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LISTED: DATA CENTRE, PIPE STREET, WELLCAMP QLD Centuria Capital Group FY26 results 27 AUGUST 2026 | ASX:CNI
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Agenda • Group • Real estate divisions • AI infrastructure - ResetData • Financial result • Strategy and outlook • Appendices LISTED: 30 FULTON DRIVE, DERRIMUT VIC Acknowledgement of Country Our Group manages property throughout Australia and New Zealand. Accordingly, Centuria pays its respects to the traditional owners of the land in each country. Presenters John McBain, Joint CEO Jason Huljich, Joint CEO Simon Holt, CFO 2Centuria ASX:CNI
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Group SECTION ONE UNLISTED: PORT ADELAIDE INDUSTRIAL FUND, SA
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4Centuria ASX:CNI Centuria is a differentiated funds manager positioned for growth Matching capital with real estate, credit and emerging AI infrastructure opportunities As at 30 June 2026. Real estate equity (Listed/unlisted funds) Real estate credit AI infrastructure (ResetData) 15,500+ Unlisted investors 1,200+ Advisers 10 Institutional investors with multi-strategy approaches and global capital access 25 Partner banks 25+ years Track record of execution End-to-end capability Spanning origination, fund establishment, asset management and operations. Servicing a range of real estate asset classes and AI infrastructure opportunities. Deep distribution across private and institutional capital. Integrated capability drives scale, efficiency and hands-on execution. Originate scalable opportunities with multiple growth levers. Recurring management fees Stable and scalable fee base Lending income Attractive risk-adjusted returns Transaction and performance fees Value creation through execution AI infrastructure Exposure to long-term thematic growth Access to recurring income and accelerating AI infrastructure. $22bn+ AUM 150+ Funds and loan SPVs $8.6bn Lending facilities Platform Third party capital Capability Diverse earnings
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5Centuria ASX:CNI Strong FY26 result – Capitalised for growth phase 1. Assets under management (AUM) as at 30 June 2026. All figures above are in Australian dollars (currency exchange ratio of AU$1.000:NZ$1.2166 as at 30 June 2026). Numbers presented may not add up precisely to the totals provided due to rounding. 2. Includes $702m of acquisitions exchanged and settled in FY26 and $521m acquisitions exchanged yet to be settled. 3. Number of securities at 30 June 2026: 984,061,961 (30 June 2025: 830,091,925). Pro forma securities at 1 July 1,001,393,894. 4. Net asset value is based on net assets attributable to CNI securityholders. 5. Gearing ratio is calculated based on (operating borrowings less operating cash), divided by (operating total assets less operating cash less the net of investment properties, non-recourse loans, interest rate swaps and variance in market value to proportionate net assets). FY26 result Platform & execution Capital management FY27 guidance $113.8m Operating net profit after tax (ONPAT) 13.6cps OEPS in line with upgraded guidance 11.5% above FY25 actual 10.4cps DPS in line with guidance $22.2bn New Group AUM record1 FY25: $20.6bn $1.2bn FY26 real estate acquisition activity2 Exceeding $1bn target 250MW+ Increased potential DC capacity $1.76 Net asset value3,4 FY25: $1.79 5.1% Balance sheet gearing5 FY25: 12.3% $445m Cash and undrawn debt FY25: $347m $130m (+14%) ONPAT above FY26 actual 13.0cps OEPS 10.4cps DPS
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6Centuria ASX:CNI Investors are assessing allocations as market conditions evolve • Real estate equity return spreads remain viable for new products and may improve in FY27. • Centuria continues to assess opportunities across real estate transaction and loan markets. • Budget settings improve appeal for income-related investment products. • Deep pools of investors are re-assessing non-residential investment options. • Commercial real estate opportunities likely to be favoured. • Private real estate remains an attractive global investment option. • Global investors are capitalised with deployment capacity. • Australian markets screen favourably. • Expiring bank hybrids won’t be replaced. • c.$30bn of HNW capital expected to be repaid by major Australian banks. 66 103 72 50 52 50 53 92 81 79 32 74 47 59 59 40 53 54 13 20 22 15 11 1415 25 20 10 9 21 2020 2021 2022 2023 2024 2025 Real estate capital raisings ($bn)4 Value-add Opportunistic Debt Core Core-plus 1.2 1.7 1.8 1.8 1.6 1.9 2.4 2.5 1.3 1.7 1.7 1.8 1.5 1.8 1.5 1.5 1.3 1.5 2026 2027 2028 2029 2030 Bank hybrid roll-off ($bn)5 CBA NAB Westpac ANZ 5.0% 4.0% 2.4% 3.4% Australia New Zealand Spread to deposit rates (%)1,2 Initial yield spread Average 1 year term deposit 19.2 12.8 4.4 4.8 1.7 1.1 Household wealth / net worth Residential dwelling stock Total superannuation… Managed funds industry Household shares & other equity SMSF assets Australian capital pools ($Tn)3 1. Illustrative purposes only. Based on weighted average initial yields derived from CSPOF, CPAIF, and CAF. Term deposit and commercial property have differing risk profiles. 2. Source: RBA, ANZ, CBA, NAB, WBC and RBNZ Statistical Series. Illustrative deposit rates as at 15 August 2026. 3. Source: ABS, APRA, CEIC. 4. PERE Global fund-raising report full year 2025. 5. CBA (PERLS). ANZ (APS). WBC (APS), NAB (APS). Figures based on first call date shown. Hybrids from smaller institutions not included.
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7Centuria ASX:CNI AI infrastructure demand is scaling faster than delivery of physical capacity Investable opportunity: Powered, financeable capacity that can be delivered inside customer timeframes. 1. Source: McKinsey, The state of AI Report. 2. Source: Synergy Research Group. Neocloud market forecast derived from Synergy Research estimates. Structural demand • AI adoption is broad, but enterprise scaling remains early. • 88% of organisations use AI in at least one business function1. • Compute intensity rises as usage moves from pilots to production. Constrained supply • The bottleneck is deployable infrastructure, not headline demand. • Power availability and grid access are increasingly strategic. • Limited power-ready sites and data centre capacity prior to 2030. Investment implication • Value shifts to groups that can satisfy demand via capacity. • Scarce inputs need to align: power, capacity, GPUs, funding and customers. • Quality of execution matters as much as market size. Neocloud demand forecast ($bn)2 ~25x 2023-2030 growth 58% CAGR 1.6 2.9 5.4 10.1 18.7 34.2 59.1 82.5 2023 2024 2025 2026E 2027E 2028E 2029E 2030E
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8Centuria ASX:CNI Capitalised for growth execution FY27 EBIT is expected to grow c.20%, operating net profit after tax is expected to grow 14% 1. Gearing ratio is calculated based on (operating borrowings less operating cash), divided by (operating total assets less operating cash less the net of investment properties, non-recourse loans, interest rate swaps and variance in market value to proportionate net assets). Capitalised to execute Real estate platform ResetData $300m June-26 capital raise 5.1% Balance sheet gearing1 $130m FY27 OPAT guidance 14% FY27 ONPAT guidance above FY26 actual • Targeting growth in core property funds and property investment earnings • Sourcing larger acquisitions to grow AUM, and service private and institutional third-party capital $165m Macquarie bridge facility executed 10MW Near-term capacity ResetData remains in investment and deployment phase through FY27: • GPUs ordered • Funding pathways established • Multiple customer discussions progressing
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Real estate divisions SECTION TWO • RESETDATA: AI FACTORY 1 UNLISTED: WORLD SQUARE - 680 GEORGE & 50 GOULBURN STREET, SYDNEY NSW
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10Centuria ASX:CNI $18.6bn PFM AUM1 (FY25: $17.4bn) $1.9bn FY26 total real estate transaction activity2 $0.4bn FY26 gross unlisted capital raising inflows Property funds management and property investment 100+ Real estate funds1,3 (No unlisted fund >3% of AUM) 390+ Properties1,3 (No property >3% of AUM) 2,500+ Tenant customers1,3 $1.5bn CNI proportionate balance sheet investment properties 8.4% CNI proportionate co-investment across property funds 60% CNI proportionate property investments attributed to listed funds4 6.4% Platform WACR1,3 (FY25: 6.4%) 95% Platform occupancy1,3 (FY25: 95%) 5.5yrs Platform WALE1,3 (FY25: 5.3yrs) Note: Assets under management (AUM) as at 30 June 2026. All figures above are in Australian dollars (currency exchange ratio of AU$1.000:NZ$1.2166 as at 30 June 2026). Numbers presented may not add up precisely to the totals provided due to rounding. 1. Excludes Centuria Bass Credit real estate finance loans. 2. Includes $702m of acquisitions exchanged and settled, $521m acquisitions exchanged to be settled and $690m of divestments. Excludes AUM of $444 million secured from Arrow management rights. 3. As at 30 June 2026. Aggregated across funds managed by Centuria and not representative of any single fund or property. 4. Calculated using CNI operating balance sheet, which reflects listed investments held as simple investments. UNLISTED: TWO WELLS GLASSHOUSE SA Property funds management Property investment
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11Centuria ASX:CNI Securing larger unlisted acquisitions and creating value across Centuria’s listed portfolios CPAIF ($216m): Australia’s largest single-asset unlisted industrial fund. CAF ($168m): Australia’s largest hydroponic glasshouse growing AUM to $665m. CSPOF ($454m): Strong FY27 start with Centuria’s largest single- asset unlisted fund to date; settlement post 30 June 2026 balance date. 310 489 702 521 444 FY24 FY25 FY26 Centuria real estate activity ($m) OFFICEAGRICULTUREINDUSTRIAL • Near-record leasing of 226,000sqm+ (18% total NLA). • $200m of divestments (17% average premium to book value). • Identified pathway to 250MW+ power capacity across the existing portfolio. • 40,000sqm+ of leasing (14.5% total NLA). • Divested 9 Help Street for a 12.5% premium to book value. 5.5% passing yield. • $1bn debt refinancing, margins reduced c.30bps, tenure extended to 4.3 years. ASX: COFASX: CIP Securing Arrow management rights adds $444m of unlisted AUM, expanding Group Agriculture AUM to $1.3bn. ARROW Acquisitions exchanged and settled Acquisitions exchanged and yet to settle Arrow AUM
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12Centuria ASX:CNI 680 George Street: Centuria’s largest single asset acquisition 1. Based on the acquisition price and independent valuation as at 31 March 2026. 2. Based on the updated independent valuation. The NTA is expected to increase to $1.01. In the event Centuria or the valuer become aware of a material change in investment market dynamics or a change in property related information prior to 30 September 2026, the valuer reserves the right to amend the valuation accordingly. This valuation uplift will flow through to a higher unit price, above the application price of $1.00. 3. The distribution forecast is for the first two financial years from the settlement date of the property on 17 August 2026 to 30 June 2028. The subsequent three-year and two-month period ending 31 August 2031 are distribution targets. Forecast distributions shown are annual and pre-tax. Distributions will be paid if declared by Centuria Property Funds No. 2 Limited and will be subject to the terms, assumptions and risks set out in the offer documents. The forecast distribution rate is predictive in nature and is subject to assumptions, risks and circumstances (both known and unknown) outside of the control of the Fund. These assumptions include that all tenants will satisfy their contractual obligations under their respective leases within a timely manner, there are no significant unforeseen capital costs or material changes to the Fund’s financial obligations. The actual returns may differ from the target/forecast return. The Responsible Entity does not guarantee the performance of the Fund, the repayment of capital or any income or capital return. Past performance is not a reliable indicator of future performance. In addition, given the current volatility in interest rate forecasts, should interest rates normalise at higher (or lower) than forecast levels, target/forecast distributions may be revised. 4. As at 1 September 2026 on lease commencement. Includes executed Heads of Agreements and rent guarantees. Acquisition: Delivering leasing, valuation and fund-level upside Value creation: Underwriting vs settlement Value $454m1 ► $493m2 Occupancy 88% ► 93%4 WALE 3.6 yrs ► 4.0 yrs4 Distribution yield 7.5% ► 8.0%3NTA per unit $0.86 ► $1.012 Market entry Asset quality Compelling metrics and execution levers Investor alignment Counter-cyclical Sydney CBD acquisition following Sydney repricing and as leasing markets show signs of improvement. Landmark commercial asset with strong fundamentals: transport- connected, appealing floorplates, quality amenity, strong ESG credentials. Acquired at $13,411psqm on a 7.50% cap rate and c.60% below replacement cost. Clear value-creation pathways: Lease-up, rental reversion and WALE extension. Institutional interest reaffirmed conviction during acquisition. 12Centuria ASX:CNI
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13Centuria ASX:CNI Diversified loan book1: Construction (38%), bridge (37%), residual stock (23%), subdivision & civil (2%) Property and development finance: Centuria Bass Credit 1. As at 30 June 2026. 2. Centuria Bass Credit loans. 3. Aggregated by funds, syndicated deals and warehouse facility managed by Centuria Bass Credit and is not representative of any single fund or offering. 4. Loans secured by first ranking mortgages are calculated in respect of deployed funds and does not consider cash holdings. 5. The weighted LVR reflects all active loans as at 30 June 2026 using origination / CBC board approved LVRs. CBC Board-approved LVRs are based on the maximum approved loan amount, including all capitalised interest and fees over the life of the facility, relative to an independent valuation. 6. A&M Australian private market debt review 2025. $2.6bn Real estate finance AUM (FY25: $2.3bn) 52 Funds and SPVs $0.2bn FY26 gross unlisted capital raising inflows 217 Loans originated since inception 136 Loans exited since inception <1% Principal impairments since inception2,3 94% First mortgage exposure3,4 67% Average loan-to-value ratio3,5 93% Residential exposure $224bn Private credit market6 (CBC comprises ~1% market share) 13% Private credit lending market forecast CAGR of 2025-20286 $603bn Commercial real estate lending market6 Platform Execution Composition Market
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14Centuria ASX:CNI 53 CBCF investments 100% first mortgage positions 67% CBCF average LVR1 9.03% CBCF annualised return since inception2 Cash rate + 4.0% CBCF target return 73 BPCF investments 88% first mortgage positions 68% BPCF average LVR1 9.48% BPCF annualised return since inception2 Cash rate + 4.75% BPCF target return Centuria Bass Credit: Active management generating solid returns Generating through cycle returns - Diversification, predominantly first-ranking security, disciplined governance and active management. 1. CBC Board-approved LVRs are based on the maximum approved loan amount, including all capitalised interest and fees over the life of the facility, relative to an independent valuation. 2. As at 30 June 2026. Past performance is not a reliable indicator of future performance. Target returns are not guaranteed. 8.76 9.03 9.29 9.039.43 9.68 10.03 9.48 1Y 2Y 3Y Since Inception Average monthly IRR return profile (% p.a.)2 CBCF BPCF Governed Formal investment oversight • Investment committee approval is required for all loans. • Escalation to the CBC Board for loans over $20m. • Liquidity, loan management, and recovery oversight. Managed Active monitoring of loan book • Weekly monitoring of sales, cashflow and milestones. • Intervention where risk increases. • Dedicated workout capability.
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15Centuria ASX:CNI Centuria Bass Credit funds: Income-focused real estate credit portfolios generating returns from diversified loan books. CBCF investment composition1 BPCF investment composition1 1. Source: CBCF and BPCF quarterly updates as at 30 June 2026. Past performance is not a reliable indicator of future performance. Target returns are not guaranteed. Deal 1, 13% Deal 2, 7% Deal 3, 7% Deal 4, 5% Deal 5, 5% Deal 6, 4% Deal 7, 4% Deal 8, 4% Deal 9 , 3% Deal 10, 3% Cash and other, 45% Deal 1, 11% Deal 2, 6% Deal 3, 5% Deal 4, 5% Deal 5, 4% Deal 6, 4% Deal 7, 3% Deal 8, 3% Deal 9 , 3% Deal 10, 3% Cash and other, 54%
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16Centuria ASX:CNI Centuria Bass Credit Bathla Group exposure: six secured facilities with cross-collateralised security structure Security position and recovery pathways • Two of the Bathla loan facilities relate to construction, both projects are close to completion. Security held across six Bathla projects. • Centuria Bass Credit confirms it is already paying subcontractors directly in relation to these projects, within the limits of the existing loan facilities. Its intention is to progress these projects to title issuance, allowing presales to occur. • The remaining facilities relate to residual stock loans and land loans. • The platform benefits from cross- collateralisation across Bathla Group facility exposures. • We believe Centuria Bass Credit has access to a broader range of options to accelerate recoveries across the cross- collateralised security structure. Rouse HiIl, NSW1 • Construction loan • 339 Apartments • 82 pre-sold (c.$54m) Deanside 1, Vic • Construction loan • 203 Residential land lots • 157 settled | 34 exchanged Box Hill, NSW • Residual stock loan • 75 Completed townhouses • 63 settled | 2 exchanged Baulkham Hills, NSW • Bridging loan • Current DA 49 units • HDA endorsed for 200 units Deanside 2, Vic • Bridging loan • Site adjoins Deanside 1 • Land sale in progress The Ponds, NSW • Residual stock loan • 62 Residential land lots • 25 settled | 6 exchanged $278m secured across six residential projects in NSW and Victoria 1. Photo date: Rouse Hill 27 July 2026. 2. Bathla’s entry into voluntary administration does not, of itself, change the ranking of Centuria’s security across the portfolio.
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AI infrastructure – ResetData SECTION THREE RESETDATA
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18Centuria ASX:CNI Developing ResetData’s platform and capability 2021 Opportunity identified AI demand accelerates worldwide; compute and power constraints drive the need for sovereign AI infrastructure . 2021–2023 Building the platform Developing high-density AI infrastructure capability. 2024-25 Partnership formed ResetData and Centuria formed a 50/50 partnership, combining infrastructure capability with capital and property expertise. Strategic partner validation secured (NVIDIA, Dell). FY26 AIF1 delivered in Centuria property NVIDIA H200 GPU cluster deployed, launching Australia’s first sovereign public AI Factory, anchoring a broader multi-site strategy. FY27 and beyond AIF1, AIF3, AIF6 and more Scaling AIF1, Delivering AIF3 and AIF6. Executing across the 250MW+ of AI Factory and data centre capacity across third-party and Centuria power. Delivery proof, operating capability, partner alignment and infrastructure pathways have been built over time Deployment model AIF1 operational First live proof that ResetData can deliver and operate sovereign AI infrastructure in a real asset environment. Operating team 30+ specialists Dedicated AI infrastructure capability across engineering, deployment, operations and customer enablement. Partner ecosystem NVIDIA-aligned platform Off-the-shelf NVIDIA architecture, partner validation and ecosystem support provide a repeatable deployment base. Infrastructure pathway 250MW+ potential capacity Power and site pathways assembled to move beyond AIF1 toward larger AI Factory deployments.
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19Centuria ASX:CNI Executing post capital raise GPUs ordered, capacity secured, funding commitments and customer pathways. 1. Financing remains in place through Dell Financial Services, supported by a Centuria parent company guarantee. 2. The Memorandum of Understanding is non-binding and subject to the negotiation and execution of binding commercial agreements. 3. ResetData has also signed a Letter of Intent, under which CDC Data Centres has reserved for ResetData 3 MW of capacity for a period of six weeks (expiring at the start of September 2026). If the parties don't agree a binding order form for the reserved capacity during this period, the Letter of Intent will terminate, and the 3 MW allocation will not proceed. 4. Centuria Capital may provide contingent parent company guarantee support in connection with the Macquarie GPU bridge financing facility, subject to customer contracting, senior debt refinancing and facility conditions. AIF1 Centuria facility | H200 | c.1MW • 265 H200 GPUs installed, 512 ordered • DFS funding committed1 • Customer discussions continuing AIF3 Centuria facility | B300 | c.2.5MW • 64 B300 GPUs initial order • DFS funding committed1 • Customer MOU signed2 AIF6 CDC facility | B300 | c.7MW • 1,152 B300 GPUs initial order3 • Macquarie bridge funding established4 • Customer discussions continuing Centuria capacity Fast track + Generation | 250MW+ • Fast track: 10MW + 20MW • 72MW generation secured • Power studies advancing 19Centuria ASX:CNI
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20Centuria ASX:CNI Power pathways create the next phase of scale-up • Centuria data centre: AIF1 Stage 2 c.1.1MW. • Centuria data centre: AIF3 c.2.5MW. • CDC data centre: AIF6 c.7MW. Capacity matched to initial customer demand and deployment funding. • CDC LOI 3MW1 and third-party DC discussions for 2027 capacity. • Centuria c.10MW accelerated capacity. • Potential additional 20MW fast-track. Customer pipeline and funding structures progress in parallel. • 72MW generation units secured with multiple site pathways. • Includes an additional 220MW+ of power, beyond the near-term base and scale pathways. Capacity remains subject to power, planning, customer demand and funding. Near-term base 2H FY27 target pathway c.10MW Scale pathways Capacity upside 30MW+ Power runway Longer-term capacity 220MW+ 20Centuria ASX:CNI 1. ResetData has signed a Letter of Intent, under which CDC Data Centres has reserved for ResetData 3 MW of capacity for a period of six weeks (expiring at the start of September 2026). If the parties don't agree a binding order form for the reserved capacity during this period, the Letter of Intent will terminate, and the 3 MW allocation will not proceed.
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21Centuria ASX:CNI Data centre footprint: existing operating data centres and near-term development opportunities Toowoomba Qld Clayton Vic Malaga WA Yarraville Vic Thomastown Vic Hazlemere WA Pathway to increased 250MW+ potential DC capacity Operating data centre Operating data centre with development opportunity Development opportunity ARTIST’S IMPRESSION
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Financial result SECTION FOUR UNLISTED: CHADSTONE HOMEMAKER CENTRE VIC
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23Centuria ASX:CNI Segment results 1. Attributable to CNI securityholders. 2. Includes fair value movements in derivatives and investments. 3. Includes performance fees (FY26: $20.0m and FY25: $7.0m) and corporate overheads (FY26: $18.1m and FY25: $17.6m). 4. Operating NPAT of the Group comprises of the results of all operating segments and excludes non-operating items such as transaction costs, fair value movements in derivatives and investments, the results of Benefit Funds, Controlled Property Funds, Centuria Bass Credit SPVs, share of equity accounted net profit in excess of distributions received and all other non- operating activities. 5. Operating EPS is calculated based on the Operating NPAT of the Group divided by the weighted average number of securities.Weighted average number of securities at 30 June 2026: 837,445,861 (30 June 2025: 829,218,277). FY26 ($m) FY25 ($m) Statutory NPAT1,2 56.5 82.7 Statutory EPS1,2 6.7 10.0 Operating segment results Property funds management3 74.8 59.6 Property investment earnings 92.2 87.7 Property and development finance 24.3 27.0 Investment bonds management 2.1 2.6 Sovereign AI technology (10.9) (4.3) Operating EBITDA 182.5 172.6 Operating EBIT 175.2 167.0 Net finance costs of the Group (24.5) (27.3) Finance costs – non-recourse loans and puttable instruments (32.7) (34.4) Operating profit before tax 118.0 105.3 Operating tax expense (10.2) (6.2) Operating loss attributable to non controlling interests 6.0 1.7 Operating profit after tax4 113.8 100.8 Operating cents per stapled security (OEPS)5 13.6 12.2 Distribution cents per stapled security (DPS) 10.4 10.4 1 2 3 4 5 Strong result on record AUM. 1 Reflecting a skew towards residual stock and land bridge lending. ResetData scale-up phase, with the group investing in infrastructure, people and capacity ahead of expected earnings contribution. FY26 net loss to Centuria is $5.9m as noted in Segment B1 of financial statements. Lower cost funding sources for the Group’s balance sheet. FY26 OEPS of 13.6cps (11.5% above FY25). 2 3 4 5
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24Centuria ASX:CNI Property funds management earnings 1. Includes performance fees (FY26: $20.0m and FY25: $7.0m) and corporate overheads (FY26: $18.1m and FY25: $17.6m). 2. The total amount of latent (unrecognised) future performance fees available to the Group is estimated at $69m. Unrecognised performance fees are estimated based on current property valuations adopted within each fund and due to inherent uncertainties in relation to the future performance of each property do not qualify for recognition in the current period under Centuria’s recognition policy and may not entirely eventuate. $69m FY26 latent underlying performance fees2 (FY25: $95m) $20m FY26 Performance fees booked (FY25: $7m) 40% FY26 PFM EBITDA Margin1 (FY25: 35%) FY26($m) FY25($m) Management fee 145.1 143.2 Transaction fees 9.9 10.9 Performance fees 20.0 7.0 Other income 11.7 10.2 Property funds management fee 186.7 171.3 Expenses (111.9) (111.7) Operating EBITDA 74.8 59.6
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25Centuria ASX:CNI Strong balance sheet and cash recycling support growth initiatives CNI debt maturity profile • Diversified lender pool. • No debt expiring until June 2028. • CNI average margins c.273bps. 1. Number of securities on issue 30 June 2026: 984,061,961(at 30 June 2025: 830,091,925). 2. Net asset value is based on net assets attributable to CNI securityholders. 3. Gearing ratio is calculated based on (operating borrowings less operating cash), divided by (operating total assets less operating cash less the net of investment properties, non-recourse loans, interest rate swaps and variance in market value to proportionate net assets). 4. Operating interest cover ratio is calculated as operating EBITDA of the Group divided by operating finance costs of the Group less excluded subsidiaries. 5. Reflects WACD over FY26. Current margin of 273bps, and 14% of group debt is fixed. FY26 FY25 Net asset value per security (NAV)1,2 $ 1.76 1.79 Cash realised from the sale and recycling of balance sheet assets $m 197 194 Cash and undrawn debt $m 445 347 Operating gearing3 % 5.1 12.3 Look-through gearing % 33.5 36.9 Operating ICR4 times 5.5 4.8 Weighted average cost of debt % 7.85 8.2 Weighted average debt duration yrs 3.1 2.3 25 150 90 62 74 160 FY27 FY28 FY29 FY30 FY31 Revolving loans Term loans
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26Centuria ASX:CNI Active debt capital management across Centuria’s real estate funds Note: Not representative of any single fund. Aggregated across all real estate funds managed by Centuria. 1. Weighted average by facility limit across listed and unlisted real estate funds. LISTED: 825 ANN STREET, FORTITUDE VALLEY QLD Average margins improved to c1.44% in FY26. Platform continues to benefit from strong relationships, strengthening credit markets and a proactive approach to capital management. FY26 FY25 Lenders # 25 25 Total lending facilities across platform $bn 8.6 7.6 Weighted average debt duration1 yrs 2.3 2.2 Weighted average hedge profile1 % 56 49 Weighted average hedge duration1 yrs 1.1 1.3 Weighted average real estate fund LVR covenant1 % 58 57 Weighted average real estate fund gearing1 % 46 44
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Strategy and outlook SECTION FIVE RESETDATA
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28Centuria ASX:CNI OutlookExecution Centuria is positioning the business for growth momentum into FY28/29 LISTED: DATA CENTRE, PIPE STREET, WELLCAMP QLD • The Group enters FY27 with the capital and platform to execute its future objectives. • Australia continues to screen well as an international investment target. • Larger acquisitions on behalf of a growing network of private and institutional investors. • GPUs ordered - deployment of capital into AI infrastructure. • Customer and funding pathways progressing. • FY27 EBIT is expected to grow c.20%, operating net profit after tax is expected to grow 14%. • Growth in core real estate earnings. • ResetData remains in investment and deployment phase through FY27. • Lower average gearing offset by higher forecast interest rates and effective tax rate. • June 2026 capital raise increased securities on issue by c.20%. • FY27 guidance: OEPS 13.0cps, DPS 10.4cps.
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Appendices SECTION SIX UNLISTED: TWO WELLS GLASSHOUSE SA
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30Centuria ASX:CNI A leading Australasian platform positioned for growth Note: Assets under management (AUM) as at 30 June 2026. All figures above are in Australian dollars (currency exchange ratio of AU$1.000:NZ$1.2166 as at 30 June 2026). Numbers presented may not add up precisely to the totals provided due to rounding. 1. AUM includes assets exchanged to be settled, cash and other assets and the impact of revaluations during the period. 2. Secured power as at August 2026. Property funds management and property investment Sovereign AI c.10MW2 Investment bonds Property development and finance $2.6bn REAL ESTATE FINANCE $12.6bn Unlisted $2.9bn MULTI-ASSET OPEN END FUNDS $3.0bn MULTI-ASSET CLOSED END FUNDS $6.7bn SINGLE ASSET FUNDS $6.0bn Listed $0.1bn ASSET PLUS LIMITED NZX:APL $1.9bn CENTURIA OFFICE REIT ASX:COF $4.0bn CENTURIA INDUSTRIAL REIT ASX:CIP $22.2bn Group AUM1 $18.6bn Real estate sectors $2.1bn LARGE FORMAT RETAIL $6.3bn OFFICE $6.6bn INDUSTRIAL $1.1bn DAILY NEEDS RETAIL $1.2bn HEALTHCARE $1.3bn AGRICULTURE $1.0bn CENTURIA LIFE GUARDIAN FRIENDLY SOCIETY $2.4bn RESIDENTIAL FINANCE 100k+ TOTAL INVESTORS 250MW+ Potential Centuria Data Centre capacity
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31Centuria ASX:CNI Group AUM Unlisted real estate Listed real estate Investment bonds 0.8 0.9 0.8 0.8 0.9 0.9 1.0 0.3 0.8 1.3 1.9 2.3 2.6 4.0 5.5 6.8 6.4 6.0 6.0 6.04.0 10.7 12.2 12.5 12.3 11.4 12.6 $20.6bn $8.8bn $21.0bn $21.1bn FY20 FY22 FY23 FY24FY21 Real estate finance $17.4bn FY25 $20.6bn $22.2bn FY26
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32Centuria ASX:CNI • 2026 GRESB5 participation for CIP and COF. • 2,000+ compliance courses completed by Centuria staff. • New environmental data capture and tracking platform and supplier onboarding platforms implemented. • Released the FY25 Sustainability Report and voluntary Climate-Related Disclosures, with the FY26 versions of these reports targeted for release in Q2 FY27. • c.$280k contributed to certified social enterprises4, community groups and charities. • 92% of employees are proud to work at Centuria. • 50% female representation on CNI Board, including the Chair. • Centuria is targeting zero scope 2 emissions by 2035, with CIP and COF targeting 20281. • Our corporate offices sourced the equivalent of 100% renewable electricity2. • Centuria and COF are targeting the elimination of gas and diesel in operations where practicable by 20353. • 51% of the total COF portfolio is electrified – including 100% of Qld assets. Memberships and affiliations6 CNI ESG highlights 1. Centuria, CIP and COF will account for zero scope 2 GHG emissions by being powered by the equivalent of 100% renewable electricity through a combination of onsite solar and large-scale generation certificate deals which match our consumption. The zero scope 2 target applies to scope 2 emissions for existing assets that fall under the operational control of CNI, CIP and COF. 2. Achieved through the purchase of GreenPower and large scale generation certificate deals which match our consumption. 3. Centuria and COF will focus on eliminating gas and diesel where practicable, from equipment owned and operated by Centuria and COF. Gas and diesel equipment owned and operated by our tenants is excluded from Centuria’s emission reduction target. 4. Includes $40k indirect spend with Two Good Co. 5. Global Real Estate Sustainability Benchmark (GRESB). 6. CIP is a Supporting Partner of Healthy Heads. Climate change (Environment) Valued stakeholders (Social) Responsible business practices (Governance)
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33Centuria ASX:CNI ~30 years of real estate funds management experience overseeing Centuria’s operations 7. Facilities management 6. Property management 4. Asset management 5. Leasing 9. Project/ development management 8. Tenant relationship management 2. Funds management 1. Capital transactions 3. Treasury 10. Sustainability 11. Corporate services A leading Australasian real estate fund manager with on the ground teams of deeply experienced real estate professionals across Australia and NZ. Centuria’s in-house approach to investment management and extensive stakeholder relationships provide dedicated end-to-end investment management services to tenants and investors, optimising outcomes and investment returns. Fully integrated end-to-end investment management services
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34Centuria ASX:CNI Centuria real estate: Capital deployment framework Utilising Centuria’s balance sheet to accelerate platform growth and seed new funds for a growing private and institutional investor network. Origination → balance sheet incubation → AUM growth → recurring fees → earnings momentum Capital recycled into new opportunities · Durable fee streams · Higher ROE via capital velocity Cash inflows post-settlement reduce balance sheet exposure and allow capital to be recycled into seeding new opportunities Scale • Grow AUM • Strong retail/ HNW platform • Institutional scaling Seed • Establish fund • Execution control • Create fee streams Monetise • Recurring management fees • Performance fees • Co-invest returns Exit • Return capital • Recycle capital into new opportunities Capital velocity Higher ROE 1 Identify transaction and engage investors Investor: Assesses opportunity, provides EOI CNI: Originate and de-risk transaction 2 Exchange Investor: Secures exposure CNI: Grows AUM 3 First close and balance sheet support Investor: EOIs/allocation continue CNI: Co-investment/support to seed new funds CNI: Upfront/fund establishment fees 6 Exit and recycle Investor: Capital realised or recycled CNI: Performance and exit fees may be eligible 5 Asset management/enhancement Investor: Income and capital growth opportunities CNI: Asset, property, fund, leasing, development fee streams 4 Settlement Investor: Ownership commences CNI: Management fees commence; balance sheet sell-down may continue
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35Centuria ASX:CNI Property funds management and property investment 1. Excludes Investment Bonds. 2. Excludes land, Development assets, US syndicates and assets exchanged yet to be settled. 3. Weighted average capitalisation rate (WACR) reflecting all assets, including acquisitions, held at FY26 period end. 4. By income. 5. Includes Other acquisitions of $12m and Other divestments of $12m. 6. CNI’s co-investments carried at NTA. CNI is the largest unitholder of ASX: CIP (16.19%), ASX: COF (15.25%) and NZX: APL (19.99%). Holdings in listed REITs exclude interests held through Benefit Funds. 7. Calculation excludes real estate finance sector. 42% Unlisted AUM with no expiry or expiry review dates at or beyond five years. 4-5 Centuria unlisted funds included in the MSCI Australia Unlisted Retail Quarterly Top 10 Index in FY26. 27% AUM exposed to alternative real estate sectors (real estate finance, agriculture, data centres and healthcare). 99% FY26 avg. rent collections. 729,000sqm+ FY26 platform lease terms agreed across 500+ deals (18% of platform area). $47m Avg. asset value across CNI’s platform7. SECTOR1 FY25 AUM ($bn) FY26 AUM ($bn) FY26 Listed AUM ($bn) FY26 Unlisted AUM ($bn) Funds & loan SPVs (No.) Assets & loan tranches (No.)2 WACR (%)3 WALE (yrs)4 Occupancy (%)4 WARR (%)3 Acquisitions and loan origination ($m) Divestments and loan exits ($m) CNI proportionate co-invest (%)6 CNI proportionate exposure (%) CNI proportionate asset exposure ($m) Agriculture 0.7 1.3 - 1.3 5 37 6.66% 14.2 94.4% 3.48% 173 8 3.4% 2.8% 42.8 Daily needs retail 1.1 1.1 - 1.1 21 32 6.68% 4.3 96.6% 3.55% 3 82 0.0% 0.0% 0.0 Healthcare 1.4 1.2 - 1.3 6 56 6.15% 9.0 96.5% 3.50% - 75 15.3% 12.1% 186.6 Industrial 6.3 6.6 4.0 2.6 16 162 5.95% 6.1 95.1% 3.34% 394 375 11.2% 47.3% 757.7 Large Format Retail 1.8 2.1 - 2.1 23 40 6.21% 3.3 98.8% 3.39% 187 14 3.9% 5.1% 78.5 Office 6.0 6.3 2.0 4.2 31 61 6.99% 4.1 91.5% 3.35% 454 124 8.1% 32.3% 4.7 Total property inv 17.4 18.6 6.0 12.6 102 392 6.40% 5.5 95.1% 3.38% 1,2235 6785 8.4% 100.0% 1,537.4 Real estate finance 2.3 2.6 - 2.6 52 77 N/A N/A N/A N/A 1,608 1,303 0.0% 0.0% 0.0 Total 19.7 21.2 6.0 15.2 154 469 6.40% 5.5 95.1% 3.38% 2,831 1,981 8.4% 100.0% 1,537.4
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36Centuria ASX:CNI AUM by fund type and capital source Note: Assets under management (AUM) as at 30 June 2026. All figures above are in Australian dollars (currency exchange ratio of AU$1.000:NZ$1.2166 as at 30 June 2026). Numbers presented may not add up precisely to the totals provided due to rounding. 1. AUM includes assets exchanged to be settled, cash and other assets and the impact of revaluations during the period. Excludes Investment Bonds AUM. Industrial Office Real estate finance Large format retail Agriculture Healthcare Daily needs retail Fund type AUM ($bn)1 $6.6 $6.3 $2.6 $2.1 $1.3 $1.2 $1.1 Unlisted single asset fund $8.6 0.7 3.6 1.9 1.4 - - 1.0 Listed REITs $6.0 4.0 2.0 - - - - - Unlisted multi asset open ended fund $3.6 0.6 0.1 0.7 0.3 1.2 0.6 0.1 Unlisted multi asset fund $3.0 1.3 0.6 - 0.4 0.1 0.6 - Industrial Office Real estate finance Large format retail Agriculture Healthcare Daily needs retail Capital source AUM ($bn)1 $6.6 $6.3 $2.6 $2.1 $1.3 $1.2 $1.1 Unlisted wholesale $7.7 0.7 1.3 2.3 1.6 0.8 - 1.0 Listed $6.0 4.0 2.0 - - - - - Unlisted retail $5.1 1.3 1.7 - 0.5 0.5 1.0 0.1 Unlisted institutional $2.4 0.6 1.3 0.3 - - 0.2 -
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37Centuria ASX:CNI AUM and valuations 20.6 1.2 0.4 0.4 0.2 0.1 -0.7 22.2 Value 12 months Value 6 months Cap rate 12 months Cap rate 6 months WACR4 Industrial 1.81% 1.21% (6) bps (2) bps 5.90% Office (0.42)% (0.80)% 15 bps 12 bps 6.99% Large format retail 1.94% 1.40% (4) bps (3) bps 6.17% Agriculture 2.69% (0.39)% 4 bps 8 bps 6.66% Healthcare (2.98)% (0.85)% 21 bps 14 bps 6.15% Daily needs retail 2.83% 2.04% (4) bps (2) bps 6.68% Total 0.80% 0.37% 4 bps 4 bps 6.41% 1. Includes $702m of acquisitions settled in FY26 and $521m exchanged and to be settled. 2. Aggregated across funds under Centuria's management and not representative of any single fund or property. 3. Measured on a like-for-like basis. Excludes land, development assets, US syndicates, Centuria Bass Credit, and assets that have exchanged but not yet settled. 4. Measured on a like-for-like basis, the weighted average capitalisation rate (WACR) captures assets held from the opening of FY25 to the close of FY26. AUM ($ billions) Valuation movements to 30 June 20262,3
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38Centuria ASX:CNI $21.2bn diversified Australasian real estate platform1,2 Note: Assets under management (AUM) as at 30 June 2026. All figures above are in Australian dollars (currency exchange ratio of AU$1.000:NZ$1.2166 as at 30 June 2026). Numbers presented may not add up precisely to the totals provided due to rounding. 1. Includes asset exchanged to be settled and real estate finance loans by property. 2. Geographic sub-totals exclude cash, other assets and Investment Bonds. 3. Aggregated across funds managed by Centuria and not representative of any single fund or property. 4. Excludes land, Development assets, US syndicates, Centuria Bass Credit, and assets exchanged yet to be settled. 11.4% 2.9% 2.1% 1.9% 1.8% 1.5% 1.1% 0.9% 0.9% Visy Multinational JB Hi-Fi ASX/NZX Listed AWH National Baiada National Arnott’s Multinational Telstra Corporation Limited ASX/NZX Listed Wesfarmers ASX/NZX Listed Woolworths Limited ASX/NZX Listed Government Federal / State / Multi-Department Coles Group ASX/NZX Listed 1.3% Office Industrial Healthcare Daily Needs Retail Large Format Retail Agriculture Top tenants by income (%)3,4 QLD 14% 65 properties and real estate finance loans valued at $2,787m NSW 27% 126 properties and real estate finance loans valued at $4,868m ACT 1% 5 properties and real estate finance loans valued at $275m VIC 19% 84 properties and real estate finance loans valued at $3,753m TAS 0% 1 property valued at $18m SA 7% 25 properties and real estate finance loans valued at $1,320m WA 22% 80 properties and real estate finance loans valued at $4,299m OTHER NZ 4% 47 properties and real estate finance loans valued at $789m AUCKLAND 6% 33 properties valued at $1,209m NT 0% 2 properties valued at $15m
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39Centuria ASX:CNI ASX COF: Australia’s largest pure play office REITASX CIP: Australia’s largest domestic pure play industrial REIT 1. At CIP ownership share of joint venture assets. 2. FFO is the Trust’s underlying and recurring earnings from its operations. This is calculated as the statutory net profit adjusted for certain non-cash and other items. 3. Exchangeable Note at Face Value of $325m. 4. Exchangeable Note on a5 year term. Noteholders have a one-off Put Option to redeem the notes in year 3 (September 2028) at 100% of the face value. 5. Interest cover is defined as earnings before interest, tax depreciation and amortisation (EBITDA) divided by interest expense. 6. Gearing is defined as total interest bearing liabilities divided by total assets. 1. Investment properties of $1.9bn excludes a $32.4m leasehold asset under AASB 16. 2. FFO is the Trust’s underlying and recurring earnings from its operations. This is calculated as the statutory net profit adjusted for certain non-cash and other items. 3. Headroom reflects undrawn debt (including bank guarantees held as security). 4. Calculated as the average effective interest cost, which includes floating rate, all-in margin (base and line fees) and fixed interest costs under existing swaps, excluding capitalised borrowing costs. 5. Gearing is defined as total borrowings less cash divided by total assets less cash. FY261 FY251 Number of assets # 83 87 Book value $m 3,934 3,890 WACR % 5.80 5.86 GLA sqm 1,233,918 1,293,790 Landholding ha 283 296 Avg. asset size sqm 15,234 14,871 Occupancy by income % 95.2 95.1 WALE by income yrs 7.0 7.1 Located in infill markets % 86 85 FFO per unit2 cpu 18.2 17.5 Distribution per unit cpu 16.8 16.3 FY26 FY25 Facility limit $m 1,8303 1,805 Headroom $m 444 442 Weighted average debt expiry yrs 3.64 2.9 Proportion hedged % 51 86 All in cost of debt % 4.8 4.5 Interest cover ratio (ICR)5 times 2.4 2.6 Gearing6 % 34.9 33.2 FY26 FY25 Number of assets # 18 19 Book value1 $m 1,842 1,904 WACR % 7.04 6.89 NLA sqm 265,326 274,857 Occupancy by income % 91 91.2 WALE by income yrs 4.0 4.1 Avg. building age by value yrs 19 18 NABERS SPI Energy rating Stars 5.1 5.0 NABERS SPI Water rating Stars 4.2 4.2 FFO per unit2 cpu 11.2 11.8 Distribution per unit cpu 10.1 10.1 FY26 FY25 Facility limit $m 1,012.5 1,012.5 Headroom3 $m 180.0 141.5 Weighted average debt expiry yrs 4.1 3.1 Proportion hedged % 75.7 81.5 All in cost of debt4 % 5.2 5.4 Interest cover ratio (ICR) times 2.0 2.4 Gearing5 % 43.7 44.4
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40Centuria ASX:CNI Property development: $1.4bn pipeline to seed funds Note: All figures above are in Australian dollars. Numbers presented may not add up precisely to the totals provided due to rounding. 1. Estimated value on completion. Development projects and development capex pipeline, including fund throughs. 2. Committed pipeline includes planning commencements and projects under construction. 3. Includes opportunities undergoing development assessments or pre-planning approvals. 4. Includes development projects with deposits paid by CNI balance sheet. 5. Properties held for development generating no distribution income includeCudgen Rd, Cudgen (QLD) and Young Street, Gosford (NSW). FY26 Gross Completions Committed Pipeline (est. value on completion)1,2 Future Pipeline (est. value on completion)1,3,4 Total Pipeline Sector $m GLA $m GLA $m GLA $m GLA Industrial 50 20,910 120 56,695 700 142,647 820 199,342 Healthcare 14 40,000 277 24,086 124 57,250 401 81,336 Large format retail - - - - 10 220 10 220 Daily needs retail - - 107 13,310 - - 107 13,310 Other / Social infrastructure 173 674 33 - 20 4,500 53 4,500 Total 236 61,584 537 94,091 853 204,617 1,392 298,708 $m GLA $m GLA $m GLA $m GLA Funds / REITs 223 21,584 537 94,091 733 146,117 1,272 240,208 CNI balance sheet5 14 40,000 - - 120 58,500 120 58,500 Total 236 61,584 537 94,091 853 204,617 1,392 298,708 40Centuria ASX:CNI LISTED: 50-64 MIRAGE ROAD, DIREK SA
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41Centuria ASX:CNI Property and development finance: Deep expertise in real estate lending Note: Aggregated by funds, syndicated deals and warehouse facility managed by Centuria Bass Credit and is not representative of any single fund or offering. 1. Calculated based on deployed funds (excluding cash holdings). 2. The weighted LVR reflects all active loans as at 30 June 2026 using origination / CBC board approved LVRs. CBC Board-approved LVRs are based on the maximum approved loan amount, including all capitalised interest and fees over the life of the facility, relative to an independent valuation.. 0.8 1.3 1.9 2.3 2.6 FY22 FY23 FY24 FY25 FY26 Assets under management ($bn) 564 659 867 1,223 1,608 FY22 FY23 FY24 FY25 FY26 Loan originations and restructures ($m) 198 303 631 1,122 1,303 FY22 FY23 FY24 FY25 FY26 Loan exits and restructures ($m) 91.0% 92.0% 92.7% 92.6% 94.1% FY22 FY23 FY24 FY25 FY26 First mortgage exposure (%)1 63.2% 62.7% 64.4% 68.2% 66.7% FY22 FY23 FY24 FY25 FY26 Gross average LVR (%)2 12 46 2017 2026 CBC headcount
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42Centuria ASX:CNI Property and development finance: Centuria Bass Credit $2.6bn AUM composition Note: As at 30 June 2026. Aggregated by funds, syndicated deals and warehouse facility managed by Centuria Bass Credit and is not representative of any single fund or offering. Security 1st Lien, 94% 2nd Lien, 6% Geography NSW, 77% VIC, 12% QLD, 6% ACT, 3% WA, 1% NZ, 1% Sector Residential, 93% Commercial, 4% Mixed Use, 3% Facility type Construction, 38% Bridge, 37% Residual Stock, 23% Subdivision & Civil, 2% Capital sources SPVs, 59% Open Ended Diversified Funds, 26% Warehouse, 11% Single Asset Opportunities, 4% Investment vehicle Wholesale, 92% Institutional, 8%
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43Centuria ASX:CNI Investment bonds: Centuria Life Centuria Life investment menu fund managers Strong legislative tailwinds with Division 296 superannuation changes. Launched an Education Bond platform doubling the potential market. 42 investment bond options with 38 additional options to be added. 14 education bond options with 26 additional options to be added. $1.0bn AUM Flows FY26 Assets under management FY26 ($m) FY25 ($m) Change (%) Applications ($m) Redemptions ($m) Prepaid funeral plans (Guardian)1 586.3 565.3 3.72 43.8 47.6 Unitised bonds (Centuria Life) 199.3 215.4 -7.47 7.6 18.4 Centuria LifeGoals 181.5 131.1 38.44 44.8 9.4 Total 967.2 911.8 96.2 75.4 New and enhanced back-office registry system, incorporating new investor and adviser portals (launching late 2026). 1. Centuria Life Limited (CLL) is the key service provider to Over Fifty Guardian Friendly Society.
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44Centuria ASX:CNI Centuria has established vertically integrated data centre capability Note: Green represents developed capability and orange represents developing capability. Strategic optionality • Centuria owns and manages existing data centres and various properties with future data centre optionality. • Centuria and ResetData are progressing data centre pathways that will be assessed in line with power availability, planning outcomes, customer demand and return hurdles. • Longer term development optionality may include ground leases, shell developments, core and shell, fully fitted data centres, or the sale of DA approved sites. First acquisition in 2020. DC real estate integrated across Centuria platform. Dedicated data centre development team, within CNI’s broader development team. Experienced DC operations team. Credentials include: ISO9001, ISO14001, ISO/IEC 27001, ISO5001, DISP. AI factories (Neocloud Partner) Centuria DC strategy ● ● ● ● Traditional DC operators ● ● ● Traditional DC real estate owners ● ● ● AU neoclouds ● ● ● ● • AI FACTORY 1 DC owner DC developer DC operator AI Factory operator ARTIST IMPRESSION DC EXPANSION, CLAYTON VIC WELLCAMP DC, TOOWOOMBA QLD AI-F1TELSTRA DATA CENTRE, CLAYTON VIC
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45Centuria ASX:CNI ARTIST’S IMPRESSION • Telstra triple net lease over an existing data centre until 2050 • Partial surrender of under-utilised land, providing an opportunity for a second standalone data centre • Excellent connectivity ecosystem (including Telstra’s Aura Network) • Development application submitted for 40MW • Landholding of 10.6 hectares • Less than 100m from the existing Thomastown Terminal Station which has available capacity • Application progressed with VicGrid and AusNet in securing significant power allocation • Current lease expiry profile permits a near-term development • Operational data centre with a triple net lease to Centuria DC until 2041 • Live 2.5MW with future expansion opportunity within existing facility plus the adjoining CIP land • Proximity to renewable and gas energy, creating an opportunity for significant power allocation • Densification of the existing facility can be delivered more economically and efficiently than building new • Landholding of 2ha, leased until 2028 (with a 2 year option) • Located within proximity to numerous hyperscalers and co-location operators • Brooklyn terminal station approximately 500 metres to the south • Applications for power allocation submitted • Triple net lease to Fujitsu until late 2030 (with a 5 year option) • Live co-location facility of 10MW IT load • Additional power and densification opportunities post lease expiry • Landholding of 6Ha • Leased until late 2027 • Located within 2km of Guildford Terminal Station • Power application submitted CIP data centre property portfolio CLAYTON VIC THOMASTOWN VIC TOOWOOMBA QLD YARRAVILLE VIC MALAGA WA HAZELMERE WA
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46Centuria ASX:CNI Australia’s data centre market: An opportunity for Centuria Underpinned by tight supply, enduring structural market advantages, and resilient AI-fuelled growth 1 Supply reality Prospective demand is being adversely impacted by credibility and delivery constraints. Australia’s edge Competitive cost base, sovereign positioning and regional proximity. Demand wave AI is a new incremental workload, not a replacement cycle. Digital waves: cumulative demand Each wave adds to — rather than replaces — underlying demand.44GW Connection requests received in 2025 ISAR 30GW Removed by NSP and AEMO screening for credibility 3.5GW Expected capacity to be built by 2030 APAC build cost estimate (US$M / MW) Jakarta 6.5 Mumbai 7.0 Melbourne 8.5 Sydney 9.0 Seoul 10.5 Hong Kong 12.0 Singapore 13.5 Tokyo 14.5 2 3 Structural advantages • Sovereign data and regulatory positioning • Renewable energy pipeline • Proximity to Asia with latency advantage • National DC expectation framework The risk is not ‘too much’ data centre capacity — it is AI value creation occurring offshore, leaving Australia a consumer rather than a producer of AI. kWs kWs–MWs 10MWs– 100MWs 1MW–GWs On-prem server rooms Colocation data centres Hyperscale data centres AI workloads Sources: Oxford Economics Australia, McKinsey, AEMO/NSP screening, Turner & Townsend Data Centre Construction Cost Index 2025–2026.
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47Centuria ASX:CNI Reconciliation of statutory profit to operating profit FY26 ($m) FY25 ($m) Statutory profit after tax1,2 56.5 82.7 Statutory EPS (cents)1,2 6.7 10.0 ADJUSTED FOR NON-OPERATING ITEMS Loss/(gain) on fair value movements in derivatives and investments 53.1 12.5 Transaction and restructure costs 7.9 4.1 (Gain)/loss equity accounting adjustments (1.1) 0.7 Tax impact of above non-operating adjustments (2.6) 0.8 Operating profit after tax1,3 113.8 100.8 Operating EPS (cents)4 13.6 12.2 1. Attributable to CNI securityholders. 2. Includes fair value movements in derivatives and investments. 3. Operating NPAT of the Group comprises of the results of all operating segments and excludes non-operating items such as transaction costs, fair value movements in derivatives and investments, the results of Benefit Funds, Controlled Property Funds, Centuria Bass Credit SPVs, share of equity accounted net profit in excess of distributions received and all other non-operating activities. 4. Operating EPS is calculated based on the Operating NPAT of the Group divided by the weighted average number of securities. LISTED: 2 WOOLWORTHS WAY, WARNERVALE NSW 47Centuria ASX:CNI
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48Centuria ASX:CNI CNI operating balance sheet Numbers presented may not add up precisely to the totals provided due to rounding. 1. Number of securities on issue 30 June 2026: 984,061,961(at 30 June 2025: 830,091,925). 2. Net asset value is based on net assets attributable to CNI securityholders. RESETDATA 48Centuria ASX:CNI Assets FY26 ($m) FY25 ($m) Cash and cash equivalents 401.0 185.6 Receivables 158.5 131.4 Financial assets 35.9 62.8 Other assets 17.6 4.4 Property, plant and equipment 40.4 38.7 Inventory 27.6 36.9 Investment properties 1,537.4 1,402.7 Deferred tax assets 15.2 9.8 Right of use asset 55.2 41.5 Intangible assets 1,109.8 1,097.2 Total assets 3,398.7 3,011.0 Liabilities Payables 156.1 196.9 Borrowings 514.7 446.3 Non-recourse loans to the Group 621.6 544.1 Call / Put option liability - 41.0 Lease liability 74 61.2 Provisions, deferred tax and other liabilities 140.5 122.8 Variance in Market Value to Proportionate Net Assets 145.8 96.2 Total liabilities 1,652.7 1,508.5 Net assets 1,746.0 1,502.5 NAV ($/per security1,2) 1.76 1.79
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49Centuria ASX:CNI Definitions Operating Segments: The Group has five reportable operating segments. These reportable operating segments are the divisions which report to the Group’s Chief Executive Officers and Board of Directors for the purpose of resource allocation and assessment of performance. The reportable operating segments are: • Property Funds Management: Management of listed and unlisted property funds as well as co-working spaces. Management of development projects and completion of structured property developments. • Property Investments: Direct interests in property funds, property inventory and other liquid investments. The segment profit and loss reflects the Group’s proportionate share in the rental income, less rental and other expenses for each co-invested fund on a line-by-line basis, proportionate to the Group’s ownership interest. • Property and Development Finance: Provision of real estate secured non-bank finance for bridging finance, land subdivision, development projects and residual stock. • Investment Bonds Management: Management of the Benefit Funds of Centuria Life Limited and management of the Over Fifty Guardian Friendly Society Limited. The Benefit Funds include a range of financial products, including single and multi-premium investments. • Sovereign AI: Building and management of sovereign Australian AI Factories, AI marketplace, machine learning and onshore large language model capabilities. Non-operating segments: Non-operating items comprise transaction costs, mark-to-market movements on property and derivative financial instruments, and all other non-operating activities. Controlled non- operating entities represents the operating results and financial position of entities controlled by the group which are required to be consolidated into the Group’s financial statements in accordance with accounting standards. This segment includes:- Operating result and financial position of the benefit funds of Centuria Life Limited.- Results and financial position of Centuria Bass Credit's Special Purpose Vehicles (SPVs) used to source capital from investors through Non-recourse Loan Agreements with the resultant funding extended to borrowers through Syndicated Facility Agreements. Eliminations include Elimination of transactions between the operating segments and the other non- operating segments above, including transactions between the operating entities within the Group, property and benefit funds as well as Centuria Bass Credit's Financing SPVs controlled by the Group. AUM: Assets under management CAGR: Compound annual growth rate Centuria Bass Credit: Centuria Bass Credit comprises Centuria Bass Credit Pty Ltd ACN 606 680 353 and its subsidiaries. CAF: Centuria Agriculture Fund is a stapled fund comprising the Centuria Agriculture Fund I ARSN 653 947 892 (CAF1) and the Centuria Agriculture Fund II ARSN 653 946 402 (CAF2). The Responsible Entity of CAF is Centuria Property Funds Limited ACN 086 553 639. CDPF: Centuria Diversified Property Fund comprises the Centuria Diversified Property Fund ARSN 611 510 699 and its subsidiaries. The Responsible Entity of CDPF is Centuria Property Funds Limited ACN 086 553 639 Centuria Industrial REIT comprises the Centuria Industrial REIT ARSN 099 680 252 and its subsidiaries. The Responsible Entity of CIP is Centuria Property Funds No. 2 Limited ACN 133 363 185 Centuria Office REIT comprises the Centuria Office REIT ARSN 124 364 718 and its subsidiaries. The Responsible Entity of COF is Centuria Property Funds Limited ACN 086 553 639 CHPF: Centuria Healthcare Property Fund comprises the Centuria Healthcare Property Fund ARSN 638 821 360 and its subsidiaries. The Responsible Entity of CHPF is Centuria Property Funds No.2 Limited ACN 133 363 185 CNI, CCG or the Group: Centuria Capital Group comprises of Centuria Capital Limited ABN 22 095 454 336 (the ‘Company’) and its subsidiaries and Centuria Capital Fund ARSN 613 856 358 (‘CCF’) and its subsidiaries. The Responsible Entity of CCF is Centuria Funds Management Limited ACN 607 153 588, a wholly owned subsidiary of the Company CPFL: Centuria Property Funds Limited ACN 086 553 639 CPF2L: Centuria Property Funds No. 2 Limited ACN 133 363 185 Definition of an Australian business: Sovereign capability is defined in accordance with the “Australian Government Department of Finance’s Criteria for an Australian Business”.The Australian Government has developed a definition of an Australian business for use within the context of Commonwealth procurement framework. An Australian business, in the context of the Commonwealth procurement framework: a) is a business, including any parent business, that: •has 50% or more Australian ownership, or is principally traded on an Australian equities market; and •is an Australian resident for tax purposes; and b) is a business that has its principal place of business in Australia. DPS: Distribution per stapled security EPS: Earnings per stapled security IRR: Internal Rate of Return NPAT: Net Profit After Tax NTA: Net Tangible Assets REIT: Real Estate Investment Trust ResetData: ResetData comprises Centuria DC Pty Ltd ACN 679 081 808 and its subsidiaries. WACR: Weighted Average Capitalisation Rate WALE: Weighted Average Lease Expiry
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50Centuria ASX:CNI Disclaimer This presentation has been prepared by Centuria Capital Limited and Centuria Funds Management Limited (‘CFML’) as responsible entity of Centuria Capital Fund (together the stapled listed entity CNI). Centuria Property Funds Limited (ABN 11 086 553 639, AFSL 231 149) ('CPFL') and Centuria Property Funds No. 2 Limited (ABN 38 133 363 185, AFSL 340 304) ('CPF2L') are fully owned subsidiaries of CNI. CPF2L is the responsible entity for the Centuria Industrial REIT (ARSN 099 680 252) (ASX: CIP) and the Centuria Healthcare Property Fund (ARSN 638 821 360). CPFL is the responsible entity for the Centuria Office REIT (ARSN 124 364 718) (ASX: COF), the Centuria Diversified Property Fund (ARSN 611 510 699) and the Centuria Agriculture Fund (ARSN 653 947 892, ARSN 653 946 402). CPFL, CPF2L, as well as Centuria Property Funds No.3 Limited (ABN 63 091 415 833, AFSL 25 09 63), Centuria Property Funds No.4 Limited and Centuria Healthcare Asset Management Limited (ABN 40 003 976 672 AFSL 246368) are the responsible entities for Centuria’s closed-end unlisted property funds in Australia. Centuria Funds Management (NZ) Limited (NZBN 9429030734937) is the manager of property funds established in New Zealand. Investment in Centuria's property funds is subject to risks that are set out in the Product Disclosure Statement ('PDS') for the fund. The PDS for any open fund is made available on Centuria’s website (centuria.com.au or, for New Zealand, centuria.co.nz). Investors should read the PDS in full before making a decision to invest. Past performance is not a guarantee of future performance. This presentation is provided for general information purposes only. It is not a prospectus, product disclosure statement, pathfinder document or any other disclosure document for the purposes of the Corporations Act and has not been, and is not required to be, lodged with the Australian Securities and Investments Commission. It should not be relied upon by the recipient in considering the merits of CNI or the acquisition of securities in CNI or its subsidiaries. Nothing in this presentation constitutes investment, legal, tax, accounting or other advice and it is not to be relied upon in substitution for the recipient’s own exercise of independent judgment with regard to the operations, financial condition and prospects of CNI. The information contained in this presentation does not constitute financial product advice. Before making an investment decision, the recipient should consider its own financial situation, objectives and needs, and conduct its own independent investigation and assessment of the contents of this presentation, including obtaining investment, legal, tax, accounting and such other advice as it considers necessary or appropriate. This presentation has been prepared without taking account of any person’s individual investment objectives, financial situation or particular needs. It is not an invitation or offer to buy or sell, or a solicitation to invest in or refrain from investing in, securities in CNI or any other investment product. The information in this presentation has been obtained from and based on sources believed by CNI to be reliable. None of CNI or its related bodies corporate, including ResetData, or their respective directors, officers, employees, agents or advisors ('Centuria Capital Group Members') make any representation or warranty, express or implied, as to the accuracy, completeness, timeliness or reliability of the contents of this presentation. To the maximum extent permitted by law, none of the Centuria Capital Group Members accept any liability (including, without limitation, any liability arising from fault or negligence) for any loss, damage, cost or expense whatsoever arising from the reliance on or use of this presentation or its contents or otherwise arising in connection with it. This presentation may contain forward-looking statements, guidance, forecasts, estimates, prospects, projections or statements in relation to future matters (‘Forward Statements’). Forward Statements can generally be identified by the use of forward looking words such as “anticipate”, “estimates”, “will”, “should”, “could”, “may”, “expects”, “plans”, “forecast”, “target” or similar expressions. Forward Statements including indications, guidance or outlook on future, climate-related targets, distributions or financial position and performance or return or growth in underlying investments are provided as a general guide only and should not be relied upon as an indication or guarantee of future performance. Forward Statements are subject to known and unknown risks, uncertainties, contingencies and other factors that are in some cases beyond CNI's control, and which may cause actual results, performance, achievements or climate-related targets to differ materially from those expressed or implied by the Forward Statements. No independent third party has reviewed the reasonableness of any such statements or assumptions. Neither CNI nor any of the Centuria Capital Group Members represents or warrants, assures or guarantees that such Forward Statements will be achieved or will prove to be correct or gives any warranty, express or implied, as to the accuracy, completeness, likelihood of achievement or reasonableness of any Forward Statement contained in this presentation. Except as required by law or regulation, CNI assumes no obligation to release updates or revisions to Forward Statements made as of the date of this presentation to reflect any changes that occur after the date of this presentation. The reader should note that this presentation may also contain pro-forma financial information. Distributable earnings is a financial measure which is not prescribed by Australian Accounting Standards (”AAS”) and represents the profit under AAS adjusted for specific non-cash and significant items. The Directors of CFML consider that distributable earnings reflect the core earnings of the Centuria Capital Fund. All dollar values are in Australian dollars ($ or A$) unless stated otherwise.
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