Good afternoon, and welcome to the Digital Realty third quarter 2021 earnings call. Please note this event is being recorded. During today's presentation, all parties will be in a listen-only mode. Following the presentation, we will conduct a question-and-answer session. Callers will be limited to one question plus a follow-up, and we will conclude promptly at the bottom of the hour. I would now like to turn the call over to John Stewart, Digital Realty's Senior Vice President of Investor Relations. John, please go ahead.
Thank you, operator. The speakers on today's call are CEO Bill Stein and CFO Andy Power. Chief Investment Officer Greg Wright, Chief Technology Officer Chris Sharp, and Chief Revenue Officer Corey Dyer are also on the call and will be available for Q&A. Management may make forward-looking statements including guidance and underlying assumptions. Forward-looking statements are based on expectations that involve risks and uncertainties that could cause actual results to differ materially. For further discussion of risks related to our business, see our 10-K and subsequent filings with the SEC. This call will contain non-GAAP financial information. Reconciliations to net income are included in the supplemental package furnished to the SEC and available on our website. Before I turn the call over to Bill, I'd like to hit the highlights on our third quarter results.
We further strengthened interconnections with customers, landing record new logos and delivering our fourth consecutive quarter with over $100 million of bookings. We also continued to deliver for our customers around the world despite volatility in the global supply chain, leveraging our scale, diversification, and strategic procurement processes to continue to deliver on time and on budget for our customers. We continue to enhance our global platform by expanding into new markets with tremendous growth potential while continuing to expand capacity in existing markets around the world. We delivered solid financial results with double-digit revenue growth, leading to a beat in the current quarter and a raise to the outlook for the balance of the year.
Last but not least, we further strengthened our balance sheet by raising approximately CHF 600 million of low coupon Swiss green bonds and over $1 billion of common equity to fund our future growth. With that, I'd like to turn the call over to Bill.
Thank you, John. Good afternoon, and thank you all for joining us. Our formula for long-term value creation is a global, connected, sustainable framework, and we made further progress on each front during the third quarter. We continued to globalize our business with significant bookings and solid performance across regions. Our bookings were diversified by both region and product type, reflecting our unique full-spectrum global product offering. We also announced our entry into two high-potential emerging markets, India and Nigeria, during the third quarter, while expanding our connectivity capabilities by working with Zayo to develop the largest open fabric of fabrics that will interconnect key centers of data exchange. We are also extending our capabilities for customers to the edge with the announcement of what will be one of a few strategic partnerships in this arena. Let's discuss our sustainable growth initiatives on page three.
During the third quarter, Digital Realty was honored to be recognized by GRESB as an overall global sector leader in the technology and science category for exemplary ESG performance, receiving a coveted five-star rating from this leading global ESG benchmarking organization and reflecting Digital Realty's commitment to being a global leader in ESG. We also became a UN Global Compact signatory in September, aligning our ESG goals and commitment to the UN Sustainable Development Goals with a global initiative. We also advanced our sustainable financing strategy, raising our first-ever Swiss green bonds and publishing the allocation of $440 million of proceeds from our September 2020 Euro green bond, which funded sustainable data center development projects in four countries across three continents, certified in accordance with leading sustainable rating standards.
We are committed to minimizing our impact on the environment while simultaneously meeting the needs of our customers, our investors, our employees, and broader society while advancing our goal of delivering sustainable growth for all of these stakeholders. While on the topic of energy, I'm pleased to report that Digital Realty experienced only a small negative impact from the substantial rise in energy costs during the third quarter. In Europe, where concerns of an energy crisis were most acute, we typically contract for our energy supplies a year or more in advance, providing price visibility and certainty for our customers. Elsewhere around the world, energy costs are typically passed through to customers, minimizing our direct exposure.
We continue to keep a close eye on energy prices, but given the resiliency of our business model, we do not expect rising energy costs to impact our reported results by more than a few pennies. Let's turn to our investment activity on page four. We continue to invest in our global platform. As previously announced, we entered into a joint venture with Brookfield to expand PlatformDIGITAL into India, a giant underserved market with the fifth-largest GDP in the world. Like many emerging markets, India presents some unique challenges, underscoring the need for local knowledge and experience. To that end, we were pleased to announce the hiring of Seema Ambastha as CEO for the India joint venture.
Seema Ambastha has years of experience in the Indian IT sector broadly, and in the data center industry specifically, where she most recently served as a senior executive leader with the NTT NetMagic data center business across India. We believe the India data center market has the potential to experience significant growth over the next decade, and we're thrilled to have such a strong partner and strong leader in this exciting new venture. During the third quarter, we continued to expand iColo, our Kenyan data center operator, acquiring a land parcel in Mozambique to build a facility positioned to land subsea cables and other connectivity-focused customers. We also acquired a controlling interest in Medallion Communications, the leading colocation and interconnection provider in Nigeria, in partnership with our existing African partner, Pembani Remgro.
As the African internet economy matures, we expect Nigeria will represent a significant growth opportunity given its large and relatively young population, a growing and diversifying economy, as well as a maturing regulatory environment. Given the connectivity to Africa from our existing hub in Marseille, our platform will now offer the market-leading destinations connecting Africa to Europe and beyond. We're also investing to organically expand our capacity. As of September 30, we had 44 projects underway around the world, totaling almost 270 MW of incremental capacity, with over 250 MW scheduled for delivery before the end of 2022. We continue to invest most heavily in EMEA, where we now have 27 projects underway in 15 different markets totaling 150 MW of incremental capacity, most of which is highly connected, including significant expansions in Frankfurt, Marseille, Paris, and Zurich.
Our investment in organic development is a reflection of the strength of demand across EMEA. We're being a bit more selective in North America. We're seeing strong demand in Portland, where we have a 30 MW facility under construction that is 100% pre-leased and scheduled for delivery in the first quarter of next year, while we also have significant projects underway in Northern Virginia, New York, and Toronto. Finally, in Asia-Pacific, we continue to pursue strong organic development, both on our own and with our joint venture partners. We are adding capacity in Hong Kong that will open this quarter and expect to open Korea's first carrier-neutral facility in Seoul in early 2022. We are building a connected campus in Seoul to provide the full spectrum of solutions for our customers.
The larger second facility will accommodate up to 64 MW of capacity and will be located within 25 km of our first facility. Let's turn to the macro environment on page five. We are fortunate to be operating in a business leveraged to secular demand drivers, and our leadership position provides us with unique vantage point to detect developing trends as they emerge globally on PlatformDIGITAL. Just over a year ago, we introduced the Data Gravity Index, our market intelligence tool that forecasts the growing intensity of the enterprise data creation lifecycle and its gravitational impact on global IT infrastructure. Earlier this year, we published an industry manifesto enabling connected data communities to guide cross-industry collaboration, tackle data gravity head-on, and unlock a new era of growth opportunity. Recent third-party research continues to support the growing relevance of data gravity.
According to IDC, the amount of digital data created over the next five years will be greater than twice the amount of data created since the advent of digital storage. This digital data creation is expected to drive exponential growth in enterprise user data aggregation, storage, and exchange, providing a powerful tailwind for data center demand. We continue to see enterprise and service provider customers deploying their own data hubs and using interconnection to securely exchange data in multiple metros on PlatformDIGITAL to accommodate their own data creation growth. Recently, for the second consecutive year, Digital Realty was ranked as the only outperformer and global leader by GigaOm for edge colocation. This ranking reflects our continued innovation and the execution of our PlatformDIGITAL roadmap for delivering global differentiated capabilities and value for our customers and partners.
We are honored by the strong validation of our platform and our market-leading innovation to capture the growing global demand opportunity from data-driven businesses. With that, I'd like to turn the call over to Andy to take you through our financial results.
Thank you, Bill. Let's turn to our leasing activity on page seven. For the second straight quarter, we signed total bookings of $113 million, this time with a $12 million contribution from interconnection. Deal mix was consistent with the prior four-quarter average. Sub 1 MW deals plus interconnection represented about 40% of the total, while larger deals represented around 60%. Space and power bookings were also well-diversified by region, with EMEA and APAC contributing 45% of our total, about the same as the Americas, with interconnection accounting for the remaining 10%. The weighted average lease term was a little over five and half years, and we landed a record 140 new logos during the third quarter, with strong showings across all regions, demonstrating the power of our global platform.
In terms of specific wins during the quarter and around the world, a leading cloud-native cybersecurity platform is expanding its high-performance computing capabilities by leveraging PlatformDIGITAL in four markets across North America and Europe, connecting with cloud providers, improving performance, and driving down costs. A market-leading autonomous driving technology developer partnered with Digital Realty to tailor an innovative and unique infrastructure solution for simulation workloads. Two major North American energy firms chose Digital Realty to leverage our geographic reach and re-architect their network to interconnect with cloud providers and implement security controls as part of their hybrid IT strategy. A public university in the Eastern U.S. is launching a global research initiative with other universities in EMEA and deploying PlatformDIGITAL network hubs across two continents and three cities to help enable this project.
A maker of high-performance computing systems is expanding their footprint by deploying on PlatformDIGITAL across multiple regions to guarantee GDPR compliance while enhancing their security, performance, and sustainability. Finally, a Global 500 fintech provider is expanding their own hybrid IT availability zones into multiple new metros using PlatformDIGITAL to support their data-intensive and high-performance computing requirements. Turning to our backlog on page nine. The current backlog of leases signed but not yet commenced rose from $303 million to $330 million as third-quarter signings more than offset commencements. The lag between signings and commencements was down slightly from last quarter at just over seven months. Moving on to renewal leasing activity on page 10. We signed $223 million of renewal leases during the third quarter, our largest-ever renewal quarter, in addition to new leases signed.
The weighted average lease term on renewals signed during the quarter was a little over three and half years. Renewal rates for sub 1-MW deals remained consistently positive. Greater than 1-MW renewals were skewed by our largest deal of the quarter that combined a sizable 30-MW renewal with our largest new deal for the quarter, which will land entirely in existing, currently vacant or soon-to-be vacant capacity across Chicago and Ashburn. Excluding this one transaction, our cash mark-to-market would have been a positive 1%. This multifaceted transaction was a prime example of what we mean when we talk about our holistic long-term approach to customer relationship management. We believe we have a distinct advantage when we are competing for new business with a customer that we are already supporting elsewhere within our global portfolio.
Whenever we can, we try to provide a comprehensive financial package across multiple locations and offerings, including both new business as well as renewals. In terms of first quarter operating performance, reported portfolio occupancy ticked down by 50 basis points, largely driven by the sale of fully leased assets during the quarter. Upon commencement of the large combination renewal expansion lease I mentioned a moment ago, portfolio occupancy is expected to improve by 70 basis points. Same capital cash NOI growth was -5.5% in the third quarter, primarily driven by a spike in property taxes in Chicago, where local assessors have adopted a very aggressive posture, along with the impact of the Ashburn churn event in January. Of the 70 MW we got back on January 1, approximately 80% has since been released to multiple large and growing customers.
As a reminder, the Westin Building in Seattle, the Interxion platform in EMEA, Lamda Hellix in Greece, and Altus IT in Croatia are not yet included in the same-store pool, so these same-store comparisons are less representative of our underlying business today than usual. While we're still in the early stages of our budgeting process, we are optimistic in terms of where our same-store NOI growth goes for 2022. Turning to our economic risk mitigation strategies on page 11. The U.S. dollar strengthened during the third quarter, providing a small FX headwind in the third quarter. As a reminder, we manage currency risk by issuing locally denominated debt to act as a natural hedge, so only our net assets within a given region are exposed to currency risk from an economic perspective. Our Swiss green bond offering during the quarter is a good example of this.
In addition to managing credit risk and foreign currency exposure, we also mitigate interest rate risk by proactively terming out short-term variable rate debt with longer-term fixed-rate financing. Given our strategy of matching the duration of our long-lived assets with long-term fixed rate debt, a 100 basis point move in LIBOR would have approximately a 50 basis point impact on full year FFO per share. Our near-term funding and refinancing risk is very well managed, and our capital plan is fully funded. In terms of earnings growth, third quarter core FFO per share was up 7% on both a year-over-year and sequential basis, driven by strong operational execution, cost controls, and a reduction in financing costs from the debt refinancings and redemptions of preferred stock over the past year.
To avoid any confusion, our core FFO outperformance excludes the benefit of a nearly $20 million promote fee received in connection with the monetization of our joint venture with Prudential. Heading into the final quarter of the year, we have solid momentum, so we are raising our full year outlook for revenue, adjusted EBITDA, and core FFO per share to reflect this underlying momentum in our business. Last, but certainly not least, let's turn to the balance sheet on page 12. We continue to recycle capital by disposing of assets that have limited growth prospects, raising over $100 million in the third quarter for our 20% position in the Prudential JV and some land in Arizona.
We also raised approximately $95 million of common equity under our ATM program in July, as well as $950 million of common equity in a September forward equity offering. Our reported leverage ratio remains at 6 x, but including committed proceeds from the September forward equity offering, the leverage ratio drops to 5.6 x, while our fixed charge coverage improves to 6 x. We continued to execute our financial strategy of maximizing the menu of available capital options while minimizing the related costs and extending the duration of our liabilities to match our long-lived assets. Our two capital markets transactions this quarter are examples of our prudent approach to balance sheet management.
This successful execution against our financing strategy reflects the strength of our global platform, which provides access to the full menu of public as well as private capital, sets us apart from our peers, and enables us to prudently fund our growth. As you can see from the chart on page 13, our weighted average debt maturity is over six years, and our weighted average coupon is down to 2.2%. Three-quarters of our debt is non-U.S. dollar denominated, reflecting the growth of our global platform while also acting as a natural FX hedge for our investments outside the U.S. Over 90% of our debt is fixed rate, guarding against a rising rate environment, and 98% of our debt is unsecured, providing the greatest flexibility for capital recycling.
Finally, as you can see from the left side of page 14, we have a clear runway with nominal near-term debt maturities and no bar too tall in the out years. Our balance sheet is poised to weather a storm, but also positioned to fuel growth opportunities for our customers around the globe, consistent with our long-term financing strategy. This concludes our prepared remarks, and now we will be pleased to take your questions. Operator, would you please begin the Q&A session?
We will now begin the question-and-answer session. As a reminder, participants will be limited to one question and one follow-up. To ask a question, you may press star then one on your telephone keypad. If you are using a speakerphone, please pick up your handset before pressing the keys. To withdraw your question, please press star then two. At this time, we will pause momentarily to assemble our roster. Our first question comes from Jon Atkin of RBC. Please go ahead.
Thanks very much. I think I'll ask both of mine up front. I wondered, first of all, if you could talk about the factors that are affecting your CapEx to develop economic capacity. John Stewart, I guess, in his prepared remarks, talked about on time and on budget. Going forward, given what's happening with materials costs, I wondered whether you see an opportunity to adjust your pricing on new leases accordingly. Then the second question is just, earlier this month, you acknowledged that you're exploring the potential creation of a Singapore REIT, and I wondered if you can just provide an update on that around the timing and scale and rationale of that project. Thanks.
Thanks, Jon. I'll take your first question, then I'll hand it over to Andy to answer the Singapore REIT. First of all, I think you're right about inflation in terms of the opportunity that it presents. I think there's no doubt that it disproportionately adversely affects our smaller competitors and widens our competitive moat. Over time, I would expect that rental rate increases will disproportionately accrue to the larger incumbent providers. There are basically two pieces to the inflation issue. The first is in development, and the second is operations. On the development side, our pipeline is on time, and it's on budget.
Kudos to Eric Schwartz, who leads our operations and procurement team, for the vendor management programs that he's put in place, providing us fixed pricing for several years out, for diversifying our vendor mix.
Locking in our general contractors. We have a lot of construction sites around the world, and we're able to move our GCs around and keep them fully occupied. I think our global scale, as well as our maturity as a builder, gives us a substantial competitive advantage here. Again, I don't think there's any doubt that the market rents will eventually need to move up to maintain risk-adjusted returns. I think that's both because of the increase in construction costs that show up in the denominator. I think for our private competitors, who are operating with more leverage, I think you're gonna see that show up in the higher interest rates. To
I think they're gonna have to raise their costs for that reason as well. I think the read-through here is actually really positive for our renewals. Because as our rates on new product increase, our rates will also, I expect, increase for renewals. The bottom line there is that modest inflation, we think is quite healthy for the business. In terms of our customers, this shouldn't come as a surprise to them because, you know, to the extent that they're doing it themselves, they're seeing this development in their own supply chains. You know, relative to the operations or the P&L, I think as you probably know, our leases provide for significant pass-throughs.
For example, over 90% of our utility costs this last quarter were passed through to customers. We also have rent bumps, you know, generally between 2% and 3%. Then we have, I think the highest, operating or the best operating leverage, the highest margins in the business. What that means is that labor or labor costs, which, I think is what's most susceptible to inflationary pressure, is a relatively low percentage of the, of the revenue component in the income statement. With that, I'll hand it over to Andy to talk about the Singapore REIT.
Thanks, Bill. John picked up obviously an 8-K we put out there a few weeks ago. We are kind of heading down the path of exploring essentially an IPO of a portfolio on the Singapore market. This is not our APAC business, which has significant amounts of capacity under construction and land and the like. This would essentially be more analogous to almost like a private capital partner to Digital Realty for stabilized, fully, well-leased, high quality core long-term hold data centers to Digital in our strategy. Somewhat analogous to one of our joint ventures that we've done in the past, call it a couple of years, with that one of which was with a Singapore REIT. We're still working through this.
It's a long IPO process. There's no certainty on the outcome or completion. Sizing would be obviously a modest IPO size to begin with. We do think this option has the merits of being an attractive long-term partner vehicle to Digital Realty.
Thanks very much.
The next question comes from Jordan Sadler of KeyBanc Capital Markets. Please go ahead.
Thanks, guys. First I want to follow up, Bill, on sort of the price increase opportunity. I'm interested specifically in the greater than 1 MW rents achieved in the Americas this quarter. They seemed, you know, quite the opposite. I wonder, at $80 per kW, it seemed like a low point relative to recent prints. I'm wondering what portion of that is a function of, you know, geography, mix, et cetera. You know, any color you could provide around the ability to push rent there.
Jordan, it's definitely a function of geographic mix. It's also a function of an extension that we were doing with an existing customer that we were providing some rental concession as well. Andy, you want to add anything to that?
Yeah, just maybe a little more color. I mean, the overall signings was a strong quarter, well north of 100. In North America, as you pointed out, and it was in our prepared remarks, we had a sizable signing, where we essentially came to the table with a holistic, relationship-oriented solution for our customer, combining a renewal that impacted our mark-to-markets as well as a new signing. On the renewal, if you pulled that out of our mark-to-markets, we're positive 1%, but it was a 30 MW signing, so it was a large kind of contributor to that. On the new signing, I think it goes into four or so different data halls. It was spread across both Ashburn and Chicago.
It was 100% into existing vacant or to-be-vacated capacity, so a direct flow through to the bottom line, not call it future re-leasing. We think it was an attractive combination of helping a customer grow with us on our campus. This is a customer we see future growth in years to come, so happy to support them.
Coming back to the supply chain, I have a little bit of a two-parter, which is, one, how much urgency are you seeing from your larger customers that are looking to secure available inventory and just, you know, have line of sight?
to future, product and infrastructure. Then second, how far forward have you pre-bought critical construction materials like generators, PDUs, rack units, UPS systems?
Jordan, it's Andy again. Maybe I'll try to take them in backwards order. We have call it 200, approaching 300, 270-something MW shovels in ground all the way to opening doors as we speak. We are insulated in terms of our cost in procurement, whether it's through our VMI programs or through just supplier contracts and other things we do, having been focused on building new capacity for so many years consistently. Beyond that, we are not fully insulated, those VMIs I just mentioned do extend. They're primarily focused in North America. They extend till 2023, so we do have a fair bit of insulation. We're not whistling by the graveyard on this topic.
Obviously, inflation is here, and will impact anyone that's called to in the development arena. But we do believe, given our size, scale as the largest developer, and track record, that we're gonna fare better than our competitor set, and especially any newer incumbents to development. In terms of urgency, I think our customers are always urgent despite making massive financial decisions. Maybe I'll have Corey jump in a little bit to give you a little bit of flavor on the customer front.
Yeah, sure, I can do that. Jordan, on the questions around this with the demand from the shortages in chips, we haven't seen it negatively affect any of our pipeline across the regions. We've actually seen it grow.
We've got some sophisticated customers that thought ahead about what was gonna happen with the chip shortages and planned accordingly and therefore have accelerated some of our opportunities across the globe. At a net perspective, we kind of see it as a positive, and people are thinking through it, our customers are thinking through it. On our end, it has really helped us kind of grow our pipeline at this point.
Thank you.
Thank you. The next question comes from David Barden of Bank of America. Please go ahead.
Hey, guys. Thanks for taking the questions. I'll ask my two up front too, if I could. I guess the first one would be Bill. You know, investors have been waiting a long time to kind of see how the big data center companies evolve their edge strategies. You've obviously struck a partnership a week or two ago, and it sounds like you're planning on doing some more. I was wondering if you could kind of elaborate a little bit now on what you're looking for and how you settled on this path that you've chosen with AtlasEdge to begin with. And then, maybe Andy, just I wanna kind of go back to the power thing. You know, 90% pass through, that leaves about $20 million on the income statement.
A few pennies, you know, still about $15 million of exposure. Is that kind of what you're budgeting to potentially happen in 2022? Thanks.
Yeah. I'm gonna turn it over to Chris to handle the edge question since he spends a fair bit of his days on that particular initiative.
No, appreciate it, Bill, and thanks for the question, David. Yeah, we've definitely been watching the edge for some time now. We do see, you know, it's still in its early stages of being a material opportunity. One of the things that we've done is partner with AtlasEdge that we think they can provide a significant value in extending our platform deeper into the metro. That's something that we're looking at learning and understanding how to gain more intelligence in their new types of infrastructure they're bringing to market. Quite frankly, it expands and enhances our core to edge strategy so that our partners and our customers can get the benefit of extending their existing infrastructure out to the edge when it matures over time.
I would also say that a critical piece that I think you picked up on, David, which is great, is that we at Digital, we're open, right? This is one of many partners and relationships that we're gonna continue to prosecute, because we see that there's many types of avenues out into accessing this edge infrastructure. But you're gonna see a lot of partnerships over the course of the next couple of quarters, where we'll further invest and refine exactly how we're gonna prosecute that edge opportunity.
Andy. Then David, on the second question, so just review a few facts. 90%, if you look at our just P&L, 90% of the power is reimbursed overall. We do pursue a hedging strategy, primarily on our deregulated markets, where you see potential greater volatility.
We're about 85% hedged with contract durations ranging from one-three years. We also, as you know, are incredibly focused on sustainability. Green power procurement is a massive part of that playbook. We pride ourselves in what we've done on those efforts to further green our portfolio, including power purchase agreements. Some of those have a potentially offsetting impact if in the event that power prices are to surge, that provides an incremental hedge to power costs. Where we see it in the event that this elevated power scenario plays out for the duration of 2022, we'd look at it as just a couple cents, which, call it, every penny is just almost $3 million.
I wouldn't say a material headwind at this time.
Perfect. Thanks, Andy.
The next question comes from Simon Flannery of Morgan Stanley. Please go ahead.
Great. Thank you very much. Good afternoon. Andy, I just wanted to clarify, you made a comment that you were optimistic on 2022 same store NOI growth. Does that mean you think it's gonna be positive or better than this year? Any clarity you have there? Just more broadly, Bill and team, maybe just talk about leasing has been consistently strong this year. How does the pipeline look, and how does the competitive environment look going forward?
Thanks, Simon. Listen, we are in the middle of budget season, and I got my head of FP&A to my right, and he'll step on my foot really painfully if I get out of my skis here. That being said, listen, we got a same-store pool that's gonna materially grow, and I think it's in a positive direction with the addition of Interxion, the Westin Building, Altus IT, our business in Athens we acquired, higher pricing power, components added to the mix. We're also making great progress on re-leasing the capacity that was vacated at the beginning of this year.
A huge portion of signings, as that I mentioned we did this quarter, has been falling into vacant or vacated capacity, so quicker resumption of cash flow from that space that sat idle for a portion of 2021. Net-net, I think there's a few things that kind of point to this kind of more positive trajectory in the same store pool, hence my comment about optimistic on where we're going for 2022.
Thank you.
Corey's best situated to address the pipeline piece.
Yeah. From a pipeline perspective, Simon, I would just tell you that PlatformDIGITAL and just our thought leadership around Data Gravity is really taking hold, right? Our enterprise pipeline's growing across all regions, so really happy with that. Gartner was forecasting solid growth in enterprise IT spend. Just feels like we're in kind of the early innings of the IT transformation for the enterprises. As mentioned in the opening remarks, this quarter represented a new high for us, new logos at 140 new logos. So think about that as a proxy for enterprises continuing to decide to buy and partner with us. We feel good about the demand signals in our pipeline going forward. Hopefully, that answers your question, Simon.
Great. Thank you.
Great.
The next question comes from Matthew Niknam of Deutsche Bank. Please go ahead.
Hey, thanks for taking the questions. Both of these are maybe piggybacking a little bit on the back of Simon's questions, but first on the competitive landscape, I'm just wondering, you mentioned upfront being a little bit more selective as it relates to investments in the U.S. Just wondering if you can update us on the competitive landscape you're seeing from both public and private peers, whether that's changed much at all in the last three months. Then secondly, as we think about core FFO or maybe even AFFO per share growth next year, I don't wanna jump the gun, I know we may get an outlook in three months' time, but Andy, if there's any updates in terms of how you're thinking about that bottom line growth into 2022, that'd be great. Thanks.
Sure. Matt, maybe I'll do in reverse order here in order of efficiency here, make sure everyone gets questions. Core FFO, we didn't pull forward our 2022 guidance dramatically. But I think we're definitely pleased with how we're putting up results this year that has got double digits top line kind of 7% year-over-year performance at the bottom line. We've now raised our guidance, so we're just over the 5% call it year-over-year for 2021. You heard from Corey and Bill and the others, we're confident in the pipeline. We think we're looking to kind of grow the bottom line higher next year than this year.
That's a continuation of things I've been saying for pretty much every quarter of 2021. Sorry, no sneak preview on 2022 guidance just yet. On competitive landscape, I think that refers to leasing competitive landscape, and has there been any changes on the backs of M&A or whatever in our space? I mean, Corey should chime in here, but by and large, I don't think I've seen any dramatic change. I think the trend has been our friend for now several quarters of more and more customers attracted to a global platform across 25 countries, 50 metropolitan areas, spanning the full customer spectrum, supporting most of those 4,000 customers in the retail-oriented environments all the way up to the dedicated data halls for our hyperscalers who we have in, call it, north of 45 different locations.
I've not seen any dramatic change in that. I think you can see that now on several quarters of consistent call results. Corey, I don't know if you have any different observations.
No. I would just add to it that, yeah, we've had consistent results for a long time. To your point on our scale, we see all the competition out there. Our win rates and our capture rates are improving. So yeah, I would just pile on to what you said and the success we're having and what we're seeing in the pipeline and the demand.
Great. Thank you.
Great.
The next question comes from Michael Rollins of Citi. Please go ahead.
Thanks, and good afternoon. Two questions if I could. You know, first, just a little bit more on the edge strategy. Just curious how you're contemplating the edge in the North America market, and if that's something that you're looking to, you know, create some further progression on, you know, in the near term, or is that more of a longer-term ambition?
Just going back on some of the portfolio and pricing commentary. Just curious, when you have these large multi-megawatt deals where you're discounting to get new business or you have some, you know, repricing risk, is it because some of the needs of the customers are changing? Is it just market rents? Like, what are some of the factors that are driving that, and how should investors think about just what might be left in the portfolio to get through on that basis? Thanks.
Thanks, Mike. Maybe I'll take the second question, then hand off to Chris to talk about what's next on Edge. So, I mean, listen, we're always in active relationship-oriented dialogues with our customers, but especially our largest customers who we're supporting in so many different markets and really the full suite of products from network-oriented deployments, hybrid IT, all the way out to their truly massive cloud compute. And we just try to come to the table with holistic solutions. If they have a renewal that's coming in the coming years, we just make sure that's part of the conversation, right?
It often leads to situations like what's recently transpired in the last quarter, where they may not take some of their new business out to a full search of the market or say, "You know what? I've already deployed on your campus, and then growing these adjacent data halls is the right move." It's really a holistic relationship-oriented approach. As it relates to, I think, the heart of your question, yes, we don't like having any mark-to-market go down at all, so a negative 5% quarter is not great. In the scheme of things, we're still holding our guidance for the full year. We had a positive 0.1%, a very modest positive last quarter, and we're seeing strength in the fourth quarter.
We've been saying for some time, we think the front end of these expirations are getting better in terms of the mix, more higher pricing power footprints, as well as more international footprints where we have greater pricing power on these renewals. That's putting aside incremental uplift potential from this inflation-related impact that Bill kind of highlighted that should manifest itself over time. Chris, do you wanna tackle the edge?
No, absolutely not. Thanks, Michael, for the question. It gives me an opportunity. I just want to also commend Giuliano as getting the role of CEO over at AtlasEdge. That's, it's a great opportunity for him, and we'll continue to work closely with him, so I appreciate the question, Michael. Going one step further, and I think you're spot on in that we often talk about the Edge evolving from the core out deeper into the metro. I think one aspect of that is no two markets are equal, so there's definitely varying degrees of capabilities in each of the markets globally. Europe is one in a general sense, North America and APAC. We absolutely are pursuing different types of partnerships within all of these markets because quite frankly, our largest customers are looking for a global solution.
We're always looking at what is the best path to enable our customers in the most efficient way possible. That's at the core of what is our Edge thesis that we continually refine, and that's what we referenced even in the prepared remarks, I think in Bill's section about. You'll see other partnerships in different markets just to really helping us prosecute that opportunity when it matures over time.
The next question comes from Frank Louthan of Raymond James. Please go ahead.
All right. Great. Thank you. What is sort of the development yield that you're targeting on, that re-leasing, but particularly the new customer that kind of dragged down the greater than a megawatt leasing? I've got a follow-up.
Honestly, Frank, they're backfilling vacant capacity, so it wasn't like we were speculatively building out a new building. I think a good chunk of that is legacy DFT capacity, which we did a stock-for-stock deal, and hence, really it was kind of a currency exchange, so I don't think the development yield would be the right way to look at it. You can look at it. Given its size, it was the preponderance of the North America signings in the plus megawatt category, which, listen, we always want rates to be higher, but those are two markets where I would say that I think we've garnered a fair economic rate for that capacity, and we're refilling something that's already built in our capitalization.
We're paying tax, real estate taxes on it. We're operating the capacity, so it's gonna flow through to our bottom line. We've not changed, I would say, our development target returns on the, call it, 270 MW that we have under construction, that actually inched up a smidge this last quarter.
All right, great. So to follow up, Bill, you mentioned that you could see inflation work in your favor in the re-leasing. When should we expect that? I guess it didn't help as much this quarter or is that gonna help more broadly for, you know, colo and smaller deals as opposed to more hyperscale deals?
Yeah, Frank, I mean, I don't think that's gonna show up next quarter or the quarter after. I do think if you see sustained inflation, it's gonna start flowing through to our competitors' construction costs. As I said, I think it'll show up in higher interest rates. I think it'll put upward pressure on rents across the board, which will affect not just our new leasing but renewal leasing. It's hard to put a specific time on it. Certainly not gonna be in the next quarter or two.
The next question comes from Eric Luebchow of Wells Fargo. Please go ahead.
Great. Thanks for taking the question. Curious on what you see in the enterprise funnel. We've heard there are some larger deals coming to market, particularly in the financial services arena. Have you seen deal requirements for U.S. enterprise picking up in size? And do you think an acceleration in deal flow could give you the opportunity to do even better, you know, in that arena as we go forward? Just one more question. You've said in the past, capital recycling may start to moderate in the coming years, but given that, you know, the cap rate on the Prudential joint venture sale sub 5%, are there opportunities to maybe sell more non-core markets or assets in the coming years? Thanks.
Corey, why don't you hit the first one, then Greg and I can tag team the second one.
Eric, thanks. The question, I think, was on enterprise demand and continuing that as well as possible deals we have for the quarter. I'm not gonna talk through specific deals, but we do see an uptick in requirements as well as uptick in the size of the requirements, which is what you were specifically asking. When you think through our full spectrum of offerings and opportunity that we have for the enterprises, it uniquely positions us around PlatformDIGITAL and how you're gonna handle the data gravity and the opportunities around that.
We're seeing some larger footprints go in across, call it our 300 kW band and 600 kW band that speaks to people thinking through data performance hubs for us and data hubs out there for us to improve in their enterprise solutions. We're seeing that across the board. Hopefully, that did I get you your answer, Eric?
Yes. Yeah, that's great. Thank you. Thanks, Greg.
Eric, with respect to capital recycling, I guess what I would say is, you know things are still consistent with what we said a few years ago. A few years ago, we said we were gonna sell a few billion dollars of assets over a few years. Again, the reasons that we were recycling out of those assets and redeploying that capital into more core strategic assets remains. Whether they were assets that weren't core to our business or certain markets that weren't core to our business, that's why we're selling assets. We're not just selling assets because there's, you know, strong cap rate activity in the market. Now, that obviously helps. But again, if an asset's core to us, we're not gonna sell it just because cap rates are getting better.
Again, it does, you know, put a little wind at our back to the extent we are selling assets now given the improved pricing we're seeing in the market. You're right, we saw strong pricing in our portfolio disposition in Europe this past year. Now on the Prudential deal, we saw very strong pricing, as you said, on the stabilized assets, it was mid-fours, of which, you know, we were fortunate to recognize almost $20 million of promote out of that transaction as well. Look, your point's right, pricing is strong. We think that bodes well for the sector and for, you know, big owners of assets like ourselves. You know, maybe I'll turn it over to Andy to go ahead and see if he's got anything to add.
Just one thing, just two buckets there. Selling outright non-core assets that Greg did a great job of describing, streamlining our portfolio, aligning with growing customers, long-term growth assets. What I think it was touched on one of the first or second questions on also evolving our capital sources in terms of core assets and raising private capital, all of this with initiative of trying to accelerate our bottom-line growth through capital efficiency.
The next question comes from Erik Rasmussen of Stifel. Please go ahead.
Yeah. Thanks for taking the question. First on the Africa JV, you know, you announced that yesterday with Pembani Remgro. Can you just provide any additional color around how big these data centers are, maybe some details around the acquisition? You know, as you look to what sort of investments are you looking to make as you look to expand in that market?
Sure. Hey, Eric, it's Greg again. Look, I think when you look at the transactions, right? The transactions we've talked about here are clearly a company called Medallion Communications in Nigeria, and the total consideration for that project was $29 million. We partnered with Pembani on that, so the amount of capital we have is even less. You know, another transaction we disclosed was the acquisition of a land parcel in Mozambique, again, with Pembani. That was for $3 million. I mean, look, these are clearly what I would say is these are small seeds that we're planting in these highly connected assets because they're highly connected communities of interest, and we're doing it with a smart local partner in Pembani.
When you look at a market like Nigeria, right, it's got the largest GDP and population in Africa. The size of that investment, as I said, is very small for a company our size. As I mentioned, Mozambique is even smaller, and we did that one to gain a location that again will play a critical role with the subsea cable activity that will encircle Africa. You know, I think as you think about it, right, you look and see in Europe, right? We have Marseille in Western Europe, right, which is a highly connected hub. Then we, you know, we've done the transaction with Lamda Hellix in Greece, which we believe is gonna become a highly connected hub. As you look at that, so you have Marseille to the west, you have Greece to the east.
As you move down into Africa, right, you look at Nigeria on the west, you look at Kenya in the east, right, and then you look at Mozambique that goes down to the south. We really view this as really one large like crossroads of connectivity, if you will, that we think are gonna bode well long term for the company.
Great. Thanks. Look forward to hearing more about it. Then maybe just on the Q3 leasing, it held steady at $113 million. You know, as the U.S. and I think hyperscale eased somewhat, were there any limitations with capacity in certain markets? Was there anything else that you could really call out, you know, as we think about Q3 results?
No. Eric, I don't think there was any limitations. We always have room for more leasing in any given quarter. I know Corey's also champing at the bit for more inventory to sell into quickly. Listen, I think it was a pretty very healthy quarter. You look at the geo mix, kind of well spread across each of the regions. You look at the enterprise mix with less than a megawatt interconnection, call it 40%. Record 140 new logos. That record 140 had a record contribution from our leasing record in the last six quarters from North America, and I think number two from EMEA contribution.
You could see from the new logos or some of the logos we called out in my prepared remarks, kind of like old, more old world enterprise, global power firms and universities to burgeoning technologies like autonomous driving. I think on the hyperscale side, a little bit similar. Some of the call it house names of digital growing with us into existing inventory, as well as some call it next generation hyperscalers landing with us in Tokyo, which I think was our second or third largest signing. Broadly pretty healthy, and we're not done yet for 2021.
The next question comes from Colby Synesael of Cowen. Please go ahead.
Great, thanks for fitting me in. A few questions. One on renewals. Renewal spreads down, you know, negative 5.6%, still guiding to slightly negative for the year. Do you think renewal spreads could be positive in 2022? Second question, just a little bit of clarification. Are you saying that your biggest deal, which I guess was the combination of Chicago and Northern Virginia, was for 30 MW? Or was that what the megawatts were that were renewed? Facebook just put out their earnings last night. They increased their CapEx budget for 2022 by over 50% to somewhere I think near $30 billion. Do you think that that could have positive implications for the data center space? Forgive me, but you just did an ATM.
You have an 18-month draw on that. The ATMs you've done in the past have been 12 months. I'm curious why you pushed it out to 18. Thank you.
Colby, I think that's four questions relevant to our two limit, but it's been a call or two.
Some of them are like five seconds.
We're gonna get them all rapid fire here. Listen, I think that we've been saying for some time, we think we're moving to better territory on the cash mark-to-market. I think what you see in our guidance, including the fourth quarter, relative to what we are trending already reported for the year speaks to that, and I think I've been saying that for some time, that I think we're heading to more better territory. Again, we're not done with the budget and certainly not our guidance for 2022. It feels like we're based on the mix, both product and geos and composition, we're in a better territory than we were certainly at the beginning of this year on that stat.
We did across four suites, so different buildings, across roughly half and half Ashburn and Chicago, a total of about 30 MW of new signings with the same customer that also did roughly 30 MW of renewals in the same quarter. You could see this was a really super high renewal quarter overall for us. We usually been doing like 100 MW or just shy that in that, in the plus the megawatt LTM standpoint. You can see, I think we had 53 or something in that category this quarter. A high renewal activity quarter. Hopefully that paints the picture on those two. Undrawn forward equity offering.
The equity offering was again opportunistically de-risking our development CapEx plan, and we're able to extend the duration of that contract, so we have greater flexibility to essentially feather it into our sources or uses over time at the right time for the business, which hopefully is better measured and helps contribute to our earnings growth in the ensuing years. Facebook CapEx increasing. I don't think we have got any inside information on that. They're a large customer. We did new business with them in the last quarter. I don't see how it could be a negative necessarily, but I don't want to over-index that it's something super positive to the industry.
The next question comes from Ari Klein of BMO Capital Markets. Please go ahead.
Thanks for squeezing me in here. Andy, earlier on the call, you kind of mentioned inflation is here. How is that flowing through from a lease pricing standpoint? Are there any terms that are changing tied DLR against inflation? You know, maybe some kind of change in the escalator structure?
Yeah. All right. I mean, inflation—I believe inflation is here. If you filled up your car or purchased milk at the grocery store, I think Bill's comments to one of the questions didn't mean like overnight the data center industry got a rate reset. I think we've seen inflationary pressures prior to this hard cost inflation happen where markets just got tighter or they ran up to the physical boundaries of infrastructure, right? Our Santa Clara in Northern—or Santa Clara is an example of that. I mean, our leasing success has been certainly a healing to the Ashburn market. We saw this in Frankfurt. Singapore saw this in terms of supply limitations driving up pricing, which we've raised pricing there at least 5 x, I think, in the last 12 months.
I think Bill's commentary is that, listen, as this continues to hit hard costs and delivery or access to the infrastructure to bring on new supply, which we believe is gonna be disproportionately impacting smaller, subscale, newer entrants, that means that our customers have fewer options in terms of their providers. I think that as our costs get inflated, we're gonna have to examine our rates and on a market by market supply and demand and costing basis. Listen, I think we're gonna be the best out there in terms of insulating our customers from this. I think if this period continues for a long time, we haven't had inflation realistically since, call it, the end of the Carter administration.
We're in new territory for many of us. I think we're gonna fare better at the end of the day. We are insulated in terms of we have rent escalators, fixed bumps in most of our contracts. I think our scale and purchasing power on an operating side as well as the build cost side provides insulation in addition to some of the other risk mitigations we mentioned earlier in the call.
Thanks for that. Just on that large renewal, how did that mark-to-market rate compare to actual market rates? Or was it some percentage above market rates?
I believe it's probably 10-ish% above new signings in apples-to-apples comparable markets. We typically see renewals have greater pricing power than new deals just on the customer has a strong preference to not risk infrastructure or workload on a move.
Is that 10% kind of the normal range that you'd see?
It could be higher than that, actually. I would say it's probably that's maybe on the skinnier side. It all depends on the facts and circumstances of the supply and demand, the utilization of the infrastructure, the customer's growth plans, the workload, is it B2C, is it B2B? All these things kind of go into the factors that drive the commercial outcome on those.
Appreciate the color.
It was 30 MW all at once, right? 30 MW of new signings, but 30 MW of renewals, all with the stroke of a pen.
This concludes our question and answer session. I'd now like to turn the call back over to CEO Bill Stein for his closing remarks. Please go ahead.
Thank you, Andrea. I'd like to wrap our call today by recapping our highlights for the third quarter as outlined here on the last page of the presentation. One, our value proposition is clearly resonating with customers. PlatformDIGITAL attracted a record number of new logos. We had another quarter of strong new bookings and a record level of renewals. Most importantly, customers know that we will do what we say. Even when global supply chains are stressed, Digital Realty delivers. Two, we're continuing to extend our global platform. We are investing organically to enhance our global footprint while expanding our platform into India, along with additional strategic connectivity destinations circling the African continent. Three, we generated double-digit revenue growth during the third quarter, once again exceeded consensus expectations, and once again, we raised our full year outlook.
Last, but not least, we further strengthened our balance sheet, locking in attractively priced long-term debt and supplementing it with equity capital that will be drawn down over the next 18 months to support our global development program. I'd like to once again thank the Digital Realty frontline team members in critical data center facility roles who have kept the digital world turning. I hope that you all stay safe and healthy, and we hope to see many of you virtually in a couple of weeks at Nareit, and hopefully in person again sometime soon. Thank you.