Interim report
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Half year financial report 2026 02/09/2026 5.40pm REGULATED INFORMATION
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1 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information • Qualitative residential real estate portfolio - The fair value of the real estate portfolio is € 982.57 million on 30 June 2026. - The investment properties available for rent consist of 92.1% residential real estate. - More than 50% of the investment properties available for rent are younger than 10 years; more than 80% are younger than 20 years. - Completion of the thorough renovation of the Charles Woeste building in Brussels with 92 sustainable residential units. - Completion of an affordable housing project in Turnhout with 92 sustainable residential units. • Agreement on the extension of the rights in rem in Louvain-la-Neuve - Extension of the rights in rem with UCL in Louvain-la-Neuve, retaining € 3.6 million in contractual rents and having a positive change on the fair value of the investment properties. • Continuous improvement in the average energy consumption of the housing portfolio and achievement sustainability targets - The units of Home Invest Belgium's property portfolio have an average primary energy consumption of 95 kWh/m²/year on 30 June 2026. - Home Invest Belgium has thus achieved its sustainability target ahead of schedule: to reduc e the average primary energy consumption of its residential portfolio below 100 kWh/m²/year by 31 December 2026. - In comparison, the average energy performance, as determined on the basis of the EPB certificates issued in 2024 for the Brussels residential market, is 254 kWh/m²/year. Only 19% of the market is below 150 kWh/m²/year; only 7% of the market is below 95 kWh/m²/year. • Strong letting market results in a high occupancy rate - Strong residential letting market with high demand for qualitative housing. - An average occupancy rate of 98.3% in the first half of 2026. - Lfl (like-for-like) rental growth of 2.9% in the first half of 2026. • Further increase of the EPRA earnings - 14.1 % increase in the EPRA earnings to € 11.65 million in the first half of 2026 (compared to € 10.21 million in the first half of 2025). - 14.6 % increase in the EPRA earnings per share to € 0.59 in the first half of 2026 (compared to € 0.51 in the first half of 2025). • Net Asset Value per share (NAV) - EPRA NTA per share of € 25.48 on 30 June 2026 (compared to € 25.63 on 31 December 2025).
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2 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information • Well balanced capital structure and strong liquidity position - The debt ratio amounts to 48.76% (RREC Royal Decree) and 48.00% (IFRS) on 30 June 2026. - The average cost of debt amounts to 2.34% in the first half year of 2026. - 76.7% of the financial debts have a fixed interest rate with a weighted average remaining duration of 3.6 years. - Home Invest Belgium has € 45 million available credit lines. - The company has no credit lines or bonds maturing in 2026 and the first half of 2027. The ongoing development pipeline is fully funded. • Outlook 2026 and distribution to shareholders - For 2026, Home Invest Belgium expects an increase of the EPRA earnings per share to € 1.25 (compared to € 1.21 in 2025). - On 5 May 2026 the Ordinary General Meeting and the Extraordinary General Meeting approved a total distribution to shareholders 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: o a gross dividend of € 1.03 per share (an increase of € 0.01 compared to € 1.02 for 2024); and; o a capital reduction by € 0.13 per share (an increase of € 0.01 compared to € 0.12 for 2024). - The board of directors foresees a distribution policy based on a yearly increase equal to or higher than the long-term inflation.
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3 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information 1. Real estate portfolio ............................................................................................................................... 3 2. Consolidated key figures ....................................................................................................................... 5 3. Notes to the consolidated key figures ................................................................................................... 7 3.1 Notes to the consolidated income statement……………………………………………………………..…………7 3.2 Notes to the consolidated balance sheet………………………………………………………………………….…8 3.3 Funding structure………………………………………………………………….…………………………………….……8 4. Activity Report ...................................................................................................................................... 10 4.1 Rental activity……………………………………………………………………………………………………………………11 4.2 Renovation and development projects..……………………………………………………………………………...11 4.3 Energy-efficiency of the residential portfolio………………………………………………………………..……13 4.4 Agreement reached on the extension of the rights in rem in Louvain-la-Neuve…………………….13 5. Stock market activity ............................................................................................................................ 1 4 6. Distribution to shareholders .................................................................................................................. 1 6 7. Outlook………………………………………………………………………………………………………………………..…………17 8. Summary of the consolidated financial statements of the first half of 2026.………………..…………….…18 9. APM – Alternative performance measures……………………..….……………………….…………………..………..36 10. Shareholders’ calendar ....................................................................................................................... 40
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4 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information On 30 June 2026 , Home Invest Belgium holds a real estate portfolio 1 of € 982.57 million (compared to € 966.97 million on 31 December 2025). REAL ESTATE PORTFOLIO 30/06/2026 31/12/2025 Fair value of investment properties € 899.27 m € 885.81 m Investment properties available for rent € 886.29 m € 877.59 m Development projects € 12.98 m € 8.22 m Investments in associated companies and joint ventures € 29.33 m € 29.41 m Advance payments € 53.97 m € 51.76 m TOTAL € 982.57 m € 966.97 m The fair value of the investment properties available for rent amounts to € 886.29 million across 45 sites. The total contractual annual rents and the estimated rental value of vacant space amounts to € 42.28 million as of 30 June 2026. The investment properties available for rent are valued by independent real estate experts at an average gross rental yield 2 of 4.77%. Residential properties accounted for 92.1% of the investment properties available for rent on 30 June 2026. 70.7% of the investment properties available for rent are located in the Brussels Capital Region, 9.6% in the Walloon region, 11.3% in the Flemish Region and 8.3% in The Netherlands. Investment properties available for rent Investment properties available for rent - By type of property - Geographical distribution 1 The real estate portfolio includes (i) investment properties and (ii) investments in associated companies and joint ventures equity method. 2 Gross rental yield = (contractual gross rents on a yearly basis + estimated rental value on vacant spaces) / (fair value of t he investment properties available for rent).
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5 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information CONSOLIDATED KEY FIGURES (in k €) CONSOLIDATED INCOME STATEMENT H1 2026 H1 2025 NET RENTAL RESULT 21,657 18,282 OPERATING RESULT BEFORE PORTFOLIO RESULT 15,407 12,422 OPERATING MARGIN 3 71.1% 67.9% XVI. Result on the sale of investment properties 471 4,691 XVIII. Changes in fair value of investment properties 7,370 10,354 XIX. Other portfolio result -354 -478 PORTFOLIO RESULT 7,486 14,567 OPERATING RESULT 22,893 26,989 XX. Financial income 57 8 XXI. Net interest charges -4,343 -2,776 XXII. Other financial charges -43 -45 XXIII. Changes in fair value of financial assets and liabilities -585 -1,878 FINANCIAL RESULT -4,913 -4,690 XXIV. Share in the profit of associated companies and joint ventures 1,349 1,053 TAXES -200 -163 NET RESULT 19,129 23,189 Exclusion of portfolio result -7,486 -14,567 Exclusion of changes in real value of financial assets and liabilities 585 1,878 Exclusion of non-EPRA elements of the share in the result of associated companies and joint ventures -580 -294 EPRA EARNINGS 4 11,647 10,205 Average number of shares 5 19,903,496 19,982,868 NET RESULT PER SHARE 0.96 1.84 EPRA EARNINGS PER SHARE 0.59 0.51 3 Operating margin = (operating result before portfolio result)/(net rental result). 4 EPRA earnings is the net result excluding the (i) 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 u sed in accordance with the Best Practices Recommendations of EPRA. 5 The average number of shares is calculated excluding the own shares held by the company. Shares are counted pro rata temporis from the moment of issue or repurchase. The moment of issue may differ from the moment of profit sharing.
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6 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information BALANCE SHEET 30/06/2026 31/12/2025 Shareholder’s equity (attributable to shareholders of parent company) 515,232 518,818 Total assets 1,004,603 987,481 Debt ratio (RREC Royal Decree) 6 48.76% 48.14% Debt ratio (IFRS) 7 48.00% 47.35% PER SHARE 30/06/2026 31/12/2025 Number of shares at end of period 8 19,911,885 19,8 95,902 Stock price at closing date 19.14 18.38 IFRS NAV per share 9 25.88 2 6.08 Premium compared to IFRS NAV (at closing date) -26.0% -29.5% EPRA NTA per share 10 25.48 25.63 Premium compared to EPRA NTA (at closing date) -24.9% -28.3% 6 The debt ratio (RREC Royal Decree) is the debt ratio calculated in accordance with RREC Royal Decree. This means that for the purposes of calculations of the debt ratio, participations in associated companies and joint ventures are processed following the proportional consolidation method. 7 The debt ratio (IFRS) is calculated like the debt ratio (RREC Royal Decree) but based on and conciliating with a consolidated balance in accordance with IFRS where participations in joint ventures and associated companies are processed following the equity method. 8 The number of shares at the end of the period is calculated excluding the own shares held by the company. 9 IFRS NAV per share = Net Asset Value or Net Value per share according to IFRS. 10 EPRA NTA per share = Net Asset Value or Net Value per share following the Best Practices Recommendations of EPRA.
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7 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information 3.1. NOTES TO THE CONSOLIDATED INCOME STATEMENT Net rental result The net rental result amounts to € 21.66 million during the first half of 2026 (compared to € 18.28 million in the first half of 2025). Operating result before the portfolio result The operating result before the portfolio result amounted to € 15.41 million during the first six months of 2026 (compared to € 12.42 million during the first six months of 2025). The operating margin 11 rose to 71.1% during the first half of 2026 (compared to 67.9% during the first half of 2025). Portfolio result During the first six months of 2026, Home Invest Belgium has recorded a portfolio result of € 7.49 million. The result on the sale of investment properties amounted to € 0.47 million during the first half of 2026 . Home Invest Belgium sold investment properties in this period for a net sales price totalling € 4.28 million. The net sales value was 12.4% above the fair value as valued by the independent real estate expert. In addition, during the first half of 2026, Home Invest Belgium recorded a positive change in the fair value of its investment properties amounting to € 7.37 million. These variations consist of: - A positive variation of € 6.40 million in Belgium; and - A positive variation of € 0.97 million in the Netherlands. The other portfolio result amounts to € -0.35 million. In this item, the changes in deferred taxes are recorded. Financial result The net interest charges amounted to € -4.34 million in the first half of 2026 . The average cost of debt 12 amounted to 2.34% in the same period. The changes in the fair value of the financial assets and liabilities amounted to € - 0.59 million during the first half of 2026 . These changes are the consequence of a change in the fair value of the interest rate swaps. Taxes Taxes amounted to € -0.20 million during the first half of 2026 (compared to € -0.16 million during the first half of 2025). 11 Operating margin = (operating result before portfolio result)/(net rental result ). 12 The average cost of debt = the interest costs including the credit margin and the cost of hedg ing instruments and increased by capitalized interests divided by the weighted average amount of financial debt over the period .
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8 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Net result The net result (group share) of Home Invest Belgium amounted to € 19.13 million during the first half of 2026, or € 0.96 per share. EPRA earnings After adjustment of the net result before (i) the portfolio result, (ii) the changes in the fair value of the financial assets and liabilities and (iii) the non-EPRA elements of the share in the result of associated companies and joint ventures, EPRA earnings amount to € 1 1.65 million during the first half of 2026, an increase of 14.1% compared to € 10.21 million during the first half of 2025. EPRA earnings per share increased by 14.6% to € 0.59 during the first half of 2026. 3.2. NOTES TO THE CONSOLIDATED BALANCE SHEET Shareholder’s equity and NAV per share On 30 June 2026, the group’s shareholder’s equity stood at € 515.23 million, a decrease of 0.7% compared to 31 December 2025. The IFRS NAV per share decreased by 0.8% to € 25.88 on 30 June 2026 (compared to € 26.08 on 31 December 2025). The EPRA NTA per share decreased by 0.6% to € 25.48 on 30 June 2026 (compared to € 25.63 on 31 December 2025). 3.3. FUNDING STRUCTURE Debt ratio The debt ratio (RREC Royal Decree) is 48.76% on 30 June 2026. The debt ratio (IFRS) amounts to 48.00%. Considering a maximum permitted debt ratio of 65% , Home Invest Belgium still has a debt capacity of € 467.60 million, as defined by the RREC Royal Decree, in order to fund new investments. Considering Home Invest Belgium’s strategy to keep the debt ratio in the medium and long term below 55%, Home Invest Belgium still has a debt capacity of € 139.71 million to fund new investments. Debt composition On 30 June 2026, Home Invest Belgium had € 465.50 million in financial debts, composed of: - Bilateral credit lines drawn for an amount of € 413.00 million with 7 different financial institutions, with well spread maturity dates until 203 2. There are no maturity dates falling in 2026 . The first coming maturity dates are in the second half of 2027; - Bond loans for an amount of € 49.00 million, maturing between 2028 and 2032; - Short term treasury notes (“commercial paper”) for an amount of € 3.50 million. Notwithstanding the short-term nature of the outstanding commercial paper, the outstanding amount is fully covered by available long-term credit lines (back-up lines).
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9 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Maturity dates of the financial debts (in € million) The weighted average remaining duration of the financial debts amounts to 4.0 years. On 30 June 2026 , Home Invest Belgium disposed of € 45.00 million of undrawn available credit lines of which: - € 3.5 million long-term back-up lines covering short-term outstanding treasury notes; - € 41.50 million available credit lines. Hedges On 30 June 2026, 76.7% of the financial debts (i.e. € 357.0 million) had a fixed interest rate, using Interest Rate Swaps as hedging instruments, among other things. The fixed interest rates have a weighted average remaining duration of 3.6 years. The total value of the hedges at closing date was positive for an amount of € 12.00 million due to an increase in interest rates after conclusion of the hedges. Through its hedging policy, the board of directors wishes to protect the company against potential increases in interest rate.
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10 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Bank loans 88,7% Bonds 10,5% Treasury notes 0,8% Fixed interest rate 76,7% Floating interest rate 23,3% Type of debts Fixed / floating interest rates Overview of fixed-rate debt, hedged variable-rate debt (SWAPS) and unhedged variable- rate debt. 19% 19% 12% 12% 12% 58% 54% 42% 30% 26% 23% 27% 46% 58% 62% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 30.06.2026 30.06.2027 30.06.2028 30.06.2029 30.06.2030 Fixed rate debt Hedged floating rate debt (swaps) Unhedged floating rate debt
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11 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information 4.1. RENTAL ACTIVITY In the first half of 2026, Home Invest Belgium saw a healthy rental market with a strong demand for quality homes in the regions in which it is active. This resulted in a very high occupancy rate. The average occupancy rate 13 of investment properties available for rent stands at 98.3% in the first half of 2026. The Lfl (like-for-like) rental growth was 2.9% in the first half of 2026. 4.2. RENOVATION AND DEVELOPMENT PROJECTS Housing project Jardin Leopold - Brussels – Belgium In January 2025, Home Invest Belgium acquired the development project Jardin Leopold in Laken (Brussels), comprising a site with two warehouses and a building permit. The project will consist of the development of two new residential buildings (Block A and Block B) with a total of 56 residential units. Sustainability is a key pillar of the project. Jardin Leopold combines geothermal energy and heat pumps with renewable energy, sustainable water management and a spacious green outdoor environment. The project thus contributes to an energy-efficient and forward-looking living environment, with a particular focus on quality of life and integration into the urban setting. The structural work is expected to be completed by the end of September. The delivery is scheduled for Q1 2027. Renovation building Giotto - Brussels – Belgium Home Invest Belgium started renovating the Giotto building, located in Evere (Brussels). Giotto consists of 85 residential units and 86 parking spaces. The building was constructed in 2005 and has been part of Home Invest Belgium’s property portfolio ever since. The renovation is expected to be completed by Q3 2027. Through this renovation, Home Invest Belgium is improving the building’s energy performance and the living comfort for tenants. With new windows, an improved ventilation system, external wall insulation and solar panels, the energy performance of the Giotto building is expected to improve significantly. HOMI estimates that the primary energy consumption of the units will be reduced by 39% to 86 kWh/m²/year after renovation. 13 The average occupancy rate represents the average percentage, over a given period, of the contractual rents of the leased premises, in relation to the sum of the contractual rents of the leased premises plus the estimated rental value of the unleased premises. The occupancy rate is calculated excluding (i) buildings under renovation, (ii) buildings that are being placed on the market for the first time and (iii) buildings for sale.
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12 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Delivery of Charles Woeste – Brussels - Belgium In the first quarter of 2026, HOMI completed the thorough renovation of the Charles Woeste building. The building, located in Brussels (Jette), consists of 92 rental units and 30 parking spaces and has been part of HOMI’s property portfolio for over 20 years. After two decades of strong letting performance, the building was in need of an upgrade, both in terms of energy efficiency and tenant comfort. The units were fully renovated with a focus on modern living standards, sustainability and functionality. The average primary energy consumption of the flats was reduced by 29% to 86 kWh/m²/year. Through this project, HOMI is making a positive social impact. By delivering 92 rental units, HOMI is helping to address the massive shortage in the Brussels rental market, where demand for high -quality and sustainable rental properties far exceeds supply. The building has only just been delivered and 87% of the units have already been let. This confirms the high demand for high-quality rental properties. Completion of social and affordable housing project – Turnhout - Belgium In June 2023, HOMI completed a construction project consisting of 92 sustainable residential rental units in the centre of Turnhout. These units were offered on the regular rental market until the end of 2025. 14 HOMI has entered into an agreement with the housing association Woonboog based on a long -term lease of 27 years and an annually indexed fixed rent level for 56 units (+/ - 60% of the units in the building). These units will be offered by Woonboog as social rental housing. The remaining 36 units (+/ - 40% of the units in the building) will be offered by HOMI as regulated rental housing in the affordable segment. There is a significant shortage of social housing in Flanders. 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. 15 Since the reforms to Flemish housing policy in 2023, private players are able to build and let social and affordable housing in partnership with local housing associations in Flanders. This project demonstrates that, within the right framework, private sector players can work together with the government to address social needs. All units have an energy rating A with a favourable average primary energy consumption of 51 kWh/m²/year. 14 The building was fully let to Terranovis, an operator that rented out the apartments on the regular rental market. The lease agreement with Terranovis was terminated at the end of 2025. 15 Sources: “Wonen in Vlaanderen” (Annual Report 2024) and “Statistiek Vlaanderen” (figures of end 2024).
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13 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information 4.3. ENERGY-EFFICIENCY OF THE RESIDENTIAL PORTFOLIO Home Invest Belgium‘s property portfolio has an average primary energy consumption of 95 kWh/m²/year on 30 June 2026. Home Invest Belgium has therefore achieved its energy-performance target ahead of schedule: to reduce the average primary energy consumption of its residential portfolio below 100 kWh/m²/year by 31 December 2026. In comparison, the average energy performance, as recorded in the EPB-certificates issued in 2024 for the Brussels housing market, is 254 kWh/m²/year. Only 19% of the market is below 150 kWh/m²/year; only 7% of the market is below 95 kWh/m²/year. 16 The strong energy performance of HOMI’s portfolio translates directly into lower energy bills for our tenants. Compared with a resident of an average Brussels apartment with an EPC rating of 254 kWh/m² per year, a tenant living in an average HOMI apartment is estimated to save approximately € 130 17 per month, corresponding to a reduction in energy costs of more than 50%. These savings make a significant contribution to overall housing affordability (rent and utilities) for tenants. In addition, energy-efficient homes also offer greater living comfort, better indoor air quality, and a healthier living environment. 4.4. AGREEMENT REACHED ON THE EXTENSION OF THE RIGHTS IN REM IN LOUVAIN -LA- NEUVE HOMI acquired the building rights relating to the buildings CV9, CV10, CV18a and CV18b in Louvain -la- Neuve on 25 January 2013. 18 These building rights had a remaining term until 7 June 2026. HOMI and UCL have reached a binding agreement to extend the rights in rem for part of the buildings. More specifically : ‑ for building CV18a, the right in rem will be extended for a period of 6 years; ‑ for buildings CV10 18b, a new right in rem will be granted for a period of 99 years; ‑ for building CV9, the right in rem will not be extended. Thanks to this agreement, HOMI will retain contractual rents amounting to € 3.6 million on an annual basis (compared to contractual rents for all buildings currently amounting to € 4.2 million per year). 16 Source: Les statistiques des certificats PEB | Région de Bruxelles -Capitale 17 This represents a theoretical saving calculated based on the following assumptions: (i) an energy consumption difference of 159 kWh/m²/year (= 254 kWh/m²/year - 95 kWh/m²/year), (ii) an average apartment size of 70 m², (iii) energy prices and the electricity/gas energy mix for variable-rate contracts in the Brussels-Capital Region in 2024, based on the BRUGEL annual report. 18 See press release « Acquisition de l’ensemble des droits réels du certificat immobilier “Louvain -la-Neuve 1976” » from 4 December 2012.
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14 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Evolution of the share price and gross distribution per share € 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)
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15 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Shareholder structure The table below lists shareholders in Home Invest Belgium who hold more than 3% of the company’s shares. Notifications under the Belgian Transparency Law (Law of 2 May 2007 regarding the disclosure of major holdings) can be found on the company’s website. Based on the transparency declarations received, information from the shareholder register and information received from shareholders at the date of this half -year report, Home Invest Belgium's shareholder structure is as follows: SHAREHOLDERS NUMBER OF SHARES % OF THE CAPITAL Van Overstraeten Group* 19 6,122,785 30.3% AXA Belgium SA* 20 3,399,465 16.8% Spouses Van Overtveldt – Henry de Frahan* 628,748 3.1% Own Shares 288,251 1.4% Other shareholders 9,760,887 48.3% Total 20,200,136 100.0% * Based on the last information received by the shareholder. 19 Stavos Real Estate BV is 100% controlled by the partnership BMVO 2014. The partnership BMVO 2014 is controlled 100% by Stichting Administratiekantoor Stavos. Stichting Administratiekantoor Stavos is 100% controlled by Liévin, Hans, Johan and Bart Van Overstraeten. 20 AXA Belgium SA is a subsidiary of AXA Holdings Belgium SA who in turn is a subsidiary of AXA SA.
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16 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information On 5 May 2026, the General Meeting and the Extraordinary General Meeting approved the total distribution to the shareholders 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 2024) - a reduction of shareholders' equity of € 0.13 per share. This distribution will in turn consist of a part reduction of capital and a part distribution from the reserves (in accordance with Article 18, paragraph 7 of the WIB). The amounts and dates of the distributions to the shareholders are presented schematically below: Distribution to shareholders: Dividend € 1.03 gross Calendar Dividend financial year 2025 (coupon n°11) – Ex date Monday 11 May 2026 Dividend financial year 2025 (coupon n°11) – Record date Tuesday 12 May 2026 Dividend financial year 2025 (coupon n°11) – Payment date € 1.03 gross Wednesday 13 May 2026 Distribution to shareholders: Reduction of equity € 0.13 gross Calendar Capital decrease (coupon n°12) – Ex date Monday 11 May 2026 Capital decrease (coupon n°12) – Record date Tuesday 12 May 2026 Capital decrease (coupon n°12) – Payment date € 0.10 gross Monday 27 July 2026 Distribution from reserves (coupon n°13) – Ex date Monday 11 May 2026 Distribution from reserves (coupon n°13) – Record date Tuesday 12 May 2026 Distribution from reserves (coupon n°13) – Payment date € 0.03 gross Monday 27 July 2026 For the coming years, the board of d irectors foresees a distribution policy based on an annual increase equal to or higher than the long-term inflation. The board of directors bases this on: - the constant indexed rental flow from existing investment properties; - monitoring the operational costs of the company; - the company's hedging policy, which provides good visibility on interest charges and makes them assessable in the medium term; - the existing pipeline of project developments. The board of directors also points to the significant reserves that the company has built up over the years as a safety cushion for the future.
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17 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information During the first half year of 2026 , the operational results of Home Invest Belgium continued to develop positively. 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 attitudes towards private property and concepts of urban sharing. Home Invest Belgium owns a sustainable portfolio given its young age. More than 50% of the investment properties available for rent are younger than 10 years. Given the quality and the location of the properties in predominantly large urban areas, Home Invest Belgium is well positioned to take on a leading role in the favourable trends of the residential market. Given this background, the board of directors confirms its confidence in the long-term perspectives of the company. For 2026, Home Invest Belgium expects an increase of the EPRA earnings per share to € 1 .25 (compared to € 1.21 in 2025).
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18 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information (in k €) 1H 2026 1H 2025 I. Rental income 21,614 18,287 III. Rental-related expenses 43 -5 NET RENTAL RESULT 21,657 18,282 IV. Recovery of property charges 143 96 V. Recovery of charges and taxes normally payable by the tenant on let properties 798 858 VII. Charges and taxes normally payable by the tenant on let properties -3,344 -3,359 VIII. Other incomes and expenses related to letting 0 0 PROPERTY RESULT 19,255 15,877 IX. Technical costs -766 -671 X. Commercial costs -362 -319 XI. Taxes and charges on unlet properties -101 -89 XII. Property management costs -827 -767 XIII. Other property costs 0 0 Property costs -2,057 -1,845 PROPERTY OPERATING RESULT 17,198 14,032 XIV. General corporate expenses -1,920 -1,737 XV. Other operating incomes and expenses 129 127 OPERATING RESULT BEFORE PORTFOLIO RESULT 15,407 12,422 XVI. Result sale investment properties 471 4,691 XVIII. Changes in fair value of investment properties 7,370 10,354 XIX. Other portfolio result -354 -478 Portfolio result 7,486 14,567 OPERATING RESULT 22,893 26,989 XX. Financial income 57 8 XXI. Net interest charges -4,343 -2,776 XXII. Other financial charges -43 -45 XXIII. Changes in fair value of financial assets and liabilities -585 -1,878 Financial result -4,913 -4,690 XXIV. Share in the result of associated companies and joint ventures 1,349 1,053 PRE-TAX RESULT 19,329 23,352 XXV. Corporation tax -200 -163 XXVI. Exit taks 0 0 Taxes -200 -163 NET RESULT 19,129 23,189 NET RESULT ATTRIBUTABLE TO THE PARENT COMPANY 19,129 23,189 Exclusive portfolio result -7,486 -14,567 Exclusive changes in the real value of the financial assets 585 1,878 Exclusive non-EPRA earnings in the share of the result of associated companies and joint ventures -580 -294 EPRA EARNINGS 11,647 10,205 Average number of shares 21 19,903,496 19,982,868 NET RESULT PER SHARE 0.96 1.16 EPRA EARNINGS PER SHARE 0.59 0.51 21 The average number of shares at the end of period was calculated excluding own shares held by the company. Shares are counted pro rata temporis from the moment of issue or redemption. The time of issue may differ from the time of profit -sharing.
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19 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information 1H 2026 1H 2025 NET RESULT 19,129 23,189 Other elements of the global result 0 0 GLOBAL RESULT 19,129 23,189
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20 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information SUMMARY OF THE CONSOLIDATED BALANCE SHEET (in k €) 30/06/2026 31/12/2025 ASSETS I. Non-current assets 994,686 979,734 B. Intangible assets 335 418 C. Investment properties 899,271 885,805 D. Other tangible assets 7 17 E. Non-current financial assets 11,775 12,327 F. Lease receivables 0 0 G. Trade receivables and other non-current assets 53,969 51,755 I. Investments in associated companies and joint ventures 29,331 29,411 II. Current assets 9,918 7,746 B. Current financial assets 92 125 C. Lease receivables 0 0 D. Trade receivables 2,197 1,803 E. Tax receivables and other current assets 861 14 F. Cash and cash equivalents 2,973 2,635 G. Deferred charges and accrued income 3,794 3,169 TOTAL ASSETS 1,004,603 987,480 SHARESHOLDER’S EQUITY 515,232 518,818 I. Shareholder’s equity attributable to the shareholders of the mother company 515,232 518,818 A. Capital 97,954 99,974 B. Share premium account 70,475 70,475 C. Reserves 327,674 288,603 D. Net result of the financial year 19,129 59,766 II. Minority interests 0 0 LIABILITIES 489,371 468,662 I. Non-current liabilities 466,132 451,746 A. Provisions 0 0 B. Non-current financial debts 461,787 447,755 a. Financial debts 412,963 398,947 b. Financial leasing 0 0 c. Others 48,825 48,809 C. Other non-current financial liabilities 0 1 F. Deferred taxes-liabilities 4,345 3,991 a. Exit Tax 0 0 b. Others 4,345 3,991 II. Current liabilities 23,239 16,916 B. Current financial debts 3,996 9,181 a. Financial debts 0 0 b. Financial leasing 0 0 c. Others 3,996 9,181 C. Other current financial liabilities 0 0 D. Trade debts and other current debts 7,957 4,623 a. Others 7,957 4,623 E. Other current liabilities 2,727 137 F. Accrued charges and deferred income 8,559 2,975 TOTAL SHAREHOLDER’S EQUITY AND LIABILITIES 1,004,603 987,480
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21 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information (in k €) Capital Capital increase expenses Share premium Legal reserve Reserve from the chages in fair value of investment properties Reserve from estimates transfer costs and righs BALANCE ON 31/12/2024 104,051 -2,009 70,440 99 218,497 -24,934 Allocation of net result 2024 0 0 0 0 84,589 -21,257 Allocation of operational distributable result Changes in deferred taxes Changes in fair value of investment properties 84,589 -21,257 Changes in fair value of hedging instruments Dividends financial year 2024 (balance paid in June 2025) 0 0 0 0 0 0 Variation due to sales of buildings -15,230 3,588 Result of the financial year 2025 Acquisition/sale of own shares Share-based payments Other increases (decreases) -34 34 Capital decrease -2,020 Capital increase -13 BALANCE ON 31/12/2025 102,031 2,057 70,475 99 287,856 -42,602 BALANCE ON 31/12/2025 102,031 -2,057 70,475 99 287,856 -42,602 Allocation of net result 2025 0 0 0 0 40,652 -6,905 Allocation of operational distributable result Changes in deferred taxes Changes in fair value of investment properties 40,652 -6,905 Changes in fair value of hedging instruments Dividend financial year 2025 (balance paid in June 2026) 0 0 0 0 0 0 Variations due to sales of buildings -1,448 172 Results first half year of financial year 2026 Acquisition/sale of own shares Share-based payments Other increases (decreases) Capital decrease -2,020 Capital increase BALANCE ON 30/06/2026 100,011 -2,057 70,475 99 327,060 -49,335 STATEMENT OF CHANGES IN SHAREHOLDER’S EQUITY
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22 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Reserve of the balance of changes in fair value of the authorised heding instruments to which hedge accounting as defined in IFRS is applied (+/-) Reserve of the balance of changes in fair value of the authorised heding instruments to which hedge accounting as defined in IFRS is not applied (+/-) Reserve for fiscal deferral Reserve for treasury shares Reserve for share based payments Other reserves Result carried forward from previous financial years Net result of the financial year Total 0 20,436 -2,220 -2,766 724 1,259 19,885 80,972 484,436 0 -7,120 -463 0 - 0 4,930 -80,972 -20,294 4,756 -4,756 0 -463 463 0 -63,332 0 -7,120 7,120 0 0 0 0 0 0 0 174 -20,468 -20,294 11,643 0 59,766 59,766 -3,222 -3,222 110 423 533 0 -367 -2,387 -13 0 13,317 -2,683 -5,879 1,148 1,259 36,090 59,766 518,818 0 13,317 -2,683 -5,879 1,148 1,259 36,090 59,766 518,818 0 -1,334 -1,305 0 0 0 8,148 -59,766 -20,509 8,165 -8,165 0 -1,305 1,305 0 -33,747 0 -1,334 1,334 0 0 0 0 0 0 0 -16 -20,493 -20,509 1,276 0 19,129 19,129 0 250 133 383 0 -569 -2,589 0 0 11,982 -3,988 -5,630 1,281 1,259 44,946 19,129 515,232
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23 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information SUMMARY OF THE CONSOLIDATED CASH FLOW STATEMENT (in k €) 1H 2026 1H 2025 CASH AND CASH EQUIVALENTS AT THE BEGINNING OF THE PERIOD 2,635 1,251 1. Cash flows from operating activities 22,890 14,520 Result of the financial year 19,129 23,189 Result of the financial year before interest and taxes 22,893 26,989 Interests received 57 8 Interests paid -4,385 -2,820 Change in fair value of financial assets and liabilities -585 -1,878 Share in the result of associated companies and joint ventures 1,349 1,053 Taxes -200 -163 Adjustment of profit for non-cash transactions -3,291 -9,358 Depreciation and impairments 100 103 - Depreciation and impairments on non-current assets 100 103 Other non-monetary elements -8,148 -7,537 - Depreciation of previously capitalised financing costs 32 32 - Changes in fair value of investment properties (+/-) -7,370 -10,354 - Changes in fair value of financial non-current assets (+/-) 81 182 - Changes in fair value of hedging instruments and other portfolio results 939 2,356 - Other non-monetary elements -1,830 247 Gain on realization of assets 471 -4,691 - Capital gains realized on sale of non-current assets 471 -4,691 Reversal of financial income and expenses 4,286 2,768 Changes in working capital needs 7,053 688 Movements in asset items: -1,866 -2,381 - Current financial assets 0 0 - Trade receivables -394 -1,786 - Tax receivables and other short-term assets -847 -13 - Deferred charges and accrued income -625 -581 Movements in liabilities items 8,919 3,069 - Trade debts and other current debts 3,334 3,643 - Other current liabilities 2 4 - Accrued charges and deferred income 5,584 -579 2. Cash flow from investment activities -6,572 13,087 Investment properties – capitalized investments -6,751 -5,042 Investment properties – new acquisitions 0 -3,355 Sales of investment properties 3,337 34,025 Development projects -3,153 -12,529 Other intangible assets -7 -19 Other tangible assets 0 0 Non-current financial assets 1 7 Lease receivables 0 0 Long-term financial fixed assets 0 0 3. Cash flow from financing activities -15,980 -27,367 Increase (+) / Decrease (-) in bank debts 14,000 0 Increase (+) / Decrease (-) in financial debts -5,185 -1,083 Purchase and sale of treasury shares 0 -3,222 Other long-term financial debts -1 0 Interest received 57 8 Interest paid -4,343 -2,776 Paid financial charges 0 0 Dividend of the previous financial year -20,509 -20,294 Capital increase 0 0 CASH AND CASH EQUIVALENTS AT END OF PERIOD 2,973 1,491
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24 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information NOTE 1: BASIS OF FINANCIAL REPORTING NOTE 2: SEGMENTED INFORMATION NOTE 3: INVESTMENT PROPERTIES NOTE 4: FINANCIAL LIABILITIES NOTE 5: DEBT RATIO NOTE 6: FINANCIAL ASSETS AND LIABILITIES NOTE 7: CONSOLIDATED SCOPE NOTE 8: OFF-BALANCE SHEET RIGHTS AND OBLIGATIONS NOTE 9: EVENTS AFTER THE BALANCE SHEET DATE NOTE 10: AUDITOR’S REPORT NOTE 11: STATEMENT OF RESPONSIBLE PERSONS
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25 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information NOTE 1: BASIS OF FINANCIAL REPORTING The consolidated half -year results have been prepared in accordance with the International Financial Reporting Standards (IFRS) and with IAS 34 on “Interim financial reporting”. The accounting methods and principles used to draw up these interim summary financial statements are identical to those used to prepare the annual financial statements for the financial year ending 31 D ecember 2025. The new and amended standards that will only come into force in subsequent financial years have not been applied early and are not expected to have a material impact, with the exception of IFRS 18 “Presentation and Disclosure of Financial Statements”, the impact of which Home Invest Belgium is currently assessing. NOTE 2: SEGMENTED INFORMATION The investment strategy of Home Invest Belgium focuses on residential real estate in a broad sense of the word (apartments, holiday homes, etc.). The segmentation of the company is consequently determined by the geographical location of its buildings. Home Invest Belgium distinguishes between 4 geographical segments: The Brussels Capital Region, The Flemish Region, the Walloon Region and The Netherlands.
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26 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information INCOME STATEMENT PER GEOGRAFICAL SEGMENT 1H 2026 Consolidated Brussels Flemish Walloon The Unatributed (in k €) total Region Region Region Netherlands I. Rental income 21,614 15,217 1,538 3,183 1,676 0 III. Rental-related expenses 43 -53 115 -19 0 0 NET RENTAL RESULT 21,657 15,164 1,653 3,165 1,676 0 IV. Recovery property charges 143 70 57 16 0 0 V. Recovery of charges and taxes normally payable by the tenant on let properties (+) 798 366 23 329 80 0 VII. Charges and taxes normally payable by the tenant on let properties (+) -3,344 -2,336 -245 -683 -80 0 VIII. Other incomes and expenses related to letting (+/ -) 0 0 0 0 0 0 PROPERTY RESULT 19,254 13,264 1,488 2,827 1,676 0 IX. Technical costs (-) -766 -568 -55 -143 0 0 X. Commercial costs (-) -362 -264 -39 -59 0 0 XI. Taxes and charges on unlet properties (-) -101 -58 -17 -26 0 0 XII. Property management costs (-) -827 0 0 0 0 -827 XIII. Other property costs (-) 0 0 0 0 0 0 PROPERTY COSTS -2,057 -890 -111 -229 0 -827 PROPERTY OPERATING COSTS 17,197 12,374 1,377 2,598 1,676 -827 XIV. General corporate expenses (-) -1,920 0 0 0 0 -1,920 XV. Other operating incomes and expenses (+/ -) 129 0 0 0 0 129 OPERATING RESULT BEFORE PORTFOLIO RESULT 15,406 12,374 1,377 2,598 1,676 -2,619 XVI. Result sale investment properties (+/-) 471 68 0 402 0 0 XVIII. Variaties in de reële waarde van vastgoedbeleggingen (+/-) 7,370 -2,397 615 8,410 742 0 XIX. Ander portefeuilleresultaat -354 0 0 0 0 -354 OPERATIONEEL RESULTAAT 22,892 10,045 1,992 11,410 2,418 -2,973 XX. Financiële inkomsten (+) 57 0 0 0 0 57 XXI. Netto interestkosten (-) -4,343 0 0 0 0 -4,343 XXII. Andere financiële kosten (-) -43 0 0 0 0 -43 XXIII. Variations in the fair value of financial assets and liabilities (+/-) -585 0 0 0 0 -585 FINANCIAL RESULT -4,913 0 0 0 0 -4,913 XXIV. Share in the result of associated companies and joint ventures 1,349 0 0 0 0 1,349 PRE-TAX RESULT 19,328 10,045 1,992 11,410 2,418 -6,537 XXV. Corporate Tax (-/+) -200 0 0 0 0 -200 XXVI. Exit tax 0 0 0 0 0 0 TAXES -200 0 0 0 0 -200 NET RESULT 19,129 10,045 1,992 11,410 2,418 -6,737
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27 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information INCOME STATEMENT PER GEOGRAFICAL SEGMENT 1H 2025 Consolidated Brussels Flemish Walloon The Unatributed (in k €) total Region Region Region Netherlands I. Rental income 18,287 10,694 2,122 3,382 2,089 0 III. Rental-related expenses -5 12 -38 21 0 0 NET RENTAL RESULT 18,282 10,706 2,084 3,403 2,089 0 IV. Recovery property charges 96 75 13 8 0 0 V. Recovery of charges and taxes normally payable by the tenant on let properties (+) 858 271 86 424 77 0 VII. Charges and taxes normally payable by the tenant on let properties (+) -3,359 -2,098 -354 -801 -107 0 VIII. Other incomes and expenses related to letting (+/ -) 0 0 0 0 0 0 PROPERTY RESULT 15,878 8,955 1,829 3,034 2,060 0 IX. Technical costs (-) -671 -573 -29 -43 -26 0 X. Commercial costs (-) -319 -225 -28 -36 -29 0 XI. Taxes and charges on unlet properties (-) -89 -40 -16 -33 0 0 XII. Property management costs (-) -767 0 0 0 0 -767 XIII. Other property costs (-) 0 0 0 0 0 0 PROPERTY COSTS -1,845 -838 -73 -112 -55 -767 PROPERTY OPERATING COSTS 14,033 8,117 1,756 2,921 2,005 -767 XIV. General corporate expenses (-) -1,737 0 0 0 0 -1,737 XV. Other operating incomes and expenses (+/ -) 127 0 0 0 0 127 OPERATING RESULT BEFORE PORTFOLIO RESULT 12,423 8,117 1,756 2,921 2,005 -2,376 XVI. Result sale investment properties (+/-) 4,691 0 4,691 0 0 0 XVIII. Variations in the fair value of property investments (+/ -) 10,354 705 109 8,230 1,312 0 XIX. Other portfolio result -478 0 0 0 0 -478 OPERATING RESULT 26,991 8,822 6,556 11,151 3,316 -2,854 XX. Financial income (+) 8 0 0 0 0 8 XXI. Net interest charges (-) -2,776 0 0 0 0 -2,776 XXII. Other financial costs (-) -45 0 0 0 0 -45 XXIII. Variations in the fair value of financial assets and liabilities (+/-) -1,878 0 0 0 0 -1,878 FINANCIAL RESULT -4,690 0 0 0 0 -4,690 XXIV. Share in the result of associated companies and joint ventures 1,053 0 0 0 0 1,053 PRE-TAX RESULT 23,353 8,822 6,556 11,151 3,316 -6,492 XXV. Corporate Tax (-/+) -163 0 0 0 0 -163 XXVI. Exit tax 0 0 0 0 0 0 TAXES -163 0 0 0 0 -163 NET RESULT 23,189 8,822 6,556 11,151 3,316 -6,655
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28 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information NOTE 3: INVESTMENT PROPERTIES Investment properties available for rent are investments in real estate assets held for long term rent and/or to increase capital. The investment properties are originally booked based on their purchase price, including transaction costs and the non- deductible VAT (the “acquisition cost”). For buildings acquired through merger, demerger or contribution of a branch of activity, the taxes payable on the potential capital gains on the assets thus integrated are included in the cost of the assets concerned. At the end of the first accounting period after their initial booking, all investment properties are booked at their fair value. The fair value is determined in two steps. In the first step, an independent external real estate expert carries out an evaluation of all investment properties including transfer taxes (registration fees or other transfer taxes), the so called “investment value”. The expert estimates the investment value based on different methods such as: the capitalization of the estimated rental value and the Discounted Cash Flow method (DCF method) and the price per unit method or a combination of these methods. The expert is allowed to use other methods for his expertise. In the second step, in order to switch from the investment value to the fair value, the expert withholds an estimated amount of transfer taxes from the estimated investment value . The valuation of these transaction costs is carried out under the sole responsibility of the expert, based on their analysis of the market-consistent transfer method applicable to the relevant type of asset. The investment value minus the estimated transfer taxes is the fair value as defined by IFRS 13. In Belgium, the fair value is determined as follows: • for properties included in the Belgian portfolio with a global investment value exceeding € 2,500,000, the expert applies a downward adjustment on the investment value of 2.5% . • for buildings included in the Belgian portfolio with a global investment value of less than € 2 ,500,000 or buildings estimated on the basis of the price per unit method , the expert applies a downward adjustment corresponding to registration duties in accordance with the regional regulation: - 12.5% for real estate located in Brussels and the Walloon Region; - 12% for real estate located in the Flemish Region; - 2% for leasehold rights; - … When Home Invest Belgium decides to sell a building from its Belgian portfolio under a certain transaction structure, the effective transaction fees, which are expected to apply during the transaction, are deducted in order to determine the fair value, regardless of the global investment value of the building. In The Netherlands, transaction taxes for residential real estate amount to 8.0%.
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29 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information The table below shows the evolution of the investment properties in the first half of 2026. (in k €) 30/06/2026 31/12/2025 C. Investment properties, balance at the beginning of the financial year 855,805 854,924 a. Investment properties available for rent at the beginning of the period 887,587 786,432 Completion of development projects (+) 0 85,141 Acquisition of buildings (+) 0 0 Capitalized subsequent expenses (+) 6,753 10,273 Acquisition of buildings through companies (+) 0 0 Changes in the fair value of investment properties (+/-) 5,760 27,766 Sales (-) -3,808 -32,026 a. Investment properties available for rent at the end of the period 886,292 877,587 b. Development projects at the beginning of the period 8,218 66,546 Capitalized subsequent expenses (+) 3,153 17,910 Delivered development projects 0 -85,141 Changes in the fair value of the investment properties (+/ -) 1,607 5,548 Acquisitions of projects 0 3,355 Acquisitions of buildings through companies 0 0 b. Development project at the end of the period 12,978 8,218 c. Tangible fixed assets for own use 0 0 d. Others 0 0 C. Investment properties, balance at the end of the period 899,271 885,805 The fair value is based on the following quantitative parameters: Investment properties available for rent 30/06/2026 Rent capitalisation method Estimated rental value (ERV) Weighted average of € 179/m² (range between: € 118/m² and € 248/m²) Vacancy assumptions Average of 5 months (range between: 0 and 18 months) Capitalization rate Average of 4.2% (range between 3.5% and 6.9%) Number of m² or number of units Average of 5.095 m² (range between: 278 m² and 16,804 m²) Discounted cash flow method Estimated rental value (ERV) Weighted average of € 180m² (range between: € 78/m² and € 331/m²) Vacancy Assumptions (long-term) Average of 5 month (range between: 0 and 18 months) Number of m² or number of units Average of 5,640 m² (range between: 1,368 m² and 20,488 m²) Discount rate Average of 4.9% (range between 3.8% and 6.7%) Inflation Average of 2.1% (range between 2.0% and 2.2%) Project development 30/06/2026 Rent capitalisation method Estimated rental value (ERV) Weighted average of € 195/m² Vacancy assumptions Average of 0 months Capitalization rate Average of 4.2% Number of m² or number of units Average of 4,308m² Non-observable input Impact of fair value with: Decrease Increase Estimated rental value (ERV) Negative Positive Vacancy Assumptions (long-term) Negative Positive Capitalization rate Positive Negative Number of m² or number of units Negative Positive
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30 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Investment properties are valued on a quarterly basis by an independent and qualified property expert. The reports are drafted based on information shared by the company including the lease state, expenses and taxes borne by the lessee, rents and works to be carried out. The property expert uses market -related parameters (discount rate, etc.) based on his judgment and professional experience. The information shared with the property expert, the parameters and the assessment model used by the property expert are checked by the management, the audit committee, and the board of directors. NOTE 4: FINANCIA L LIABILITIES Financial liabilities 30/06/2026 31/12/2025 (in k €) Short-term liabilities within one year 3,500 8,500 Long-term liabilities between one and five years 304,000 283,500 Long-term liabilities over more than five years 158,000 164,500 TOTAL 465,500 456,500 On 30 June 2026, Home Invest Belgium had liabilities of € 465.50 million composed of: - bilateral credit lines for an amount of € 413.00 million. The bilateral credit lines are entered into with 7 different financial institutions, with well spread maturity dates until 2033. Ho me Invest Belgium does not have any maturities falling in 2026. The first coming maturity date is in the second half of 2027; - bondloans for an amount of € 49.00 million, with maturity date between 2028 and 2032; - short-term treasury notes (“commercial paper”) for an amount of € 3.50 million. Notwithstanding the short- term nature of the outstanding commercial paper, the outstanding amount is fully covered by available long- term credit lines (back-up lines).
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31 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information NOTE 5: DEBT RATIO 30/06/2026 31/12/2025 Liabilities 504,534 483,957 - Adjustments -13,060 -7,257 Debts as referred to in art. 13 of the REIT Royal Decree 491,475 476,700 Adjusted assets for the calculation of the debt ratio 1,007,898 990,322 Debt ratio (RREC Royal Decree) 48,76%, 48,14%, NOTE 6 : FINANCI AL ASSETS AND LIABILITIES E. Non-current financial assets Category 30/06/2026 31/12/2025 (in k €) Book value Fair value Book value Fair value Financial instruments A 11,775 11,775 12,327 12,327 Granted guarantees B 0 0 0 0 TOTAL 11,775 11,775 12,327 12,327 B. Current financial assets Category 30/06/2026 30/06/2025 (in k €) Book value Fair value Book value Fair value Financial instruments A 92 92 125 125 Others B 0 0 0 0 TOTAL 92 92 125 125 I. Non-current liabilities 30/06/2026 31/12/2025 (in k €) Book value Fair value Book value Fair value A. Provisions 0 0 0 0 b. Others B 0 0 0 0 B. Non-current financial debts 461,787 458,597 447,755 444,506 a. Financial institutions B 412,963 412,963 398,947 398,947 b. Financial leasing B 0 0 0 0 c. Other debts B 48,825 45,635 48,809 45,560 C. Other non-current financial liabilities 0 0 1 1 a. Hedging A 0 0 1 1 TOTAL 461,787 458,597 447,756 444,507 II. Current liabilities 30/06/2026 31/12/2025 (in k €) Book value Fair value Book value Fair value B. Current financial debts 3,996 3,996 9,181 9,181 a. Financial institutions B 0 0 0 0 b. Financial leasing B 0 0 0 0 c. Others - Received guarantees B 496 496 3,181 3,181 - Others B 3,500 3,500 6,000 6,000 C. Other current financial liabilities 0 0 0 0 a. Authorised hedging instruments A 0 0 0 0 D. Trade debts and other current debts 7,957 7,957 4,623 4,623 c. Others - Suppliers B 3,025 3,025 2,597 2,597 - Tenants B 858 858 973 973 - Tax, salary and social security payables B 4,074 4,074 1,053 1,053 TOTAL 11,953 11,953 13,804 13,804
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32 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information The categories correspond to the following classifications: A. Assets or liabilities held at fair value; B. Assets or liabilities held at amortised cost. The other long-term financial debts totalling € 48.8 million mainly consist of long-term treasury notes (EMTN). The other short-term financial debts of € 4.0 million consist mainly of short-term treasury notes (“Commercial paper”). The other current and non -current financial liabilities consist of the hedging instruments as described hereafter. The positive fair value of the hedging instruments amounted to € 12. 0 million and has been included under the non- current financial assets. IFRS 13 provides the obligation to take into account the own credit risk and that of the counterparty in the calculations. The correction on the fair value following the application of the credit risk on the counterparty is being called Credit Valuation Adjustment (CVA). Quantifying the company’s own credit risk is being called Debit Valuation Adjustment (DVA). In this context, CVA and DVA was recognised in the Financial Assets and Liabilities for an amount of -0.1 million. The interest rate hedge instruments are exclusively of the IRS type (Interest Rate Swap). These contracts provide for the conversion from variable interest rates to fixed rates. Up till 30 June 2026, the total nominal amount of the IRS hedges amounted to € 268.0 million. The hedging instruments are not considered as cash flow hedges. Changes in the value of the hedging instruments are accounted directly in the income statement. The total value of the hedges, including CVA and DVA, up till 30 June 2026 was € 12.0 million. The board of directors aims that its hedge policy will provide the company with maximum protection against any interest rate increases. Hedging instruments at 30/06/2026 (in k €) Type Amount Interest rate Deadline Qualification Fair value at 30/06/2026 BELFIUS IRS 10,000 1.28% 31/08/2026 Transaction 16 BELFIUS IRS 10,000 1.06% 31/08/2027 Transaction 169 BELFIUS IRS 8,000 0.41% 30/10/2026 Transaction 75 BELFIUS IRS 15,000 0.16% 31/03/2028 Transaction 617 BELFIUS IRS 20,000 0.14% 31/08/2029 Transaction 1,515 BELFIUS IRS 21,500 2.28% 31/01/2031 Transaction 263 BELFIUS IRS 17,000 2.28% 31/10/2030 Transaction 193 BNP IRS 25,000 -0.28% 30/09/2028 Transaction 1,553 BNP IRS 21,500 0.25% 31/03/2031 Transaction 2,253 BNP IRS 15,000 2.66% 31/12/2033 Transaction 10 ING IRS 30,000 -0.33% 25/09/2027 Transaction 1,074 ING IRS 15,000 0.29% 21/06/2031 Transaction 1,620 KBC IRS 15,000 0.20% 30/06/2029 Transaction 979 KBC IRS 15,000 0.30% 30/06/2029 Transaction 1,026 KBC IRS 30,000 2.25% 04/10/2032 Transaction 636 IRS type of coverage 268,000 12,001 Future IRS type of coverage 0 12,0010 Total 12,001 IFRS 13 applies to IFRS standards that require or allow fair value valuations or the communication of the fair value information, and thus IFRS 9. IFRS 13 provides a hierarchy of fair values under 3 levels of data input (levels 1, 2 and 3). Regarding the financial instruments, all these fair values are level 2. As Home Invest Belgium has no levels other than level 2, the company has not implemented a follow-up policy for transfers between hierarchical levels. The valuation is determined by the banks based on the current value of the estimated future cash flows. Although most of the derivative instruments used are considered to be trading instruments within the meaning of IFRS, they are only intended to hedge interest rate risk and are not used for speculative purposes.
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33 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information NOTE 7 : CONSOLIDATION SCOPE Up till 30 June 2026, the following companies formed part of the consolidation scope of Home Invest Belgium: Name Company number Country of origin Shareholding (direct or indirect) Home Invest Belgium NV 0420 767 885 Belgium - Charlent 53 Freehold BV 0536 280 237 Belgium 100% De Haan Vakantiehuizen NV 0707 946 778 Belgium 50% BE Real Estate NV 0474 055 727 Belgium 100% The Ostrov NV 0849 672 983 Belgium 100% The Dox 1 NV 0775 800 852 Belgium 100% Home Invest Netherlands NV 0777 259 317 Belgium 100% Blue Quarter NV 0792 989 450 Belgium 100% All legal entities of the consolidation scope are domiciled in Belgium: Woluwedal 46/11 in 1200 Brussels. On 30 June 2026, there were no minority interests recorded. NOTE 8 : OFF -BALANCE SHEET RIGHTS AND OBLIGATIONS - Home Invest Belgium has a number of current collection procedures which may have a very limited effect on the results. - Home Invest Belgium is involved in several court cases. These cases have no meaningful impact on the financial position or profitability of Home Invest Belgium. - The majority of the (residential) tenancy agreements signed by Home Invest Belgium stipulate the provision of a rental guarantee of 2 months’ rent in favour of Home Invest Belgium. - Home Invest Belgium and its perimeter companies are also linked to specific contracts such as estimates, insurance contracts, and asset management contracts. NOTE 9 : EVENTS AFTER THE BALANCE DATE No significant events occurred after the end of the half-year that have an impact on the consolidated figures.
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34 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information NOTE 10: AUDITOR’S REPORT Statutory auditor's report to the board of directors of Home Invest Belgium nv on the review of the condensed consolidated interim financial information as at 30 June 2026 and for the six-month period then ended Introduction We have reviewed the accompanying interim condensed consolidated balance sheet of Home Invest Belgium nv (the “Company”), and its subsidiaries (collectively referred to as “the Group”) as at 30 June 2026, the condensed consolidated income statement, condensed consolidated statement of comprehensive income, condensed consolidated cash flow statement and condensed statement of changes in consolidated shareholders’ equity for the six-month period then ended, and notes (“the condensed consolidated interim financial information”). The board of directors is responsible for the preparation and presentation of this condensed consolidated interim financial information in accordance with IAS 34, “Interim Financial Reporting” as adopted by the European Union. Our responsibility is to express a conclusion on this condensed consolidated interim financial information based on our review. Scope of Review We conducted our review in accordance with the International Standard on Review Engagements 2410, “Review of Interim Financial Information Performed by the Independent Auditor of the Entity”. A review of interim financial information consists of making inq uiries, primarily of persons responsible for financial and accounting matters, and applying analytical and other review procedures. A review is substantially less in scope than an audit conducted in accordance with International Standards on Auditing and consequently does not enable us to obtain assurance that we would become aware of all significant matters that might be identified in an audit. Accordingly, we do not express an audit opinion. Conclusion Based on our review, nothing has come to our attention that causes us to believe that the accompanying condensed consolidated interim financial information as at 30 June 2026 and for the six-month period then ended are not prepared, in all material respects, in accordance with IAS 34, “Interim Financial Reporting” as adopted by the European Union. Brussels, 2 September 2026 EY Bedrijfsrevisoren bv/EY Réviseurs d’Entreprises srl Statutory auditor Represented by Christophe Boschmans* Partner * Acting on behalf of a bv/srl 26CBO0369
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35 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information NOTE 11: STATEMENT BY RESPONSIBLE PERSONS As per article 13, §2 of the Royal Decree of 14 November 2007, the board of directors of Home Invest Belgium declares that after taking all necessary actions and to the extent known: a. the half-year summary figures drafted on the basis of the foundations for financial reporting in accordance with IFRS and IAS 34 “Interim financial reporting” as approved by the European Union give an accurate representation of the assets, the financial situation and the results of Home Invest Belgium and the companies included in the consolidation; b. the half-year report gives an accurate account of the primary events of the first six months of the current accounting year, of their influence of the summary figures, of the main risk factors and uncertainties in relation to the remaining months of the financial year as well as the primary transactions between the associated parties and any effect on the summary figures should these transactions be of significant importance, and were not carried out under normal market conditions; c. the details in the interim annual statement are true to the actual situation and that no details have been omitted that may alter the scope of the half yearly statement. The consolidated half-year results were approved by the board of directors on 1 September 2026.
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36 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Home Invest Belgium has used Alternative Performance Measures (APM) within the meaning of the Guidelines issued by the European Securities and Markets Authority (ESMA) on 5 October 2015 in its financial communication for many years. A number of these APMs are recommended by the European Public Real Estate Association, EPRA, while others were established by the sector or by Home Invest Belgium to provide the reader with a better understanding of the company’s results and performances. Performance indicators that are defined by the IFRS or by law, and indicators that are not based on items in the income statement or the balance sheet, are not considered to be APMs. All information related to the APMs is included in this report and has been approved by the auditor. Hedging ratio Definition: This is the percentage of financial debt with a fixed interest rate compared to the total financial debt. The numerator corresponds to the sum of fixed -rate borrowing plus floating -rate debts after conversion into fixed -rate debts via IRS contracts in effect at the end of the financial year. The denominator corresponds to the total amount of financial debt drawn on the closing date. Purpose: A significant portion of the company’s financial debts are concluded at floating rates. This APM is used to measure the risk associated with interest rate fluctuations and its potential impact on the results. Reconciliation: (in k €) 30/06/2026 31/12/2025 Fixed-rate financial debt 89,000 89,000 Floating-rate financial debts converted into fixed-rate debt via IRS 268,000 268,000 Total fixed-rate debt 357,000 357,000 Total floating-rate debt 108,500 99,500 Total debt 465,500 456,500 Hedging ratio 76.69% 78.20%
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37 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Average cost of debt Definition: The interest costs (including the credit margin and the cost of the hedging instruments) divided by the weighted average financial debt over the period in question. The numerator corresponds to the sum of the net interest costs included in item XXI of the income statement, after addition of the capitalized interest. The denominator corresponds to the average amount of financial debt calculated over the period. Purpose: The company is partly financed by debt. This APM is used to measure the average cost of the interests paid. Reconciliation: (in k €) 1H 2026 1H 2025 Net interest charges (heading XXI) 4,343 2,776 Capitalized interests 979 1,390 Total cost of financial debt 5,322 4,166 Weighted average amount of debt 227,744 195,003 Average cost of debt 2.34% 2.14% EPRA NAV Definition: EPRA published the new Best Practice Recommendations for financial disclosures of listed real estate companies in October 2019. EPRA NAV is being replaced by three new Net Asset Value indicators: EPRA Net Reinstatement Value (NRV), EPRA Net Tangible Assets (NTA) and EPRA Net Disposal Value (NDV). The EPRA NAV indicators are obtained by adjusting the IFRS NAV in such a way that any shareholders receive the most relevant information about the value of the company’s assets and liabilities. These three EPRA-metrics are calculated based on the following principles: • EPRA NRV: displaying the resources required to reconstitute the company through the investment markets based on the current capital and financing structure, including transfer taxes; • EPRA NTA: displaying a NAV in which the real property and other investments have been revalued to their respective fair values, excluding certain items that are not expected to materialise into a long -term investment property business model; • EPRA NDV: represents the NAV of the company in a scenario when all assets are being old, and this scenario results in the value of any deferred taxes, debts and financial instruments being realised.
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38 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Reconciliation: 30/06/2026 (in k €) EPRA NTA EPRA NRV EPRA NDV IFRS NAV (shareholders of the group) 515,232 515,232 515,232 (v) Deferred taxes in respect of increases in the fair value of investment properties 4,345 4,345 (vi) Fair value of financial instruments -11,866 -11,866 (viii,b) Intangible fixed assets -335 (x) Fair value of fixed rate debt 3,190 (xi) Transfer taxes 49,580 NAV 507,376 557,290 518,422 Number of shares 19,911,885 19,911,885 19,911,885 NAV per share (in €) 25.48 27.99 26.04 31/12/2025 (in k €) EPRA NTA EPRA NRV EPRA NDV IFRS NAV (shareholders of the group) 518,818 518,818 518,818 (v) Deferred taxes in respect of increases in the fair value of investment properties 3,991 3,991 (vi) Fair value of financial instruments -12,451 -12,451 (viii,b) Intangible fixed assets -418 (x) Fair value of fixed rate debt 3,249 (xi) Transfer taxes 49,793 NAV 509,940 560,150 522,067 Number of shares 19,895,902 19,895,902 19,895,902 NAV per share 25.63 28.15 26.24 EPRA earnings (per share) Definition: The EPRA earnings is the net result (share group) 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 results of associated companies and joint ventures. The term is used in accordance with the Best Practices Recommendations of EPRA. Purpose: This APM measures the underlying operational result of the company, without regard to the result of the change in the value of the assets or liabilities on the portfolio, gains or losses on the sale of investment properties and the other result of the portfolio. Reconciliation: (in k €) 1H 2025 1H 2025 NET RESULT (GROUP SHAREHOLDERS) (IFRS) 19,129 23,189 - Excluding: results of sale of investment properties (ii) -471 -4,691 - Excluding: changes in the fair value of properties (i) -7,370 -10,354 - Excluding: other portfolio result (viii) +354 +478 - Excluding: variations in the fair value of financial assets and liabilities (vi) +585 +1,878 - Excluding: non-EPRA elements in the share of the result of associated companies and joint ventures (ix) -580 -294 EPRA EARNINGS 11,647 10,205 Average number of shares 19,903,496 19,982,868 EPRA EARNINGS PER SHARE (in €) 0.59 0.51
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39 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information Operating margin Definition: This alternative performance indicator measures the company’s operational profitability as a percentage of rental income and is calculated by dividing the “operating result before the result on the portfolio” by “the net rental result”. Purpose: This APM is used to assess the operating performance of the company. Reconciliation: (in k €) 1H 2026 1H 2025 Operating result before portfolio result 15,407 12,422 Net rental result 21,657 18,282 Operating margin 71.1% 67.9%
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40 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information 2026 Half-year financial report: results up till 30 June 2026 Wednesday 2 September 2026 Interim statement: results up till 30 September 2026 Thursday 12 November 2026 2027 Annual press release on the financial year 2026 Friday 12 February 2027 Publication of the annual financial report on the website Friday 2 April 2027 Ordinary general meeting of the financial year 2026 Tuesday 4 May 2027 Payment of the dividend of the financial year 2026 – Ex date Monday 10 May 2027 Payment of the dividend of the financial year 2026 – Record date Tuesday 11 May 2027 Payment of the dividend of the financial year 2026 – Payment date Wednesday 12 May 2027 Interim statement: results up till 31 March 2027 Wednesday 19 May 2027 Half-year financial report: results up till 30 June 2027 Wednesday 1 September 2027 Interim statement: results up till 30 September 2027 Friday 12 November 2027
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41 HALF YEAR FINANCIAL REPORT 2026 02/09/2026 5.40 pm Regulated information FOR ADDITIONAL INFORMATION Preben Bruggeman Chief Executive Officer Tel: +32 (0)2 899 43 21 E-mail: investors@homeinvest.be www.homeinvestbelgium.be Ingrid Quinet Chief Legal Officer Home Invest Belgium Boulevard de la Woluwe 46, Box 11 B – 1200 Brussels ABOUT HOME INVEST BELGIUM Home Invest Belgium is the largest Belgian listed lessor of residential real estate. The company builds, rents, and maintains most of its buildings under its own management. As constructor and long -term owner, Home Invest Belgium guarantees a qualitative residential experience to its tenants. With more than 25 years of experience, 45 buildings in its portfolio – half of which are less than 10 years old - and more than 2,500 residential rental units, Home Invest Belgium has a wide range and in -depth expertise. The company uses them to live up to its declared ambition to become the ‘landlord of choice’ for all its tenants, regardless of their stage of life or lifestyle. Thi s translates into high-quality and sustainable rental housing, communal areas and services for tenants and rent rates in line with the market prices. Home Invest Belgium is a Belgian public regulated real estate company (GVV/SIR) specialised in the acquisition, sale, development, letting and management of residential real estate. On 30 June 2026 Home Invest Belgium held a real estate portfolio worth € 983 million in Belgium and the Netherlands. Home Invest Belgium has been listed on Euronext Brussels [HOMI] since 1999. On 30 June 2026 the market capitalisation amounted to € 387 million. The share is part of the BEL Small Index and the FTSE EPRA NAREIT Global Real Estate Index.