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