Global One Real Estate Investment : Summary of Financial Results for the Six-Month Period Ended March 2026

Summary of Financial Results for the Six-Month Period Ended March 2026

21 May 2026

REIT Issuer: Global One Real Estate Investment Corp.

Stock Exchange Listing: Tokyo Stock Exchange

Securities code: 8958

Website: https://www.go-reit.co.jp/en/

Representative: Akio Uchida, Executive Director

Asset Manager: Global Alliance Realty Co., Ltd.

Representative: Kazunori Yamauchi, President

Contact: Kohei Yamaguchi, General Manager REIT Finance Department

Tel: +81-3-4346-0658

Scheduled date for filing of securities report: 23 June 2026 Scheduled date for dividends payments: 15 June 2026 Explanatory material to be prepared: Yes

Analyst meeting to be convened: Yes

• Amounts of less than one million yen are rounded down.

1. Financial summary for the six-month period ended March 2026 (1 October 2025 –31 March 2026)

   1. Earning Position

      (Percentages indicate rate of change from previous six-month period) Operating revenue Operating profit Ordinary profit Net income

      	Million yen	%	Million yen	%	Million yen	%	Million yen	%
      Six-month period ended March 2026	7,544	-6.7	4,595	-9.2	3,976	13.8	3,975	-13.8
      Six-month period ended Sept 2025	8,088	8.2	5,059	20.4	4,614	21.0	4,613	21.0
      	Net income per unit		Ratio of net income to net assets		Ordinary profi to total assets		Ordinary profit to operating revenue
      	Yen		%			%	%
      Six-month period ended March 2026	4,088		4.0			1.8	52.7
      Six-month period ended Sept 2025	4,704		4.5			2.3	57.0

      -

      t

      (Note) Net income per unit is calculated by dividing net income by the weighted average number of investment units based on the number of days (980,701 units for the six-month period ended September 2025 and 972,337 units for the six-month period ended March 2026).

   2. Dividend distributions

      Dividend per unit (excluding dividends in excess of profit)

      Total dividends (excluding dividends in excess of profit)

      Dividend in excess of profit per unit

      Total dividends in excess of profit

      	Yen	Million yen	Yen	Million yen
      Six-month period ended March 2026	3,681	3,579	—	—
      Six-month period ended Sept 2025	4,271	4,152	—	—

      Payout ratio Dividend ratio

      to net assets

      % %

      Six-month period

      90.0 3.6

      ended March 2026

      Six-month period

      90.0 4.2

      ended Sept 2025

      (*1) Payout ratio is calculated using the following formula:

      Payout ratio = Total dividends (excluding dividends in excess of profit) / Net income × 100

      (*2) Dividend for the six-month period ended September 2025 is calculated by adding the reversal of reserve for reduction entry (13 million yen) to unappropriated retained earnings, subtracting the provision of reserve for reduction entry (474 million yen), and dividing the resulting amount by the number of investment units issued.

      (*3) Dividend for the six-month period ended March 2026 is calculated by adding the reversal of reserve for reduction entry (13 million yen) to unappropriated retained earnings, subtracting the provision of reserve for reduction entry (410 million yen), and dividing the resulting amount by the number of investment units issued.

   3. Financial position

      Total assets Net assets Net assets to total assets

      Net assets per unit

      Six-month period ended March 2026 Six-month period ended Sept 2025

      Million yen Million yen % Yen

      237,885 99,935 42.0 102,778

      197,805 100,112 50.6 102,960

   4. Cash flows

   CF from operating activities

   CF from investing activities

   CF from financing activities

   Cash and cash equivalents at the end of period

   Million yen Million yen Million yen Million yen

   Six-month period

   ended March 2026 11,227 -46,927 34,549 19,271

   Six-month period ended Sept 2025

   13,832 -7,044 -9,989 20,423

2. Earnings forecasts for the six-month period ending September 2026 (1 April 2026 – 30 September 2026) and earnings

forecasts for the six-month period ending March 2027 (1 October 2026 – 31 March 2027)

(Percentages indicate rate of change from previous six-month period) Operating revenue Operating profit Ordinary profit Net income

Dividend per unit (excluding dividends in excess of profit)

Dividend in excess of profit per unit

Six-month period ending Sept 2026 Six-month period ending March 2027

Yen Yen

3,200 －

3,200 －

(Reference) Six-month period Six-month period

ending Sept 2026 ending March 2027

Projected net income per unit 3,222yen 3,161yen

The projected number of investment units as of the end of the period is 1,094,537 units that have been issued and outstanding as of 21 May 2026, with the assumption that there will be no additional issuance of investment units or acquisition and retirement of own investment units through the end of the six-month period ending March 2027.

(*) Dividend for the six-month period ending September 2026 is calculated by subtracting the provision of reserve for reduction entry (25 million yen) from net income will be distributed, dividing the amount by the number of investment units issued. Dividend for the six-month period ending March 2027 is calculated by adding the reversal of reserve for reduction entry (42 million yen) and dividing the amount by the number of investment units issued.

*Others

1. Changes in accounting policies, changes in accounting estimates and restatements of revisions

   1. Changes in accounting policies due to amended Accounting Standards None

   2. Changes in accounting policies due to other factors None

   3. Changes in accounting estimates None

   4. Restatements of revisions None

2. Number of units issued and outstanding

   1. Number of units issued and outstanding at the end of the period (including own units): For the six-month period ended March 2026 972,337

      For the six-month period ended September 2025 972,337

   2. Number of own units at the end of the period:

For the six-month period ended March 2026 0

For the six-month period ended September 2025 0

*This Summary of Financial Results is not subject to audit procedures by a certified public accountant or an audit firm.

* Special notes

(Forward-looking Statements)

Forward-looking statements in this presentation (i.e., earnings forecasts) are based on information currently available and certain assumptions GOR believes reasonable. Actual results may differ materially from the forward-looking statements in this presentation due to various factors. The forecasts contained in this document are “current” as of the date of this release, based on the assumptions on page 15 (“Assumptions underlying earnings forecasts for the six-month period ending September 2026 (The 46th Period) and the six-month period ending March 2027 (The 47th Period)”). Actual results (i.e., operating revenue, operating profit, ordinary profit, net income, dividend per unit) may differ depending on various factors. The forecasts do not guarantee the amounts of future dividends.

1. Operation results

   1. Operation results

      I. Overview of the six-month period ended March 2026 (the “45th Period”)

      1. Historical background

         16 April 2003: Global One Real Estate Investment Corp. (“GOR”) was established by Global Alliance Realty Co., Ltd. (“GAR”) as a J-REIT under the Act on Investment Trusts and Investment Corporations of Japan (the “Investment Trusts Act”). The total investment amount was 200 million yen, or 400 units, at the time of incorporation.

         28 May 2003: Corporate registration was completed with the Kanto Local Finance Bureau (Registration No. 20, granted by the Director-General of the Kanto Local Finance Bureau).

         25 September 2003: GOR achieved an IPO on the Real Estate Investment Trust Section of the Tokyo Stock Exchange (Securities Code: 8958) where an additional 48,000 units were issued and 23,623 million yen in funds were raised.

         GOR has completed its accounting closing for the 45th Period.

      2. Investment environment and operation results

In the 45th Period, the Japanese economy recovered at a moderate pace, but it is necessary to pay attention to the effects of the situation of the Middle East, which has a huge impact on crude oil and other energy resource prices.

Tokyo’s office building rental market has seen tenant demand continue to grow strongly since bottoming out in 2020. Demand for relocations to buildings with a good location and high grade and relocations for expansion and bigger areas in current buildings has far exceeded supply. According to CBRE’s market review for the first quarter of 2026, the vacancy rate for Tokyo’s 23 Wards as a whole declined to as low as 1.5%, underscoring a tighter supply demand balance. Rents have also been rising further, and similar trends have been seen in areas around Tokyo and provincial cities, backed by solid demand.

In the office building transaction market, domestic and international investors’ appetite for acquisition of properties remained robust even amid rising interest rates in Japan, and demand from overseas institutional investors in particular was firm, supported by large amounts of cash on hand and the firm office building rental market. While information on Class A office buildings for sale was limited, competition for acquisition intensified and transaction prices remained high. The environment has thus remained tough for gaining opportunities to invest in properties that can ensure sufficient yields.

(a) Acquisitions and transfers in portfolio

GOR transferred part of Arca Central (30% of quasi co-ownership in trust beneficial interests in real estate, transfer price: 5,550 million yen) on 10 October 2025, part of Yokohama Plaza Building (15% of quasi co-ownership in trust beneficial interests in real estate, transfer price: 3,640.50 million yen) on 24 October 2025 and acquired Meiji Yasuda Life Insurance Osaka Umeda Building (15% of 70% quasi co-ownership interest in trust beneficial interests in real estate ,acquisition price: 3,619.35 million yen) on 24 October 2025, part of FUKUOKA K-SQUARE (83% of quasi co-ownership in trust beneficial interests in real estate, acquisition price: 14,865.3 million yen) on 7 November 2025, LUCID SQUARE SHIN-OSAKA (acquisition price: 9,720 million yen) on 5 December 2025, GRAND CENTRAL CHIBA (acquisition price: 17,500 million yen) on 30 March 2026 as outlined

below.

(*1) “Land area” and “floor area” are shown based on the registration, unless otherwise stated.

(*2) The transfer 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.

(*3) In addition to Arca Central, the registered building also includes the Tobu Hotel, Triphony Hall and Arca West buildings.

(*4) The ownership interest in the Subject Property to be transferred is equivalent to approximately 20.4% of the entire co-ownership interest owned by Third Block in accordance with the Management Rules of these management associations, and approximately 57.8% of the co-ownership interest owned by Arca Central.