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Cham Swiss Properties Half-year results 2026 and outlook August 25, 2026
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Agenda Highlights 3 Financial results 4 Portfolio and pipeline 11 Outlook H2 Q&A 2Cham Swiss Properties • Half-year results 2026 • 23
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Construction proceeding according to schedule Phase 3 at the Papieri site nearing completion; construction in Geneva and Zurich on schedule First half of 2026 Highlights Cham Swiss Properties • Half-year results 2026 •3 Active portfolio management Portfolio quality further optimized through divestitures and acquisitions in Western Switzerland CHF 100 million Second bond successfully issued CHF 1’761 million Value of real estate portfolio reflects its high quality and the on-schedule progress of construction and development activities Leasing successes Over 6’000 m2 of office and commercial space and 64 apartments in Cham leased prior to completion Bredella’s ownership structure Acquisition of minority shares of Bredella Beteiligungen AG
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Income statement key figures 4 Financial results Cham Swiss Properties • Half-year results 2026 • CHF 13.1 million Rental income incl. Ina until merger CHF 1.6 million Income from energy center Cham and services Bredella site January 1 – June 30 in TCHF 2026 2025* Rental income 13’743 9’143 Income from sale of promotional properties 0 114’890 Other operating income 1’619 1’603 Operating income 15’363 125’636 Expenses from property rentals -2’042 -1’474 Expenses from sale of promotional properties 0 -77’585 Personnel expenses -5’763 -4’580 Other operating expenses -3’098 -3’637 Depreciation of other tangible fixed assets -668 -545 Operating expenses -11’571 -87’822 Capitalized own work 1’754 1’155 Operating result excluding revaluation 5’545 38’969 Net income from revaluation 6’371 125’401 Operating profit 11’916 164’370 Financial results -3’604 -2’077 Profit before taxes 8’312 162’293 Tax 99 -18’321 Consolidated profit 8’411 143’972 Shareholders' equity Cham Swiss Properties AG 9’702 143’995 Share of minority shareholders -1’291 -23 Earnings per share in CHF 0.20 3.73 Absence of merger costs No minority shareholders from early June 2026 * Excl. Ina Invest from 01.01.2025 until the merger
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Broadly diversified rental income base Cham Swiss Properties • Half-year results 2026 •5 Financial results 26% 35% 39% Residential Office Commercial Target rental income by type of use as of June 30, 2026 CHF 27.8 million 18% 36% 38% 8% Zurich Central Switzerland Basel Western Switzerland CHF 27.8 million Target rental income by region as of June 30, 2026 CHF -0.3 million Temporary use Pavatex and Bredella East 5.2% Vacancy Bredella East, Geneva (31.12.2025: 6%) +3% Change in target rental income YoY (vs. 30.06.2025)
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Comfortable tenant and maturity structure 6 Financial results Cham Swiss Properties • Half-year results 2026 • 12.5% 7.4% 6.7% 4.5% 3.2%65.7% SWICA Krankenversicherungen AG Tristar Suisse SA Ringele AG Swiss Casino Winterthur AG Buss AG Tenant mix as of June 30, 2026 Maturity structure as of June 30, 2026 0 5 10 15 20 25 30 35 40 45 1 to 2 years 2 to 3 years 3 to 4 years 4 to 5 years 5 to 10 years > 10 years in % Up to 1 year, including open- ended leases of which leases for residential space WAULT: 4.9 years
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2% increase in portfolio value Cham Swiss Properties • Half-year results 2026 •7 Financial results 1'725 '6 '45 -'15 1'761 Portfolio 31.12.2025 Net market value change Sales Portfolio 30.06.2026Investments Portfolio value in CHF million
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44% 1% 55% Investment properties Promotion Development properties 69% 18% 13% Residential Office Commercial Strong development pipeline and high share of residential 8 Financial results 17% 54% 20% 9% Zurich Central Switzerland Basel Western Switzerland CHF 1’761 million CHF 1’761 millionCHF 1’761 million Portfolio value by type of use as of June 30, 2026 Geographical diversification of the portfolio as of June 30, 2026 Cham Swiss Properties • Half-year results 2026 •
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Balance sheet key figures 9 Financial results Cham Swiss Properties • Half-year results 2026 • CHF 150 million 1st bond, 1.35% / 5 years CHF 100 million 2Ĕᵈ bond, 1.55% / 7 years 56.4% Equity ratio CHF 21.23 NAV per share in TCHF 30.06.2026 31.12.2025 Cash and cash equivalents 17’524 1’990 Promotional properties 20’790 20’755 Other current assets 33’883 17’481 Total current assets 72’197 40’226 Investment properties 765’858 762’389 Development properties 974’683 941’901 Other fixed assets 29’653 29’200 Total fixed assets 1’770’194 1’733’490 Total assets 1’842’391 1’773’716 Total current liabilities 287’905 301’954 Total non-current liabilities 515’978 421’299 Total liabilities 803’883 723’253 Total equity 1’038’508 1’050’464 Equity ratio in % 56.4 59.2 Loan-to-value in % 35.6 31.4 NAV per share 21.23 21.50 Arlesheim Schwinbach Modern condominiums for nature-loving city dwellers in a stand-alone timber construction
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Development of a staggered bond portfolio by 2032E 10 Financial results Financing structure as of June 30, 2026, in CHF million Cham Swiss Properties • Half-year results 2026 • 0 200 400 600 800 1’000 1’200 1’400 up to 2 years up to 3 years up to 4 years up to 5 years (bond) up to 6 years up to 7 years (bond) up to 8 years up to 9 years Total secured loans Short- term liabilities Relative increase in bond financing CHF 627 million Financial liabilities CHF 100 million 2Ĕᵈ bond issued in March 2026 1.23% Weighted interest rate of financial liabilities as of June 30, 2026 Ŗ\HDUV Maturity of financial liabilities 35.6% Loan-to-Value Financing structure 2032E
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Our equity story – value creation through development 11 Portfolio and pipeline Target rental income in CHF million Portfolio size in CHF million CAGR: 8.2% CAGR: 20.0% 25 development projects in prime locations will double the portfolio and quadruple rental income. The strong balance sheet with a high equity ratio means the current project pipeline can be realized without capital increases. 2025 2032E 1’725 >3’000 2025 2032E 28 >100 Cham Swiss Properties • Half-year results 2026 •
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Projects under construction – Kesselhaus, Cham 12 Portfolio and pipeline Office and commercial use •Landmark on the Papieri site •Investment volume: CHF ~32.8 million •Rental space: 3’900 m2 •Fully leased •Target rental income: CHF ~1 million •Completion: summer 2026 Cham Swiss Properties • Half-year results 2026 •
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Projects under construction – Phase 3, Cham 13 Portfolio and pipeline Residential, office and commercial use •Investment volume: CHF ~82.5 million •Rental space: 16’200 m2 •of which residential: 5’200 m2 •of which office and commercial: 11’000 m2 •Target rental income: CHF ~4.6 million •Completion: summer 2026 Cham Swiss Properties • Half-year results 2026 •
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Pleasing letting activities – Phase 3 and Kesselhaus, Cham 14 Portfolio and pipeline Papieri site in Cham is establishing itself as an attractive location •A total of over 6’000 m² of office and commercial space was leased in the first half of the year, prior to completion of construction phase 3 and the Kesselhaus, respectively, to prominent tenants such as Aryzta •Durolux and Trafo buildings were leased prior to the start of renovation work •64 apartments were leased prior to completion Cham Swiss Properties • Half-year results 2026 •
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Successful acquisition of property in Geneva 15 Portfolio and pipeline Complements existing properties on Rue du Grand-Pré, Geneva •Approximately 4’000 m² of office and commercial space •Target rental income: CHF 1 million Attractive upside potential through comprehensive development across plots Cham Swiss Properties • Half-year results 2026 • Existing portfolio Acquisition
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Projects under construction – Rue du Valais, Geneva 16 Portfolio and pipeline Transformation from office to mixed-use •Investment volume: CHF ~30.1 million •Rental space: 4’600 m2 •Target rental income: CHF ~2 million •Completion: spring 2027 •Start of marketing activities: Q4 2026 Cham Swiss Properties • Half-year results 2026 •
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Projects under construction – Schaffhauserstrasse, Zurich 17 Portfolio and pipeline Compact apartments in a prime location •Investment volume: CHF ~27 million •Rental space: 3’200 m2 •Target rental income: CHF ~1.6 million •Completion: summer 2027 Cham Swiss Properties • Half-year results 2026 •
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Projects with construction start 2026/27 – A2, Bredella West, Pratteln 18 Portfolio and pipeline Cham Swiss Properties • Half-year results 2026 • Urban living in a central location •Start of preparatory work end of 2026 •Investment volume: CHF ~103 million •Rental space: 12’000 m2 •Target rental income: CHF ~3.5 million •Condominium: 4’000 m2 •Income from promotion: CHF ~38.6 million •Completion: 2029
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Projects with construction start 2026/27 – Rocket & Tigerli, Winterthur 19 Portfolio and pipeline Living with a view •Start of civil engineering works Q1 2027 •Investment volume: CHF ~227 million •Rental space: 28’000 m2 •of which 5’800 m2 affordable/cooperative housing •Target rental income: CHF ~9.8 million •Completion: 2030 Cham Swiss Properties • Half-year results 2026 •
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Developments on the timeline – full pipeline until 2032 20 Basic principle: Start of construction depends on the legal validity of the building permit and, in the case of commercial properties, also on the pre-letting rate Cham Swiss Properties • Half-year results 2026 • Portfolio and pipeline Investment properties for own portfolio (as of 30.06.2026)
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Developments on the timeline – full pipeline until 2032 21 Basic principle: Start of construction depends on the legal validity of the building permit Cham Swiss Properties • Half-year results 2026 • Portfolio and pipeline Condominiums (as of 30.06.2026)
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Expected development of target rental income until 2032E 22 Portfolio and pipeline Cham Swiss Properties • Half-year results 2026 • 0.0 20.0 40.0 60.0 80.0 100.0 120.0 2026 2027 2028 2029 2030 2031 2032 Commercial Office Residential 15% 25% 60% Expected target rental income in CHF million
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Focus on construction starts and marketing 23 Outlook H2 Sector Still going strong, high demand at all sites Cham Swiss Properties • Half-year results 2026 • Projects Preparations for the start of construction on major projects in Pratteln (Bredella West), Winterthur (Rocket/Tigerli), and Cham (Durolux and Trafo buildings, and Kalanderbau) Marketing Leasing of Rue du Valais in Geneva to begin in Q4 Leasing of office building in Baar Leasing of remaining space in Cham
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Share information, financial calendar, and contacts Share information Cham Swiss Properties shares are listed on the SIX Swiss Exchange in accordance with the standard for real estate companies. Shares issued: 48’906’622 registered shares with a par value of CHF 0.03 each Accounting: Swiss GAAP FER ISIN: CH0524026959 Security number: 52402695 Ticker: CHAM Financial calendar March 3, 2027: Publication of annual results 2026 April 6, 2027: Annual General Meeting, Cham August 24, 2027: Publication of half-year results 2027 Contact for investors, analysts, and financial media IR and financial media officers of Cham Swiss Properties AG Daniel Grab, CFO +41 79 484 16 55 Marion Schihin +41 79 705 88 15 investors@champroperties.ch Share register Computershare Switzerland AG +41 62 205 77 50 business.support@computershare.ch Address Cham Swiss Properties AG Fabrikstrasse 5 CH-6330 Cham +41 41 508 08 20 info@champroperties.ch www.champroperties.ch 24 Company data Cham Swiss Properties • Half-year results 2026 •
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This presentation (the "Presentation") has been prepared by Cham Swiss Properties AG ("Cham Swiss Properties" and together with its subsidiaries (the "Group")) for informational purposes only. The contents of this Presentation, including all statements made therein, are based on estimates, assumptions and other information currently available to the management of the Group. Certain statements in this Presentation are forward-looking statements. By their nature, forward-looking statements involve a number of risks, uncertainties and assumptions that could cause actual results or events to differ materially from those expressed or implied by the forward-looking statements, including, but not limited to, general economic conditions, changes in market conditions, intense competition in the markets in which the Group operates and regulatory developments. Cham Swiss Properties does not undertake any obligation to update or otherwise review its forward- looking statements, whether as a result of new information, future events or otherwise. In addition, certain financial information included in this Presentation consists of non-Swiss GAAP FER financial and other alternative performance measures and ratios. These non-Swiss GAAP FER financial measures may not be comparable to similarly titled measures presented by other companies, nor should they be construed as an alternative to other financial measures determined in accordance with Swiss GAAP FER. This Presentation does not constitute an offer or solicitation for the purchase or disposal of, trading or any transaction in any securities of Cham Swiss Properties or the Group in any jurisdiction. Investors must not rely on this Presentation for investment decisions and are solely responsible for forming their own investment decisions. Cham Swiss Properties accepts no liability for the accuracy, completeness or currency of the details provided in this Presentation and is in no respect liable for any indirect or direct losses, liability claims, costs, receivables, expenses or damages of any kind that may arise from, or are connected to, the use of any or all of the information contained therein. Disclaimer Cham Swiss Properties • Half-year results 2026 •25
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Appendix 26
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Ambitious financial targets and shareholder-friendly dividend policy 27 Appendix Financial targets and dividend policy Equity ratio Maintain an equity ratio of at least 45% of total assets to ensure stability, flexibility, and dividend capacity. Debt financing Optimization of the capital structure through the targeted use of debt capital, taking into account the dividend policy. Loan-to-value ratio of real estate portfolio Max. 50%. LTV may be exceeded during the development phase. Target return on equity Average >6%/year. Dividend policy At least 2% of net asset value (NAV). Cham Swiss Properties • Half-year results 2026 •
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Highlights in the real estate portfolio – Papieri site development, Cham 28 Appendix A vibrant quarter in the center of Cham •Site area: approx. 15 hectares •170’000 m2 floor space •75% residential properties approx. 1’000 apartments, 100 of which are affordable •25% Commercial share approx. 1’000 jobs •Phase 1 and 2 completed phase 3 under construction, phase 4 and 5 in planning •Expected target rental income after completion: approx. CHF 40 million 2022 Vote GP Papieri 2017 2019 Site clearance and remediation Move-in phase 2 Move-in phase 1 2024 2026 Move-in phase 3 Pavatex Papieri Cham Swiss Properties • Half-year results 2026 • 2028 Move-in Durolux, Trafo and Kalander
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29 Appendix Highlights in the real estate portfolio – Pavatex site development, Cham Pavatex North (ca. 17’700 m2) •Development plan for commercial spaces •Interim uses Pavatex South (ca. 18’800 m2): •Around 300 apartments and a school building for the municipality of Cham •15% affordable housing •10% retirement housing •Cooperative process with the municipality •Rezoning into a residential zone/zone for public use Pavatex South Pavatex North Papieri 2027 Urban devel. competition Pavatex South 2023 2025 Rezoning as part of local devel. plan update Construction start Vote on development plan 2029 2032 Move-inDevel. plan Pavatex North 2022 Cham Swiss Properties • Half-year results 2026 •
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Highlights in the real estate portfolio – Site development Bredella, Pratteln An integral part of the city •Prime location with excellent transport connectivity, directly next to Pratteln train station •Site area: approx. 8.5 hectares •Floor area ratio: approx. 2.0 •Total floor space: 170’000 m2 •70% residential, 30% commercial •Expected target rental income after completion: approx. CHF 30 million 30 2026 Masterplan Bredella West 2022 2024 Approval QP West Preparation of QP East Construction start development plot West 2027 2031 Completion development plot West Appendix Cham Swiss Properties • Half-year results 2026 •
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31 Appendix A new urban district is taking shape •Walking distance to Winterthur train station •Rocket: 100 m residential tower featuring rental apartments, a restaurant, observation deck •Tigerli: podium building with rental apartments, including cooperative housing •Elefant: commercial property, single Tenant Swica •Hall Draisine: listed heritage building with kindergarten tenant •Hall Rapide: listed heritage building with casino tenant •Hall Habersack: interim use 2018 Approval of devel. plan by municipal council 2014 2015 Vote referendum Move-in Elefant and Hall Draisine Construction start phase 1 2024 Move-in hall Rapide building permit Rocket & Tigerli 2025 Construction start Rocket & Tigerli 2027 Move-in Rocket & Tigerli 2030 31 Highlights in the real estate portfolio – Site development Lokstadt, Winterthur Cham Swiss Properties • Half-year results 2026 •