Slides
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9M 2026 results 5th November 2026 Dr Christian Ricken (CEO) Andy Halford (CFO)
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1. Highlights 2. Group Financials 3. Business Segments 4. Outlook 5. Key Takeaways Appendix Agenda 1
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2 Highlights
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Leveraging operational strength to set the strategic course for the future Underlying adjusted operating profit1 of € 303 mn as expected, € 143 mn after the additional charge Management decision to take additional charge of € 160 mn enhances strategic flexibility SPF: Portfolio repositioning on track; US share further reduced as planned Non-performing loan ratio to decrease from 3.5% to 3.0% (< € 1 bn) by year end 3 1) Adjusted for costs relating to efficiency measures, IT infrastructure investments and other material non-recurring items 2) Post tax, adjusted, based on standardised 13.5% CET1-ratio (fully phased) Funding, liquidity and capital positions remain very solid Risk costs now expected at normalised levels from Q4 2026 due to accelerated de-risking BDS: Housing deposits reach record levels again; transaction banking and platform offering strengthened FY underlying adjusted operating profit target remains at € ~400 mn; updated for additional charge to € ~240 mn Adjusted RoE2 target of around 13 per cent for 2027 confirmed
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Core KPI’s 4 Deposits3 Cost Income Ratio4 Capital Ratio2Loan Portfolio Adjusted Operating Profit1 1) Adjusted for costs relating to efficiency measures, IT infrastructure investments and other material non-recurring items 2) CET1 ratio (fully phased) 3) 9M average of housing industry and retail deposits 4) Excluding bank levy/deposit guarantee scheme and non-recurring items € 303 mn € 33.3 bn 15.4 % € 17.4 bn 31%€ 143 mn Before management actions After management actions
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BDS: Housing deposits reach another record level 5 13.6 13.7 14.1 14.7 2.6 3.5 3.2 2.7 2023 2024 2025 9M/2026 Deposits1 € bn Housing deposits at all time high of € 15.1 bn2 in September Strong deposit franchise reinforces the group’s solid funding position Integrated transaction banking and platform offering further strengthened BDS is creating additional growth opportunities beyond its German core market Housing industry Retail 17.417.216.5 17.3 1) Annual average, 2026: 9M average 2) September average
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SPF: Portfolio repositioning on track; US share further reduced 6 Focus on Aareal specific sweet spots Portfolio financings, including cross border Hospitality European centric 32.9 33.5 34.3 33.3 12/2023 12/2024 12/2025 09/2026 Real Estate Financing Portfolio € bn 8.3 7.7 6.3 5.6 12/2023 12/2024 12/2025 09/2026 US portfolio € bn 1) 12/2023 vs. 09/2026 US portfolio down 32% since 2023, office down ~44% US portfolio share down from 25% to 17%1 Reduction of € 0.7 bn or -11% in 2026 Further reduction planned
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7 Group Financials
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▪ Increased net interest income driven by both loan and deposit growth ▪ 2026 net commission income includes SRT costs ▪ Underlying loan impairment charges in line with expectations ▪ Additional loan impairment charge enhances strategic flexibility ▪ Ongoing cost discipline maintained, cost-income ratio3 at 31% ▪ Prudent view of the potential tax credit arising from the additional charge ▪ AT1 costs normalised in 2026 after overlapping AT1-replacement in 2025 ▪ Adjusted return on equity before management actions of 8.0% ▪ CET1 ratio (fully phased) at 15.4% (12/2025: 15.5%) Profit & loss (€ mn) 9M/2025 9M/2026 ∆ Net interest income 691 722 4% Net commission income 4 -10 Underlying loan impairment charges (LICs) -190 -205 8% Administrative expenses1 -229 -233 2% Other components 30 29 -3% Adjusted operating profit1 before management actions 306 303 -1% Additional charge 0 -160 Adjusted operating profit1 306 143 -53% Non-recurring items -25 -20 -20% Operating profit 281 123 -56% Income taxes -76 -61 -20% Consolidated net income 205 62 -70% Interest on AT1 bonds -32 -28 -13% Net profit 173 34 -80% Adjusted return on equity (RoE)1,2 8.0% 2.0% 1) Adjusted for costs relating to efficiency measures, IT infrastructure investments and other material non-recurring items 2) Post tax, based on IFRS equity 3) Excluding bank levy/deposit guarantee scheme and non-recurring items8 Strong 9M adjusted operating profit1 of € 303 mn before management actions
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1) Adjusted for costs relating to efficiency measures, IT infrastructure investments and other material non-recurring items 2) Excluding bank levy/deposit guarantee scheme and non-recurring items9 Net interest income growing, cost discipline maintained ▪ Strict cost discipline maintained ▪ Efficiency measures keeping admin expenses under control ▪ Cost income ratio2 at 31% Administrative expenses1 € mn Net interest income € mn ▪ Net loan margin benefitted from higher loan portfolio ▪ BDS contribution increased due to higher deposit volume ▪ Positive effects from rising interest rates ▪ Interest on Aareon sale proceeds was a 2025 one-off BDS 72221 13 -8Interest rates Aareon proceeds 691 Net loan margin 5 9M/2025 9M/2026 9M/2025 9M/2026 2332%229
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19.9 18.9 18.7 18.1 12/2023 12/2024 12/2025 09/2026 Note: Phase-in ratios: CET1 20.3%, Tier 1 23.3%, Total capital 27.9%; following a regular ECB review of the Banks Internal Rating Based-models it is likely that future phase-in ratios will be closer to the equivalent fully phased ratios10 Solid capital ratios CET1 ratio (fully phased) RWA (fully phased) € bn ▪ Conservative capital management based on fully phased ratios ▫ CET 1 ratio stable ▫ Tier1 ratio at 17.7%, TC ratio at 21.2% ▪ Significant CET1 buffer and disciplined RWA management ▪ T1-Leverage ratio at 6.8% (12/2025: 7.2%) 13.4% 15.2% 15.5% 15.4% 12/2023 12/2024 12/2025 09/2026 15.4% 9.4% 09/2026 SREP 2026 CET1 ratio (fully phased) vs. SREP CET1 requirements Significant buffer of 6.0%pt
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38% 7%2% 33% 7% 7% 2% 3% 1% 1) Q3 average 2) As at 30.09.2026 (preliminary) 3) Amounts shown ≥ € 0.1 bn11 Solid funding and liquidity position 2.1 1.9 0.30.1 0.4 9M/2025 9M/2026 ▪ Funding based on two strong pillars ▫ Deposits ▫ Mortgage Pfandbriefe ▪ Diversified funding mix with balanced maturity profile ▪ Solid liquidity ratios ▫ NSFR 116%2 ▫ LCR 185%1 Liability structure ▪ 2026 funding plan fulfilled ▫ Three Pfandbrief Benchmarks: EUR 625 mn first green Pfandbrief, EUR 750 mn and GBP 250 mn ▫ Private Placements including SEK 500 mn 5y Pfandbrief ▪ Pre-funding: EUR 300 mn 5y Green Senior Non-Preferred ▪ Further pre-funding activities subject to market environment ▪ New SRT planned for fourth quarter Capital market funding activities3 € bn Deposits housing ind.1 Deposits retail (Raisin) Deposits institutional Mortgage Pfandbriefe Senior Unsecured (SP) Senior Unsecured (SNP) Public-sector Pfandbriefe Subordinated Capital ECP (SP) Total Deposits: 47%€ 38.8 bn 2.6 2.2 Senior unsecuredPfandbriefe Tier 2 AT1
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12 Business Segments
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1) 9M/2026 average, including retail deposits 2) FY 2025 3) Adjusted operating profit 4) 2025 figures restated based on adjusted transfer pricing 5) As at 30.09.202613 Business segments highly diversified with different products and clients Leading provider of payment transaction services to the German housing industry Deposit, investment and cash management for the housing industry and retail clients Strong customer loyalty of 29 years on average Starting to develop an international presence Deposit volume1 € 17.4 bn Clients ~ 4,300 Transaction volume2 € ~167 bn p.a. FTE ~ 400 Financing of large-scale commercial property investments Services to customers in Europe, North America and Asia / Pacific Focus on Alternative Living, Hotels, Logistics, Offices and Retail Combining specialised sectoral expertise and deep understanding of local markets Loan volume5 € 33.3 bn Countries >20 Property types 5 FTE ~750 Profit contribution3,4 € mn SPFBDS 0 50 100 150 200 2022 2023 2024 2025 BDS SPF Banking & Digital Solutions (BDS) Structured Property Financing (SPF)
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▪ Adjusted operating profit significantly increased by 20% ▪ Net interest income benefitting from growing deposit volume and interest rate development ▪ Integrated transaction banking and platform offering further strengthened ▪ Additional growth opportunities beyond the German core market 1) 2025 figures restated based on adjusted transfer pricing 2) Quarterly average 3) Adjusted for costs relating to efficiency measures, IT infrastructure investments and other material non-recurring items14 BDS: Adjusted operating profit1 demonstrates scalability Adjusted operating profit1,3 € mn 34 34 34 37 44 Q3/2025 Q4/2025 Q1/2026 Q2/2026 Q3/2026 Profit & loss (€ mn) 9M/20251 9M/2026 ∆ Net interest income 172 193 12% Net commission income -7 -8 -14% Administrative expenses3 -71 -72 1% Other components 2 2 Adjusted operating profit3 96 115 20% Non-recurring items -4 -7 75% Operating profit 92 108 17% 14.2 14.7 14.6 14.8 14.9 3.2 3.1 2.9 2.6 2.5 Q3/2025 Q4/2025 Q1/2026 Q2/2026 Q3/2026 Deposit volume2 € bn Housing industry 17.817.4 Retail 17.5 17.417.4
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WAL (years) Rental deposits 1) Annual average, 2026: 9M average 2) Annual average, 2026: quarterly average15 BDS: Strong deposit franchise reduces dependence on capital markets ▪ Housing deposits reach another record level of € 15.1 bn in September ▪ Increase from new and existing customers ▪ Share of particularly sticky rental deposits and maintenance reserves constantly increasing to 41% in 9M/2026 (from 35% in 2022) Housing industry deposits1 € bn 2.5 2.7 2.9 3.1 3.3 2.2 2.2 2.5 2.6 2.70.1 1.9 2.9 3.1 3.48.6 6.8 5.4 5.3 5.3 2022 2023 2024 2025 9M/2026 13.713.6 14.7 Maintenance reserves SightTerm 14.1 Retail deposits2 and maturity € bn ▪ Increase in housing industry deposits reduces need for retail deposits ▪ Retail deposits as additional funding source to optimise deposit base ▪ Target volume of € 2-3 bn ▪ Initial weighted average lifetime maturity (WAL) further improved 0.6 2.6 3.5 3.2 2.5 1.8 2.2 2.9 4.0 4.6 2022 2023 2024 2025 Q3/2026 13.4
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1) Adjusted for costs relating to efficiency measures, IT infrastructure investments and other material non-recurring items 2) 2025 figures restated based on adjusted transfer pricing16 SPF: Portfolio repositioning on track, US share further reduced Profit & loss (€ mn) 9M/20252 9M/2026 ∆ Net interest income 519 529 2% Net commission income 11 -2 Underlying loan impairment charges (LICs) -190 -205 8% Administrative expenses1 -158 -161 2% Other components 28 27 -4% Adjusted operating profit before management actions 210 188 -10% Additional charge 0 -160 Adjusted operating profit2 210 28 -87% Non-recurring items -21 -13 -38% Operating profit 189 15 -92% ▪ Segment result before management actions in line with expectations ▪ Stringent risk management: proactive risk controls and NPL-management ▪ Additional charge enhances strategic flexibility ▪ Portfolio financings > 50% of total portfolio volume ▪ Cross collateralization significantly reducing single asset risks ▪ Green loan volume of € 12.5 bn (12/2025: € 11.3 bn) Real Estate Financing Portfolio by region Europe West: 41% USA: 17%Europe South: 12% Germany: 10% CEE: 9% Europe North: 5% Canada: 3% Asia / Pacific: 3% 09/2026 (12/2025) (19%) (40%) (9%) (10%) (11%) (3%) € 33.3 bn (5%) (3%) Real Estate Financing Portfolio € bn 12.0 11.7 11.8 11.5 9.1 8.9 8.1 7.6 4.3 5.0 4.9 4.7 4.7 5.2 6.1 5.6 2.3 2.3 3.0 3.2 0.5 0.4 0.4 0.7 12/2023 12/2024 12/2025 09/2026 Hotel Office LogisticsRetail Residential others 33.532.9 33.334.3
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Europe West: 58% CEE: 9% Germany: 8% Europe South: 8% Asia / Pacific: 7% USA: 5% Europe North: 5% 1) Newly acquired business 2) Governed by “Green Finance Framework” 17 SPF: Selective approach to new business: ‘quality over quantity’ New business by region New business by property type ▪ Good margins1 at 235 bps (FY 2025: 234 bps) ▪ Conservative 9M-average LTV1 of 55% maintained (FY 2025: 57%) ▪ New business focused on Europe - outside Germany ▪ US business with renewals only ▪ New business includes € 2.6 bn green loans2 (9M/2025: € 2.3 bn) ▪ Lending policies proactively managed across key risk indicators € 6.8 bn Hotel: 34% Office: 23% Logistics: 17% Retail: 14% Residential: 10% others: 2% € 6.8 bn 5.4 0.8 3.9 3.1 0.6 2.1 1.0 2.9 1.2 1.1 9M/2025 Q1/2026 Q2/2026 Q3/2026 9M/2026 6.8 8.5 Newly acquired business Renewals New business € bn (46%) (5%) (5%) (4%) (14%) (35%) (25%) (16%) (15%) (7%) 9M/2026 (9M/2025) 9M/2026 (9M/2025) Canada: 0% (5%) 1.4 3.3 (2%) (17%) (4%) 2.1
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▪ NPL ratio to decrease to 3.0% (< € 1 bn) by year end ▪ Only 1% of € ~28 bn non-US portfolio is non-performing ▪ Non-performing US office loans further reduced ▪ Coverage ratios ▫ Stage 2: 4.3% (12/2025: 3.1%) ▫ Stage 3: 26.5% (12/2025: 29.0%) ▪ Non-performing loan ratio: 3.5% (12/2025: 3.2%) 1,041 835 632 507 565 546 513 695 12/2023 12/2024 12/2025 09/2026 18 SPF: Additional charge of € 160 mn to accelerate normalisation of risk costs Note: Non-performing exposure ratio according to EBA Risk Dashboard definition: 3.3% (12/2025: 3.1%) US office others NPL volume: US office vs. others € mn 1,381 1,202 1,606 1,145 Loan impairment charges € mn 510 396 322 205 160 2023 2024 2025 9M/2026 365 ▪ LICs mainly relate to US office exposure ▪ Rest of world significantly below normalised level of risk costs ▪ Additional charge of € 160 mn to accelerate normalisation of risk costs ▫ € ~120 mn additional stage 1 / 2, of which € ~100 mn overlays ▫ Risk costs now expected at normalised levels from Q4 2026 Underlying LICs Additional charge
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19 Outlook
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Outlook 2026 updated following management actions 20 Adjusted operating profit1 € 326 mn Around € 240 mn Structured Property Financing Banking & Digital Solutions REF-portfolio4 Deposits3 € ~34 bn € ~17.5 bn € 34.3 bn € 17.3 bn Metric 2025 Adjusted return on equity (RoE)1,2 4.9% Around 4% 1) Adjusted, excluding one-off charges for costs relating to efficiency measures, IT infrastructure investments and other material non-recurring items 2) Post tax, based on IFRS equity 3) Annual average, including retail deposits 4) Subject to FX development Approaching € 400 mn € ~34 bn € ~17.5 bn 2026 previous Approaching 8% 2026 updated
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Confirming 2027 financial targets 21 1) Post tax, adjusted, based on standardised 13.5% CET1-ratio (fully phased) 2) Excluding bank levy/deposit guarantee scheme and non-recurring items ≥ 13.5% CET1 ratio (fully phased) < 3% NPL ratio ~ 13% RoE1 ~ 30% Cost-Income ratio2
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22 Key Takeaways
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Key takeaways 23 Greater strategic flexibility and strong position to pursue future opportunities Strong underlying performance by both of our businesses Conscious decision to de-risk our portfolio and create a solid foundation for the years ahead Normalised risk costs now expected from Q4 2026 onwards
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Appendix Asset Quality 24
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Note: Private client business and BDS loans not included25 SPF: Single asset risk significantly reduced by portfolio financings Share of portfolio financings Number of properties as at 30.09.2026 Share of portfolio financings REF outstanding as at 30.09.2026 Share of portfolio financings In % Portfolio financings: 56% Single asset financings: 44% Portfolio financings: 801 Single asset financings: 201 1,002 € 32.7 bn (80%) (€ ~18.2 bn) (€ ~14.4 bn) (20%) ▪ High share of portfolio financings in the Aareal Portfolio ▪ Virtually all portfolio financings have cross collateralisation agreements ▪ Portfolio financings / cross collateralisation significantly reduce single asset risks with risk spread across multiple properties, locations, tenants and cash flows ▪ Share of portfolio financings as at 30.09.2026 ▫ ~ 80% of all financed properties ▫ ~ 56% of total REF exposure ▪ Portfolio financings mainly logistics, hotel and retail properties 43 46 49 52 55 12/2021 12/2022 12/2023 12/2024 12/2025
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1) Including undrawn commitments, performing only 2) Performing only26 SPF: Continued focus on LTV and YoD 56% 57% 56% 56% 12/2023 12/2024 12/2025 09/2026 9.6% 9.6% 9.7% 9.8% 12/2023 12/2024 12/2025 09/2026 Performing portfolio yield-on-debt (YoD)2 Performing portfolio loan-to-value (LTV)1 Loan-to-value (LTV) by property type % 12/2022 12/2023 12/2024 12/2025 09/2026 Hotel 56 54 53 53 53 Logistics 52 55 58 58 58 Office 57 62 64 61 61 Retail 56 58 56 55 54 Residential 48 48 51 54 55 Yield-on-debt (YoD) by property type % 12/2022 12/2023 12/2024 12/2025 09/2026 Hotel 9.0 10.6 10.4 10.7 10.8 Logistics 9.0 9.3 9.4 8.8 9.1 Office 6.9 7.5 7.6 7.9 8.0 Retail 9.8 11.3 12.0 11.9 12.2 Residential 8.0 8.7 7.8 8.0 7.4
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Note: others, including countries with a portfolio below € 500 mn 1) Including undrawn commitments, performing only 2) Performing only27 SPF: Portfolio of € 33.3 bn well diversified by country 6,253 5,649 4,341 3,205 2,869 2,243 1,690 1,604 1,120 642 594 3,086 UK US FR DE PL ES NL IT CA SE FI others 54% 66% 57% 56% 53% 48% 55% 52% 54% 49% 59% 53% UK US FR DE PL ES NL IT CA SE FI others € 33.3 bn 12/2025: € 34.3 bn REF portfolio € mn LTV1 YoD2 Average LTV: 56% 12/2025: 56% Average YoD: 9.8% 12/2025: 9.7% 9.1% 9.7% 8.2% 8.9% 11.5% 12.5% 9.1% 8.9% 11.4% 8.8% 9.0% 15.7% UK US FR DE PL ES NL IT CA SE FI others
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28 4,016 3,560 2,443 2,258 12/2023 12/2024 12/2025 09/2026 -44% US office portfolio € mn SPF: Reduced presence in challenging US office market Performing US office portfolio1 by top 5 cities New York: 62% Atlanta: 9% Philadelphia: 7% San Francisco: 7% Los Angeles: 5% others: 10% € 1.7 bn 1,041 835 632 507 12/2023 12/2024 12/2025 09/2026 US office NPLs € mn -51% Performing US office portfolio1 by (layered) LTVs 0 - 50%: 68% 50 - 60%: 11% 60 - 70%: 10% 70 - 80%: 7% 80 - 90%: 3% > 90%: 1% € 1.7 bn (avg. LTV: 74% 12/2025: 75%) LTV < 60%: 79% >
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29 SPF: Non-performing loans expected to be below € 1.0 bn in 2026 Non-performing loans € mn Non-performing loans by country € mn Non-performing loans by property type € mn 1,606 1,381 1,145 1,202 2023 2024 2025 09/2026 Office: 709 Hotel: 311 Retail: 105 Logistics: 40 Residential: 29 others: 8 USA: 915 France: 210 Italy: 48 Germany: 29 € 1,202 mn € 1,202 mn
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30 Sustainability strategy deeply embedded in business strategy, addresses expectations of key stakeholders “WE ARE THE LEADING REAL ESTATE EXPERTS WITH GLOBAL REACH AND LOCAL EXPERTISE“ “We pursue a business strategy that is designed for the long term and attractive for all stakeholders. We offer our clients sustainable and forward-looking solutions in the property sector – responsible, transparent and resilient“ Group Strategy Sustainability mission Clients RegulatorsEquity-, Debt Investors Employees & Local CommunityStakeholder Support clients in their sustainable transformation Ensure stability, resilience and compliance Offer attractive working conditions and engage with our local community Expand our investor base while continuing to create value § Our aspiration “E”: Green Finance and decarbonisation “S”: Employee development & corporate social responsibility “G”: Sustainable corporate governance Strategic priorities
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Clear sustainability targets to meet requirements of key stakeholder groups 31 § Clients Equity-, Debt Investors Employees & Local Community Regulators Maintain a high level of green loans and enable decarbonisation € 10 - 12 bn green loan portfolio by 2028 Expand Green Funding € 0.5 bn new green long-term funding per year -40% Reduction of carbon intensity of CRE portfolio to 33 kg CO₂/m² by 2030 Successful issuance of inaugural green covered bond in May 2026. Recruit young talent & support female leaders Sharpen risk culture & embed ESG component in Management Board remuneration 10% share of variable remuneration 25% share of young talents >20% female leaders Green Loans: ~ € 11 bn Carbon intensity: 50 kg CO2/m2 Green funding: ~ € 1.5 bn (outstanding volume) Young talents: 25% Female leaders: ~ 20% ~ 10% 12/2025 Target
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Note: Portfolio data as at 30.09.2026 1) Excluding business not directly collateralized by properties 2) Valid certificate is documented32 47% of REF portfolio classified as Green Property Financings Portfolio share of Green Property Financings Green Property Financings2 by property type Green Property Financings2 by region 47% € 8.4 bn € 7.0 bn Green asset pool Free capacity Office: 29% Logistics: 27%Retail: 22% Hotel: 12% Residential: 10% others: 0% € 15.4 bn Europe West: 31% Europe South: 20%CEE: 18% USA: 11% Germany: 10% Europe North: 8% Canada: 2% Asia / Pacific: 0% € 15.4 bn > 15.4 bn1 (47%) classifying as “Green Property Financings” ▪ € 7.0 bn included in green asset pool for Green bond issues ▪ € 8.4 bn green property financings - free capacity€ 15.4 bn Green Property Financings > REF1 portfolio
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33 ESG Rating results reward Aareal’s sustainability performance A focused set of leading ESG ratings provides a balanced view of our positioning Rating Result Result Analysis Scale Best to worst A ‘A’ rating shows solid ESG performance in managing the most significant ESG risks and opportunities relative to industry peers AAA to CCC C+ Prime Threshold: A+ to C Prime Status confirms ESG performance above sector-specific Prime threshold, which means Aareal fulfils ambitious absolute performance requirements and is within the top 20% in the Mortgage & Public Sector Finance (Decile 2) A+ to D- 17.2 Low Risk Aareal is at low risk of experiencing material financial impacts from ESG factors, due to its medium exposure and strong management of material ESG issues which shows in ‘negligible’ or ‘low’ risk rating in six out of eight material ESG issues 0 to 100 negligible - severe Results and benchmarks as of 07/10/2026 Aareal Bank maintains a solid ESG position across relevant rating agencies, demonstrating consistent performance in managing material sustainability-related risks and opportunities. Results reflect a balanced profile with particular strengths in governance, risk management and the management of material ESG issues.
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Appendix Funding, Liquidity & Capital 34
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As of 30.09.2026 – all numbers refer to nominal amounts 1) Composite Rating 2) High-quality liquid assets35 Treasury portfolio of € 10.5 bn ensures comfortable liquidity buffer Treasury portfolio by rating1 Treasury portfolio by asset class ▪ Additional HQLA2 increase to optimise liquidity buffer ▪ Asset-swap purchases ensure low-interest rate risk exposure ▪ Well-balanced maturity profile Strong liquidity profile due to highly rated ▪ Supranationals, Sub-Sovereigns and Agencies (SSAs) ▪ Government bonds ▪ Covered bonds AAA: 54% AA: 33% A: 9% BBB: 4% Public Sector: 70% Covered Bonds / Financials: 30% € 10.5 bn € 10.5 bn
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36 Diversified funding base and distribution channels Senior unsecured PfandbriefeDeposits: Housing industry Deposits: Retail clients Deposits: Inst. customers €
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37 Strong Mortgage Cover Pool and Aaa Rating for Pfandbriefe Pfandbrief funding cornerstone of wholesale issuance ▪ Cover pool of € 19.0 bn incl. € 0.7 bn substitute assets ▪ High diversification within property types and countries ▪ Mortgage loans with mortgage-lending-value of only 57% ▪ Mortgage-lending-value with high discount from market-value ▪ Average loan-to-value of the mortgage cover pool: 35% ▪ Pfandbriefe are rated 'Aaa’ by Moody`s ▪ Over-collateralisation as of 30.09.2026: 15.6% (on a present value basis) Cover Pool by Country € mn Cover Pool by Property Type Share within cover pool Hotel: 27% Office: 22%Retail: 19% Logistics: 17% Residential: 13% Others: 2% € 18.3 bn 1,690 470 2,121 3,895 866 566 1,038 1,902 370 1,801 2,172 1,455 0% 5% 10% 15% 20% 25% 0 1,000 2,000 3,000 4,000 DE FI FR UK IT CA NL PO SE ES US others
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5% 15% 25% 35% 45% Market value Safety buffer 1) Source: VDP, Association of German Pfandbrief Banks 2) As of 30.09.2026: Ratios based on the current average structure of Aareal cover pool assets (individual cases may vary)38 German Pfandbrief Act provides additional protection Cover mortgage’s loan-to-value ratio ≤ 60% of the conservatively calculated mortgage lending value1 Mortgage lending value limit: 60% of MLV Mortgage lending value (MLV) Time Value 100% 60% 37% 35% 32% Market value (MV) Mortgage lending value (MLV) Mortgage lending value limit (by law) Loan share in mortgage cover pool incl. over- collaterisation Aareal Bank cover pool2 Safety buffer 60% of MLV -65% of MV -68% Pfandbrief provides protection above other covered-bond regimes ▪ Obligation to calculate property values conservatively; law determines mortgage lending value (MLV) ▪ MLV based on the long-term sustainable characteristics of the property ▪ Mortgage lending value limit of MLV: 60% ▪ Potential over-collateralisation as additional protection ▪ Regular review of MLV Aareal Bank: Strong buffer against property value declines ▪ Average MLV at 61% of property market value ▪ Average loan share in mortgage cover pool: 35% (cover mortgage’s loan-to-value)
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1) Pfandbriefe are rated by Moody´s39 Aareal Bank`s outstanding Pfandbrief Benchmark Transactions Product Ratings1) Currency Volume Maturity Coupon ISIN Pfandbriefe Aaa EUR 500,000,000 02/01/27 2.250% DE000AAR0348 Pfandbriefe Aaa EUR 500,000,000 07/08/27 0.010% DE000AAR0256 Pfandbriefe Aaa EUR 750,000,000 10/11/27 3.000% DE000AAR0371 Pfandbriefe Aaa EUR 500,000,000 02/01/28 0.010% DE000AAR0280 Pfandbriefe Aaa GBP 325,000,000 03/10/28 5.000% XS2941482486 Pfandbriefe Aaa EUR 500,000,000 05/10/28 2.875% DE000AAR0405 Pfandbriefe Aaa EUR 500,000,000 09/15/28 0.010% DE000AAR0306 Pfandbriefe Aaa EUR 750,000,000 02/01/29 1.375% DE000AAR0330 Pfandbriefe Aaa GBP 250,000,000 03/16/29 4.125% XS3293865625 Pfandbriefe Aaa EUR 500,000,000 05/17/29 3.250% DE000AAR0421 Pfandbriefe Aaa EUR 750,000,000 09/14/29 2.375% DE000AAR0363 Pfandbriefe Aaa EUR 750,000,000 02/01/30 0.125% DE000AAR0314 Pfandbriefe Aaa EUR 500,000,000 04/10/30 2.625% DE000AAR0447 Pfandbriefe Aaa EUR 750,000,000 10/08/30 2.750% DE000AAR0462 Pfandbriefe Aaa EUR 500,000,000 02/03/31 2.625% DE000AAR0470 Pfandbriefe Aaa EUR 750,000,000 08/05/31 3.000% DE000AAR0454 Pfandbriefe Aaa EUR 625,000,000 05/28/32 3.250% DE000AAR0496 Pfandbriefe Aaa EUR 750,000,000 02/01/33 3.000% DE000AAR0488 Outstanding Pfandbrief Benchmark Transactions
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1) (Subordinated) MREL Requirements came into effect as of December 16, 2025 MREL-TREA requirement includes the combined buffer requirement (CBR). 2) Based on 2025 requirements in relation to current RWAs (phase-in) and leverage ratio exposure40 MREL capacity well above regulatory requirements 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 10,000 overall subordinated TREA LRE MREL requirements2MREL capacity MREL capacity vs. requirements (31.12.2025) € mn Subordinated Liabilities (1-5y) Subordinated Liabilities (> 5y) Own Funds Ample buffer ▪ Senior Preferred benefit from subordinated liabilities and own funds ▪ Run-down of subordinated liabilities well manageable, after 5 years cet.par. still comfortably complying with requirements ▪ (Subordinated) MREL ratios as at 31.12.2025:1 % TREA LRE Actual 48.96 13.97 Requirements1 24.56 7.61
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Fitch Ratings Issuer default rating (positive) A- Short-term issuer rating F2 Senior preferred A- Senior non preferred BBB Deposit rating A- Viability rating BBB Subordinated debt (Tier 2) BB+ Additional Tier 1 BB- Moody‘s Issuer rating (stable) Baa1 Short-term issuer rating P-2 Senior preferred Baa1 Senior non preferred Baa3 Bank deposit rating Baa1 BCA Ba1 Mortgage Pfandbriefe Aaa Note: ESG-Ratings as at 07.10.202641 Financial ratings reflect strong credit profile Financial Ratings ESG-Ratings MSCI A ISS-ESG prime (C+) Sustainalytics Low risk (17.2)
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Note: Calculation refers to unrounded numbers42 Interest payments and ADI of Aareal Bank AG € mn 31.12.2022 31.12.2023 31.12.2024 31.12.2025 Net Retained Profit 61 452 2,440 418 Net income 61 391 1,988 -81 Profit carried forward from previous year - 61 452 499 Net income attribution to revenue reserves - - - - + Other revenue reserves after net income attribution 936 936 936 936 = Total dividend potential before amount blocked 997 1.388 3.376 1.354 ./. Dividend amount blocked under section 268 (8) of the German Commercial Code 466 487 503 454 ./. Dividend amount blocked under section 253 (6) of the German Commercial Code 24 6 - - = Available Distributable Items 507 895 2,873 899 + Increase by aggregated amount of interest expenses relating to Distributions on Tier 1 Instruments 21 29 33 41 = Amount referred to in the relevant paragraphs of the terms and conditions of the respective Notes as being available to cover Interest Payments on the Notes and Distributions on other Tier 1 instruments 529 924 2,906 940
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Appendix Group Results 43
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44 Group Results1 Financial performance 9M 2026 Structured Property Financing Banking & Digital Solutions Aareal Bank € mn 01.01.- 30.09.2025 01.01.- 30.09.2026 01.01.- 30.09.2025 01.01.- 30.09.2026 01.01.- 30.09.2025 01.01.- 30.09.2026 Net interest income 519 529 172 193 691 722 Net commission income 11 -2 -7 -8 4 -10 Underlying loan impairment charges2 -190 -205 0 0 -190 -205 Administrative expenses (adjusted) -158 -161 -71 -72 -229 -233 Other components 28 27 2 2 30 29 Adjusted operating profit before management actions3 210 188 96 115 306 303 Additional charge 0 -160 0 0 0 -160 Adjusted operating profit3 210 28 96 115 306 143 Non-recurring items -21 -13 -4 -7 -25 -20 Operating profit 189 15 92 108 281 123 Income taxes -48 -29 -28 -32 -76 -61 Consolidated net income (from continuing operations) 141 -14 64 76 205 62 Interest on AT1 bond -25 -21 -7 -7 -32 -28 Net profit 116 -35 57 69 173 34 1) 2025 figures restated based on adjusted transfer pricing 2) Including credit-related changes in the value of non-performing financial instruments (fvpl) as well as measurement losses from foreclosures. The latter were included for the first time this quarter and prior-year figures were adjusted accordingly 3) Adjusted for costs relating to efficiency measures, IT infrastructure investments and other material non-recurring items
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1) 2025 figures restated based on adjusted transfer pricing 2) Including credit-related changes in the value of non-performing financial instruments (fvpl) as well as measurement losses from foreclosures. The latter were included for the first time this quarter and prior-year figures were adjusted accordingly 3) Adjusted for costs relating to efficiency measures, IT infrastructure investments and other material non-recurring items45 Group Results1 Results - quarter by quarter Structured Property Financing Banking & Digital Solutions Aareal Bank € mn Q3 2025 Q4 2025 Q1 2026 Q2 2026 Q3 2026 Q3 2025 Q4 2025 Q1 2026 Q2 2026 Q3 2026 Q3 2025 Q4 2025 Q1 2026 Q2 2026 Q3 2026 Net interest income 160 183 176 173 180 58 60 61 64 68 218 243 237 237 248 Net commission income 3 3 0 -1 -1 -2 -3 -3 -3 -2 1 0 -3 -4 -3 Underlying loan impairment charges2 -74 -132 -58 -75 -72 0 0 0 0 0 -74 -132 -58 -75 -72 Administrative expenses (adjusted) -44 -63 -51 -54 -56 -23 -24 -25 -25 -22 -67 -87 -76 -79 -78 Other components 4 -5 20 7 0 1 1 1 1 0 5 -4 21 8 0 Adjusted operating profit before management actions3 49 -14 87 50 51 34 34 34 37 44 83 20 121 87 95 Additional charge 0 0 0 0 -160 0 0 0 0 0 0 0 0 0 -160 Adjusted operating profit3 49 -14 87 50 -109 34 34 34 37 44 83 20 121 87 -65 Non-recurring items -8 -4 -2 -3 -8 -2 -1 -2 -2 -3 -10 -5 -4 -5 -11 Operating profit 41 -18 85 47 -117 32 33 32 35 41 73 15 117 82 -76 Income taxes -14 -32 -22 -11 4 -10 -10 -10 -11 -11 -24 -42 -32 -22 -7 Consolidated net income 27 -50 63 36 -113 22 23 22 24 30 49 -27 85 60 -83 Interest on AT1 bond -7 -7 -7 -7 -7 -2 -2 -2 -2 -3 -9 -9 -9 -9 -10 Net profit 20 -57 56 29 -120 20 21 20 22 27 40 -36 76 51 -93
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Appendix Shareholder Structure, Definitions & Contacts 46
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1) CPP Investment Board Europe S.à.r.l, a wholly owned subsidiary of Canada Pension Plan Investment Board (“CPP Investments”) 2) Voting rights Indirect holding of participation in Atlantic Lux HoldCo S.à r.l 3) www.aareal-bank.com/en/about-us/corporate-governance/share-voting-rights-disclosures47 Ownership structure Long-term partnership-oriented investment approach creating value for all stakeholders Aareal Bank AG, headquartered in Wiesbaden, Germany, is the Group’s parent company. Aareal Bank Group’s business strategy focuses on sustainable business success. The parent company of Aareal Bank AG is Atlantic BidCo GmbH. Atlantic BidCo GmbH is indirectly held by funds controlled, managed or advised by Advent International Corporation and Centerbridge Partners as well as CPP Investment Board Europe S.à.r.l.1, a wholly owned subsidiary of Canada Pension Plan Investment Board, and other minority shareholders. Advent International Funds ~39%2 Roll over Investors (non voting shares) Centerbridge Funds ~39%2 CPP Investments < 20%2 Goldman Sachs Funds < 5%2 Atlantic Lux HoldCo S.à.r.l. Atlantic BidCo GmbH Aareal Bank AG100%3100%3 100%2
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48 Definitions New Business Newly acquired business + renewals Common Equity Tier 1 ratio CET 1 / Risk weighted assets CIR Admin expenses (excluding bank levy/deposit guarantee scheme and non-recurring items) / Net income Net income Net interest income + Net commission income + Net derecognition gain or loss + Net gain or loss from financial instruments (fvpl) + Net gain or loss on hedge accounting + Net gain or loss from investments accounted for using the equity method + Net other operating income Net stable funding ratio Available stable funding / Required stable funding Liquidity coverage ratio Total stock of high-quality liquid assets / Net cash outflows under stress Yield on Debt Net operating income (12-months forward looking) x 100 / Outstanding including prior/pari-passu loans (without development financings) CREF-portfolio Commercial real estate finance portfolio exclusive private client business and former Westdeutsche Immobilien Bank’s public sector loans REF-portfolio Real estate finance portfolio inclusive private client business and former Westdeutsche Immobilien Bank’s public sector loans Exposure (performing) Maximum (actual commitment and outstanding) = = = = = = = = = =
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Contacts Jürgen Junginger Head of Debt Investor Relations Managing Director Phone: +49 611 348 2636 juergen.junginger@aareal-bank.com Sebastian Götzken Director Debt Investor Relations Phone: +49 611 348 3337 sebastian.goetzken@aareal-bank.com Carsten Schäfer Director Debt Investor Relations Phone: +49 611 348 3616 carsten.schaefer@aareal-bank.com Ralf Löwe Head of Treasury Managing Director Phone: +49 611 348 3001 ralf.loewe@aareal-bank.com Christopher Linnert Head of Funding Director Treasury Phone: +49 611 348 3889 christopher.linnert@aareal-bank.com Sandro Wieandt Vice President Treasury Phone: +49 611 348 3883 sandro.wieandt@aareal-bank.com 49
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Disclaimer © 2026 Aareal Bank AG. All rights reserved. This document has been prepared by Aareal Bank AG, exclusively for the purposes of a corporate presentation by Aareal Bank AG. This presentation may contain forward-looking statements. Forward looking statements are statements that are not historical facts; they include statements about Aareal Bank AG's beliefs and expectations and the assumptions underlying them; and they are subject to known and unknown risks and uncertainties, most of them being difficult to predict and generally beyond Aareal Bank AG’s control. This could lead to material differences between the actual future results, performance and/or events and those expressed or implied by such statements. Aareal Bank AG assumes no obligation to update any forward-looking statement or any other information contained herein. This presentation is provided for general information purposes only. It does not constitute an offer to enter into a contracton the provision of advisory services or an offer to purchase securities. As far as this presentation contains information from third parties, this information has merely been compiled without having been verified. Therefore, Aareal Bank AG does not give any warranty, and makes no representation as to the completeness or correctness of any such information or opinion contained herein. Aareal Bank AG accepts no responsibility or liability whatsoever for any expense, loss or damages arising out of, or in any way connected with, the use of all or any part of this presentation. The securities of Aareal Bank AG are not registered in the United States of America and may not be offered or sold except under an exemption from, or pursuant to, registration under the United States Securities Act of 1933, as amended. 50
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51 Thank you!