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Full year results 2026 > 12 August 2026 4 Centurion Place , ASCEND at Jandakot , WA Dexus Asset Management Limited ACN 080 674 479 , AFSL 237500 as responsible entity for Industria Trust No. 1 , Industria Trust No. 2 , Industria Trust No. 3 and Industria Trust No. 4 Industria Company No. 1 Limited ACN 010 794 957 ap DXI dexuS Dexus Industria REIT
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| 2026 Full Year Results2 Dexus Industria REIT acknowledges the Traditional Custodians of the Lands on which our business and assets operate, and recognises their ongoing contribution to Land, waters and community. We pay our respects to First Nations Elders past and present. Artwork: The Land and the Rivers by Sharon Smith. Acknowledgement of Country | 2026 Full Year Results2
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Agenda 01 02 03 04 05 Introduction a n d h i g h l i g h t s Page 4 Financial overview Page 10 Portfolio performance and market dynamics Page 14 Summary Page 21 Appendices Page 24 | 2026 Full Year Results3 Reece, ASCEND at Jandakot WA
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| 2026 Full Year Results4 15-31 Americain Way, Dandenong South, VIC 01 Introduction and highlights
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| 2026 Full Year Results5 DXI Portfolio overview Western Australia South Australia Queensland New South Wales Victoria Valuation % of total portfolio value Number of properties $425m 28% 3 $63m 4% 2 $423m 28% 16 $65m 4% 4 $553m 36% 65 Development pipeline $217m 90 strategically located assets $1.5b diversified portfolio of scale 80% of population reached within 60 minutes1 12 portfolio average age 77% located in infill markets 1. Based on population reached in each capital city in Australia on average. Strategic national industrial portfolio of scale
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| 2026 Full Year Results6 Focused execution against clear Fund priorities Investment proposition 1. Industrial occupancy only. 2. Guidance withdrawn in FY20, following onset of COVID-19. 3. As at the date of this announcement, 12 August 2026. Secure and growing income – Secure income with attractive rental escalators providing growth – Additional growth potential via rent reversion upside and accretive developments Prudent capital structure – Preserve balance sheet flexibility for deployment into the securities buy- back and growth opportunities – Proactive management of debt maturity profile and interest rate hedging Active portfolio management – Ongoing capital recycling to maximise returns and fund strategic growth – Deliver development pipeline and value-add activity to further enhance portfolio quality DXI track record Evidence of execution against each portfolio priority Strategy Generate strong risk- adjusted returns from Australian industrial real estate 01 02 03 Proactive forward leasing continues to de-risk the portfolio. In FY26, secured 6% of portfolio income ahead of expiry. Distributions met or exceeded guidance over the last decade2 Occupancy (by income) consistently maintained >98%1 since 2021 Disposal of last non-industrial asset in FY26, repositioning DXI as pure-play industrial REIT Successfully recycled capital into value enhancing acquisitions, Glendenning, Dandenong South and Moorebank Jandakot development pipeline delivering strong yield on cost momentum since acquisition in 2021 Historical gearing maintained at lower end of 30-40% target range Buy-back: 60% of the initial 2.5% target completed3 at an avg. price of $2.42; since increased to 5% Staggered debt maturity profile with no expiries until FY28
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| 2026 Full Year Results7 Outperforms upgraded guidance; active management positions for growth FY26 highlights Strong operating performance › 169,693sqm leasing deals1 › 5.3% like-for-like income growth2 › 21.4% re-leasing spreads › 98.8% occupancy (by income) Outperformed upgraded guidance › FY26 FFO 17.6cps, above initial guidance of 17.3cps which was upgraded to 17.4cps through the year › Outperformance driven by strong leasing outcomes › FY26 distributions 16.6cps Delivering on capital recycling priorities Strategic capital management initiatives › Value-accretive securities buy-back program, doubled to 5%, with 60% of the initial 2.5% target completed5 › Executed a zero-cost hedge book restructure, providing clearer visibility for future earnings; FY27 FFO impact of ($1.4)m › 45,200sqm3 of development completions at 7.0% y i e l d o n c o s t › 54,200sqm3 development activations a t A S C E N D a t J a n d a k o t Balance sheet strength › 31.2% gearing, at the lower end of the 30–40% target range › No debt expiries until FY28 › Balance sheet flexibility retained to fund development pipeline and other growth opportunities Strong development momentum › Pure-play industrial REIT following Brisbane T e c h n o l o g y P a r k d i v e s t m e n t › Strategic acquisitions, delivery of G l e n d e n n i n g r e p o s i t i o n i n g , D a n d e n o n g S o u t h rent reversion and Moorebank leasing progress › Divestment of 83 Rushdale Street, Knoxfield for $14.2m or 4.5% premium to book value4 1. At 100% ownership, stabilised leasing 89,414sqm (or 54,616sqm at DXI ownership) and development leasing 80,279sqm (or 34,547sqm at DXI ownership). | 2. On a face basis (excluding amortisation). On an effective basis (including amortisation), like-for-like income growth was 4.1% for the portfolio. | 3. At 100% ownership, completions of 15,200 at DXI ownership and activations of 18,000 at DXI ownership. DXI's interest in ASCEND at Jandakot is 33.3%. | 4. Contracts exchanged 8 August 2026 for gross consideration of $14.2m. Premium is calculated net of expected settlement adjustments including outstanding incentives. | 5. As at the date of this announcement, 12 August 2026.
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| 2026 Full Year Results8 40% 47% 4%6%3% Higher of “agreed fixed amount” or CPI Fixed review (c. 3% p.a. growth) Market review and other CPI linked review CPI with 3-4% caps 3.7% 13.5% 11.6% 13.4% 8.3% 2.8% 4.4% 2.6% 30 June 202630 June 2025 FY27 FY28 FY29 FY30 FY31 Secure income Secure growing income, enhanced by development Accretive developments 3%+ Embedded growth ~87% linked to fixed reviews with strong i n f l a t i o n p r o t e c t i o n (% by income) Diversified expiry profile – proactive forward l e a s i n g d e - r i s k i n g n e a r t e r m e x p i r i e s1,2 (% by income) 1. At DXI ownership. | 2. Comparative figures exclude BTP. | 3. Includes remaining spend, land and acquisition cost, excludes value-add opportunities. | 4. On committed developments and includes Heads of Agreements. Leased by area increases to ~76% for Jandakot pre-leasing achieved post 30 June 2026. | 5. Committed projects, include land and capitalised interest. 119 diversified tenants 5.2 year WALE (by income) 6.6% avg. committed devt. yield on cost5 $217 million1,3 development pipeline to drive F F O a c c r e t i o n a n d f u r t h e r e n h a n c e g r o w t h $70m active developments1 68% pre-leased4 $m Indicative completions by est. total project cost 98.8% occupancy (by income) Completed Committed Uncommitted FY23 FY24 FY25 FY26 FY27 FY28 FY29 FY30 — 25 50 75 87% >=3% reviews 5.3% like-for-like income growth +3.3% average FY26 rent review ~87% income subject to at least 3% increase 49% linked to CPI
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| 2026 Full Year Results9 Sustainability progress Aligned to Dexus Sustainability Strategy Enable tenants to accelerate the energy transition through solar and battery deployment Integrate climate action initiatives within new developments, with a focus on embodied carbon, renewable energy, water and resource conservation and enhanced resilience Creating local connections and amplifying social impact through DXI assets leveraging Dexus community partnerships Sustainability initiatives Maintained net zero Scope 1 and 2 emissions and 100% renewable electricity for the managed portfolio for FY261 Across DXI assets, over 1.8MW solar capacity, with more than 500kW being progressed at Adelaide Airport Exploring customer energy programs across the DXI portfolio to reduce barriers to renewable energy access and lower energy costs Sustainability ratings and performance 3.0-star average Green Star Performance rating Dexus sustainability strategy DXI focus DXI initiatives 1. Covers Scope 1 and 2 emissions across DXI controlled operations as part of the Dexus managed portfolio, which received limited assurance. Net emissions for the 12 months ended 30 June 2026 include offsets purchased and allocated for retirement during the year and up to the date of this announcement.
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| 2026 Full Year Results10 Financial overview ASCEND at Jandakot WA 02
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| 2026 Full Year Results11 FY26 financial result Funds from operations FY26 FY25 Change Property FFO ($m) 84.3 85.0 (0.8) % Management fees ($m) (8.3) (8.1) 2.8 % Net finance costs ($m) (18.2) (16.3) 11.6 % Tax expense ($m) (1.5) (2.6) (43.6) % Other1 ($m) (0.6) (0.2) n/m FFO ($m) 55.7 57.9 (3.7) % FFO (cents per security) 17.6 18.2 (3.6) % Distributions (cents per security) 16.6 16.4 1.2 % FFO payout ratio (%) 94.4 % 90.0 % 4.4ppt Balance sheet 30 Jun 2026 30 Jun 2025 Change NTA per security2 ($) $ 3.42 $ 3.34 2.4 % Data subject to rounding. 1. Includes share of Jandakot Airport operating business and operating costs. | 2. Calculated as total net assets less goodwill on a look-through basis, divided by total securities on issue. | 3. On a face basis (excluding amortisation). On an effective basis (including amortisation), like-for-like income growth was 4.1% for the portfolio. | 4. Industria Company No. 1 Limited. Strong portfolio like-for-like income growth of 5.3%3, offset by reduced income following the divestment of Brisbane Technology Park (BTP) Predominantly driven by development spend and positive revaluations Driven by higher drawn debt due to incremental development activity and an increase in average cost of debt Decrease due to sale of BTP assets held within the tax paying entity4 FFO outperformed upgraded guidance Predominantly driven by uplift in property valuations Predominantly driven by share of Jandakot corporate costs Year-on-year FFO growth impacted by reduced income from BTP divestment. Guidance outperformance driven by strong leasing outcomes. Distributions delivered in line with guidance
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| 2026 Full Year Results12 Strong capital management enables disciplined i n v e s t m e n t i n value-enhancing opportunities Look-through debt maturity profile (total facility limit) Balance sheet and capital management All metrics are look-through unless stated otherwise. 1. Adjusted for cash and debt in equity accounted investments. 2. Weighted average for the period, inclusive of fees and margins on a drawn basis. 3. Undrawn facilities plus cash. 4. Includes hedging executed post 30 June 2026. 5. Includes $40m (reflecting DXI's ownership) of debt refinanced within the DJAF Jandakot joint venture. Disciplined capital management provides funding capacity and earnings visibility $358 million5 of new and extended facilities were executed at competitive pricing. No maturities until December 2027 Entered into $550 million4 of new hedging, including i n t e r e s t r a t e c a p s t o r e t a i n u p s i d e i f r a t e s f a l l Key metrics 30 Jun 2026 30 Jun 2025 Balance sheet gearing 23.3% 22.1% Look-through gearing1 31.2% 29.0% Cost of debt2 4.9% 4.3% Average maturity of debt 3.6 years 3.3 years Average hedged debt 54% 70% Balance sheet headroom3 $91m $120m Balance sheet interest cover (covenant) 3.8x 5.8x Look-through hedging profile4 Average debt hedged (LHS) - pre-restructure Hedge book restructure (LHS) Weighted average hedge rate (RHS) - pre-restructure Weighted average hedge rate (RHS) - post-restructure FY27 FY28 FY29 FY30 FY31 $—m $100m $200m $300m $400m $500m —% 1.0% 2.0% 3.0% 4.0% 5.0% – 73 166 213 155 199 123 158 93 – 30 June 2026 30 June 2025 FY27 FY28 FY29 FY30 FY31 $0m $100m $200m $300m Post balance date, a zero-cost hedge book restructure was executed, providing clearer visibility over the medium-term interest cost and future earnings profile. Pro forma hedge rates now broadly flat year on year from FY27.
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| 2026 Full Year Results13 Portfolio valuations V a l u a t i o n u p l i f t s s u p p o r t e d b y m a r k e t r e n t g r o w t h and development momentum Property portfolio valuation summary – 30 Jun 2026 30 Jun 2026 book value ($m) Revaluation change ($m) Revaluation change (%) 30 Jun 2026 cap rate (%) Cap rate 12- month mvmt (bps) Total portfolio1,2 $1,529.1 $19.1 1.3% 5.91% — Data subject to rounding. 1. Represents look-through portfolio and excludes leased assets. 2. All 90 properties were independently valued. Amazon, ASCEND at Jandakot, WA Industrial assets continue to attract investor demand, supporting price discovery Rental growth, supported by moderate supply and low vacancy, offset the impact of flat capitalisation rates Jandakot developments supporting valuation upside, reflecting strong Perth market fundamentals
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| 2026 Full Year Results14 Portfolio performance and market dynamics 12 Church Road, Moorebank NSW 03
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| 2026 Full Year Results15 Well-located portfolio supporting organic growth and strong leasing outcomes Portfolio performance 1. At 100% ownership, stabilised leasing 89,414sqm (or 54,616sqm at DXI ownership) and development leasing 80,279sqm (or 34,547sqm at DXI ownership). 2. On a face basis (excluding amortisation). On an effective basis (including amortisation), like-for-like income growth was 4.1% for the portfolio and 3.5% for FY25. 3. Industrial portfolio only. 169,693sqm1 Including 89,414sqm1 stabilised & 80,279sqm1 development pre-leasing Leased across 34 deals 5.3%2 Supported by higher average occupancy and leasing spreads (FY25: 5.9%) Like-for-like income growth +3.3% Contracted and CPI escalations (down on FY25: 3.5%) Average contracted rent reviews +21.4% Expiries support income growth Re-leasing spreads 98.8% Sustained track record of high occupancy (FY25: 99.5%)3 Occupancy (by income) 5.2 years Long lease profile supporting stable income stream (FY25: 5.4 years) WALE (by income) 119 Strong covenant quality; 99.4% rent collection Diverse tenant base 99.9% 100.0% 99.5% 99.5% 98.8% FY22 FY23 FY24 FY25 FY26 Historic industrial occupancy (% by income) A c t i v e l e a s i n g d r i v i n g g r o w t h Secure income base
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| 2026 Full Year Results16 Active management driving leasing outcomes and de-risking recently acquired assets Executing value enhancing strategy Investing in supply constrained markets for long-term rental growth Core-plus: repositioning Core-plus: under-renting Core-plus: lease up Dandenong South, VIC (two adjoining assets) 12 Church Road, Moorebank, NSW Land constrained precinct, with connectivity to major Western Sydney infrastructure and opportunity to reposition into modern logistics facility Repositioned and secured a 5 year pre-lease across site, de-risking the asset while preserving future upside Core South-East Melbourne precinct, 5-year WALE with embedded rental growth and rent reversion upside Acquisition of remaining 50% interest in recently completed development situated in a prime Inner-Southwest infill location Progress › Five of six units leased › Active leasing underway for the remaining vacant unit › Capitalisation rate tightened by 12.5 bps since acquisition, resulting in $3.1m revaluation upside 32 Cox Place, Glendenning, NSW Progress › Repositioned and secured a 5 year pre-lease across site, de-risking the asset while preserving future upside Progress › Renewal above underwrite at 50 Jayco Drive, resulting in reversionary spread of +20.8% Progress › Five of six units leased › Active leasing underway for the remaining vacant unit › Capitalisation rate tightened by 12.5 bps since acquisition, resulting in $3.1m revaluation upside Progress Renewal above underwrite at 50 Jayco Drive, resulting in reversionary spread of +20.8% Progress Five of six units leased Progress Active leasing underway for the remaining vacant unit Capitalisation rate tightened by 12.5 bps since acquisition, resulting in $3.1m revaluation upside
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| 2026 Full Year Results17 Yield on cost:1 6.8% Project cost $5m GLA (sqm at 100%): 4,700 Completion date: May 2026 Yield on cost: 6.4% Project cost $20m GLA (sqm at 100%): 16,400 Completion date: Jun 2026 Strong returns delivered across high-quality completed developments FY26 Jandakot development completions Data subject to rounding. All figures are at DXI ownership unless otherwise stated. Development projects only, excludes value-add opportunities. 1. Estimated yield on cost on a fully leased basis. 2. Includes Heads of Agreements. FY26 completed developments $43m 45,2007.0% Yield on cost: 7.4% Project cost $5m GLA (sqm at 100%): 7,100 Completion date: Sep 2025 Yield on cost:1 7.7% Project cost $12m GLA (sqm at 100%): 17,000 Completion date: Nov 2025 21 Pilatus Street, Jandakot Prime multi-unit facility fully leased 19 Pilatus Street, Jandakot 18 Orion Road, Jandakot Speculative development fully leased to Mogas & Gardner Denver Purpose built temperature controlled facility pre-leased to API 4 Centurion Place, Jandakot High quality warehouse fully leased to freight solutions (Austwide) and stationery (ACCO) companies 100% sqm at 100% $43m total cost4 projects completed 7.0%1 average yield on cost achieved 100% leased2 projects completed average yield on cost achieved1 total cost leased2 4 projects completed
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| 2026 Full Year Results18 South Perth Prime Net Face RentsPerth construction costs Jun-21 Jun-22 Jun-23 Jun-24 Jun-25 Jun-26 100 120 140 160 180 200 220 Total project cost ($m) Yield on cost Completed Committed Uncommitted Yield on completed developments FY23 FY24 FY25 FY26 FY27 FY28 FY29 FY30 — 10 20 30 40 50 60 70 80 90 100 3% 4% 5% 6% 7% 8% Indicative completions $217m development pipeline 6.6% avg. yield on cost on committed pipeline Jandakot development pipeline 16.2% CAGR 7.0% CAGR Since Jandakot acquisition, South Perth rents have grown well ahead of construction costs Supports increase in yields on cost and FFO accretion; estimated $217m pipeline2 well positioned for strong performance Spreads between market rents and development costs support positive outlook 1. Source: RLB Tender Price Index, Cushman & Wakefield Research. 2. At DXI ownership. Development projects only, excludes value-add opportunities. Completed projects $132m completed across 12 projects, yield on cost increase to >7% in FY26 Index (cumulative growth)1
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| 2026 Full Year Results19 Development pipeline to drive FFO growth Jandakot pipeline to underpin future growth All figures are at DXI ownership unless otherwise stated. Development projects only, excludes value-add opportunities. 1. Yield on cost includes cost of land, downtime, capitalised interest and income earned through development in the denominator. Target yield on cost is 6.25%+, with recent projects exceeding target returns. 2. Incremental yield on cost excludes land acquisition and associated transaction costs which were fully funded on acquisition. 3. On committed developments and includes Heads of Agreements. Leased by area increases to ~76% for Jandakot pre-leasing achieved post 30 June 2026. Indicative project timing Site Estimated project cost Remaining Spend Estimated yield on cost1 Incremental yield on cost2 Leased by area %3 FY27 FY28 FY29 FY30 1H 2H 1H 2H 1H 2H 1H 2H 10 Centurion Place $33m $7m 6.7% 8.1% 100% Site 500, Cnr Berrigan Drive & Spartan Street $2m $1m 6.9% 9.1% 62% Site 214 $13m $6m 6.8% 8.7% —% Site 10E, Marriott Road $5m $3m 6.5% 8.5% 100% 25 Centurion Place - 20 yr govt covenant $17m $11m 6.0% 7.0% 100% Total committed pipeline $70m $27m 6.6% 8.0% 68% Total uncommitted pipeline $147m $114m 6.25%+ 8.5% n.a Total development pipeline $217m $141m Future estimated $217 million development pipeline
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| 2026 Full Year Results20 Pre-committed Speculative 1Q20 - 3Q22 4Q22 - 1Q25 2Q25 - 1Q26 Cumulative Index (start 2026 = 100)100 105.5 111.1 117.5 100 104.4 107.3 110.1 Capital city range WT weighted average CPI Start 2026 2026F 2027F 2028F 95 100 105 110 115 120 125 Source: JLL Research; WT, Australian Construction Market Conditions Report, Jun-26; Dexus Research. $136 $210 $260 $— $100 $200 $300 Passing Market Economic New supply requires higher rents Speculative starts are moderating Development costs are set to rise -23% Speculative supply boom Starts moderating 5% 7% 7% 7% 2026 2027 2028 2029 —% 2% 4% 6% 8% +208% data-centre commencements in 2025 2032 Olympics-driven capacity pressure from 2027 Illustrative NSW development economics ($/sqm) National construction starts Tender-price escalation forecast (%) Moderating supply supports the outlook for DXI’s existing portfolio, while the $217m development pipeline offers a hard-to-replicate pathway to accretive growth Data-centre, infrastructure and Olympic investment place additional pressure on land, labour and specialist trades 23% premium Supply response Rising development hurdle Moderating supply supports stronger market fundamentals Market rents remain below development feasibility; while elevated costs constrain new supply $232 $164 $171 $155 $152 $330 $268 $311 $282 $289 Prime market rent Economic rent $— $100 $200 $300 Sydney Brisbane Melbourne Perth Adelaide New supply requires higher rents +48% +52% +63% +47% Construction costs are forecast to compound faster than CPI A materially higher development cost base reduces the prospect of a rapid recovering in new supply, creating more supportive conditions for occupancy, rents and incentives Speculative starts are moderating Committed develoments-23% -51%
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| 2026 Full Year Results21 1-3 WesTrac Drive, Tomago NSW Summary 04
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| 2026 Full Year Results22 1. Based on the closing security price as at 7 August 2026. 2. At DXI ownership. 3. Tax deferred distributions for FY26. Represents the proportionate share of FY26 tax-deferred distributions as a percentage of total distributions, excluding capital gains and company dividends. Franked distributions were 2.0 cps for FY26. The tax-deferred proportion may be lower in the near term as IC1 increases franked distributions. Historical percentages are not indicative of future outcomes. High quality industrial offering secure income with growth, at an attractive price entry point A compelling investment opportunity ~28.7% NTA discount1 Prime real estate Well located, high-quality portfolio Market support Transaction evidence supports portfolio carrying value Below underlying asset value $217m2 pipeline Accretive development pipeline provides clear pathway to growth Organic income growth Attractive 3%+ contracted increases, with further upside as leases reset Capital management Low gearing and restructured hedging provide capacity and clearer visibility for future earnings ~6.8% yield1 Attractive low-risk income return Paid quarterly Steady predictable income Tax effective ~32% tax-deferred distributions and 2.0 cps franking credits3 Compelling value Quality industrial real estate below asset valueMultiple pathways to grow earnings and value Embedded growthAttractive income Secure income backed by resilient portfolio
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| 2026 Full Year Results23 Outlook and guidance Well placed to generate organic income growth from attractive contracted rental escalators, with staggered expiry profile providing potential reversion upside Demonstrated momentum in activating high-quality developments. Committed projects on track to deliver 6.6% yield on cost vs 6.25%+1 target supporting long-term growth Barring unforeseen circumstances, DXI expects to deliver FY27 FFO guidance of 17.0cps2 and distributions of 16.6cps2 1. Development cost includes land and capitalised interest. Target yield on cost is 6.25%+, with recent projects exceeding target returns. 2. Based on property income growth supported by contracted rental increases, leasing progress at Moorebank, the contribution from DXI’s active securities buy-back, contracted transactions and current interest rate expectations. 140 Sharps Road, Tullamarine Continue disciplined capital allocation including the value accretive securities buy-back, which was recently increased to 5% of securities on issue Zero-cost hedge restructure providing clearer visibility over the Fund's medium-term interest cost and future earnings profile Zero-cost hedge restructure providing a clearer FFO growth pathway3. Positioned to support sustainable distribution growth over the medium term. [Continue disciplined capital allocation including the value accretive securities buy-back]. The recently upsized 5% buy-back program is ongoing, with 60% of initial 2.5% target securities acquired to date2 1. Development cost includes land and capitalised interest. Target yield on cost is 6.25%+, with recent projects exceeding target returns. 2. As at the date of this announcement, 12 August 2026. 3. Absent the ($1.4)m FY27 impact of the hedge restructure, FY27 FFO would have been broadly in line with FY26. 4. Based on property income growth supported by contracted rental increases, leasing progress at Moorebank, the contribution from DXI’s active securities buy-back, contracted transactions and current interest rate expectations.
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| 2026 Full Year Results24 8 Centurion Place, ASCEND at Jandakot, WA Appendices 05
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| 2026 Full Year Results25 16% 4% 3% 3% 3% 3% 2% 2% 2% 2% Industrial tenant profile Diversified tenant base underpinning secure cash flows Diversified tenant base across range of sectors Top 10 tenants account for 40% of portfolio income (% of DXI income) (% of DXI income) Remaining tenants representing 60% of portfolio income include: 21% 16% 22% 14% 11% 2% 14% Wholesale trade Construction Manufacturing Retail trade Third-party logistics (3PL)Logistics - other Other
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| 2026 Full Year Results26 Transactions Property Price ($m) Interest % Settlement Acquisitions 32 Cox Place, Glendenning NSW 40.0 100 % 11 Jul 2025 15-31 Americain Way, Dandenong South VIC 31.5 100 % 31 Oct 2025 50 Jayco, Dandenong South VIC 16.0 100 % 31 Oct 2025 12 Church Road, Moorebank NSW 1 49.6 50 % 9 Feb 2026 Total Acquisitions 137.1 Divestments Brisbane Technology Park (BTP) QLD2 155.7 100 % 29 Aug-25 & 6 Nov-25 Total Divestments 155.7 1. Acquired the remaining 50% interest in 12 Church Road, Moorebank consolidating ownership to 100% of the asset. 2. BTP settled across two tranches: 11 of the 13 assets settled on 2 9 A u g u s t 2 0 2 5 for a net price of $110.9m and the remaining two assets on 6 N o v e m b e r 2 0 2 5 for a net price of $44.8m.
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| 2026 Full Year Results27 Developments and value-add Development projects - Jandakot Building area (sqm at 100%) Building area (sqm at DXI ownership) Leased by area % Development status Est. project costs1 Remaining spend1 Est. yield on cost2 Est. final completion Completed development projects 19 Pilatus Street 7,100 2,400 100 % Completed $5m — 7.4 % Sep 2025 21 Pilatus Street3 17,000 5,700 100 % Completed $12m — 7.7 % Nov 2025 18 Orion Road 4,700 1,600 100 % Completed $5m — 6.8 % May 2026 4 Centurion Place3 16,400 5,500 100 % Completed $20m — 6.4 % Jun 2026 Total completed developments 45,200 15,200 100 % $43m — 7.0 % Committed development projects4 10 Centurion Place 22,700 7,600 100 % Construction $33m $7m 6.7 % Early FY27 Site 500, Cnr Berrigan Drive & Spartan Street 1,800 600 62 % Construction $2m $1m 6.9 % Early FY27 Site 214 16,600 5,500 — % Construction $13m $6m 6.8 % Mid FY27 Site 10E, Marriott Road 4,900 1,600 100 % Construction $5m $3m 6.5 % Late FY27 25 Centurion Place 8,200 2,700 100 % Construction $17m $11m 6.0 % Mid FY28 Total committed developments3 54,200 18,000 68.1 % $70m $27m 6.6 % Uncommitted development projects4 ASCEND at Jandakot WA 165,200 55,000 n.a Pre-DA c. $147m c. $114m 6.25%+ By FY30 Total remaining development pipeline c. 219,000 c. 73,000 c. $217m $141m Data subject to rounding. 1. Reflects costs at DXI ownership. | 2. Yield on cost calculation includes cost of land, downtime, capitalised interest and income earned through development in the denominator. | 3. 21 Pilatus Street and 4 Centurion Place includes Heads of Agreements for one tenant. Committed development projects at ASCEND at Jandakot includes Heads of Agreement. | 4. Figures are indicative and subject to relevant planning approvals and leasing commitment outcomes. Project cost and remaining spend estimates are presented on a rounded basis. | 5. Includes cost of land and refurbishment. Completed value-add projects Building area (sqm at 100%) Building area (sqm at DXI ownership) Leased by area % Development status Est. project costs1 Remaining spend1 Est. yield on cost2 Final completion 32 Cox Place, Glendenning NSW 5 10,000 10,000 100 % Completed c. $53m — c. 5.3 % June-26
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| 2026 Full Year Results28 Valuations Property Occupancy by income (%) Book value ($m) Reval gain/(loss) ($m) Cap rate (%) Cap rate mvmt (bps) 80-96 South Park Drive, Dandenong South VIC 100 % 43.3 (1.7) 6.00 % 25 15-31 Americain Way, Dandenong South VIC 100 % 31.5 (2.2) 6.00 % n.a. 50 Jayco Drive, Dandenong South VIC 100 % 16.0 (1.1) 6.00 % n.a. 45-55 O'Briens Road, Corio VIC 100 % 35.1 (0.4) 6.50 % 12 34 Australis Drive, Derrimut VIC 100 % 48.2 0.8 6.00 % — 1 West Park Drive, Derrimut VIC 100 % 19.0 (0.3) 6.00 % — 89 West Park Drive, Derrimut VIC 100 % 33.5 1.8 6.00 % — 13 Ricky Way & 10 Jersey Drive, Epping VIC 100 % 25.1 0.3 5.75 % — 350 & 356 Cooper Street, Epping VIC 100 % 28.3 0.5 6.25 % 13 81-83 Rushdale Street, Knoxfield VIC 100 % 13.3 (0.9) 6.00 % 38 137-147 Fitzgerald Road, Laverton North VIC 100 % 25.0 — 6.75 % 25 78 Henderson Road, Rowville VIC 100 % 22.8 (1.8) 6.00 % 25 2 Maker Place, Truganina VIC 100 % 71.0 1.8 6.00 % 25 140 Sharps Road, Tullamarine VIC 100 % 11.0 (3.9) 6.25 % 38 32 Cox Place, Glendenning NSW 100 % 49.9 — 5.25 % n.a. 12 Church Road, Moorebank NSW 1 82 % 105.0 3.1 5.13 % (13) 1-3 WesTrac Drive, Tomago NSW 100 % 270.0 (0.1) 6.13 % 13 9 Boron Street, Narangba QLD 100 % 40.0 1.7 6.50 % (13) 60 Grindle Road, Wacol QLD 100 % 23.1 0.7 7.25 % — 1. As at 3 0 J u n e 2 0 2 6, DXI's interest in Moorebank is 100%
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| 2026 Full Year Results29 Valuations (cont’d) Data subject to rounding. | 1. As at 3 0 J u n e 2 0 2 6, DXI's interest in ASCEND at Jandakot is 33.3% Property Occupancy by income (%) Book value ($m) Reval gain/(loss) ($m) Cap rate (%) Cap rate mvmt (bps) 5 Butler Boulevard, Adelaide Airport SA 100 % 23.0 0.7 6.75 % (25) 5b Butler Boulevard, Adelaide Airport SA 100 % 15.0 (0.3) 6.75 % — 18-20 Butler Boulevard, Adelaide Airport SA 100 % 10.0 (0.7) 6.75 % — 20-22 Butler Boulevard, Adelaide Airport SA 100 % 17.3 0.3 6.75 % — ASCEND at Jandakot WA – stabilised portfolio 1 100 % 467.9 22.3 5.63 % — ASCEND at Jandakot WA – development 1 n.a. 85.1 (1.4) n.a. n.a. Total Portfolio 98.8 % 1,529.1 19.1 5.91 % — bps
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| 2026 Full Year Results30 Profit & loss and FFO reconciliation Direct investments (100% owned) Joint ventures1 Total portfolio $’000 FY26 FY25 FY26 FY25 FY26 FY25 Property revenue 68,707 74,482 38,308 33,487 107,015 107,969 Property expenses (13,724) (14,953) (8,970) (7,978) (22,694) (22,931) Property FFO 54,983 59,529 29,338 25,509 84,321 85,038 Management fees (5,848) (5,891) (2,480) (2,213) (8,328) (8,104) Net finance costs (14,300) (12,955) (3,873) (3,329) (18,173) (16,284) Tax expense (53) (1,276) (1,436) (1,362) (1,489) (2,638) Other net (expense)/income (1,196) (1,092) 561 931 (635) (161) FFO 33,586 38,315 22,110 19,536 55,696 57,851 Net fair value gain/(loss) on investment properties (3,374) (6,497) 27,672 47,358 24,298 40,861 Net fair value gain/(loss) on derivatives 3,055 (6,846) 110 (3,934) 3,165 (10,780) Incentive amortisation (4,392) (5,561) (2,042) (886) (6,434) (6,447) Rent straight-line 1,010 1,506 560 412 1,570 1,918 Non-FFO tax benefit/(expense) (1,006) 2,378 (1,225) 408 (2,231) 2,786 Debt modification expense (720) (1,158) (197) (197) (917) (1,355) Rental guarantees, coupon income and other (11) 200 (711) (841) (722) (641) Profit for the year 28,148 22,337 46,277 61,856 74,425 84,193 1. Includes investment in Jandakot City Holdings Trust, Jandakot Airport Holdings Trust, Dexus Moorebank Trust (1 July 2025-8 February 2026) and Dexus Mamre Road Trust.
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| 2026 Full Year Results31 Interest reconciliation $’000 FY26 FY25 Total statutory finance costs 16,724 15,742 Less: Debt modification (720) (1,158) Add: Finance costs attributable to investments accounted for using the equity method 4,192 3,784 Less: Interest expense on lease liability (1,475) (1,495) Finance costs for FFO1 18,721 16,873 Add: Capitalised interest 3,578 1,792 Finance costs for cost of debt purpose 22,299 18,665 1. Excludes look-through interest revenue of $0.5m (FY25: $0.6m).
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| 2026 Full Year Results32 Balance sheet and gearing $’000 30 Jun 2026 30 Jun 2025 Cash and cash equivalents 7,482 19,892 Investment properties1 1,529,125 1,463,834 Finance lease receivable2 73,173 67,141 Goodwill 11,557 11,557 Plant & equipment3 19,050 18,200 Derivatives 4,202 2,087 Other assets 49,532 49,753 Total assets 1,694,121 1,632,464 Borrowings4 (505,946) (450,818) Distributions payable (12,968) (13,008) Derivatives (678) (2,028) Other liabilities (94,020) (96,472) Total liabilities (613,612) (562,326) Net assets 1,080,509 1,070,138 Stapled securities on issue (thousands) 312,486 317,270 NTA per security ($)5 $3.42 $3.34 $’000 30 Jun 2026 30 Jun 2025 Balance sheet gearing Drawn debt 337,000 313,750 Total tangible assets 1,446,350 1,417,883 Balance sheet gearing (%) 23.3 % 22.1 % Look-through gearing6 Drawn debt less cash 503,712 450,269 Total tangible assets less cash 1,613,062 1,554,401 Look-through gearing (%) 31.2 % 29.0 % 1. Excludes leased assets. | 2. Represents DXI’s ownership interest in assets within JAHT that derive ground rent property revenue. | 3. Jandakot airport plant and equipment, net of depreciation. | 4. Net of debt modification and capitalised borrowing costs. | 5. Calculated as total net assets less goodwill on a look-through basis, divided by total securities on issue. | 6. Adjusted for debt in equity accounted investments. Look-through balance sheet Gearing
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| 2026 Full Year Results33 Book value reconciliation Direct investments (100% owned) Joint ventures1 Total portfolio $’000 30 Jun 2026 30 Jun 2025 30 Jun 2026 30 Jun 2025 30 Jun 2026 30 Jun 2025 Investment properties 976,200 929,381 — — 976,200 929,381 Investments accounted for using the equity method — — 552,925 534,453 552,925 534,453 Property portfolio2 976,200 929,381 552,925 534,453 1,529,125 1,463,834 Finance lease receivable3 — — 73,173 67,141 73,173 67,141 Investment portfolio 976,200 929,381 626,098 601,594 1,602,298 1,530,975 1. Includes investment in Jandakot City Holdings Trust, Jandakot Airport Holdings Trust and Dexus Moorebank Trust (1 July 2025-8 February 2026). 2. Excludes all leased assets. 3. Represents DXI’s ownership interest in assets within JAHT that derive ground rent property revenue.
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| 2026 Full Year Results34 1. Includes hedging executed post 3 0 J u n e 2 0 2 6. 2. Excludes future funding requirements. 296 270 230 186 94 4.6% 4.3% 4.2% 4.2% 4.1% Average debt hedged (LHS) Weighted average hedge rate (RHS) FY27 FY28 FY29 FY30 FY31 $m $100m $200m $300m $400m $500m —% 1.0% 2.0% 3.0% 4.0% 5.0% Post restructure interest rate hedging profile Balance sheet1 Look-through1 $294m $306m $254m 3.7% 4.0% 4.5% Average debt hedged (LHS)Weighted average hedge rate excluding margin (RHS) FY27 FY28 FY29 $—m $100m $200m $300m $400m —% 1.0% 2.0% 3.0% 4.0% 5.0% 88% 53%59% 58% 60% 50% Average debt hedged as % of 3 0 J u n e 2 0 2 6 total debt2 Average debt hedged as % of 3 0 J u n e 2 0 2 6 total debt1 80% 68% 55% 28% Average debt hedged as % of 3 0 J u n e 2 0 2 6 total debt2 77% 71% 60% 37% 18% 392 360 306 186 94 4.3% 4.1% 4.3% 4.2% 4.1% Average debt hedged (LHS)Weighted average hedge rate (RHS) FY27 FY28 FY29 FY30 FY31 $m $100m $200m $300m $400m $500m —% 1.0% 2.0% 3.0% 4.0% 5.0%
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| 2026 Full Year Results35 Glossary 100% ownership The figure is presented on a 100% ownership basis for properties that are not wholly owned. As at 30 June 2026, DXI's interest in ASCEND Jandakot is 33.3%. Cap rate The rate at which the annual net income from an investment is capitalised to ascertain its capital value at a given date. Cents per security (cps) The measure used to express FFO or distributions for each unit owned by a security holder. Cost of debt The average interest rate paid across all borrowings, including fees and margins. Distribution yield (%) Annual distributions expressed as a percentage of the current security price. Funds from Operations (FFO) FFO is in line with Property Council of Australia definition and comprises profit after tax attributable to stapled security holders, calculated in accordance with Australian Accounting Standards and adjusted for: property revaluations, derivative mark-to-market impacts, amortisation of leasing costs and incentives, straight-line rent adjustments, non-FFO tax expenses, certain transaction costs, one-off significant items, movements in right-of-use assets and lease liabilities, rental guarantees and coupon income. FFO Payout ratio (%) Percentage of FFO that is distributed to security holders. Infill market Land constrained urban area where new supply is limited. Gearing Balance sheet gearing is represented by drawn debt divided by total tangible assets. Look-through gearing is represented by drawn debt divided by total tangible assets, both adjusted for cash and debt in equity accounted investments. Gross lettable area (GLA) Total floor space available to lease, in square metres. Leasing spread (%) The percentage difference between the new rent vs old rent on the same space. Like-for-like income growth Rental income growth across properties held throughout both periods, excluding developments, acquisitions or disposals. Look-through basis A reporting approach that consolidates the Fund's proportional ownership in joint ventures, as if they were owned directly. Net Tangible Assets (NTA) per share Calculated as total net assets less goodwill on a look-through basis, divided by total securities on issue. Occupancy (%) Percentage of portfolio that is leased, measured by income or by area. Portfolio value The value of all investment properties and investments accounted for using the equity method and excludes cash and other assets. Rent review A scheduled rent increase built into a lease. Can be fixed, CPI-linked, market review or another agreed methodology. Weighted Average Lease Expiry (WALE) A measure in years of the average term to expiry of in-place rent. Includes vacancies. Yield on cost (%) The stabilised net income generated by a project expressed as a percentage of total project cost.
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| 2026 Full Year Results36 Important information Dexus Asset Management Limited (ACN 080 674 479, AFSL 237500) ("Responsible Entity") is the responsible entity of the registered schemes of Dexus Industria REIT (ASX:DXI) (“DXI” or “Fund”). The Responsible Entity and Industria Company No. 1 Limited (ACN 010 794 957) (“IC1”) together issue the stapled securities in the Fund. The Fund comprises 4 registered schemes, Industria Trust No. 1 (ARSN 125 862 875), Industria Trust No. 2 (ARSN 125 862 491), Industria Trust No. 3 (ARSN 166 150 938) and Industria Trust No. 4 (ARSN 166 163 186), and a company, IC1. The Responsible Entity is a wholly owned subsidiary of Dexus (ASX: DXS). This document has been prepared for informational purposes only and is not an offer, solicitation, or invitation to invest in the Fund. The information in this document, including, without limitation, any forward-looking statements or opinions (“Information”), has been prepared based on currently available information and may be subject to change without notice. Any forward-looking statements or opinions are based on estimates and assumptions related to conditions such as future business, economic, market, political, social or other conditions, that are inherently subject to significant uncertainties and risks. Actual results may differ materially from those predicted or implied by any forward-looking statements or opinions for a range of reasons. While care has been taken in the preparation of this document, the Responsible Entity, IC1, Dexus, their related bodies corporate and their officers, employees and advisers make no representation or warranty, express or implied, as to the currency, accuracy, reliability or completeness of the Information. The Information should not be considered to be comprehensive or to comprise all the information which an investor or potential investor may require in order to determine whether to invest or deal in stapled securities in the Fund. Before acquiring or to continuing to hold stapled securities in the Fund, investors should consider information about the Fund in periodic and continuous disclosure materials (“Disclosure Materials”). The Disclosure Materials contain important information, and it is important that investors read the Disclosure Materials before making an investment decision about the Fund. The Disclosure Materials are available from the Responsible Entity by visiting www.dexus.com/dxi, by emailing ir@dexus.com or by phoning +612 9017 1330. This document has been prepared for the purpose of providing general information, without taking account of any particular investor’s objectives, financial situation or needs. Investors should, before making any investment decisions, consider the appropriateness of the information in this document, and seek professional advice, having regard to their objectives, financial situation and needs. The repayment and performance of an investment in the Fund (including any particular rate of return referred to in this document) is not guaranteed by the Responsible Entity, IC1, Dexus, any of their related bodies corporate or any of their officers, employees and advisers. This investment is subject to investment risk, including possible delays in repayment and loss of income and principal invested. P a s t p e r f o r m a n c e i s n o t a r e l i a b l e i n d i c a t o r o f f u t u r e p e r f o r m a n c e . All currency figures are expressed in Australian dollars (AUD) unless otherwise specified. This document may not be distributed to any person in any jurisdiction outside Australia where it would be contrary to applicable laws, regulations or directives. Due to rounding, any numbers presented throughout this presentation may not add up precisely to the totals provided and percentages may not precisely reflect the absolute figures.