closed facilities is dismantled and moved to new facilities. Self-storage
buildings have a long, expected lifetime, and common renovation as in an oce building is not needed.
The Group requires recycling in the building process and on oce facilities. In the building process the
management focus on combining sustainable and green solutions with long term protability.
Caretakers of the properties are hired locally if it is a suitable solution. This reduces the need of transpor
-
tation to the dierent facilities across Scandinavia.
The Group has focus on energy management on all levels and is continuously focusing on reducing the energy
consumption in the portfolio. SSGs buildings are equipped with few technical installations, and reducing the
energy consumption is mainly done by keeping the temperature in climate-controlled environments at a low
level, installing heat pumps and upgrading to LED-lightning with movement sensors. LED-lightning use less
energy, has long lifetime, and has movement sensor in each lamp. As of December 2021, 71% of the owned
facilities have full LED-lightening and 12% have partly LED-lightning. During 2021 SSG opened it’s rst facility
with a green roof and several facilities with heating pumps. All new facilities are equipped with LED-lightning.
In 2021 the majority of the energy agreements were gathered at one supplier to start monitoring the energy
consumption for all Norwegian facilities. The purchase of energy from this supplier is documented 100%
renewable with power from hydro, wind and solar energy. Energy consumption is measured and KPI’s and
actions plans are established.
SSG acquired Dit Pulterkammer in 2021. One of Dit Putlerkammer’s facilities, Randers, has a ventilation
system powered by solar panels. This system reduces the humidity in the building, which reduces the need
for heating at the facility. The Group plans to introduce this system at more facilities going forward.
Emissions
SSG has calculated greenhouse gas emissions for 2021 based on the Greenhouse Gas Protocol Initiative
(GHG protocol). For the Group, scope 1 includes emissions from fuel from vehicles owned by the Group
and gas used to heat facilities. Scope 2 includes emissions from electricity and district heating used at the
facilities. The market-based emissions from electricity documented 100% renewable are 0 CO
2
e. In scope
3, emissions from air travels and fuel from vehicles owned by employees used at work are included. When
employees travel by air, the Group always buys emission quotas. To allow users of the report to compare
performance year to year with consistency, emissions in the development face of establishing new facilities
are not included.
The highest environmental risk for Self Storage Group operations both on short and long term relates to
water. More extreme water with heavy rain increases the risk for ooded buildings and SSG has high tension
on roong and other water related issues. Selected storage rooms on already opened facilities and all storage
rooms on new facilities are equipped with special mats on the oor to reduce the risk of water damages for
customers. Risks connected with water and climate are considered when acquiring new facilities. A risk map
related to ooding for each facility is under preparation.
Targets for 2022
■ Evaluate action plans for each facility to reduce electricity consumption
■ Install LED lightning with movement sensors on all freehold investment properties
■ Establish a risk map related to ooding
■ Choose 0- emission alternatives when company cars are to be renewed
■ Buy emission permits when traveling by plane
■ Replace retail assortment with sustainable alternatives
■ Establish climate accounts for SSG
0
5
10
15
20
25
30
35
Number of buildings according to year built
1925 – 1949 1950 – 1974 1975 – 1999 2000 –
Freehold facilities in operation (climate controlled) 2021 2020
Part of facilities with full LED-lightning 71% 68%
Part of facilities with partial LED-lightning 12% 11%
Part of facilities without LED-lightning 17% 21%
Greenhouse gas emissions GHG emissions intensity 2021
GHG Scope 1 Emissions (annual tonnes CO
2
e) Direct 54.1
GHG Scope 2 Emissions (annual tonnes CO
2
e) Indirect/location based 84.3
GHG Scope 3 Emissions (annual tonnes CO
2
e) Indirect 8.1
GHG Scope 1 and 2 location based (kg CO
2
e /CLA /year) 0.8
Annual Report 2021
34
Integrity and human rights
Integrity and human rights are of great signicance for the Group, and no violations on these are accepted.
Most of our stakeholders do not assess this as a risk in Scandinavia. The Group has implemented ethical
guidelines as a part of the corporate governance framework to maintain a high ethical standard in its busi-
ness concept and relations with customers, suppliers, and employees. These guidelines ensure compliance
with arm’s length distance principles and minimise the risk for corruption. The Group pays tax to the local
country and are not involved in tax planning.
The Group attempts to maintain a working environment with equal opportunities for all based on qualications
and irrespective of gender, age, sex, ethnicity, sexual orientation, disability, or any other protected status.
At year-end 2021, women held 29% of the positions in the Group. When recruiting for new positions we
aim to increase diversity. The Management group consists of six members, of which one is female. Female
employees made up 17% of the Management team and 40% of the Board of Directors. The organisation is
set up with a at and unformal organisation model. Approximately a total of 15 dierent nationalities are
represented in the Group.
Targets for 2022
■ All transactions are to be made on armlengths distance
■ Formalized recruitment procedures to increase diversity
December 2021 December 2020
Number of employees % Number of employees %
Female 26 29% 28 35%
Male 63 71% 53 65%
Total 89 100% 81 100%
Annual Report 2021Annual Report 2021
3736
SSG aims to oer competitive remuneration to all employees, based on qualications and experience, and
irrespective of gender. The positions in the Group can be divided into three levels: the management group,
middle-management, and operations. The gure below shows an overview of Full Time Equivalents (FTE)
and average salary divided into the three levels.
For operations, the average salary of women is below the average salary of men. The female part-time
employees had on average a slightly higher wage-level than the male part-time employees. Wage and salary
at the operation level is mainly impacted by experience and how many years the employee has been within
the company. At the operation level, full-time employed men had on average eight years of seniority while
full-time employed women had seven years of seniority in 2021. At the middle-management level, the
average salary of women is below the average salary of men. At the management group level, the average
salary of women is higher than the average salary of men. The salary at the middle-management level and
management group level is mainly impacted by the degree of required formal competence and experience
necessary for the dierent positions in addition the seniority.
The employees in Sweden and Denmark, and some leading positions in Norway could achieve a bonus in
addition to salary when reaching certain KPI-targets. The management group and key employees are part
of a long-term incentive program based on share performance.
A total of two employees were in maternity leave in 2021, two women. The average length of maternity leave
was 13 weeks.
Targets for 2022
■ Measuring employee satisfaction by using annual employee survey
■ Use the results to implement new measures if/where it’s needed
■ Perform a manager training course for all employees in a manger role
■ Formalise training of customer service for both new and experience employees
■
Continue to formalise ranges for salary based on seniority and competence for operations to ensure
equal treatment
Employee wellbeing
The employees are essential for the operation. At year-end 2021, the Group had 89 (81) employees, of which
54 worked fulltime. Details about the employees are listed in the table below, and there are no signicant
variations in these details from year to year. No assumptions are made in the below numbers. Due to few
employees in some of the countries, gures are shown at group level in order to anonymise the employees.
Number of full-time employees and part-time as of December 2021 broken down by country, employment
type and gender
Number of full-time employees and part-time as of December 2020 broken down by country, employment
type and gender
The employees have dierent roles in the organisation, such as customer service, operation, facility
management and administration. The Group is founded based on the two companies OK Minilager and
City Self-Storage and has acquired four companies with employees since 2017. Several measures have been
taken to integrate the dierent working cultures to one. Company awards are used in the Group to premiere
good role models for the values set.
Self Storage Group needs a range of competence in the dierent roles in the organisation. It is important
that the employees have the knowledge and competence to perform their role in a correct and safe way.
All new employees are given necessary training to conduct their work. A start-up plan is normally made
for new employees to ensure that they receive the necessary information and training related to their role.
For customer service most of the training of new employees are performed side by side with experienced
employees starting with the most basic tasks. New employees have a designated college available for
questions and manuals to check when questions arise. Self Storage Group are proud to have high quality
customer service employees that are available in person at manned facilities and on chat and at the phone
at unmanned facilities to help the customers.
Many of the employees work on dierent facilities, and the intranet is important both for information to
the employees and as a social platform where employees in all roles can communicate easily. The Group
has low turnover (8% for 2021) and the average number of years an employee is employed is seven years
(full time employees). All employees are free to be part of collective bargaining agreements. No employees
are part of collective bargaining agreements as of December 2021.
In Self Storage Group annual employee appraiser interviews with all employees are conducted. This gives the
employees an opportunity to discuss relevant items and to be followed up in a structured way. The Group
has an annual employee survey, and the results for 2021 were overall positive with a score of 4.9 out of
a total 6.0. The management has analysed the results of the survey and measures to increase the employee
satisfaction will be implemented in cooperation with the employees.
Full Time Equivalents (FTE) and average salary divided into levels 2021
FTE FTE in % of level Average salary
Women Men Total Women Men Women Men
Level 1: Management team 1.00 3.58 4.58 22% 78% 1 875 736 1 012 652
Level 2: Middle-management 4.17 9.00 13.17 32% 68% 623 027 725 268
Level 3: Operations 11.87 20.45 32.32 37% 63% 426 172 515 842
Total 17.04 33.03 50.07 34% 66% 559 393 626 795
Part-time employees 3.14 10.92 14.06 22% 78% 380 558 359 192
Full Time Equivalents (FTE) and average salary divided into levels 2020
FTE FTE in % of level Average salary
Women Men Total Women Men Women Men
Level 1: Management team 1.00 3.90 4.90 20% 80% 1 609 064 895 596
Level 2: Middle-management 3.00 9.40 12.40 24% 76% 634 766 592 717
Level 3: Operations 12.80 19.50 32.30 40% 60% 422 882 482 838
Total 16.80 32.80 49.70 34% 66% 531 110 563 709
Part-time employees 4.90 9.80 14.70 33% 67% 331 095 341 994
Country Full time employees Part time employees Total
Women Men Women Men Women Men
Norway 13 28 5 10 18 38
Sweden 3 2 2 7 5 9
Denmark 0 8 3 8 3 16
Country Full time employees Part time employees Total
Women Men Women Men Women Men
Norway 13 24 5 15 18 39
Sweden 3 1 3 6 6 7
Denmark 0 5 4 2 4 7
Annual Report 2021Annual Report 2021
3938
Customer satisfaction
Self Storage Group oer a service most people need at some point in life, and the goal is to be the
preferred self-storage provider in Scandinavia. The Group has many customers, mainly in the private consumer
market (80%), but also in the business market (20%). In the private consumer market moving, refurbishment,
downsizing, need for additional storage, and student storage are the main reasons for demand, but in the
business marked inventories, relocation, refurbishment, archive storage, and last mile storage are the main
reasons for demand. Most of the business customers are in the private sector.
The customer’s satisfaction is important of many reasons. Satised customers stay longer, returns when
similar needs arise and are ambassadors for the company. SSGs goal is to be the preferred self-storage
provider in Scandinavia. To adapt to dierent customers’ needs Self Storage Group oer both manned
and unmanned facilities. In this way both customers wanting personal service and customers wanting
a self-service can be served.
As of December 2021, Self Storage Group has 128 facilities in Norway, Sweden, and Denmark through the
concepts City Self Storage and OK Minilager, ensuring high availability for many existing customers and
potential customers. The Group oers the customers 28 600 storage rooms. The average customer moving
out had a rental time of 12 months.
City Self-Storage is member of the Self-Storage Associations in Norway, Sweden, and Denmark, and
a representant from the management serve as member of the Board in some of the associations. The
membership requires City Self-Storage to follow the industry standard and contribute to raise the quality
for the customers.
Trustpilot is actively used to gain understanding and experience about the customers satisfaction and
customer journey to continuously improve the self-storage service.
Targets for 2022
■ Continue the use of Trustpilot to measure customer satisfaction
■ Increase the focus on advantages when choosing Self Storage Group as self-storage provider
■
Actively analyse areas where Self Storage Group can make the service provided more sustainable or
help the customer to choose more sustainable
City Self-Storage (CSS) OK Minilager (OKM)
CSS Norway CSS Denmark Dit Pulterkammer CSS Sweden OKM Norway
Description Excellent Excellent Excellent Excellent Excellent
Rating 4.5 4.5 4.5 4.8 4.7
Number of
reviews 358 57 265 448 578
Other
Innovation
The Group seeks new solutions to continuously improve the customer service. By focusing on digital
solutions, the customers’ ability to help themselves are increased. New solutions are intuitive and easy, thus
improving the customer’s experience.
The CRM-system developed for OK Minilager has been upgraded and improved since 2018 to tailor the
system to the Group’s specic needs. The acquired companies Minilageret, Minilager Norge and Eurobox have
successfully been migrated to the new platform. All new CSS-facilities since 2018 are also added to the new
CRM-system. During 2021 the Group migrated remaining CSS-facilities in Norway to the new CRM-system.
The migration of Dit Pulterkammer and CSS-facilities in Sweden and Denmark to the new CRM-system will
start in 2023.
The focus on modern CRM is essential for ecient operations which is easy to scale up when new facilities
are added to the portfolio. The management works close with operation and customer service to develop
new solutions.
Suppliers and business partners
Self Storage Group mainly works with local suppliers both when establishing new facilities and in the daily business.
Currently some IT- and marketing services are acquired from other European countries and self-storage
t-out for new facilities are acquired from abroad. The Group’s suppliers vary between administrative services
like marketing and IT-service, suppliers that are involved in caretaking and control of facilities in use, to
construction workers on new facilities. The work performed by suppliers is not a signicant portion of the
daily operations.
Timely deliveries from suppliers are essential for the Groups operations and growth. To ensure that all
suppliers follow laws and regulations the Group has started to use a supplier declaration. The declaration
focuses on hired labours salary and rights, recycling, use of subcontractors and quality systems. There has
been no signicant change in suppliers or the supply chain in 2021.
Local community
Self-storage is a business with little trac and limited pollution. Approximately 80% of the customers are
individual customers, who rarely visit their storage room. Some facilities oer volunteer organisations
discounts on storage.
Self-Storage Group provide the local community a service that local residents and businesses often are in
need for. As a contribution to the sharing economy some of SSGs facilities provide trailers and transportation
cars for rent, reducing the need for each customer to have their own car.
In 2021, Self Storage Group donate NOK 50 thousand to the voluntary organisation “Barn av rusmisbrukere”.
The organisation supports children who grow up with have parents or other close relatives who are drug
addicts, both with social support and nancial support as for example summer activities.
Timely reporting and legal compliance
The Group is listed on Oslo Stock Exchange and follows all required reporting guidelines. All reporting has
been made according to published nancial calendar and regulatory deadlines. The goal is to continue to
deliver timely reporting with high quality that contains all required information.
Financial reporting and legal compliance are focus on both Management and Board Meetings. This ensures
that enough resources are allocated timely.
Annual Report 2021Annual Report 2021
4140
Corporate Governance
The Board of Directors of Self Storage Group has adapted the Company´s corporate
governance policy document. This policy addresses the framework of guidelines and
principles regulating the interaction between the Company’s shareholders, the Board
of Directors, the Chief Executive Ocer (the “CEO”) and the Company’s executive
management team.
1. Reporting on corporate governance
The policy is based on the Norwegian Code of Practice for Corporate Governance issued 14 October 2021
by the Norwegian Corporate Governance Board. The Company will in accordance with applicable legislation
and stock exchange listing rules provide a report on the Company’s corporate governance in the directors'
report or in a document that is referred to in the directors' report.
Non-conformance with the recommendation: None
2. Business
The Company’s business as set out in the Articles of Association is to oer self-storage facilities, including
investments in real estates and companies with similar activities. The Board of Directors long-term
objective is to be the preferred self-storage provider in Scandinavia and generate protability and return to
its shareholders.
The Company will pursue the following main strategies to reach its overall objective:
■ Customer satisfaction
■ Digitalisation
■ Automation
■ Cost leadership
The Company has formulated the following main values to form a guideline for the Company’s business
operations:
■ Service
■ Respect
■ Responsibility
■ Competitive
■ Innovation
The Board of Directors should evaluate these objectives, strategies and risk proles at least yearly.
Ethical guidelines
The Company will maintain high ethical standards in its business and relations with customers, suppliers
and employees. The following ethical guidelines shall be practiced in the Company, and shall apply to all
employees of the Company:
■
Personal conduct: All employees and representatives of the Company shall behave with respect and
integrity towards business relations and partners, customers and colleagues. All employees shall be
treated equally regardless of race, gender and sexuality. The executive management team has a particular
responsibility to promote openness, loyalty and respect.
■
Conict of Interests: The Company’s employees or representatives shall avoid situations wherein
a conict between their own personal and/or nancial interests and the Company’s interests may occur.
■
Condential Information: Employees or representatives of the Company possessing condential
information related to the Company, shall conduct themselves and safeguard such information with
great care and loyalty, and comply with any and all signed condentiality statements.
■
Inuence: The Company’s employees or representatives shall neither directly nor indirectly oer,
promise, request, demand or accept illegal or unjust gifts of money or any other remuneration in order
to achieve a commercial benet.
■
Environment: The Company will contribute to the sustainable development of society through responsible
commercial operations and continuous improvement.
■
Competition: The Company supports fair and open competition. The Company’s employees or
representatives shall never take part in any activities that may constitute a breach of competition legislation.
■
Breach of Ethical Guidelines: Any breach of these ethical guidelines may inict severe consequences for
the Company, and any breach may imply consequences for the person in question.
Non-conformance with the recommendation: None
3. Capital structure and dividend
The Board aims to maintain a satisfactory capital structure in the Company in light of the Company's
objective, strategy and risk prole, thereby ensuring that there is an appropriate balance between equity
and other sources of nancing. The Board shall continuously assess the Company’s capital requirements in
light of the Company’s strategy and risk prole.
There is only one class of shares in the Company and all shares carry equal rights. The Company shall
emphasise equal treatment of its shareholders.
The Group is currently focused on growing the business of the Group and has not paid out any dividend, nor
made any decision to do so. However, based on future cash ow, capital expenditure, nancing requirements
and protability, the Group may choose to adapt a more active dividend policy.
At the General Meeting in 2021 the Board of Directors was authorised to increase share capital with up to
NOK 4216429.20 through one or several share capital increases. The authorisation may be used to provide
the Company with nancial exibility, including in connection with investments, merger and acquisitions. The
Board’s authorisation is valid until the annual General Meeting in 2022.
Non-conformance with the recommendation: None
Annual Report 2021Annual Report 2021
4342
4. Equal treatment of shareholders
and transactions with close associates
At the General Meeting in 2021 the Board of Directors was authorised to increase the share capital. In eectuation
of this authorisation, the existing shareholders pre-emptive rights to subscribe shares can be deviated.
Any transactions, agreements or arrangements between the Company and its shareholders, members
of the board, members of the executive management team or close associates of any such parties shall
only be entered into as part of the ordinary course of business and on arm’s length market terms. All such
transactions shall comply with the procedures set out in the Norwegian Public Limited Liability Companies
Act. The Board shall arrange for a valuation to be obtained from an independent third party unless the
transaction, agreement or arrangement in question must be considered to be immaterial. The Company’s
nancial statements shall provide further information about transactions with related parties.
The Company has no own shares.
See also note 27.
Non-conformance with the recommendation: None
5. Shares and negotiability
The shares in the Company shall be freely transferable.
Non-conformance with the recommendation: None
6. General meetings
All shareholders have the right to participate in the General Meetings of the company, which exercise the
highest authority of the Company. The annual General Meeting shall normally be held before 31 May every
year.
The full notice for General Meetings shall be sent to the shareholders no later than 21 days prior to the
meeting. The notices for such meetings shall include documents providing the shareholders with sucient
detail in order for the shareholders to make an assessment of all the cases to be considered as well as all
relevant information regarding procedures of attendance and voting. The Annual Report will be made available
on the Group's website. The Board and the Company’s auditor shall be present at General Meetings.
Notices for General Meeting shall provide information on the procedures shareholders must observe in
order to participate in and vote at the General Meeting. The notice should also set out: (i) the procedure
for representation at the meeting through a proxy, including a form to appoint a proxy, and (ii) the right for
shareholders to propose resolutions in respect of matters to be dealt with by the General Meeting.
The cut-o for conrmation of attendance shall be set as short as practically possible and the Board will
arrange matters so that shareholders, who are unable to attend in person, will be able to vote by proxy.
The form of proxy will be distributed with the notice.
Non-conformance with the recommendation: None
7. Nomination committee
The Company has a Nomination Committee as set out in the Articles of Association. The members of the
Nomination Committee should be selected to take into account the interests of shareholders in general. The
majority of the Nomination Committee should be independent of the Board and the executive management
team. Members of the executive management team should not be members of the Nomination Committee.
Instructions for the Nomination Committee shall be approved by the Company's General Meeting.
The nomination committee currently consists of the following three members: Dominik Jochem (chairperson),
Lasse Høydal and Øyvind Hagelund. The current members have been elected by the General Meeting with
a term until the Company’s ordinary General Meeting in 2022.
Non-conformance with the recommendation: None
8. Board of Directors: Composition and independence
In appointing members to the Board, it is emphasised that the Board shall have the requisite competence to
independently evaluate the cases presented by the executive management team as well as the Company's
operation. It is also considered important that the Board can function well as a body of colleagues. Board
members shall be elected for periods not exceeding two years at a time, with the possibility of re-election.
Board members shall be encouraged to own shares in the Company.
The Board shall comply with all applicable requirements as set out in the Norwegian Public Limited Liability
Companies, Act, the listing rules of Oslo Stock Exchange and the recommendations set out in the Norwegian
Code of Practice for Corporate Governance.
At the General Meeting 26 May 2021, the following were elected to the Board of Directors for one year:
Steven Skaar, chairman, Gustav Sigmund Søbak, Yvonne Litsheim Sandvold, Ingrid Elvira Leisner and
Carl August Ameln. The Annual Report provides information about Board members’ background,
qualications and independence. The Company does not have a corporate assembly.
Non-conformance with the recommendation: None
Annual Report 2021Annual Report 2021
4544
9. The work of the Board of Directors
The Board’s primary responsibility shall be (i) participating in the development and approval of the Company’s
strategy, (ii) performing necessary monitoring functions and (iii) acting as an advisory body for the executive
management team. Its duties are not static, and the focus will depend on the Company’s ongoing needs.
The Board is also responsible for ensuring that the operations of the Company are in compliance with the
Company’s values and ethical guidelines. The Chair of the Board shall be responsible for ensuring that the
Board’s work is performed in an eective and correct manner.
The Board shall ensure that the Company has a good management with clear internal distribution of
responsibilities and duties. A clear division of work has been established between the Board and the executive
management team. The CEO is responsible for the executive management of the Company. All members of
the Board shall regularly receive information about the Company’s operational and nancial development.
The Company’s strategies shall regularly be subject to review and evaluation by the Board. Board members
and members of the executive management team shall immediately notify the Board if they have any material
direct or indirect interest in any transaction entered into by the Company.
The full Board of Directors has established an Audit Committee. The committee do not make decisions,
and decisions on economic, environmental, and social topics are taken by the whole Board. The Audit
Committee acts as a preparatory body and supports the Board in assessing the integrity of SSG’s nancial
reporting, internal controls and nancial reporting processes, compliance with ethical guidelines, overall risk
management and review of the performance and independence of the auditor based on a formal
instruction approved by the Board. The Audit Committee is chaired by Ingrid Elvira Leisner, and the other
member is Gustav Søbak. The CFO and the Group Controller (secretary of the Audit Committee) attend as
representatives of the management. The Group’s auditor also participates in all meetings.
The Company has no remuneration committee. Guidelines for remuneration of the managing director and
the executive personnel were approved at the General Meeting in May 2021. The Board shall prepare an
annual evaluation of its work.
Non-conformance with the recommendation: None
10. Risk management and internal control
The Board shall ensure that the Company has sound internal control and systems for risk management that
are appropriate in relation to the extent and nature of the Company’s activities. The internal control and the
systems shall also encompass the Company’s guidelines etc. for how it integrates considerations related
to stakeholders into its creations of value. It shall also ensure that environmental consequences, working
environment and social aspects are reviewed when new services are considered, and that a precautionary
principle is followed if environmental consequences are unclear. The objective of the risk management and
internal control shall be to manage exposure to risks in order to ensure successful conduct of the Company’s
business and to support the quality of its nancial reporting. Self Storage Group has documented internal
procedures, including description of authority. Monthly nancial reports are sent to the Board. There are
monthly meetings among key nance personnel to review nancial results, incidents, projects, estimates,
etc. This input is used in the monthly reporting to the Board.
The Board shall carry out an annual review of the Company’s most important areas of exposure to risk and
its internal control arrangements.
The Board shall provide an account in the Annual Report of the main features of the Company’s internal
control and risk management systems as they relate to the Company’s nancial reporting.
Non-conformance with the recommendation: None
11. Remuneration of the Board of Directors
The General Meeting shall annually determine the Board’s remuneration. Remuneration of Board members
shall be reasonable and based on the Board's responsibilities, work, time invested and the complexity of the
enterprise. The Board shall be informed if individual Board members perform other tasks for the Company
than exercising their role as Board members.
Work in sub-committees may be compensated in addition to the remuneration received for Board membership.
No share options have been granted to members of the Board. The Company’s nancial statements shall
provide information regarding the Board’s remuneration.
Non-conformance with the recommendation: None
12. Remuneration of executive personnel
The Board decides the salary and other compensation to the CEO within any legal boundaries set out in the
annual statement on compensation to the CEO and executive management as approved by the Company's
General Meeting. The CEO’s salary and bonus shall be competitive and otherwise on market terms for similar
companies. Any fringe benets shall be in line with market practice, and should not be substantial in
relation to the CEO’s basic salary. The Board shall annually carry out an assessment of the salary and other
remuneration to the CEO.
The Company’s nancial statements shall provide further information about salary and other compensation
to the CEO and the executive management team.
The CEO determines the remuneration of executive employees. The Board shall issue guidelines for the
remuneration of the executive management team for approval by the General Meeting. The guidelines shall
lay down the main principles for the Company’s management remuneration policy. The salary level should
not be of a size that could harm the Company’s reputation, or above the norm in comparable companies.
The salary level should, however, ensure that the Company can attract and retain executive employees with
the desired expertise and experience.
The Board of Directors has established guidelines for remuneration of the key employees of the Company,
and the remuneration report for 2021 will be presented to the Annual General Meeting in 2022.
Non-conformance with the recommendation: None
13. Information and communications
The Board and the executive management team assign considerable importance to giving the shareholders
quick, relevant and current information about the Company and its activity areas. Emphasis is placed on
ensuring that the shareholders receive identical and simultaneous information.
Sensitive information will be handled internally in a manner that minimises the risk of leaks. All contracts to
which the Company becomes a party, shall contain condentiality clauses.
The Company shall have clear routines for who is allowed to speak on behalf of the Company on dierent
subjects, and who shall be responsible for submitting information to the market and investor community.
The CEO and CFO shall be the main contact persons of the Company in such respects.
The Board should ensure that the shareholders are given the opportunity to make known their points of
view at and outside the General Meeting.
Non-conformance with the recommendation: None
Annual Report 2021
46
14. Take-overs
In a take-over process, the Board and the executive management team each have an individual responsibility
to ensure that the Company’s shareholders are treated equally and that there are no unnecessary interruptions
to the Company’s business activities. The Board has a particular responsibility in ensuring that the shareholders
have sucient information and time to assess the oer.
In the event of a take-over process, the Board shall ensure that:
■
the Board will not seek to hinder or obstruct any takeover bid for the Company’s operations or shares
unless there are particular reasons for doing so;
■
the Board shall not undertake any actions intended to give shareholders or others an unreasonable
advantage at the expense of other shareholders or the Company;
■
the Board shall not institute measures with the intention of protecting the personal interests of its
members at the expense of the interests of the shareholders; and
■
the Board must be aware of the particular duty it has for ensuring that the values and interests of the
shareholders are protected.
In the event of a take-over bid, the Board will, in addition to complying with relevant legislation and regulations,
seek to comply with the recommendations in the Norwegian Code of Practice for Corporate Governance.
This includes obtaining a valuation from an independent expert. On this basis, the Board will make a
recommendation as to whether or not the shareholders should accept the bid.
Non-conformance with the recommendation: None
15. Auditor
The Company´s auditor is EY.
Each year the Board of Directors shall ensure that the auditor presents to the Audit Committee a plan for
the implementation of the audit work and a written conrmation that the auditor satises established
requirements as to independence and objectivity.
The auditor shall be invited to all Board meetings where the annual accounts are on the agenda. Whenever
necessary, the Board shall meet with the auditor to review the auditor’s view on the Company's accounting
principles, key aspects of the audit, risk areas, internal control routines etc. The auditor shall be invited to
all Audit Committee meetings.
SSG has guidelines for the management’s use of the external auditor for services other than auditing to ensure
the work does not have the ability to aect or question the auditors’ independence and objectiveness. The
Chairman of the Audit Committee is delegated the authority to approve assignments in advance according to
the guidelines. The Chairman of the Audit Committee has delegated its responsibility to approve assignments
in advance for services required according to Norwegian Acts to the CFO of the Company. Responsibility for
monitoring and compile use of external auditor for services other than auditing in an annual summary has
been delegated to the secretary of the Audit Committee, who is the Group Controller.
At the Annual General Meeting, the Board shall present a review of the auditor’s compensation as paid for
auditory work required by law and remuneration associated with other concrete assignments.
In connection with the auditor’s participation in the Audit Committee and the Board of Directors’ consider-
ation of the annual statements, the auditor also conrms his or her independence.
The Board shall arrange for the auditor to attend all General Meetings.
Non-conformance with the recommendation: None
Annual Report 2021
49
Consolidated nancial statements
■ Consolidated statement of comprehensive income 49
■ Consolidated statement of nancial position 50
■ Consolidated statement of cash ows 52
■ Consolidated statement of changes in equity 53
Consolidated statement of comprehensive income
(Amounts in NOK 1 000)
Note
For the year ended
31 December 2021
For the year ended
31 December 2020
Revenue 7, 8 346 075 293 348
Lease expenses 7, 25 -13 250 -9 432
Property-related expenses -44 414 -36 135
Salary and other employee benets 10 -44 115 -40 209
Depreciation 14, 15 -16 863 -14 476
Other operating expenses 7, 11, 27 -41 373 -32 138
Operating prot before fair value adjustments 186 060 160 958
Change in fair value of freehold investment property 9 319 996 92 929
Change in fair value of leasehold investment property 9 -46 356 -63 010
Operating prot aer fair value adjustments 459 700 190 877
Finance income 12 36 273 2 603
Finance expense 12 -55 357 -47 659
Prot before tax 440 616 145 821
Income tax expense 13 -92 015 -32 853
Prot for the period 348 601 112 968
Prot/loss attributable to owners of the parent 348 601 112 968
Prot/loss attributable to non-controlling interests - -
Earnings per share
Basic (NOK) 21 3.96 1.34
Diluted (NOK) 21 3.96 1.34
Other comprehensive income, net of income tax
Items that may be reclassied subsequently to prot or loss
- currency translation dierence -14 650 12 932
Other comprehensive income for the period, net of income tax -14 650 12 932
Total comprehensive income for the period 333 951 125 900
Total comprehensive income for the year
attributable to owners of the parent 333 951 125 900
Total comprehensive income for the year
attributable to non-controlling interests
Annual Report 2021Annual Report 2021
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Ingrid Elvira Leisner
Board member
Yvonne Litsheim Sandvold
Board member
Fabian Søbak
CEO
Steven Skaar
Chairman
Gustav Sigmund Søbak
Board member
Carl August Ameln
Board member
Oslo, April 28th, 2022
Self Storage Group ASA
Consolidated statement of nancial position
(Amounts in NOK 1 000)
Note 31 December 2021 31 December 2020
ASSETS
Non-current assets
Freehold investment property 9, 24 2 422 368 1 456 522
Leasehold investment property 9, 25 444 253 515 227
Property, plant and equipment 14, 24 162 615 122 477
Goodwill 15 187 330 184 628
Financial instruments 6, 22 14 160 -
Other intangible assets 15 1 220 1 626
Deferred tax assets 13 91 -
Total non-current assets 3 232 037 2 280 480
Current assets
Inventories 17 1 857 1 611
Trade and other receivables 18, 24 17 140 15 629
Financial instruments 6, 22 - 24 750
Other current assets 25 668 13 162
Cash and bank deposits 19, 22 214 746 246 804
Total current assets 259 411 301 956
TOTAL ASSETS 3 491 448 2 582 436
EQUITY AND LIABILITIES
Equity
Issued share capital 20 9 467 8 432
Share premium 1 082 657 791 594
Currency translation reserve -1 811 12 839
Retained earnings 713 601 365 000
Total equity 1 803 914 1 177 865
Liabilities
Non-current liabilities
Non-current interest-bearing debt 23 892 626 519 429
Non-current lease liabilities 23, 25 422 479 487 887
Other nancial liabilities 320 2 018
Deferred tax liabilities 13 196 745 114 624
Total non-current liabilities 1 512 170 1 123 958
Current liabilities
Current interest-bearing debt 23 51 644 153 699
Current lease liabilities 23, 25 46 192 49 216
Trade and other payables 12 804 15 777
Income tax payable 13 10 478 11 994
Other taxes and withholdings 6 713 5 862
Other current liabilities 26 47 533 44 065
Total current liabilities 175 364 280 613
Total liabilities 1 687 534 1 404 571
TOTAL EQUITY AND LIABILITIES 3 491 448 2 582 436
sign sign
sign sign sign
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Annual Report 2021Annual Report 2021
5352
Consolidated statement of cash ows
(Amounts in NOK 1 000)
Note
For the year ended
31 December 2021
For the year ended
31 December 2020
Cash ows from operating activities
Prot before tax 440 616 145 821
Income tax paid -14 330 -7 460
Net expensed interest and fees on borrowings and leases 37 468 29 987
Depreciation 14, 15 16 863 14 476
Gain/loss on disposal of property, plant and equipment - 177 - 208
Unrealised gain/loss in foreign currency 12 -9 745 12 842
Change in fair value of nancial instruments 12 -16 178 1 564
Change in fair value of freehold investment property 9 -319 996 -92 929
Change in fair value of leasehold investment property 9 46 356 63 010
Change in trade and other receivables -1 418 299
Change in trade and other payables -3 974 8 462
Change in other current assets -3 614 -1 335
Change in other current liabilities 2 438 2 029
Net cash ows from operating activities 174 309 176 558
Cash ows from investing activities
Payments for investment property -174 836 -164 523
Payments for property, plant and equipment -47 332 -23 300
Proceeds from disposal of property, plant and equipment 684 251
Net cash outow on acquisition of subsidiaries -463 862 -76 202
Net cash ows from investing activities -685 346 -263 774
Cash ows from nancing activities
Net proceeds from issue of equity instruments 291 999 -
Proceeds from borrowings 23 1 084 268 441 000
Repayment of borrowings 23 -809 162 -110 158
Interest paid 23 -25 444 -10 572
Payments of lease liabilities 23, 25 -43 296 -55 069
Payments of leases classied as interest 23, 25 -18 527 -20 666
Net cash ows from nancing activities 479 838 244 535
Net change in cash and cash equivalents -31 199 157 319
Cash and cash equivalents at beginning of the period 246 804 88 117
Eect of foreign currency rate changes on cash and cash equivalents - 859 1 368
Cash and equivalents at end of period 19 214 746 246 804
Consolidated statement of changes in equity
(Amounts in NOK 1 000)
Note
Issued
Share
capital
Share
premium
Currency
translation
reserve
Retained
earnings
Total
equity
Balance at 1 January 2020 8 261 744 853 - 93 252 032 1 005 053
Prot (loss) for the period - - - 112 968 112 968
Other comprehensive income (loss)
for the period net of income tax - - 12 932 - 12 932
Total comprehensive income for the period - - 12 932 112 968 125 900
Issue of ordinary shares, net of transac-
tion costs 20, 21 171 46 741 - - 46 912
Balance at 31 December 2020 8 432 791 594 12 839 365 000 1 177 865
Balance at 1 January 2021 8 432 791 594 12 839 365 000 1 177 865
Prot (loss) for the period - - - 348 601 348 601
Other comprehensive income (loss)
for the period net of income tax - - -14 650 - -14 650
Total comprehensive income for the period - - -14 650 348 601 333 951
Issue of ordinary shares, net of transac-
tion costs 20, 21 1 035 291 063 - - 292 098
Balance at 31 December 2021 9 467 1 082 657 - 1 811 713 601 1 803 914
Annual Report 2021Annual Report 2021
5554
Notes to the consolidated
nancial statements
Note 1 General information
The address of the registered oce is K arensly st allé 2, 02 78 Oslo .
facilities to customers throughout Norway, Sweden and Denmark.
These consolidated nancial statements were approved for issue by the Board of Directors on 28 April
2022. Some minor rounding dierences may occur, entailing that the total may deviate from the total of the
individual amounts. This is due to the rounding to whole thousands of individual amounts.
Note 2 Signicant accounting policies
The principal accounting policies applied in the preparation of these consolidated nancial statements are set
out below. These policies have been consistently applied in all periods presented. Amounts are in thousands
of Norwegian kroner (NOK) unless stated otherwise. The functional currency of the parent company is NOK,
which is also the presentation currency of the Group.
Basis of preparation
The consolidated nancial statements of the Group have been prepared in accordance with International
Financial Reporting Standards (IFRS) as adopted by the European Union. The consolidated nancial
statements have been prepared on the historical cost basis except for investment property and interest
rate swaps, which are measured at fair value with changes recognised in prot or loss.
The preparation of nancial statements in conformity with IFRS requires the use of certain critical accounting
estimates. It also requires management to exercise its judgements in applying the Group's accounting policies.
Areas involving a high degree of judgment or complexity, and areas in which assumptions and estimates are
signicant to the consolidated nancial statements are disclosed in Note 4.
Principles of consolidation
The consolidated nancial statements incorporate the nancial statements of the Group and entities
controlled by the Group. Control is achieved when the Group has power over the investee, is exposed, or
has rights to, variable returns from its involvement with the investee, and has the ability to use its power to
aect its returns. The Group reassesses whether or not it controls an investee if facts and circumstances
indicate that there are changes to one or more of the three elements of control listed above.
Business combinations
Business combinations are accounted for using the acquisition method. The consideration transferred and
all the identiable assets and liabilities of an acquired business are measured at fair values at the date of
acquisition. Acquisition-related costs are generally recognised in prot or loss as incurred. Goodwill is measured
at the amount by which the total consideration transferred exceeds the net fair value of assets acquired.
Goodwill is not amortized, but its value is tested for impairment at least annually, or more frequently when
there is an indication that the cash-generating unit to which goodwill has been allocated, may be impaired.
Goodwill is allocated to each of the Group’s cash-generating units (or groups of cash generating units) that is
expected to benet from the synergies of the combination. If the recoverable amount of the cash-generating
unit is less than its carrying amount, the impairment loss is allocated rst to reduce the carrying amount of
each asset in the unit. Any impairment loss for goodwill is recognised directly in prot or loss. An impairment
loss recognised for goodwill is not reversed in subsequent periods.
On disposal of the relevant cash-generating unit, the attributable amount of goodwill is included in the
determination of the prot or loss on disposal.
Revenue recognition
The Group earns revenue from acting as a lessor in operating leases which do not transfer substantially all
of the risks and rewards incidental to ownership of an investment property. In addition, the Group subleases
investment property acquired under head leases. All subleases are classied as operating leases. Rental
income arising from operating leases on investment property is accounted for on a straight-line basis over
the lease term and is included in revenue in the statement of prot or loss due to its operating nature in
accordance with IFRS 16. Revenue income is presented net of rebates and other similar allowances. Revenue
from retail sales and distribution of insurance is recognised according to IFRS 15 when control of a good or
service transfer to a customer.
■
Self-storage revenue: Self-storage services are provided on a time basis. The price at which customers
store their goods is dependent on size of unit and storage facility location. Customers are either
automatically charged on a monthly basis (credit card payments) or invoiced on a monthly basis in advance.
The customer may choose to be charged in advance for 6 and 12 months in order to receive a discount.
■
Retail sales: Storage ancillary goods such as boxes, tape and other moving materials are oered to
customers. The performance obligations are satised upon delivery.
■
Distribution of insurance: Customers must have insurance, and may choose to insure their goods in
storage, through the storage provider or through their own insurance. When insurance is bought through
the storage provider the performance obligation is satised over the insurance period. The Group acts
as an agent in these arrangements and revenue is recognised net of costs. Customers are invoiced on
a monthly basis in advance.
Leases when lessee
The Group leases properties, containers and trailers. Lease terms correspond to the term of the lease
contract, unless the Group is reasonably certain that it will exercise contractual extensions or termina-
tion options. From 1 January 2019 leases are recognised according to IFRS 16 as a right-of-use asset and
corresponding lease liability at the date at which the leased asset is available for use, see note 3. Lease
payments are apportioned between nance expenses and reduction of the lease obligation so as to achieve
a constant rate of interest on the remaining balance of the liability. The right-of-use assets of leasehold
investment property is measured at fair value, and all other right-of-use assets are depreciated over the
shorter of the lease term and their useful lives.
Annual Report 2021Annual Report 2021
5756
Measurement of lease liabilities
Lease liabilities are measured at the net present value of lease payments due under the contract, less any
lease incentives receivable, plus the costs of purchase or termination options if reasonably certain to be
exercised. At year-end lease payments are increased with annual ination for the upcoming year when
known. Lease payments are discounted using the interest rate implicit in the lease. If that rate cannot be
determined, the Group’s incremental borrowing rate is used, being the rate that the lessee would have to
pay to borrow the funds necessary to obtain an asset of similar value in a similar economic environment
with similar terms and conditions.
The incremental borrowing rate for all lease contracts with under ten years maturity are based on NIBOR
plus margin mark-up. The incremental borrowing rate for all lease contracts with over ten years maturity are
based on rent for ten-year government bond plus margin mark-up. The Group use margin mark-up from
the last signed bank facility loan as margin mark-up in the incremental borrowing rate since nancing of
the Group is centralized. The Group assess the risk prole for this type of lease contracts as similar inside
Scandinavia, therefor no country risk mark-up is added.
Measurement of right-of-use assets
The Group leases properties that meet the denition of investment property. For accounting policies for
leasehold investment property, refer to the policies on investment properties.
Other right-of-use assets, as containers and trailers, are measured at cost, comprising the initial measurement
of lease liability, lease payments made at the commencement date, initial direct costs and estimated restoration
costs, less any lease incentives received.
In measuring of right-of-use assets non-lease components are not included. Lease payments associated
with short-term leases and leases of low-value assets are recognised on a straight-line basis as an expense
in prot or loss. Right-of-use assets are depreciated on a straight-line basis over the shorter of the lease
term and the estimated useful lives of the assets. The right-of-use assets are subject to impairment, and
the Group assesses, at each reporting date, whether there is an indication that an asset may be impaired.
Investment property
Freehold investment property
Freehold investment property are properties held to earn rentals and/or for capital appreciation. Freehold
investment property is measured initially at cost, including transaction costs. Subsequent to initial recognition,
freehold investment property is measured at fair value. Gains and losses arising from a change in the fair value
of freehold investment property are included in prot or loss in the period in which they arise. Expenditures
such as ongoing maintenance, are expensed, while other expenses that are expected to generate future
economic benets are capitalised.
A freehold investment property is derecognised upon disposal or when the freehold investment property
is permanently withdrawn from use and no future economic benets are expected from the disposal. Any
gain or loss arising on derecognition of the property (calculated as the dierence between the net disposal
proceeds and the carrying amount of the asset) is included in prot or loss in the period during which the
property is derecognised.
Leasehold investment property
Leasehold investment property is measured at fair value. Gains and losses arising from changes in the fair
value of leasehold investment property are included in prot or loss in the period in which they arise. Change
in value is outlined by the value adjustment due to passage of time, and no terminal value exists. All options
starting within the next seven years and reasonably certain to exercise are included.
In measuring of right-of-use assets non-lease components are not included. Lease payments associated
with short-term leases and leases of low-value assets are recognised on a straight-line basis as an expense
in prot or loss.
Foreign currencies
In preparing the nancial statements of each individual group entity, transactions in currencies other than
the entity’s functional currency (foreign currencies) are recognised at the rates of exchange prevailing at the
dates of the transactions. Monetary assets and liabilities denominated in foreign currencies are translated
at the closing rate of exchange conrmed by the Central Bank of Norway in eect at the reporting date.
For the purposes of presenting these consolidated nancial statements, the assets and liabilities of the
Group’s foreign subsidiaries are translated into NOK using exchange rates prevailing at the end of each
reporting period. Income and expense items are translated at the average exchange rates for the period,
unless exchange rates uctuate signicantly during that period, in which case the exchange rates at the
dates of the transactions are used. Exchange dierences are recognised in other comprehensive income
and accumulated in equity.
Current and deferred tax
Income tax expense represents the sum of taxes currently payable and deferred tax.
Current tax payable is based on taxable prot for the year. Taxable prot diers from “prot before tax”
as reported in the consolidated statement of prot or loss and other comprehensive income because of
items of income or expense that are taxable or deductible in other years and items that are never taxable
or deductible. The Group’s current tax is calculated using tax rates that have been enacted or substantively
enacted by the end of the reporting period.
Deferred taxes are recognised based on temporary dierences between the carrying amounts of assets and
liabilities in the consolidated nancial statements and the corresponding tax bases used in the computation
of taxable prot. Deferred tax liabilities are recognised for taxable temporary dierences and deferred tax
assets arising from deductible temporary dierences are recognised to the extent that it is probable that
taxable prots will be available against which deductible temporary dierences can be utilised. Currently, no
deferred tax asset has been recognised in the consolidated nancial statements of the Group.
Deferred tax liabilities and assets are measured at the tax rates that are expected to apply in the period in
which the liability is settled or the asset realised, based on tax rates that have been enacted or substantively
enacted by the end of the reporting period.
Current and deferred tax are recognised in prot or loss, except when they relate to items that are recognised
in other comprehensive income or directly in equity, in which case, the current and deferred tax are also
recognised in other comprehensive income or directly in equity respectively. Where current tax or deferred
tax arise from the initial accounting for a business combination, the tax eect is included in the accounting
for the business combination.
Property, plant and equipment
Property, plant and equipment are stated at cost less accumulated depreciation and any impairment losses
(see impairment of assets below). Acquisition cost includes expenditures that are directly attributable to the
acquisition of the individual item.
Depreciation is calculated on a straight-line basis in order to write down the cost of the tangible assets to
their residual values over their expected useful lives. If signicant individual parts of the assets have dierent
useful lives, they are recognised and depreciated separately. Depreciation commences when the assets
are ready for their intended use. The estimated useful lives, residual values and depreciation method are
reviewed at the end of each reporting period, with the eect of any changes in estimate accounted for on
a prospective basis.
An item of property, plant and equipment is derecognised upon disposal or when no future economic
benets are expected to arise from the continued use of the asset. Any gain or loss arising on the disposal
or retirement of an item of property, plant and equipment is determined as the dierence between the sales
proceeds and the carrying amount of the asset and is recognised in prot or loss.
Annual Report 2021Annual Report 2021
5958
Impairment of non-nancial assets
At the end of each reporting period, the Group reviews the carrying amounts of its assets to determine
whether there is any indication that those assets have suered an impairment loss. If any such indication
exists, the recoverable amount of the asset is estimated in order to determine the extent of the impairment
loss (if any). Assets that are subject to depreciation or amortization are tested for impairment when events
or changes in circumstances indicate that the carrying amount may not be recoverable. Goodwill is tested
for impairment at least annually, and whenever there is an indication that the asset may be impaired.
An impairment loss is recognised if the asset's carrying amount exceeds its recoverable amount. The
recoverable amount is the higher of an asset's fair value less costs to sell and value in use. In assessing
value in use, the estimated future cash ows are discounted to their present value using a pre-tax discount
rate that reects current market assessments of the time value of money and the risks specic to the
asset for which the estimates of future cash ows have not been adjusted. For the purposes of impairment
testing, assets are grouped at the lowest levels for which there are separately identiable cash inows
(cash-generating units). An impairment loss is recognised immediately in prot or loss, reducing the carrying
value to the recoverable amount.
Non-nancial assets (or cash generating units) other than goodwill that have suered impairment charges are
reviewed for possible reversal of the impairment at each reporting date. A reversal is recognised immediately
in prot or loss and increases the carrying amount of the asset to the revised estimate of its recoverable
amount, but so that the increased carrying amount does not exceed the carrying amount that would have
been determined had no impairment loss been recognised for the asset or cash-generating unit in prior years.
Inventories
Inventories are stated at the lower of cost and net realisable value. Costs of inventories are determined on a
rst-in-rst-out (FIFO) basis. Net realisable value represents the estimated selling price for inventories less all
costs necessary to make the sale. Appropriate impairment losses have been recognised for obsolescence.
Cash and cash equivalents
Cash and short-term deposits in the balance sheet comprise cash at bank and other short-term highly liquid
investments with original maturities of three months or less.
Financial assets
The Group’s nancial assets are initially measured at fair value. Transaction costs that are directly attributable
to the acquisition of nancial assets are added to the fair value of the asset. Financial assets at fair value
through prot or loss are carried in the statement of nancial position at fair value, with net changes in fair
value recognized in the statement of prot or loss. This category includes derivative instruments to acquire
investment property. The Group applies the same methodology to perform valuation on these derivatives
as on investment property. The nancial asset is de-recognized when the company either exercise the
derivative (and obtain right to investment property) or the derivative expires without the Group declare the
right to exercise. The Group executed the derivative for a property in Asker in July 2021.
Classication and impairment
The Group's nancial assets classied as “amortized cost” consist of "trade and other receivables" and
"cash and cash equivalents". Financial assets classied as “fair value through prot or loss” consist of “nancial
instruments”. Management determines the classication of its nancial assets at initial recognition, and the
basis of classication depends on the entity’s business model and the contractual cash ow characteristics
of the nancial asset.
Financial assets are assessed for indicators of impairment at the end of the reporting period subject to the
expected credit loss model. For trade receivables, the Group applies a simplied approach in calculating
expected credit loss. Therefore, the Group does not track changes in credit risk, but instead recognises a
loss allowance based on lifetime ECLs at each reporting date. The Group has established a provision matrix
that is based on its historical credit loss experience, adjusted for forward-looking factors specic to the
debtors and the economic environment. For nancial instruments assets are valued according to fair value
at the end of the reporting period.
Financial liabilities and equity instruments
Debt and equity instruments are classied either as nancial liabilities or as equity in accordance with the
substance of the contractual arrangements and the denitions of a nancial liability and an equity instrument.
Equity instruments
An equity instrument is any contract that evidences a residual interest in the assets of an entity after
deducting all of its liabilities. Equity instruments issued by a Group are recognised at the proceeds received,
net of any issue costs. Transaction costs directly attributable to the issue of equity are recognised directly
in equity, net of tax.
Financial liabilities
The Group's nancial liabilities are classied as “other nancial liabilities” and consist of “debt to nancial
institutions” and “trade and other payables”. These nancial liabilities are initially recognised at fair value and
subsequently measured at amortized cost using the eective interest method.
The Group's nancial liabilities are measured and classied in the categories as “fair value through prot or
loss” and “other nancial liabilities”. Financial liabilities classied as “other nancial liabilities” in the balance
sheet are recognised at fair value through prot and loss. All other nancial liabilities are initially recognised
at fair value and subsequently measured at amortised cost using the eective interest method.
Interest-bearing bank loans and overdraft are initially recorded at fair value, net of directly attributable
transaction costs, and subsequently measured at amortised cost using the eective interest method. Finance
charges, including premium payable on settlement or redemption and direct issue costs, are accounted for
on an accrual basis in the income statement using the eective interest method and are included within the
carrying amount of the instrument to the extent that they are not settled in the period in which they arise.
Statement of cash ows
The statement of cash ows is prepared using the indirect method. This means that the statement is based
on the Group’s prot before tax in order to present cash ows from operating, investing and nancing
activities respectively. Cash payment made in acquiring subsidiaries less the cash acquired as part of the
transactions is reported under Cash ows from investing activities.
Earnings per share
Earnings per share are calculated by dividing the prot or loss attributable to ordinary shareholders of the
Group by the weighted average number of ordinary shares outstanding during the period. Diluted earnings
per share is calculated as prot or loss attributable to ordinary shareholders of the Group, adjusted for the
eects of all potential dilutive options.
Annual Report 2021Annual Report 2021
6160
Note 3 Adoption of new and revised
International Financial Reporting Standards (IFRSs)
Standards and Interpretations aecting amounts reported in the current period
All relevant new and revised IFRSs and IFRIC interpretations that are mandatory for periods commencing
1 January 2022 and earlier have been adopted for all periods presented in these consolidated nancial
statements. There are no new standards, amendments to standards or interpretations which material aect
the consolidated nancial statements of the Group in 2022.
Standards and Interpretations in issue but not yet adopted
There are no new standards or amendments in short term perspective which have been issued, but are
not yet eective, that are considered to have an impact on the Group. The Group intends to adopt these
standards, if applicable, when they become eective.
Note 4 Critical accounting judgements
and key sources of estimation uncertainty
Critical accounting estimates and judgements
In the application of the Group’s accounting policies, as described in note 2, management is required to
make judgements, estimates and assumptions that aect the reported amounts of assets and liabilities.
Estimates and judgements are evaluated on an on-going basis and are based on historical experience and
other factors, including expectations of future events that are considered to be relevant.
Freehold investment property
Freehold investment property is acquired with the aim of achieving a long-term return from rental income and
increase in value. Freehold investment property is recognised at fair value, based on market values identied
by an independent appraiser. Gains or losses as a result of changes in the market value is recognised in prot
or loss as they arise and are presented on a separate line “Change in value of freehold investment property”.
Freehold investment property is measured initially at cost, including transaction costs. Transaction costs
associated with properties acquired through business combinations (as dened in IFRS 3) are expensed.
Subsequent expenditure is added to the freehold investment property’s carrying amount, if it is probable
that future nancial benets associated with the expenditure will ow to the Group and the expense
can be measured reliably. Other maintenance costs are recorded through the income statement in the
period in which they are incurred. Freehold investment properties are valued at each reporting date. The
values are estimated by an independent appraiser. The valuation is based on the individual property’s
assumed future cash ows, and property values are arrived at by discounting cash ows with an individual
risk-adjusted required rate of return. Events that can trigger the individual rate of return are changes in the
market situation, damages on the building or changes in lease arrangement.
The required rate of return for each property is dened as being a long-term risk-free interest rate plus a
property-specic risk supplement. The latter is dened on its location, standard, occupancy rate, tenants’
nancial reliability and remaining lease term. Known market transactions with similar properties in the same
geographical area are also taken into consideration. See also note 9.
Impairment of assets
The carrying amounts of non-current tangible and intangible assets are assessed by means of impairment
tests whenever there is an indication of impairment. Any impairment of goodwill is nevertheless assessed at
least annually. The recoverable amounts of cash-generating units have been determined based on value-in-use
calculations. These calculations require management to estimate the future cash ows expected to arise from
the cash-generating unit and a set discount rate in order to calculate present value. As of 31 December 2021,
the amount of goodwill tested for impairment amounted to NOK 187.3 million. No impairment losses were
recognised in 2021 or 2020. Details of the impairment test calculation are set out in note 15.
Lease
The Group as lessee
The Group has several leases with options to extend the term of lease. When determining the lease liability
of the Group, the following principles were applied to options. All extension options on leasehold investment
property starting within the next seven years and reasonably certain to exercise are included in the lease
liability, as these are established facilities with high occupancy that require signicant investment to move
and are therefore reasonably certain to be kept in use for as long as possible under current conditions. The
Group assess that changing market conditions and the increased amount of freehold properties can aect
future decision of exercising options. Therefor only options starting within the next seven years are included.
Leases used in administrative and supporting functions were determined to be more exible therefore
management determined these did not meet the reasonably certain criteria and were not included in the
lease liability.
The Group cannot readily determine the interest rate implicit in leases where it is the lessee, therefore, it
uses the Group’s incremental borrowing rate. This is the rate that the lessee would have to pay to borrow
the funds necessary to obtain an asset of similar value in a similar economic environment with similar terms
and conditions.
Annual Report 2021Annual Report 2021
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Note 5 Financial instruments risk
management objectives and policies
(Amounts in NOK 1000)
The Group’s nancial assets and liabilities comprise nancial instruments, cash and bank deposits, trade
receivables, trade payables, loans from nancial institutions, obligations under nance leases and various
other nancial assets and liabilities. Financial assets and liabilities are classied at initial recognition, and
subsequently measured at amortised cost, fair value through other comprehensive income, or fair value
through prot or loss. Refer to note 22 and note 23 for further details.
The Group nances its activities through borrowings, by issuing equity instruments and with cash ow from
operations. The Group does currently not use nancial derivatives. The Group is subject to market risk
(foreign currency risk and interest rate risk), credit risk and liquidity risk.
The Group experienced limited business impact from COVID-19 in 2021. The management has focused on
potential impacts related to COVID-19 on the Group’s nancial results, but the business impact in 2021 has
been limited.
Subsequent of 2021, Russia went to war against Ukraine. SSG has no direct exposure to Russia and Ukraine,
and the war has a limited eect on the Group. However, we see a sharp rise in energy prices from an already
high level, and the conict may create greater uncertainty on the world’s energy situation. This element may
aect SSG in 2022, but the extent of the impact and the consequences are still unclear.
Liquidity risk
The Group manages liquidity risk by forecasting and monitoring cash and liquidity needs on an on-going basis
and maintaining adequate cash-reserves. The Group is in a growth phase and is investing in new properties,
expansions and t out for new facilities. The growth is primarily nanced through cashow from operating
activities and facility loans. Increased facility loans instead of more expensive building loan are chosen if
considered the best economic option. The Group has sucient cash available to meet its obligations as of
31 December 2021. The Group has nancial risk management policies in place to ensure that all payables
are paid within the pre-agreed terms.
Credit risk
Credit risk is the risk of a counterparty defaulting. The Group’s credit risk is limited to trade receivables and
is mitigated by the fact that a credit check is performed, using credit rating agencies, for all new customers.
Credit quality of a customer is assessed based on recommendation from the credit rating agencies and credit
history. Rent is generally invoiced monthly in advance. Historically, losses on receivables have been low and
an allowance has been made for anticipated future losses on current balances. Outstanding trade receiv-
ables are regulatory monitored and followed up. The Group has not seen increased losses on receivables
due to COVID-19 in 2021. Other nancial assets comprise largely bank deposits. The carrying value of the
bank deposits and receivables represents the Group’s maximum exposure to credit risk. See also note 18.
Interest rate risk
The Group is exposed to interest rate risk through its nancial activities. The interest-bearing debt consists
of two elements, 3 months Nibor + a xed charge of basis points. The purpose of the Group’s interest
rate risk management is to reduce interest costs and at the same time keep the volatility of future interest
payments within acceptable limits. The Group manage interest rate risk by entering oating-to-xed interest
rate swaps. In 2021 two interest rate swaps were entered.
The following table illustrates the sensitivity of the Group to potential interest rate without interest rate
swaps. The calculation is based on a change in the average market interest rate for each period, and the
nancial instruments held at each reporting date that are sensitive to changes in interest rates. The table
also shows interest rate swaps as of December 2021 replacing 3 months Nibor.
Foreign currency risk
Exposures to currency exchange rates arise from the Group’s purchases abroad, which are primarily de-
nominated in DKK, SEK, EUR and GBP. There is a smaller amount of purchases in foreign currency. Prot
after tax for the Group is also aected by changes in exchange rates, as the results of foreign companies
are translated into Norwegian kroner at the weighted average exchange rate for the period. In addition,
the Group is exposed to changes in exchange rate on intercompany loan from the parent company to the
subsidiary in Denmark where the loan is in DKK.
The following table shows currency eect on the Group’s prot if the exchange rates uctuate with +/- 10%
measured against NOK:
Capital management
The main purpose of the Group’s capital management is to maintain a good balance between debt and equity,
in order to maximize the value of the shares in the Group through creation of dividend and underlying values,
while also maintaining a good credit rating and obtaining loan terms with lenders that reect the risk prole
of the Group. This also ensures short-term and long-term nancial exibility for the Group.
The Group has dened a target for the loan to value ratio which shall not exceed the current loan to value
covenants in the covenants in the Group’s bank facility loan. The covenants also specify requirements in
relation to the Company’s nancial strength. As of 31 December 2021, the Group is compliant with all loan
covenants, and also expects to comply with covenants throughout 2022.
Interest rate sensivity Change in interest rates in basis points Eect on prot before tax
2021 50 -4 721
- 50 4 721
2020 50 -3 366
- 50 3 366
The average eective interest rate on nancial instruments were as follows:
2021 2020
Bank loans 2.77 1.74
Fixed interst
rate agreements Amount Maturity date Interest rate (%)
Handelsbanken 150 000 Mar-25 1.080
Handelsbanken 150 000 Apr-25 0.790
Handelsbanken 300 000 Mar-26 1.345
Handelsbanken 150 000 Mar-26 1.420
2021 2020
Foreign currency
sensitivity
Changes in
currency Eect on prot before tax Eect on prot before tax
DKK 10% 17 910 3 971
-10% -17 910 -3 971
SEK 10% 1 154 1 065
-10% -1 154 -1 065
EUR 10% - 566 - 759
-10% 566 759
GBP 10% - 65 - 185
-10% 65 185
Annual Report 2021Annual Report 2021
6564
Note 6 Business combinations
(Amounts in NOK 1000)
The Group has net cash outow on acquisition of subsidiaries of NOK 464 million in 2020. One of the
acquisitions in 2021 meet the denition of a business combination. The remaining of the acquisitions did not
meet the denition of a business combination and are accounted for as asset acquisitions.
On 14 April 2021, SSG acquired 100% of the shares in Dit Pulterkammer Holding A/S, a Danish regional
self-storage operator with ve strategically located facilities in the Jutland region and Aarhus area and a
current lettable area of approximately 9 300 m
2
. The transaction has an enterprise value of DKK 102 million
(approx. NOK 139 million) and was nanced with SSG's existing bank facility.
Dit Pulterkammer Holding A/S is the parent company of Dit Pulterkammer A/S. The Company was acquired
with the purpose of continuing the expansion of the group’s activities and to build a national footprint in
Denmark. Dit Pulterkammer group will be reported as part of the CSS segment.
The cash consideration is adjusted for changes in work in capital. Subsequent to the acquisition all
interest-bearing liabilities were settled with cash, amounting to NOK 96.0 million.
Assets and liabilities assumed in connection with the business combination of DPK have been recognised
at their estimated fair value on the completion 14 April 2021. Freehold investment property is recorded to
fair value based on valuation from an independent appraiser. Surplus value is identied related to t-out,
and the fair value is based on management’s best estimate. No other adjustments to the carrying values of
assets and liabilities have been identied. The purchase price allocation is preliminary and may be subject
to change within 12 months from completion date, which is one year from the date of the acquisition.
Acquisitions in 2021
Main business activity
Date of business
combination
Proportion of voting
equity acquired Acquiring entity
Dit Pulterkammer
Holding A/S Self-storage solutions 14-Apr-21 100%
City Self-Storage A/S
(Denmark)
Consideration
Dit Pulterkammer
Cash 37 456
Total consideration 37 456
Goodwill originating from the business combination is related to the fair value of the ve properties in
operation, and the value stems from the synergies of the net assets of the business, as well as from other
benets, such as the ability to earn monopoly prots and barriers to market entry. No impairment has been
recognised subsequent to the business combination.
Goodwill that has arisen as part of the business acquisition is not tax deductible.
Eect on Group results (2021)
The acquired companies do not impact consolidated revenue and prot before acquisition date 14 April 2021.
The revenue and net prot for the full year 2021 are estimated to be approximately NOK 21.6 million and
NOK 5.1 million respectively, if the Company had acquired DPK with eect from 1 January 2021. EBITDA for
the full year 2021 is estimated to NOK 12.0 million. Estimated consolidated gures for the year 2021 are
according to Danish GAAP.
Transaction costs related to the acquisition are recorded in 2021 and amounted to NOK 3.1 million.
Identiable assets and liabilities recognised on the date of the business combination
Carrying amount
14 April 2021
Fair value
adjustments
Fair value
14 April 2021
Freehold investment property* 128 348 - 128 348
Fit-out and property, plant and equipment 3 876 5 572 9 448
Trade receivables 1 006 - 1 006
Software 1 811 - 1 811 -
Cash and cash equivalents 16 - 16
Deferred tax liability - 2 275 - 828 - 3 103
Interest-bearing liabilities - 96 045 - - 96 045
Trade payables - 495 - - 495
Tax payable - 129 - - 129
Other current liabilities - 3 950 - - 3 950
Net assets 32 163 2 934 35 097
*DPK has historically reported under Danish GAAP with investment property recorded at historical cost less accumulated
depreciation and amortization. As part of transition to IFRS investment property is recorded to fair value in accordance with
IAS 40
Goodwill
Dit Pulterkammer
Consideration 37 456
Fair value of identiable net assets acquired - 35 097
Goodwill 2 359
Annual Report 2021Annual Report 2021
6766
Note 7 Segment information
(Amounts in NOK 1000)
Management has determined the operating segments based on reports reviewed by the CEO and
management team and Board of Director's, and which are used to make strategic and resource allocation
decisions. The Group reports management information based on the two concepts oered by the Group,
City Self-Storage (CSS) and OK Minilager (OKM), in addition to the Group’s property companies in the Property
segment and Self Storage Group A S A (SSG ASA) in separate segments. Other/elimination includes
eliminations of intercompany transactions and the remainder of the Group’s activities not attributable to
the other operating segments. The Group reports management information according to earlier accounting
standard IAS 17, and the segment report are not adjusted for IFRS 16 impacts.
Dit Pulterkammer is reported as part of the CSS segment.
The total of Rental income from self-storage services and Other income in the segment reporting corresponds
with the line item Revenue as recognised under IFRS. Other income mainly exists of income from ancillary
services and rental income from segments other than self-storage.
The Group's reportable segments are as follows:
OK Minilager (OKM)
Nationwide presence in Norway oering climate controlled storage units and container based
storage.
City Self-Storage (CSS)
Climate controlled facilities in all Scandinavian countries, currently serving Oslo, Stavanger,
Trondheim, Stockholm, Copenhagen and the Jutland-area in Denmark
Property
The ownership and development of property. Internal lease agreements with the operating
companies in the group,in addition toexternal lease agreements. The internal income and
expenses are eliminated on Group level.
SSG ASA SSG ASA includes administration and management activities.
Other/eliminations
Elimination and the remainder of the Group's activities not attributable to the operating seg-
ments described above.
For the year ended
31 December 2021 CSS OKM Property SSG ASA
Other/
elimina-
tions
IFRS 16-
adjust-
ment* Total
Rental income from self-storage
services 229 326 90 918 - - - - 320 244
Other income 19 326 1 079 85 671 507 -80 752 - 25 831
Lease expenses -116 700 -39 555 - -1 320 80 752 63 573 -13 250
Other operating costs -86 653 -22 262 -16 951 -4 279 - 243 -129 902
EBITDA 45 299 30 180 68 720 -5 092 - 63 816 202 923
Reconciliation to prot before tax as reported under IFRS
Depreciation -16 863
Change in fair value of freehold
investment property 319 996
Change in fair value of leasehold
investment property -46 356
Finance income 36 273
Finance expense -55 357
Prot before tax 440 616
For the year ended
31 December 2020 CSS OKM Property SSG ASA
Other/
elimina-
tions
IFRS 16-
adjust-
ment* Total
Rental income from self-storage
services 193 799 78 676 - - - - 272 475
Other income 13 649 2 326 64 511 85 -59 698 - 20 873
Lease expenses -105 654 -35 493 - 7 -1 227 58 283 74 666 -9 432
Other operating costs -70 495 -20 961 -16 154 -2 509 1 415 222 -108 482
EBITDA 31 299 24 548 48 350 -3 651 - 74 888 175 434
Reconciliation to prot before tax as reported under IFRS
Depreciation -14 476
Change in fair value of freehold
investment property 92 929
Change in fair value of leasehold
investment property -63 010
Finance income 2 603
Finance expense -47 659
Prot before tax 145 821
No customer exceeds 10 percent of the revenues.
*Adjustment to extract segment reporting according to IAS 17 to include IFRS 16 impacts
Annual Report 2021
68
Note 8 Revenue
(Amounts in NOK 1 000)
The following is an analysis of the Group's revenue for the period:
For the year ended
31 December 2021
For the year ended
31 December 2020
Rental income from self-storage services* 320 244 272 475
Revenue from retail sales 4 041 4 064
Agent revenue from insurance services 8 040 7 514
Other revenue** 13 750 9 295
Total revenue 346 075 293 348
Geographical analysis of revenues:
Norway 267 013 216 643
Sweden 38 707 37 477
Denmark 40 355 39 228
Total revenue 346 075 293 348
The geographical allocation is based on the location of the business operations.
Total revenue under IFRS 15 is NOK 25.8 million (2020: NOK 20.9 million), and the company has only imma-
terial contract assets and liabilities. Lease contracts on self-storage are short-term and can be terminated
on short notice.
*Accounted for under the leasing standard
**Mainly rental income from segments other than self-storage
Annual Report 2021Annual Report 2021
7170
Note 9 Investment property
(Amounts in NOK 1 000)
Investment property is measured at fair value. Gains and losses arising from a change in the fair value of
investment property are included in prot or loss in the period in which they arise. The Company's valuation
process is based on valuations performed by an independent external party, supplemented by internal
analysis and assessments. The valuations are reviewed on a quarterly basis.
Properties are valued by discounting future expected cash ows. Both contractual and expected future
cash ows are included in the calculations. Fair value assessments depend largely on assumptions related to
market rent, discount rates and ination. Market rent is based on individual assessments for each property.
Lease payments are based on contracts between the real estate company and the operating companies.
Property-related expenses relating to investment properties are recognised in prot or loss. The Group
had two signicant contractual obligations for construction contracts related to investment properties at
year-end 2021 and three at year-end 2020 with upcoming liabilities. The signicant contractual obligations
at year-end 2021 are related to one steel building at Alver, Norway, with Borga Stålbygg amounting to
approximately NOK 5.2 million and one elevator project with Betongarbeid amounting to approximately
NOK 3.2 million (all amounts exclusive of VAT). The signicant contractual obligations at year-end 2020
are related to the Group's three greeneld development projects. The contract at Breivollveien 25 with
AF Gruppen amounts to approximately NOK 70 million, the contract at John Aaes vei with Metallbygg amounts
to NOK 14 million and the contract at Bjørnerudveien 10 with Borga amounts to NOK 9 million (all amounts
exclusive of VAT). In addition, the Group continuously has ongoing smaller development projects related to
conversion and expansion projects.
Carrying value of investment property
Changes in the carrying amount of investment property are specied in the table below.
Leasehold investment
property
Freehold investment
property Total
Balance as at 31 December 2020 515 227 1 456 522 1 971 749
Additions and disposals leasehold investment property
in the year
-14 795 -
-14 795
Value adjustment due to passage of time -46 356 - -46 356
Business combination (note 6) - 128 348 128 348
Asset acquisition in Property segment - 35 493 35 493
Company acquired as asset acquisition - 345 701 345 701
Additions to existing properties - 139 343 139 343
Fair value adjustments recognised in prot or loss - 319 996 319 996
Other/translation dierences -9 823 -3 035 -12 858
Balance as at 31 December 2021 444 253 2 422 368 2 866 621
Leasehold investment
property
Freehold investment
property Total
Balance as at 31 December 2019 489 062 1 074 457 1 563 519
Additions and disposals leasehold property in the year 76 302 - 76 302
Value adjustment due to passage of time -63 010 - -63 010
Asset acquisition in Property segment - 51 188 51 188
Company acquired as asset acquisition - 124 613 124 613
Additions to existing properties - 113 335 113 335
Fair value adjustments recognised in prot or loss - 92 929 92 929
Other/translation dierences 12 873 - 12 873
Balance as at 31 December 2020 515 227 1 456 522 1 971 749
The portfolio of freehold investment property was valued by an independent appraiser at year end 2020
and 2021. In addition to the impact of annual CPI adjustment of internal leases, the increase in fair value
adjustments of freehold investment property is related to yield compression in the market and development
properties completed in 2021. The majority of the properties that were valuated are properties acquired
before 2020 and 2021. Leasehold property is not specied further, as the fair value relates to lease agreements,
and not the property value. Total gross area includes land area not yet build. The Group has not identied
any assets with risk of becoming stranded.
Fair value assessment
Changes in fair value of investment property are specied in the table below
Determination of fair value using
Observable
market
value for
corresponding
assets and
liabilities
(level 1)
Other
signicant
observable
input (level 2)
Other
signicant
unobservable
input (level 3)
Total
estimated
fair value
Freehold investment property - - 2 422 368 2 422 368
Leasehold investment property - - 444 253 444 253
Total as at 31 December 2021 - - 2 866 621 2 866 621
Freehold investment property - - 1 456 522 1 456 522
Leasehold investment property - - 515 227 515 227
Financial instruments - - 24 750 24 750
Total as at 31 December 2020 - - 1 996 499 1 996 499
Level 1: Investment property valued based on quoted prices in active markets for identical assets.
Level 2: Investment property valued based on observable market information not covered by level 1.
Level 3: Investment property valued based on information that is not observable under level 2.
Valuation
Total freehold investment property as at
31 December 2021
Number of
properties
Total gross
area (m
2
)
Market
value Market rent Net yield
Oslo and Akershus 14 66 236 1 265 100 60 318 4.2 %
Eastern Norway except Oslo and Akershus 29 60 371 504 800 30 907 5.3 %
Southern Norway 7 13 928 174 550 10 192 5.3 %
Western Norway 16 23 912 224 000 14 012 5.4 %
Trøndelag and Northern Norway 8 9 206 64 800 4 378 5.9 %
Denmark 6 24 254 187 511 14 679 6.9 %
Total 80 197 907 2 420 761 134 486 4.9 %
Total freehold investment property as at
31 December 2020
Number of
properties
Total gross
area (m
2
)
Market
value Market rent Net yield
Oslo and Akershus 11 35 795 679 200 41 133 4.8 %
Eastern Norway except Oslo and Akershus 27 57 837 413 900 28 758 5.9 %
Southern Norway 5 12 528 103 600 8 648 6.0 %
Western Norway 14 19 003 152 600 10 613 6.1 %
Trøndelag and Northern Norway 8 9 206 57 950 4 251 6.3 %
Denmark 1 4 307 43 057 2 891 6.5 %
Total 66 138 676 1 450 307 96 294 5.4 %
Annual Report 2021Annual Report 2021
7372
Salaries and remuneration to leading employees
Leading employees is in this regard dened as the SSG Management team. The remuneration packages are
designed to attract, motivate, and retain leading employees of the necessary calibre and to reward them
for enhancing value to shareholders. Total remuneration for leading employees in 2021 consists of a xed
salary and a few common fringe benets.
A long-term incentive plan (LTIP) for senior executives and key employees with annual bonus provisions payable
after three years adjusted for changes in market capitalisation of the Company’s shares was established
after the Annual General Meeting (AGM) in 2021. A remuneration report for 2021 will be presented at the
AGM for 2022. As of 31 December 2021, no share options are outstanding or have been granted.
The Group’s pension scheme satises the requirements of the Norwegian Act on Compulsory Occupational
Pensions. Leading employees are members of the Company's pension and insurance scheme that applies
to all employees. No loans or guarantees have been provided to any employees, members of the Board or
their related parties.
Remuneration to key management during the year ended 31 December 2021
Name Title
Salary
and
other
benets Pension expense Bonus
Total
remuneration
Fabian Søbak CEO 813 42 - 854
Cecilie Hekneby CFO 1 874 108 - 1 982
Sveinung Høyer-
Trollnes COO 1 268 96 - 1 363
Lars Moen CPMO 922 51 - 973
Henning Gravnås CIO (start 1.7.2021) 445 33 - 478
Petter Løyning CMO (start 22.11.2021) 84 6 - 91
Total 5 405 336 - 5 741
Remuneration to key management during the year ended 31 December 2020
Name Title
Salary
and other
benets Pension expense Bonus
Total
remuneration
Fabian Søbak CEO 641 25 - 666
Cecilie Hekneby CFO 1 634 105 - 1 739
Sveinung Høyer-
Trollnes COO (start 9.11.2020) 189 16 - 205
Isak Larsson
General Manager CSS (end
30.11.2020) 1 706 86 - 1 792
Lars Moen*
Real Estate Manager (start
1.12.2020) 491 34 - 525
Ole Tidemann Røine
Real Estate Manager (end
20.11.2020) 763 81 - 844
Lauras Melnikas
Growth Manager (end
31.3.2020) 407 35 - 442
Total 5 831 381 - 6 212
*Includes remuneration prior to be promoted to Real Estate Manager. Lars Moen has been emplyeed as Project Manager in
SSG ASA since 1.5.2020.
Note 10 Salary and other employee benets
(Amounts in NOK 1 000)
For the year ended
31 December 2021
For the year ended
31 December 2020
Salaries and wages -36 658 -32 781
Social security tax -5 061 -4 772
Pension expense -1 755 -1 729
Other - 641 - 927
Total salary and other employee benets -44 115 -40 209
Average number of full time equivalent employees 62.9 62.1
The Group has a dened contribution pension scheme that complies with requirements of Norwegian occupational pension
legislation (OTP).
Remuneration to Board of Directors during the year ended 31 December 2021
Name Title
Steven Skaar Chairman of the Board (from May 2020)* -
Gustav Søbak Boardmember and member of Audit Comittee 200
Yvonne Sandvold Boardmember 170
Ingrid Elvira Leiser Boardmember and Chair of Audit Comittee 230
Dominik Jochem Chair of nomination Committee (from May 2020)* -
Lasse Høydal Nomination Committee (from May 2020) 10
Øyvind Hagelund Nomination Committee (from May 2020) 10
Total 620
*Refrains from remuneration
Remuneration to Board of Directors during the year ended 31 December 2020
Name Title
Martin Nes Chairman of the Board (resigned January 2020) 167
Runar Vatne
Chairman of the Board (from January 2020 to
May 2020)** 183
Steven Skaar Chairman of the Board (from May 2020)* -
Gustav Søbak Boardmember and member of Audit Comittee 150
Yvonne Sandvold Boardmember 150
Ingrid Elvira Leiser Boardmember and Chair of Audit Comittee 150
Lars Christian Stugaard
Chair of Nomination Committee (from May 2019-
May 2020) 20
Johan Henrik Krefting
Nomination Committee (from May 2019-May
2020) 10
Andreas Lorentzen
Nomination Committee (from May 2019-May
2020) 10
Total 840
*Refrains from remuneration
**Prior to being elected as Chairman of the Board, mr Vatne was a Board member
Annual Report 2021
74
Note 11 Auditor's fee
(Amounts in NOK 1 000)
Fees to auditors (exclusive of VAT) for the year ended 31 December are as follows:
For the year ended
31 December 2021
For the year ended
31 December 2020
Audit fee -1 397 -1 292
Other attestation services - 150 - 83
Tax compliance services - - 51
Total fee to auditor -1 547 -1 426
Note 12 Finance income and nance expense
(Amounts in NOK 1 000)
Finance income
For the year ended
31 December 2021
For the year ended
31 December 2020
Interest income and other nancial income 1 013 1 493
Gain from transactions in foreign currency 138 152
Unrealised gain from transactions in foreign
currency 18 944 923
Positive change in fair value of nancial in-
struments* 16 178 35
Total nance income 36 273 2 603
Finance expense
For the year ended
31 December 2021
For the year ended
31 December 2020
Interest expense on borrowings -21 480 -8 920
Interest expense on lease liabilities -18 527 -20 666
Other interests, fees and charges -5 674 -2 448
Loss from transactions in foregin currency - 477 - 261
Unrealised loss from transactions in foregin
currency -9 199 -13 765
Negative change in fair value of nancial
instruments* - -1 599
Total nance expense -55 357 -47 659
* Change in value of interest rate swaps
All nance income and expense related to nancial assets and nancial liabilities measured at amortised cost, except interest
rate swaps measured at fair value through prot or loss. Unrealised gain and loss from transactions in foreign currency were
mainly impacted by the uctuations in exchange rate on lease liabilities in SEK and DKK.
Annual Report 2021Annual Report 2021
7776
Note 13 Income tax
(Amounts in NOK 1 000)
Specication of income tax expense
The tax benet/(expense) is calculated based on income before tax and consists of current tax and deferred
tax.
For the year ended
31 December 2021
For the year ended
31 December 2020
Deferred tax expense -80 811 -20 657
Current tax expense -11 204 -12 196
Income tax expense -92 015 -32 853
Income tax payable (balance sheet)
For the year ended
31 December 2021
For the year ended
31 December 2020
Income tax payable 10 478 11 994
Eective Tax Rate
The dierence between income tax calculated at the applicable income tax rate and the income tax exep-
ense attributable to loss before income tax was as follows:
For the year ended
31 December 2021
For the year ended
31 December 2020
Prot/(loss) before income tax 440 616 145 821
Statutory income tax rate 22% 22%
Expected income tax expense/(benet) -96 936 -32 081
Tax eect non deductible expenses (benets) 5 439 - 528
Foreign operations with tax rates other than
Norwegian tax rate 32 27
Change in deferred tax not recognised - 552 -2 459
Correction previous years’ taxes 1 2 189
Income tax expense/income for the year -92 015 -32 853
Eective tax rate -21% -23%
For the year ended
31 December 2021
For the year ended
31 December 2020
Investment PP&E -211 481 -129 261
Leases 9 913 8 288
Receivables 304 36
Tax losses carried forward 3 862 -
Deferred income - -
Gain/loss account 309 236
Other dierences -4 454 268
Deferred tax assets, not recognised 4 892 5 809
Net deferred tax liability -196 654 -114 624
Deferred tax has been calculated using a tax rate of 22%. This is the tax rates enacted as at 31 December
2021 and 31 December 2020.
Net deferred tax presented in the balance sheet
For the year ended
31 December 2021
For the year ended
31 December 2020
Deferred tax assets
91
91 -
Deferred tax liabilities -196 745 -114 624
Net deferred tax liability -196 654 -114 624
Tax rates outside Norway dierent from 22%
City Self-Storage Sweden has lower nominal tax rate (20.6%) than the nominal tax rate for Norway (22%).
Eect of changes in tax rates
With eect from 1 January 2021, the corporate income tax in Sweden changed from 21.4% to 20.6%.
Tax losses carried forward
Tax losses carried forward in selected countries expire as follows:
Norway Sweden Denmark Total
Not time limited - - 74 565 74 565
Total tax losses carried forward - - 74 565 74 565
Of which not recognised as deferred tax assets - - 17 554 17 554
Deferred tax asset are not recognised for unused tax losses carried forward, as the Group cannot demon-
strate that it is probable that taxable prot will be available against which the deductible temporary dier-
ence can be utilised as of 2021.
Specication of the tax eect of temporary dierences and losses carried forward
The tax eects of temporary dierences and tax losses carried forward at 31 December are as follows:
Annual Report 2021
78
Note 14 Property, plant and equipment
(Amounts in NOK 1 000)
Year ended 31 December 2021
Operating and
oce equipment Leased assets Total
Cost at 1 January 2021 179 179 7 878 187 057
Acquisitions through business combinations 9 369 - 9 369
Additions in the year 49 182 64 49 246
Disposals in the year 1 197 1 671 2 868
Translation dierences -1 259 - -1 259
Cost at 31 Desember 2021 235 274 6 271 241 545
Accumulated depreciation at 1 January 2021 62 005 2 575 64 579
Depreciation in the year 14 951 1 231 16 182
Disposals in the year 661 591 1 252
Translation dierences - 580 - - 580
Accumulated depreciation at 31 December 2021 75 715 3 215 78 929
Net carrying amount at 31 December 2021 159 559 3 056 162 615
Year ended 31 December 2020
Operating and
oce equipment
Equipment under
nance leases Total
Cost at 1 January 2020 154 779 7 667 162 446
Additions in the year 23 191 211 23 402
Disposals in the year 149 - 149
Translation dierences 1 358 - 1 358
Cost at 31 Desember 2020 179 179 7 878 187 057
Accumulated depreciation at 1 January 2020 48 580 1 271 49 850
Depreciation in the year 12 584 1 304 13 888
Disposals in the year 106 - 106
Translation dierences 947 - 947
Accumulated depreciation at 31 December 2020 62 005 2 575 64 579
Net carrying amount at 31 December 2020 117 174 5 303 122 477
Estimated useful life 3-20 years Contract lifetime
Depreciation method straight-line straight-line
Estimated useful life on tout is 20 years. Remaining Operating and oce equipment has a useful life of
3-5 years.
Leased assets are assesed for impairment. The Group experienced limited business impact from COVID-19
in 2021 and 2020 and has not idented any indications of impairment on leased assets due to COVID-19
or other incidents.
Annual Report 2021Annual Report 2021
8180
Note 15 Goodwill and other intangible assets
(Amounts in NOK 1000)
Year ended 31 December 2021 Goodwill Soware Total
Cost at 1 January 2021 184 628 2 876 187 504
Acquisitions through business combinations 2 360 - 2 360
Additions in the year - 275 275
Translation dierences 342 - 342
Cost at 31 Desember 2021 187 330 3 151 190 481
Accumulated depreciation at 1 January 2021 - 1 250 1 250
Depreciation in the year - 681 681
Accumulated depreciation at 31 December 2021 - 1 931 1 931
Net carrying amount at 31 December 2021 187 330 1 220 188 550
Year ended 31 December 2020 Goodwill Soware Total
Cost at 1 January 2020 184 828 2 501 187 329
Additions in the year - 375 375
Translation dierences - 200 - - 200
Cost at 31 Desember 2020 184 628 2 876 187 504
Accumulated depreciation at 1 January 2020 - 662 662
Depreciation in the year - 588 588
Accumulated depreciation at 31 December 2020 - 1 250 1 250
Net carrying amount at 31 December 2020 184 628 1 626 186 254
Soware - acquired and developed
Expenses related to the purchase of new software are capitalised as an intangible asset if these costs are
not part of the original hardware costs. Software is depreciated over 3 years.
Expenses incurred due to service or maintenance are expensed unless the changes in the software increase
the future economic benets of the software.
Goodwill
Goodwill originating from the business combination is primarily related to anticipated synergies from on-going
operations and the benet of integrating the entire business into the Group.
The Group experienced limited business impact from COVID-19 in 2021 and has not identified any
indications of impairment on goodwill due to COVID-19. No impairment has been recognised subsequent
to the business combinations.
The Group tests goodwill for impairment annually, or more often if internal or external indications of
a loss in value exists. The goodwill in the Group is recognised and tested within the operating segments
City Self-Storage and OK Minilager, being the relevant group of Cash Generating Units (CGU). The recoverable
amount for these operating segments is determined using the value in use approach. Budgets (before tax)
for the next year are utilised as the basis for estimating future cash ows and a pre-tax discount rate of
6.7 percent applied (WACC). Management's assessment is that goodwill would not suer an impairment loss
given a reasonable change in the key variables utilised in calculating the value in use for the relevant cash
generating units.
The recoverable amount of each segment was determined based on the following estimates:
■ Future sales and costs are based on budget for 2022 approved by the Board of Directors
■ Growth rate is set at 2.5 percent
■ Ination is set at 2.5 percent
■
Management has projected cash ows for a ten-year period based on budget for 2022 adjusted for a
growth rate of 2.5 percent
■ Cash-ow period is equal to the average remaining length of the lease terms of property
■ Discount rate covered bonds
■ Beta value is SSG's Beta per 31.12.2021
Cash Generating Units
CSS OKM
Goodwill 165 571 21 759
Deferred tax -53 638 -6 418
Goodwill for impairment testing 111 933 15 341
Cash Generating Units
Sensitivity analysis 2021 CSS OKM
Pre-tax discount rate 6.7 % 6.7 %
Discount rate level before possible impairment of goodwill 8.5 % 38.0 %
Annual Report 2021Annual Report 2021
8382
Note 17 Inventories
Inventories comprise nished goods of NOK 1.9 million as at 31 December 2021 (2020: NOK 1.6 million) and
include storage supplies for sale to customers.
No impairment charges that reduce the carrying value of inventories have been recognised during the
period nor historically.
Inventories sold during 2021 have been expensed in prot or loss.
Note 16 Subsidiaries
Details of the Group's subsidiaries at the end of the reporting period are as follows
Proportion of ownership interest and voting power held by the group
Name of subsidiary
Principal
activity
Acquisition
date
Parent
company 31 Dec 2021 31 Dec 2020
City Self-Storage A/S (Denmark) Self-storage 28 Sep 2016 Self Storage Group ASA 100% 100%
City Self-Storage Norge AS Self-storage 28 Sep 2016 Self Storage Group ASA 100% 100%
City Self-Storage Sverige AB Self-storage 28 Sep 2016 Self Storage Group ASA 100% 100%
OK Minilager AS Self-storage Self Storage Group ASA 100% 100%
OK Property AS Real estate 31 Jan 2017 Self Storage Group ASA 100% 100%
Breivollveien 25C AS Real estate 10 April 2019 OK Property AS 100% 100%
Fellesgården AS Real estate 30 Aug 2019 OK Property AS * 100%
Higil Invest AS Real estate 9 June 2020 OK Property AS * 100%
Sneveien 13 AS Real estate 5 July 2020 OK Property AS * 100%
Pindsleveien 8C AS Real estate 4 Nov 2020 OK Property AS * 100%
Ingeniør Lynne AS Real estate 1 Dec 2020 OK Property AS * 100%
AS Adamstuen Garasjer Real estate 1 March 2021 OK Property AS 100%
Dit Pulterkammer Holding A/S Self-storage 14 April 2021
City Self-Storage A/S
(Denmark) 100%
Dit Pulterkammer A/S Self-storage 14 April 2021
Dit Pulterkammer Hold-
ing A/S 100%
GoWork Billingstad AS Real estate 15 July 2021 OK Property AS 100%
Vinkelhuset IV AS Real estate 20 Aug 2021 OK Property AS 100%
Mo2 Eiendom AS Real estate 1 Oct 2021 OK Property AS 100%
* Fellesgården AS, Higil Invest AS, Sneveien 13 AS, Pindsleveien
8
C AS and Ingeniør Lynne AS were merged with OK Property
AS in 2021
Note 18 Trade and other receivables
(Amounts in NOK 1 000)
For the year ended
31 December 2021
For the year ended
31 December 2020
Trade receivables 18 996 16 235
Allowances for bad debt provisions (analysed below) -1 856 - 606
Total trade receivables 17 140 15 629
Other receivables - -
Total trade and other receivables 17 140 15 629
The above total represents the Group's maximum exposure to credit risk on trade and other receivables
at the reporting date.
For the year ended 31 December 2021
Specication of the age distri-
bution of trade receivables:
Trade
receivables
Expected
credit loss rate
Allowance
for bad debt
Trade receivables
net of allowance
Not past due on the reporting date 13 553 0% - 13 553
Past due 0-30 days 2 472 0% - 2 472
Past due 31-60 days 980 25% - 245 735
Past due 61-90 days 444 55% - 245 199
Past due over 90 days 1 548 88% -1 366 182
Carrying amount: 18 996 -1 856 17 140
For the year ended 31 December 2020
Specication of the age distri-
bution of trade receivables:
Trade
receivables
Expected
credit loss rate
Allowance
for bad debt
Trade receivables
net of allowance
Not past due on the reporting date 12 833 0% - 12 833
Past due 0-30 days 1 894 0% - 1 894
Past due 31-60 days 673 19% - 129 544
Past due 61-90 days 115 50% - 57 58
Past due over 90 days 720 58% - 419 301
Carrying amount: 16 235 - 606 15 629
63 percent of Trade and other receivables at 31 December 2021 are in NOK (2020: 60 percent). Remaining
amounts are in DKK and SEK. Due to the historical low levels of credit losses, no allowance for bad debt
are made for trade receivables not past due date. The Group experienced limited business impact from
COVID-19 in 2020 and 2021.
Note 19 Cash and cash equivalents
(Amounts in NOK 1 000)
For the year ended
31 December 2020
For the year ended
31 December 2020
Cash 113 115
Employee withholding tax 1 231 1 101
Bank deposits 213 402 245 588
Total cash and cash equivalents 214 746 246 804
Annual Report 2021Annual Report 2021
8584
Note 20 Share capital and shareholders
The share capital of NOK 9 467 858 consisted of 94 678 584 shares, each with a nominal value of NOK 0.10
at the end of 2021. All shares carry equal rights.
(Amounts in NOK)
For the year ended
31 December 2021
For the year ended
31 December 2020
Ordinary shares at beginning of period 84 328 584 82 617 226
Issue of ordinary shares from cash contribution 10 350 000 1 711 358
Ordinary shares at 31 December 94 678 584 84 328 584
List of main shareholders at 31 December 2021:
Shareholder Country Number of shares Ownership percentage
UBS Switzerland AG
1,5
Switzerland 24 557 078 25.9 %
Fabian Holding AS
5
Norway 9 565 000 10.1 %
GSS Invest AS
5
Norway 6 565 000 6.9 %
VERDIPAPIRFONDET ODIN EIENDOM Norway 6 348 113 6.7 %
J.P. MORGAN BANK LUXEMBOURG S.A. Luxembourg 4 581 795 4.8 %
J.P. Morgan Securities LLC United States 4 123 214 4.4 %
SKAGEN M2 VERDIPAPIRFOND Norway 3 655 790 3.9 %
FIRST RISK CAPITAL AS Norway 2 600 000 2.7 %
HSBC Bank Plc United Kingdom 2 488 255 2.6 %
SOLE ACTIVE AS Norway 2 402 048 2.5 %
BNP Paribas Securities Services France 2 282 143 2.4 %
Danske Invest Norge Vekst Norway 1 843 253 1.9 %
VERDIPAPIRFONDET HOLBERG NORGE Norway 1 700 000 1.8 %
BNP Paribas Securities Services France 1 459 000 1.5 %
RBC INVESTOR SERVICES TRUST Ireland 1 386 183 1.5 %
MUSTAD INDUSTRIER AS Norway 1 249 064 1.3 %
Citibank, N.A. Ireland 1 159 303 1.2 %
J.P. MORGAN BANK LUXEMBOURG S.A. Luxembourg 1 090 000 1.2 %
Brown Brothers Harriman & Co. United States 1 016 072 1.1 %
State Street Bank and Trust Comp United States 946 470 1.0 %
Other 13 660 803 14.4 %
Sum 94 678 584 100%
Shares held by Board of Directors and Executive Management
Title Amount of shares Ownership percentage
Board of Directors
Steven Skaar
2
Chairman of the Board 24 557 078 25.9 %
Gustav Søbak (GSS Invest AS) Board member 6 565 000 6.9 %
Carl August Ameln (First Risk Capital AS) Board member 2 600 000 2.7 %
Ingrid Leisner3 (Duo Jag AS) Board member 10 390 0.0 %
Executive Management
Fabian Søbak (Fabian Holding AS) Chief Executive Ocer 9 565 000 10.1 %
Cecilie Hekneby
4
Chief Financial Ocer 688 843 0.7 %
Sveinung Høyer-Trollnes Chief Operating Ocer 17 123 0.0 %
Lars Moen
5
Property Manager 13 500 0.0 %
1
UBS Switzerland AG is a nominee account for Alta Lux Holdco S.a.r.l/Centerbridge Partners
2
Steven Skaar is representing Alta Lux Holdco S.a.r.l/Centerbridge Partners who owns 25.9% of the shares in Self Storage Group
3
Ingrid Leisner and close relatives owns 100% of the shares in Duo Jag AS
4
Cecilie Hekneby and close relatives
5
Changes in owned shares after the reporting period is disclosed in note 28
Expenses related to issuance of shares amounted to respectively NOK 8.1 million in 2021 and NOK 0.1 million
in 2020.
At the Annual General Meeting in 2021 the Board of Directors was authorised to increase the share capital
with up to NOK 4216429.20 through one or several share capital increases. The authorisation may be
used to provide the Company with nancial exibility, including in connection with investments, merger and
acquisitions. The Board’s authorisation is valid until the Annual General Meeting in May 2022.
Note 21 Earnings per share
and changes in shareholders' equity
(Amounts in NOK)
Earnings per share
For the twelve
months ended
31 December 2021
For the twelve
months ended
31 December
2020
Prot (loss) for the year 348 601 000 112 968 000
Weighted average number of outstanding shares during the period (basic) 87 986 529 84 328 584
Weighted average number of outstanding shares during the period (diluted) 87 986 529 84 328 584
Earnings (loss) per share - basic in NOK 3.96 1.34
Earnings (loss) per share - diluted in NOK 3.96 1.34
Changes in shareholders' equity
Date
Number of
shares issued
Total
number
of shares
Total share
capital
Value per
share
Ordinary shares at 31 December 2021 94 678 584 9 467 858 0.10
Issue of ordinary shares from Private Place-
ment
8/24/2021 10 350 000 94 678 584 9 467 858 0.10
Ordinary shares at 31 December 2020 84 328 584 8 432 858 0.10
Issue of ordinary shares as settlement to the
selling shareholder of Ulven P28 AS 2/12/2020 1 711 358 84 328 584 8 432 858 0.10
Ordinary shares at 31 December 2019 82 617 226 8 261 723 0.10
Annual Report 2021Annual Report 2021
8786
Note 22 Categories of nancial assets and liabilities
(Amounts in NOK 1 000)
As at 31 December 2021
Amortized
cost
Fair value
through
prot or loss
Other nancial liabilities
measured at amortized cost Total
Current nancial assets
Financial instruments - 14 160 - 14 160
Trade and other receivables 17 140 - - 17 140
Cash and bank deposits 214 746 - - 214 746
Total nancial assets 231 886 14 160 - 246 046
Non-current nancial liabilities
Long term debt to nancial institutions - - 892 626 892 626
Long term lease liabilities - - 422 479 422 479
Other nancial liabilities - 320 - 320
Current liabilities
Short term interest-bearing debt - - 51 644 51 644
Short term lease liabilities - - 46 192 46 192
Trade and other payables - - 12 804 12 804
Other current liabilities - - 47 533 47 533
Total nancial liabilities - 320 1 473 278 1 473 598
As at 31 December 2020
Amortized
cost
Fair value
through
prot or loss
Other nancial liabilities
measured at amortized cost Total
Current nancial assets
Financial instruments* - 24 750 - 24 750
Trade and other receivables 15 629 - - 15 629
Cash and bank deposits 246 804 - - 246 804
Total nancial assets 262 433 24 750 - 287 183
Non-current nancial liabilities
Long term debt to nancial institutions - - 519 429 519 429
Long term lease liabilities - - 487 887
Other nancial liabilities - 2 018 - 2 018
Current liabilities
Short term interest-bearing debt - - 153 699 153 699
Short term lease liabilities - - 49 216 49 216
Trade and other payables - - 15 777 15 777
Other current liabilities - - 44 065 44 065
Total nancial liabilities - 2 018 1 270 073 1 272 091
The carrying amounts of nancial assets and liabilities approximate their fair value as at 31 December 2021
and 31 December 2020 respectively. Arrangements with nancial institutions are entered into on market
terms, and the carrying value at the reporting date has been assessed as approximating fair value.
*Option to acquire a building, which needs to be exercised by 1 July 2021, calculated based on market value for a the neigh-
bouring property acquired by SSG in 2019. The option was executed in 2021.
Note 23 Maturity analysis nancial liabilities
(Amounts in NOK 1 000)
Interest bearing liabilities are carried at amortized costs.
Amounts due in
For the year ended 31 December 2021
less than
1 year 1-2 years 3-4 years
more than
5 year Total
Debt to nancial institutions 74 023 928 081 - - 1 002 104
Lease liabilities 76 031 116 631 116 631 260 318 569 610
For the year ended 31 December 2020
less than
1 year
more than
1 year Total
Debt to nancial institutions * 161 878 524 924 - - 686 802
Lease liabilities 77 191 132 653 132 653 310 428 652 925
* All of the debt to nancial institutions due was renanced in February 2021.
Specication of debt to nancial institutions
2021 Currency Maturity date Interest rate
Handelsbanken and Danske Bank 949 812 NOK Feb-24 3 months NIBOR +1.70 %
Amortised borrowing cost - 5 543 NOK
Total bank borrowings at amortized cost 944 270
2020 Currency Maturity date Interest rate
Handelsbanken 26 110 NOK Jul-21 3 months NIBOR +1.45 %
Handelsbanken 99 927 NOK Jun-22 3 months NIBOR +1.45 %
Handelsbanken 112 681 NOK Aug-22 3 months NIBOR +1.45 %
Handelsbanken 77 298 NOK Jan-23 3 months NIBOR +1.45 %
Handelsbanken 97 858 NOK May-23 3 months NIBOR +1.70 %
Handelsbanken 129 888 NOK Jul-23 3 months NIBOR +1.45 %
Handelsbanken 130 250 NOK Nov-23 3 months NIBOR +1.45 %
Amortised borrowing cost - 884 NOK
Total bank borrowings at amortized cost 673 128
Annual Report 2021Annual Report 2021
8988
On 24 February 2021, SSG signed an agreement for a new bank facility loan with Handelsbanken and Danske Bank
for renancing of all existing debt to Handelsbanken and general corporate purposes. The agreement
amounts to NOK 985 million in term loan and NOK 245 million in revolving credit facility, both with maturity
3+1+1 years, and interest rate is 3 months Nibor + 1.70%.
All covenants for the new bank facility loan are to be measured and reported on a quarterly basis. There
are both nancial and non-nancial covenants. As of 31 December 2021, the Group is in compliance with all
loan covenants, and also expects to comply with covenants throughout 2022.
The nancial covenants for the new bank facility loan are:
■
The loan to value (interest-bearing debt over market value freehold investment properties) must not
exceed 60%
■ The Group’s nominal equity must exceed NOK 800 million
■ Debt service cover ratio (EBITDA over amortization and interest) must be higher or equal to 1.2
■ The Group’s booked solidity must be above 35%
In the year 2021 SSG entered into two additional ve-year interest rate swaps. There are no margin calls
related to the interest rate swaps.
Interest rate swaps are recorded at fair value through prot and loss. A gain of NOK 3.7 million for the full
year 2021 and a loss of NOK 1.6 million for the full year 2020 related to hedging of interests is included in
the nance income/expense.
Trade and other payables are due within three months.
Fixed interest rate agreements Amount (MNOK) Maturity date Interest rate (%)
Handelsbanken 150 000 Mar-25 1.080
Handelsbanken 150 000 Apr-25 0.785
Handelsbanken 300 000 Mar-26 1.345
Handelsbanken 150 000 Mar-26 1.420
Changes in liabilities arising from nancing activities
Interest
bearing
borrowings
Lease
liabili-
ties
Non-interest
bearing
borrowings
Total
borrowings
Opening balance 1 January 2021 673 128 537 103 - 1 210 231
Cash ow:
Proceeds from borrowings 1 084 268 - - 1 084 268
Interests paid - 25 444 - 18 527 - - 43 971
Repayment of borrowings /Payments of lease - 809 162 - 43 296 - - 852 458
Cash ows - total 249 662 - 61 823 - 187 839
Non-cash changes:
Additions and disposals of leases for leasehold investment
property in the year - - 14 795 - - 14 795
Additions and disposals of other leases in the year - 65 - 65
New leases - - 14 730 - - 14 730
Interest expenses 21 480 18 527 - 40 007
Other movements 21 480 18 527 - 40 007
Other/translation dierences - - 10 406 - - 10 406
Foreign exchange movements - - 10 406 - - 10 406
Closing balance 31 December 2021 944 270 468 671 - 1 412 941
Changes in liabilities arising from nancing activities
Interest
bearing
borrowings
Lease
liabili-
ties
Non-interest
bearing
borrowings
Total
borrowings
Opening balance 1 January 2020 342 280 502 832 - 845 112
Cash ow:
Proceeds from borrowings 441 000 - - 441 000
Interests paid - 10 572 - 20 666 - - 31 238
Repayment of borrowings /Payments of lease - 110 158 - 55 069 - - 165 227
Cash ows - total 320 270 - 75 735 - 244 535
Non-cash changes:
Additions and disposals of leases for leasehold investment
property in the year - 77 436 - 77 436
Additions and disposals of other leases in the year - 161 - 161
New leases - 77 597 - 77 597
Interest expenses 11 461 20 666 - 32 127
Other movements 11 461 20 666 - 32 127
Other/translation dierences - 883 11 743 - 10 860
Foreign exchange movements - 883 11 743 - 10 860
Closing balance 31 December 2020 673 128 537 103 - 1 210 231
Annual Report 2021Annual Report 2021
9190
Note 25 Leases
(Amounts in NOK 1 000)
Group as a lessee
The Group as a lessee leases certain leasehold properties that are classied as leasehold investment property.
These leases have lease terms between 3 months and 20 years. The Group applies the short-term lease
recognition exemptions for leases with lease term below one year. All leased properties classied as leasehold
investment property are used to provide self-storage services to customers throughout Norway, Sweden
and Denmark.
The Group has one lease contract for use of oce space, with a lease term of ve years. The Group has the
option to lease the assets for an additional term of three years. The lease is classied as property, plant and
equipment. Property, plant and equipment also include leased trailers and containers with average lease
terms of three years. The Group's lease liabilities are secured by the lessors' title to the leased assets.
The Group experienced limited business impact from COVID-19 in 2021 and 2020 and has not identied any
indications of impairment on leased assets due to COVID-19 or other incidents. The Group has not received
any rent reductions on leased properties due to COVID-19 in 2021 or 2020.
Note 24 Assets pledged as security
(Amounts in NOK 1 000)
As at 31 December 2021 As at 31 December 2020
Liability secured by assets pledged: 949 812 673 028
Carrying value of assets pledged as security:
Trade receivables 17 140 15 629
Freehold investment properties and other assets 2 584 983 1 544 223
Total 2 602 123 1 559 852
Changes in recognised leases during the period:
Lease liabilities Leased assets
Leasehold
investment
property Other leases
Opening balance 1 January 2021 537 103 515 227 5 303
Additions and disposals of leases for leasehold investment prop-
erty in the year - 14 795 - 14 795 -
Additions and disposals of other leases in the year 65 - - 1 016
Payments of lease - 43 296 - -
Change in fair value of leasehold investment property - - 46 356 -
Depreciation - - - 1 231
Other/translation dierences - 10 406 - 9 823 -
Closing balance 31 December 2021 468 671 444 253 3 056
In January 2021 an agreement to acquire the leasehold property at Adamstuen in Oslo was made and the
purchase agreement was included in the value of leasehold investment property. On 1 March 2021 the agree-
ment was completed. In 2020 an agreement to acquire the leasehold property at Hvidovre in Copenhagen
was made and the purchase agreement was included in the value of leasehold investment property.
On 1 December 2020 the acquisition was completed.
The Group had total cash outows for leases of NOK 75.1 million in 2021 (2020: NOK 75.7 million). The future
cash outows relating to leases that have not yet commenced are disclosed in note 23.
The Group has certain lease contracts related to leasehold investment property that include extension options.
These options are negotiated by management to provide exibility in managing the leased-asset portfolio
and align with the Group’s business needs. Management exercises signicant judgement in determining
whether these extension options are reasonably certain to be exercised (see note 4). Options to extend
reasonably certain to commit to, but not started, amounts to NOK 158.5 million as of 31 December 2021
(NOK 128.1 million as of 31 December 2020), with periods ranging between one and ten years. Options
to extend not reasonably certain to commit to, amounts to NOK 38.0 million as of 31 December 2021
(54.3 million as of 31 December 2020), with periods ranging between one and ten years.
Two options to extend reasonably certain to commit to, but not started, are included in the balance sheet
in 2021 as they during 2021 are assessed reasonably certain to be exercised.
Sensitivity analyses of leases shows that the eect on the lease liabilities if the discount rate increases with
1% is NOK 20.6 million in reduced lease liability (2020: NOK 24.3 million), and NOK 22.3 million in increased
lease liability (2020: NOK 26.3 million) if discount rate decreases with 1%.
The Group has not committed to any future leases as of 31 December 2021.
Lease liabilities Leased assets
Leasehold
investment
property Other leases
Opening balance 1 January 2020 aer implementation im-
pact 502 832 489 062 6 396
Additions and disposals of leases for leasehold investment property
in the year 77 436 76 302 -
Additions and disposals of other leases in the year 161 - 211
Payments of lease - 55 069 - -
Change in fair value of leasehold investment property - - 63 010 -
Depreciation - - - 1 304
Other/translation dierences 11 743 12 873 -
Closing balance 31 December 2020 537 103 515 227 5 303
Amounts related to leases recogniced in prot or loss:
2021 2020
Expenses relating to short-term leases (included in lease expenses) - 13 250 - 9 432
Change in fair value of leasehold investment property - 46 356 - 63 010
Depreciation expense of leased assets classeed as property, plant and equipment - 1 231 - 1 304
Interest expense on lease liabilities (included in nance expenses) - 18 527 - 20 666
Total amount recognised in prot or loss - 79 364 - 94 412
Annual Report 2021
92
Note 27 Related party transactions
(Amounts in NOK 1 000)
There have not been any transactions between the Group and other related parties in 2021 or 2020.
Note 28 Events aer the reporting period
■
On 1 January 2022, the acquisition of a neighboring section party in Sørliveien in Halden, Norway, with
an estimated lettable area of 1 400 m
2
was successfully completed
■
On 3 January 2022, the acquisition of a property in Nordslettvegen in Trondheim, Norway, with an
estimated lettable area of 1 550 m
2
was successfully completed
■
On 7 January 2022, the acquisition of a property in Kartheia in Kristiansand, Norway, with an estimated
lettable area of 550 m
2
was successfully completed
■
On 4 February 2022, an agreement to acquire a property in Stange Næringspark in Stange, Norway, was
entered into. The property has an estimated lettable area of 600 m
2
■
On 8 February 2022, the acquisition of a property in Nesseveien in Harstad, Norway, with an estimated
lettable area of 680 m
2
was successfully completed
■
On 15 February 2022, Lars Moen (CPMO) purchased 11 299 additional shares and currently owns
24 799 shares in Self Storage Group ASA
■
On 24 February 2022, an agreement to acquire a land property in Skien, Norway, was entered into. SSG
also signed an agreement to construct a purpose-built self- storage facility on the land plot. The property
has an estimated lettable area of 3 100 m
2
■
On 24 March 2022, Fabian Søbak (CEO) sold 1000000 shares through Fabian Holding AS, a company
controlled by Fabian Søbak. Following this transaction, Fabian Holding AS owns 8565 000 shares in
Self Storage Group ASA, representing approximately 9.05% of the issued shares in the Company
■
On 24 March 2022, Gustav Søbak (board member) sold 1000 000 shares through GSS Invest AS, a
company controlled by Gustav Søbak. Following this transaction, GGS Invest AS owns 5565 000 shares
in Self Storage Group ASA, representing approximately 5.88% of the issued shares in the Company
■
On 24 March 2022, Centerbridge Partners Europe LLP, the Company's largest shareholder and closely
related to chairman of the board Steven J Skaar, bought 2 00000 shares. Following this transaction,
Centerbridge Partners Europe LLP owns 27206 078 shares in Self Storage Group ASA, representing
approximately 28.73% of the issued shares in the Company
■
On 4 April 2022, an agreement to acquire a property under development in Porsgrunn, Norway, was
entered into. The property has an estimated lettable area of 1 500 m
2
■
Subsequent of 2021, Russia went to war against Ukraine. SSG has no direct exposure to Russia and Ukraine,
and the war has a limited eect on the Group. However, we see a sharp rise in energy prices from an
already high level, and the conict may create greater uncertainty on the world’s energy situation. This
element may aect SSG in 2022, but the extent of the impact and the consequences are still unclear.
Note 26 Other current liabilities
(Amounts in NOK 1 000)
As at 31 December 2021 As at 31 December 2020
Prepayments from customers 33 873 31 544
Payables to employees 470 169
Other current liabilities 13 190 12 352
47 533 44 065
All other liabilities are classied as current liabilities.
ASA
95
Annual Report 2021
Financial statements
Self Storage Group ASA
Parent company income statement
(Amounts in NOK 1 000)
Note
For the year ended
31 December 2021
For the year ended
31 December 2020
Other revenue 12 19 198 16 677
Salary and other employee benets 2 - 22 686 - 18 958
Depreciations 14, 15 - 906 - 759
Other operating expenses 11 - 2 834 - 1 372
Operating prot - 7 228 - 4 412
Finance income 13 89 874 19 854
Finance expense 13 - 35 760 - 15 121
Net nancials 54 114 4 733
Prot before tax 46 886 321
Income tax expense 3 - 6 985 - 250
Net prot for for the year 39 901 71
Proposed prot appropriation
Retained earnings 39 901 71
Total appropriation 39 901 71
Annual Report 2021
97
Ingrid Elvira Leisner
Board member
Yvonne Litsheim Sandvold
Board member
Fabian Søbak
CEO
Steven Skaar
Chairman
Gustav Sigmund Søbak
Board member
Carl August Ameln
Board member
Oslo, April 28th, 2022
Self Storage Group ASA
ASAASA
96
Annual Report 2021
Parent company statement of nancial position
(Amounts in NOK 1 000)
Note 31 December 2021 31 December 2020
ASSETS
Non-current assets
Intangible assets 14 1 220 1 626
Deferred tax assets 3 - 281
Investment in subsidiaries 4 1 481 058 881 058
Loans to group companies 5 537 184 492 799
Property, plant and equipment 15 3 448 920
Total non-current assets 2 022 910 1 376 684
Current assets
Trade and other receivables 604 1 222
Receivables from group companies 5 76 901 10 797
Other current assets - -
Cash and bank deposits 7 60 398 158 025
Total current assets 137 903 170 044
TOTAL ASSETS 2 160 813 1 546 728
EQUITY AND LIABILITIES
Equity
Issued share capital 8, 10 9 467 8 432
Share premium 10 1 123 921 832 858
Retained earnings 10 60 284 20 383
Total equity 1 193 672 861 673
Liabilities
Non-current liabilities
Non-current interest-bearing debt 9, 16 898 168 520 313
Non-current debt to group companies 9 5 219 5 096
Deferred tax liabilities 3 54 -
Other non-current liabilities 320 1 599
Total non-current liabilities 903 761 527 008
Current liabilities
Current interest-bearing debt 16 51 644 153 699
Trade and other payables 864 559
Income tax payable 3 6 650 618
Other taxes and withholdings 1 371 1 343
Other current liabilities 2 850 1 828
Total current liabilities 63 379 158 047
Total liabilities 967 140 685 055
TOTAL EQUITY AND LIABILITIES 2 160 812 1 546 728
sign sign
sign sign sign
sign
ASA
99
Annual Report 2021
Self Storage Group ASA
Parent company statement of cash ows
(Amounts in NOK 1 000) Note
For the year ended
31 December 2021
For the year ended
31 December 2020
Cash ows from operating activities
Prot before tax 46 886 321
Income tax paid 3 - 618 -
Net expensed interests and fees on borrowings and leases 20 438 13 060
Depreciation 14, 15 906 759
Unrealised gain/loss in foreign currency 13 4 422 0
Group contribution and dividend from subsidiaries 5, 13 - 71 087 - 8 000
Change in trade and other receivables - - 849
Change in receivables from group companies 834 - 1 485
Change in trade and other payables 306 - 230
Change in other current assets 618 -
Change in other current liabilities - 10 871 - 490
Net cash ows from operating activities - 8 166 3 086
Cash ows from investing activities
Payments for property, plant and equipment and intangible
assets - 3 028 - 686
Net cash ow of loan to subsidiaries - 644 262 - 192 339
Net cash outow on acquisition of subsidiaries - - 99
Net cash ows from investing activities - 647 290 - 193 124
Cash ows from nancing activities
Proceeds from issue of equity instruments 291 999 -
Proceeds from borrowings 16 1 084 268 441 000
Group contribution and dividend from subsidiaries 16 168 14 287
Repayment of borrowings 16 - 809 162 - 110 158
Interest paid - 25 444 - 10 572
Net cash ows from nancing activities 557 829 334 557
Net change in cash and cash equivalents - 97 627 144 519
Cash and cash equivalents at beginning of the period 158 025 13 506
Cash and equivalents at end of period 7 60 398 158 025
Annual Report 2021Annual Report 2021
101100
Note 1 Parent Company Accounting policies
Accounting Principles
The nancial statements of S elf Storage Group A SA have been prepared in accordance to the Norwegian
Accounting Act and generally accepted accounting principles in Norway.
Use of estimates
The management has used estimates and assumptions that have aected assets, liabilities, incomes, expenses
and information on potential liabilities in accordance with generally accepted accounting principles in Norway.
Foreign currency translation
Transactions in foreign currency are translated at the rate applicable on the transaction date. Monetary
items in a foreign currency are translated into NOK using the exchange rate applicable on the balance sheet
date. Non-monetary items that are measured at their historical price expressed in a foreign currency are
translated into NOK using the exchange rate applicable on the transaction date. Non-monetary items that are
measured at their fair value expressed in a foreign currency are translated at the exchange rate applicable
on the balance sheet date. Changes to exchange rates are recognised in the income statement as they occur
during the accounting period.
Revenue recognition
Revenues from the sale of goods are recognised in the income statement once delivery has taken place
and most of the risk and return has been transferred. Revenues from the sale of services and long-term
manufacturing projects are recognised in the income statement according to the project's level of completion
provided the outcome of the transaction can be estimated reliably. Progress is measured as the number of
hours spent compared to the total number of hours estimated. When the outcome of the transaction cannot
be estimated reliably, only revenues equal to the protect costs that have been incurred will be recognised
as revenue. The total estimated loss on a contract will be recognised in the income statement during the
period when it is identied that a project will generate a loss.
Income tax
The tax expense consists of the tax payable and changes to deferred tax. Deferred tax/tax assets are calculated
on all dierences between the book value and tax value of assets and liabilities. Deferred tax is calculated as
22 percent of temporary dierences and the tax eect of tax losses carried forward. Deferred tax assets are
recorded in the balance sheet when it is more likely than not that the tax assets will be utilised. Taxes payable
and deferred taxes are recognised directly in equity to the extent that they relate to equity transactions.
Balance sheet classication
Current assets and current liabilities consist of receivables and payables due within one year, and items
related to the inventory cycle. Other balance sheet items are classied as xed assets/non-current liabilities.
Current assets are valued at the lower of cost and fair value. Current liabilities are recognised at nominal
value. Fixed assets are valued at cost, less depreciation and impairment losses. Non-current liabilities are
recognised at nominal value.
Property, plant and equipment
"Property, plant and equipment” is capitalised and depreciated linearly over the estimated useful life.
Signicant xed assets which consist of substantial components with dissimilar economic life have been
unbundled; depreciation of each component is based on the economic life of the component. Costs for
maintenance are expensed as incurred, whereas costs for improving and upgrading property plant and
equipment are added to the acquisition cost and depreciated with the related asset. If carrying value of a
non-current asset exceeds the estimated recoverable amount, the asset is written down to the recoverable
amount. The recoverable amount is the greater of the net realisable value and value in use. In assessing
value in use, the discounted estimated future cash ows from the asset are discounted are used.
Subsidiaries and investment in associates
Subsidiaries and investments in associates are valued at cost in the company accounts. The investment is
valued as cost of the shares in the subsidiary, less any impairment losses. An impairment loss is recognised
if the impairment ls not considered temporary, in accordance with generally accepted accounting principles.
Impairment losses are reversed if the reason for the impairment loss disappears in a later period. Dividends,
group contributions and other distributions from subsidiaries are recognised in the same year as they are
recognised in the nancial statement of the provider. If dividends/group contribution exceed withheld prots
after the acquisition date, the excess amount represents repayment of invested capital, and the distribution
will be deducted from the recorded value of the acquisition in the balance sheet for the parent company.
Accounts receivable and other receivables
Accounts receivable and other current receivables are recorded in the balance sheet at nominal value less
provisions for doubtful accounts. Provisions for doubtful accounts are based on an individual assessment of
the dierent receivables. For the remaining receivables, a general provision is estimated based on expected
loss.
Short-term investments
Short-term investments (stocks and shares seen as current assets) are valued at the lower of acquisition
cost and fair value at the balance sheet date. Dividends and other distributions are recognised as other
nancial income.
Pensions
The Company has a dened contribution pension in accordance with local laws. The premium paid is regarded
as the pension cost for the period and classied as wage cost in the prot and loss statement.
Cash ow statement
The cash ow statement is presented using the indirect method. Cash and cash equivalents include cash,
bank deposits and other short-term, highly liquid investments with maturities of three months or less.
ASA ASA
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Annual Report 2021 Annual Report 2021
Note 2 Salary and other employee benets
(Amounts in NOK 1 000)
For the year ended
31 December 2021
For the year ended
31 December 2020
Salaries and wages - 18 555 - 15 574
Social security tax - 2 709 - 2 130
Pension expense - 819 -771
Other - 603 -483
Total salary and other employee benets - 22 686 - 18 958
Average number of full time equivalent employees 26.2 23.2
The Group has a dened contribution pension scheme that complies with requirements of Norwegian occupational pen-
sion legislation (OTP).
Remuneration to key management
Total remuneration to key management during the year ended 31 December 2021 is as follows:
Title
Salary and
other benets
Pension
expense Bonus
Total
remunera-
tion
Fabian Søbak CEO 813 42 - 854
Cecilie Hekneby CFO 1 874 108 - 1 982
Sveinung Høyer-Trollnes COO 1 268 96 - 1Ê363
Lars Moen CPMO 922 51 973
Henning Gravnås CIO (start 1.7.2021) 445 33 - 478
Petter Løyning CMO (start 22.11.2021) 84 6 91
Total key management remuneration 5 405 336 - 5 741
Total remuneration to key management during the year ended 31 December 2020 is as follows:
Name Title
Salary and
other benets
Pension
expense Bonus
Total
remunera-
tion
Fabian Søbak CEO 641 25 - 666
Cecilie Hekneby CFO 1 634 105 - 1Ê739
Sveinung Høyer-Trollnes COO (start 9.11.2020) 189 16 - 205
Lars Moen
Real Estate Manager (start
1.12.2020)* 491 34 525
Ole Tidemann Røine
Real Estate Manager (end
20.11.2020) 763 81 - 844
Lauras Melnikas
Growth Manager (end
31.3.2020) 407 35 - 442
Total key management remuneration 4 125 295 - 4 420
*Includes remuneration prior to be promoted to Real Estate Manager. Lars Moen has been emplyeed as Project Manager in
SSG ASA since 1.5.2020.
Remuneration to Board of Directors during the year ended 31 December 2021
Name Title
Steven Skaar Chairman of the Board (from May 2020)* -
Gustav Søbak Boardmember and member of Audit Comittee 200
Yvonne Sandvold Boardmember 170
Ingrid Elvira Leiser Boardmember and Chair of Audit Comittee 230
Dominik Jochem Chair of nomination Committee (from May 2020)* -
Lasse Høydal Nomination Committee (from May 2020) 10
Øyvind Hagelund Nomination Committee (from May 2020) 10
Total 620
*Refrains from remuneration
Remuneration to Board of Directors during the year ended 31 December 2020
Name Title
Martin Nes Chairman of the Board (resigned January 2020) 167
Runar Vatne
Chairman of the Board (from January 2020 to May
2020)** 183
Steven Skaar Chairman of the Board (from May 2020)* -
Gustav Søbak Boardmember and member of Audit Comittee 150
Yvonne Sandvold Boardmember 150
Ingrid Elvira Leiser Boardmember and Chair of Audit Comittee 150
Lars Christian Stugaard
Chair of Nomination Committee (from May 2019-
May 2020) 20
Johan Henrik Krefting Nomination Committee (from May 2019-May 2020) 10
Andreas Lorentzen Nomination Committee (from May 2019-May 2020) 10
Total 840
*Refrains from remuneration
**Prior to being elected as Chairman of the Board, mr Vatne was a Board member
ASA ASA
105104
Annual Report 2021 Annual Report 2021
Note 3 Income tax
(Amounts in NOK 1 000)
Specication of income tax expense
The tax benet/(expense) is calculated based on income before tax and consists of current tax and deferred
tax.
For the year ended
31 December 2021
For the year ended
31 December 2020
Deferred tax expense - 335 368
Current tax expense - 6 650 - 618
Income tax expense - 6 985 - 250
Income tax payable (balance sheet)
For the year ended
31 December 2021
For the year ended
31 December 2020
Income tax payable 6 650 618
Eective Tax Rate
The dierence between income tax calculated at the applicable income tax rate and the income tax expense
attributable to loss before income tax was as follows:
For the year ended
31 December 2021
For the year ended
31 December 2020
Prot/(loss) before income tax 46 886 321
Statutory income tax rate 22% 22%
Expected income tax expense/(benet) - 10 315 - 71
Tax eect non deductible expenses 3 330 - 177
Correction previous years’ taxes - - 2
Income tax expense/income for the year - 6 985 - 250
Eective tax rate -15% -78%
Specication of the tax eect of temporary dierences and losses carried forward
The tax eects of temporary dierences and tax losses carried forward at 31 December are as follows:
For the year ended
31 December 2021
For the year ended
31 December 2020
Property, plant and equipment - 54 - 71
Financial instruments - 352
Deferred tax asset (liability) - 54 281
Deferred tax has been calculated using a tax rate of 22 % for 2021 and 2020. This is the tax rates enacted
as at 31 December 2021 and 31 December 2020.
Note 5 Balance with group companies
(Amounts in NOK 1 000)
Receivables 2021 2020
Loans to group companies
OK Property AS 238 827 343 724
Breivollveien 25C AS 125 135 88 359
City Self-Storage A/S (Denmark) 173 222 36 683
City Self-Storage Norge AS - 9 332
Fellesgården AS* - 9 266
Sneveien 13 AS* - 5 435
Accounts receivable 1 953 2 788
Other receivables 74 948 8 009
Sum 614 085 503 596
Payables 2021 2020
Non-current debt to group companies 5 219 5 096
Other liabilities 743 -
Sum 5 962 5 096
Interest income from loans to group companies amounts to NOK 16.5 million in 2021 (2020: NOK 10.5
million) and interest expense from loans to group companies amounts to NOK 0.1 million in 2021 (2020:
NOK 0.1 million)
*Merged with OK Property AS in 2021
Note 4 Subsidiaries
(Amounts in NOK 1 000)
Details of the company's subsidiaries at the end of the reporting period are as follows:
Proportion of ownership interest and voting power held by the group
Name of subsidiary
Principal
activity
Acquisition
date
Book value
31 Dec 2021
Book value
31 Dec 2020
31 Dec
2021
31 Dec
2020
City Self-Storage A/S (Den-
mark) Self-storage 28 Sep 2016 4 857 4 857 100% 100%
City Self-Storage Norge AS Self-storage 28 Sep 2016 153 506 153 506 100% 100%
City Self-Storage Sverige AB Self-storage 28 Sep 2016 2 334 2 334 100% 100%
OK Minilager AS Self-storage 58 863 58 863 100% 100%
OK Property Real estate 31 Jan 2017 1 261 498 661 498 100% 100%
ASA
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Annual Report 2021 Annual Report 2021
Note 6 Related party transactions
(Amounts in NOK 1 000)
Balances and transactions between Self Storage Group ASA and its subsidiaries, which are related parties
of Self Storage Group ASA, are not disclosed in this note. For information related to transactions with
subsidiaries, see note 5 Balances with Group companies.
There have not been any transactions between the Group and other related parties in 2021 or 2020.
See also note 27 Related party transactions in Notes to the consolidated nancial statements.
Note 7 Cash and cash equivalents
(Amounts in NOK 1 000)
As at 31 December 2021 As at 31 December 2020
Cash - -
Employee withholding tax 883 666
Bank deposits 59 515 157 359
Total cash and cash equivalents 60 398 158 025
Note 8 Share capital and shareholders
The share capital of NOK 9 467 858 consisted of 94 678 584 shares, each with a nominal value of NOK 0.10
at the end of 2021. All shares carry equal rights.
(Amounts in NOK)
For the year ended
31 December 2021
For the year ended
31 December 2020
Ordinary shares at beginning of period 84 328 584 82 617 226
Issue of ordinary shares from cash contribution 10 350 000 1 711 358
Ordinary shares at 31 December 94 678 584 84 328 584
List of main shareholders at 31 December 2021:
Shareholder Country Number of shares Ownership percentage
UBS Switzerland AG
1,5
Switzerland 24 557 078 25.9 %
Fabian Holding AS
5
Norway 9 565 000 10.1 %
GSS Invest AS
5
Norway 6 565 000 6.9 %
VERDIPAPIRFONDET ODIN EIENDOM Norway 6 348 113 6.7 %
J.P. MORGAN BANK LUXEMBOURG S.A. Luxembourg 4 581 795 4.8 %
J.P. Morgan Securities LLC United States 4 123 214 4.4 %
SKAGEN M2 VERDIPAPIRFOND Norway 3 655 790 3.9 %
FIRST RISK CAPITAL AS Norway 2 600 000 2.7 %
HSBC Bank Plc United Kingdom 2 488 255 2.6 %
SOLE ACTIVE AS Norway 2 402 048 2.5 %
BNP Paribas Securities Services France 2 282 143 2.4 %
Danske Invest Norge Vekst Norway 1 843 253 1.9 %
VERDIPAPIRFONDET HOLBERG NORGE Norway 1 700 000 1.8 %
BNP Paribas Securities Services France 1 459 000 1.5 %
RBC INVESTOR SERVICES TRUST Ireland 1 386 183 1.5 %
MUSTAD INDUSTRIER AS Norway 1 249 064 1.3 %
Citibank, N.A. Ireland 1 159 303 1.2 %
J.P. MORGAN BANK LUXEMBOURG S.A. Luxembourg 1 090 000 1.2 %
Brown Brothers Harriman & Co. United States 1 016 072 1.1 %
State Street Bank and Trust Comp United States 946 470 1.0 %
Other 13 660 803 14.4 %
Sum 94 678 584 100%
Shares held by Board of Directors and Executive Management
Title Amount of shares Ownership percentage
Board of Directors
Steven Skaar
2
Chairman of the Board 24 557 078 25.9 %
Gustav Søbak (GSS Invest AS) Board member 6 565 000 6.9 %
Carl August Ameln (First Risk Capital AS) Board member 2 600 000 2.7 %
Ingrid Leisner3 (Duo Jag AS) Board member 10 390 0.0 %
Executive Management
Fabian Søbak (Fabian Holding AS) Chief Executive Ocer 9 565 000 10.1 %
Cecilie Hekneby
4
Chief Financial Ocer 688 843 0.7 %
Sveinung Høyer-Trollnes Chief Operating Ocer 17 123 0.0 %
Lars Moen
5
Property Manager 13 500 0.0 %
1
UBS Switzerland AG is a nominee account for Alta Lux Holdco S.a.r.l/Centerbridge Partners
2
Steven Skaar is representing Alta Lux Holdco S.a.r.l/Centerbridge Partners who owns 25.9% of the shares in Self Storage Group
3
Ingrid Leisner and close relatives owns 100% of the shares in Duo Jag AS
4
Cecilie Hekneby and close relatives
5
Changes in owned shares after the reporting period is disclosed in note 28
ASA ASA
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Annual Report 2021 Annual Report 2021
Note 10 Change in equity for the company
(Amounts in NOK 1 000)
Issued
Share capital Share premium
Retained
earnings Total equity
Balance at 1 January 2020 8 261 786 117 20 312 814 690
Prot (loss) for the period - - 71 71
Issue of ordinary shares, net of trans-
action costs 171 46 741 - 46 912
Balance at 31 December 2020 8 432 832 858 20 383 861 673
Balance at 1 January 2021 8 432 832 858 20 383 861 673
Prot (loss) for the period - - 39 901 39 901
Issue of ordinary shares, net of trans-
action costs 1 035 291 063 - 292 098
Balance at 31 December 2021 9 467 1 123 921 60 284 1 193 672
Note 9 Non-current liabilities and receivables
(Amounts in NOK 1 000)
The Company has the following non-current liabilities: 2021 2020
Danske Bank 449 084 -
Handelsbanken 449 084 520 313
Non-current liabilities to subsidiaries 5 219 5 096
Payables to employees 320 -
Deferred tax liabilities 54 -
Non-current nancial liabilities - 1 599
Total non-current liabilities 903 761 527 008
The Company has the following non-current receivables: 2021 2020
Non-current receivables from subsidiaries 537 184 492 799
Total non-current receivables 537 184 492 799
Note 12 Revenue
Revenue is related to management fees and centralized services to group companies.
Note 11 Auditor's fee
(Amounts in NOK 1 000)
Fees to auditors (exclusive of VAT) for the year ended 31 December are as follows:
For the year ended
31 December 2021
For the year ended
31 December 2020
Audit fee 526 461
Other attestation services 63 38
Tax compliance services - -
Total fee to auditor 589 499
Note 13 Finance income and nance expense
(Amounts in NOK 1 000)
Finance income
For the year ended
31 December 2021
For the year ended
31 December 2020
Group contribution 62 919 8 000
Dividend 8 168 -
Gain from transactions in foreign currency 36 37
Other nance income 18 751 11 817
Total nance income 89 874 19 854
Finance expense
For the year ended
31 December 2021
For the year ended
31 December 2020
Loss from transactions in foreign currency - 89 - 307
Unrealised loss from transactions in foreign currency - 4 422 - 317
Interest cost - 26 837 - 13 060
Other fees and charges - 4 412 - 1 437
Total nance expense - 35 760 - 15 121
All nance income and expense relate to nancial assets and nancial liabilities measured at amortised cost.
Unrealised gain and loss from transactions in foreign currency were mainly impacted by the uctuations
in exchange rate on lease liabilities in SEK and DKK.
ASA ASA
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Annual Report 2021 Annual Report 2021
Note 14 Intangible assets
(Amounts in NOK 1 000)
Year ended 31 December 2021 Intangible assets Total
Cost at 1 January 2021 2 876 2 876
Additions in the year 275 275
Disposals in the year - -
Cost at 31 Desember 2021 3 151 3 151
Accumulated depreciation at 1 January 2021 1 250 1 250
Depreciation in the year 681 681
Accumulated depreciation at 31 December 2021 1 931 1 931
Net carrying amount at 31 December 2021 1 220 1 220
Year ended 31 December 2020 Intangible assets Total
Cost at 1 January 2020 2 501 2 501
Additions in the year 375 375
Disposals in the year - -
Cost at 31 Desember 2020 2 876 2 876
Accumulated depreciation at 1 January 2020 662 662
Depreciation in the year 588 588
Accumulated depreciation at 31 December 2020 1 250 1 250
Net carrying amount at 31 December 2020 1 626 1 626
Estimated useful life 3 year
Depreciation method straight-line
Note 15 Property, plant and equipment
(Amounts in NOK 1 000)
Year ended 31 December 2021 Operating and oce equipment Total
Cost at 1 January 2021 1 169 1Ê169
Additions in the year 2 753 2Ê753
Disposals in the year - -
Cost at 31 Desember 2021 3 922 3Ê922
Accumulated depreciation at 1 January 2021 249 249
Depreciation in the year 225 225
Accumulated depreciation at 31 December 2021 474 474
Net carrying amount at 31 December 2021 3 448 3Ê
4
48
Year ended 31 December 2020 Operating and oce equipment Total
Cost at 1 January 2020 858 858
Additions in the year 311 311
Disposals in the year - -
Cost at 31 Desember 2020 1Ê169 1Ê169
Accumulated depreciation at 1 January 2020 78 78
Depreciation in the year 171 171
Accumulated depreciation at 31 December 2020 249 249
Net carrying amount at 31 December 2020 920 920
Estimated useful life 5 year
Depreciation method straight-line
ASA ASA
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Annual Report 2021 Annual Report 2021
Note 16 Maturity analysis nancial liabilities
(Amounts in NOK 1 000)
Interest bearing liabilities are carried at amortized costs.
Amounts due in
less than
1 year 1-5 years Total
For the year ended 31 December 2021
Debt to nancial institutions 74 023 928 081 1 002 104
For the year ended 31 December 2020
Debt to nancial institutions* 161 878 524 924 686 802
* All of the debt to nancial institutions due was renanced in February 2021.
Changes in liabilities arising from nancing activities Interest bearing borrowings
Opening balance 1 January 2021 674 012
Proceeds from borrowings 1 084 268
Interest expenses 26 139
Interests paid - 25 444
Repayment of borrowing - 809 162
Closing balance 31 December 2021 949 813
Changes in liabilities arising from nancing activities Interest bearing borrowings
Opening balance 1 January 2020 342 280
Proceeds from borrowings 441 000
Interest expenses 11 462
Interests paid - 10 572
Repayment of borrowing - 110 158
Closing balance 31 December 2020 674 012
Specication of loans
2021 Currency Maturity date Interest rate
Handelsbanken and Danske Bank 949 812 NOK Feb-24 3 months NIBOR +1.70 %
Total bank borrowings at amortised cost 949 812
2 020 Currency Maturity date Interest rate
Handelsbanken 26 110 NOK Jul-21 3 months NIBOR +1.45 %
Handelsbanken 99 927 NOK Jun-22 3 months NIBOR +1.45 %
Handelsbanken 112 681 NOK Aug-22 3 months NIBOR +1.45 %
Handelsbanken 77 298 NOK Jan-23 3 months NIBOR +1.45 %
Handelsbanken 97 858 NOK May-23 3 months NIBOR +1.70 %
Handelsbanken 129 888 NOK Jul-23 3 months NIBOR +1.45 %
Handelsbanken 130 250 NOK Nov-23 3 months NIBOR +1.45 %
Total bank borrowings at amortised cost 674 012
On 24 February 2021, SSG signed an agreement for a new bank facility loan with Handelsbanken and
Danske Bank for renancing of all existing debt to Handelsbanken and general corporate purposes. The
agreement amounts to NOK 985 million in term loan and NOK 245 million in revolving credit facility, both
with maturity 3+1+1 years, and interest rate is 3 months Nibor + 1.70%.
All covenants for the new bank facility loan are to be measured and reported on a quarterly basis. There
are both nancial and non-nancial covenants. As of 31 December 2021, the Group is in compliance with all
loan covenants, and also expects to comply with covenants throughout 2022.
The nancial covenants for the new bank facility loan are:
■
The loan to value (interest-bearing debt over market value freehold investment properties) must not
exceed 60%
■ The Group’s nominal equity must exceed NOK 800 million
■ Debt service cover ratio (EBITDA over amortization and interest) must be higher or equal to 1.2
■ The Group’s booked solidity must be above 35%
In the year 2021 SSG entered into two additional ve-year interest rate swaps. There are no margin calls
related to the interest rate swaps.
Interest rate swaps are recorded at fair value through prot and loss. A gain of NOK 3.7 million for the full
year 2021 and a loss of NOK 1.6 million for the full year 2020 related to hedging of interests is included in
the nance income/expense.
Trade and other payables are due within three months.
Fixed interest rate agreements Amount (MNOK) Maturity date Interest rate (%)
Handelsbanken 150 000 Mar-25 1.080
Handelsbanken 150 000 Apr-25 0.785
Handelsbanken 300 000 Mar-26 1.345
Handelsbanken 150 000 Mar-26 1.420
Annual Report 2021
115
Ingrid Elvira Leisner
Board member
Yvonne Litsheim Sandvold
Board member
Fabian Søbak
CEO
Steven Skaar
Chairman
Gustav Sigmund Søbak
Board member
Carl August Ameln
Board member
Oslo, April 28th, 2022
Self Storage Group ASA
Statement by the Board of Directors
We conrm that the nancial statements for the period 1 January up to and including 31 December 2021,
to the best of our knowledge, have been prepared in accordance with applicable accounting standards and
give a true and fair view of the assets, liabilities, nancial positions and prot or loss of the Company and the
Group as a whole. The Board of Directors’ report includes a fair review of the development and performance
of the business and the position of the Company and the Group as a whole, together with a description of
the principal risks and uncertainties that they face.
sign sign
sign sign sign
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ASA ASA
117116
Annual Report 2021 Annual Report 2021
Alternative performance measures
(APMs)
Self Storage Group’s nancial information is prepared in accordance with international nancial reporting
standards (IFRS). In addition, management provides alternative performance measures that are regularly
reviewed by management to permit for a more complete and comprehensive analysis of the Group’s
operating performance relative to other companies and across periods in addition to the nancial information
prepared in accordance with IFRS. Companies comparable to the Group vary with regards to, inter alia, capital
structure and mix of leasehold and freehold properties. Non-IFRS nancial measures, such as EBITDA, can
assist the Company and investors in comparing performance on a more consistent basis without regard
to factors such as depreciation and amortisation, which can vary signicantly depending upon accounting
methods, mix of freehold and leasehold properties or based on non-operating factors. Also, some of the
non-IFRS nancial measures presented herein adjust for one-time costs or costs that are not considered to
be a part of regular operations.
The non-IFRS nancial measures presented herein are not measurements of performance under IFRS or
other generally accepted accounting principles and investors should not consider any such measures to
be an alternative to: (a) operating revenues or operating prot (as determined in accordance with generally
accepted accounting principles), as a measure of the Group’s operating performance; or (b) any other
measures of performance under generally accepted accounting principles. The non-IFRS nancial measures
presented herein may not be indicative of the Group’s historical operating results, nor are such measures
meant to be predictive of the Group’s future results. The non-IFRS nancial measures may be presented on
a basis that is dierent from other companies.
Operating prot before fair value adjustments
Presenting operating prot before fair value adjustments is useful to Self Storage Group as it provides a
measure of prot before taking into account the movement in fair value of freehold investment property
and leasehold investment property and is useful to the Group for assessing operating performance.
Adjustments
Identied costs not likely to occur in the normal course of business in Self Storage Group are dened as
non-recurring costs. Examples of non-recurring costs are acquisition costs, restructuring and severance
packages. The exclusion of non-recurring costs is useful to Self Storage Group as it provides a measure for
assessing underlying operating performance.
SSG's nancial APMs
■ Interest bearing debt: Dened as non-current interest-bearing debt plus current interest-bearing debt.
The gure does not include obligations under nance leases
■ Loan to value: Interest bearing debt / freehold investment property
■
Total other operating expenses: Property-related expenses + salary and other employee benets +
other operating expenses
■ EBIT: Operating prot before fair value adjustments
■ Adjusted EBIT: EBIT +/- identied items to be excluded from adjusted EBIT as described below
■ EBITDA: EBIT + depreciation, amortisation and impairments
■ Adjusted EBITDA: EBITDA +/- identied items to be excluded from adjusted EBITDA as described below
■
Adjusted Prot before tax: Adjusted EBIT +/- change in fair value of freehold investment property and
leasehold investment property +/- net nance
■ Adjusted tax: Tax expense +/- tax on adjustments
■ Adjusted Net Prot: Adjusted Prot before tax +/- tax expense
SSG's non-nancial APMs
■ Current lettable area (CLA): Net area (m
2
) available for customers to rent for self-storage
■ Total lettable area: Net area (m
2
) in the portfolio included area not yet lettable to self-storage
2021 2020
Property-related expenses -44 414 -36 135
Salary and other employee benets -44 115 -40 209
Other operating expenses -41 373 -32 138
Total other operating expenses -129 902 -108 482
Operating prot before fair value adjustments 186 060 160 958
EBIT 186 060 160 958
Total adjustments 3 416 1 715
Adjusted EBIT 189 476 162 673
Change in fair value of investment properties 319 996 92 929
Change in fair value of leasehold properties - 46 356 - 63 010
Adjusted Prot before tax 444 032 147 536
Adjusted tax - 92 728 - 33 239
Adjusted Net prot 351 304 114 297
Operating prot before fair value adjustments 186 060 160 958
Depreciation - 16 863 - 14 476
EBITDA 202 923 175 434
Total adjustments 3 416 1 715
Adjusted EBITDA 206 339 177 149
Adjustments
Revenue: release of historical liability (Acquisition of
Minilageret AS) 507 -
Other operating expenses: acquisition costs - 3 923 - 1 177
Salary and other employee benets: severance packages - - 538
Total adjustments - 3 416 - 1 715
(Amounts in NOK 1 000)
Interest-bearing debt 31 December 2021 31 December 2020
Non-current interest-bearing debt 892 626 519 429
Current interest-bearing debt 51 644 153 699
Total interest-bearing debt 944 270 673 128
Global Reporting Initiativ (GRI)
The report has been prepared in accordance with the GRI Standards: Core option.
DSC Description Page Notes
102 Organizational prole
102-1 Name of the organization 3 Annual report 2021
102-2 Activities, brands, products, and services 3 Annual report 2021
102-3 Location of headquarters 3 Annual report 2021
102-4 Location of operations 3 Annual report 2021
102-5 Ownership and legal form 20 Annual report 2021
102-6 Markets served 3 Annual report 2021
102-7 Scale of the organization 3, 9, 10, 22, 50 Annual report 2021
102-8 Information on employees and other workers 22, 36, 37, 39 Annual report 2021
102-9 Supply chain 39 Annual report 2021
102-10 Signicant changes to the organization and its supply chain 17, 18, 19, 39 Annual report 2021
102-11 Precautionary Principle or approach 44 Annual report 2021
102-12 External initiatives NA
SSG does not participate in any
external initiatives as of year-
end 2021, but we consider to be
part of external initiatives in the
future
102-13 Membership of associations 38 Annual report 2021
102 Strategy
102-14 Statement from senior decision-maker 6 Annual report 2021
102 Ethics and integrity
102-16 Values, principles, standards, and norms of behavior 41 Annual report 2021
102 Governance
102-18 Governance structure 42, 43 Annual report 2021
102 Stakeholder engagement
102-40 List of stakeholder groups 29, 30 Annual report 2021
102-41 Collective bargaining agreements 36 Annual report 2021
102-42 Identifying and selecting stakeholders 29, 30 Annual report 2021
102-43 Approach to stakeholder engagement 29, 30 Annual report 2021
102-44 Key topics and concerns raised 29, 30 Annual report 2021
102 Reporting practice
102-45 Entities included in the consolidated nancial statements 67, 82 Annual report 2021
102-46 Dening report content and topic Boundaries 29, 30 Annual report 2021
102-47 List of material topics 29, 30, 31 Annual report 2021
102-48 Restatements of information NA
No signicant restatements of
information
102-49 Changes in reporting NA
No signicant changes from pre-
vious reporting periods
102-50 Reporting period 8, 10 Annual report 2021
102-51 Date of most recent report NA 4/28/2022
102-52 Reporting cycle NA Annual
102-53 Contact point for questions regarding the report 45 Annual report 2021
102-54 Claims of reporting in accordance with the GRI Standards 20, 28 Annual report 2021
102-55 GRI content index 118 Annual report 2021
102-56 External assurance
SSG has not requested external
assurance for the Corporate So-
cial Responsibility and Sustaina-
bility Report as of 2021. SSG will
assess this practice in the future
DSC Description Page Notes
200 Economic topics
103-1 Explanation of the material topic and its Boundary 29, 30 Annual report 2021
103-2 The management approach and its components 6, 10, 28 Annual report 2021
103-3 Evaluation of the management approach 6, 28, 38 Annual report 2021
Customer satisfaction
Self-de-
ned Assessment of customer satisfaction 38 Annual report 2021
205-3 Conrmed incidents of corruption and actions taken NA
There have been no such inci-
dents in 2021
300 Environmental topics
103-1 Explanation of the material topic and its Boundary 29, 30 Annual report 2021
103-2 The management approach and its components 6, 10, 28 Annual report 2021
103-3 Evaluation of the management approach 6, 28, 32 Annual report 2021
Resource eciency
Self-de-
ned Part of freehold facilities with LED-lightning 32 Annual report 2021
307-1 Non-compliance with environmental laws and regulations NA
There have been no such inci-
dents in 2021
400 Social topics
103-1 Explanation of the material topic and its Boundary 29, 30 Annual report 2021
103-2 The management approach and its components 6, 10, 28 Annual report 2021
103-3 Evaluation of the management approach 6, 28, 31, 36, 37 Annual report 2021
Health and safety
403-9 Work-related injuries 22, 31 Annual report 2021
Integrity and human rights
405-1 Diversity of governance bodies and employees 34 Annual report 2021
405-2 Ratio of basic salary and remuneration of women to men 37 Annual report 2021
Employee wellbeing
406-1 Incidents of discrimination and corrective actions taken NA
There have been no such inci-
dents in 2021
Statsautoriserte revisorer
Ernst & Young AS
Dronning Eufemias gate 6a, 0191 Oslo
Postboks 1156 Sentrum, 0107 Oslo
Foretaksregisteret: NO 976 389 387 MVA
Tlf: +47 24 00 24 00
www.ey.no
Medlemmer av Den norske Revisorforening
A member firm of Ernst & Young Global Limited
INDEPENDENT AUDITOR'S REPORT
To the Annual Shareholders' Meeting of Self Storage Group ASA
Report on the audit of the financial statements
Opinion
We have audited the financial statements of Self Storage Group ASA (the Company) which comprise the
financial statements of the Company and the consolidated financial statements of the Company and its
subsidiaries (the Group). The financial statements of the Company comprise the statement of financial
position as at 31 December 2021 and the income statement and statement of cash flows for the year then
ended and notes to the financial statements, including a summary of significant accounting policies. The
consolidated financial statements of the Group comprise the statement of financial position as at 31
December 2021, the statements of comprehensive income, cash flows and changes in equity for the year
then ended and notes to the financial statements, including a summary of significant accounting policies.
In our opinion
the financial statements comply with applicable legal requirements,
the financial statements give a true and fair view of the financial position of the Company as at 31
December 2021 and its financial performance and cash flows for the year then ended in
accordance with the Norwegian Accounting Act and accounting standards and practices
generally accepted in Norway,
the consolidated financial statements give a true and fair view of the financial position of the
Group as at 31 December 2021 and its financial performance and cash flows for the year then
ended in accordance with International Financial Reporting Standards as adopted by the EU.
Our opinion is consistent with our additional report to the audit committee.
Basis for opinion
We conducted our audit in accordance with International Standards on Auditing (ISAs). Our
responsibilities under those standards are further described in the Auditor’s responsibilities for the audit of
the financial statements section of our report. We are independent of the Company and the Group in
accordance with the requirements of the relevant laws and regulations in Norway and the International
Ethics Standards Board for Accountants’ International Code of Ethics for Professional Accountants
(including International Independence Standards) (IESBA Code), and we have fulfilled our other ethical
responsibilities in accordance with these requirements. We believe that the audit evidence we have
obtained is sufficient and appropriate to provide a basis for our opinion.
To the best of our knowledge and belief, no prohibited non-audit services referred to in the Audit
Regulation (537/2014) Article 5.1 have been provided.
We have been the auditor of the Company for 5 years from the election by the general meeting of the
shareholders on 29 September 2017 for the accounting year 2017.
Key audit matters
Key audit matters are those matters that, in our professional judgment, were of most significance in our
audit of the financial statements for 2021. These matters were addressed in the context of our audit of the
financial statements as a whole, and in forming our opinion thereon, and we do not provide a separate
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Independent auditor's report - Self Storage Group ASA 2021
A member firm of Ernst & Young Global Limited
opinion on these matters. For each matter below, our description of how our audit addressed the matter is
provided in that context.
We have fulfilled the responsibilities described in the Auditor’s responsibilities for the audit of the financial
statements section of our report, including in relation to these matters. Accordingly, our audit included the
performance of procedures designed to respond to our assessment of the risks of material misstatement
of the financial statements. The results of our audit procedures, including the procedures performed to
address the matters below, provide the basis for our audit opinion on the financial statements.
Valuation of freehold investment property
Basis for the key audit matter
The freehold investment properties in the
consolidated statement of financial position are
recorded at fair value, amounting to NOK 2 422.4
million, equal to 69.4 % of the total assets. The
change in fair value recorded in the statement of
comprehensive income amounted to NOK 320
million in 2021. The Group used an external
appraiser to assist with valuation of the freehold
property. The valuation of the Group’s freehold
investment property is dependent on a range of
estimates such as rental income and yield. The
valuation of the freehold investment property is a
key audit matter due to its magnitude, the
uncertainty of the estimates and the complexity of
the calculation.
Our audit response
We evaluated the professional qualifications and
objectivity of the appraiser used by management.
We obtained an understanding of the nature of
the work performed, which included an evaluation
of the objectivity and scope, including the
methods and assumptions applied. We discussed
the estimates and the movements in the fair value
of the freehold investment property with
management and the external appraiser. We
involved specialists to evaluate the valuation
model and the principles behind the assumptions
used in estimating the fair value. Further, we
tested the mathematical accuracy of the valuation
model.
We refer to the Company’s disclosures included in
note 2 Significant accounting policies (section
Freehold Investment Property), note 4 Critical
accounting judgements and key sources of
estimation uncertainty and note 9 Investment
property in the consolidated financial statements.
Other information
Other information consists of the information included in the annual report other than the financial
statements and our auditor’s report thereon. Management (the board of directors and the Chief Executive
Officer) is responsible for the other information. Our opinion on the financial statements does not cover
the other information, and we do not express any form of assurance conclusion thereon.
In connection with our audit of the financial statements, our responsibility is to read the other information,
and, in doing so, consider whether the board of directors’ report and the statement on corporate social
responsibility contain the information required by applicable legal requirements and whether the other
information is materially inconsistent with the financial statements or our knowledge obtained in the audit,
or otherwise appears to be materially misstated. If, based on the work we have performed, we conclude
that there is a material misstatement of this other information or that the information required by
applicable legal requirements is not included, we are required to report that fact.
We have nothing to report in this regard, and in our opinion, the board of directors’ report and the
statement on corporate social responsibility are consistent with the financial statements and contain the
information required by applicable legal requirements.
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Independent auditor's report - Self Storage Group ASA 2021
A member firm of Ernst & Young Global Limited
Responsibilities of management for the financial statements
Management is responsible for the preparation and fair presentation of the financial statements of the
Company in accordance with the Norwegian Accounting Act and accounting standards and practices
generally accepted in Norway and of the consolidated financial statements of the Group in accordance
with International Financial Reporting Standards as adopted by the EU, and for such internal control as
management determines is necessary to enable the preparation of financial statements that are free from
material misstatement, whether due to fraud or error.
In preparing the financial statements, management is responsible for assessing the Company’s and the
Group’s ability to continue as a going concern, disclosing, as applicable, matters related to going concern
and using the going concern basis of accounting unless management either intends to liquidate the
Company or the Group, or to cease operations, or has no realistic alternative but to do so.
Auditor’s responsibilities for the audit of the financial statements
Our objectives are to obtain reasonable assurance about whether the financial statements as a whole are
free from material misstatement, whether due to fraud or error, and to issue an auditor’s report that
includes our opinion. Reasonable assurance is a high level of assurance, but is not a guarantee that an
audit conducted in accordance with ISAs will always detect a material misstatement when it exists.
Misstatements can arise from fraud or error and are considered material if, individually or in the
aggregate, they could reasonably be expected to influence the economic decisions of users taken on the
basis of these financial statements.
As part of an audit in accordance with ISAs, we exercise professional judgment and maintain professional
scepticism throughout the audit. We also:
Identify and assess the risks of material misstatement of the financial statements, whether due to
fraud or error, design and perform audit procedures responsive to those risks, and obtain audit
evidence that is sufficient and appropriate to provide a basis for our opinion. The risk of not
detecting a material misstatement resulting from fraud is higher than for one resulting from error,
as fraud may involve collusion, forgery, intentional omissions, misrepresentations, or the override
of internal control.
Obtain an understanding of internal control relevant to the audit in order to design audit
procedures that are appropriate in the circumstances, but not for the purpose of expressing an
opinion on the effectiveness of the Company’s and the Group’s internal control.
Evaluate the appropriateness of accounting policies used and the reasonableness of accounting
estimates and related disclosures made by management.
Conclude on the appropriateness of management’s use of the going concern basis of accounting
and, based on the audit evidence obtained, whether a material uncertainty exists related to
events or conditions that may cast significant doubt on the Company’s and the Group’s ability to
continue as a going concern. If we conclude that a material uncertainty exists, we are required to
draw attention in our auditor’s report to the related disclosures in the financial statements or, if
such disclosures are inadequate, to modify our opinion. Our conclusions are based on the audit
evidence obtained up to the date of our auditor’s report. However, future events or conditions
may cause the Company and the Group to cease to continue as a going concern.
Evaluate the overall presentation, structure and content of the financial statements, including the
disclosures, and whether the financial statements represent the underlying transactions and
events in a manner that achieves fair presentation.
Obtain sufficient appropriate audit evidence regarding the financial information of the entities or
business activities within the Group to express an opinion on the consolidated financial
statements. We are responsible for the direction, supervision and performance of the group audit.
We remain solely responsible for our audit opinion.
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Independent auditor's report - Self Storage Group ASA 2021
A member firm of Ernst & Young Global Limited
We communicate with the board of directors regarding, among other matters, the planned scope and
timing of the audit and significant audit findings, including any significant deficiencies in internal control
that we identify during our audit.
We also provide the audit committee with a statement that we have complied with relevant ethical
requirements regarding independence, and to communicate with them all relationships and other matters
that may reasonably be thought to bear on our independence, and where applicable, related safeguards.
From the matters communicated with the board of directors, we determine those matters that were of
most significance in the audit of the financial statements of the current period and are therefore the key
audit matters. We describe these matters in our auditor’s report unless law or regulation precludes public
disclosure about the matter or when, in extremely rare circumstances, we determine that a matter should
not be communicated in our report because the adverse consequences of doing so would reasonably be
expected to outweigh the public interest benefits of such communication.
Report on other legal and regulatory requirement
Report on compliance with regulation on European Single Electronic Format (ESEF)
Opinion
As part of our audit of the financial statements of Self Storage Group ASA we have performed an
assurance engagement to obtain reasonable assurance whether the financial statements included in the
annual report, with the file name 254900TSU8Q0HCFHLY03-2021-12-31-en, has been prepared, in all
material respects, in compliance with the requirements of the Commission Delegated Regulation (EU)
2019/815 on the European Single Electronic Format (ESEF Regulation) and regulation given with legal
basis in Section 5-5 of the Norwegian Securities Trading Act, which includes requirements related to the
preparation of the annual report in XHTML format and iXBRL tagging of the consolidated financial
statements.
In our opinion, the financial statements included in the annual report have been prepared, in all material
respects, in compliance with the ESEF Regulation.
Management’s responsibilities
Management is responsible for the preparation of an annual report and iXBRL tagging of the consolidated
financial statements that complies with the ESEF Regulation. This responsibility comprises an adequate
process and such internal control as management determines is necessary to enable the preparation of
an annual report and iXBRL tagging of the consolidated financial statements that is compliant with the
ESEF Regulation.
Auditor’s responsibilities
Our responsibility is to express an opinion on whether, in all material respects, the financial statements
included in the annual report have been prepared in accordance with the ESEF Regulation based on the
evidence we have obtained. We conducted our engagement in accordance with the International
Standard for Assurance Engagements (ISAE) 3000 – “Assurance engagements other than audits or
reviews of historical financial information”. The standard requires us to plan and perform procedures to
obtain reasonable assurance that the financial statements included in the annual report have been
prepared in accordance with the ESEF Regulation.
As part of our work, we performed procedures to obtain an understanding of the company’s processes for
preparing its annual report in XHTML format. We evaluated the completeness and accuracy of the iXBRL
tagging and assessed management’s use of judgement. Our work comprised reconciliation of the iXBRL
tagged data with the audited financial statements in human-readable format. We believe that the
evidence we have obtained is sufficient and appropriate to provide a basis for our opinion.
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Independent auditor's report - Self Storage Group ASA 2021
A member firm of Ernst & Young Global Limited
Oslo, 28 April 2022
ERNST & YOUNG AS
The auditor's report is signed electronically
Jon-Michael Grefsrød
State Authorised Public Accountant (Norway)
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