360 Capital Reit · ASX:TOT
360 Capital Reit — HY26 Earnings Presentation
23 slides from 360 Capital Reit's earnings presentation, Feb 19, 2026
Slide 1: 360 Capital REIT (ASX:TOT) HY26 Results Presentation
360 Capital REIT (ASX:TOT) HY26 Results Presentation 19 February 2026 P.1
Slide 2: Table of contents
Table of contents 1 Snapshot and key highlights 3 2 Portfolio overview 7 3 Financials 15 4 2H26 key focus and guidance 19 P.2
Slide 3: 1. Snapshot and key highlights
REAL ASSETS PRIVATE EQUITY PUBLIC EQUITY CREDIT 1. Snapshot and key highlights
Slide 4: Why invest in TOT?
Why invest in TOT? Highly attractive yield Forecast FY26 100% tax deferred distribution yield of 7.5%1 paid quarterly. Modern portfolio Average building age only 5.2 years2, 4.8 Star3 average NABERS rating across portfolio, minimal capital expenditure or tenant incentives, all independently revalued
Slide 5: Operational highlights
Operational highlights 6.7% upgrade in FY26 forecast earnings FY26 forecast earnings upgraded from 3.0cps to 3.2cps from preference equity strategy implemented with $10.0m structured preference equity investment in Sydney residential apartments. Occupancy improved 38 Sydney Avenue, Forrest ACT now 1
Slide 6: HY26 Highlights
360 Capital REIT (ASX:TOT) – HY26 Highlights Regular income and the potential for capital growth from a diversified portfolio of well leased, modern assets 7.5% 1.5cps 1.4cps FY26 forecast 100% tax deferred HY26 100% tax deferred HY26 operating earnings per distribution yield1 distributions security
Slide 7: 2. Portfolio overview
2. Portfolio overview P.7 P.7
Slide 8: Preference equity strategy to accelerate earnings growth
Preference equity strategy to accelerate earnings growth Preference equity investment strategy $10.0m structured preference equity – brand new Sydney residential • TOT will allocate up to 25% of its balance sheet to preference equity investments • Funded from DRP, recycling of existing preference eq
Slide 9: Income profile – Portfolio
Income profile – Portfolio Top 10 Tenants1 Income and review profile1,2 Commonwealth Government 36.0% Tenant Type: 83.8% Government and publicly listed companies Michael Hill 15.4% Private 16.2% Dentsu 9.8% Monash IVF 7.5% SRC Australia 6.3% Public 41.5% Kane 4.0% TGI Sport Marketing 3.8% Executed H
Slide 10: Lease expiry profile – Portfolio
Lease expiry profile – Portfolio Lease expiry profile (by income)1 100% Portfolio WALE 6.3 years 90% 80% 70% Executed HOA on Level 2 at 510 Church Street over 48.4% of vacancy, decreasing portfolio 60% vacancy to 3.3% 50% 38.2% 40% Executed HOA on upcoming vacancy on Level 6 at 510 Church 30% Street
Slide 11: Leasing update
Leasing update 510 Church Street, Cremorne – level 2 Speculative Suite Strategy – 510 Church Street, Cremorne • 2,582sqm of vacancy (approximately 13.0% asset and 6.7% portfolio ) split to provide tenancies that benefit from a speculative fitout completed in October 2023. • Post period, TOT has ente
Slide 12: 38 Sydney Ave, Forrest, ACT
38 Sydney Ave, Forrest, ACT Tenancy Profile Summary Metrics % Total Option December Valuation $68.6m NLA Review Expiry Tenant Gross to Independent Valuation June 2025 (sqm) type date Rent1 extend Date ($67.2m) Comm Gov (ANAO) 56.7% 4,857 Fixed Dec-34 5 Ownership interest 100% Comm Gov (ACIAR) 15.0%
Slide 13: 34 Southgate Ave, Cannon Hill QLD
34 Southgate Ave, Cannon Hill QLD Tenancy Profile Summary Metrics % total Option December Valuation $32.0m NLA Review Expiry Tenant Gross to Independent Valuation June 2025 (sqm) type date Rent1 extend Date ($32.0m) Ownership Interest 100% Michael Hill 100.0% 3,585 Fixed Sept 32 2x5 Title Freehold N
Slide 14: 510 Church Street, Cremorne VIC
510 Church Street, Cremorne VIC Tenancy Profile Summary Metrics % Total NLA2 Review Expiry Option to December Valuation1 $101.8m Tenant Gross (sqm) type date extend Independent Valuation June 2025 Rent3 Date ($101.75m) Comm Gov (NDIA) 22.8% 4,307 Fixed Nov-31 3 Ownership Interest 50% Dentsu4 19.6% 3
Slide 15: 3. Financials
REAL ASSETS PRIVATE EQUITY CREDIT 3. Financials Office/Healthcare- 510 Church Street, Cremorne VIC
Slide 16: HY26 profit & loss highlights
HY26 profit & loss highlights HY26 HY25 Change Change Statutory net profit of $3.1 million a 63.2% PROFIT & LOSS STATEMENT ($m) ($m) ($m) (%) Statutory net profit increase from the prior period, as a result of a reduction in finance costs and Gross property income 7.1 6.8 0.3 $3.1m valuations stabil
Slide 17: HY26 balance sheet highlights
HY26 balance sheet highlights 31-Dec-25 30-Jun-25 Change Change BALANCE SHEET HY26 Directors' valuations in line with ($m) ($m) ($m) (%) Property Portfolio independently valuations as at 30 June $202.4m Cash 0.4 0.4 - 2025 except for 38 Sydney Avenue, Forrest, ACT which increased $1.4 million Invest
Slide 18: Valuations, capital management, interest rate strategy
Valuations, capital management, interest rate strategy Valuations Debt facility and interest rate strategy • All properties were independently valued for 30 June 2025. Debt terms • Signs that valuations are stabilising with increased transactional activity, but • Debt facility was increased to $90.0
Slide 19: 4. 2H26 key focus and guidance
REAL ASSETS PRIVATE EQUITY CREDIT 4. 2H26 key focus and guidance Office- 38 Sydney Avenue, Forrest ACT
Slide 20: TOT peer comparison
TOT peer comparison5 “TOT generally priced in line with peers, except for no value attributable to TOT’s 100% tax deferred distributions” Market Capitalisation ($m) Gearing $87.1m $900 50.00% Market Capitalisation1 $800 45.00% $700 Average gearing: 34.2% 40.00% $600 35.00% $500 Average market capita
Slide 21: 2H26 key focus
2H26 key focus Focus Status • Complete leasing of only remaining vacancy part level 2, 510 • Ongoing leasing campaign over remaining vacancy of Church Street, Cremorne VIC 1,332sqm (3.3% of portfolio) part of level 2, 510 Church Leasing Street • Two HOAs signed post period, 1,250sqm part level 2 and
Slide 22: Identifying strategic investment opportunities
Contact details: Tony Pitt Executive Chairman 360 Capital Group +61 8405 8860 Tony.Pitt@360capital.com.au www.360capital.com.au James Storey Chief Executive Officer +61 8405 8860 James.Storey@360capital.com.au www.360capital.com.au Glenn Butterworth Chief Financial Officer +61 8405 8860 Glenn.Butter
Slide 23: Disclaimer
Disclaimer This presentation has been prepared by 360 Capital FM Limited (ACN 090 664 396) (Responsible Entity) as responsible entity for 360 Capital Active REIT (ARSN 602 303 613) and 360 Capital Passive REIT (ARSN 602 304 432), together 360 Capital REIT (‘TOT’ or the ‘Fund’). This material is a su