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Better Communities. Together. r Title Arena REIT ANNUAL GENERAL MEETING 13 November 2025 For personal use only
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Better Communities. Together. r Title 13 November 2025 | 2 03 20 19 12 11 05 Chair Address Questions Managing Director & CEO Report Formal Business Meeting Close Important Notice Agenda Arena REIT acknowledges the traditional custodians of the lands on which our business and assets operate, and recognises their ongoing connection to land, waters and community. Arena REIT 2025 AGM 09 Incoming CEO Address For personal use only
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Better Communities. Together. r Title David Ross Chair Address For personal use only
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Better Communities. Together. r Title 13 November 2025 |Arena REIT 2025 AGM 4 8.8 10.0 10.9 12.0 12.8 13.5 14.0 14.8 16.0 16.8 17.4 18.25 19.25 8.9 10.2 11.1 12.3 13.1 13.8 14.6 15.2 16.3 17.1 17.65 18.55 FY14 FY15 FY16 FY17 FY18 FY19 FY20 FY21 FY22 FY23 FY24 FY25 FY26 Earnings and distributions per security (cents) DPS (cents) EPS (cents) 1. FY2026 distribution guidance is estimated on a status quo basis assuming no new acquisitions or disposals and no material change in current market or operating conditions. Investment objective: To deliver an attractive and predictable distribution to investors with earnings growth prospects over the medium to long term. • Strong financial performance across all key metrics • Successfully delivering against Arena’s investment objective, with Distributions per security (DPS) growth of 4.9% achieved • Active portfolio management and disciplined capital management sees Arena well positioned for the future • FY2026 Distribution per security (DPS) guidance of 19.25 cents per security reflects an increase of 5.5% on FY2025 DPS1 • Update on Remuneration Framework and FY2025 remuneration outcomes • Board renewal • CEO succession and the appointment of Justin Bailey as new Managing Director and CEO FY2025 year in review 1 For personal use only
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Better Communities. Together. r Title Rob de Vos Managing Director & CEO Address For personal use only
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Better Communities. Together. r Title FY2025 Highlights Disciplined investment activity underpins strong results and outlook 13 November 2025 | 6 1. Gearing calculated as ratio of net borrowings over total assets less cash. Net asset value (NAV) per security $3.46 +1.5% on 30 June 2024 Gearing ratio1 22.8% +20bps on 30 June 2024 Statutory net profit $81.5 million +42% on FY2024 Operating Earnings per security (EPS) 18.55 cents +5.1% on FY2024 Net operating profit $73.1 million +17% on FY2024 Distribution per security (DPS) 18.25 cents +4.9% on FY2024 Arena REIT 2025 AGM Total assets $1.9 billion +15% on FY2024 Capital deployed into acquisitions and developments $224 million in FY2025 Weighted average cost of debt 4.1% as at 30 June 2025 For personal use only
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Better Communities. Together. r Title Predictable income; future investment program secured Delivering on Strategy Portfolio management • Long term WALE (by income) of 18.4 years • Portfolio weighted average passing yield of 5.47% Lease management • 100% portfolio occupancy1 • 3.5% average like-for-like rent increase • 30 FY2025 market rent reviews have been resolved at an average increase of 6.8%2 Working in partnership • Continue to progress solar renewable energy program; currently installed on 92% of Arena’s property portfolio Investment and development • Eleven acquisitions and five divestments executed, enhancing portfolio quality • Twelve ELC developments completed in FY2025 with initial lease terms of 20 years • Pipeline replenished with 29 projects due for completion in FY26 and FY273 13 November 2025 | 7 1. Excludes one property conditionally contracted for sale and includes one property with commercial terms agreed for new lease. 2. Excludes two FY2025 market rent reviews unresolved at 30 June 2025; both subject to a 0% collar and uncapped. 3. Includes fifteen ELC development projects which were conditionally contracted at 30 June 2025. Arena REIT 2025 AGM For personal use only
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Better Communities. Together. r Title Progressing towards 2030 emissions intensity target • Sustainability is integral to Arena’s investment approach and best positions Arena to achieve positive long term commercial and community outcomes • Sustainability outcomes delivered during FY2025 include: o Zero organisational scope 1 and 2 emissions o Submitted Arena’s ‘Reflect’ Reconciliation Action Plan draft to Reconciliation Australia o Solar renewable energy systems installed on 92% of Arena’s property portfolio o Delivered a 39% absolute reduction and 47% reduction in the intensity of Arena’s Scope 3 (Category 13), Downstream Leased Assets1 to end FY2024, compared with our interim 2030 target of a 60-70% reduction o Achieved 100% of Sustainability Linked Loan margin discount for the FY2024 sustainability performance targets • Further detail in Arena’s FY2025 Sustainability Report Sustainability in Focus 8 1. As compared with equivalent restated FY2021 baseline. 2. Scope 3 (Category 13), Downstream Leased Assets Emissions by indoor floor area measured in kgCO2e/m2 in line with supplemental guidance for the financial sector by the TCFD as compared with equivalent restated FY2021 baseline. ARENA REIT 2025 AGM 13 November 2025 | For personal use only
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Better Communities. Together. r Title Justin Bailey Incoming CEO Address For personal use only
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Better Communities. Together. r Title FY2026 distribution guidance of 19.25cps1, up 5.5% on FY2025 Positive Outlook for FY2026 • Strong social and macroeconomic drivers continue to support the early learning and healthcare sectors • Portfolio has an attractive rent review structure with embedded income growth • We continue to actively manage the portfolio to enhance quality and extend WALE • Future investment program has been secured with replenishment of the development pipeline through FY26 and FY27 • An increased borrowing facility and relatively low gearing provide funding capacity for development pipeline and further investment opportunities 13 August 2025 |ARENA REIT 2025 AGM 10 1. FY2026 distribution guidance is estimated on a status quo basis assuming no new acquisitions or disposals and no material change in current market or operating conditions. 13 November 2025 | For personal use only
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Better Communities. Together. r Title Questions For personal use only
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Better Communities. Together. r Title Formal Business For personal use only
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Better Communities. Together. r Title Financial Reports To receive and consider the Financial Report, the Directors’ Report and the Auditor’s Report, each for the financial year ended 30 June 2025. Ordinary Business Arena REIT 2025 AGM 13 13 November 2025 |13 For personal use only
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Better Communities. Together. r Title Resolution 1: Non-binding advisory vote on the Remuneration Report To consider and if thought fit, pass the following as an advisory resolution of the Company: ‘That the Remuneration Report for the financial year ended 30 June 2025 be adopted.’ Ordinary Business 14 14 Proxy Voting Results For Against Open Abstain Proxy votes for Resolution 1 (%) 97.92% 1.12% 0.96% Proxy votes for Resolution 1 (quantity) 264,091,258 3,026,403 2,598,018 17,374,530 Arena REIT 2025 AGM 13 November 2025 | For personal use only
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Better Communities. Together. r Title Resolution 2: Re-election of Ms Rosemary Hartnett as a director of the Company To consider and if thought fit, pass the following as an ordinary resolution of the Company: ‘That Ms Rosemary Hartnett, who retires by rotation in accordance with ASX Listing Rule 14.4 and 14.5 and, being eligible, offers herself for re-election, be re-elected as a director of the Company.’ Other Business 15 15 Proxy Voting Results For Against Open Abstain Proxy votes for Resolution 2 (%) 98.17% 0.72% 1.11% Proxy votes for Resolution 2 (quantity) 266,785,212 1,959,491 3,015,637 17,342,830 Arena REIT 2025 AGM 13 November 2025 | For personal use only
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Better Communities. Together. r Title Resolution 3: Grant of Deferred STI Rights to Mr Rob de Vos To consider and if thought fit, pass the following as separate ordinary resolutions of the Company and each of the Trusts: ‘That for the purposes of ASX Listing Rule 10.14 and for all other purposes, the grant to the Managing Director, Mr Rob de Vos, of rights as his deferred short term incentive under the Arena REIT Deferred Short Term and Long Term Incentive Plan on the terms set out in the Explanatory Memorandum to this Notice of Meeting, is approved’. Other Business 16 16 Proxy Voting Results For Against Open Abstain Proxy votes for Resolution 3 (%) 98.85% 0.77% 0.38% Proxy votes for Resolution 3 (quantity) 266,936,147 2,078,537 1,029,627 19,058,859 Arena REIT 2025 AGM 13 November 2025 | For personal use only
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Better Communities. Together. r Title Resolution 4: Grant of Deferred STI Rights to Mr Gareth Winter To consider and if thought fit, pass the following as separate ordinary resolutions of the Company and each of the Trusts: ‘That for the purposes of ASX Listing Rule 10.14 and for all other purposes, the grant to the Chief Financial Officer and an Executive Director of the Responsible Entity, Mr Gareth Winter, of rights as his deferred short term incentive under the Arena REIT Deferred Short Term and Long Term Incentive Plan on the terms set out in the Explanatory Memorandum to this Notice of Meeting, is approved.’ Other Business 17 17 Proxy Voting Results For Against Open Abstain Proxy votes for Resolution 4 (%) 98.85% 0.77% 0.38% Proxy votes for Resolution 4 (quantity) 267,031,147 2,078,537 1,029,627 18,963,859 Arena REIT 2025 AGM 13 November 2025 | For personal use only
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Better Communities. Together. r Title Resolution 5: Grant of LTI Performance Rights to Mr Gareth Winter To consider and if thought fit, pass the following as separate ordinary resolutions of the Company and each of the Trusts: ‘That for the purposes of ASX Listing Rule 10.14 and for all other purposes, the grant to the Chief Financial Officer and an Executive Director of the Responsible Entity, Mr Gareth Winter, of performance rights as his long term incentive under the Arena REIT Deferred Short Term and Long Term Incentive Plan on the terms set out in the Explanatory Memorandum to this Notice of Meeting, is approved’. Other Business 18 18 Proxy Voting Results For Against Open Abstain Proxy votes for Resolution 5 (%) 98.84% 0.78% 0.38% Proxy votes for Resolution 5 (quantity) 267,009,700 2,099,984 1,029,627 18,963,859 Arena REIT 2025 AGM 13 November 2025 | For personal use only
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Better Communities. Together. r Title Meeting Close For personal use only
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Better Communities. Together. r Title This presentation has been prepared by Arena REIT (Arena) comprising Arena REIT Limited (ACN 602 365 186), Arena REIT Management Limited (ACN 600 069 761 AFSL No. 465754) as responsible entity of Arena REIT No.1 (ARSN 106 891 641) and Arena REIT No.2 (ARSN 101 067 878) and is authorised to be given to the ASX by Gareth Winter, Company Secretary. The information contained in this document is current only as at 30 June 2025 or as otherwise stated herein. This document is for information purposes only and only intended for the audience to whom it is presented. This document contains selected information and should be read in conjunction with the Annual Report for the full-year ended 30 June 2025 lodged with the ASX on 23 September 2025 and other ASX announcements released from time to time. This document may not be reproduced or distributed without Arena’s prior written consent. The information contained in this document is not investment or financial product advice and is not intended to be used as the basis for making an investment decision. Arena has not considered the investment objectives, financial circumstances or particular needs of any particular recipient. You should consider your own financial situation, objectives and needs, conduct an independent investigation of, and if necessary obtain professional advice in relation to, this document. Except as required by law, no representation or warranty, express or implied, is made as to the fairness, accuracy, completeness or correctness of the information, opinions and conclusions, or as to the reasonableness of any assumption, contained in this document. By receiving this document and to the extent permitted by law, you release Arena and its directors, officers, employees, agents, advisers and associates from any liability (including, without limitation, in respect of direct, indirect or consequential loss or damage or any loss or damage arising from negligence) arising as a result of the reliance by you or any other person on anything contained in or omitted from this document. This document contains certain forward-looking statements along with certain forecast financial information. The words “anticipate”, “believe”, “expect”, “project”, “forecast”, “guidance”, “estimate”, “outlook”, “upside”, “likely”, “intend”, “should”, “could”, “may”, “target”, “plan”, and other similar expressions are intended to identify forward-looking statements. The forward- looking statements are made only as at the date of this document and involve known and unknown risks, uncertainties, assumptions and other important factors, many of which are beyond the control of Arena and its directors. Such statements reflect the current expectations of Arena concerning future results and events, and are not guarantees of future performance. Actual results or outcomes for Arena may differ materially from the anticipated results, performance or achievements expressed, projected or implied by these forward-looking statements or forecasts. Other than as required by law, although they believe that there is a reasonable basis for the forward-looking statements, neither Arena nor any other person (including any director, officer or employee of Arena or any related body corporate) gives any representation, assurance or guarantee (express or implied) that the occurrence of these events, or the results, performance or achievements expressed in or implied by any forward-looking statements in this announcement will actually occur and you are cautioned not to place undue reliance on such forward-looking statements. Risk factors (which could be unknown or unpredictable or result from a variation in the assumptions underlying the forecasts) could cause actual results to differ materially from those expressed, implied or projected in any forward-looking statements or forecast. Past performance is not an indicator or guarantee of future performance or results. Important Notice 13 November 2025 |Arena REIT 2025 AGM 20 For personal use only