Interim report
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The Bridge in Warsaw, Poland.
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Q3 Eastnine Interim Report January –September 2026 2 1 Expected to amount to EUR 0.36 once all signed tenants of The Bridge property have moved in, which is expected to take place during Q4 2027. At 30 September 2026, EUR 1 = SEK 11.33. In this report, comparative figures in parentheses for profit/loss items refer to the periods of July–September 2025 and January–September 2025, while those for balance-sheet items pertain to figures at 31 December 2025. ‘The Company’ refers to Eastnine Group. Strategic acquisition in Warsaw completed The property portfolio grew by 27 per cent compared with the previous quarter, following the acquisition of a new flagship property and increases in property values in Warsaw. For the quarter, rental income rose by 3 per cent in comparable portfolio, although property expenses were weighed mainly by the establishment of an in-house property management organisation. The average remaining lease term increased to 4.1 years. July–September 2026 • Rental income totalled EUR 15,448k (15,531k) In comparable portfolio, revenue increased by 3.2 per cent. • Net operating income amounted to EUR 13,880k (14,480k). • Profit from property management increased to EUR 8,520k (8,222k). • Unrealised changes in value amounted to EUR 7,859k (6,784k), of which EUR 3,784k (4,991k) was attributable to properties and EUR 4,075k (1,793k) to derivatives. Realised changes in property values amounted to EUR -100k (-). • Profit for the period increased to EUR 13,932k (9,645k). • Net lettings amounted to EUR -154k (-544k). Significant events during the quarter • Eastnine took possession of the property The Bridge in Warsaw at the end of September at an underlying property value of EUR 285m. The building is in principle fully leased, but as of the closing date, the occupancy rate was 57 per cent, which temporarily affects several key ratios, such as occupancy rate and profit from property management. The Bridge is planned to be fully occupied in Q4 2027. The purchase price amounted to EUR 241m, after deduction of vacancies, rent discounts and tenant adjustments. January–September 2026 • Rental income totalled EUR 46,149k (46,293k). In comparable portfolio, revenue increased by 1.4 per cent. • Net operating income amounted to EUR 42,054k (43,322k). • Profit from property management totalled EUR 23,438k. (23,953k). • Unrealised changes in value amounted to EUR 10,818k (24,255k), of which EUR 4,040k (24,278k) related to properties and EUR 6,778k (-23k) to derivatives. Realised changes in property values amounted to EUR -2,483k (-). • Profit for the period totalled EUR 26,394k (37,336k). • Net lettings amounted to EUR -435k (-572k). Significant events after the end of the period • Eastnine was awarded the highest rating under the 2026 GRESB assessment. Selected key figures 2026 30 Sep 2026 30 Jun 2025 31 Dec 2025 30 Sep Property value, EURk 1,173,656 925,684 960,450 961,914 Loan-to-value ratio, % 58 45 47 47 Economic occupancy rate, % 88.3 96.5 95.8 96.7 Long-term net asset value/share, SEK 59.38 56.76 55.27 56.00 Share price, SEK 42.30 44.95 50.30 46.95 Profit from property management/share, earnings capacity, EUR1 0.27 0.31 0.32 0.33 Debt ratio, earnings capacity, multiple 11.6 8.2 8.6 8.4 2026 Jul–Sep 2025 Jul–Sep 2026 Jan–Sep 2025 Jan–Sep 2025/26 Oct–Sep 2025 Jan–Dec Profit from property management/share, EUR 0.09 0.08 0.24 0.25 0.31 0.32 Earnings/share before and after dilution, EUR 0.14 0.10 0.27 0.38 0.31 0.43 Surplus ratio, % 89.8 93.2 91.1 93.6 91.6 93.4 Interest coverage ratio, multiple 2.5 2.5 2.4 2.5 2.4 2.4 Return on equity, % 11.8 8.4 7.4 10.9 6.5 9.1
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Q3 Eastnine Interim Report January –September 2026 3 Warsaw largest market following strategic acquisition The third quarter marks an important milestone in Eastnine’s development. With the acquisition of The Bridge completed, we strengthen our position in Warsaw, while our comparable portfolio continues to deliver a record-high occupancy rate and solid growth. Despite a more uncertain interest rate environment, we continue to see favourable conditions in our markets. The acquisition provides long-term secured cash flows The acquisition of The Bridge in Warsaw stands as the most significant event of the quarter, and perhaps of the year, for Eastnine, and a milestone of considerable importance on our growth journey. With this acquisition, we are doubling our presence in Wola, the most attractive and fastest-growing district in central Warsaw. Within this district, we have attained a market share of approximately 9 per cent in the office segment. Through the acquisition we become one the ten largest office owners in Warsaw, capital city of one of the fastest-growing economies in Europe. The property encompasses 55,000 sq.m. of state-of-the-art office space, let to nine tenants. The two largest tenants are Erste Bank and Visa. Erste Bank—Poland’s third-largest bank, with around 6 million customers—has chosen to locate its headquarters at The Bridge. Visa, for its part, is establishing its global technology development hub in Warsaw. The property is newly built, and the fitout work has commenced to customise Visa’s premises in preparation for their move-in next year. At present, 98 per cent of the property is let; this figure is expected to rise to 100 per cent within the coming months, although only 57 per cent of the let space had been taken into occupancy as at the end of September. Once all the tenants have moved in, the property will generate robust and secure cash flows for at least ten years. Upon full occupancy, our profit per share from property management is expected to rise to EUR 0.36, surplus ratio rise to 93.2 per cent and the yield amount to 6.2 per cent. Strong development in comparable portfolio Eastnine’s underlying business is performing strongly; in comparable portfolio, rental income grew by approximately 3 per cent in the third quarter compared with the corresponding year-earlier period. Excluding The Bridge, which entails some initial vacancies, the occupancy rate stood at 97.2 per cent—a record high for Eastnine—bearing testament to sustained demand for our premises. Net lettings for the quarter amounted to EUR -154k. Given the elevated occupancy rate, positive net letting figures are, at this stage, scarcely attainable. That said, we will have some planned move-outs next year, as we communicated in previous quarters. Meanwhile, demand for our premises remains robust, and new office construction is in clear decline across all of Eastnine’s markets. Office rents within our segment are not only stable but continue to rise, underpinned principally by sustained demand, diminished supply and rising construction costs. Robust cash flows from our operations have likewise enabled refinancing, which in turn facilitated the completion of the acquisition of The Bridge without a share issue. Moreover, favourable access to financing has allowed the average credit margin to be reduced by 34 basis points compared with the preceding quarter as well as extended the fixed-interest tenor and capital tie-up period. A value-creating organisation We continue to build our own organisation in Poland with the goal of taking over the management from an external party. Our employees are an important part of our promise to deliver high-quality service beyond tenants' expectations. Both properties in Poznan are managed by our in-house organisation, and in the first quarter of 2027, we will assume the management of the properties in Warsaw. External management agreements will remain in place until the second quarter of 2027, whereupon the favourable impact of this change will become evident in our earnings. I would like to take this opportunity to extend my sincere thanks to all our employees. Their efforts have been outstanding, both in completing the acquisition of The Bridge and in the day-to- day management of our operations, which has been characterised by a strong focus on customer satisfaction and profitability. It is a source of particular satisfaction that, with our most recent acquisition, Eastnine is now consolidating its position as one of the largest listed companies focusing on properties in Poland. Kestutis Sasnauskas, CEO Once all tenants have moved in, the property will generate strong and secured cash flows for at least ten years.
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Q3 Eastnine Interim Report January–September 2026 4 Building a leading real estate company in the fastest-growing part of Europe Eastnine is on a growth journey where profitability is always in focus. With the right properties in the right locations, we create attractive offices with a high occupancy rate that provide stable rental income and robust cash flows, while creating long-term value for our shareholders. Property portfolio, 30 Sep 2026 Yield 1 Portfolio growth, average 5 yrs EUR 1,174m 6.2% 25% 1 Current earnings as at 30 September 2026, including earnings for The Bridge once all signed tenants have moved in, which is expected to occur in Q4 2027. About Eastnine Eastnine is a Swedish real estate company listed on the Nasdaq Stockholm, Mid Cap, with its headquarters in Stockholm. We invest in premium office properties in prime locations across Warsaw, Poznan and Vilnius. We provide the best properties and venues to meet, recruit and retain people. 100 per cent of the property portfolio is certified to the highest sustainability standards under LEED and BREEAM. Eastnine’s markets Eastnine’s markets combine high economic growth with attractive yields and comparatively low rent levels, creating favourable conditions for rent growth and long-term value creation.
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Q3 Eastnine Interim Report January–September 2026 5 Targets and outcomes Eastnine is focusing on growth that contributes to increased profitability and an attractive total return. Overarching target Eastnine’s overarching target is to create a sustainable, attractive total shareholder return. Growth target Eastnine's long-term ambition is to grow the property portfolio in order to increase profitability. Financial targets and limits Financial targets • Profit from property management per share should increase. • Return on equity should be at least 10 per cent over time. • Eastnine has the ambition to annually increase dividend per share. The dividend shall amount to at least one third of profit from property management, less current tax. Financial limits • Eastnine strives to have a loan-to-value ratio of around 50 per cent over a business cycle. The loan-to-value ratio shall not exceed 60 per cent. • The interest coverage ratio should amount to at least a multiple of 2.0. Key figures Results, 30 September 2026 Total shareholder return, 1 year -7% Total shareholder return, 5-year average +7% Growth of property portfolio, 1 year +22% Growth of property portfolio, 5-year average +25% Profit per share from property management, Jan–Sep 2026, year on year -2% Return on equity, 1 year +7% Return on equity, 5-year average +8% Change in dividend per share, decided 2026 compared to 2025 +7% Loan-to-value ratio 58% Interest coverage ratio, R12 2.4x 25% Growth of property portfolio, 5-year average
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Q3 Eastnine Interim Report January–September 2026 6 0 25 50 75 100 0 4,000 8,000 12,000 16,000 2024 Q3 2024 Q4 2025 Q1 2025 Q2 2025 Q3 2025 Q4 2026 Q1 2026 Q2 2026 Q3 %EURk Rental income, EURk Profit from property management, EURk Profit from property management/rental income, % January–September 2026 Profit from property management for the period continued to be impacted by the divestment of the Riga properties in the second quarter, higher property expenses stemming from increased energy costs and the establishment of the company’s in-house organisation in Poland. Rental income Rental income for the period was in line with the corresponding year-earlier period, amounting to EUR 46,149k (46,293k). In comparable portfolio, revenue increased by 1.4 per cent, while the average rent rose to EUR 240 per sq.m. per year (222), due to indexation and a higher average rent in The Bridge. Property expenses Property expenses amounted to EUR -4,095k (-2,971k). This was primarily due to the ongoing development of our in-house organisation in Poland, which involves a transitional period of increased costs as management shifts from external providers to in-house operations. In addition, the year began amid unseasonably cold weather and elevated energy prices. Only property expenses that are not re-invoiced to tenants are included in the Company’s property expenses. Net operating income and profit from property management Net operating income declined 3 per cent, totalling EUR 42,054k (43,322k). The surplus ratio was 91.1 per cent (93.6). Central administration expenses rose to EUR -3,829k (-3,419k), partly as a consequence of an increase in the number of employees. Interest income rose to EUR 594k (165k) due to greater liquidity held in bank account. Interest expenses increased to EUR -16,718k (-16,264k) as a consequence of increased borrowing. Other financial income and expenses amounted to EUR 1,338k (149k); this item includes, inter alia, exchange-rate effects, which rose in the third quarter due to pronounced fluctuations in the PLN and EUR. Profit from property management declined 2 per cent, standing at EUR 23,438k (23,953k). The decrease per share was equivalent in percentage terms, amounting to EUR 0.24 (EUR 0.25). Changes in value Unrealised changes in value totalled EUR 10,818k (24,255k), of which EUR 4,040k (24,278k) pertained to real estate and EUR 6,778k (-23k) to derivatives. The value of interest rate derivatives was positively affected by the rising interest rate development. Realised changes in value amounted to EUR -2,441k (-64k), of which EUR -2,483k (-) related to the properties in Riga disposed of during the second quarter and EUR 41k (-64k) to derivatives. Tax Tax on profit for the period totalled EUR -5,420k (-10,808k), of which current tax was EUR -531k (-2,152k), and deferred tax EUR -4,889k (-8,656k). Current tax relates to real estate operations in Poland. Deferred tax assets mainly pertain to differences between the book and taxable values of properties, unrealised changes in the value of derivatives, and to tax losses carried forward. Earnings Net profit for the period was EUR 26,394k (37,336k), while comprehensive income—including translation differences for non-Swedish entities—totalled EUR 26,523k (36,895k). The decline compared with the corresponding year-earlier period is primarily attributable to unrealised and realised changes in property values. Segment reporting Properties in Warsaw generated a profit from property management of EUR 7,735k (7,244k), while the net profit for the period was EUR 22,721k (23,041k). In Poznan, Eastnine’s properties generated a profit from property management of EUR 7,507k (7,493k), with the net profit for the period landing at EUR 5,116k (13,256k). Properties in Vilnius reported EUR 11,444k (11,811k) in profit from property management, and EUR 4,352k (6,237k) in net profit for the period. On 25 May, the two office properties Alojas Biroji and Zala 1 in Riga were vacated. Properties in Riga generated a profit from property management of EUR 458k (1,321k) and a loss for the period of EUR -2,117k (-718k), including EUR -2,483 in realised changes in property values, stemming from divestments. Loss for the period not attributable to segments amounted to EUR -3,677k (-4,481k). Rental income and profit from property management
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Q3 Eastnine Interim Report January–September 2026 7 Condensed statement of profit and loss, EURk 2026 Jan–Sep 2025 Jan–Sep Rental income 46,149 46,293 Property expenses -4,095 -2,971 Net operating income 42,054 43,322 Central administration expenses -3,829 -3,419 Net interest -16,124 -16,099 Other financial income and expenses 1,338 149 Profit from property management 23,438 23,953 Unrealised changes in value 10,818 24,255 Realised changes in value -2,441 -64 Current/deferred tax -5,420 -10,808 Net profit/loss for the period 26,394 37,336 Translation differences for foreign operations 129 -440 Comprehensive income for the period 26,523 36,895 Financial position in brief, EURk 2026 30 Sep 2025 31 Dec ASSETS Investment properties 1,173,656 960,450 Other assets 91,953 19,434 Cash and cash equivalents (incl. restricted) 94,801 50,824 TOTAL ASSETS 1,360,000 1,030,708 EQUITY AND LIABILITIES Equity 483,028 467,902 Interest-bearing liabilities 771,269 501,907 Other liabilities 105,703 60,899 TOTAL EQUITY AND LIABILITIES 1,360,000 1,030,708 Segments in brief, EURk 2026 Jan-Sep 2025 Jan-Sep Warsaw Profit from property management 7,735 7,244 Unrealised changes in value 19,080 20,057 Current/deferred tax -4,095 -4,260 Net profit/loss Warsaw 22,721 23,041 Poznan Profit from property management 7,507 7,493 Unrealised changes in value -1,642 9,102 Current/deferred tax -748 -3,339 Net profit/loss Poznan 5,116 13,256 Vilnius Profit from property management 11,444 11,811 Unrealised changes in value -6,193 -2,799 Deferred tax -899 -2,776 Net profit/loss Vilnius 4,352 6,237 Riga Profit from property management 458 1,321 Unrealised changes in value -178 -2,036 Realised changes in value -2,398 – Current tax -1 -3 Net profit/loss Riga -2,118 -718 Unallocated Central administration expenses -3,829 -3,404 Unallocated net financial income/expense 123 -512 Unrealised changes in value in derivatives -249 -70 Realised changes in value of derivatives and dividends from investments -44 -64 Current/deferred tax 323 -431 Profit/loss, Unallocated -3,677 -4,481 Net profit/loss for the period 26,394 37,336
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Q3 Eastnine Interim Report January–September 2026 8 20 30 40 50 60 70 80 2024 Q4 2025 Q1 2025 Q2 2025 Q3 2025 Q4 2026 Q1 2026 Q2 2026 Q3 % Loan-to-value ratio Equity/asset ratio 2 177 18 174 168 55 180165 33 109 15 193 78 0 0 50 100 150 200 250 300 EURm Tied-up capital Fixed-interest 0 1 2 3 4 5 0 1 2 3 4 5 2024 Q4 2025 Q1 2025 Q2 2025 Q3 2025 Q4 2026 Q1 2026 Q2 2026 Q3 Year% Average interest rate, % Fixed-interest, years Tied-up capital, years Erste Bank Polska 22% Erste Group 21% Berlin Hyp 15% SEB 15% Swedbank 12% Helaba 12% Luminor 2% LHV 1% Financing Eastnine’s activities are primarily financed by equity and interest-bearing liabilities. Equity amounted to EUR 483,028k (467,902k) and interest-bearing liabilities to EUR 771,269k (501,907k) at the end of the period. Interest- bearing debt increased during the year, as a consequence of a new five-year covered bank loan of EUR 180m and additional borrowing of EUR 59m in connection with refinancing. Furthermore, the acquisition of The Bridge was partly funded by a short-term interest-bearing VAT loan of EUR 57m, which falls due for repayment once the Polish tax authorities have reimbursed Eastnine for the VAT payable on the property transaction. Green financing accounted for 92 per cent (88) of total interest-bearing liabilities. At the end of the period, the loan-to-value ratio was 58 per cent (47), while the equity/assets ratio was 36 per cent (45). All interest-bearing liabilities, with the exception of EUR 10m in fixed-interest loans, are subject to floating interest rates linked to Euribor 3M or Wibor 3M. The share of interest-hedged liabilities was 79 per cent (83), of which 98 per cent comprised interest-rate swaps and 2 per cent fixed-interest loans. At the end of the period, the average interest rate was 4.6 per cent (4.3), the average fixed-interest tenor was 2.6 years (2.4), and the average loan-to-maturity period was 3.5 years (3.3). The interest coverage ratio during the period was a factor of 2.4x (2.5x). During the period, EUR 24,551k (6,092k) in interest- bearing liabilities was amortised, including the repayment of loans relating to properties divested in Riga. At the end of the period, annual amortisation per agreements totalled EUR 9,251k (6,870k), corresponding to 1.2 per cent (1.4) of interest-bearing liabilities. Eastnine holds interest-rate swaps with a nominal value of EUR 597,501k (405,795k). Interest rate swaps are measured at fair value, and any changes in value are recognised in profit or loss without impacting cash flow. The fair net value of interest-rate swaps was EUR 5,723k (-728k). Upon maturity, the value of the interest-rate swaps is always zero. Interest-rate swaps are recognised in gross values under ‘derivatives’ in the balance sheet, along with currency-forward contracts (related to approved dividend payments). Net asset value and equity per share At the end of the period, the long-term net asset value per share was EUR 5.24 (5.11), corresponding to SEK 59.38 per share (55.27). Equity per share was EUR 4.94 (4.79), corresponding to SEK 55.98 per share (51.79). Cash flow Cash flow from operating activities before changes in working capital totalled EUR 23,396k (23,139k) during the period. Changes in working capital amounted to EUR -55,274k (1,231k), of which EUR -57m relates to a VAT receivable associated to the acquisition of The Bridge. Cash flow from investing activities amounted to EUR -198,493k (-4,423k) and from financing activities, to EUR 262,778k (556k). Of the new loans, EUR 57m pertained to a VAT loan, which will be repaid in full no later than the first quarter of 2027. Cash flow for the period totalled EUR 32,407k (20,503k). At the end of the period, cash and cash equivalents totalled EUR 79,317k (47,175k). LTV ratio and equity/asset ratio Distribution of interest-bearing liabilities Capital tie-up1 and fixed-interest Interest-rate level and fixed-rate period 1 Including amortisation.
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Q3 Eastnine Interim Report January–September 2026 9 Current earnings capacity Eastnine discloses a theoretical assessment of its current earnings capacity to provide insight into the Company’s present financial position. Earnings capacity is a snapshot • Earnings capacity is not a forecast but a hypothetical snapshot illustrating the profit that Eastnine could theoretically generate annually, based on its current property portfolio and capital structure as at the balance-sheet date. Earnings capacity comprises the Company's properties covered by current lease agreements at the end of the period, without any assessment of future developments. Eastnine’s estimated earnings capacity is based on the following assumptions about income and expenses: • Rental income is based on active leases as at the reporting date and expressed as annualised income. • Property expenses and centralised administrative expenses reflect actual figures for the most recent 12 months preceding the reporting date, adjusted for costs pertaining to acquired and divested properties. • Interest income is calculated on the basis of the current interest rate, as well as cash and cash equivalents at the balance-sheet date. • Interest expenses are calculated based on interest- bearing liabilities at the balance-sheet date, plus the current interest rate, plus accrued arrangement fees. • Other financial income and expenses were deemed to be in line with the budget, and no adjustments have been made for historical or projected currency differences. Comments on earnings capacity (30 September 2026) • Rental income and net operating income have increased as a result of the acquisition of The Bridge in Warsaw; in comparable portfolio, indexation and a lower vacancy rate have had a positive impact. • Property expenses have risen due to the establishment of an in-house organisation in Poland and the acquisition of The Bridge. • Higher staff expenses have resulted in higher centralised administrative expenses. • Interest expenses have increased due to new financing in connection with the acquisition of The Bridge and higher average interest rates. Interest expenses on the temporary VAT loan used to finance the acquisition of The Bridge are excluded, as repayment is expected within three months. At the reporting date, the loan stood at EUR 56.8m, carrying an interest rate of 4.94 per cent. • Profit from property management has decreased but is expected to increase as contractually agreed occupancy in The Bridge takes place during the period April-November 2027. • Profit per share from property management declined by approximately EUR 0.04, corresponding to 13 per cent. • The surplus ratio has declined, mainly due to property acquisitions and higher property expenses attributable to the expanded organisation in Poland. • The interest coverage ratio has decreased, and the debt ratio increased as a consequence of the acquisition of The Bridge. EURk 2026 30 Sep including The Bridge1 2026 30 Sep 2026 30 Jun Change, % Rental income 77,277 69,996 60,520 +16 Property expenses -5,275 -6,809 -4,427 +54 Net operating income 72,002 63,187 56,093 +13 Central administration expenses -5,098 -5,098 -4,965 +3 Interest income 868 868 760 +14 Interest expenses -32,493 -32,493 -21,608 +50 Other financial income and expenses -188 -188 -177 +6 Profit from property management 35,091 26,276 30,103 -13 Key figures 2026 30 Sep including The Bridge1 2026 30 Sep 2026 30 Jun Change Profit per share from property management, EUR 0.36 0.27 0.31 -0.04 Surplus ratio, % 93.2 90.3 92.7 -2.4 Interest coverage ratio 2.1 1.8 2.4 -0.6 Debt ratio 10.1 11.6 8.2 +3.4 Average interest rate, % 4.5 4.5 4.4 +0.1 Yield, excluding development projects, % 6.1 5.4 6.1 -0.7 Yield, % 6.2 5.4 6.1 -0.7 Investment properties, EURk 1,173,656 1,173,656 925,684 +247,972 1 Current earnings as at 30 September 2026, including earnings for The Bridge once all signed tenants have moved in, which is expected to occur during Q4 2027.
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Q3 Eastnine Interim Report January–September 2026 10 Market Eastnine’s markets are characterised by higher economic growth, relatively low office rent levels, and highly attractive yields compared with other European markets. Together with competitive financing terms, this creates good conditions for strong cash flows and long-term value growth. Eastnine operates in some of the most dynamic cities within the fastest-growing regions of Europe. Over the past thirty years, GDP per capita in the Baltics and Poland has steadily converged with the rest of Europe. Notably, Poland, with nearly 40 million inhabitants, became the world’s twentieth largest economy in 2025. According to the International Monetary Fund, its GDP is expected to grow twice as fast as the EU average in the next few years. Structural shifts have also driven growth in the supply of modern offices over the past two decades, particularly in response to increased office employment. Following the end of the COVID-19 pandemic, demand for high-quality office spaces in prime locations has risen, while demand for lower-quality offices in less desirable areas has waned—a phenomenon described in the market as a ‘flight to quality’. Rental levels for premium offices are therefore on an upward trend, despite that overall market vacancies have increased in the past few years. Currently, Warsaw and Poznan stand out as Eastnine’s strongest rental markets, supported by relatively strong demand and subdued new development activity, compared with Vilnius and Riga. Office rent levels in Eastnine markets remain significantly lower than its Nordic and Western European markets. For instance, prime rents in German cities are nearly twice as high as in Warsaw, which has a metropolitan population of over three million and more than six million sq.m. in office spaces. Transactions markets in countries where Eastnine operates are characterised by fewer domestic buyers and lower liquidity compared with their Western European counterparts. Consequently, yield requirements tend to be higher—around 6.00 per cent in Warsaw, 6.75 per cent in Vilnius, 7.0 per cent in Riga, and 7.50 per cent in Poznan— for fully let, prime office properties in central locations. These yield requirements have remained stable for the past few years, following a series of increases mainly observed in 2023 as a result of elevated interest rates. Rent levels for premium offices Yield requirements for premium offices Eastnine’s markets1 Eastnine’s markets1 Rent levels for premium offices Yield requirements for premium offices Markets in the Nordic Region and Germany, and Eastnine’s markets2 Markets in the Nordic Region and Germany, and Eastnine’s markets2 10 14 18 22 26 30 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 EUR/sq.m./ month Riga Vilnius Poznan Warsaw 4 5 6 7 8 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 % Riga Vilnius Poznan Warsaw 0 2 4 6 8 Stockholm Copenhagen Munich Oslo Gothenburg Berlin Hamburg Frankfurt Düsseldorf Stuttgart Cologne Helsinki Warsaw Vilnius Riga Poznan % 0 10 20 30 40 50 60 70 80 Stockholm Munich Helsinki Frankfurt Oslo Düsseldorf Berlin Hamburg Stuttgart Gothenburg Cologne Warsaw Copenhagen Vilnius Riga Poznan EUR/sq.m./ mth 1 Data for 2026 relates to 30 June in Poland and 30 September in the Baltics. 2 Data from 2025. Source: JLL, Colliers, CBRE
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Q3 Eastnine Interim Report January–September 2026 11 Property portfolio Following the acquisition of The Bridge in the third quarter, Eastnine’s property value increased to EUR 1,174m. Unrealised changes in value for properties amounted to EUR 4.0m for the period and EUR 3.8m for the third quarter, primarily attributable to Warsaw. Property portfolio At the end of the period, Eastnine’s property portfolio comprised 15 properties, of which 14 were office properties and one was a development property. The portfolio comprises a total area of approximately 313,400 sq.m. (271,500), with a value of EUR 3,720 per sq.m. (3,506). The combined market value of all the properties was EUR 1,173.7m (960.5m), of which development projects accounted for EUR 7.7m (9.7m). The Kimmel development property accounted for the majority of the market value of development projects. The properties are centrally located in Warsaw, Poznan, Vilnius and Riga, featuring excellent public transport connections and accessibility. Office premises account for approximately 97 per cent of the lettable area, with the remaining 3 per cent mainly dedicated to service and retail premises. The economic occupancy rate was 88.3 per cent (95.8) at the end of the period; excluding The Bridge, the occupancy rate was 97.2 per cent. The rental value increased to EUR 81.1m (64.3m) primarily due to the acquisition. During the quarter, the rental value increased by EUR 0.4m in comparable portfolio. The surplus ratio stood at 91.1 per cent during the period (93.4 for full-year 2025), and the average age of the property portfolio, calculated in terms of square metres, was 7.5 years (8.3). Warsaw At the end of the period, Eastnine’s lettable area in Warsaw totalled approximately 115,400 sq.m., which is estimated to represent just under 2 per cent of the office market. Rental value rose to EUR 36.6m (18.3m), while the total property value amounted to EUR 554.5m (298.2m). Poznan Nowy Rynek D and Nowy Rynek E are situated in central Poznan, one of Poland’s largest university and commercial cities. The properties are located in the emerging Nowy Rynek business district, in close proximity to the central station, the city centre and an extensive range of services and transport links. At the end of the period, Eastnine’s lettable area in Poznan totalled approximately 68,200 sq.m., representing approximately 10 per cent of the office market. Rental value rose to EUR 15.3m (14.8m), while the total property value amounted to EUR 203.3m (204.8m). Vilnius In Lithuania’s capital, Vilnius, Eastnine has nine properties concentrated in three districts. The central business district is home to a significant portion of Vilnius’s prime offices. This is where Eastnine’s three S7 properties and two 3Bures properties are located. Eastnine’s properties Vertas-1, Vertas-2 and Uniq are located in the Parliamentary District. The Uptown Park property is located in an area close to the Central Station that has several ongoing new construction projects. On existing land adjacent to the 3Bures properties in Vilnius’s central business district, Eastnine is planning to build a new office building, 3Bures-4, which will comprise approximately 13,200 sq.m. of lettable area. At the end of the period, Eastnine’s total lettable area in Vilnius was approximately 121,000 sq.m., corresponding to a market share of 10 per cent of the office market in the city. Rental value rose to EUR 27.3m (26.4m), while property values stood at EUR 386.4m (389.5m), of which the value of development projects accounted for EUR 0.4m (0.4m). Riga In Riga, the capital of Latvia, modern offices are under development at the centre of the city and around the Skanste area, in the absence of a clearly defined business district. During the second quarter of 2026, Eastnine divested the office properties, Alojas Biroji and Zala 1, leaving only the office property Valdemara Centrs and the Kimmel development property in Riga. The properties are centrally located along one of the city’s most important streets, Krisjaņa Valdemara iela. The property portfolio’s total lettable area amounted to just over 8,800 sq.m., estimated to represent approximately 1 per cent of the city’s office market. Following the divestments, rental value amounted to EUR 1.9m (4.8m) and the property value amounted to EUR 29.5m (67.9m), of which development projects accounted for EUR 7.3m (9.3m). Property portfolio by segment Lettable area, sq.m. Segment Offices Retail and service Other Total area Of which vacant, sq.m. Economic occupancy rate, % Rental value, EURm Property value, EURm Share of value, % Warsaw 111,520 1,494 2,397 115,411 23,612 79.0 36.6 554.5 47 Poznan 66,168 1,621 457 68,246 1,025 98.6 15.3 203.3 17 Vilnius 117,550 3,174 279 121,003 3,314 97.4 27.3 386.4 33 Riga 7,770 989 – 8,759 4,170 54.0 1.9 29.5 3 Total 303,008 7,278 3,133 313,419 32,121 88.3 81.1 1,173.7 100
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Q3 Eastnine Interim Report January–September 2026 12 97% 3% Offices Retail, services and other 47% 17% 33% 3% Warsaw Poznan Vilnius Riga Changes in property values Following the divestment of two properties in Latvia and the acquisition of a property in Poland, the total property value stood at EUR 1,173.7m (960.5m) at the end of the period. Investments in existing properties totalled EUR 7.8m. In the third quarter, six properties were externally appraised, bringing the total for the year to 11 properties. Unrealised changes in value amounted to EUR 3.8m in the third quarter and EUR 4.0m for the period. Rising market rents have had a positive impact, while higher yield requirements have had the opposite effect. The average and weighted yield requirement for investment properties was 6.7 per cent (6.6 per cent at 31 December 2025). Acquisitions, divestments and investments in the existing portfolio At the end of the third quarter, Eastnine completed the acquisition of The Bridge, a 55,000 sq.m. property in Warsaw, at an underlying property value of EUR 285m. The purchase consideration of EUR 240.6m reflects deductions for vacancies, rent discounts and tenant customisations. During the second quarter, Eastnine divested and vacated its two office properties, Alojas Biroji and Zala 1, located in Riga, with a combined lettable area of approximately 13,700 sq.m., at a sale consideration of EUR 38m. In connection with the sale, Eastnine acquired units in the Indexo Real Estate Fund at a value of EUR 6.4m. These units are recognised as long-term securities holdings. Investments in existing properties involved improvement measures and investments pertaining to new and existing tenants. Changes in the property value EURk 2026 Jan–Sep 2025 Jan–Dec Property values at 1 January 960,450 935,374 Investments in existing properties 7,837 5,769 Unrealised changes in value 4,040 19,307 Property acquisitions 240,629 – Property divestments -39,300 – Property values at the end of the period 1,173,656 960,450 Property value by segment Type of premises Uptown Park, Vilnius.
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Q3 Eastnine Interim Report January–September 2026 13 75 80 85 90 95 100 Q4 2024 Q1 2025 Q2 2025 Q3 2025 Q4 2025 Q1 2026 Q2 2026 Q3 2026 % Economic occupancy rate Surplus ratio 0 25 50 75 100 250 500 750 1,000 1,250 Q4 2024 Q1 2025 Q2 2025 Q3 2025 Q4 2025 Q1 2026 Q2 2026 Q3 2026 %EURm Property value, EURm Loan-to-value ratio, % 35% 17%14% 6% 4% 4% 21% Finance ICT E-commerce Manufacturing Retail & service Medical & Health Other Lease agreements and annual rents In Poland and the Baltics, the majority of leases are fixed- term leases that expire unless renegotiated. Therefore, an extension of the lease requires active renegotiation from both parties. The agreements may, in some cases, contain clauses known as a ‘break option’, entitling the tenant to unilaterally and prematurely terminate the lease. At the end of the period, annual rent under current tenancy agreements amounted to EUR 71.6m (61.6m), with the ten largest tenants accounting for 55 per cent. The three largest tenants—Erste Bank Polska, Warta and Allegro—together accounted for 29 per cent of total annual rents. The average remaining lease term was 4.1 years overall, and 4.4 years for the ten largest tenants. At the end of the period, Eastnine’s average annual rent for premises was EUR 240 per sq.m. (222). In Warsaw, the figure was EUR 298 (288); in Poznan, EUR 210 (204); in Vilnius, EUR 212 (204); and in Riga, EUR 203 (184). Eastnine charges rent on a monthly basis for all its office premises. Typically, Eastnine receives security deposits equivalent to two or three months’ rent from tenants, or a bank guarantee at the time of lease signing. Lettings, renegotiations and terminations Net lettings during the period—defined as active leases less terminated leases—amounted to -2,967 sq.m., corresponding to annual rents of EUR -435k. During the period, the average annual rent for newly signed leases was EUR 243 per sq.m. Leases for a total of 3,779 sq.m., corresponding to annual rents of EUR 701k, were extended during the period, with lease agreements renegotiated at an average annual rent of EUR 185 per sq.m. Of the remaining net lettings at the end of the period, premises of approximately 6,000 sq.m. will not be vacated until 30 June 2027. Largest tenants 1 Annual rent refers to income from active leases for premises, parking spaces and other areas. Economic occupancy rate and surplus ratio1 Tenants by industry Property value and loan-to-value ratio Tenant Share of annual rent1, % Erste Bank Polska 11 Warta 9 Allegro 9 Danske Bank 8 Telia 5 Vinted 4 Rockwool 3 McKinsey 3 CBRE 2 Moderna 2 Total 55 1 Economic occupancy rate was 97.2 per cent excl. The Bridge and the surplus ratio is expected to rise to 93.2 per cent when all signed tenants have moved into The Bridge in Q4 2027.
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Q3 Eastnine Interim Report January–September 2026 14 Valuation model and implementation Properties are appraised on a quarterly basis, with an external valuation conducted by a certified valuation institute at least once within a rolling 15-month period. External valuations are conducted in accordance with International Valuation Standards (IVS). External valuations invariably involve an on-site inspection of the properties. During the period, external valuations were conducted by Colliers, Newsec and JLL. Properties that are not externally valued are appraised internally in accordance with a cash-flow model. The internal valuation model for each property is calibrated to external valuation methods. Conversely, external valuations are also quality-assured against the internal valuation model. The external market valuation is predicated on an individual assessment of each property’s future cash flows. In the Baltics, a valuation model is used, which is based on estimated cash flows over a five to ten-year period calculated at present values, plus the estimated residual value based on present values at the end of the calculation period. Estimated cash flows are adjusted for inflation and take into account estimated vacancy. In Poland, external valuers utilise valuation models expressed in real terms, i.e., using cash flows that are not adjusted upwards for inflation, and applying actual discount rates. These models consist either of (i) present-value cash flows, as in the Baltics, but in real terms, or (ii) a perpetual capitalisation of current rent adjusted for discrepancies between current rent and market rent. For further information about valuation models, assumptions and property values, see Note 10 Investment properties in our 2025 Annual Report. For development projects where uncertainty prevails about the total cost and where there are no future lease agreements, the fair value is deemed to correspond to costs incurred if no other information indicating a lower value is available at the valuation date. Valuation assumptions Property valuations are based on estimates and assumptions made at the valuation date, of both observable and unobservable input data. • Observable data: Includes but is not limited to current rental income, historical property expenses and investments, as well as current inflation. • Unobservable data: Includes but is not limited to yield requirements, cost of capital, future inflation, assessed market rents and long-term vacancy rates. Estimates of future cash flows, cost of capital and yield requirements have a material impact on property values. The properties’ yield requirements and cost of capital are closely interconnected, as the cost of capital is often based on market yield requirements for similar assets. The cost of capital should reflect both the time value of money and the risks associated with the expected cash flows. Unobservable data in the valuation model In the valuations of investment properties, excluding properties held for sale, the weighted yield requirement was 6.7 per cent (6.6). The assumed market rent averaged EUR 19.8 per sq.m. per month (19.3). In the valuation model, the long-term inflation for market rents was factored at between 2.0–2.5 per cent (2.0–2.5) and the weighted discount rate at an average of 8.4 per cent (8.2). Maintenance investments (capex) are assessed on the basis of the age and condition of the property and normally factored into valuations as a percentage of the annual provision calculated based on the annual rental income plus the following year’s budget. Capex in the valuation model typically ranges from 2.0 to 5.0 per cent. Type of premises Sq.m. Annual rents for active leases, EURm Rental value, EURm Rental value, EUR/sq.m./year Economic occupancy rate, % Offices 303,008 65.8 74.7 247 88.1 Retail and service 7,278 1.3 1.4 197 88.2 Parking spaces – 3.9 4.2 – 92.2 Other1 3,133 0.7 0.8 133 90.2 Total 313,419 71.6 81.1 245 88.3 1 Figure includes annual rent for warehouses and other rental income, in addition to rent for offices, retail spaces, services and parking spaces. Valuation assumptions Assumptions Warsaw2, 3 Poznan Vilnius Riga Average 30 Sep 2026 Average 31 Dec 2025 Average market rent, EUR/sq.m./mth1 27.7 17.8 17.4 15.7 19.8 19.3 Weighted yield requirement, % 6.3 7.3 6.7 7.0 6.7 6.6 Weighted cost of capital, % – 8.2 8.4 9.0 8.4 8.2 1 Assumed market rent for office spaces—replaces current rent upon termination of the lease agreement. 2 The Bridge is valued at acquisition cost and is not included in the valuation assumptions. 3 Externally appraised properties in Poland are not included in the assumptions regarding the cost of capital.
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Q3 Eastnine Interim Report January–September 2026 15 Green financing, 30 September 2026. 92% Sustainability Eastnine works systematically to enhance its properties and reduce the climate footprint, while offering a high level of service and fostering strong relationships with tenants, employees and suppliers. Sustainability targets Eastnine’s sustainability ambition is to define the future of sustainable real estate in our regions, and we work persistently to achieve, among other, the following goals: • 100 per cent alignment with the EU taxonomy in our real estate operations (calculated based on turnover). • Net-zero greenhouse gas emissions across the entire value chain by 2040, including a halving of emissions by 2030; these targets have been validated by the Science Based Targets initiative (SBTi). • 100 per cent sustainability-certified property portfolio. • Five-star rating from GRESB. Key figures 1 The comparable portfolio excludes the properties Alojas Biroji and Zala 1, which were divested in 2026, as well as The Bridge, which was acquired in 2026. 2 The increase in normalised energy consumption is primarily attributable to an unusually cold start to the year, which resulted in higher heating consumption than under normal seasonal conditions, combined with higher electricity consumption in parts of the portfolio. 3 Property energy refers to energy consumption excluding tenants’ electricity consumption and covers only directly managed properties, i.e. excluding the S7 properties. Change in total energy consumption in comparable portfolio, Jan–Aug 2026 vs. Jan–Aug 2025 1, 2 12% Change in property energy in comparable portfolio, Jan–Aug 2026 vs. Jan–Aug 2025 1, 2, 3 13% Sustainability-certified property portfolio, 30 September 2026. Unchanged compared with 31 December 2025. 100% Taxonomy-aligned operations, based on turnover for the year 2025. 97% GRESB ranking, no. of stars. Eastnine was awarded the highest rating—five-stars—in the 2026 GRESB assessment The property, The Bridge, is certified to BREEAM Outstanding, WELL v2 Platinum, DGNB, SmartScore and WiredScore Platinum, which address the environmental, technical and wellbeing aspects of people using the building.
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Q3 Eastnine Interim Report January–September 2026 16 Other disclosures General information Eastnine AB (publ), corporate identity number 556693- 7404, is a Swedish limited liability company listed on Nasdaq Stockholm, with its registered office in Stockholm. Eastnine Group (herein referred to as ‘the Company’) owns and conducts real estate operations through wholly owned subsidiaries in Poland, Lithuania and Latvia. As at the end of the period, Eastnine Group had 30 (27) full-time employees, of whom 12 (11) were employed at the head office in Sweden, 9 (3) in Poland, 8 (8) in Lithuania and 0 (5) in Latvia. The office in Riga was closed during the third quarter, and the remaining properties are now managed by an external provider. This interim report for the Company and Group covers the period from January to September 2026. All figures are presented in EUR thousands unless otherwise indicated. Discrepancies may occur due to the rounding of figures. Risks and uncertainties The primary risks facing Eastnine’s operations are commercial in nature, encompassing fluctuations in rent levels, vacancy rates, interest rates and shifts in the overall business climate within the markets where Eastnine operates. The level of geopolitical risk has increased in recent years due to wars in Europe and, most recently, the Middle East, as well as the positioning of superpowers and a general deterioration in security. This, along with other macro-environment risks—such as regional, political and planning risks, or a weak economic climate or declining property values—may adversely impact Eastnine’s operations. In addition to subdued economic activity and uncertain prospects, factors such as trade conflicts and tariffs that affect the flow of goods are likely to directly or indirectly impact our tenants’ businesses, their ability to pay, and the demand for office space. The risk of rising financing costs depends, among other things, on trends in inflation and interest rates. The Group’s earnings are impacted by exchange-rate fluctuations between the EUR and PLN, as well as between the EUR and SEK. As digitalisation increases, so does vulnerability and the risk of cyber-attacks, data breaches and fraud. Additionally, stricter climate-change regulations may lead to higher costs arising from long-term shifts in demand. A description of Eastnine’s material risks can be found in the Company’s 2025 Annual Report, on pages 59–66. A current market analysis is provided in the Market section on page 10. Parent Company Profit for the period totalled EUR 6,340k (240k). The Parent Company’s income statement and balance sheet are available on page 30. Accounting policies The financial statements are prepared in accordance with IFRS® Accounting Standards as published by the International Accounting Standards Board (IASB) and endorsed by the European Commission for use within the European Union. Additionally, the Swedish Financial Reporting Board’s recommendation, RFR 1 – Supplementary Accounting Rules for Corporate Groups, has been applied. The accounting policies have been applied consistently across all periods presented in the financial statements, unless otherwise specified. This interim report has been prepared in accordance with IAS 34, Interim Financial Reporting, and the Swedish Annual Accounts Act. The accounting policies and computation models employed are essentially unchanged from those applied in the 2025 Annual Report. This interim report is intended to be read together with the most recent Annual Report. IFRS 18 Presentation and Disclosure in Financial Statements will replace IAS 1 and come into force on 1 January 2027. The new standard will significantly impact financial statements, primarily through a revised income statement structure and certain reclassifications within cash-flow statements. For further information, refer to Note 1 in the 2025 Annual Report. At present, neither new nor revised IFRS Standards or IFRIC Interpretations are expected to have a material impact on Eastnine’s earnings or financial position. Restricted cash and cash equivalents Restricted cash and cash equivalents refers to liquid funds held in the Company's own accounts as collateral for bank loans, tenant deposits or other contractually agreed commitments. Investment properties Investment properties were initially measured at cost and thereafter at fair value in accordance with IAS 40. The Group’s investment properties were measured in accordance with IFRS 13 Level 3. Securities holdings The Group’s holding in unlisted Real Estate Funds is recognised at fair value and classified at Level 3 in the fair value hierarchy in accordance with IFRS 13. Fair value is determined on the basis of the most recently reported net asset value (NAV) from the fund manager, received quarterly and based on the valuation of the fund’s underlying assets. Prior to each reporting date, the Group assesses whether there are any events or circumstances indicating that the fund’s reported NAV is not representative of fair value as at the balance-sheet date. As the valuation is based on significant unobservable inputs, the holding is classified within Level 3. Interest-bearing liabilities Eastnine’s liabilities to credit institutions were measured at amortised cost. Liabilities to credit institutions have short fixed-interest tenors and the amortised cost is deemed, in all material respects, to correspond to fair value. Derivatives Derivatives are measured at fair value in accordance with IFRS 13 Level 2.
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Q3 Eastnine Interim Report January–September 2026 17 Parent Company accounting policies The Parent Company has prepared its financial statements in accordance with RFR 2 Accounting for Legal Entities and the Swedish Annual Accounts Act, and applied the same accounting policies, computation models and valuation methods as those used in the most recent annual report. Segment reporting Eastnine classifies its various segments based on geographic location and the nature of the investments. The Company’s executive management and Board of Directors monitor holdings across the following segments: Properties in Warsaw, Poznan, Vilnius and Riga. Related parties Eastnine AB maintains related-party relationships with its subsidiaries, as well as with Board members and employees. Refer to Note 29 in the 2025 Annual Report. Dividend The 2026 Annual General Meeting resolved to issue a dividend of SEK 1.28 per share (SEK 1.20), payable in quarterly instalments of SEK 0.32 per share (SEK 0.30). Significant events after the end of the period Eastnine was awarded the highest rating—five-stars—in the 2026 GRESB assessment. Five-star ratings are awarded to the top 20 per cent of participants in GRESB’s global benchmark program. Assurance of the CEO The CEO hereby provides his assurance that this interim report provides a true and fair view of the Parent Company’s performance, as well as the Group’s operations, position and results, and describes the material risks and uncertainties facing the Parent Company and the companies included in the Group. This report has been subject to review by the Company’s auditor. Stockholm, 22 October 2026 Eastnine AB Kestutis Sasnauskas CEO
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Q3 Eastnine Interim Report January–September 2026 18 Review report To the Board of Directors of Eastnine AB (publ) Corp. id. 556693-7404 Introduction We have reviewed the condensed interim financial information (interim report) of Eastnine AB (publ) as of 30 September 2026 and the nine-month period then ended. The Board of Directors and the Managing Director are responsible for the preparation and presentation of this interim report in accordance with IAS 34 and the Annual Accounts Act. Our responsibility is to express a conclusion on this interim report based on our review. Scope of review We conducted our review in accordance with International Standard on Review Engagements ISRE 2410 Review of Interim Financial Information Performed by the Independent Auditor of the Entity. A review of interim financial information consists of making inquiries, primarily of persons responsible for financial and accounting matters, and applying analytical and other review procedures. A review is substantially less in scope than an audit conducted in accordance with International Standards on Auditing and other generally accepted auditing practices and consequently does not enable us to obtain assurance that we would become aware of all significant matters that might be identified in an audit. Accordingly, we do not express an audit opinion. Conclusion Based on our review, nothing has come to our attention that causes us to believe that the interim report is not prepared, in all material respects, for the Group in accordance with IAS 34 and the Annual Accounts Act, and for the Parent Company in accordance with the Annual Accounts Act. Stockholm 22 October 2026 KPMG AB Marc Karlsson Authorized Public Accountant
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Q3 Eastnine Interim Report January–September 2026 19 1 Includes Nasdaq Stockholm, Cboe, the London Stock Exchange, Aquis Stock Exchange, Börse Stuttgart, Sigma X, ITG Posit, Tradegate Exchange, Instinet Blockmatch Europe, Liquidnet EU Limited MTF, the Frankfurt Stock Exchange, Lang & Schwarz TradeCenter and the Munich Stock Exchange. 2 Free float is calculated based on the definition and methodology of Holdings Free Float. Source: Modular Finance. 30 35 40 45 50 55 60 SEK Eastnine (adjusted for dividend) OMX Stockholm Real Estate GI The share Eastnine’s share price closed at SEK 42.30 at the end of the period, corresponding to a decline of 16 per cent since the turn of the year. During the past 12-month period, the Eastnine share yielded a total return of -7 per cent, in contrast to the OMX Stockholm Real Estate GI, which declined -16 per cent. The long-term net asset value per share rose by 8 per cent in SEK term. Share price performance and total return Eastnine’s share price closed at SEK 42.30 (50.30) at the end of the period, following a decline of -16 per cent during the quarter. The highest closing price for the year, SEK 51.50, was recorded on 9 January, and the lowest, SEK 42.30, on 30 September. The Company’s market capitalisation stood at SEK 4.2 billion (4.9 billion) at the end of the period. The total return on Eastnine’s shares over the past twelve months was -7.5 per cent. During the same period, the OMX Stockholm Real Estate GI declined by -16.1 per cent. Over the most recent five-year period, Eastnine’s total return averaged 6.7 per cent per year, compared with a decline of -7.8 per cent in the real estate index. Net asset value At the end of the period, the long-term net asset value per share rose to SEK 59.38 (55.27), corresponding to EUR 5.24 (5.11). Equity per share amounted to SEK 55.98 (51.79), corresponding to EUR 4.94 (4.79). The long-term net asset value discount increased to 29 per cent (9). Turnover and free float During the period, the average daily turnover on the Nasdaq rose to 175,398 shares (80,089). On all marketplaces1 combined, 256,677 shares (116,543) were traded. The free float2 of the share totalled 64.4 per cent (48.5) at the end of the period. Turnover Total return Key figures per share Net asset value and share price Share price performance Total return, % 1 year 5 years Annual average over 5 years Eastnine -7.5 +33.6 +6.7 OMX Stockholm Real Estate GI -16.1 -39.0 -7.8 Data per share 2026 30 Sep 2025 31 Dec Equity, EUR 4.94 4.79 Long-term net asset value, EUR 5.24 5.11 Share price, EUR 3.73 4.65 Equity, SEK 55.98 51.79 Long-term net asset value, SEK 59.38 55.27 Share price, SEK 42.30 50.30 0 200,000 400,000 600,000 800,000 1,000,000 No. of shares Total volume, all markets Trend 14.1M -60 -50 -40 -30 -20 -10 0 10 0 10 20 30 40 50 60 70 2019 2020 2021 2022 2023 2024 2025 2026 Q1 2026 Q2 2026 Q3 %SEK Discount/premium, % Long-term NAV, SEK Share price, SEK
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Q3 Eastnine Interim Report January–September 2026 20 Number of shares and shareholders The Eastnine share is listed in the Real Estate sector of the Mid Cap of Nasdaq Stockholm. At the end of the period, the total number of shares was 98,241,728 (98,241,728). Adjusted for treasury shares, the number of shares was 97,774,112 (97,774,112). The percentage of shares owned by Swedish entities was to 77.8 (78.9). The number of known shareholders totalled 7,458 (7,218). Two shareholders, Peter Elam Håkansson and Kestutis Sasnauskas, held more than 10 per cent of the total number of shares in the Company. Buy-back At the end of the period, the Company had 467,616 treasury shares, corresponding to approximately 0.5 per cent of the total number of shares. At the 2026 Annual General Meeting, the Board of Directors received a new mandate to resolve on the repurchase of treasury shares, provided that Eastnine’s holdings of treasury shares do not exceed 10 per cent of all shares in the Company at any time. Warrant programme, LTIP 2024 and 2026 The 2024 Annual General Meeting resolved to establish a three-year long-term incentive programme (LTIP 2024) for all employees within the Group, in the form of warrants. Upon full exercise, 894,810 shares may be issued, resulting in an approximate dilution of 0.9 per cent of the total number of shares and votes in the Company. The 2026 Annual General Meeting resolved to establish an additional three-year long-term incentive programme (LTIP 2026) for all employees within the Group, in the form of warrants. Upon full exercise, 520,000 shares may be issued, resulting in an approximate dilution of 0.5 per cent of the total number of shares and votes in the Company. For further information, please visit Eastnine’s website, or refer to Note 5 in the 2025 Annual Report. Largest shareholders at 30 September 2026 Shareholder1 No. of shares Share, % Change in 2026, percentage points Peter Elam Håkansson 17,148,315 17.5 -0.1 Kestutis Sasnauskas 10,431,507 10.6 0.9 Nordnet Pensionsförsäkring2 7,640,856 7.8 1.2 Avanza Pension2 5,646,618 5.7 0.4 Patrik Brummer 3,331,720 3.4 0.0 Bonnier Fastigheter Invest AB 3,253,048 3.3 -12.5 Gemsstock Limited 2,870,127 2.9 2.9 Karine Christine Hirn 1,643,895 1.7 0.0 Göran Gustafssons Stiftelser 1,555,555 1.6 0.0 Utmost International Isle Of Man Limited 1,500,000 1.5 1.5 Handelsbanken Funds 1,495,766 1.5 0.2 Protean Funds Scandinavia 1,370,615 1.4 0.6 Dimensional Fund Advisors 1,268,311 1.3 -0.1 Carnegie Fonder 1,261,768 1.3 1.3 Staffan Malmer 1,194,760 1.2 0.5 15 largest shareholders 61,612,861 62.7 -3.3 Eastnine AB (treasury shares) 467,616 0.5 0.0 Other shareholders 36,161,251 36.8 3.3 Total 98,241,728 100.0 0.0 1 Latest known data. 2 Includes Arbona’s shareholdings in Eastnine. Source: Modular Finance
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Q3 Eastnine Interim Report January–September 2026 21 Three reasons to invest in Eastnine Positive long-term trends • Operates in Europe’s fastest-growing markets over the past 25 years. Markets that are expected to continue outperforming the growth of most other European countries also in the future. • Differences in yield and rent levels in relation to comparable markets are expected to decrease over time, providing long-term value-appreciation potential. High returns and strong cash-flow • Operates in markets with relatively higher property yields and comparable financing costs, creating robust cash flow and favourable conditions for continued value-appreciation. Premium properties in prime locations • Focus on premium and sustainable office properties in attractive locations with excellent infrastructure. • Strong and diversified tenant base and long-term relationships. • Modern and future-proof properties with low maintenance needs. Rent level and yield requirement prime offices Year 2025 0% 1% 2% 3% 4% 5% 6% 7% 8% 0 10 20 30 40 50 60 70 80 Yield requirementEUR/sq.m./month Prime office rent, EUR Prime office yield, % Yield requirement properties expected to decrease over time. Rent levels expected to increase over time.
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Q3 Eastnine Interim Report January–September 2026 22 Financial statements in brie Financial statements in brief Some interesting facts... Warsaw City has a long-term plan to expand the metro network from the current two lines to a total of five by 2050. The fourth line will cross the second metro line, creating one of the city’s largest interchange stations at the Daszynskiego roundabout, immediately adjacent to Eastnine’s two properties, Warsaw Unit and The Bridge. The already strong location of central Warsaw is therefore expected to strengthen further over time. Image: The Bridge.
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Eastnine Interim Report January-September 2026 23 Consolidated Statement of Comprehensive Income 2026 2025 2026 2025 2025/2026 2025 EURk Jul-Sep Jul-Sep Jan-Sep Jan-Sep Oct-Sep Jan-Dec Rental income 15,448 15,531 46,149 46,293 61,578 61,723 Property expenses -1,568 -1,050 -4,095 -2,971 -5,202 -4,078 Net operating income 13,880 14,480 42,054 43,322 56,376 57,644 Central administration expenses -1,172 -1,039 -3,829 -3,419 -5,098 -4,688 Interest income 289 41 594 165 680 250 Interest expenses -5,844 -5,382 -16,718 -16,264 -22,225 -21,770 Other financial income and expenses 1,367 122 1,338 149 753 -436 Profit from property management 8,520 8,222 23,438 23,953 30,486 31,001 Unrealised changes in value of properties 3,784 4,991 4,040 24,278 869 21,108 Unrealised changes in value of derivatives 4,075 1,793 6,778 -23 8,303 1,501 Realised changes in value of properties -100 - -2,483 - -2,483 - Realised changes in value of derivatives -56 -60 41 -64 20 -86 Profit/loss before tax 16,223 14,946 31,814 48,144 37,195 53,525 Current tax 254 -499 -531 -2,152 -391 -2,012 Deferred tax -2,545 -4,802 -4,889 -8,656 -6,006 -9,773 Net profit/loss for the year/period1 13,932 9,645 26,394 37,336 30,798 41,739 Other comprehensive income – items that may be reversed to profit or loss: Translation differences for foreign operations 65 -68 129 -440 175 -395 Total comprehensive income for the year/period1 13,996 9,577 26,523 36,895 30,973 41,345 Number of shares issued, adjusted for repurchased shares, thousand 97,774 97,774 97,774 97,774 97,774 97,774 Average number of shares before dilution, thousand 97,774 97,758 97,774 97,746 97,774 97,753 Average number of shares after dilution, thousand 97,774 97,758 97,774 97,746 97,774 97,753 Earnings per share before dilution, EUR 0.14 0.10 0.27 0.38 0.31 0.43 Earnings per share after dilution, EUR 0.14 0.10 0.27 0.38 0.31 0.43 Condensed consolidated Statement of Financial Position 2026 2025 2025 EURk 30 Sep 31 Dec 30 Sep ASSETS Investment properties 1,173,656 960,450 961,914 Right-of-use assets, leaseholds 13,264 7,368 6,008 Derivatives 6,944 1,125 744 Long-term securities holdings 6,267 - - Other non-current assets 1,544 938 535 Total non-current assets 1,201,675 969,880 969,201 Other current assets 62,915 9,982 8,587 Derivatives 609 21 - Restricted cash 15,484 3,649 3,648 Cash and cash equivalents 79,317 47,175 48,069 Total current assets 158,325 60,827 60,304 TOTAL ASSETS 1,360,000 1,030,708 1,029,505 EQUITY AND LIABILITIES Equity 483,028 467,902 463,452 Interest-bearing liabilities 622,143 488,390 495,805 Derivatives 1,581 1,852 2,905 Deferred tax liabilities 35,343 30,782 29,601 Lease liability 13,070 7,195 6,008 Other non-current liabilities 15,696 4,964 4,849 Total non-current liabilities 687,833 533,183 539,169 Interest-bearing liabilities 149,127 13,517 7,990 Derivatives - - 70 Lease liability 246 264 - Other current liabilities 39,766 15,842 18,825 Total current liabilities 189,139 29,623 26,884 TOTAL EQUITY AND LIABILITIES 1,360,000 1,030,708 1,029,505 1 Net profit/loss and total comprehensive income for the year/period is entirely attributable to the Parent Company’s shareholders.
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Eastnine Interim Report January-September 2026 24 Consolidated Statement of Changes in Equity EURk Share capital Other contributed capital Reserve, translation differences Retained earnings Total equity 4,018 270,465 -413 163,186 437,257 Net profit/loss for 1 January-30 September - - - 37,336 37,336 Other comprehensive income for 1 January-30 September - - -440 - -440 Dividend to shareholders - - - -10,702 -10,702 Long-term incentive program - 3 - - 3 4,018 270,468 -853 189,819 463,452 Net profit /loss for 1 October-31 December - - - 4,404 4,404 Other comprehensive income for 1 October-31 December - - 46 - 46 4,018 270,468 -808 194,223 467,902 Net profit/loss for 1 January-30 September - - - 26,394 26,394 Other comprehensive income for 1 January-30 September - - 129 - 129 Dividend to shareholders - - - -11,545 -11,545 Long-term incentive program - 148 - - 148 4,018 270,616 -679 209,073 483,028 Consolidated Statement of Cash Flow 2026 2025 2026 2025 2025/2026 2025 EURk Jul-Sep Jul-Sep Jan-Sep Jan-Sep Oct-Sep Jan-Dec Operating activities Profit/loss before tax 16,223 14,946 31,814 48,144 37,195 53,525 Adjustments for items not included in cash flow -7,629 -6,881 -7,888 -22,853 -6,009 -20,973 Income tax paid 254 -499 -531 -2,152 -391 -2,012 Cash flow from operating activities before changes in working capital 8,847 7,567 23,396 23,139 30,795 30,539 Increase (-)/decrease(+) in other current receivables -63,972 632 -64,821 -51 -66,206 -1,435 Increase (+)/decrease(-) in other current payables 9,514 -165 9,547 1,282 9,323 1,058 Cash flow from operating activities -45,611 8,034 -31,878 24,370 -26,088 30,162 Investing activities Acquisition of intangible assets -1 -44 -208 -206 -292 -290 Investments in existing properties -3,559 -1,933 -7,837 -4,062 -9,544 -5,769 Acquisition of properties -220,629 - -220,629 - -220,629 - Divestment of properties -100 - 36,896 - 36,896 - Purchase of equipment -168 -155 -448 -155 -787 -494 Investments in other financial assets - - -6,400 - -6,400 - Divestment of other financial assets 133 - 133 - 133 - Cash flow from investing activities -224,324 -2,132 -198,493 -4,423 -200,623 -6,553 Financing activities New loans 283,283 14,423 296,023 14,423 296,023 14,423 Repayment of loans -1,924 -1,959 -24,551 -6,092 -26,442 -7,983 Payment of lease liabilities -118 - -246 - -253 -7 Dividend to shareholders -2,886 -2,676 -8,448 -7,775 -11,124 -10,451 Cash flow from financing activities 278,355 9,788 262,778 556 258,204 -4,017 Cash flow for the period/year 8,420 15,690 32,407 20,503 31,494 19,592 Cash and cash equivalent, opening balance 71,246 32,355 47,175 27,537 48,069 27,536 Exchange rate differences in cash and cash equivalents -349 24 -264 29 -246 48 Cash and cash equivalent, closing balance 79,317 48,069 79,317 48,069 79,317 47,175 Key figures 2026 2025 2026 2025 2025/2026 2025 Jul-Sep Jul-Sep Jan-Sep Jan-Sep Oct-Sep Jan-Dec Profit per share from property management, EUR 0.09 0.08 0.24 0.25 0.31 0.32 Earnings per share before dilution, EUR 0.14 0.10 0.27 0.38 0.31 0.43 Earnings per share after dilution, EUR 0.14 0.10 0.27 0.38 0.31 0.43 Cashflow per share from operating activities, EUR -0.47 0.08 -0.33 0.25 -0.27 0.31 Cashflow per share, EUR 0.09 0.16 0.33 0.21 0.32 0.20 Surplus ratio, % 89.8 93.2 91.1 93.6 91.6 93.4 Interest coverage ratio, multiple 2.5 2.5 2.4 2.5 2.4 2.4 Return on equity, % 11.8 8.4 7.4 10.9 6.5 9.1 Closing equity 31 December 2025 Closing equity 30 September 2026 Opening equity 1 January 2025 Closing equity 30 September 2025
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Eastnine Interim Report January-September 2026 25 Segment Reporting EURk 1 Jan–30 Sep 2026 Warsaw Poland Poznan Poland Vilnius Lithuania Riga Latvia Unallocated Total Rental income 13,872 11,006 19,444 1,827 - 46,149 Property expenses -1,091 -298 -1,839 -868 - -4,095 Net operating income 12,781 10,708 17,605 960 - 42,054 Central administration expenses - - - - -3,829 -3,829 Interest income - - 69 48 477 594 Interest expenses -5,882 -3,404 -6,208 -580 -645 -16,718 Other financial income and expenses 836 202 -22 31 290 1,338 Profit from property management 7,735 7,507 11,444 458 -3,707 23,438 Unrealised changes in value of properties 15,681 -3,046 -8,179 -417 - 4,040 Unrealised changes in value of derivatives 3,399 1,403 1,986 239 -249 6,778 Realised changes in value of properties - - - -2,483 - -2,483 Realised changes in value of derivatives - - - 85 -44 41 Profit/loss before tax 26,816 5,864 5,251 -2,117 -3,999 31,814 Current tax 10 -540 - -1 - -531 Deferred tax -4,105 -208 -899 - 323 -4,889 Net profit/loss for the period 22,721 5,116 4,352 -2,118 -3,677 26,394 Investment properties 554,529 203,272 386,395 29,460 - 1,173,656 of which investments/acquisitions during the period 240,648 1,507 5,048 1,264 - 248,466 Long-term securities holdings - - - - 6,267 6,267 Interest-bearing liabilities 413,294 118,886 218,424 10,509 10,157 771,269 EURk 1 Jan–30 Sep 2025 Warsaw Poland Poznan Poland Vilnius Lithuania Riga Latvia Unallocated Total Rental income 13,321 11,119 18,958 2,895 - 46,293 Property expenses -464 -320 -1,425 -761 - -2,971 Net operating income 12,857 10,799 17,533 2,133 - 43,322 Central administration expenses - - -15 - -3,404 -3,419 Interest income - 1 39 15 110 165 Interest expenses -5,669 -3,391 -5,728 -832 -645 -16,264 Other financial income and expenses 55 84 -19 5 23 149 Profit from property management 7,244 7,493 11,811 1,321 -3,916 23,953 Unrealised changes in value of properties 19,622 9,145 -2,626 -1,862 - 24,278 Unrealised changes in value of derivatives 435 -42 -173 -173 -70 -23 Realised changes in value of derivatives - - - - -64 -64 Profit/loss before tax 27,301 16,595 9,013 -715 -4,050 48,144 Current tax -362 -937 - -3 -851 -2,152 Deferred tax -3,898 -2,402 -2,776 - 420 -8,656 Net profit/loss for the period 23,041 13,256 6,237 -718 -4,481 37,336 Investment properties 299,638 207,723 386,903 67,650 - 961,914 of which investments/acquisitions during the period 28 315 2,975 743 - 4,062 Interest-bearing liabilities 164,640 107,877 191,502 29,775 10,000 503,794 Eastnine classifies and evaluates the various segments based on geography and the nature of the investments. Segments are presented from the point of view of management and are divided into following: Properties in Warsaw, Poznan, Vilnius and Riga. Properties Properties
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Eastnine Interim Report January-September 2026 26 Valuation assumptions 2026 2026 2026 2025 2025 2025 2025 2024 Investment properties 30 Jun1 30 Jun1 31 Mar 31 Dec 30 Sep 30 Jun 31 Mar 31 Dec Weighted yield requirement, % 6.7 6.7 6.6 6.6 6.6 6.6 6.5 6.6 Average market rent, EUR/sq.m./month2 19.8 19.7 19.5 19.3 19.2 19.0 18.9 18.8 Weighted discount rate, % 8.4 8.3 8.2 8.2 8.0 8.0 8.0 8.0 Long-term inflation market rent, % 2.2 2.2 2.1 2.1 2.3 2.3 2.3 2.3 Sensitivity analysis, EURk 30 September 2026 Investment properties Assumptions +/- 0.25 -12,600 13,600 -4,013 4,297 -9,160 9,848 -607 651 +/- 0.50 -24,300 28,500 -7,771 8,908 -17,656 20,487 -1,173 1,352 +/- 1.00 -50,700 54,900 -14,608 19,221 -33,057 44,553 -3,908 2,930 Market rental level, % +/- 5.0 15,800 -15,800 7,853 -7,852 15,660 -15,765 951 -952 Occupancy rate, percentage points +/- 1.0 - - - -1,547 4,071 -4,178 304 -305 30 September 2026 Investment properties Assumptions +/- 0.25 -26,380 28,396 +/- 0.50 -50,900 59,247 +/- 1.00 -102,273 121,604 Market rental level, % +/- 5.0 40,264 -40,369 Occupancy rate, percentage points +/- 1.0 4,375 -6,030 30 September 2026 Long-term securities holdings Change property value +10 % 1,588 +5 % 794 -5 % -794 -10 % -1,588 Market risks, EURk Effect on Equity and 2026 2025 2026 2025 Other comprehensive income Change, % 30 Sep 31 Dec 30 Sep 31 Dec Currency rate, EUR/PLN +/- 10 22,236 20,111 Interest-bearing liabilities Market interest rate, +/- 50 bps -840/+840 -436/+436 Market interest rate, +/- 100 bps -1,680/+1,680 -872/+872 Cash and cash equivalents Market interest rate, +/- 50 bps +397/-397 +236/-236 Market interest rate, +/- 100 bps +793/-793 +472/-472 Assets and debts of foreign currency, EURk 2026 2025 Cash (incl. restricted) and liabilities 30 Sep 31 Dec Currency in SEK 201 167 Currency in PLN 7,829 4,464 Lease liabilities in SEK 1,205 1,451 Underlying property value Effect on Fund holdings Cash flow and earnings 1 Weighted discount rate and long-term inflation exclude externally valued properties in Poland, as these are valued without inflation assumptions. 2 Assumed market rent for offices, which replaces the current rent upon lease expiry. 1 In Poland, properties are considered fully leased in valuations, which is why no value change is calculated for an improved occupancy rate. Yield requirement, percentage points Eastnine Warsaw Poland1 Vilnius Lithuania Riga Latvia Poznan Poland1 Yield requirement, percentage points
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Eastnine Interim Report January-September 2026 27 Quarterly overview Income Statement EURk Q3 2026 Q2 2026 Q1 2026 Q4 2025 Q3 2025 Q2 2025 Q1 2025 Q4 2024 Rental income 15,448 15,272 15,429 15,429 15,531 15,156 15,607 12,412 Property expenses -1,568 -1,143 -1,383 -1,107 -1,050 -970 -951 -842 Net operating income 13,880 14,129 14,045 14,322 14,480 14,186 14,656 11,570 Central administration expenses -1,172 -1,349 -1,308 -1,269 -1,039 -1,175 -1,205 -1,079 Interest income 289 153 152 86 41 45 79 421 Interest expenses -5,844 -5,396 -5,478 -5,506 -5,382 -5,406 -5,476 -4,462 Other financial income and expenses 1,367 -287 257 -585 122 285 -258 -294 Profit from property management 8,520 7,250 7,668 7,048 8,222 7,935 7,796 6,155 Unrealised changes in values: Properties 3,784 2,933 -2,677 -3,170 4,991 -63 19,350 -1,987 Derivatives 4,075 -1,362 4,066 1,524 1,793 -2,347 531 -1,276 -100 -2,383 - - - - - - -56 85 13 -21 -60 - -4 49 Profit before tax 16,223 6,522 9,069 5,380 14,946 5,525 27,674 2,941 Tax -2,291 -1,560 -1,569 -977 -5,300 -131 -5,377 -3,182 Net profit/loss for the period 13,932 4,962 7,500 4,404 9,645 5,393 22,297 -240 Translation differences for foreign operations 65 -448 512 46 -68 14 -386 -255 Total comprehensive income for the period 13,996 4,514 8,012 4,449 9,577 5,408 21,910 -496 Balance sheet - condensed 2026 2026 2026 2025 2025 2025 2025 2024 EURk 30 Sep 30 Jun 31 Mar 31 Dec 30 Sep 30 Jun 31 Mar 31 Dec Investment properties 1,173,656 925,684 960,032 960,450 961,914 954,989 955,543 935,374 Other assets 91,543 28,641 22,990 19,434 15,874 16,351 15,445 16,078 Cash and cash equivalents (incl. restricted) 94,801 74,893 63,366 50,824 51,717 36,003 34,013 31,185 TOTAL ASSETS 1,360,000 1,029,218 1,046,389 1,030,708 1,029,505 1,007,343 1,005,001 982,637 Shareholders’ equity 483,028 469,032 475,914 467,902 463,452 453,878 459,168 437,257 Interest-bearing liabilities 771,269 492,120 513,247 501,907 503,794 491,330 493,447 495,388 Other liabilities 105,703 68,067 57,227 60,899 62,259 62,136 52,386 49,992 TOTAL EQUITY AND LIABILITIES 1,360,000 1,029,218 1,046,389 1,030,708 1,029,505 1,007,343 1,005,001 982,637 Realised changes in value of derivatives Realised changes in value of properties
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Eastnine Interim Report January-September 2026 28 Quarterly key figures Property-related Q3 2026 Q2 2026 Q1 2026 Q4 2025 Q3 2025 Q2 2025 Q1 2025 Q4 2024 Leasable area, sq.m. thousand 313.4 257.9 271.5 271.5 271.5 271.6 271.6 271.6 Number of properties 15 14 16 16 16 16 16 16 Investment properties, EURk 1,173,656 925,684 960,032 960,450 961,914 954,989 955,543 935,374 Surplus ratio, % 89.8 92.5 91.0 92.8 93.2 93.6 93.9 93.2 Economic occupancy rate, % 88.3 96.5 95.6 95.8 96.7 97.1 96.0 96.1 Average rent, EUR/sq.m./month 20.0 19.2 19.0 18.5 18.5 18.4 18.4 18.2 Average rent, EUR/sq.m./year 240 230 228 222 222 221 221 218 WAULT, year 4.1 3.5 3.6 3.8 3.6 3.7 4.0 4.1 Weighted yield requirement, properties, % 6.7 6.7 6.6 6.6 6.6 6.6 6.5 6.6 Environmentally certified properties, % of sq.m. 100 100 100 100 100 100 100 100 Financial Q3 2026 Q2 2026 Q1 2026 Q4 2025 Q3 2025 Q2 2025 Q1 2025 Q4 2024 Rental income, EURk 15,448 15,272 15,429 15,429 15,531 15,156 15,607 12,412 Net operating income, EURk 13,880 14,129 14,045 14,322 14,480 14,186 14,656 11,570 Profit from property management, EURk 8,520 7,250 7,668 7,048 8,222 7,935 7,796 6,155 Net debt, EURk 676,469 417,226 449,881 451,083 452,077 455,327 459,434 464,203 Loan-to-value ratio, % 58 45 47 47 47 48 48 50 3.5 2.9 3.1 3.3 3.1 3.0 3.2 3.4 2.6 2.0 2.2 2.4 2.5 2.7 2.9 3.1 Debt ratio, multiple 13.2 8.0 8.6 8.5 9.0 9.9 11.3 13.6 Equity/asset ratio, % 36 46 45 45 45 45 46 44 Interest coverage ratio, multiple 2.5 2.3 2.4 2.3 2.5 2.5 2.4 2.4 Average interest rate, % 4.6 4.4 4.3 4.3 4.4 4.4 4.5 4.5 Return on equity, % 11.8 3.8 6.8 3.8 8.4 4.7 19.7 -0.5 Share-related Q3 2026 Q2 2026 Q1 2026 Q4 2025 Q3 2025 Q2 2025 Q1 2025 Q4 2024 Equity, EURk 483,028 469,032 475,914 467,902 463,452 453,878 459,168 437,257 Long-term net asset value, EURk 512,399 500,231 504,584 499,391 495,215 482,716 486,787 460,370 Market capitalisation, EURk 365,003 396,173 398,048 454,469 415,185 436,678 365,589 398,183 Market capitalisation, SEKk 4,135,845 4,394,946 4,355,837 4,918,038 4,590,495 4,867,432 3,966,273 4,573,725 Number of shares issued at period end, thousand 98,242 98,242 98,242 98,242 98,242 98,242 98,242 98,242 97,774 97,774 97,774 97,774 97,774 97,740 97,740 97,740 97,774 97,774 97,774 97,774 97,758 97,740 97,740 92,407 Cashflow per share from operating activities, EUR -0.47 0.07 0.07 0.06 0.08 0.08 0.08 0.07 Cashflow per share, EUR 0.09 0.12 0.13 -0.01 0.16 0.02 0.03 -0.67 Profit per share from property management, EUR 0.09 0.07 0.08 0.07 0.08 0.08 0.08 0.07 Earnings per share before dilution, EUR 0.14 0.05 0.08 0.05 0.10 0.06 0.23 0.00 Earnings per share after dilution, EUR 0.14 0.05 0.08 0.05 0.10 0.06 0.23 0.00 Equity per share, EUR 4.94 4.80 4.87 4.79 4.74 4.64 4.70 4.47 Equity per share, SEK 55.98 53.22 53.26 51.79 52.41 51.76 50.97 51.39 Long-term net asset value per share, EUR 5.24 5.12 5.16 5.11 5.06 4.94 4.98 4.71 Long-term net asset value per share, SEK 59.38 56.76 56.47 55.27 56.00 55.05 54.03 54.10 Share price, EUR 3.73 4.05 4.07 4.65 4.25 4.47 3.74 4.07 Share price, SEK 42.30 44.95 44.55 50.30 46.95 49.80 40.58 46.80 Other Q3 2026 Q2 2026 Q1 2026 Q4 2025 Q3 2025 Q2 2025 Q1 2025 Q4 2024 EUR/SEK 11.33 11.09 10.94 10.82 11.06 11.15 10.85 11.49 EUR/PLN 4.37 4.30 4.29 4.23 4.27 4.24 4.18 4.27 Capital tie-up period, year Fixed interest period, year Number of shares issued at period end, adjusted for repurchased shares, thousand Average number of shares, adjusted for repurchased shares, thousand
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Eastnine Interim Report January-September 2026 29 Interpretation of key figures Q3 2026 Q2 2026 Q1 2026 Q4 2025 Q3 2025 Q2 2025 Q1 2025 Q4 2024 Rental income 15,448 15,272 15,429 15,429 15,531 15,156 15,607 12,412 Net operating income 13,880 14,129 14,045 14,322 14,480 14,186 14,656 11,570 Surplus ratio, % 89.8 92.5 91.0 92.8 93.2 93.6 93.9 93.2 Profit from property management 8,520 7,250 7,668 7,048 8,222 7,935 7,796 6,155 Interest expenses 5,844 5,396 5,478 5,506 5,382 5,406 5,476 4,462 Profit before interest expenses 14,364 12,646 13,146 12,554 13,603 13,341 13,272 10,617 Interest coverage ratio, multiple 2.5 2.3 2.4 2.3 2.5 2.5 2.4 2.4 Net operating income, R12 56,376 56,976 57,034 57,644 54,892 50,358 44,850 38,553 Central administration expenses, R12 -5,098 -4,965 -4,791 -4,688 -4,498 -4,533 -4,336 -4,330 Total 51,278 52,011 52,243 52,957 50,394 45,825 40,514 34,223 Interest-bearing liabilities 771,269 492,120 513,247 501,907 503,794 491,330 493,447 495,388 Cash and cash equivalents (incl. restricted) 94,801 74,893 63,366 50,824 51,717 36,003 34,013 31,185 Net debt, EURk 676,469 417,226 449,881 451,083 452,077 455,327 459,434 464,203 Debt ratio, multiple 13.2 8.0 8.6 8.5 9.0 9.9 11.3 13.6 Total comprehensive income, annualised 55,986 18,058 32,050 17,797 38,308 21,631 87,642 -1,982 Average equity 476,030 472,473 471,908 456,204 458,665 456,523 444,561 417,113 Return on equity, % 11.8 3.8 6.8 3.8 8.4 4.7 19.7 -0.5 Equity 483,028 469,032 475,914 467,902 463,452 453,878 459,168 437,257 Add back derivatives -5,973 -1,898 -3,338 707 2,161 4,024 1,677 2,179 Add back deferred tax 35,343 33,097 32,007 30,782 29,601 24,814 25,942 20,935 Long-term net asset value, EURk 512,399 500,231 504,584 499,391 495,215 482,716 486,787 460,370 Investment properties 1,173,656 925,684 960,032 960,450 961,914 954,989 955,543 935,374 Interest-bearing liabilities 771,269 492,120 513,247 501,907 503,794 491,330 493,447 495,388 Cash and cash equivalents (incl. restricted) 94,801 74,893 63,366 50,824 51,717 36,003 34,013 31,185 Loan-to-value ratio, % 58 45 47 47 47 48 48 50
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Eastnine Interim Report January-September 2026 30 Condensed Parent Company Income Statement 2026 2025 2026 2025 2025/2026 2025 EURk Jul-Sep Jul-Sep Jan-Sep Jan-Sep Oct-Sep Jan-Dec Other income 703 624 2,138 1,872 3,115 2,849 Central administration expenses -1,166 -1,044 -3,814 -3,418 -5,283 -4,888 -463 -420 -1,676 -1,546 -2,168 -2,039 Unrealised changes in value of derivatives -313 -74 -249 -70 -158 21 Realised value changes in derivatives and dividends from investments -56 -60 -44 -64 -65 -86 Financial income and expense 7,671 -228 7,986 2,349 7,882 2,245 6,839 -782 6,017 669 5,490 142 Current tax - - - -851 194 -657 Deferred tax 20 169 323 422 26 125 6,859 -613 6,340 240 5,710 -390 Condensed Parent Company balance sheet 2026 2025 2025 EURk 30 Sep 31 Dec 30 Sep ASSETS Shares in group companies 310,170 331,980 346,479 Loans to group companies 47,207 27,637 28,487 Other assets 2,789 5,268 5,229 Cash and cash equivalents 23,721 21,719 4,148 383,888 386,605 384,345 EQUITY AND LIABILITIES Equity 338,558 343,615 344,245 Interest-bearing liabilities 10,157 10,000 10,000 Loans from group companies 26,954 25,699 21,716 Other liabilities 8,220 7,291 8,384 383,888 386,605 384,345TOTAL EQUITY AND LIABILITIES TOTAL ASSETS Net profit/loss for the year/period Profit/loss before tax Operating profit/loss
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Q3 Eastnine Interim Report January–September 2026 31 Definitions Eastnine applies the European Securities and Markets Authority (ESMA) guidelines on alternative performance measures. The Company considers that these measures provide valuable information to investors and the Company’s management as they enable evaluation and comparison of the Company’s financial position, financial results and cash flow. These financial measures and key figures shall be regarded as a complement to the measures defined in compliance with IFRS. The following key figures are not defined according to IFRS unless otherwise stated. Property-related key figures Average rental income Rental income for premises from active leases in relation to leased premises at the end of the period. The key figure shows the average level of revenue per leased square metre and facilitates comparisons between properties, markets and periods. Lettable area Total area available for letting. The key figure indicates the total area that can generate rental income and forms the basis for calculating occupancy and vacancy rates. Occupancy rate, by area Rented area in active leases in relation to lettable area. The key figure shows the share of the lettable area which is contracted and used to follow the physical occupancy in the portfolio. Occupancy rate, economic Annual rents from active leases at the end of the period in relation to the rental value. The key figure shows the company's actual rental income in relation to the total possible income if all premises were rented out at market rent without discounts. Rental value Annual rents from lease agreements at the end of the period with supplements for discounts and estimated market rent for vacant premises. The key figure reflects the property portfolio's potential annual rental income at full lease and is used to analyse the revenue base and vacancy. Surplus ratio Net operating income in relation to rental income. The key figure shows how much of the rental income remains after property costs and is used to assess the efficiency of the administration. Sustainability certified properties Proportion of sustainability certified (the level of at least LEED Gold or BREEAM Excellent) property area in relation to total property area, excluding properties expected to undergo significant redevelopment. The key figure shows the share of the portfolio that meets established sustainability standards and gives investors a picture of the properties' environmental performance. Triple net agreement Lease agreement where the tenant, in addition to the base rent, also pays costs related to the leased area. These costs include operational and maintenance costs, property taxes, site leasehold fees, insurance and property upkeep. The concept explains how the cost responsibility is distributed between landlord and tenant and thus affects the stability of net operating income. Vacancy rate, by area Vacant area in relation to lettable area. The key figure shows the physical vacancy in the portfolio and complements the economic vacancy rate by focusing on space rather than rental value. Vacancy rate, financial Annual rent for vacant premises at the end of the period in relation to the rental value at the end of the period. The key figure shows the part of the rental value that does not generate income and is used to assess financial exposure to vacancies. WAULT Average remaining agreement term of rental agreements at end of period, weighted according to contracted rental income. The indicator shows the weighted risk of future vacancies. Yield requirement, earning capacity Net operating income in relation to investment properties. The key figure is used to assess the current property portfolio yield based on earnings capacity and enables comparison with the market's yield requirements. Yield requirement, property The yield requirement that is used in valuations and relates to the yield requirement at the end of the calculation period. The yield requirement is based on the market return requirement for similar investment objects, with the addition of risks related to real estate, such as geographical location, the condition of the properties and vacancy risk. The key figure explains the yield the market requires for similar properties and is central to understanding the valuation of investment properties.
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Q3 Eastnine Interim Report January–September 2026 32 Financial key figures Average interest rate Average interest rate on interest-bearing liabilities at the end of the period. The key figure shows the company's current financing cost for interest-bearing liabilities and is relevant for assessing sensitivity to interest rate changes. Capital tie-up period Average remaining term for interest-bearing liabilities by the end of the period. The key figure shows how much time that remains before the loan financing needs to be refinanced and used to assess refinancing risk. Debt ratio Interest-bearing liabilities at the end of the period after deduction for cash and cash equivalents (incl. restricted), in relation to the rolling twelve-month net operating income less deductions for the rolling twelve-month central administration expenses. The key figure shows net debt in relation to current earnings capacity and is used to assess the sustainability of debt. Equity/asset ratio Equity in relation to total assets. The key figure shows the share of the assets that are financed with equity and is used to assess the company's financial stability. Fixed interest term Average remaining fixed interest term for interest-bearing liabilities by the end of the period. The key figure shows how long on average that the interest rates are fixed and is used to assess exposure to interest rate changes. Interest coverage ratio Profit from property management, with reversal of interest expenses, in relation to interest expenses. The indicator shows the extent to which cash flow covers interest expenses. Loan-to-value ratio Interest-bearing liabilities after deduction for cash and cash equivalents (incl. restricted), in relation to investment properties. The key figure shows how much of the property value is financed with net debt and is used to assess financial risk. Net debt Interest-bearing liabilities at the end of the period after deduction for cash and cash equivalents (incl. restricted). The key figure shows the company's actual debt after deduction of cash and cash equivalents and is a measure of financial risk. Net operating income Rental income less property expenses. The key figure shows the properties' performance before central costs and financing and is a fundamental measure of the portfolio's earning capacity. Profit from property management Earnings before value changes, dividends received and taxes. The key figure shows the result from ongoing property management before changes in value and tax and is used to analyse the underlying earning capacity. Rental income Debited rents, rent supplements, and rental guarantees less rental discounts. The key figure shows the current income from leases after discounts and is used to follow the operational revenue development. Return on equity Total comprehensive income for the period, recalculated on a 12-month basis, in relation to average equity. The key figure shows the return on the owners' capital and enables comparison of the company's profitability over time. Share-related key figures Cash flow from operating activities per share Cash flow from operating activities divided by the weighted average number of shares (excluding treasury shares). The key figure shows the cash flow from operating activities per share and is used to assess the operating cash generation before investments and financing. Cash flow per share Cash flow divided by the weighted average number of shares (excluding treasury shares). The key figure shows the total cash flow for the period distributed per share and provides a picture of the company's ability to generate cash flow for future dividends. Earnings per share (definition according to IFRS) Net profit/loss attributable to the Parent Company’s owners in relation to the average number of shares issued excluding repurchased shares held in treasury. Equity per share Total equity in relation to the number of shares issued (excluding treasury shares). The key figure shows the reported equity attributable to each outstanding share and is used to assess the company's own funds per share, e.g. as a comparison with the share price. Long-term net asset value Equity with reversal of derivatives and deferred tax liabilities according to the balance sheet. The key figure adjusts equity for items that are often not expected to affect long-term assets to the same extent and gives investors a more accurate view of the company's net asset value. Long-term net asset value per share Long-term net asset value in relation to the number of shares issued (excluding treasury shares). The key figure shows the long-term net asset value distributed per share and is used as a real estate sector-specific measure to compare the share price with the company's estimated long-term net asset value.
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Q3 Eastnine Interim Report January–September 2026 33 Profit from property management per share Profit from property management divided by the average number of shares (excluding treasury shares). Profit from property management is the basis for dividends and the key figure facilitates the analysis of future dividends to shareholders. Glossary BMS system Abbreviation for Building Management System. It is a centralized control and monitoring platform used to streamline and optimize various systems within a building, such as ventilation, lighting, heating, cooling and security. Break option Unilateral option allowing the tenant to terminate the lease agreement prematurely. Development project A project that aims to construct a new building directly adjacent to an existing building or a new building on a project property. ESG Abbreviation for Environmental, Social and Governance. Fair value Fair value is the price at which a property transfer may take place between independent and informed parties which have an interest in the transaction taking place. Fair value is considered to be equal to the acquisition value at the acquisition date, after which the fair value may change over time. GRESB GRESB is a global, industry-led organisation that provides investors with ESG benchmarks for real estate companies and assets. GRESB is an abbreviation for Global Real Estate Sustainability Benchmark. Gross floor area Gross floor area is the sum of the area of all the floors up to the exterior of the surrounding building sections. The term is used e.g. with regards to property valuations. ICT Abbreviation for Information and Communication Technology. Interest rate derivatives Agreements for the purchase and sale of interest, the price and conditions of which depend on factors such as time, inflation rates, and market. Derivative agreements are usually entered into to ensure predictable interest rate levels for some part or the entirety of the interest-bearing loans. Interest rate swaps are a type of derivative where the value on balance day is zero and which expires without further payment flows. Net asset value discount/premium The difference between net asset value and market capitalisation. If market cap is lower than net asset value the shares are traded at a net asset value discount; if market cap is higher, shares are traded at a premium. Net letting Annual rental income from contracts signed during the period less that of contracts terminated during the period. Project property A property consisting mainly of land that is subject to new construction or major renovation. Property Relates to real estate in possession through ownership or site leaseholds. R12 Rolling twelve months. Refers to the outcome for the most recent twelve-month period as of the end of the reporting period. Restricted cash or cash equivalents Restricted cash or cash equivalents is cash in own account as collateral for bank loans, for agreed future obligations or tenants’ deposits. Share buy-back Purchasing of own shares on the stock market. Swedish companies have the option to own up to 10 per cent of the total number of shares they have issued, given approval from the AGM. Sustainability certification frameworks BREEAM is an abbreviation of Building Research Establishment Environmental Assessment Method. LEED is an abbreviation of Leadership in Energy and Environmental Design. WELL is an international certification framework for buildings that promotes people’s health and well-being at work.
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Financial calendar Year-end report 2026 9 February 2027 Interim report January-March 2027 27 April 2027 Annual General Meeting 2027 28 April 2027 Interim report January-June 2027 6 July 2027 Interim report January-September 2027 28 October 2027 Year-end report 2027 8 February 2028 Dates for payments of shareholder dividend: Dividend record date 10 November 2026 Expected date of payment 13 November 2026 Dividend record date 19 January 2027 Expected date of payment 22 January 2027 Subscribe and have financial statements and press releases sent to your e-mail at www.eastnine.com or by sending a message to info@eastnine.com. Contact information Kestutis Sasnauskas, CEO, +46 8 505 977 00 Adela Colakovic, CFO, +46 727 222 846 Eastnine AB Birger Jarlsgatan 25 111 45 Stockholm, Sweden Tel: +46 8 505 977 00 www.eastnine.com Corporate ID no. 556693-7404 About Eastnine Ambition Eastnine’s ambition is to be a leading office provider in the fastest growing part of Europe. Customer promise We provide the best properties and venues to meet, recruit and retain people. Business model The business is conducted in the three areas property management, improvement/development and transaction. 3Bures- 1,2 and 3 in Vilnius, Lithuania.