Irish Residential Properties REIT : 2025 Preliminary Results (Report)

19 February 2026

Irish Residential Properties REIT plc ("I-RES" or the "Company"), the leading provider of rental homes in Ireland, today issues its

preliminary results for the twelve-month period from 1 January 2025 to 31 December 2025.

• Adjusted Earnings (excluding fair value movements) growth of 7.4% to €32.8 million in 2025 (2024: €30.5 million), reflecting the ongoing success of the asset recycling programme in generating sales premia significantly ahead of book values.

• Adjusted EPRA Earnings growth of 1.5% for the year. 2.3% growth in adjusted EPRA EPS to 5.6 cent, notwithstanding the sale of approximately 3% of units in the portfolio over the last 18 months.

• Net Rental Income ("NRI") margin increase of 120 bps in 2025 with a margin of 78.0% (2024: 76.8%) due to our continued focus on operational efficiency and successful implementation of cost management and recovery initiatives.

• IFRS NAV per share of 131.7 cent, grew by 4.4% (2024: 126.2 cent).

  - Net LTV reduction to 43.6% (2024: 44.4%).

• Successful debt refinancing in H1, new facilities in place for 5 years with the option of two one-year extensions. Successfully converted to sustainability linked loan in H2.

• Total Accounting Return ("TAR") of 8.1% in 2025 (2024: Negative 1.0%).

• Return of surplus capital to shareholders by way of an accretive share buyback of €5 million in H1.

• New rental regulation which will take effect from 1st March 2026, along with other measures implemented by government have strengthened the outlook for the market and for the business.

• The business has continued to execute on its asset recycling programme, disposing of 41 units in the period for a gain of

  €3.4 million versus book value. Proceeds will be directed towards enhancing shareholder value through our capital allocation framework. This framework includes exploring opportunities to grow our portfolio through the acquisition of new, high quality assets to replace the units we have sold. Given the positive market dynamics, the Company's pipeline of opportunities is strong.

  Eddie Byrne, I-RES' Chief Executive Officer, said:

  "I'm pleased to report that 2025 marked a major step forward in I-RES' operational and financial performance, delivering strong margin expansion and meaningful earnings growth against the backdrop of our sales programme. We advanced our strategic priorities at pace, leveraging our operational platform to drive significant efficiency gains and achieving asset disposals at more than a 25% premium to book value. Throughout the year, we remained disciplined in our capital allocation decisions, executing on a share buyback programme, with our focus firmly on creating shareholder value and managing LTV. We are now actively pursuing reinvestment opportunities to enhance the portfolio by investing in higher quality and higher yielding assets. With an improving regulatory backdrop and market conditions, we enter 2026 with strong momentum and clear confidence in our ability to build on this progress. Importantly, we continue to play a vital role in addressing Ireland's housing needs through the provision of high-quality, in-demand rental accommodation, supported by a market-leading service offering for our residents."

  Financial and Operational Highlights

• Achieved incremental earnings growth of 1.5% for the year with adjusted EPRA earnings of €29.4 million (2024: €28.9 million) and 2.3% growth in adjusted EPRA EPS to 5.6 cent (2024: 5.5 cent). This growth in earnings was achieved despite the sale of approximately 3% of units in the portfolio over the past 18 months, through our asset recycling programme. Adjusted Earnings (excluding fair value movements) grew by 7.4% to €32.8 million in 2025 (2024: €30.5 million) and reflects the success of our ongoing asset recycling programme in generating sales premia significantly ahead of book values.

• As a result of the disposals and a low Harmonised Index of Consumer Prices ("HICP") rate in H1, limiting our ability to raise rents, revenue increased modestly by 0.2% in 2025 to €85.5 million (2024: €85.3 million).

• Through continued focus on portfolio optimisation, Average Monthly Rent ("AMR") increased by 2.1% to €1,852 (2024:

  €1,814) aided by our asset recycling, retrofit programme and focused management of renewals.

• The portfolio continues to be effectively fully occupied at 99.5% (31 December 2024: 99.4%) which reflects both our highly effective operating platform and the continued strong underlying demand for high quality rental properties in Dublin.

• Achieved a significant NRI margin increase of 120 bps year on year, with a 2025 margin of 78.0% (2024: 76.8%). NRI for the period of €66.7 million increased by 1.9% versus 2024. This strong performance reflects the intense focus on costs and successful implementation of cost management and recovery initiatives over the last year building on the momentum achieved in H2 2024. We will continue to focus on driving efficiencies in order to sustain the increases achieved.

• EPRA Earnings of €29.4 million grew by 15.1% vs the prior year of €25.5 million due to the elimination of non-recurring costs in 2025 and improved NRI margin.

• Profit before tax of €49.7 million versus a loss of €6.7 million in 2024 driven by the fair value movement of our assets underpinned by the improved operational performance of the assets and stabilised valuation yields in 2025.

• Successful refinancing of the Revolving Credit Facility ("RCF") in H1 ensures financial position remains robust, with the new facilities in place for 5 years with two one-year extension options. The current weighted average cost of interest across the Group's facilities for 2025 is approximately 3.71%, broadly in line with the Group's weighted average financing costs in 2024 (3.79%). In line with our ongoing ESG commitment, we successfully converted the RCF into a Sustainability Linked Loan ("SLL") in November 2025 which ties our financing costs to Sustainability Performance Indicators.

• The Company completed the disposal of 41 units in 2025 as part of the previously announced asset recycling programme of 315 units, achieving sales premia in excess of 25% above book value. This takes the total number of units disposed of to date under the programme to 82 marking continued good progress against the overall target. Disposals completed during the year generated total gross proceeds of €16.1 million and a €3.4 million gain versus book value. As at 31 December 2025, the Company had a further 21 units held for sale which we expect to complete in the coming months.

  Balance Sheet and Capital Allocation

• As at 31 December 2025, I-RES' portfolio had a total value of €1,247 million (31 December 2024: €1,232 million) including assets held for sale. This represents a 1.2% increase in the year. Strong organic growth in the performance of the assets has delivered valuation increases offset by the disposal of 41 units as part of our ongoing asset recycling programme. Yields remained broadly flat in the period with EPRA Net Initial Yield of 5.2% at 31 December 2025 (31 December 2024: 5.1%). We have seen a continuation of yield stability in 2025 with valuers' prime residential yields remaining at 4.75%.

• We continue to reinvest in our portfolio of assets, to ensure we maintain our exceptional levels of occupancy and tenant demand, whilst also future proofing our assets. We expect the change in rental regulation, now approved by government to have a positive impact on valuations over time. The Group's portfolio is currently estimated to be 20% under-rented versus market rates. This embeds significant long-term revenue upside in the business without the requirement for a significant increase in investment in our assets given our ongoing capex programme.

• Net LTV at 31 December 2025 stood at 43.6%, reduced from 44.4% at 31 December 2024. Our leverage level remains well below the 50% maximum allowed by the Irish REIT regime and the Group's debt financial leverage ratio covenant. The decrease can be attributed to the increased property valuations and ongoing asset recycling programme offset by the successful completion of the share buyback programme and the upfront transaction costs associated with the refinancing.

• The Company executed a share buyback of €5 million in 2025, with approximately 5.1 million shares purchased at an average price per share of 97.3 cents.

• Achieved a Total Accounting Return of 8.1% versus 2024 of negative 1.0%. The primary drivers for this performance are the strong recurring dividend paid, the organic growth in our asset portfolio and the gain on disposals.

• Proceeds from the asset recycling programme will be deployed towards continuing to actively manage LTV within the target range of 40% to 45%. Thereafter we will prioritise excess capital towards enhancing shareholder value through our capital allocation framework.

• The Board intends to declare a dividend of 2.53 cents per share, in line with the requirements of Irish REIT legislation and representing the Company's dividend policy of paying out 85% of property income from the property rental business. This brings the full year dividend to 4.89 cents and represents a 19.9% increase on the 2024 dividend of 4.08 cents per share.

  Outlook

• The Company will continue to focus on delivering against its strategic priorities to maximise shareholder value by growing revenue and managing costs, with a strong focus on optimising the operational performance of the business. Backed by a highly efficient and scalable internalised platform, set against the backdrop of positive regulatory change and improving market conditions, the Company is exceptionally well positioned to take advantage of tailwinds to drive earnings growth and enhanced shareholder value.

• The Company remains committed to a disciplined capital allocation strategy, prioritising robust balance sheet management, delivering consistent shareholder returns through its ordinary dividend, whilst pursuing long-term value creation by reinvesting sales proceeds in strategically located assets that enhance shareholder value or continuing to return capital to shareholders.

• In line with this capital allocation strategy and against a backdrop of improving valuations, the successful asset recycling programme has given I-RES the flexibility to pursue, in the first instance, recycling the sales proceeds into portfolio enhancing opportunities whilst continuing to manage LTV.

• The Company has welcomed the Government's proactive approach towards reviving housing construction. The new rental regulation measures taking effect on 1 March 2026 will have a positive impact on both the market and the Company. We have already begun to see an increase in market activity and an increase in development activity. I-RES sees itself playing an important role in the delivery of new high-quality rental accommodation in Ireland in the coming years.

(1) For definitions, method of calculation and other details, refer to the Business Review and Glossary.

For further information please contact:

Investor Relations:

Eddie Byrne, Chief Executive Officer Tel: +353 (1) 5570974 Email: [email protected]

Media enquiries:

Cathal Barry, Drury Tel: +353 (0) 87 227 9281

Gavin McLoughlin, Drury Tel: +353 (0) 86 035 3749

email: [email protected]

Results Presentation: webcast and conference call details:

I-RES will host a live audio webcast and conference call of the results presentation this morning at 09:00am BST. Access details are listed below:

Ireland (Local): +353 1 691 7842 United-States (Local): +1 646 233 4753

Ireland (Toll-Free): +353 1800 816 490 United-States (Toll-Free): +1 855 979 6654

United Kingdom (Local): +44 20 3936 2999 Canada (Local): +1 613 699 6539

United Kingdom (Toll-Free): +44 808 189 0158 Canada (Toll-Free): +1 833 294 2546

Global Dial-In Numbers Participant access Code: 527787

To listen to the investor conference call using the Live Webcast Facility, please register at: Webcast Link

This report and a copy of the presentation slides will also be available to download on the investor relations section of the I-RES website at 07:00am BST: https://www.iresreit.ie/investors.

About Irish Residential Properties REIT plc

Irish Residential Properties REIT plc ("I-RES") is a Real Estate Investment Trust providing quality professionally managed homes in sustainable communities in Ireland. I-RES aims to be the provider of choice for the Irish living sector, known for excellent service and for operating responsibly, minimising its environmental impact and maximising its contribution to the community. The Company's shares are listed on Euronext Dublin. Further information at https://www.iresreit.ie.

Forward-Looking Statements

This Report includes statements that are, or may be deemed to be, forward-looking statements. These forward-looking statements can be identified by the use of forward-looking terminology, including the terms "may", "will", "should", "expect", "anticipate", "project", "estimate", "intend", "continue", "maintain", "forecast", "potential", "target" or "believe", or, in each case, their negative or other comparable terminology, or by discussions of strategy, plans, objectives, trends, goals, projections, future events or intentions. Such forward-looking statements are based on the beliefs of management as well as assumptions made and information currently available to the Company. Forward-looking statements speak only as of the date of this report and save as required by law, the Irish Takeover Rules, the Euronext Dublin Listing Rules and/or by the rules of any other securities regulatory authority, the Company expressly disclaims any obligation or undertaking to release any update of, or revisions to, any forward-looking statements or risk factors in this report, including any changes in its expectations, new information, or any changes in events, conditions or circumstances on which these forward-looking statements are based. Due to various risks and uncertainties, actual events or results or actual performance of the Company may differ materially from those reflected or contemplated in such forward-looking statements. No representation or warranty is made as to the achievement or reasonableness of and no reliance should be placed on, such forward-looking statements. There is no guarantee that the Company will generate a particular rate of return.

The Company delivered a strong financial and operational performance in 2025, making progress against strategic objectives and delivering improvements across numerous key performance indicators. Our high-quality portfolio of modern and sustainable properties remained effectively fully occupied at 31 December 2025 at 99.5% (2024: 99.4%), reflecting the consistent efficiency of our property management operations, the mid-market positioning of our assets and the continued strength of demand in the Irish Private Rental Sector ("PRS") market.

Organic rental increases in Ireland under the existing rental regulations are limited to the lower of 2% or the Harmonised Index of Consumer Prices ("HICP). Rent increases were impacted by the low rate of HICP inflation in the first half of 2025 and as a result of this, combined with the disposal of 41 units completed as part of our ongoing asset recycling plan, reported revenue increased by 0.2% in the period to €85.5 million. During the year, 14% of the portfolio units turned over, in line with last year despite the fact that a number of units where leases ended were not turned over as they were disposed of through the asset recycling programme.

Net Rental Income ("NRI") increased by 1.9% in 2025 despite the sale of c. 3% of the portfolio in the last 18 months as a result of NRI margin growth of 120bps in 2025 to 78.0% (2024: 76.8%). As highlighted by incremental margin improvements, we are making strong progress implementing income generating and cost management and recovery initiatives to improve the profitability of our real estate portfolio. This includes a sustained focus on cash collections, savings achieved from management of Owner's Management Companies ("OMCs") and associated costs, contract negotiations and certain cost recoveries on new leases. We continue to review operations for cost efficiencies and revenue opportunities.

Adjusted G&A expenses include costs such as employees' salaries, director fees, professional fees for audit, legal and advisory services, depository fees, property valuation fees, insurance costs and other general and administrative expenses, and excludes non-recurring costs. Despite inflationary pressures in some of these cost items, we have managed to achieve a moderate decrease of 1.8% in Adjusted G&A expenses to €11.7m (2024: €11.9m) through focused cost control and partly due to additional costs related to CEO and Chair recruitment costs expensed in 2024.

In March 2025 the Company successfully refinanced its existing Revolving Credit Facility ("RCF"). The new facilities comprise an RCF of €500 million and an Accordion Facility of €200 million which adds an additional element of flexibility to the Company's debt facilities. The facilities have a five-year term expiring in March 2030 with the option of two one-year extensions. Hedging instruments in the amount of €275 million have been put in place until maturity, maintaining the Company's overall level of fixed rate debt at c. 85% of drawn facilities. Following this refinancing, the current weighted average cost of interest across the Group's facilities is 3.71% in 2025, broadly in line with the Group's weighted average financing costs in 2024 of 3.79%. Financing costs in 2025 were slightly ahead of 2024 at €24.3 million due to costs incurred for the acceleration of the deferred loan costs associated with the refinancing of the RCF at c. €0.6 million and the termination of the interest rate swaps associated with the previous RCF.

In November 2025 the Company converted its €500 million RCF, signed in March 2025, into a Sustainability Linked Loan ("SLL") that aligns with the Loan Market Association's March 2025 principles for sustainable finance. The SLL ties financing costs to independently verified Sustainability Performance Indicators. This structure supports I-RES' sustainability strategy. The RCF was arranged with four lenders: The Governor and the Company of the Bank of Ireland, Allied Irish Banks P.L.C. (Sustainability Coordinator), ABN AMRO Bank N.V. and Barclays Bank Ireland PLC.

The Company delivered growth of 1.5% in Adjusted EPRA earnings at €29.4 million (2024: €28.9 million) and 2.3% in Adjusted EPRA EPS (2024: 1.4%) driven by the increase in NRI margin and the share buyback programme executed during the period.

In 2025, the Company has completed the disposal of 41 units in total as part of the overall disposal target of 315 units, with an additional 21 units held for sale at year end which we expect to close in the coming months. The sales are achieving premia in excess of 25%, and gross proceeds in 2025 were €16.1 million. This takes the total number of units disposed under the programme to 82. In addition, a bulk sale of 25 units was completed in H2 2024 taking total gross proceeds for the sale of 107 units to €34.9 million across 2024-2025. As a result of these disposals in 2025 Adjusted Earnings (excluding fair value movements) increased 7.4% from

€30.5 million to €32.8 million.

The Company continues to actively dispose of the identified units and given the strong sales premia achieved in 2025, expect that the disposal premia in 2026 will continue at a c. 25% premium.

I-RES recognises its investment properties at fair value at each reporting period, with any unrealised gain or loss on re-measurement recognised in the profit or loss account. In the period, the fair value gain recorded on investment properties was €17.0 million (2024: loss of €33.7 million), reflecting the stabilisation of yields across the wider Irish residential market and positive organic growth. We are encouraged by the continued yield stabilisation witnessed in the market for the last twelve months after two years of expansion. Our Gross Yield was 7.0% at period end, well in excess of our weighted average cost of interest of 3.71% whilst EPRA Net Initial Yield remained broadly flat at 5.2% (2024: 5.1%).

The Irish Government has approved a suite of new rental regulations, which include the ability to reset the rent of a particular unit when a tenant vacates and a new lease is put in place from 1 March 2026. As a result of this change and the expected increase in the income profile of our properties as we capture the 20% embedded reversion, we expect there to be a positive impact on valuations, assuming no market yields movement over time. The new legislation is expected to be passed by the Oireachtas shortly, in advance of 1 March 2026.

Our average monthly rent increased to €1,852 from €1,814 at 31 December 2024 representing an increase of 2.1% reflecting our continued focus on asset management and selective disposal of underperforming and lower quality assets. Despite this our portfolio is currently estimated to be 20% below market rent. Occupancy of 99.5% (FY 2024: 99.4%) reflects an effective full occupancy rate which is supported by our mid-market residential sector positioning and continues to highlight the supply/demand imbalance in the market.

Total Portfolio

Properties owned prior to 31 December 2024

(Like for Like properties)

We delivered a Total Accounting Return for 2025 of 8.1% versus negative 1.0% in 2024. A key driver for the improved return includes the ongoing strong dividend paid by the Company, which has increased in 2025 due to the elimination of the non-recurring costs in 2024 and NRI Margin improvement. In addition, our EPRA Net Tangible Assets ("NTA") per share growth of 5.7 cent has improved due to the valuation increase of our investment property driven by organic rental growth and cost management and the profits achieved from the asset recycling programme. The impact of the share buyback programme has also aided the increase in EPRA NTA per share.

Our total investment property value at 31 December 2025 was €1,246.9 million. This represents a 1.2% increase compared to 31 December 2024 driven by the revaluation of investment properties and offset by the disposal of 41 units as part of our ongoing asset recycling programme. Yields and valuations remained broadly flat in the period with EPRA Net Initial Yield at 5.2% as at 31 December 2025, remaining flat versus 30 June 2025. We continue to reinvest in our portfolio of assets, to ensure we maintain our exceptional levels of occupancy and tenant demand, whilst future proofing our assets and enabling us to capture the embedded reversion in the portfolio once the rental regulations are revised from 1 March 2026.

I-RES seeks to use leverage to enhance shareholder returns over the long term. I-RES takes a proactive approach to its debt strategy to ensure the Group has laddering of debt maturities and the Group's leverage ratio and interest coverage ratios are maintained at a sustainable level. Our debt facilities are made up of our recently refinanced €500 million RCF and c. €200 million (Euro Equivalent) of Private Placement Notes.

The successful refinancing of the RCF in 2025 has extended the facilities for 5 years to 2030 with two one-year extension options, strengthening the Company's capital structure. The Company has no debt maturities before 2027, and laddering is out to 2032 thereafter. As outlined, we have converted the RCF into an SLL which will tie the margin charged on the facility to the performance against sustainability KPI's through a ratchet of 5bps upwards and downwards from a base margin rate of 2.0%.

Net LTV at 31 December 2025 stood at 43.6%, down from 44.4% at 31 December 2024. The decrease in LTV can be attributed to the ongoing, successful asset recycling programme and strong premia being achieved on these sales along with an increase in the valuation of the properties driven by organic rental growth and strong cost optimisation initiatives. Our leverage level remains well below the 50% maximum allowed by the Irish REIT regime and the Group's debt financial leverage ratio covenant. I-RES is focused on managing LTV through the cycle between the 40%-45% range.

The Private Placement Notes were issued in March 2020 and are made up of €130 million and $75 million notes. On closing, I-RES entered into a cross-currency interest rate swap resulting in an overall weighted average fixed interest rate of 1.92% inclusive of swap costs and excluding transaction costs for the full principal of the notes. The maturity of the notes is laddered over circa six, nine and eleven years, with the first repayment due in March 2027.

Drawn debt facilities are predominantly hedged against interest rate volatility, with over 85% fully fixed. The Group has a weighted average drawn debt maturity of 4.1 years and no debt maturities before 2027. The weighted average cost of interest is 3.71% for 2025 (2024: 3.79%). The remaining undrawn committed facilities are c. €148 million.

The IFRS NAV per share is 131.7 cent, up 4.4% from 126.2 cent at 31 December 2024 aided by the increased asset valuations, the impact of the share buyback programme and the ongoing successful asset recycling programme.

1. The principal amount of USD notes is $75 million. The movement during the period relates to foreign exchange movements. I-RES has entered into cross currency swaps to fix this at €68.8 million.

2. Includes commitment fee charged on the undrawn portion of the RCF facility.

   In line with our capital allocation strategy and recognising the discount between the Company's share price and its Net Asset Value per share the Company utilised excess capital generated through premia achieved on disposals to execute a share buyback of €5 million in H1 2025, with approx. 5.1 million shares purchased at an average price per share of 97.3 cents.

   Capital Allocation

   The Board remains committed to maximising value for shareholders and addressing the discount between the Company's current

   market capitalisation and Net Asset Value.

   In line with this objective, proceeds from the ongoing asset recycling programme are expected to be deployed towards:

   • Continuing to actively manage LTV within the Board's target range of between 40% and 45%, and subsequently:

o Enhancing returns through re-investing in our own portfolio and also exploring opportunities to acquire strategically located/attractive assets and/or

o An efficient return of capital to shareholders where it is considered the best use of capital.

In line with the above allocation framework, proceeds realised from the asset recycling programme have enabled the Company to successfully reduce Net LTV and execute a share buyback programme in 2025, which contributed to the improvement in EPS.

Looking forward to 2026, and in light of the continually improving investment environment and increase in attractive opportunities coming to the market, we will in the first instance look to replace the units we have disposed of over the past 18 months whilst continuing to manage our LTV.

The Board will continue to monitor the capital allocation strategy for the Group, taking into account the prevailing market environment and the appropriate use of funds to best deliver on the long-term objective of maximising value for shareholders. In light of the current market environment and taking account of the current discount between the Company's share price and its Net Asset Value per share, the Board believes it is appropriate to continue to focus on the above value accretive allocation strategies.

In line with Irish REIT legislation, the Board intends to declare a dividend of 2.53 cents per share for the six months ended 31 December 2025, in line with the requirements of Irish REIT legislation and representing the Company's dividend policy of paying out 85% of property income from the property rental business. This brings the full year dividend to 4.89 cents and represents a 19.9% increase on the 2024 dividend of 4.08 cents per share.

I-RES is supportive of the Government's numerous efforts to implement policy measures which support an environment of increased investment in the development of new housing supply. The changes made to rental regulations along with amendments to the sustainable design standards, direct and indirect tax amendments in the 2026 Budget and the 'Delivering Homes, Building Communities 2025 - 2030' plan, all provide positive steps to addressing the viability challenge for the delivery of new apartment developments. We were pleased to see the Government approve the 'Residential Tenancies (Miscellaneous Provisions) Bill 2026' and expect it to be passed by the Oireachtas shortly in advance of 1 March 2026. We believe this will not only provide for stronger tenant protections and greater certainty for renters, but creates an environment in which new apartment development can restart.

The new legislation will take time to translate into newly delivered stock, but the Company has already seen a significant increase in market activity in the sector, an increase in development activity, and importantly has resulted in a renewed interest from international capital sources in investing in the delivery of new homes and apartments. With a positive and balanced regulatory framework now in place the Company sees itself playing an important role in the delivery of new high-quality rental accommodation in Ireland in the coming years. The Company will in the first instance look to achieve this through recycling internally generated capital into portfolio enhancing acquisition opportunities.

I-RES will continue to be very disciplined in relation to its capital allocation priorities. The Company believes that under the new rent regulation, along with improving market dynamics, there is now a substantial opportunity for growth, which will enable the Company to deliver improved shareholder value creation over the medium to long term. All potential growth opportunities will be assessed against alternatives to maximise shareholder returns on an ongoing basis.

As announced in January, CFO Brian Fagan has notified the Company of his intention to retire this summer. He will be succeeded by Mari Hurley who will join the Company, on a date to be confirmed in due course, initially as CFO designate before assuming the role of CFO on Brian's retirement. Ms. Hurley joins the Company from her current role as CFO of state broadcaster RTÉ. She has extensive experience as a CFO and business leader in Ireland and the UK, in publicly listed companies as well as in large private and semi state companies. In addition, she served as a non-executive Director on the Board of the National Asset Management Agency ("NAMA") for ten years from 2014 to 2024. Prior to her current role in RTE she worked as CFO for the AA (Ireland) for 3 years and for Premier Lotteries Ireland (operator of the Irish National Lottery) for 3 years. She also served as CFO of Hostelworld

Group plc, a role she held for 11 years. Prior to that Ms Hurley served as CFO for the property advisory firm Sherry FitzGerald Group during its time as a listed company.

We look ahead to 2026 with optimism. The Company expects to continue to realise efficiencies from its market-leading internally managed operating platform, supporting sustained earnings growth and further margin improvements. The Company will continue to execute on its strategic priorities and remain focused on crystalising strong premia on the sales programme.

Regulatory developments during the period have strengthened the medium-term outlook, with revised rental rules improving income growth outlook and supporting a more attractive investment environment. The Company believes these changes will not only benefit the business but also stimulate broader market liquidity and encourage much-needed new supply. The Company has already begun to see an increase in market activity and an increase in development activity. The Company sees itself playing an important role in the delivery of new high-quality rental accommodation in Ireland in the coming years with a new and balanced regulatory framework now in place.

The Company will continue to be disciplined on capital allocation, in the first instance ensuring prudent balance sheet and LTV management whilst ensuring shareholder returns through the ordinary dividend are maintained. Where appropriate capital raised through the asset recycling programme will be deployed into new assets, earnings enhancing investments in our existing portfolio or returned to shareholders by way of share buybacks, or special dividends where it is the most efficient and accretive option. The Company is exploring opportunities to re-invest the proceeds achieved to date and replace the units disposed as market conditions and liquidity are improving. We will continue to monitor accretive growth opportunities and assess this against our capital allocation strategy whilst ensuring our LTV is within our desired operating range.

With a highly efficient, scalable platform and an improving regulatory and investment market backdrop, I-RES enters 2026 well positioned to deliver growth and enhanced shareholder value.

Non-Executive Chairman Chief Executive Officer

Ireland faces two interconnected and at times conflicting challenges: a housing crisis that has left many without secure, affordable homes and a climate crisis that demands urgent action to reduce emissions and build resilience. As the leading provider of rental homes in Ireland, I-RES recognises its responsibility to help address both. Housing is not only a social necessity but also a critical component of sustainable communities. By providing high-quality, energy-efficient homes and investing in low-carbon solutions, we aim to provide secure accommodation and social value while reducing environmental impact.

Collaboration with stakeholders will remain a cornerstone of our approach as we work together to address systemic challenges.

In 2025, the business continued to make progress on our sustainability ambitions through environmental action and social impact, achieving significant milestones.

We are committed to clear, consistent communication and disclosure, ensuring accountability and fostering trust across all stakeholder groups.

The year began with a focus on meeting Corporate Sustainability Reporting Directive ("CSRD") disclosure requirements, however given the progression of the Omnibus Proposals, it now appears likely that I-RES will remain out of scope for CSRD reporting. Nevertheless, the insights we garnered from carrying out the Double Materiality Assessment have been very valuable, informing our strategy going forward.

We maintained our European Public Real Estate Association ("EPRA") Sustainability Best Practices Recommendations ("sBPR") Gold Award for our latest sustainability reporting for the fifth consecutive year. Our GRESB score increased by a further four points maintaining a 3-star rating and we maintained our Carbon Disclosure Project("CDP") B rating (highest score for SMEs). We also improved our MSCI rating from BBB to A and our S&P Global Corporate Sustainability Rating has increased to 44 from 42.

ESG data capture and analysis processes were further streamlined and to ensure the robustness of our approach, our ESG data and approach is assured by a third-party assessor. We continued our engagement with the Commission for Regulation of Utilities ("CRU") smart-meter programme to improve energy data-collection capabilities.

We have made significant progress in establishing sustainability-linked financing mechanisms. Over the past year, we have aligned our sustainability performance indicators with credible, measurable targets that reflect our strategic priorities, particularly in areas such as carbon reduction, resource efficiency and community impact. A key milestone in this journey was the conversion in November 2025 of our €500 million RCF, signed in March 2025, into an SLL that aligns with the Loan Market Association's March 2025 principles for sustainable finance.

I-RES operates a strong integrated sustainability risk framework, supported by Board level oversight and alignment with ISO 14001 and ISO 31000. We have begun detailed site level climate risk reviews, informed by national flood risk data and will implement targeted mitigation measures where required.

In parallel, we enhanced our cybersecurity and data protection capabilities, updating our cyber programme to leading standards and expanding governance, training and 24/7 monitoring and threat detection.

Health and safety remain a core organisational priority, supported by a robust safety management framework, qualified staff, comprehensive training and strong governance to ensure the wellbeing of residents, employees, contractors and stakeholders.

I-RES continues to strengthen sustainable procurement by partnering with suppliers that share our ethical and environmental commitments. Through targeted engagement, training and our Responsible Sourcing Policy, we are supporting circular, lower impact product choices. Since launching our vendor engagement programme in 2022 we have achieved a 35% increase in Tier 1 vendors (from 15% to 50%) with sustainability policies in place and 25% are now reporting their carbon footprint since the programme began. We also work closely with OMCs to advance energy efficiency and waste reduction initiatives.

We are fully committed to achieving Net Zero Carbon by 2050 and continue to measure and report on our organisational footprint in our annual Sustainability Report, as well as in our ESG ratings disclosures.

In 2025, we commenced the development of our Climate Transition Plan which will provide us with a long-term direction for decarbonisation, guiding us step by step over the next 25 years. This plan is not static; it will evolve as we balance ambition with practical realities, including budgets and investments. It is the foundation for a future where our portfolio delivers meaningful carbon reductions, firmly positioning I-RES on the pathway to net zero. It will form a critical component of our sustainability linked financing going forward, ensuring alignment between our environmental ambitions and financial strategy.

Our environmental KPIs are fully aligned with our SLL framework. We are currently finalising our greenhouse gas ("GHG") emissions performance data, which will be disclosed in our Sustainability Report scheduled for publication in April 2026.

To date, we have proactively installed eight solar panels across seven properties, totalling 118 kWp, and enabled car sharing in seven properties. 100% of common areas across wholly owned assets are powered by renewable energy.

We are closely monitoring the EU's revised Energy Performance of Buildings Directive ("EPBD"), which aims to decarbonise the built environment by 2050, as Ireland prepares to transpose the directive into Irish Law in March 2026. Our efforts to meet the EPBD standards include retrofitting suitable low-energy-rated properties when they became vacant.

We have maintained zero waste to landfill for directly managed assets and our waste management programme is improving with new resources for residents.

Biodiversity initiatives across our portfolio continue to aid pollination and wildlife.

We are committed to delivering exceptional customer service and providing safe, secure, comfortable and high-quality homes, while fostering vibrant communities for our residents. In 2025, to strengthen engagement across our residential communities, we launched a dedicated resident facing brand, I-RES Living, connecting over 3,600 homes across Dublin through tailored communication channels.

Our annual Resident Survey continues to provide valuable insights. Our Net Promoter Score remains strong versus industry benchmarks, particularly among younger and newer residents. The 2025 survey showed two in three residents value environmental sustainability, with high interest in recycling, waste management, energy, water conservation and pollinator gardens. Survey results are analysed and used by the resident management teams to prepare individual improvement plans for each property to address key concerns highlighted in the survey, with actions implemented and monitored throughout the year.

Demonstrating our continued commitment to employee well-being and experience, we introduced further enhancements to our employee benefits in 2025, including expanded health insurance cover, improved leave allowances and enhanced pension benefits. We also introduced further learning and development opportunities, with employees completing a combined average of 42 training hours.

A social & Equality, Diversity and Inclusion ("EDI") committee was established focusing on promoting equality, diversity and inclusion to create a welcoming environment for everyone. The group delivered a programme of employee engagement events throughout the year.

In our most recent independent employee survey, participation reached 92%, with an overall satisfaction rate of 90%.

As a provider of residential homes and services, our team is deeply connected to local communities. We continue to partner with educational NGOs, support local sports teams and our employees are very involved in charity events for those in need across Dublin. I-RES' employees helped raise funds for charities and together volunteered over 620+ hours engaging in community activities.

We are committed to operating responsibly and to being a leading voice in shaping Ireland's sustainable property sector. Through collaboration, innovation and relentless focus on our net zero pathway, we aim to set a benchmark for responsible growth, sustainable properties and positive environmental and social impact.

We will further develop our Net Zero Carbon Transition Plan, advancing carbon-reduction initiatives across scope 1, 2 and 3, measuring our social-value impact and supporting our colleagues in their roles and in our community initiatives, fundraising, charitable giving and resident engagement.

2025 has been a year characterised by shifting geoeconomic relationships causing heightened uncertainty. As a small, open economy with significant trading and investment relationships with the US and EU, Ireland is not exempt from the challenges caused by a changing geoeconomic and geopolitical landscape. Policy uncertainty, in particular related to significant shifts in US trade policy, has directly shaped headline economic activity in Ireland in 2025, with uncertainty spiking in April driven by US trade policy announcements.

However, the Irish economy continued to outperform. Employment remained exceptionally strong in 2025 with unemployment sitting at 5%1 in 2025. Economic activity was very strong in 2025 with GDP expected to have grown by 10.7% according to the EU commission outperforming all EU peers2, while Modified Domestic Demand ("MDD") is forecast to have grown by 3.9% in 20253.

The Irish housing market continues to experience several long-term tailwinds that are expected to sustain demand and price pressures over the medium-term. The supply of housing remains significantly below levels required to meet current and future demand. Last year, the Government approved new national housing targets up to the year 2030. The Government aim to deliver 303,000 new homes in the period from 2025 to 2030, equating to an annual average of 50,500 homes, building up to 60,000 in 2030. In 2025, housing targets were missed, with completions coming in at 36,200. However, this is a healthy increase of 20.4% on the previous year, with an increase of 38.7% in the number of apartments completed. These are positive early signs that an improved regulatory environment will lead to a sustained increase in output over time.

Housing completions are forecast to reach 37,000, 40,500 and 44,500 in 2026, 2027 and 2028 respectively, still below what independent estimates show is required to meet demand. Davy estimate that there is currently demand for 93,000 new units a year with pent-up demand for c. 230,000 homes, or more than 10% of the housing stock. Capital financing requirements are also very large and could top €40 billion by 20314.

To address this chronic supply and demand imbalance, the Government has approved changes to the Irish residential rent control system. These changes are intended to increase the supply of rental accommodation and attract crucial investment. The new changes are to take effect from 1 March 2026. The rents for new build apartments will not be subject to the current 2% cap but will be linked to inflation and capped by the Consumer Price Index ("CPI"). This applies to new apartment developments commenced on or after 10 June 2025.

• No changes will be implemented for tenancies created before 1 March 2026.

• Landlords of tenancies created on or after 1 March 2026 will be able to reset the rent levels to market rent between tenancies. During the tenancy increases are subject to the lower of 2% or CPI.

• Landlords of tenancies created on or after 1 March 2026 will be able to reset the rent levels to market rent at the end of each 6-year tenancy period.

There will be a new distinction between "large" and "small" landlords. Large landlords are those who have four or more tenancies and small landlords are those with three or fewer tenancies. Different termination rules will apply to large and small landlords.

The Company welcomes these changes. Although it will take time for the changes to translate into new supply, in the long run this will be positive for the rental sector and its ability to increase housing output. When PRS yields increased globally, the severity of the previous rent regulations in Ireland caused yields to increase by far more than in other European markets. Prime net PRS yields in Dublin have increased by 115 bps from 3.6% to 4.75% from peak to trough. The prime net yield in Dublin of 4.75% is now one of the highest in Europe. The recent proposed changes in rent regulations should reduce the spread in Dublin's prime net PRS yield versus other European markets. Any potential tightening in yields due to new rent regulations will have a positive impact on development viability, helping stimulate new supply and unlocking challenged developments.

Ireland's residential investment market experienced a sluggish start to 2025, with just €10 million deployed across two transactions in Q1. However, the market began to pick up pace with the Government indicating plans for a revised regulatory framework, and volumes reached €400 million for the full year 2025. CBRE Ireland estimate residential transaction volumes will more than double in 2026, with forecasts of €800 million to €1 billion. Transactional activity across all sectors picked up towards the end of the year, and a total of €2.5 billion of investment trades completed in 2025. Activity is expected to accelerate further in 2026, with forecasts exceeding €3 billion and possibly trending towards €4 billion5.

CBRE Ireland have forecast that against the backdrop of increasing volumes, liquidity and an improved regulatory framework providing certainty, they 'expect prime PRS yields to compress by 25 bps this year as new capital competes for stock in a market that is supported by a number of tailwinds, including being the most targeted sector for investors around Europe and seeing more favourable debt terms on offer5.

1. Central Statistics Office

2. EU Commission Autumn Economic Forecasts

3. Central Bank of Ireland Q4 2025 Bulletin

4. Davy: Reforms needed for housing delivery February 2025

5. CBRE Ireland Research: 2026 Market Outlook

The Directors of the Company set out below the principal risks and uncertainties that I-RES is currently exposed to and that may impact performance in the coming financial year in pursuing its current strategy.

I-RES through its risk management processes proactively identifies, assesses, monitors and manages these risks. While risk can never be fully eliminated, the risk management process is designed to identify, evaluate and respond to the material existing and emerging risks that I-RES faces in delivering on its agreed strategy and in that context therefore can only provide reasonable, but not absolute assurance that risks will not materialise. The process aims to understand and appropriately manage and mitigate identified risks.

The principal risks and uncertainties, along with their strategic impact on the business and mitigating factors, have been ou tlined below. I-RES has also provided its view on how the risk has changed or trended during the year ended 31 December 2025.

Risk Geopolitical Instability, Economy and Inflation

Continuing heightened levels of global instability in economic and geopolitical arenas could lead to a general weakening of the Irish economy and increasing inflation. Of key concern are potential negative impacts on the Irish economy generally and particularly on the residential property sector for the greater Dublin area where our portfolio is located. Overall, while Ireland's economy is resilient, its openness makes it vulnerable to global economic and political shifts.

Strategic Impact High

The risk remains high. Reduced economic activity, driven by external shocks or domestic pressures, could negatively affect business performance, asset values and net rental income. Inflationary pressures, especially if input and payroll costs outpace rent inflation, could further erode net rental income and earnings.

Mitigation Strategy On an ongoing basis Management actively monitor and report to the Board on business performance, the macro-economic and geopolitical environment and residential sector developments. The Board regularly considers the wider economic and macro-outlook and its impact on I-RES' strategy and budgetary processes.

We continue to monitor the impact that changes in inflation and interest rates are having on our sector. I-RES' business is focused on the greater Dublin area, which continues to be economically resilient. I-RES' properties continue to experience exceptional demand when units are available with occupancy of 99.5% as at 31 December 2025 (99.4% at 31 December 2024).

There is also strong continuing focus through our internal teams on active revenue and cost control within the day-to-day business operations. I-RES retains its strong financial position, with a robust balance sheet and ample liquidity. Hedging facilities in the amount of €275 million have been put in place for five years, maintaining the Company's overall level of fixed rate debt at c. 85%. Following this refinancing, the current weighted average cost of interest across the Group's facilities is 3.71%, broadly in line with the Group's weighted average financing costs in 2024.

Risk Trending Since 31 December 2024

Increasing

Uncertainty and volatility persist in the global landscape, though global trade in 2025 was more resilient than initially anticipated. The Irish economy continues to show resilience, but downside risks are mounting due to geopolitical fragmentation, ongoing trade tariffs and the potential for economic downturns. The Central Bank's Q4 2025 Bulletin highlights risk from multinational concentration, supply-side constraints, and slightly higher services inflation.

The ECB's rate cuts throughout 2025 have stabilized the interest rate environment, but inflation remains elevated (3.2% year-on-year in November 2025), with forecasts for 2026 suggesting a moderation toward Central Bank targets (1.8 - 2.1%). However, energy costs are expected to remain high and uncertainty around US tax and trade policy could further impact the Irish economy. Cost pressures are likely to persist into 2026 due to inflation's lagged effects.

Risk Regulatory and Legislative Impacts

In recent years, changes to rental property, tax and REIT regulations in Ireland have been made which have significantly limited revenue growth even at times of high inflation. Together these regulatory changes have resulted in some diminution in the attractiveness of the Irish PRS sector and Irish REITs for international investors.

Strategic Impact High

The industry has faced an environment of increased costs of financing and operation, while at the same time having legislative constraints on revenues through restrictive rental property regulations.

Amendments to Regulatory restrictions in Ireland implemented in December 2021 limiting annual rent increases to the lower of HICP and 2% (and extended in May 2024 out to December 2025), continued to impact on I-RES' ability to increase rents in line with increasing costs despite high demand for properties continuing and thus impacted on I-RES' attractiveness as an investment vehicle.

Recent proposed changes to the rental property regulations, if implemented, should reduce this risk.

Mitigation Strategy I-RES actively engages with Government departments and contributes to consultations on relevant sector policy. The Company highlights structural housing supply issues and the continued need for well capitalised providers who can both fund large scale developments and professionally manage these residential units upon completion.

A public affairs firm and industry groups support ongoing engagement with regulators and policymakers as part of consultation and engagement with relevant authorities, regulators and government departments on significant policy and regulatory matters likely to impact on the Company's affairs.

Strategy and investment decisions incorporate current and emerging legislation, and training is delivered when new rules are enacted. Cost management remains a priority, given limits on revenue growth.

Risk Trending Since 31 December 2024

Stable

The Government's June 2025 announcement of revised rent regulations, plus amendments to Sustainable Design Standards, tax changes in Budget 2026, and the Delivering Homes, Building Communities 2025-2030 plan are positive steps toward improving viability and attracting investment. This plan underpins and provides clarity that the revised rent regulations are on course to be introduced by the commencement date of 1st March 2026. Although implementation risk remains until final regulations are enacted (expected 1 March 2026), improved market sentiment and liquidity support the stable trend at this point. Once fully enacted the legislation will reduce regulatory uncertainty, lowering the residual risk in this area.

Risk Portfolio Management and Investment

The risk that I-RES does not achieve its performance targets due to underperformance of its portfolio management and investment strategy. At the core of our success is the need to effectively manage the investment and portfolio management activities we undertake.

I-RES is exposed to the risk that portfolio management or investment underperformance could prevent achievement of financial and strategic objectives. Portfolio management focuses on value enhancing initiatives, maintenance, energy efficiency and sustainability. Investment management covers acquisitions, developments, joint ventures and capital recycling.

Strategic Impact High

Failure to grow and optimise the portfolio would limit the Company's ability to meet long term shareholder

value targets.

Mitigation Strategy I-RES leverages deep market knowledge, strong industry relationships and identified potential joint venture partners to source opportunities.

The Company considers a three-pronged growth strategy: direct acquisitions, development opportunities within existing assets and selective partnerships. Capital recycling continues through targeted disposals where the transactions are value enhancing.

Comprehensive financial, legal, operational, technical and environmental due diligence is undertaken on all transactions, with support from subject matter experts as required. Governance structures require Board approval for material investments.

Ongoing reviews assess income expectations and operating costs for the portfolio, and disposal activity over the past two years has strengthened the balance sheet and portfolio quality.

Risk Trending Since 31 December 2024

Stable

There are clear sectoral issues with the current underlying economic challenges facing residential property developers that are significantly constraining the availability of an active pipeline of relevant development projects. These are driven by factors such as revenue constraints, escalating construction costs, cost inflationary pressures, ongoing planning challenges, an inefficient rental regulation framework and a reduction in available capital to fund acquisitions.

Standing stock assets with realistic vendor valuation expectations continue to be in limited supply, and new supply continues to come online more slowly than expected. Growth opportunities will exist in the medium to long term for organisations with a strong balance sheet, access to capital and a proven record of successful acquisition and operational integration of new assets into a professionally run portfolio. In the short to medium term the limited supply of acquisition opportunities impacts the current growth opportunity for I-RES. However, it is expected that the supply of potential acquisition targets will improve as market liquidity will be stimulated by regulatory certainty following the introduction of the proposed changes in Irish rental regulation in March 2026.

I-RES continues to monitor and adapt to impacts on the supply of construction labour and materials, both for development activity and any ongoing repair and maintenance related activity.

Risk Operational Management Risk

A key strategic imperative is continuing with revenue optimisation and cost reduction initiatives across the Company's operations. Failure to effectively manage either the revenue or cost streams would negatively impact on financial performance and the reported NRI and could damage the Company's reputation since they are key metrics for both our investors and providers of capital.

Strategic Impact High

I-RES may not meet its performance targets if it cannot continue to maximise the performance of its overall portfolio, if revenues are not optimised or if there are material cost overruns in the ongoing operation and maintenance our sites.

Poor operational asset management may also result in negative impacts on the valuation and revenue generation capacity of the portfolio.

Mitigation Strategy I-RES' operations are well managed and when benchmarked across key revenue and cost metrics, including operational expenditure and general and administrative costs, maintain cost levels in line with its comparable European residential peers. I-RES continues to actively control costs, reflected in ongoing focus and initiatives to mitigate cost inflation, maximise revenues from the portfolio and to leverage its operating platform.

As a fully integrated residential business with a strong operating platform, I-RES is in a leading position to leverage a range of options for future growth and ensure it fully utilises and maximises the return on all its assets including its operating platform. This platform is a strategic asset, and we continue to

leverage its data capture and analysis capabilities to support our operations.

Risk Trending Since 31 December 2024

Stable

I-RES continues to actively and effectively manage its operational activities and, operating within the legislative requirements, seeks to maximise rental income while maintaining a close focus on cost management. I-RES actively controls both headcount and other costs and continues to monitor and adapt to impacts on the supply of labour and materials for all ongoing repair and maintenance related activity.

While there are clear sectoral issues that continue to impact, particularly on the revenue side due to current rent pressure zone (RPZ) regulation, the introduction of the proposed changes in Irish rental regulation in March 2026 will create an opportunity for further revenue optimisation.

Risk Access to Capital

The ability to access capital may become limited, which would impact the growth strategy of I-RES.

Strategic Impact Medium

If I-RES is unable to source debt financing at attractive rates or raise equity, it may not be able to meet its growth objectives through acquisitions and development or preserve its existing assets through maintenance or capital expenditures.

Mitigation Strategy The CEO and CFO have developed relationships with lenders, both in Ireland and internationally, which provide ongoing financing possibilities for I-RES. In addition, I-RES continues to explore possible new avenues for raising equity growth capital to support future expansion.

The quality of I-RES' property portfolio and the LTV target of between 40% and 45% on total assets (particularly apartments) are attractive credit characteristics for potential lenders, which to date have facilitated the raising of debt financing. I-RES currently has an RCF of €500 million and an accordion facility of €200 million which adds an additional element of flexibility to the Company's debt facilities. The facilities have a five-year term expiring in March 2030 with the option of two one-year extensions.

I-RES invests in properties that generate a strong rate of return for its investors and, in turn, increases the attractiveness of its shares and dividends. I-RES actively manages its liquidity needs and monitors capital availability.

Through pro-active capital management and maintenance of a robust financial position, I-RES has not needed to raise new capital nor place restrictions on its dividend policy.

Risk Trending Since 31 December 2024

Stable

As at 31 December 2025 I-RES had drawn on its credit facility in the amount of €352 million and Private Placement Notes of c. €200 million. I-RES continues to monitor liquidity needs to ensure that future capital requirements are anticipated and met within the limits of its leverage thresholds.

Based on its financial position and performance, as well as its relationships with lenders and current and potential investors, I-RES can pursue opportunities should the underlying fundamentals and current financial obligations support the business case.

Risk Balance Sheet Management

A fundamental facet of I-RES' business relates to the cost of capital it deploys and its leverage level. Interest rate increases and/or property valuation decreases result in higher debt service costs and restriction of future leveraging opportunities due to its regulatory requirement to maintain LTV below 50%.

Strategic Impact Medium

I-RES is exposed to risks associated with availability of capital (equity and debt) and movements in interest rates on its floating rate bank debt, as well as movements in property valuations.

Additionally, property valuations are inherently subjective but also driven by market forces. A contraction in property values could make I-RES too highly geared, which could result in higher interest costs and potential covenant breaches.

Rising interest rates, higher equity costs or valuation declines may create refinancing challenges, reduce growth capacity or increase covenant risk.

Mitigation Strategy I-RES has a proven record of strong financial results. Strong results, combined with being in a residential sector with a strong underlying market, help manage our ability to meet shareholders' expectations and, thus, the cost of equity.

As previously noted, I-RES has developed strong relationships with lenders, both in Ireland and internationally, which provide ongoing financing possibilities for I-RES.

I-RES completed a private placement of Notes of circa €200 million equivalent in March 2020, with a weighted average fixed interest rate of 1.92% inclusive of swap costs. The Notes have a laddered maturity over six, nine, and eleven years, with the first repayment due in 2027. As of 31 December 2025, I-RES has c. €7.6 million of cash and €147.6 million of committed undrawn debt under its Revolving Credit Facility. I-RES maintains an active programme of engagement with its debt and equity providers, including an ongoing Investor Relations programme.

I-RES' refinanced its €500 million revolving credit facility in March 2025 with a further uncommitted €200

million accordion facility. The facility has two one-year extension options available.

I-RES' net loan to value ratio was 43.6% as at 31 December 2025, well below the 50% maximum allowed under the Irish REIT rules and the financial covenants under I-RES' debt agreements. I-RES also manages its headroom on its interest coverage ratio.

I-RES closely monitors property values by updating its property valuations twice annually using two independent property valuation firms.

Risk Trending Since 31 December 2024

Stable

Capital markets improved toward late 2025, with better liquidity and sentiment despite geopolitical uncertainties. The cost of capital is easing gradually and Ireland and Europe remain attractive for global capital flows. The March 2025 RCF refinancing extended our debt maturities with no near-term refinancing pressure.

Valuations rose c. 2% year-on-year due to organic rental growth and effective cost management, and yields have stabilised over the last 18 months. Government initiatives to support institutional residential investment further strengthen the outlook.

Risk Cybersecurity and Data Protection

In the current environment, businesses encounter increased and persistent information security risks. Without an adequate cybersecurity program and data governance frameworks, both internally and with service providers, I-RES' systems and data may be exposed to cybersecurity attacks, potentially resulting in service disruptions or the loss of confidential commercial or personal information.

Strategic Impact Medium

I-RES faces a continuous threat to its information systems, particularly if it fails to implement and adhere to appropriate cybersecurity and data protection requirements and practices. Failure to maintain robust cybersecurity and data governance could lead to service disruption, unauthorised access and regulatory penalties. Risks are heightened if IT providers do not adhere to required standards.

Mitigation Strategy I-RES continues to strengthen its approach to cybersecurity through ongoing risk assessments and a comprehensive annual assurance programme, proactively addressing threats emerging from the external cyber risk landscape. The organisation consistently invests in controls and aligns its Information Security Management System with ISO27001 standards, ensuring a robust foundation for its security practices.

In 2025, I-RES made substantial progress in advancing its cyber capability and IT resilience by embedding an enhanced Cyber Security Framework. This framework forms the backbone of I-RES' Cyber Strategy, driving strategic investments in best-in-class technology, infrastructure upgrades and the implementation of advanced 24/7 threat detection and response tools. Regular technology security assessments, including phishing simulations, ransomware scenario testing and vulnerability scans, are conducted to identify and mitigate potential risks.

I-RES maintains responsibility for data privacy and protection as a data processor, adapting its practices and those of its sub-processors to keep pace with ongoing technological and legislative developments. The organisation demonstrates agility in responding to new regulatory requirements, such as the Digital Operational Resilience Act ("DORA") and remains vigilant to evolving threats such as AI-enabled cybercrime and sophisticated social engineering tactics.

To foster a culture of security awareness, I-RES provides employees with regular, targeted training on cybersecurity, privacy and data protection. The training is continually updated to reflect the latest threat intelligence, best practices, and compliance obligations, empowering staff to recognise and respond effectively to potential cyber risks. Additionally, I-RES encourages a proactive reporting culture and regularly reviews its incident response and recovery plans to ensure operational continuity in the event of a cyber incident.

Through these ongoing enhancements, I-RES demonstrates its commitment to safeguarding stakeholder interests, maintaining regulatory compliance and protecting confidential business and personal information in an increasingly complex digital environment.

Access to personal data is controlled through physical and administrative measures, and IT security. I-RES ensures all software is up to date to protect against known vulnerabilities and maintains regular backups of critical systems and data supported by recovery plans to restore operations quickly in the event of an incident.

I-RES maintains cybersecurity insurance coverage and continues to monitor and assess risks surrounding collection, processing, storage, disclosure, transfer, protection and retention/destruction practices for personal data.

Risk Trending Since 31 December 2024

Increasing

Rapid technological change, evolving EU data protection and resilience requirements, vendor dependencies and increasing AI enabled cybercrime continue to elevate risk levels.

Risk Compliance obligations

Potential breaches of laws and regulations could result in litigation or investigations, the imposition of significant fines, sanctions, loss of REIT status, adverse operational impact, and reputational damage.

Strategic Impact Low

I-RES is subject to a wide variety of laws and regulations (including those applicable to it as a listed company) which vary in complexity, application, and frequency of change.

Non-compliance with any of these laws and regulations, depending on the scale of the incident, could result in significant impacts including penalties/loss of regulated status and/or reputational damage.

Mitigation Strategy There is proactive monitoring of I-RES' compliance with the rules and regulations across key areas of activity, including the Listing Rules, Corporate Governance Code, REIT rules, EU and Central Bank requirements and Tax legislation.

Within the business there are legal, risk and compliance personnel who monitor both compliance with current requirements and any impending or emerging changes in rules and regulations or tax policies that may impact on the organisation. The results of these compliance reviews are reported to the Board on a quarterly basis, at a minimum.

In addition, I-RES' external audit and internal audit providers carry out a suite of regular compliance audits, agree appropriate remediation actions with Management where any shortcomings are identified and provide independent reporting to the Audit Committee on the outcome of these reviews.

Risk Trending Since 31 December 2024

Stable

I-RES does not believe the risk of non-compliance has changed generally. The Audit Committee continues its review and monitoring as well as taking expert advice when necessary.

Risk Climate Change and Environmental Sustainability

Failure to respond appropriately and sufficiently to climate and environmental sustainability risks or failure to benefit from the potential opportunities could lead to adverse impact on reputation, property values and shareholder returns.

Strategic Impact Medium

The I-RES portfolio is a modern, energy efficient portfolio. However, as with all real estate companies, there is an increasing exposure to environment and climate-related risks across the portfolio.

The climate-related risks/opportunities include, but are not limited to, more extreme and volatile weather events, further changes in regulations or government policies in response to climate change targets, reputation management, developing technology, investor pressure and expectations, and the necessity to have in place an appropriate and effective climate adaptation strategy.

The environmental risks/opportunities include, but are not limited to, management of resource use (energy, water), material sourcing and use, greenhouse gas emissions, and other impacts from operating, maintaining, and renovating our properties.

Mitigation Strategy I-RES has embedded building a sustainable business at the heart of its strategy, providing and operating a modern residential asset portfolio with high sustainability features.

The Board has in place a Sustainability Committee which, among other duties, is responsible for developing and recommending to the Board the ESG strategy, policies, risks, targets, and investment required to achieve the approved ESG strategy.

In 2024, I-RES carried out a Double Materiality Assessment examining both the external environmental and social impacts of the Company and the internal organisational impacts of sustainability issues. This approach ensures we have a comprehensive understanding of the material sustainability topics affecting the business.

In 2025, I-RES converted its RCF into a Sustainability Linked Loan ("SLL") which ties financing costs to independently verified Sustainability Performance Indicators.

In 2025, I-RES also began the process of preparing a formal Climate Transition Plan, which will form a critical component of our sustainability-linked finance strategy. The plan, which will include climate risk and opportunity identification, scenario analysis, and governance and financing, will ultimately outline our pathway to decarbonisation and long-term climate resilience. Once finalised, the targets in our Climate Transition Plan will be embedded within our financial frameworks.

In order to assess progress, I-RES benchmarks its Environmental, Social and Governance progress against several industry benchmarks.

Risk Trending Since 31 December 2024

Increasing

I-RES' Board and Management continue to monitor the organisation's environmental sustainability performance and mitigating actions. While substantial progress was made within I-RES in 2025 (further details are set out in the Sustainability review above), the risks associated with climate and environmental sustainability continue to increase and evolve.

Risk Major Safety, Health, Security or Asset loss incident

Failure to respond appropriately to a major safety, health or security incident or to the loss of a material asset could adversely impact on reputation, property values and shareholder returns.

Strategic Impact Medium

Failure to respond appropriately to any material disruption to our operations including a major site-based incident and in particular, failure to identify, mitigate and/or react effectively to a major health, safety, or security incident, leading to:

• Serious injury, illness, or loss of life

• Delays to major building projects

• Access restrictions to our properties resulting in loss of income

• Inadequate response to regulatory changes

• Reputational impact

Could result in impacts in terms of loss of income, impact on share price, loss of stakeholder confidence and criminal/civil proceedings.

Mitigation Strategy Health and Safety is a core consideration in all management activity and the protection of the health and safety of our tenants, staff and the public is an area of continual focus. I-RES monitors compliance with relevant regulations in key areas such as fire safety and housing standards.

All sites are fitted with fire detection systems which are subject to ongoing monitoring and quarterly testing.

Emergency response arrangements are in place as part of the business continuity and crisis management framework and are aligned to best practice procedures. Test exercises are undertaken and lessons learned reviews completed both on those exercises and any actual incidents that arise from normal operations.

The operations team is staffed by experienced industry professionals who are based on site at the locations for which they are responsible. In addition to ongoing monitoring of our sites, procedures also include an annual safety assessment at letting unit level. This team is also supported where necessary by specialist contractor suppliers in respect of the ongoing maintenance of our sites. There is also ongoing engagement on Health and Safety issues with OMCs and managing agents on sites not managed by I-RES.

Risk Trending Since 31 December 2024

Stable

1. RES has a proven record of the successful management of its portfolio of properties over an extended period. The safe management of our sites in compliance with relevant regulations and requirements remains a key and ongoing priority for the organisation.

   Consolidated Statement of Financial Position

   As at 31 December 2025	Note	(Unaudited) 31 December 2025 €'000	(Audited) 31 December 2024 €'000
   Assets
   Non-Current Assets
   Investment properties	5	1,240,384	1,228,238
   Property, plant and equipment	7	9,203	9,854
   Derivative financial instruments	18	111	1,637
   		1,249,698	1,239,729
   Current Assets
   Other current assets	8	4,500	4,876
   Derivative financial instruments	18	841	1,133
   Cash and cash equivalents	14	7,614	7,350
   Assets held for sale	5	6,481	3,957
   		19,436	17,316
   Total Assets		1,269,134	1,257,045
   Liabilities
   Non-Current Liabilities
   Bank indebtedness	10	347,029	355,197
   Private placement notes	11	192,810	200,991
   Lease liability	22	8,526	9,438
   Derivative financial instruments	18	6,538	555
   		554,903	566,181
   Current Liabilities
   Accounts payable and accrued liabilities	9	14,882	14,115
   Derivative financial instruments	18	1,635	1,002
   Security deposits		6,919	7,037
   Lease liability	22	328	560
   		23,764	22,714
   Total Liabilities		578,667	588,895
   Shareholders' Equity
   Share capital	13	52,444	52,958
   Share premium		504,583	504,583
   Undenominated Capital		514	-
   Share-based payment reserve		2,074	1,659
   Cashflow hedge reserve	19	(1,757)	(2,934)
   Retained earnings		132,609	111,884
   Total Shareholders' Equity		690,467	668,150
   Total Shareholders' Equity and Liabilities		1,269,134	1,257,045
   IFRS Basic NAV per share	27	131.7	126.2

   The accompanying notes form an integral part of these consolidated financial statements.

   Consolidated Statement of Profit or Loss and Other Comprehensive Income

   For the year ended 31 December 2025	Note	(Unaudited) 31 December 2025 €'000	(Audited) 31 December 2024 €'000
   Operating Revenue
   Revenue from investment properties	15	85,465	85,273
   Operating Expenses
   Property taxes		(1,127)	(1,110)
   Property operating costs		(17,651)	(18,708)
   Net Rental Income ("NRI")		66,687	65,455
   General and administrative expenses	16	(11,717)	(15,346)
   Share-based compensation expense	12	(415)	(305)
   Net movement in fair value of investment properties	5	16,991	(33,745)
   Gain on disposal of investment property		3,433	1,622
   Loss on derivative financial instruments	18	(36)	(104)
   Depreciation of property, plant and equipment	7	(683)	(591)
   Lease interest	6	(228)	(296)
   Financing costs	17	(24,335)	(23,389)
   Profit/(Loss) before taxation		49,697	(6,699)
   Taxation	20	55	23
   Profit/(Loss) for the Year		49,752	(6,676)
   Other Comprehensive Income
   Items that are or may be reclassified subsequently to profit or loss:
   Cash flow hedges - effective portion of changes in fair value		(8,596)	5,825
   Cash flow hedges - cost of hedging deferred		(10)	418
   Cash flow hedges - reclassified to profit or loss		9,783	(8,505)
   Other Comprehensive Income/(Loss) for the year		1,177	(2,262)
   Total Comprehensive Income/(Loss) for the Year Attributable to Shareholders		50,929	(8,938)
   Basic Earnings/(Loss) per Share (cents)	26	9.5	(1.3)
   Diluted Earnings/(Loss) per Share (cents)	26	9.5	(1.3)

   The accompanying notes form an integral part of these consolidated financial statements.

   Consolidated Statement of Changes in Equity

   For the year ended 31 December 2025 Note (Unaudited)	Share Capital €'000	Share Premium €'000	Undenom- inated Capital €'000	Retained Earnings €'000	Share- based payments Reserve €'000	Cashflow hedge Reserve €'000	Total €'000
   Shareholders' Equity at 1 January 2025	52,958	504,583	-	111,884	1,659	(2,934)	668,150
   Comprehensive income for the year
   Profit for the year	-	-	-	49,752	-	-	49,752
   Other comprehensive income for the year	-	-	-	-	-	1,177	1,177
   Total Comprehensive Income for the year	-	-	-	49,752	-	1,177	50,929

   Transactions with owners, recognised directly in equity

   Long-term incentive plan	12	-	-	-	-	415	-	415
   Purchase and cancellation of own shares	13	(514)	-	514	(5,000)	-	-	(5,000)
   Dividends paid	21	-	-	-	(24,027)	-	-	(24,027)
   Total transactions with owners, recognised directly in equity		(514)	-	514	(29,027)	415	-	(28,612)
   Shareholders' Equity at 31 December 2025		52,444	504,583	514	132,609	2,074	(1,757)	690,467

   For the year ended 31 December 2024

   Note

   Share Capital

   Share Premium

   Undenom-

   inated Capital

   Retained Earnings

   Share-

   based payments Reserve

   Cashflow

   hedge Reserve

   Total

   (Audited)	€'000	€'000	€'000	€'000	€'000	€'000	€'000
   Shareholders' Equity at 1 January 2024	52,958	504,583	-	139,108	1,354	(672)	697,331
   Comprehensive loss for the year
   Loss for the year	-	-	-	(6,676)	-	-	(6,676)
   Other comprehensive loss for the year	-	-	-	-	-	(2,262)	(2,262)
   Total Comprehensive Loss for the Year	-	-	-	(6,676)	-	(2,262)	(8,938)
   Transactions with owners, recognised directly in equity
   Long-term incentive plan 12 -		-	- -		305	-	305
   Dividends paid 21 -		-	- (20,548)		-	-	(20,548)
   Total transactions with owners, recognised directly in equity -		-	- (20,548)		305	-	(20,243)
   Shareholders' Equity at 31 December 2024 52,958		504,583	- 111,884		1,659	(2,934)	668,150

   The accompanying notes form an integral part of these consolidated financial statements.

   Consolidated Statement of Cash Flows

   For the year ended 31 December 2025	Note	(Unaudited) 31 December 2025 €'000	(Audited) 31 December 2024 €'000
   Cash Flows from Operating Activities:
   Operating Activities
   Profit/(Loss) for the Year		49,752	(6,676)
   Adjustments for non-cash items:
   Fair value adjustment - investment properties	5	(16,991)	33,745
   Gain on disposal of investment property		(3,433)	(1,622)
   Depreciation of property, plant and equipment	7	683	591
   Amortisation of financing costs	22	2,004	1,356
   Share-based compensation expense	12	415	305
   Loss on derivative financial instruments	18	36	104
   Allowance for expected credit loss		349	145
   Capitalised leasing costs	5	807	795
   Taxation	20	(55)	(23)
   Profit adjusted for non-cash items		33,567	28,720
   Interest expense	22	22,559	22,329
   Changes in operating assets and liabilities	22	899	1,194
   Income taxes received/(paid)		57	(1,494)
   Net Cash Generated from Operating Activities		57,082	50,749
   Cash Flows from Investing Activities
   Net proceeds from disposal of investment property	4	15,656	18,403
   Property capital investments	5	(10,708)	(9,156)
   Purchase of property, plant and equipment	7	(632)	(36)
   Net Cash Generated from Investing Activities		4,316	9,211
   Cash Flows from Financing Activities
   Financing fees	22	(6,401)	(21)
   Interest paid	22	(21,735)	(22,284)
   Credit Facility drawdown	22	373,143	12,800
   Credit Facility repayment	22	(376,570)	(29,950)
   Purchase of own shares	13	(5,000)	-
   Lease payment	6	(544)	(471)
   Dividends paid to shareholders	21	(24,027)	(20,548)
   Net Cash Used in Financing Activities		(61,134)	(60,474)
   Changes in Cash and Cash Equivalents during the Year		264	(514)
   Cash and Cash Equivalents, Beginning of the Year		7,350	7,864
   Cash and Cash Equivalents, End of the Year		7,614	7,350

   The accompanying notes form an integral part of these consolidated financial statements.

   Notes to Consolidated Financial Statements
   1. General Information

      Irish Residential Properties REIT plc ("I-RES" or the "Company") was incorporated in Ireland on 2 July 2013. On 16 April 2014, I-RES obtained admission of its ordinary shares to the primary listing segment of the Official List of Euronext Dublin and to trading on the main market for listed securities of Euronext Dublin. I-RES' registered office is South Dock House, Hanover Quay, Dublin 2, Ireland. The ordinary shares of I-RES are traded on the main market for listed securities of Euronext Dublin under the symbol "IRES". The Group owns interests in residential rental accommodations, as well as commercial and development sites, all of which are located in and near major urban centres in Dublin, Ireland.

   2. Material Accounting Policies

      1. Basis of preparation

         This financial information has been derived from the information to be used to prepare the Group's consolidated financial statements for the year ended 31 December 2025 in accordance with International Financial Reporting Standards as adopted by the European Union ("IFRS"), IFRS Interpretations Committee ("IFRIC") interpretations and those parts of the Companies Act 2014 applicable to companies reporting under IFRS. The financial information for the years ended 31 December 2025 and 31 December 2024 has been prepared under the historical cost convention, as modified by the fair value of investment properties, derivative financial instruments at fair value and share options at grant date through the profit or loss in the consolidated statement of profit or loss and other comprehensive income.

         The consolidated financial statements of the Group are prepared on a going concern basis of accounting. The consolidated financial statements of the Group have been presented in Euro, which is the Company's functional currency.

         The consolidated financial statements of the Group cover the 12-month period from 1 January 2025 to 31 December 2025.

         The Group has not early adopted any forthcoming International Accounting Standards Board ("IASB") standards. Note

         2(s) sets out details of such upcoming standards.

         Going concern

         The Group meets its day-to-day working capital requirements through its cash and deposit balances. The Group's plans indicate that it should have adequate resources to continue operating for the foreseeable future. The Group has a strong consolidated statement of financial position with sufficient liquidity and flexibility in place to manage through the potential headwinds in the current market. The Group can draw an additional €71 million from its RCF (as defined below in note 10) while maintaining a maximum 50% Loan to value ratio as at 31 December 2025, as required by REIT legislation. As at 31 December 2025, the undrawn RCF amount is €147.6 million. The Group generated positive cashflows from operations for the year ended 31 December 2025. Accordingly, the Directors consider it appropriate that the Group adopts the going concern basis of accounting in the preparation of the consolidated financial statements.

         2. Material Accounting Policies (continued)

      2. Basis of consolidation

         These consolidated financial statements incorporate the financial statements of I-RES and its subsidiaries, IRES Residential Properties Limited, IRES Fund Management Limited, IRES Residential Properties (Tara View) Limited and IRES Residential Properties (Orion) Limited. I-RES controls these subsidiaries by virtue of its 100% shareholding in the companies. All intragroup assets and liabilities, equity, income, expenses and cash flows relating to transactions between members of the Group are eliminated in full on consolidation.

         Subsidiaries

         Subsidiaries are entities controlled by I-RES. I-RES controls an entity when it is exposed to, or has rights to, variable returns from its involvement with the entity and has the ability to affect these returns through its power over the entity. The financial information of subsidiaries (except owners' management companies) is included in the consolidated financial statements from the date on which control commences until the date on which control ceases. I-RES does not consolidate owners' management companies in which it holds majority voting rights. For further details, please refer to note 23.

      3. Investment properties and investment properties under development

Investment properties

The Group considers its income properties to be investment properties under IAS 40, Investment Property ("IAS 40") and has chosen the fair value model to account for its investment properties in the consolidated financial statements. Under IFRS 13, Fair Value Measurement ("IFRS 13"), fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date.

Investment properties are treated as acquired at the time when the Group assumes the significant risks and returns of ownership, which normally occurs when the conveyancing contract has been performed by both buyer and seller and the contract has been deemed to have become unconditional and completed. Investment properties are deemed to have been acquired when the buyer has assumed control of ownership and the contract has been completed.

Investment properties comprise investment interests held in land and buildings (including integral equipment) held for the purpose of producing rental income, capital appreciation or both, but not for sale in the ordinary course of business.

All investment properties are initially recorded at cost, which includes transaction and other acquisition costs, at their respective acquisition dates and are subsequently stated at fair value at each reporting date, with any gain or loss arising from a change in fair value recognised through profit or loss in the consolidated statement of profit or loss and other comprehensive income for the period. Gains and losses (calculated as the difference between the net proceeds from disposal and the carrying amount of the item) arising on the disposal of investment properties are also recognised through profit or loss in the consolidated statement of profit or loss and other comprehensive income.