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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE Conservative approach to growth in industrial assets in core urban areas in Europe Investor Presentation November 2025
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE DISCLAIMER 2Investor Presentation IMPORTANT: This presentation (the “Presentation”) contains financial, operational, legal and other information (collectively, the “Information”) concerning MLP Group S.A. (the “Company”) and its business. This Presentation is strictly confidential to the recipient and is being communicated to selected persons who have professional experience for discussion purposes only. By accessing this Presentation, you agree to be bound by the terms herein. It is incomplete without reference to, and should be viewed solely i n conjunction with, any other publicly available information and any discussions with the Company. This Presentation is for information purposes only and does not constitute a prospectus or offering circular or an offer or s olicitation to acquire or invest in or take any action in respect of any securities. No part of this Presentation, nor the fact of its distribution, should form the basis of, or be relied on in con nection with, any contract, commitment or investment decision whatsoever. The Company does not make any representation or warranty of any sort as to the accuracy or completeness of the information co ntained in this Presentation or in any other model or information made available in connection with this Presentation or the reasonableness of the assumptions on which any such information is based. No person shall have any right of action against the Company, its directors, officers, employees, advisers or any other person in relation to the accuracy or completeness of any such information. The information contained in this Presentation is subject to amendment and/or completion without notice and such amendments may be material. This Presentation and any related oral presentations are for information and convenient reference only and do not constitute or form part of an offer or invitation to sell or a solicitation of an offer to buy or to subscribe for or otherwise acquire any securities in any jurisdiction or an inducement to engage in investment a ctivity. There shall be no offers or sales of securities in any jurisdiction in which such offer or sale would be unlawful prior to registration or qualification under the securities law of such jurisdicti on. Any securities offered by the Company or any of its subsidiaries will not be registered under the United States Securities Act of 1933, as amended (the "Securities Act") and may not be offered or sol d in the United States absent registration under the Securities Act or an applicable exemption from registration. This Presentation or any part thereof is not for general publication, release or dist ribution in the United States. Any failure to comply with these restrictions may constitute a violation of law. There will be no public offering of securities in the United States. You understand that in order to be eligible to view this Presentation, you must be outside the United States in accordance with Regulation S under the Securities Act, and by accepting the information in this Presentation , you warrant that you are outside the United States in accordance with Regulation S. This Presentation may not be reproduced (in whole or in part), distributed or transmitted to any other person without the pri or written consent of the Company. No person shall be treated as a client of the Company or be entitled to the protections afforded to such clients, solely by virtue of having received this Pr esentation. These materials are not intended for distribution to or use by any person or entity in any jurisdiction or country where such distribution or use would be contrary to local law or regulati on or which would require any registration or licensing within such jurisdiction. The information contained in this Presentation may include results of analyses from a quantitative model that m ay represent potential future events that may or may not be realized and is not a complete analysis of every material fact relating to the Companies or its business. Certain numerical figures se t out in this Presentation, including financial information and market shares presented in millions, billions or percentages, may have been rounded according to established commercial standards. A s a result, figures shown as totals in tables may not be an arithmetic aggregation of the figures that precede them, and percentages and changes over time are calculated on the basis of the underl ying unrounded numbers. This Presentation contains projections and forward -looking statements. The words “believe”, “expect”, “could”, “may”, “anticipat e”, “intend” and “plan” and similar expressions identify forward - looking statements. All statements other than statements of historical facts included in the Presentation, including, without limitation, those regarding the Information, the Company’s financial position, potential business strategy, potential plans and potential objectives, are forward -looking statements. Such forward -looking statements involve known and unknown risks, uncertainties and other factors which may cause the Company’s actual results, performance, achievements and value to be materially differen t from any future results, performance, achievements or values expressed or implied by such forward-looking statements. Such forward -looking statements are based on numerous assumptions regar ding the Company’s present and future business strategies and the environment in which the Company’s will operate in the future. No warranty or representation is given by the Company or any of its advisers as to the reasonableness of these assumptions. Further, certain forward-looking statements are based upon assumptions of future events that may not prove to be accurate. The f orward-looking statements in the Information speak only as at the date of the Information and the Company assumes no obligation to update or provide any additional information in relation to such forward-looking statements. Nothing in the Information is, or should be construed as, a profit forecast. Neither the Company nor any of its affiliates, advisers or representatives shall have any liability whatsoever for any loss w hatsoever arising from any use of this presentation or its contents, or otherwise arising in connection with this presentation (whether direct, indirect, consequential or other). To the extent avai lable, the industry, market and competitive position data contained in this Presentation come from official or third -party sources or industry reports. Such publications, studies and surveys generall y state that the data contained therein have been obtained from sources believed to be reliable, but that there is no guarantee of the accuracy or completeness of such data. While the Compa ny believes that each of these publications, studies and surveys has been prepared by a reputable source, the Company has not independently verified the data contained therein. In addition, cert ain of the industry, market and competitive position data contained in this presentation come from the Company’s own internal research and estimates based on the knowledge and experience of the Company’s management in the market in which the Company operates. While the Company believes that such research and estimates are reasonable and reliable, they, and their underlying methodology and assumptions, have not been verified by any independent source for accuracy or completeness and are subject to change without notice. Accordingly, undue reliance should not be placed on any of the industry, market or competitive position data contained in this Presentation. It should be noted that certain financial information contained in this Presentation may not have been audited or reviewed an d, in some cases, may be based on management information and estimates. The Company may present non -IFRS financial measures (including, without limitation, EBITDA, Recurring EBITDA, Run -Rate Adjusted EBITDA, Capital Expenditure, Net Total Debt, Gross Asset Value, Net Asset Value, Net LTV, EBITDA to Net Interest Cover (ICR) and other operating metrics) as supplemental measur es of operating performance. These measures are not measures of financial performance under IFRS, may not be comparable to similarly titled measures used by other companies and should not b e considered in isolation from, or as a substitute for, measures prepared in accordance with IFRS. Unless otherwise stated, the information contained in this Presentation is provided as at the date of this Presentation and i s subject to change without notice. The Company or any of its advisers do not undertakes any obligation to update the information provided in the Information or elsewhere in this Presentation, to provide the recipient with any additional information, or to correct any inaccuracies that may become apparent in any information provided. EU MiFID II/UK MiFIR professionals / ECPs-only – Manufacturer target market (product governance) is eligible counterparties and professional clients only (all distribution channels). No PRIIPs key information document and no UK PRIIPs key information document will be prepared as not available to retail inve stors in the European Economic Area or the United Kingdom.
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE TODAY’S PRESENTERS 3Investor Presentation ● Radosław joined MLP Group in 2010 as CFO, he then was named CEO and President in 2016 ● He has over 29 years of experience in real estate and finance in both Europe and the US ● Prior to MLP Radosław was a Director at Deloitte Advisory in Strategic Consulting covering the CEE region ● He was also CFO at Dresdner Bank Polska from 2001-2004 ● Radosław started his career working at PwC where he reached the Manager level and worked across in Poland and US ● Radosław holds a Postgraduate Diploma from Columbia University as well as an MBA from Nottingham Trent University ● Maciej joined MLP Group in July 2025 ● Prior to MLP he has held key positions at Dentsu Group in Poland and CEE ● Previously, he spent almost 20 years in construction & real estate with Skanska Group, where he held various senior positions, and was responsible for Poland, Romania, CEE and Germany ● Additionally, he has overseen financial operations in real estate development companies such as Skanska Property, Echo Investment, and Archicom ● Maciej began his career in the banking sector working for Bank Austria Creditanstalt and Deutsche Bank ● He holds a degree in Management from the University of Warsaw Radosław T. Krochta CEO & President of the Management Board Maciej Müldner CFO & Member of the Management Board
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE 4Investor Presentation AGENDA 1 MLP GROUP AT A GLANCE Pg 5 2 KEY CREDIT HIGHLIGHTS Pg 15 3 FINANCIAL ACTIVITY Pg 26 A APPENDIX Pg 31
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE MLP GROUP AT A GLANCE01.
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE MLP GROUP AT A GLANCE Conservatism, risk management & diversification01. Investor Presentation MLP Group holds a portfolio of generic and multi-tenant assets located exclusively in key urban and metropolitan areas across its core markets of Poland, Germany, Austria, and Romania. 1. Over 60% of the total portfolio by Gross Leasable Area (“GLA”) has been developed within the past 5 years, and approximately 85% of the assets are less than 10 years old. As of 30 Sep-25, the average age of the buildings stood at approx. 6.6 years - the newest in the market. 2. MLP Group’s portfolio consists solely of multi-tenant, generic logistics and light- industrial properties, with an average unit size of approx. 7,000 sqm and no build-to- suit (BTS) projects. 3. The portfolio is future-proof, highly flexible, and easily leasable, benefiting from strategic locations exclusively within core markets and major urban centres.4. 5. The Group manages approx. 1.6 mn sqm of GLA and holds a strategic land bank reserve of approx. 2.4 mn sqm. MLP Group portfolio consists of: ● Blue-chip tenant base (Dun & Bradstreet rated 1 or 2) achieving like-for-like rental growth (10% as of LTM Sep-25), ● Long WAULT of > 7 years, ● 95% occupancy rate, ● 99% rent collection with near-zero defaults, ● 99% tenant retention, ● 100% inflation indexed tenants’ mix. 6. MLP Group is a leading European logistics platform with a vertically integrated business model, specializing in the development, ownership, and management of Class A, modern, multi-tenant, generic warehouse and industrial properties. Long-term business, not exposed to changes, trends and changes in technology. 6 Listed on the Warsaw Stock Exchange since 2013. Investor Presentation
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE MLP GROUP AT A GLANCE Operational excellence & disciplined investment strategy 01. Investor Presentation 7 Notes: (1) As of 30 September 2025 Occupancy is c.91% 99% Retention rate 32% of Rental Income from Top-10 Tenants 95%(1) Long-term Occupancy c. 80% of the portfolio BREEAM (Excellent/Very Good) or DGNB (Gold/Platinum) certified 1.6 mn sqm GLA 7.3 Years WAULT 99% Rent collection (in 60 days) 100% Lease contracts indexed with EURO HICP without CAP 2.4 mn sqm Land bank STRONG OPERATING METRICS (AS OF SEPTEMBER 30, 2025)
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE MLP GROUP AT A GLANCE Compelling story of sustainable growth01. Investor Presentation 8 COMPANY TIMELINE – KEY MILESTONES Purchase of new lands MLP Pruszków I and II (near Warsaw), Poznań and Tychy MLP successfully debuted on the Warsaw Stock Exchange Begun building rooftop solar power at logistic parks in its Polish property portfolio Completed area exceeds 1mn sqm and GAV rose to c.€1.17bn Expansion to Austria – Acquisition of a plot to develop MLP Business Park Vienna Expansion in the German market with MLP Logistic Park Germany I MLP has started the construction of the first logistics park in Romania Issued their first Euro bonds with a total value of €300 mn Gaining scale – space rented by MLP exceeded 300k sqm Commencement of first project MLP Pruszków I Logistics park 2007/08 2012 2013 2017 2019 2021 2022 20231998/99 2024 2025 MLP continues strategic expansion focusing on Germany 334 420 497 729 938 1 037 1 292 1 413 2018 2019 2020 2021 2022 2023 2024 3Q 2025 GAV HAS MULTIPLIED BY 4.2X IN 7 YEARS DEVELOPED SPACE, UNDER CONSTRUCTION & IN PREPARATION STAGE (SQM) 612k 751k 857k 1,000k 1,106k 1,388k 1,622k 1,644k 15 14 19 21 33 44 43 47 Recurring EBITDAGAV (EURm) LTM
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE MLP GROUP AT A GLANCE MLP is active in 4 strong European countries 01. Investor Presentation 9 Łódź Pruszków/Warsaw Wrocław Poznań Gorzów Wielkopolski Zgorzelec Berlin Dortmund / Unna Berlin / Spreenhagen Schalke / Gelsenkirchen Idstein/Frankfurt Lublin Czeladź Vienna Bucharest Gliwice Teresin Bieruń Dortmund / Castrop-Rauxel Rzeszów Munich Hamburg MLP Land Acquisitions MLP Business Parks 25% 75% Western Europe (Germany and Austria) Central and Eastern Europe (Poland and Romania) €1.41 bn PORTFOLIO VALUE DE €0.24bn PL€1.03bn AT €0.11bn RO €0.03bn ● Focus on acquiring development sites adjacent to existing parks, or in sought- after locations with proximity to strong logistics hubs and transport corridors and large, densely populated cities ● Geographically, development in the German and Polish markets to remain a priority ● Supplemented by operations in Romania and Austria ● Maintain ongoing expansion in new attractive locations Note: Data as of 30 September 2025.
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE MLP GROUP AT A GLANCE Key updates in the last 12 months1 01. Investor Presentation 10 ● Weighted average maturity of 3.2 years and weighted average cost of debt at 4.9% ● LTV at 44.9% and Run-rate ICR of 1.8x ● Key financial indicators increased by double digits year-on-year, confirming the Group’s long-term linear growth trajectory ● 9M’25 revenues stood at €72.5 mn, reflecting a 12% growth (10% FX adjusted) vs 9M’24 revenues of €64.7 mn ● 9M’25 EBITDA without revaluation stood at €38 mm reflecting a strong margin of 52% and a YoY growth of 13% ● 188,384 sqm of space leased, including 92,442 sqm(2) of new contracts, with 300,000 sqm budget for 2025 ● Strong occupancy rate maintained at 91%(3), rent collection at 99% with near-zero defaults, and WAULT at approx. 7.3 years ● Rental revenue was €41 mm for 9M 2025, reflecting a 9% increase vs 9M 2024 ● c. 1.6 mn sqm of Gross Leasable Area (“GLA”) including under development and a strategic landbank reserve of 2.4 mn sqm(4) ● Strong development pipeline - 326,844 sqm of projects under construction ● Several new projects launched and delivered in key geographies with average pre-let of 80-90% at delivery ● 100% of green energy at logistic parks ● 6.71 MWp photovoltaic installations ▪ Maintained 0t CO2 with 100% renewable electricity YoY 12% REVENUE GROWTH(1) IN Q3’25 YTD 188K SQM OF SPACE LEASED IN Q3’25 YTD 327K SQM OF NEW PROJECTS LAUNCHED IN Q3’25 YTD 1.74 MWP INSTALLED SOLAR CAPACITY LAUNCHED IN Q3'25 YTD STABLE CAPITAL STRUCTURE WITH LONG TERM MATURITIES Notes: (1) For the 12 months ended 30 th September 2025; (2) Excluding FX impact; (3) Long-term occupancy is c.95% (4) Includes owned land bank as of September 30, 2025
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE MLP GROUP AT A GLANCE MLP Group’s key strategic objectives01. Investor Presentation 11 Continued sustainable growth of the portfolio in the core cities in the core markets, only generic products.1. Focus on “urban logistics” projects (smaller logistics / light industrial units closer to cities) as a growth driver; target to reach ~30% of the gross portfolio by 2028. 2. Continue “big-box” logistics developments (for logistics and light industry) alongside the urban segment.3. Asset base diversification through expansion in Germany (focus on Ruhr area, Munich, Frankfurt) and Vienna; target of Germany representing ~33% of the gross portfolio by 2028. 4. 5. Growing at a consistent and strong Yield on Cost (YoC) at 11.5%. Reducing negative impact on the environment and incorporating ESG into business operations.6.
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE ● MLP Group’s approach to sustainable development is described in MLP Group’s ESG Strategy for years 2022-2026 ● MLP Group’s projects are BREEAM-, OGNI-, and DNGB-certified ● MLP is currently in the process of revising its strategy, raising its ambition and developing a decarbonization plan CURRENT TARGETS: 1. Carbon neutrality in direct operations 2. Install photovoltaic panels with a total capacity of 20 MW at MLP Group’s parks 3. Increase the share of photovoltaic- generated green energy at our logistics parks to ultimately reach 100%, with any remaining residual demand covered by green grid energy. 4. Cut the cost of energy used at MLP Group facilities below the average market prices MLP GROUP AT A GLANCE Summary of MLP Group’s ESG Strategy01. Investor Presentation 12 ● Renewable Energy from photovoltaic + energy efficiency ● Reducing water consumption ● Waste management ● Biodiversity ● Improve the safety and health of employees and customers ● Ensure a safe workplace for employees ● Create a friendly external environment ● Provide charitable support ● Consider issues relating to the environmental impact of projects, human rights and climate change in decision-making processes ● Establish procedures and set measurable goals to ensure that environmental, climate and human rights risks are identified and avoided ● Do business in line with ethical standards ● Communicate ESG strategies and activities Reducing the company’s negative impact on the environment Drive a comprehensive effort to improve the quality of the environment and improve environmental safety of the local communities Integrating ESG into business operations and aligning corporate and societal interests TASKS TO ACHIEVE GOALSSTRATEGIC GOALS
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE MLP GROUP AT A GLANCE Select assets from a quality portfolio of Class A modern assets 01. Investor Presentation 13 Market value (EUR) 65.6 mn Vacancy rate 14%MLP POZNAŃ 79.9k sqm Market value (EUR) 124.4 mn Vacancy rate 5%MLP POZNAŃ WEST 142.6 k sqm Market value (EUR) 34.5 mn Vacancy rate 0%MLP BP Berlin 18.2k sqm Market value (EUR) 95.9 mn Vacancy rate 2%MLP PRUSZKÓW I (near Warsaw) 169.1k sqm Market value (EUR) 279.7 mn Vacancy rate 0%MLP PRUSZKÓW II (near Warsaw) 355.2k sqm Market value (EUR) 81.9 mn Vacancy rate 0%MLP UNNA 57.2k sqm Market value (EUR) 41.4 mn Vacancy rate 0%MLP Łódź 49.9k sqm Market value (EUR) 49.8 mn Vacancy rate 11%MLP Wrocław 66.4k sqm Market value (EUR) 104.0 mn Vacancy rate 0%MLP Vienna 54.4k sqm Notes: Market value of existing and in final stage of completion assets as per valuation reports as of H1 2025
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE MLP GROUP AT A GLANCE Client testimonials01. Investor Presentation 14 Robert Ciechociński – Lear Corporation “Our cooperation with MLP Group is based on trust and transparency. We chose to work with MLP Group because its location gives us access to engineering staff from the Warsaw University of Technology. We received from MLP Group a certified BREEAM energy solution, which gives us a competitive advantage in discussions with our customers. I recommend cooperating with MLP Group because they are focused on customer care and on providing successful solutions that support business growth.” Gerard Brodzik – Siemens Real Estate “We have been using the spaces offered by MLP Group for years, and we can confidently say that this is a place that genuinely supports business growth. The excellent location, modern facilities, and strong infrastructure create conditions that foster stable business operations. Another important advantage is access to a qualified workforce in the region, as well as the proximity of a major city, which facilitates the day-to-day functioning of our company. On top of that, the flexible and professional approachof the MLP Group team confirms that choosing this park was the right decision” Izabela Oskierko – Pure Ice “In 2020, when selecting production and warehouse space for Pure Ice, MLP Group stood out by tailoring a modern facility to Pure Ice’s specific needs. Their flawless cooperation led us to sign another contract, following which will soon launch a new hall to support our ambitious growth plans” Lukasz Szymanski – Supply Chain & Production Director: “Has 17-years of partnership with MLP Group that has ability to adapt to our evolving operational and strategic needs which has enabled Sarantis to expand operations across Poland and Central and Eastern Europe” Marek Grzybowski – Warsaw Distribution Centre Manager: “20+ year collaboration with MLP Group reflected a strong, enduring partnership built on mutual understanding and shared goals. Their consistent quality, openness, and tailored solutions give us confidence and predictability in planning operational growth in Poland” GROWTH IN INDUSTRIAL ASSETS BACKED BY CLIENT EXPERIENCES AND TESTIMONIALS Jakub Wróblewski – DACHSER Sp. z o.o. "As DACHSER, we have been cooperating with MLP Group for many years, using space at both MLP Pruszków II and MLP Poznań. Both parks provide us with the conditions to execute logistics services — from a great location to modern infrastructure with access to key transport routes. In our daily operations, we particularly appreciate the openness to adapt facilities and the willingness to implement new technical solutions that enable us to function smoothly and continue growth, even on a large scale. A stable environment, clear principles of cooperation, and high- quality maintenance of the parks make MLP Group our partner for further development."
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE KEY CREDIT HIGHLIGHTS02.
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE KEY CREDIT HIGHLIGHTS MLP’s boasts exceptional credit fundamentals02. Investor Presentation 16 MLP Group is a leading European logistics platform with a vertically integrated business model, specializing in the development, ownership, and management of Class A, modern, multi- tenant, generic warehouse and industrial properties. across its core markets of Poland, Germany, Austria, and Romania. 1. Focus on proximity to existing projects, major urban centres and core prime cities within resilient geographies and growing urban logistics and industrial asset, supported by constrained supply, limited land availability, and permitting challenges. 2. High quality, modern properties - over 60% of the total portfolio by GLA has been developed within the past 5 years, and approximately 85% of the assets are less than 10 years old. As of 30 September 2025, the average age of the buildings stood at approximately 6.6 years - the newest in the market. 3. Attractive blue-chip tenant base (Dun & Bradstreet rated 1 or 2) achieving like-for- like rental growth (10% as of LTM Sep-25), long WAULT of > 7 years, 99% tenant retention and delivering low-risk, highly predictable, inflation and FX protected cash flows. 4. 5. Disciplined growth achieved with 15 years of on-time, on-budget project delivery and supported by a robust balance sheet, conservative financial policy, and stabilizing revaluation gains. Experienced management team with a long-standing track record and supportive shareholder base.6.
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE KEY CREDIT HIGHLIGHTS Vertically integrated business model02. Investor Presentation 17 ● Targeting value-add opportunities ● Leveraging local, market-savvy teams ● Enhancing returns through selective asset recycling of mature, non-core assets ● Dedicated teams, capital, and landbank for continued project delivery ● Risk-managed approach driven by in-house expertise ● Future-proofing developments with tenant-specific adaptability Notes: (1) Capital value: Value upon completion (from valuation)/ sqm (under construction + planned). ● In-house, centralized teams for scalable efficiency and expertise ● Standardized processes, advanced tools, and data- driven decisions ● Dedicated in-house management with process- driven efficiency ● Active tenant engagement and credit monitoring ● Future-proofing assets through ESG and customer focus STRATEGIC ACQUISITIONS FOR GROWTH STRONG DEVELOPMENT CAPABILITIES CENTRALIZED EXPERTISE IN SUPPORT FUNCTIONS HIGH-QUALITY ASSET MANAGEMENT VALUE UPLIFT VALUE CREATION MODEL 112 457 862 Total Cost Capital Value 196 507 1 472 Total Cost Capital Value GERMANY CONSTRUCTION COSTS VS. CAPITAL VALUE(1) PER BUILDINGS AS OF H1 2025 IN € PER SQM No cost or time overruns in the last 15 years Capital value Construction cost Land - historical cost Build & Hold Land acquisition Development Construction Leasing Management Value POLAND 18 months
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE KEY CREDIT HIGHLIGHTS Industrial sector benefits from structural growth drivers 02. Investor Presentation 18 KEY DEMAND DRIVERS AND PRIME RENTAL RATE GDP GROWTH POSITIVE TRENDS ● Tech-powered logistics —automation and AI driving faster, smarter operations ● World-class infrastructure ensures seamless regional connectivity ● High leasing momentum and solid rent growth reflect strong occupier demand ● Tight supply, low vacancy sustain pricing power and asset stability ● Investor magnet — stable yields and deep institutional capital interest ● Economic recovery tailwind reinforces long-term market resilience PRIME RENTAL RATE PRIME LOGISTICS YIELDS GDP GROWTH €/m2/month 3 4 5 6 7 8 9 2020 2021 2022 2023 2024 2025 Poland Germany 0% 1% 2% 3% 4% 5% 6% 7% 2020 2021 2022 2023 2024 H1 2025 Poland Germany (2,0) (1,0) 0,0 1,0 2,0 3,0 4,0 5,0 Q2 21 Q3 21 Q4 21 Q1 22 Q2 22 Q3 22 Q4 22 Q1 23 Q2 23 Q3 23 Q4 23 Q1 24 Q2 24 Q3 24 Q4 24 Q1 25 Q2 25 Germany Poland Austria Romania Macro improvements reinforce occupier demand and capital inflows into logistics real estate ● Poland leads Europe’s growth, supported by domestic consumption and manufacturing ● Germany stabilizes with gradual recovery as inflation eases and investment strengthens GDP Growth chartPrime logistics yields chart Notes: Trading Economics, Cushman & Wakefield
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE 70% 30% 81% 19% Big Box City Logistic GAV BY ASSET TYPE(1) AS AT 3Q 2025 TARGET AS AT DEC 2028 85% 15% AS AT 3Q 2024 KEY CREDIT HIGHLIGHTS Target core urban logistics in key resilient markets02. Investor Presentation 19 Focus on prime locations in core markets: The Group emphasises sites in Poland (its home market), Germany, Austria and Romania, in well-connected regions with strong accessibility, transport links and population / labour catchments. Highlights urban logistics as a growth driver: MLP is expanding into smaller, city- edge or in-city units (700–2,500 sqm) for e- commerce, last-mile, and distribution, offering stronger resilience and yields than traditional large-box warehouses. Structural tailwinds are driving strong demand for European logistics assets - sustained e-commerce growth, reconfigured global supply chains, and new durable drivers (dual-use tech, defence manufacturing, and data-centre infrastructure) that diversify and strengthen demand across Europe. MLP LOCATIONS VS. MLP’S COMPETITORS 1. 2. 3. Notes: (1) Including existing assets and assets under construction
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE KEY CREDIT HIGHLIGHTS Quality portfolio of standardized, sustainable and modern assets 02. Investor Presentation 20 BLUE-CHIP TENANTS BUILDING – CONSTRUCTION AGE (% OF TOTAL GLA) Notes: Data as of Sep 30, 2025. (1) Excluding 49 ths sqm of historic buildings that have existed for more than 20 years. (1) Excluding agency fees, initial rent-free period and anyother overheads LIKE-FOR-LIKE RENTAL GROWTH OF 10% ACHIEVED OVERALL (AS OF LTM 30-SEP) 0 1 2 3 4 5 Customer A MLP Pruszków I Customer B MLP Pruszków II Customer C MLP Łódź RE-LETTING EXAMPLES Rent before reletting (Q1 2024) Headline rent Effective rent Price/sqm 62% 23% 6% 5% 4% 0- 5 years 6-10 years 11-15 years 16-20 years >20 years* 6.6 years Average Age of Assets 23% 15% 39% 22% 61% 32%
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE 161.3 173.1 59.8 75.8 57.2 58.4 Revenues 3Q 2024 Revenues 3Q 2025 8 YEARS AS OF FY24 LOWER WAULT FOR SEP-25 DUE TO SEASONALITY EFFECT Logistics Retail Light Industrial E- commerce 26% 37% 29% 9% KEY CREDIT HIGHLIGHTS Attractive blue-chip tenant base with exceptional KPIs 02. Investor Presentation 21 Lease Structure – Inflation Protection ● 100% of rents indexed to CPI income rises with inflation ● Utility reimbursements adjust upward automatically ● EUR-denominated leases ensure real value stability Bulletproof Revenues ● Triple net leases ● Near zero defaults ● Near 100% renewals ● “Annuity-like” revenue stream 1 2 +10% +2% +27% +7% Recharge of utility costs Recharge of service charges Rental income WAULT 7.3 years C. 99% RETENTION RATE GLA BY TYPE OF CUSTOMER (SQM) – % ONLY TENANTS WITH D&B (DUN & BRADSTREET) RATING OF 1&2 ARE ACCEPTED (NO WRITE-OFFS) (In PLNm)
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE KEY CREDIT HIGHLIGHTS Robust balance sheet, stable cash flows, and conservative financial policies 02. Investor Presentation 22 220 263 397 533 551 643 663 0 5 10 15 20 25 30 35 40 45 50 2019 2020 2021 2022 2023 2024 Q3 2025 NAV EBITDA 40.8% 36.0% 34.1% 38.2% 43.4% 44.9% xx% Leverage Ratios (Net LTV) EBITDA 37.9% ● Net LTV increased at a CAGR of ~ 2.9% (2019–Q3 2025), broadly tracking EBITDA’s 22% CAGR and NAV expansion ● Leverage grew proportionally with earnings and asset value - consistent with conservative, balanced growth Notes: MLP's portfolio is valued in Euros. For Financial Statement presentation the fair value is translated into PLN with the exchange rates EUR/PLN at the balance sheet date. NET ASSET VALUE & EBITDA (IN MN EUR)
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE KEY CREDIT HIGHLIGHTS Strong debt metrics and staggered maturity profile02. Investor Presentation 23 Total debt(1) in EUR mn (all-in) 677 among which: – Bank loans (secured on MLP's assets) in EUR mn – Bonds (unsecured on MLP's assets) in EUR mn 327 350 Weighted Average Interest Rate on financial liabilities (all-in) 4.9% Weighted Average Unexpired Financial Debt Term (in years) 3.2 159 61 25 39 46 2027 2028 2029 2030 2031 41 300 2026 2029 EXISTING BANK LOANS BY MATURITY IN EUR MN EXISTING BONDS BY MATURITY IN EUR MN10.4xNet Debt / Run Rate EBITDA Net Total LTV(1) 44.9% NAV in EUR mn 663 RUN-RATE ICR 2025 1,5x 1,8x ICR Run Rate ICR 2025* *ICR based on Run-Rate EBITDA from committed leases starting in 2025 Note: (1) Includes accrued interest
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE 3Q 2025 EBITDA Run-rate adjusted EBITDA bridge02. Investor Presentation 24 RUN-RATE ADJUSTED EBITDA (IN MN EUR) Run-Rate EBITDA represents (i) annualized 3Q’25 EBITDA before revaluation plus (ii) run-rate contribution of lease agreements entered into prior to September 30, 2025, which started generating revenue in the twelve months ended September 30, 2025, but whose impact was not reflected fully in the results for the twelve months ended September 30, 2025, plus (iii) run-rate contribution of new lease agreements entered into prior to September 30, 2025, which have not started generating revenue in the twelve months ended September 30, 2025, but which are expected to start generating revenue after reporting date (2025 onwards) 50.1 61.1 (2.3) 13.2 Annualised 3Q 2025 EBITDA Non recurring items Leases Contribution Run - Rate Adjusted EBITDA 3Q 2025 EURm 3Q 2024 EURm Net Debt / EBITDA 12.6x 10.7x Net Debt / Run Rate EBITDA 10.4x n/a
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE KEY CREDIT HIGHLIGHTS Experienced, long-standing management team and shareholder base 02. Investor Presentation 25 Vice President of the Management Board CEO & President of the Management Board Radosław T. Krochta Michael Shapiro 42.7% 12.6% 7.4% 7.1% 6.6% 23.6%Cajamarca Holland B.V. The Land Development of Nimrodi Group Ltd. Thesinger Ltd Allianz Polska OFE Generali OFE Others SHAREHOLDER STRUCTURE (AS OF SEP 30, 2025) MLP has a fulsome list of all financial investors CFO & Member of the Management Board Maciej Müldner Chief Country Officer for Germany ● Joined the MLP Group team in 2023 country manager for Germany ● Martin has 17 years of relevant experience gained in the commercial real estate sector ● Maciej joined MLP Group in July 2025 as CFO ● Prior to MLP he has held key positions at Dentsu Group, Skanska Group and +30 years experience in the finance sector CDO & Member of the Management Board Martin Birkert Agnieszka Gozdz ● Joined the MLP Group team in 2015 as a Development Manager ● 16 years of experience in leasing commercial space Cajamarca Holland B.V. has held a controlling stake in MLP Group since at least 2014 (and is tied to the company’s founding projects, such as MLP Pruszków I) demonstrating continuous ownership and strategic involvement for more than a decade MAJORITY INVESTOR SINCE INCEPTION 4 OUT OF 6 SUPERVISORY BOARD SEATS ARE INDEPENDENT STABLE BACKING THROUGH MARKET CYCLES Its enduring majority position throughout changing market conditions and MLP’s expansion phases reflects sustained confidence in the company’s business model and management Despite over 50% of the company being institutionally owned, a majority of its supervisory board seats are occupied independently of the majority shareholder ● Joined MLP Group S.A in 2010 ● 29 years of experience in the financial sector in Europe & the US ● President of the Management Board of the MLP Group (1998-2016) ● 40+ years of experience in implementing projects in the real estate sector
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE FINANCIAL ACTIVITY 03.
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE HISTORICAL FINANCIALS (1/3) Dynamic growth and robust cash flow generation over the years 03. Investor Presentation 27 2021 2022 2023 2024 Q3’25 EUR/PLN P&L 4.58 4.69 4.53 4.30 4.25 EUR/PLN BS / CF 4.60 4.69 4.35 4.27 4.27 114 121 94 162 156 2021 2022 2023 2024 LTM Q3 2025 23% 16% 9% 11 18 21 11 8 2021 2022 2023 2024 LTM Q3 2025 2021 2022 2023 2024 LTM Q3 2025 33% 9% 44 60 94 4% 21 33 44 43 47 2021 2022 2023 2024 LTM Q3 2025 53% 50% 50% % Capex / GAV % YoY Growth % EBITDA Margin 49% 55%36% 80 REVENUE (€MN) RECURRING EBITDA (€MN) DISCRETIONARY CAPEX (€MN)FUNDS FROM OPERATIONS (€MN) 87 21% CAGR 2021-Q3’25 22% CAGR 2021-Q3’25 €61.1m Run-Rate Adj. EBITDA 13% 11% 2%
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE HISTORICAL FINANCIALS (2/3) Dynamic growth and robust cash flow generation over the years 03. Investor Presentation 28 11% 9%25% 3% 17% 3% Recurring EBITDA 2021 2022 2023 2024 LTM Q3 2025 729 938 1 037 1 292 1,413 2021 2022 2023 2024 LTM Q3 2025 224 310 384 335 404 2021 2022 2023 2024 LTM Q3 2025 320 392 482 721 397 533 551 643 663 2021 2022 2023 2024 LTM Q3 2025 16x 11x 14x17x 11x 9x 9x8x 34%29% 671 13x GAV (€MN) NAV (€MN) SECURED DEBT (€MN)GROSS DEBT (€MN) % YoY Growth % YoY Growth X Recurring EBITDAX 10x 2021 2022 2023 2024 Q3’25 EUR/PLN P&L 4.58 4.69 4.53 4.30 4.25 EUR/PLN BS / CF 4.60 4.69 4.35 4.27 4.27 47% 51%
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE 70% 79% 80% 46% 45% 2021 2022 2023 2024 LTM Q3 2025 2,9x 3,3x 2,3x 1,6x 1.5x 1,8x 2021 2022 2023 2024 LTM Q3 2025 LTM Q3 2025 (Run Rate) HISTORICAL FINANCIALS (3/3) Dynamic growth and robust cash flow generation over the years 03. Investor Presentation 29 23% 26% 29% 13% 26% 2021 2022 2023 2024 LTM Q3 2025 36% 34% 38% 43% 45% 2021 2022 2023 2024 LTM Q3 2025 NET LTV (%) NET SECURED LTV (%) EBITDA TO NET INTEREST COVER (X)SECURED DEBT / GROSS DEBT (%) 2021 2022 2023 2024 Q3’25 EUR/PLN P&L 4.58 4.69 4.53 4.30 4.25 EUR/PLN BS / CF 4.60 4.69 4.35 4.27 4.27
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE 3Q 2025 RESULTS SUMMARY Main 3Q 2025 highlights in EUR03. Investor Presentation 30 Note: (1) EBITDA is calculated without revaluation EURm Q3 2025 Q3 2024 % Change Q3 2025 9M 9M LTM REVENUES 73 65 12% 94 NET PROFIT /LOSS 21 62 (66%) 46 EBITDA(1) 38 33 14% 48 NET DEBT/EBITDA(1) 12.6x 10.8x 18% 13.3x NET DEBT/ RUN RATE EBITDA(1) 10.4x - - 10.4x OCCUPANCY RATE 91% 92% - 91%
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE Appendix A.
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE SIMPLIFIED STRUCTURE CHART A. Investor Presentation 32 Notes: (1) As of September 30, 2025, the main shareholder is Cajamarca Holland B.V. which holds 42.69% of shares in the Issuer. Cajamarca is a joint venture between Land Development of Nimrodi Group Ltd. (previously Israel Land Development Company Ltd.) and two other independent investors originating from Israel; (2) Represents the amounts outstanding under senior secured loan facilities incurred by certain of the Group’s subsidiaries, as of September 30,2025. After giving effect to the Offering, the senior secured loan facilities incurred by certain of the Group’s subsidiaries provide for aggregate borrowings of up to EUR 330 million (out of which EUR 77.75 mn were undrawn) SIMPLIFIED STRUCTURE CHART MLP Group S.A. (Issuer)Existing 2029 Notes Other shareholders 42.69% 57.31% Non – Guarantor Subsidiaries Other financing arrangements(2) = Issuer = Non - Guarantor = Restricted Group Cajamarca Holland B.V. and other investors(1)
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE PILLARS OF MLP GROUP’S GREEN FINANCING FRAMEWORKA. Investor Presentation 33 ● Green Buildings: EPC A, top 15% approach, international certifications, 30% improvement ● Renewable Energy: solar and wind energy ● Clean Transportation: electric vehicles, infra for personal mobility, EV charging stations ● Energy Efficiency: energy efficiency equipment, energy storage, electric heat pumps ● Environmentally sustainable management of Living Natural resources and Land use: forestry ● EU Environmental objective: Climate Change Mitigation ● SDGs : 7,9 11, 12 & 15 1. USE OF PROCEEDS ● Exclusionary criteria related to tobacco, gambling, fossil fuels, forestry, child / forced labour, weapons, indigenous people, electricity > 100gCO2e/kWh ● Established and diversified ESG Committee ● Three-step process for evaluation and selection: 1. Preselection of investments 2. Analysis and confirmation of eligibility 3. Investment approval and monitoring 2. PROJECT EVALUATION AND SELECTION PROCESS ● Portfolio approach ● Green Bond Register for identification and tracking ● Assets, CapEx and/or OpEx ● Lookback period limit: 24 months ● Forward Looking period limit: 36 months 3. MANAGEMENT OF PROCEEDS ● Annual allocation and impact reporting until full allocation 4. REPORTING ● Pre-issuance external review: Second Party Opinion from Sustainalytics (September 2024) ● Post-issuance verification: External review or limited assurance of the allocation and, if feasible, impact reporting, by an external auditor or other qualified third party 5. EXTERNAL VERIFICATION ● Alignment with ICMA GPB (2021 version) ● Alignment with LMA GLP (2023 version) ● Eligibility criteria in line with the EU Taxonomy Technical Screening Criteria (TSC)
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE Glossary Term Definition Big Box Large scale warehouse projects or distribution centers CAGR Compound Annual Growth Rate City Logistics City or urban logistics projects, branded as our MLP Business Parks, offering tenants flexible, small -scale warehouse and light production units, ranging from 700 to 2,500 sqm) EBITDA Represents rental income, revenue from property management services, less distribution costs and administrative expenses (exc luding depreciation and amortization and cost of merchandise and materials sold) plus other income minus other expenses. EBITDA does not include gain or loss on revaluation of investment property EURO HICP (Harmonised Index of Consumer Prices) without CAP (Common Agricultural Policy) - indexation benchmark FFO (Funds From Operations) Represents our profit/(loss) before tax as adjusted for depreciation and amortization, change in fair value of investment pro perties, ineffective portion of remeasurement of hedges, net exchange differences, measurement of borrowings at amortized cost, net other operating income / expenses less non-recurring items included in other operating activity and less current income tax or plus reimbursed GAV (Gross Asset Value) Represents the value of our investment properties and property, plant and equipment as recognized in the Group's accounting r ecords and financial statements in accordance with IFRS, not including residential properties and perpetual usufruct GLA Gross Leasable Area calculated as existing plus under construction space ICR (Interest Cover Ratio) represents EBITDA divided by Net Interest Cover IFRS International Financial Reporting Standards Land Bank Owned and optional land bank LTM Last Twelve Months NAV (Net Asset Value) Represents the difference between assets and liabilities, equal to the equity of the Group Net LTV Represents Net Total Debt divided by GAV Net Senior Secured Debt Represents Senior Secured Debt less our cash and cash equivalents Net Total Debt Represents Total Debt less our cash and cash equivalents and amounts held in debt service reserve accounts (“DSRA”) Occupancy Calculated as the proportion of the aggregate GLA of the properties, whether or not capable of being let, which is subject to tenancies at a given point in time. For the avoidance of doubt, the aggregate GLA excludes areas designated as structurally vacant or under refurbishment or for turn around activities. Any development to create new lettable area at any property is only included when the relevant space or development is complete and available to generate income Recurring EBITDA Represents EBITDA adjusted for one-time or irregular events that are not part of the Group's day -to-day operations. We present Recurring EBITDA as additional information because we believe it is helpful to investors in highlighting trends in our business Run-Rate EBITDA Represents, as adjusted for the run-rate contribution of certain lease agreements entered into during the twelve -month period ended September 30, 2025 which have not started generating revenue in the twelve months ended September 30, 2025, but which are expected to start generating revenue prior to April 1, 2027, as if they started generating revenue on October 1, 2024 Run-Rate ICR (Interest Cover Ratio) represents Run-Rate EBITDA divided by Net Interest Cover Secured Net LTV Represents Net Senior Secured Debt divided by GAV Senior Secured Debt Represents the aggregate amount of non-current and current bank borrowings, excluding any hedging contracts (excluding unamortiz ed debt issuance costs and unamortized issue discount) sqm Square meters Total Debt Represents the aggregate amount of non-current and current bank borrowings and notes, excluding any hedging contracts (excluding unamortized debt issuance costs and unamortized issue discount) WAULT Weighted Average Unexpired Lease Term Weighted Average Interest Rate Calculated based on total annual interest expense divided by total financial liabilities Weighted Average Unexpired Financial Debt Term / Weighted Average Maturity YoC Yield on Cost 34Investor Presentation
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MLP GROUP – CONSERVATIVE APPROACH TO GROWTH IN INDUSTRIAL ASSETS IN CORE URBAN AREAS IN EUROPE MLP GROUP S.A. ul. 3 Maja 8, 05-800 Pruszków, tel. +48 22 738 30 10 www.mlpgroup.com Thank you!