Digital Realty Trust, Inc. · NYSE:DLR
Digital Realty Trust — Investor Presentation (September 2026)
34 slides from Digital Realty Trust's investor presentation, September 2026
Slide 1: Global. Connected. Sustainable. Investor Presentation
Global. Connected. Sustainable. INVESTOR PRESENTATION September 2026 The meeting place for companies, technologies and data
Slide 2: Digital Realty Overview
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Slide 3: A Global Data Center and Connectivity Platform
A Global Data Center and Connectivity Platform Supporting our Customers’ Critical IT Architecture 6,000+ 235,500+ 55+ 300+ Customers (1) Cross Connects (1) Metros (1) Data Centers (1) EQUITY & ENTERPRISE VALUE TOP PUBLICLY TRADED U.S. REIT $68 Bn $87 Bn 5th 2016 EQUITY MARKET ENTERPRISE LARGEST ADDE
Slide 4: Offering a Global Data Center Platform
Offering a Global Data Center Platform Capacity in World’s Major Metros to Meet Growing Customer Demand Global Capacity ~12 GW Total IT Capacity ~3 GW In-Place IT Capacity ~9 GW Future Development Capacity Geographically Diversified (1) 4% 5% 10% North America Europe 53% APAC 29% Latin America Afric
Slide 5: Development Capacity
Development Capacity For Growing Digital Transformation, Cloud and AI Workloads ~9 GW Future Development Capacity ~1.4 GW Under Construction = >100MWs of Buildable Capacity = >25MWs and <100 MWs of Buildable Capacity = <25MWs of Buildable Capacity >5 GW CAPACITY BLOCKS >100 MW < 100 MW and > 25 MW <
Slide 6: Digital Realty's Competitive Advantage
Digital Realty’s Competitive Advantage Scale, Connectivity, and Execution ServiceFabric® Global Platform Connectivity Customer Relationships Embedded internal expertise as the Allows customers connectivity to Long-standing, deep and trusted world’s largest data center owner, cloud on-ramps, service
Slide 7: Strong Secular Trends
Strong Secular Trends Artificial Intelligence Driving Next-Generation Demand 7
Slide 8: A New Era of Digital Infrastructure
A New Era of Digital Infrastructure Each wave of computing innovation has reshaped infrastructure requirements 1 Connectivity Era 2 Connectivity Era 3 The New Era → → Network Exchange Cloud Exchange AI Exchange We connected networks to each other. We connected enterprises to the clouds. We connect e
Slide 9: AI Scales Where Data, Compute, and Connectivity Converge
AI Scales Where Data, Compute, and Connectivity Converge AI workloads are inherently data-intensive, requiring proximity to data and high-performance connectivity IT Architecture Needs to be …Deployed at global is constrained inverted… points of presence IN THE CLOUDS IN THE CLOUDS Applications Appl
Slide 10: Global Data Center Demand
Global Data Center Demand Inference Becoming the Dominant AI Workload by 2027 Growing Data Center Demand 2.7x growth by 2030 26% 42% 2025 2030 in GW AI Inference AI Inference 219 2027: AI Inference overtakes AI Training 181 93 4.4x 153 Growth in AI Inference 72 128 Both AI and non-AI workloads wil
Slide 11: The PlatformDIGITAL Competitive Advantage
The PlatformDIGITAL® Competitive Advantage Delivering Scale, Connectivity, and Flexibility Hyperscale Enterprise / Colo Data Centers Data Centers Hyperscaler on-ramps enable Shared Data Sets Enterprises connect to the enterprises, connectivity providers cloud and other enterprises and carriers to co
Slide 12: Global Connectivity
Global Connectivity Network Density that Promotes Innovation and Collaboration The ServiceFabric® Differentiating Factor Solve Challenges with ServiceFabric® Challenge ServiceFabric® Solution 179+ Hybrid Complexity Flexible Deployment Digital Realty Facilities Metro Connected Globally Friction conne
Slide 13: DRIL- Digital Realty Innovation Lab
DRIL- Digital Realty Innovation Lab AI-ready infrastructure on PlatformDIGITAL® State-of-the-art testing and demonstration platform Supports proof of concept evaluations, hybrid cloud design, AI benchmarking, and integrated partner showcases With seamless connectivity via ServiceFabric®, cus
Slide 14: Recent Financial Results
Recent Financial Results Note: Certain data in this section was originally posted to the Company’s website on July 23, 2026 and has not been updated to reflect changes occurring after that date. 14
Slide 15: Executing on Our Three Core Pillars of Growth
Executing on Our Three Core Pillars of Growth Positioned for Long-Term Sustainable Growth Colocation & Connectivity Hyperscale Strategic Private Capital Providing the essential community that Developing high-capacity infrastructure Supports scalable hyperscale capacity combines power, proximity, and
Slide 16: Strong Demand Environment
Strong Demand HISTORICAL BOOKINGS ANNUALIZED GAAP BASE RENT Environment $ in millions 0-1MW Interconnection Partner Share >1 MW Other (1) $375 $1,250 • $307M Total Bookings at $1,050 100% Share $300 $850 $225 • Signed Two Hyperscale $650 Leases for $410M at 100% $150 share, or $205M at DLR $450 shar
Slide 17: Enabling the Meeting Place
Enabling the Meeting Place Another Record Quarter of 0-1MW + IX Bookings 2Q26 Results 142 New Logos Added $108M Bookings from 0-1MW + Interconnection 52% of total 2Q Bookings from 0-1 MW + Interconnection Note: Metrics presented at Digital Realty’s share. 17
Slide 18: Robust Pricing Environment
Robust Pricing Environment 2Q26 RENEWAL SPREADS Attractive Renewal 0-1 MW > 1 MW OTHER (1) TOTAL Spreads RENTAL RATE CHANGE RENTAL RATE CHANGE RENTAL RATE CHANGE RENTAL RATE CHANGE 5.2% 66.7% 7.6% 25.4% • Record Cash MTM Led CASH CASH CASH CASH by Strength in APAC 5.5% 92.3% 15.2% 32.0% GAAP GAAP GA
Slide 19: Lease Expirations Provide Re-Pricing Opportunities
Lease Expirations % of Lease Expirations by Annualized Base Rent (1) Provide Re-Pricing Opportunities 25% >1 MW 0-1 MW 9% – 11% • Shorter term 0-1 MW 20% 2026 Guidance(2) for leases provide near cash rental rate on renewals term opportunities to 15% drive price increases • Evenly staggered, 10% long
Slide 20: Record Backlog
Record Backlog BACKLOG ROLL-FORWARD (1) $ in millions COMMENCEMENT TIMING (3) $ in millions Multi-Year Visibility $306M $239M $208M $208M $1,891M $1,827M $527M $1,891M $312M • Backlog = ~30% of $1,428M $1,427M in-place Data Center $638M $1,427M Rent at DLR Share $480M $1,032M • Record Total Backlog
Slide 21: High-Quality, Diversified Customer Base
High-Quality, TOP 20 CUSTOMERS Diversified Customer Base Customer Rank Locations % of Customer Rank Locations % of ARR (1) ARR (1) • Top customers have a 1. Fortune 50 Software Company 75 10.8% 11. Fortune 25 Investment Grade-Rated Company 29 1.3% presence in 42 different 2. 42 10.0% 12. Specialized
Slide 22: Better Growth + Balance Sheet
Capital Structure(2) Better Growth + Balance Sheet Floating Rate Debt Robust Liquidity, Below Target Leverage Equity Market Capitalization 6% $67 Bn Net Debt to Adjusted EBITDA(1) 1.5x Liquidity(3) ~$6 Bn Total Reduction in 6.2x Leverage Fixed Rate Debt 94% 4.7x Debt Maturity Schedule(4)(5) ($ in bi
Slide 23: 2026 Financial Guidance Update
2026 Financial Guidance Update Improving Core Growth As of February 5, 2026 As of April 23, 2026 As of July 23, 2026 Better/Worse Total Revenue (excluding promote income) $6,600 – $6,700 $6,650 - $6,750 $6,850 - $6,950 (1) Adjusted EBITDA $3,600 – $3,700 $3,650 - $3,750 $3,750 - $3,850 Rental Rates
Slide 24: Appendix
Presenter Name 15/09/22 Appendix
Slide 25: Management Statements on Non-GAAP Measures
Appendix Management Statements on Non-GAAP Measures The information included in this presentation contains certain non-GAAP financial measures that management believes are helpful in understanding our business, as further described below. Our definition and calculation of non-GAAP financial measures
Slide 26: Forward-Looking Statements
Appendix Forward-Looking Statements This information in this presentation contains forward-looking statements within the meaning of the federal securities laws, which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes an
Slide 27: Reconciliation of Non-GAAP Items
Reconciliation of Non-GAAP Items Digital Realty Trust, Inc. and Subsidiaries To Their Closest GAAP Reconciliation of Net Income Available to Common Stockholders to Funds From Operations (FFO) (in thousands, except per share and unit data) (unaudited) Equivalent Three Months Ended June 30, 2026 June
Slide 28: Reconciliation of Non-GAAP Items
Reconciliation of Non-GAAP Items Digital Realty Trust, Inc. and Subsidiaries To Their Closest GAAP Reconciliation of Funds From Operations (FFO) to Core Funds From Operations (CFFO) (in thousands, except per share and unit data) Equivalent (unaudited) Three Months Ended Six Months Ended June 30, 202
Slide 29: Reconciliation of Non-GAAP Items
Reconciliation of Non-GAAP Items To Their Closest GAAP Equivalent Digital Realty Trust, Inc. and Subsidiaries Reconciliation of Net Income Available to Common Stockholders to Earnings Before Interest, Taxes, Depreciation and Amortization (EBITDA) and Adjusted EBITDA (in thousands) (unaudited) Three
Slide 30: Reconciliation of Non-GAAP Items
Reconciliation of Non-GAAP Items Digital Realty Trust, Inc. and Subsidiaries Reconciliation of Same Capital Cash Net Operating Income (in thousands) To Their Closest GAAP (unaudited) Three Months Ended Six Months Ended Equivalent Rental revenues $ June 30, 2026 860,191 $ June 30, 2025 798,338 $ June
Slide 31: Reconciliation of Non-GAAP Items
Total Debt/Total Enterprise Value QE 12/31/23 Debt Service Ratio (LQA Adjusted EBITDA/GAAP interest expense plus capitalized interest and less bridge facility (i) Market value of common equity $ 42,804,053 fees) Liquidation value of preferred equity(ii) 755,000 Total GAAP interest expense (including
Slide 32: Reconciliation of Non-GAAP Items
Total Debt/Total Enterprise Value QE 3/31/26 Reconciliation of Debt Service Ratio (LQA Adjusted EBITDA/GAAP interest expense plus capitalized interest and less bridge facility (i) Market value of common equity $ 64,013,656 fees) (ii) Liquidation value of preferred equity 755,000 Total GAAP interest
Slide 33: Reconciliation of Non-GAAP Items
Reconciliation of Total Debt/Total Enterprise Value QE 6/30/26 Debt Service Ratio (LQA Adjusted EBITDA/GAAP interest expense plus capitalized interest and less bridge facility (i) Market value of common equity $ 67,643,297 fees) Liquidation value of preferred equity(ii) 755,000 Total GAAP interest e
Slide 34: Thank you
r Thank you FN DIGITAL Lv REALTY.
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