360 Capital Reit · ASX:TOT
360 Capital Reit — FY2026 Earnings Presentation
26 slides from 360 Capital Reit's earnings presentation, Aug 12, 2026
Slide 1: 360 Capital REIT FY26 Results Presentation
360 Capital REIT (ASX:TOT) Comprising 360 Capital Passive REIT (ARSN 602 304 432) and 360 Capital Active REIT (ARSN 602 303 613) FY26 Results Presentation 12 August 2026 P.1
Slide 2: Table of contents
Table of contents 1 Snapshot and key highlights 3 2 Investment portfolio 7 3 Financials 17 4 FY27 key focus and guidance 21 P.2
Slide 3: Snapshot and key highlights
REAL ASSETS PRIVATE EQUITY PUBLIC EQUITY CREDIT 1 Snapshot and key highlights P.3
Slide 4: Why invest in TOT?
Why invest in TOT? Regular income and the potential for capital growth from a diversified, modern portfolio of fully leased assets Value proposition Portfolio characteristics Highly attractive yield. Forecast FY27 100% tax deferred distribution Modern direct portfolio. Average building age of only 5
Slide 5: Focused on EPS growth
Focused on EPS growth Earnings underpinned by a 100% leased portfolio; EPS growth from rent reviews and accretive structured equity investments Earnings per security (cents) Earnings per security: underpinned and growing 25%+ EPS CAGR Distributions 20% increase to 3.6cps. FY27 3.6cps at a 95% payout
Slide 6: FY26 results snapshot
FY26 results snapshot Earnings up 33% on FY25 · 100% leased · debt facility extended to 2031 3.2cps 3.0cps 94%4 7.3%1 38.9%2 EPS DPS Payout ratio, improved from Distribution yield Gearing 33.3% increase on FY25 100% tax deferred 125% FY25 payout ratio FY27 forecast snapshot 3.8cps 3.6cps 95%4 8.8%3
Slide 7: Investment Portfolio
2 Investment Portfolio P.7 P.7
Slide 8: Portfolio overview
Portfolio overview $202.4m core portfolio plus $10.9m structured preference equity — 100% leased, WALE 6.0 years Strategy & portfolio: a $202.4m core of modern, fully-leased office, industrial and healthcare assets - anchored by Government and ASX-listed tenants on long leases with contracted review
Slide 9: Direct property
PROPERTY PORTFOLIO 2a Direct property P.9
Slide 10: Income profile – Direct Portfolio
Income profile – Direct Portfolio A high-quality income base weighted to government and ASX-listed tenants with structured rent reviews. Top 10 Tenants1 Income and review profile1,3 Commonwealth Government 35.0% Tenant Type: 84.2% Government and publicly listed companies Michael Hill 14.7% Dentsu 9.
Slide 11: Direct portfolio profile
Direct portfolio profile Long WALE with high-quality tenants and contracted reviews — no expiries until FY29 6.0 yrs 100% 84.2% 3.3% p.a. $202.4m WALE Occupied Government / ASX-listed Weighted-average annual Direct property portfolio tenants rent reviews Lease expiry profile (by income)1 38.1% 24.0%
Slide 12: 510 Church Street, Cremorne VIC
510 Church Street, Cremorne VIC Modern A-grade office & healthcare (65 / 35), 50% owned — 5.0 Star NABERS & Green Star Summary metrics June 2026 valuation1 $101.8m Cap rate 6.38% NLA2 19,739 sqm Occupancy 100% WALE 4.5 years Ownership / title 50% / Freehold NABERS 5.0 Star Value / sqm2 $10,309 Tenan
Slide 13: 38 Sydney Avenue, Forrest ACT
38 Sydney Avenue, Forrest ACT Modern A-grade Commonwealth Government office — 100% leased, WALE 8.0 years Summary metrics June 2026 valuation $68.6m Cap rate 6.25% NLA 8,702 sqm Occupancy 100% WALE 8.0 years Ownership / title1 100% / Leasehold NABERS 4.5 Star Value / sqm $7,884 Tenancy profile Overv
Slide 14: 34 Southgate Avenue, Cannon Hill QLD
34 Southgate Avenue, Cannon Hill QLD Modern high-tech industrial, wholly leased to ASX-listed Michael Hill (ASX:MHJ) Summary metrics June 2026 valuation $32.0m Cap rate 7.00% NLA 3,585 sqm Occupancy1 100% WALE 6.2 years Ownership / title 100% / Freehold NABERS 5.0 Star Value / sqm $8,926 Tenancy pro
Slide 15: Structured equity
PROPERTY PORTFOLIO 2b Structured equity P.15
Slide 16: Existing North Sydney structured preference equity investment
Existing North Sydney structured preference equity investment $10.9m structured preference equity in PEF1 — a 16% p.a. coupon, ranking ahead of ordinary equity, self-liquidating $10.0m 16.0% p.a. 20% $10.9m1 Initial investment (structured Preferred coupon Profit share above hurdle Outstanding at 30
Slide 17: Financials
REAL ASSETS PRIVATE EQUITY CREDIT 3 Financials P.17
Slide 18: FY26 profit & loss highlights
FY26 profit & loss highlights Operating profit & earnings per security up 33.3% driven from leasing activity and structured equity investments Change Profit & loss statement FY26 ($'000) FY25 ($'000) ($'000) Change (%) Commentary Gross property income 14,555 13,482 1,073 8.0% Gross property income $
Slide 19: June 2026 balance sheet highlights
30 June 2026 balance sheet highlights Property valuations stabalised with NTA unchanged, gearing at top end of Fund’s range 30-Jun-26 30-Jun-25 Change Commentary Balance sheet Change (%) ($'000) ($'000) ($'000) Cash and cash equivalents 645 451 194 43.0% Introduction of structured equity investments
Slide 20: Capital management
Capital management A $100m facility to August 2031, well inside covenants; gearing forecast to reduce to 33.9% in June 2027 from DRP proceeds 38.9% $100.0m Aug 2031 2.6x Gearing Increased facility limit Facility expiry ICR (covenant 1.5x) (fund range 30-40%) Debt facility (30 June 2026) Interest rat
Slide 21: FY27 key focus and guidance
REAL ASSETS PRIVATE EQUITY CREDIT 4 FY27 key focus and guidance P.21
Slide 22: Conclusion and outlook
Conclusion and outlook A resilient, growing REIT - investing alongside major investor Tony Pitt, Executive Chairman - 360 Capital Group 3.6cps 8.8%1 p.a. 29.3%2 100% FY27 DPS 20% increase FY27 DPS yield Discount to 30 June 2026 NTA FY27 Tax deferred 95% forecast payout ratio The investment case A re
Slide 23: TOT peer comparison
TOT peer comparison “TOT generally priced in line with peers, except for no value attributable to TOT’s 100% tax deferred distributions” MARKET CAPITALISATION ($M)1 GEARING3 759 43.7% 41.7% 41.6% 38.9% 35.0% 532 29.8% 29.8% 26.2% 351 324 203 224 189 90 Peer 1 Peer 2 Peer 3 Peer 4 Peer 5 Peer 6 Peer
Slide 24: FY27 key focus
FY27 key focus Priorities set to build on FY26 momentum and drive continued earnings per security growth. Focus Status • Collaborate with Dentsu to achieve early releasing of Level 7,8, 510 • Commence discussion with Dentsu already to re-lease their Leasing Church Street, Cremorne, VIC which expirie
Slide 25: Contact details
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 26: 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