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Retail property in Lengerich Conference Call H1 Figures 2026 4 August 2026
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Key figures H1 2026 Key figures H1 2026 H1 2025 Change From the income statement Income from rents and leases €45.1m €45.7m -1.3% Operating result -€6.6m €10.5m n/a Period result -€13.7m €6.5m n/a Key earnings figures Funds from Operations (FFO) €23.8m €24.9m -4.4% Funds from Operations (FFO) per share €0.29 €0.31 -4.4% Key figures 30 June 2026 31 December 2025 Change Key financial figures REIT Equity Ratio 53.9% 54.7% -0.8%-pts Loan to Value (LTV) 45.2% 44.3% +0.9%-pts EPRA Net Asset Value (NAV) per share €8.72 €9.07 -3.9% EPRA Net Tangible Assets (NTA) per share €8.72 €9.07 -3.9% Operational key figures EPRA vacancy rate 4.1% 3.5% +0.6%-pts WALT 5.0 years 5.3 years -0.3 years 2Conference Call: H1 Figures 2026
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Funds from Operations (FFO) 3 In k€ H1 2026 H1 2025 Change Income from rents and leases 45,061 45,651 -1.3% Income from passed on costs 5,943 5,538 +7.3% Operating expenses -10,121 -10,341 -2.1% Maintenance expenses -3,633 -3,527 +3.0% Net rental income 37,250 37,321 -0.2% Administrative expenses -1,267 -1,111 +14.0% Personnel expenses -4,075 -3,955 +3.0% Other operating income 41 797 -94.9% Other operating expenses -1,304 -1,969 -33.8% Interest expenses -7,296 -6,730 +8.4% Interest income 449 531 -15.4% FFO 23,798 24,884 -4.4% Capex 341 -283 n/a AFFO 24,139 24,601 -1.9% FFO per share in € 0.29 0.31 -4.4% AFFO per share in € 0.29 0.31 -1.9% ▪ Decline mainly due to asset disposals in 2025/2026 ▪ Increase in income resulting from higher (pre)payments of ancillary costs, including those related to the expansion of external facility management services Decrease in operating expenses due to property disposals ▪ Expenses relate to ongoing maintenance work and various smaller planned measures – major maintenance projects and larger tenant improvements scheduled for the second half of the year ▪ Increase driven by higher expenses for governance and reporting requirements as well as software solutions and insurance coverage ▪ Increase mainly due to valuation effects from the Management Board's long-term incentive (LTI) program ▪ Previous year’s figure mainly affected by a compensation payment for the early termination of a lease contract ▪ Reduction primarily caused by lower legal and consultancy fees ▪ Increase related to refinancing at higher interest rates in H2 2025 and Q1 2026 ▪ Reduction results from lower income from cash deposits 1 2 6 3 4 7 8 9 10 1 2 3 6 7 8 5 9 Conference Call: H1 Figures 2026 5 10 4
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Portfolio key metrics as of 30 June 2026 4 Asset class Total portfolio Investment approach Retail % Office % Split Core % Manage-to-Core1 % Number of properties 37 58.7% 26 41.3% 63 57 90.5% 6 9.5% Fair value €740.6m 56.3% €575.4m 43.7% €1,315.9m €1,244.4m 94.6% €71.5m 5.4% Leased area 370,082 m² 62.2% 224,631 m² 37.8% 594,695 m² 535,898 m² 90.1% 58,798 m² 9.9% Annualized rent €48.7m 54.9% €40.0m 45.1% €88.7m €82.6m 93.2% €6.1m 6.8% Annualized rental yield 6.6% 7.0% 6.7% 6.6% 8.5% EPRA vacancy rate 2.0% 6.5% 4.1% 2.6% 20.1% WALT 6.2 years 3.6 years 5.0 years 5.2 years 2.4 years Like-for-like development 30 June 2026 to 30 June 20252 Rents +0.2%-pts +3.2%-pts +1.6%-pts +2.0%-pts -4.7%-pts EPRA vacancy rate +0.7%-pts +0.3%-pts +0.6%-pts +0.5%-pts +2.2%-pts WALT -0.6 years -0.5 years -0.6 years -0.6 years -0.2 years 1 Manage-to-Core portfolio includes office properties in Stuttgart, Ingolstadt, Darmstadt and Bremen (Herrmann-Köhl-Strasse) as well as the retail properties in Hallstadtand Hamburg 2 Point-in-time calculation (30 June 2026 vs. 30 June 2025); acquisitions and disposals excluded; rounding differences possible Conference Call: H1 Figures 2026
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Rent development like-for-like (year-on-year)1 Asset class Total portfolio Investment approach Retail Office Split Core Manage-to-Core Total rents +0.2%-pts +3.2%-pts +1.6%-pts +2.0%-pts -4.7%-pts Indexation effects +1.6%-pts +4.0%-pts +2.6%-pts +2.6%-pts +2.8%-pts Follow-up leases / step rents -0.5%-pts -0.5%-pts -0.5%-pts -0.2%-pts -3.8%-pts Vacancy changes -0.8%- pts -0.4%-pts -0.6%-pts -0.4%-pts -3.7%-pts Development of annualized rents (year-on-year)1 1 Point-in-time calculation (30 June 2026 vs. 30 June 2025); acquisitions and disposals excluded; rounding differences possible Rent development 5 Property disposalsRe-lettings / Vacancy change €88.6m -€1.0m -€1.2m €88.7m Annualized rents 30 June 2025 Annualized rents 30 June 2026 -1.1% -1.4% Indexation +€2.3m +2.6% Conference Call: H1 Figures 2026
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Strategic sales activities Asset class Office Year of acquisition 2020 Leased area 4,542 m2 Annualized rent €1.1m Recent fair value €14.2m Selling price €13.5m (+ potential earn-out of up to €0.2m) Transfer of posession Q3 2026e Neu-Isenburg 6 > Successful completion of first disposal process as part of strategic realignment of the property portfolio > Intended reinvestment of proceeds in high-yield retail properties in the FMCG and DIY sector Conference Call: H1 Figures 2026
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Top-10 tenants1 Tenant structure Sector distribution1 Tenant Sector Rent EDEKA Food retail 14.0% Kaufland Food retail 7.5% REWE Food retail 7.1% OBI DIY 7.0% GLOBUS Food retail / DIY 4.6% Agency of Unemployment Authorities 3.9% netcologne IT / Communication 3.2% Barmer Finance / Insurance 2.7% City of Mainz Authorities 2.0% ALDI Food retail 1.7% Total 53.7% Sector Rent Food IT / Communication DIY Finance / Insurance Authorities Textiles Education Medical / Pharma Others (<3.0%) Retail Office 34.3% 11.4% 7.3% 10.7% 7.1% 4.4% 3.6% 4.1% 17.2% > Only minor changes within our Top 10 tenant list – mainly related to index-based rent adjustments > Food retail still accounts for more than one third of total annualized rents 7 1 As of 30 June 2026; % of annualized rents Conference Call: H1 Figures 2026
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Lease expiry schedule2 Letting result 6M 2026Weighted average lease expiry1 Leasing situation 8 > Letting result with a total volume of more than 23,700 m² primarily related to contract extensions in the office portfolio > Well balanced lease profile with only 3.6% of total rents expiring in 2026 1 As of 30 June 2026 2 As of 30 June 2026; in % of annual rents Retail Office Total 6.2 years 3.6 years 5.1 years 2,882 m² 20,774 m² 23,656 m² 0.5% 3.2% 5.2% 5.7% 8.8% 4.7% 3.5% 4.9% 6.6% 11.5% 3.1% 9.6% 6.8% 8.6% 5.2% 4.4% 1.7% 0.4% 1.1% 4.1% 0,0% 5,0% 10,0% 15,0% 20,0% 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 and later Retail Office Conference Call: H1 Figures 2026 7% 38% 34% 93% 62% 66% New lettings Contract extensions Total Retail Office
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Expiration of financial liabilities1 1 As of 30 June 2026 2 Net financial debt (average last five quarters) in relation to EBITDA adjusted by result from sales (last twelve months) Financial situation 9 53.9% REIT equity ratio 45.2% LTV 9.8x Net debt / EBITDA2 4.4x EBITDA / Interest coverage €627.6m Financial liabilities 2.2% Ø Cost of debt 2.8 years Ø Maturity of debt 5.7% 8.2% 20.5% 21.6% 11.9% 13.0% 11.5% 7.5% 0,0% 5,0% 10,0% 15,0% 20,0% 25,0% Q3 2026 Q4 2026 2027 2028 2029 2030 2031 2032 Bank loans 2026 Weighted average interest rate 1.4% 2.1% 2.8% 1.9% 3.2%1.9%1.2% 2.0% Conference Call: H1 Figures 2026
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Full-year forecast 2026 Main influencing factors ▪ Recent property disposals ▪ Increased cost structure − maintenance (tenant improvements) − interest expenses − current operating expenses − personnel expenses ▪ Forecast does not reflect any portfolio changes in the further course of the year and could also be adjusted in connection with further transaction activities 10 €87.5m - €89.5m (previous year: €90.3m) Rental Income €38.0m - €42.0m (previous year: €48.6m) FFO Conference Call: H1 Figures 2026
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Contact Niclas Karoff CEO Christoph Heitmann Head of Capital Markets, Financing & Sustainability E-Mail n.karoff@hamborner.de E-Mail c.heitmann@hamborner.de Disclaimer This presentation has been prepared and/or issued by HAMBORNER REIT AG (hereinafter "HAMBORNER") solely for information purposes. This presentation may contain statements, assumptions, opinions and predictions about the anticipated future development of HAMBORNER ("forward-looking statements") that reproduce various assumptions regarding, e.g., results derived from HAMBORNER's current business or from publicly available sources that have not been subject to an independent audit or in-depth evaluation by HAMBORNER and that may turn out to be incorrect at a later stage. All forward-looking statements express current expectations based on the current business plan and various other assumptions and therefore come with risks and uncertainties that are not insignificant. All forward-looking statements should therefore not be taken as a guarantee for future performance or results and, furthermore, do not necessarily constitute exact indicators that the forecast results will be achieved. All forward-looking statements relate solely to the day on which this presentation was issued to its recipients. It is the responsibility of the recipients of this presentation to conduct a more detailed analysis of the validity of forward-looking statements and the underlying assumptions. HAMBORNER accepts no responsibility for any direct or indirect damages or losses or subsequent damages or losses, as well as penalties that the recipients may incur by using the presentation, its contents and, in particular, all forward-looking statements or in any other way, as far as this is legally permissible. HAMBORNER does not provide any guarantees or assurances (either explicitly or implicitly) in respect of the information contained in this presentation. HAMBORNER is not obliged to update or correct the information, forward-looking statements or conclusions drawn in this presentation or to include subsequent events or circumstances or to report inaccuracies that become known after the date of this presentation. 11Conference Call: H1 Figures 2026