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COMPANY PRESENTATION 30 June 2026 REGULATED INFORMATION
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We offer more than just a place to live. We provide our tenants with a place to build their lives in properties that shape vibrant communities. It is our explicit ambition to be the “landlord of choice” for tenants. 2/09/2026 2© Home Invest Belgium Landlord of choice
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2/09/2026 3© Home Invest Belgium Topics 1. Company profile 2. Real estate portfolio 30 June 2026 3. Key activities 1H 2026 4. Financial results 1H 2026 5. HOMI share 6. Outlook
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Company profile
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5 Home Invest Belgium (HOMI) at a glance Listed Belgian REIT − Number 1 owner and manager of residential properties in Belgium − Listed on Euronext Brussels since 1999 − A specialist with 25+ years of experience… − … and 25+ years of consecutive dividend growth − Over 50 dedicated professionals − HQ in Brussels € 387 mio market capitalisation As on 30 June 2026 Group Van Overstraeten 30,3% AXA Belgium SA 16,8 Mr & Ms Van Overtveldt - de Frahan 3,1% Own shares 1,4% Free float 48,3%
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6 Home Invest Belgium (HOMI) at a glance Residential real estate • Biggest sector within the real estate market with a need for professionalization • Limited impact from business cycles on the letting market • Limited impact from disruption • Responds to the primary human need for housing Specialist • In-house team of over 50 dedicated real estate professionals • Top of mind with other market participants (sellers buyers brokers innovators …) In-house development team • Assures a constant pipeline for growth • Higher yields obtained thanks to internalization of development margin • Apartment design and quality standards geared to the tenant market • Built from the long-term perspective of an end investor Long term debt funding • Well diversified funding sources from 7 financial institutions and good access to debt capital markets • Long term funding with a high proportion of fixed interest rates (76.7% fixed rates with a remaining average duration of 3.6 years) Strong shareholder returns • Strong track record of dividend growth • Strong track record of NAV growth • Supported by stable reference shareholders
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Real estate portfolio 30 June 2026
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€ 0m € 200m € 400m € 600m € 800m € 1000m € 1200m 1H 2026 2025 2024 2023 2022 2021 2020 2019 2018 2017 2016 2015 2014 2013 2012 2011 2010 2009 2008 2007 2006 2005 2004 2003 2002 2001 2000 1999 8 Strong growth track € 983 million portfolio value
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9 Specialist in residential real estate > 90% of the portfolio is residential real estate 6,4% 85,3% 0,5% Nursing homes Houses Tourism 5,0% 2,9% 92,1% Retail Offices Residential
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10 Located in Belgium (92%) & The Netherlands (8%) With a strong presence in the Brussels Capital Region (>70% of the portfolio) Brussels Capital Region 70,7% Walloon Region 9,6% Flemish Region 11,3% The Netherlands 8,3%
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− Brussels the Capital of Europe − 1.2 mio inhabitants − Strong population growth(1) − 0.7% annual growth over the past decade … − … compared to 0.5% outside Brussels 11 Strong presence in the Brussels Capital Region − The biggest tenant market in Belgium − High proportion of tenants vs. owner- occupied − 60% tenants in Brussels − compared to 30% outside Brussels 60% 40% Brussels Tenants Owner-occupied 30% 70% Belgium (outside Brussels) Tenants Owner-occupied(1) Statbel : Period 1-1-2013 to 1-1-2024
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70% 74% 77% 84% 40% 45% 50% 55% 60% 65% 70% 75% 80% 85% 90% 1990 2018 2030e 2050e 12 Supporting megatrends in housing Urbanisation % of Europeans living in cities (1) Decreasing household sizes Ageing population The share of 65+ in Belgium’s population will increase from 20% in 2022 to 25% in 2050 (2) 0-19 20-64 65+ 80+ 0-19 20-64 65+ 80+ 22% 58% 20% 6% 20% 55% 25% 10% 2022 2050 (2) European Commission : 2024 Ageing Report (1) United Nations
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13 Young and sustainable portfolio More than 50% of the portfolio is younger than 10 years. Age of the portfolio Younger than 10 years > 50% of the portfolio Younger than 20 years > 80% of the portfolio
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14 Compared to an outdated housing stock on the market Only 7% of the Brussels’ housing stock is younger than 40 years. This means there is a huge need and potential for new housing.
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2/09/2026 15© Home Invest Belgium Strong energy performance 254 kWh/m²/year Average primary energy consumption of housing units in the Brussels Capital Region 100 kWh/m²/year Target for all housing units in the Brussels Capital Region by the year 2050 95 kWh/m²/year Average primary energy consumption of the portfolio’s housing units per 30/06/2026 <100 kWh/m²/year Target primary energy consumption of the portfolio’s housing units by 31/12/2026 − Current situation in the Brussels Capital Region housing market* − Only 19% of housing units < 150 kWh/m²/year − Only 7% of housing units < 95 kWh/m²/year − Legal decrees define that all housing units should be − < 275 kWh/m²/year by 2033 − < 150 kWh/m²/year by 2045 Brussels Capital RegionHome Invest Belgium portfolio * Source: Bruxelles Environnement, "Certification PEB des habitations individuelles" (données 2024)
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Key activities in 1H 2026
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2/09/2026 17© Home Invest Belgium Progress of Jardin Leopold Jardin Leopold – Laeken (Brussels) − A new built residential project with : - 56 housing units − 23 parking spaces − Very energy efficient building : − A target primary energy consumption below 45 kWh/m²/year (EPC A label) − Great location: − Near the centre of Brussels and easily accessible − The project is expected to be delivered by Q1 2027
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Giotto – Evere (Brussels) ⁃ Renovation of the building Giotto: ⁃ 85 housing units ⁃ 86 parking spaces ⁃ Building from 2005 ⁃ Has been in the portfolio for over 20 years ⁃ Improvement of the building’s energy performance and the living comfort for its tenants ⁃ Expected average primary energy consumption of 86 kWh/m²/yr after renovation (= 39% energy reduction) ⁃ The renovation works are expected to be delivered in Q3 2027 18 Renovation of Giotto
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Charles Woeste – Jette (Brussels) - Renovation of the building Charles Woeste: - 92 housing units - 30 parking spaces - Building from the 1980s - Has been in the portfolio for over 20 years - Renovation delivered in Q1 2026 - Average primary energy consumption of 86 kWh/m²/yr after renovation (= 29% energy reduction) - Already 90% of the housing units are let 19 Renovation of Charles Woeste
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Social and affordable housing project in Flanders (Turnhout) − 92 housing units − 56 units long term term lease of 27 years with Woonboog for social rental housing − 36 units regulated rental housing in the affordable segment - A favourable average primary energy consumption of 51 kWh/m²/year - Flanders has approximately 178,000 social housing units. In addition, there is a waiting list of approximately 187,000 prospective tenants waiting for social housing. - The average waiting time to be allocated to a social house in Flanders is 4.8 years 20 Social and affordable housing project
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21 Development pipeline Name City # housing units Delivery date (expected) Total cost (expected) Remaining CAPEX still to be spent Jardin Leopold Laeken (Brussels) 56 Q1 2027 € 18 mio € 7 mio Total 56 € 18 mio € 7 mio Pipeline (renovation of existing buildings within the portfolio) Name City # housing units Delivery date (expected) Total cost (expected) Remaining CAPEX still to be spent Giotto Evere (Brussels) 85 Q3 2027 € 8 mio € 8 mio Total 85 € 8 mio € 8 mio Pipeline (with building permit)
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− Agreement signed in Q2 2025 − Between Cityforward and HOMI for the redevelopment of a property portfolio consisting of 17 obsolete buildings occupied by the European Commission to a new vibrant European quarter. − Cityforward will focus on the development of the offices; − HOMI will focus on the development of the residential part (including retail and public facilities). − Development program with potential for +/- 70 000 m² residential retail and public facilities − Project with a timeframe of 7-9 years − HOMI made an advance payment of € 50 mio (with a capitalising remuneration of 8.6%) − Total estimated investment amounts to approx. € 280 mio − Expected gross yield of approx. 5.0% 22 Cityforward
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Strong letting activities in 1H 2026 Lfl (like-for-like) rental growth of 2.9% in 1H 2026 (year-on-year). High occupancy rate Average occupancy rate(1) in 1H 2026: 23 Letting activities and occupancy rate Occupancy rate 1H 2026 98.3% 1H 2025 98.3% 1H 2024 98.3% 1H 2023 98.4% 1H 2022 98.3% (1) The occupancy rate is calculated excluding (i) buildings being renovated (ii) buildings being commercialized for the first time and (iii) buildings being sold.
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− 25 January 2013: HOMI acquired the building rights relating to the buildings CV9, CV10, CV18a and CV18b in Louvain la Neuve. − Agreement reached in June 2026 for: − building CV18a, right in rem extended for a period of 6 years; − buildings CV10, CV18b, a new right in rem granted for a period of 99 years; − building CV9, the right in rem will not be extended. − HOMI retains contractual rents amounting to € 3.6 million on an annual basis 24 Agreement on the extension of the rights in rem in Louvain la Neuve with UCL
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Financial results 1H 2026
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26 Key figures Consolidated income statement (in € k) 1H 2026 1H 2025 Δ Y-o-Y % growth Net rental result 21 657 18 282 3 375 +18.5% Property result 19 255 15 877 3 378 +21.3% (-) Property costs -2 057 - 1 845 (-) General costs and other operating income -1 791 -1 610 Operating result before result on the portfolio (=EBIT) 15 407 12 422 2 985 +24.0% Operating margin (% of Net rental result) 71.1% 67.9% (+/-) Result on the disposal of investment properties 471 4 691 (+/-) Changes in the fair value of investment properties 7 370 10 354 (+/-) Other portfolio result -354 -478 Operating result 22 893 26 989 (-) Financial result (excl. changes in fair value of financial assets and liabilities) -4 328 -2 813 (+/-) Changes in fair value of financial assets and liabilities -585 -1 878 (+/-) Share in the profit of associates and joint ventures o/w share in EPRA earnings o/w share in changes in fair value of investment properties and financial assets and liabilities 1 349 450 899 1 053 759 294 (-) Taxes -200 -163 Net result (group share) 19 129 23 189
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27 Key figures EPRA earnings (in € k) 1H 2026 1H 2025 Δ Y-o-Y % growth Net result (group share) 19 129 23 189 (-) Portfolio result -7 486 -14 567 (-) Changes in fair value of financial assets and liabilities +585 +1 878 (-) Non-EPRA elements of the share in the result of associates and joint ventures -580 -294 EPRA earnings (1) 11 647 10 205 1 442 +14.1% (1) EPRA earnings are defined as the net result excluding (i) the portfolio result (ii) the changes in the fair value of financial assets and liabilities and (iii) the non-EPRA elements of the share in the result of associated companies and joint ventures. This term is used in accordance with the Best Practices Recommendations of EPRA. (2) The weighted average number of shares is calculated excluding own shares. Per share results (in €) 1H 2026 1H 2025 Δ Y-o-Y % growth Weighted average number of shares (2) 19 903 496 19 982 868 Net result per share 0.96 1.16 EPRA earnings per share 0.59 0.51 0.07 +14.6%
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28 Key figures Consolidated balance sheet (in € k) 30/06/2026 31/12/2025 Δ Y-o-Y % growth Total assets 1 004 603 987 481 17 122 1.7% Shareholders’ equity 512 232 518 818 3 586 -0.7% Debt ratio (RECC-Act) (1) 48.76% 48.14% Debt ratio (IFRS) (2) 48.00% 47.33% (1) The debt ratio (RREC-Act) is calculated according to the RREC-Act . This means that for the sole purpose of calculating the debt ratio the share in associated companies and joint ventures are accounted for proportional consolidation method. (2) The debt ratio (IFRS) is calculated in the same way as the debt ratio (RREC-Act) but based on the IFRS consolidated balance sheet with the share in associated companies and joint ventures accounted for using the equity method. (3) The total number of shares outstanding is calculated excluding own shares. (4) IFRS NAV per share = Net Asset Value per share according to IFRS. (5) EPRA NTA per share = Net Asset Value per share according to EPRA Best Practices Recommendations. NAV per share (in €) 30/06/2026 31/12/2025 Δ Y-o-Y % growth Total number of shares outstanding (3) 19 911 885 19 895 902 Closing price of the share 19.14 18.38 0.76 4.1% IFRS NAV (4) 25.88 26.08 -0.20 -0.8% Premium/discount to IFRS NAV -26.0% -29.5% EPRA NTA (5) 25.48 25.63 -0.15 -0.6% Premium/discount to EPRA NTA -24.9% -28.3%
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− Financial debt amounts to € 465.5 m - Drawn credit lines : € 413.0 m - Bonds : € 49.0 m - Commercial Paper : € 3.5 m − Weighted average remaining duration of the financial debt of 4.0 yrs − Credit lines are provided by 7 financial institutions − € 45.0 m committed non-drawn credit lines available - Backup lines for outstanding CP : € 3.5 m - Available credit lines : € 41.5 m − Debt ratio of 48.76% (RREC-act) (strategic target <55%) − 76.7% of the financial debts have an interest rate that is fixed (or hedged by means of Interest Rate Swaps) − Weighted average remaining duration of the fixed interest rates of 3.6 yrs − Average financing cost of 2.34% in 1H 2026 29 Financial structure Debt maturities Fixed/floating interest rates Type of debt 76,7% 23,3% Fixed interest rate Floating interest rate 88,7% 0,8% 10,5% Bank loans Commerical paper Bonds 9 4055 45 83 91 92 30 18 10 14 16 5 0 4€ 0 m € 20 m € 40 m € 60 m € 80 m € 100 m € 120 m € 140 m € 160 m 2026 2027 2028 2029 2030 2031 2032 2033 2034 Maturity dates of bonds Maturity dates of used credit lines Maturity dates of available credit lines Maturity dates of treasury notes
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HOMI share
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31 Key figures per share Key figures per share 30/06/2026 31/12/2025 31/12/2024 31/12/2023 31/12/2022 31/12/2021 Total number of shares issued (1) 20 200 136 20 200 136 20 200 136 19 708 766 17 917 060 16 499 290 Closing price of the share € 19.14 € 18.38 € 17.16 € 15.50 € 21.80 € 24.40 Market capitalisation € 387 mio € 371 mio € 347 mio € 305 mio € 391 mio € 403 mio IFRS NAV € 25.88 € 26.08 € 24.14 € 21.30 € 23.06 € 20.87 Premium/discount to IFRS NAV -26.0% -29.5% -28.9% -27.2% -5.5% 16.9% EPRA NTA € 25.48 € 25.63 € 23.56 € 20.36 € 21.40 € 20.99 Premium/discount to EPRA NAV -24.9% -28.3% -27.2% -23.9% 1.8% 16.2% (1) Including own shares.
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2/09/2026 32© Home Invest Belgium Key figures per share Key figures per share 1H 2026 1H 2025 1H 2024 1H 2023 1H 2022 1H 2021 Average number of shares (1) 19 903 496 19 982 868 19 663 501 17 803 644 16 416 329 16 442 048 EPRA earnings € 11.65 mio € 10.21 mio € 9.94 mio € 8.66 mio € 7.75 mio € 6.94 mio EPRA earnings per share € 0.59 € 0.51 € 0.51 € 0.49 € 0.47 € 0.42 (1) Excluding own shares.
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€ 0,00 € 0,20 € 0,40 € 0,60 € 0,80 € 1,00 € 1,20 € 1,40 € 0,00 € 5,00 € 10,00 € 15,00 € 20,00 € 25,00 € 30,00 Gross distribution per share (right Y-axis) Share price HOMI (left Y-axis) 33 Evolution of the share price & gross distribution per share
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Outlook
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35 Outlook − Strong residential letting market with strong demand for qualitative housing has resulted in a high occupancy rate of 98.3% and l-f-l rental growth of 2.9%. − Further increase in EPRA earnings by 14.6% to € 11.65 million in 1H 2026. Strong residential rental market and solid operating figures in 1H 2026 Supportive long-term trends for the residential rental market With its future proof portfolio HOMI is well positioned to take a leading role in the residential rental market − Young portfolio: > 50% of the portfolio is younger than 10 years. − Energy efficient portfolio: Average primary energy consumption of 95 kWh/m²/yr for the portfolio’s housing units per 30 June 2026. − The residential rental market continues to grow steadily in those cities where Home Invest Belgium is active mostly thanks to: • a long-term urbanisation trend marked by demographic growth in big cities including both young and older people leading to increased demand for housing; • an increasing number of tenants in big cities due to factors including an increasing need for flexibility and a change in attitude to private property and concepts of urban sharing.
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36 Outlook Distribution to the shareholders EPRA earnings per share − On 5 May 2026 the Ordinary General Meeting and the Extraordinary General Meeting, approved a total distribution of € 1.16 per share (compared to € 1.14 for 2024), an increase for the 26th consecutive year. − The distribution to the shareholders consists of the combination of: • A gross dividend of € 1.03 per share (an increase of € 0.01 compared to € 1.02 for FY 2024); and ; • A capital reduction by € 0.13 per share (an increase of € 0.01 compared to € 0.12 for FY 2024). − The Board of Directors envisages a distribution policy based on a yearly increase equal to or higher than the long-term inflation. − For FY 2026 the company expects an increase in EPRA earnings per share to € 1.25 (compared to € 1.21 in 2025).
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Boulevard de la Woluwe 46/11 1200 Brussels Belgium +32 (0)2 899 43 21 | solutions@homeinvest.be | www.homeinvest.be Public regulated real estate investment company under Belgian law