Slide 1: Arena REIT Full Year 2026 Results Presentation
ARENA REIT FULL YEAR 2026 RESULTS PRESENTATION 21 AUGUST 2026 Better Communities. Together. r Title
Slide 2: Agenda
Agenda Highlights 3 Financial Results 8 Portfolio Update 13 Early Learning Sector and Portfolio Metrics 19 Outlook 24 Appendices 28 Important Notice 38 Arena REIT acknowledges the Traditional Custodians of the lands on which our business and assets operate. We recognise their ongoing connections to
Slide 3: FY2026 Financial Highlights
FY2026 Financial Highlights Net operating profit Total assets Weighted average cost of debt $79 million $2.0 billion 4.2% +8% on FY2025 +8% on 30 June 2025 at 30 June 2026 Operating earnings per security (EPS)1 Net asset value (NAV) per security Weighted average facility term 19.60 cents $3.60 4.0 y
Slide 4: FY2026 Portfolio Highlights
FY2026 Portfolio Highlights Portfolio Portfolio average like-for- Capital deployed into acquisitions occupancy1 like rental increase and developments 100% 4.0% $161 million Portfolio WALE Average market rent No. of ELC development reviews increase projects completed 17.5 years 7.6% 11 Portfolio weig
Slide 5: FY2026 Sustainability Highlights
FY2026 Sustainability Highlights Reduction in Emissions Proportion of portfolio FY2025 sustainability Scope 3 (Category 13), Downstream Leased intensity1 with solar energy installed linked loan discount Asset Emissions1 53% 93% 100% 12,000 10,000 64.11 56.07 70 60 8,000 50 36.99 kgCO2/m2 34.18 40 30
Slide 6: Edge Early Learning Portfolio
Edge Early Learning Portfolio All legal rights reserved and actively pursuing options Edge situation Status update • Edge leases represent 14% of Arena's annual rental income • Arena has this week taken control of two newly developed Edge • Rent due from Edge fully paid up to 31 July 2026 centres (o
Slide 7: Edge Early Learning Portfolio
Edge Early Learning Portfolio Modern portfolio of well-located early learning centres • 31 properties (17 in Queensland and 14 in South Australia) Queensland (17 properties) • Portfolio independently revalued at $219 million as at 30 June 20261 (average c$7.1 million per centre) • 22 centres stabili
Slide 8: Financial Results
Financial Results Gareth Winter CHIEF FINANCIAL OFFICER Footer Title Better Communities. Together. 21 August 2026 | 8 r Title
Slide 9: Financial Performance
Financial Performance FY2026 income growth from contracted rent, acquisitions and developments FY2026 FY2025 Change Change • FY2026 property income increased due to: $’000 $’000 $’000 % • Contracted rental growth from annual rent increases and market rent reviews; • ELC developments completed during
Slide 10: Contributors to EPS Growth
Contributors to EPS Growth Contracted rental income, acquisitions and development completions delivering EPS growth 21.0 -0.10 -0.30 0.80 -0.10 20.0 19.60 0.75 18.55 19.0 18.0 17.0 16.0 15.0 14.0 FY2025 EPS Contracted like-for-like Developments and Asset disposals Net operating expenses Funding mix
Slide 11: Financial Position
Financial Position Conservative balance sheet provides resilience through current market conditions As at 30 June 2026 30 June 2025 Change • Growth in total assets from ELC acquisitions and development project capex and ELC revaluation uplift, net of divestments • Undrawn debt capacity of $189 milli
Slide 12: Capital Management
Capital Management Low gearing and high level of hedging in place • Debt facility increased to $700 million and duration As at 30 June 2026 30 June 2025 Change extended in February 2026 • DRP raised $22 million in FY2026 Borrowings $511m $437m $74m Borrowings facility limit $700m $600m $100m Hedge m
Slide 13: Portfolio Update
Portfolio Update Carla Hayes HEAD OF INVESTMENT & PORTFOLIO Footer Title Better Communities. Together. 21 August 2026 | 13 r Title
Slide 14: Portfolio Overview
Portfolio Overview 1 High-quality national portfolio leased on long-term triple net leases Portfolio value Portfolio occupancy Portfolio WALE Number of assets Number of tenants $2 billion 100% 17.5yrs 307 36 Sector diversification (by value) Tenant diversification (by income) Geographical diversific
Slide 15: Lease Expiry and Rent Review Profiles
Lease Expiry and Rent Review Profiles 1 Long WALE and annual rent escalations underpin income growth Lease expiry profile (by income) (%) >60% of income 30% 27.6% 25% 20% 15% 0.7% of income 8.1% 7.8% 9.1% 10% 6.0% 5.4% 5.6% 3.7% 3.3% 2.7% 4.1% 2.7% 3.9% 3.4% 3.5% 5% 0.0% 0.0% 0.4% 0.0% 0.3% 0.0% 1.3
Slide 16: Portfolio Valuations
Portfolio Valuations Valuations remain stable and reflective of prevailing market conditions Arena portfolio No. of Annual net valuation Weighted Average Properties Valuation movement Passing Yield • Total portfolio valued at $1,964 million, up $47.4 million (+2.7%) on 30 June 2025 30-Jun-26 $m % 30
Slide 17: Transaction Activity
Transaction Activity Actively curating the portfolio through acquisitions and divestments Acquisitions: comprise brand new ELC’s acquired on completion with new 20-year leases to existing tenants ELC Acquisitions1 FY2026 Number of properties 3 Purchase price $19.6 million Weighted average initial yi
Slide 18: Development Update
Development Update Develop to own strategy delivering well-located purpose-built properties Development completions and pipeline Disciplined develop to own strategy • 11 projects completed in FY2026 at a weighted average net initial yield on total cost of 6.0% • 99 projects delivered in 12 years – u
Slide 19: Early Learning Sector and Portfolio Metrics
Early Learning Sector and Portfolio Metrics Justin Bailey MANAGING DIRECTOR AND CEO Footer Title Better Communities. Together. 21 August 2026 | 19 r Title
Slide 20: Early Learning Sector
Early Learning Sector Long-term demand supported by strong demographic, social and economic drivers Children aged 0-5 years1 Number of working parents3 Number of children in LDC4 Number of families in LDC4 Number of staff in LDCs5 1,826,197 4.3 million 833,580 678,170 167,439 Children aged 0-5 years
Slide 21: Government Commitment to Early Learning Sector
Government Commitment to Early Learning Sector Implementing multiple measures to enhance quality, accessibility and affordability Following serious incidents involving children in 2025, governments and regulators have introduced a range of reforms designed to strengthen safety, quality and oversight
Slide 22: Early Learning Sector Market Dynamics
Early Learning Sector Market Dynamics Well located, modern purpose-built real estate will become more important as focus on quality and efficiency increases Total number of LDC Centres1 Net new supply of LDC Centres2 • The market is responding to a lower level of 12,000 600 demand, with net new supp
Slide 23: Portfolio and Tenant Metrics
Portfolio and Tenant Metrics Tenant operating metrics demonstrate affordable rents and resilient centre economics • Under Arena leases tenants provide centre level operating data that includes monthly occupancy, revenue and expense information. This information is confidential to tenants and is prov
Slide 24: Outlook
Outlook Justin Bailey MANAGING DIRECTOR Footer Title Better Communities. Together. 21 August 2026 | 24 r Title
Slide 25: Outlook
Outlook Long term sector fundamentals positive, near-term focus on resolving Edge Portfolio and continuing to improve portfolio quality Early Learning Sector Outlook Arena’s FY2027 Objectives • Long-term demand remains supported by strong Working to resolve Edge Portfolio demographic, social and eco
Slide 26: FY2027 Guidance
FY2027 Guidance FY2027 distribution guidance of not less than 18.0 cents per security FY2027 Distribution Guidance is provided based on: • A status quo basis (assuming no further acquisitions or disposals); • No material change in current market or operating conditions; and • No assumed income recei
Slide 27: Corporate Directory
Corporate Directory Please direct enquiries to Susie McPherson susie.mcpherson@arena.com.au JUSTIN BAILEY GARETH WINTER SUSIE MCPHERSON CARLA HAYES Managing Director & CEO Chief Financial Officer Chief Corporate Affairs & Head of Investment & People Officer Portfolio FY2026 Results Better Communitie
Slide 28: Appendices
Appendices Footer Title Better Communities. Together. 21 August 2026 | 28 r Title
Slide 29: Financial Performance
Financial Performance FY2026 FY2025 Change Change $’000 $’000 $’000 % Property income 101,569 92,112 9,457 10% Interest income 1,534 1,208 326 27% Total operating income 103,103 93,320 9,783 10% Property expenses (818) (682) (136) 20% Operating expenses (7,487) (6,157) (1,330) 22% Finance costs (15,
Slide 30: Balance Sheet
Balance Sheet 30 June 2026 30 June 2025 Change Change Covenant Facility Ratio $’000 $’000 $’000 % requirement Cash 21,732 16,572 5,160 31% Loan to value ratio (LVR) Maximum 50% 29.8% Receivables and other assets 4,992 21,312 (16,320) (77%) Interest cover ratio (ICR) Minimum 2x 4.7x Investment proper
Slide 31: Portfolio Composition and Movement
Portfolio Composition and Movement Portfolio movements (30 June 2025 to 30 June 2026)1 320 20 300 2 23 14 11 -11 Number of properties 280 260 240 282 284 220 200 30-Jun-25 Development projects acquired Development projects Operating properties acquired Operating properties divested 30-Jun-26 complet
Slide 32: ELC Portfolio Valuations
ELC Portfolio Valuations As at 30 June 2026 Weighted average No. of properties Value ($m) passing yield (%) Independent ELC freehold valuations Queensland 15 90.0 5.24 Victoria 18 94.3 5.20 New South Wales 8 49.7 5.28 Western Australia 6 26.8 5.22 South Australia 2 9.8 4.79 Northern Territory 1 2.7
Slide 33: ELC Portfolio Metrics
ELC Portfolio Metrics 30 June 2026 30 June 2025 Change Operating ELCs1 274 272 2 ELC Development sites 23 14 9 Total ELCs1 297 286 11 WALE (by income) (years) 18.3 19.3 (1.0) Tenanted occupancy (%)2 100 100 - Average passing yield (%) 5.51 5.41 10bps Portfolio value ($m) 1,792 1,625 167 Average rent
Slide 34: Healthcare Portfolio Metrics
Healthcare Portfolio Metrics 30 June 2026 30 June 2025 Change Total healthcare properties 10 10 - WALE (by income) (years) 9.9 10.9 1 Tenanted occupancy (%) 100 100 - Average passing yield (%) 6.11 6.09 2bps Portfolio value ($m) 171.6 167.3 4.3 Average rental increase (%) 3.0 3.2 (0.2) Metropolitan
Slide 35: Portfolio Location Map
Portfolio Location Map 1 1. Excludes one acquisition and six ELC development projects which were conditionally contracted as at 30 June 2026. FY2026 Results Better Communities. Together. 21 August 2026 | 35 r Title
Slide 36: ELC Market Transactions
ELC Market Transactions 1 NSW passing yields VIC passing yields QLD passing yields 10% 10% 10% 9% 9% 9% 8% 8% 8% 7% 7% 7% 6% 6% 6% 5% 5% 5% 4% 4% 4% 3% 3% 3% 2% 2% 2% 1% 1% 1% 0% 0% 0% Sydney Other NSW Melbourne Other VIC Brisbane Other QLD 1. Arena analysis based on industry data. FY2026 Results Be
Slide 37: ELC Sales Yields versus 10 Year Bond
ELC Sales Yields versus 10 Year Bond Average Rolling ELC Sales Yield1 vs 10 Year Australian Government Bond Yield 10% 9% 8% 7% 6% 5% 4% 3% 2% 1% 0% Jun-11 Dec-11 Jun-12 Dec-12 Jun-13 Dec-13 Jun-14 Dec-14 Jun-15 Dec-15 Jun-16 Dec-16 Jun-17 Dec-17 Jun-18 Dec-18 Jun-19 Dec-19 Jun-20 Dec-20 Jun-21 Dec-2
Slide 38: Important Notice
Important Notice This presentation has been prepared by Arena REIT (Arena) comprising Arena REIT Limited (ACN 602 365 186), Arena REIT Management Limited (ACN 600 069 761 AFSL No. 465754) as responsible entity of Arena REIT No.1 (ARSN 106 891 641) and Arena REIT No.2 (ARSN 101 067 878) and is author