Global One Real Estate Investment : GOR Announces Acquisition of Trust Beneficiary Interest in Domestic Real Estate (FUKUOKA K-SQUARE)

30 October 2025

REIT Issuer: Global One Real Estate Investment Corp.

Securities Code: 8958 Representative: Akio Uchida, Executive Director

Asset Manager: Global Alliance Realty Co., Ltd.

Representative: Kazunori Yamauchi, President

Contact: Gen Yamazaki General Manager

REIT Finance Department Tel: +81-3-4346-0658

(FUKUOKA K-SQUARE)

Global One Real Estate Investment Corp. (“GOR”) announces today that Global Alliance Realty Co., Ltd. (“GAR”), the Asset Manager to which GOR entrusts the management of its assets, decided on the acquisition of trust beneficial interest in domestic real estate (hereinafter the acquisition of trust beneficial interest in domestic real estate is referred to as the “Acquisition”) as outlined below.

1. Outline of the Acquisition

   1. Type of asset: Trust beneficial interest in real estate (83% quasi co-ownership)

   2. Name of building: FUKUOKA K-SQUARE

   3. Location: Fukuoka City, Fukuoka

   4. Acquisition price: 14,865.3 million yen (*)

   5. Scheduled acquisition date: 7 November 2025

   6. Seller: N2 Godo Kaisha

   7. Brokerage: None

   8. Funds of acquisition: Borrowing and own funds

      Hereinafter, the above asset for acquisition is referred to as the “Asset Acquired”.

      (*) The acquisition price represents the prices described in the purchase agreement, excluding related expenses, settlement amount of property tax and city planning tax, consumption tax and local consumption tax.

2. Reason for the Acquisition

   GOR will conduct the Acquisition with the aim of enhancing the quality of the portfolio

   properties from a medium- to long-term perspective, pursuant to the “Investment Policies and Investment Targets” stipulated in the Articles of Incorporation.

   The Asset Acquired, is a trust beneficiary interest in relatively new real estate that contributes to revenue stability, with full occupancy and tenant diversification, selected from a pipeline of two properties accumulated through a bridge scheme. GOR exercised its preferential negotiation right to acquire this asset. The Acquisition is positioned as an asset replacement for Alca Central, which was sold over three consecutive periods starting in October 2024 due to concerns over declining profitability from increased future renovation costs. The property is evaluated as contributing to the enhancement of unitholder value over the medium to long term.

   	The Asset Acquired	(reference) The Asset Transferred
   	FUKUOKA K-SQUARE	Alca Central
   Acquisition price / Transfer price (*1)	14,865.3 million yen	18,500 million yen
   NOI yield (*2)	3.5%	4.3%
   NOI yield after depreciation (*2)	2.9%	2.5%
   Building age (*3)	2.3 years	28.6 years

   (*1) Calculated based on the sales price stated in the sales contracts.

   (*2) Asset Acquired: “NOI yield” = “Appraisal NOI” / “Acquisition price”

   “NOI yield after depreciation” = (“Appraisal NOI” – “Annual amount of depreciation calculated using the straight-line method corresponding to the useful life of the Asset Acquired“) / “Acquisition price”

   Asset Transferred: “NOI yield” = “NOI forecast for the period ending September 2025” × 2 ÷ “Acquisition price”

   “NOI yield after depreciation” = (“NOI forecast for the period ending September 2025” -“Depreciation forecast for the period ending September 2025”) × 2 ÷ “Acquisition price”

   (*3) As of 30 September 2025.

   The key determinant factors of the acquisition of the Asset Acquired include the following. Furthermore, the lessee of the Asset Acquired is deemed to comply with the tenant selection criteria of GOR described in the “Report on Management Structure and System of the Issuer Concerning Real Estate Investment Trust Units and Related Parties” submitted on 24 June 2025.

   1. District potential

      The Gofukumachi/Kawabata area where the property is located is situated between the Tenjin area and the Hakata Ekimae area, which are the core office areas of Fukuoka City. Compared to those areas where new large buildings are being supplied through the Tenjin Big Bang and Hakata Connected projects, the Gofukumachi/Kawabata area has less locational competitiveness, but with its inexpensive rents and high transport access, it is attracting wide-area sales and customer-facing tenants as well as IT-related companies. In addition, the area is expected to continue to generate tenant demand from a wide range of industries and business categories, as foreign-affiliated companies are also establishing new bases there.

   2. Location potential

      The property has excellent transport access, being a 3-minute walk from Nakasu-Kawabata

      Station and a 6-minute walk from Tenjin Station on the Fukuoka City Subway Airport Line, which is rated as a line in high demand for business. Furthermore, the property has good access to major terminals as it is only a 5-minute ride to Hakata Station, the gateway to Kyushu, and a 10-minute ride to Fukuoka Airport, using the Fukuoka City Subway Airport Line. It also faces Showa-dori Avenue and is close to the Gofukumachi Interchange and the Tenjin Kita Interchange of the Fukuoka Urban Expressway loop line, making it suitable for travel by car. Thus, the property is conveniently located not only to Fukuoka City, but also Fukuoka Prefecture, Kyushu, and major cities in Honshu.

   3. Property specifications

      The property has a typical rentable floor area of approximately 320 tsubo, effective ceiling height of 2,800 mm, and free access floor of 100 mm. The rentable floor layout is an effective structure with pillar-free space and can be separated into up to six divisions per floor. It also meets a wide range of business continuity planning (BCP) needs, including the adoption of a seismic damping structure, power supply to the rental units from an emergency generator for the building, space for a dedicated generator for tenants, and tank capacity that can store drinking water, water for miscellaneous use, and sewerage for three days in the case of an emergency. In addition, there is a relaxation lounge and a rooftop garden on the top floor, shower booths on the first floor, and tenant support. Moreover, as an external evaluation of the property, it has obtained CASBEE Smart Wellness Office certification with an S rank (highest rating), BELS certification with five stars (highest rating) (*), and ZEB Ready.

      (*) Following the introduction of the building energy efficiency labeling system, the BELS evaluation system for non-residential buildings has been changed to a seven-grade scale from April 2024; however, the BELS rating for this property represents the highest rating under the previous system.

3. Details of the Asset Acquired

(*1) Trust period after (planned) amendments to the trust agreement is indicated.

(*2) “Area,” “use,” “floor area,” “year built,” and “structure” are shown based on the registration, unless otherwise stated.

(*3) PML is a probable maximum loss in the event of a major earthquake. While the definition may vary depending on the region, the PML used herein is a loss rate to assess damage, calculated by dividing the loss amount by the replacement cost. The figure is based on the assumption that the building will be in use for 50 years and that the largest expected earthquake has a 10% probability of occurring every 50 years within the recurrence range of 475 years.

(*4) “Total number of tenants” represents the estimated amounts of tenants as of the scheduled acquisition date. “Total rent” and “common area charges per month,” “security deposit,” “total leasable area,” and “total leased area” represent the estimated amounts as of the scheduled acquisition date, which is equivalent to 83% of the quasi co-ownership interest.

(*5) “Trend in Occupancy ratio” is based on data provided by the seller.