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Presentation for investors, analysts and media Zurich, 27 August, 2026
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Disclaimer HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 2 This communication contains specific forward-looking statements, beliefs or opinions, including statements with respect to objectives, which are based on current beliefs, expectations and projections about future events and assumptions made by the management of Investis Holding SA ("Investis"), including, but not limited to statements including terms like "potential" , "believes", "assumes", "expects", "forecast", "project", "may", "could", "might", "will" or formulations of a similar kind. In this communication, such forward-looking statements include, without limitation, statements relating to our financial condition, results of operations and business, performance or achievements and certain of our strategic plans and objectives. Such forward-looking statements are made on the basis of assumptions and expectations that Investis believes to be reasonable at this time but may prove to be erroneous. Because these forward -looking statements are subject to risks and uncertainties, actual future results, the financial condition, the development or performance of Investis and/or its subsidiaries may differ materially from those expressed in or implied by the statements. Many of these risks and uncertainties relate to factors which are beyond Investis' ability to control or estimate precisely, such as future market conditions, currency fluctuations, the behaviour of other market participants, the actions of governmental regulators and other risk factors detailed in Investis' past and future filings and reports, including press releases, reports and other information posted on Investis' websites or in other form. Readers are cautioned not to put undue reliance on forward-looking statements which speak only as of the date of this communication. Investis disclaims any intention or obligation to update and revise any forward-looking statements, whether as a result of new information, future events or otherwise. It should be noted that past performance is not a guide to future performance. Please also note that interim results are not necessarily indicative of the full-year results. Rounding effects may occur. The representation of this financial information is based on hypothetical business events and facts and does not reflect Investis' actual asset, financial and income situation. The asset, financial and income situation of Investis in future financial statements and reports may substantially differ from the information provided herein. The reason for this is a string of factors, such as, for example, business developments, changes in the market, and in the legal, regulatory and/or economic framework, as well as amended accounting regulations. Persons requiring advice should consult an independent adviser and not treat the content of this communication as an advice relating to legal, taxation or investment matters. This publication constitutes neither an offer to sell nor a solicitation to buy securities of Investis and it does not constitute a prospectus or a similar notice within the meaning of articles 35 et seqq. or 69 of the Swiss Financial Services Act. Any offer and listing of securities would be made solely by means of, and on the basis of, a prospectus. An investment decision regarding the securities of Investis should only be made on the basis of a prospectus, if and when published. Copies of this publication may not be sent to jurisdictions or distributed in or sent from or otherwise made publicly available in jurisdictions, in which this is barred or prohibited by law.
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Highlights of H1 2026 Market trends Financial overview H1 2026 Outlook Appendix Q & A Agenda HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 3
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▪ Strong H1 2026 performance, with rental income up 6.8% and EBITDA before revaluations and disposals up 9.3% ▪ Continued value creation, supported by CHF 43.7m revaluation gains and net profit excluding revaluations rising to CHF 30.1m ▪ Very strong balance sheet, with a 63.9% equity ratio and LTV further reduced to 27.3% ▪ CHF 2.3bn high-quality portfolio, predominantly residential and benefiting from strong demand in the Lake Geneva region ▪ Positive outlook for H2 2026, driven by structural undersupply, low vacancy and Investis’ clear residential strategy Highlights H1 2026 – strategic focus on the Lake Geneva region continues to deliver HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 4 Annualised total return of the share including dividends since IPO amounted to 12.9% as per 30 June 2026
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Highlights of H1 2026 Market trends Financial overview H1 2026 Outlook Appendix Q & A Agenda HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 5
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Real Estate Market in the Lake Geneva region– developments in H1 2026 HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 6 ▪ Structural housing shortage continues across the Lake Geneva region, driven by strong immigration, limited buildable land and therefore persistently low vacancy rates ▪ Residential demand remains resilient, with declining UN-related employment expected to have only a marginal effect on the housing market ▪ Rental growth is supported by moderate inflation and a pronounced "locked-in-effect", particularly in Geneva, where reletting rents continue to increase significantly faster than in-place rents ▪ Investment demand remains exceptionally strong as the SNB policy rate has remained at 0%, reinforcing the attractiveness of residential real estate for institutional investors ▪ Competition for high-quality residential assets has intensified, supported by continued fundraising and the return of Zurich-based investors to the Lake Geneva market ▪ Prime residential yields remain under pressure, with further yield compression expected across Geneva and the wider Lake Geneva region Source: CBRE, Aug 2026
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Real Estate Market in the Lake Geneva region Location choice and awareness of demographic trends remain important for investors HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 7 Migration/ Demography ▪ Cantons of Vaud and Geneva expect to see above-average growth rates in migration ▪ Major regional differences: − Urban centres will continue to grow − Rural areas are increasingly affected by stagnation, aging populations and declining demand ▪ Lowest homeownership rate in CH i.e. high share of rental households ▪ Supply shortage pronounced in the “affordable segment” despite more construction activity ▪ New construction falls far short of demand Construction activity ▪ Corporate tax rates in the Lake Geneva region remain among the most attractive in Switzerland ▪ Swiss real estate market subject to regulatory changes ▪ Potential amendments to Lex Koller Regulations ▪ Inflation rate in CH to remain low ▪ Stable currency and economic environment Capital Markets
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Real Estate Market in the Lake Geneva region HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 8 Housing under construction in the Canton of Geneva Source: CBRE, OCSTAT 2026 ▪ Construction activity remains high, while developable land is becoming increasingly scarce
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Real Estate Market in the Lake Geneva region HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 9 Regional evolution of building permits Source: Wuest Partner, CBRE Q2 2026 ▪ Leading to sharp decline in building permits in the Lake Geneva region
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Real Estate Market in the Lake Geneva region HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 10 Residential vacancy rates continue to decline in 2026 Source: CBRE, OCSTAT, StatVD, 2026 ▪ The housing shortage in the Lake Geneva region continues to intensify
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Real Estate Market in the Lake Geneva region HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 11 Residential rent index in Switzerland – with or without change of tenant Wider spread between rising offered rents and stable “in-place” rents Source: Wuest Partner, CBRE, 2026 ▪ A “locked-in” effect whereby tenants prefer to retain their existing lease even if their apartment no longer meets their current needs
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Real Estate Market in Switzerland HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 12 Swiss residential real estate is attractive, while yield compression is stronger outside prime locations... Source: CBRE, SNB, July 2026 ▪ Prime Geneva residential remains attractive, with a ~200 bps risk premium. Strong investor demand and limited core supply are increasingly pushing capital towards less central locations ▪ Scarce residential opportunities are intensifying competition, putting further pressure on yields and pricing ▪ Investors are expanding beyond core markets in search of higher returns, driving yield compression across the Lake Geneva periphery and neighbouring cantons Residential prime yield in Geneva and Zurich
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Real Estate Market in the Lake Geneva region HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 13 ... driving investment activity upward in Geneva Source: CBRE Research, OCSTAT, 2026 Real estate investment activity in the Canton of Geneva ▪ Investment activity in GE accelerated in 2026 ▪ Large commercial transactions are returning, boosting investment volumes
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Real Estate Market in the Lake Geneva region HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 14 Source: CBRE Research, SFP, Immoday Fundraising activity remains at a record high in H1 2026 40 50 60 70 80 90 100 110 120 130 140 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 10,000 2019 2020 2021 2022 2023 2024 2025 2026 CHF Mio. Q1 Q2 Q3 Q4 Avg. Size (Rhs) 2019 2020 2021 2022 2023 2024 2025 2026 RE listed funds RE non-listed funds Investment fundations Other Fundraising / Capital increases (announced) – Swiss real estate investment vehicles ▪ Swiss real estate continues to attract strong institutional capital ▪ Fundraising rounds are growing in size, reflecting continued investor confidence ▪ Much of this capital will need to be deployed into new acquisitions
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Strategy: Buy and hold – evolution of fair value and gross rental income since IPO HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 15 Rue du Nant 30 – Geneva – Acquisition in December 1998 CAGR = +2.7% +106% +33%
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Investis is strongly positioned in the Swiss real estate market, particularlyin the Lake Geneva region HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 16 ▪ Operates in structurally supply-constrained markets ▪ Benefits from persistently low vacancy rates ▪ Urban centres continue to grow, while rural demand remains subdued ▪ Focuses on the mid-market segment ̶ no luxury exposure ▪ New residential supply in urban centres remains limited ▪ Benefits from strong and sustained housing demand ▪ Offers significant rental growth potential ▪ Operates in markets with some of the highest asking rents per square metre ▪ Supported by strong underlying market fundamentals Chemin des Petits-Esserts 1, Cugy
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Highlights of H1 2026 Market trends Financial overview H1 2026 Outlook Appendix Q & A Agenda HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 17
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(CHFm) HY 2026 Δ in % HY 2025 FY 2025 FY 2024 (excl. RES)1) Revenue 41.5 6.8 38.8 79.8 64.4 EBITDA before revaluations/disposals 26.7 9.3 24.4 53.3 38.0 Income from revaluations 43.7 -38.1 70.5 113.5 104.9 Income from disposal of properties - n/a 0.8 0.8 0.8 EBIT 70.3 -26.5 95.7 167.5 143.5 Financial result 7.3 n/a -2.5 5.6 -6.6 Income taxes -10.1 -22.5 -13.0 -21.0 -20.1 Net profit 67.6 -15.7 80.2 152.0 116.8 Net profit excluding revaluation effect 30.1 53.1 19.6 54.1 26.8 1) For improved comparability, this excludes the Real Estate Service segment and the income from the disposal of subsidiaries related to that segment. H1 2026: Strong Performance HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 18 Enhanced operational performance and continued disciplined cost management ▪ Like-for-like rental income +0.6% − for residential +1.1% ▪ Gross rental income CHF 85.9m ▪ Vacancy rate at 2.0% − for residential 1.2% ▪ EBITDA increased by 9.3%, outpacing top-line growth ▪ Lower discounting rates and higher cash flows led to substantial revaluation gains ▪ Net profit excluding revaluation effects increased significantly, comfortably covering the dividend
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Revenue and like-for-like rental growth HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 19 CAGR of 1.7% over five years 30.6 26.2 28.2 38.8 41.5 27.2 26.9 36.2 41.0 57.8 53.1 64.4 79.8 1.5 3.0 2.0 0.9 0.6 FY 2022 FY 2023 FY 2024 FY 2025 HY 2026 Revenue from letting 1st HY Revenue from letting 2nd HY Like-for-like rental growth in % Like-for-like CAGR of 1.7% (CHFm) ▪ Like-for-like rental growth +0.6% (2025: +0.9%); – in residential +1.1% ▪ Gross rental income increased to CHF 85.9m ▪ Vacancy rate at 2.0% Average like-for-like rental growth target unchanged: 1-2% for residential properties
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Characteristics of the portfolio: 207 buildings – 78% residential with 3,070 apartments HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 20 Note: 1) In the Canton of Geneva the kitchen is considered as one room whilst it is not in other cantons. To allow for a comparison, the figures for the canton of Geneva have been adjusted to the system of calculation prevalent in other cantons. by category based on portfolio value by canton based on portfolio value by apartment type based on the number of apartments: 1) 8% 22% esiden al ommercial 66% 0% % other 28% 26% 0% 16% 1-room 2-room -room other
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Significant cumulative revaluation gains since the IPO in June 2016 HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 21 +0.9% (CHFm) ▪ All three components contributed to this sustained growth − Higher cash flows − Lower discount rates − Value-accretive real estate acquisitions ▪ Average real discount rate 2.86% – (nominal +1.00%) ▪ Market rents on the rise ▪ Lake Geneva region shows greater sensitivity to interest-rate movements − Stronger impact from rising interest rates − Greater upside when rates decline 2016 201 2018 201 2020 2021 2022 202 202 202 H 26 otal 0 100 200 00 00 00 600 00 800
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Property portfolio evolution – unchanged composition in H1 2026 HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 22 (CHFm) Portfolio more than doubled the size since 2016 while LTV declined significantly 2022: - Portfolio investments CHF 19m - Portfolio disposals CHF 377m 2023: - Portfolio investments CHF 65m - Portfolio disposals CHF 7m 2024: - Portfolio investments CHF 395m - Portfolio disposals CHF 22m 2025: - Portfolio investments CHF 136m - Portfolio disposals CHF 7m 360m 38% 626m 28% Financial debt LTV 649m 37% 860 -22 10 2 0 06 2016 2016-21 1 12 2021 2022 202 202 202 1 12 202 H 2026 0 06 2026 625m 27% 2026: - Portfolio investments CHF 4m
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Note: 1) Based on CBRE appraisal H1 2026 Low vacancy rates – considerable rent potential HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 2 +1.0% 40.8 6.3% 41.9 Rent potential residential properties based on CBRE appraisal (CHFm) Current rent Market rent + % 1) 73% of the residential and commercial rental contracts are indexed to the CPI (Swiss Consumer Price Index) Tenant turnover continues to support rent alignment with market level (H1 2026: 9%) +1.7%+1.1%+3.4% Signifiant rent potential of 15% alongside continued positive like-for-like rental growth Low vacancy rate of 2 0% Residential GE 1.0% Residential VD 1.6% Residential properties 1.2% Commercial properties 4.0%
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Strong balance sheet remains a key strength HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 24 Equity ratio increased to a strong 63.9%, following a CHF 38.3m dividend distribution ▪ Weighted average interest rate for the H1 was 0.92% (H1 2025: 1.10%) ▪ Weighted average interest rate as at 30.06.2026: 0.90% (31.12.2025: 0.88%) ▪ NAV per share at CHF 116.27 – financial leverage remains low Balance Sheet (CHFm) 30.06.2026 Δ in % 31.12.2025 30.06.2025 Cash and cash equivalents 2 +86.1 1 5 Property portfolio 2,285 +2.1 2,238 2,124 Financial assets 22 -39.7 37 74 Total assets 2,324 +1.7 2,286 2,224 Financial liabilities 625 -0.2 626 639 Deferred tax liabilities 183 +4.7 174 168 Total equity 1,485 +2.1 1,454 1,385 Gross LTV 27% 28% 30% Equity ratio 64% 64% 62%
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Evolution of the debt structure – all unsecured – no pledged properties HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 2 LTV remains low – among the lowest in the industry ▪ Credit facilities of CHF 500m – 65% utilised Breakdown of financial liabilities n Bonds n Private placements n Bank loans 32% 62% 6% 32% 52% 16% PY CY
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Highlights of H1 2026 Market trends Financial overview H1 2026 Outlook Appendix Q & A Agenda HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 26
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Outlook 2026 HALF- A 2026 SUL S – I P S N A ION – 2 AU US 2026 27 ▪ ... driven by the full-year contribution from acquisitions completed in 2025 and continued rental upside ▪ ... supported by strong demand for affordable, high-quality housing in the Lake Geneva region ▪ ... underpinned by favourable demographic trends and continued population growth ▪ ... with limited new construction and structural undersupply keeping vacancy rates at very low levels Investis expects continued growth in rental income ...
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▪ High-quality, well-maintained portfolio delivering sustainable shareholder value ▪ Leading listed residential property owner in the supply-constrained Lake Geneva region − strong demand, attractive returns and persistently low vacancy − significant rental upside potential, consistently in the double digits − limited commercial exposure, reducing portfolio cyclicality ▪ Strong balance sheet providing substantial investment capacity ▪ Dividend fully covered by recurring earnings ▪ Experienced management with a proven track record Why invest in INVESTIS? HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 28
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Highlights of H1 2026 Market trends Financial overview H1 2026 Outlook Appendix Q & A Agenda HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 29
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1. Disciplined portfolio growth Selective acquisitions focused on quality and value creation, targeting CHF 100m in rental income while maintaining a strong balance sheet and low LTV. 2. Continuous operational improvement Leverage digitalisation, AI and closer tenant interaction to enhance service quality, efficiency and portfolio performance. 3. Ongoing asset enhancement Invest in refurbishments, energy efficiency and building quality to strengthen tenant appeal and preserve long- term asset value. 4. Clear residential focus Maintain >80% residential exposure, supported by conversions and strong Lake Geneva fundamentals, driving sustainable rental growth. IN S IS’ strategy is built around the following four key priorities HALF-YEAR 2026 RESULTS – IR PRESENTATION – 27 AUGUST 2026 30
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HANK OU FO OU A N ION 31