Reit 1 Ltd.

Investor Presentation • Sep 3, 2024

PRESENTATION COMPANY 30.6.2024

ISRAEL IN TRUST INVESTMENT ESTATE REAL LEADING AND FIRST THE – 1 REIT

ISRAEL IN TRUST INVESTMENT ESTATE REAL FIRST THE

LEGAL ² DISCLAIMER

possible the regarding assessments its including ,outcomes financial forecasted its of assessments s'Company The the on ,factors other among ,rest and ,")Law Securities ("1968 Law Securities the in defined as information lookingforward constitute ,outcomes future and activity s'Company the on war the and environment business the of impact the outside factors concerning ,report this preparing of time the at made as estimates and assessments s'Company .control s'Company

factors to due ,form different substantially a in materialize or materialize not may estimates and assessments Such ,intensity its ,fronts other to expansion its ,war the of continuance the including ,control s'Company the outside on limitations of application the and ,recruitment duty-reserve of extent the ,government Israeli the of provisions .Israel in recession financial the of duration and severity resulting the as well as ,public in movement and business

purchase to public the to invitation an or public the to offer an ,as construed be not shall and ,constitute not does presentation This this of content The .purposes informative for intended solely is and ,offers such receive to invitation an or securities Company all cover to purport it does nor ,discretion investor for substitute a or opinion an or recommendation a constitute not does presentation information The .securities s'Company the regarding decision investment of kind any making for relevant be may that information the its in provided as Company the about information complete the substitute to serve not does and summary a is presentation this in .reports immediate and quarterly ,periodic

the in than differently represented is that or to additional is that Company the about data and information include may presentation The than detail of level different a or/and segmentation different has or/and differently edited is or/and far thus reports public s'Company .reports s'Company the in far thus represented that

.Hebrew in one the is version binding The

EXCHANGE STOCK

TA ,Estate Real TA 125, TA in Included 40 Bond Tel and Div Tel ,CRE Israeli

RATIFICATION RATING 2024 JULY

P&S Maalot Negative/ilAA :Rating Issuer P&S Maalot AA :Rating Issue

DIVIDENDS

the for dividend quarterly Growing years consecutive 15 past million 163 ILS 2024: for dividend Minimum (2023 in 0.82 ILS .vs* share per 0.84 ILS( **5.7% yield dividend Annualized - inception since distributed Dividends billion 1.5 ILS .approx

REVISION UPWARD FORCAST 2024FY

million 472 ILS to million 457 ILS :NOI to million 308 ILS :*** FFO Adjusted million 327 ILS

(share/ 1.68 ILS to share/ 1.59 ILS( for forcasted yield FFO Adjusted **11.5% - 2024

ESTABLISHMENT

Real first s'Israel as 2006 in Established (REIT (Trust Investment Estate

PRODUCING INCOME PROPERTIES

billion 8.3 ILS value total ,properties 58 occupancy 96.4% at ,sqm 676,000 (properties new excluding 97.9%( renters 950

RATE CAP

6.53% - rate cap average Weighted

EQUITY

4.0 ILS equity total ,resilient Financially (share per 20.61 ILS (billion

• the on shares of number the to According of Board to subject and ,date resolution .distribution each to prior approval' Directors *
• 12.8.2024. for price Share **
• see directives s'ISA the to according FFO For 20. Slide ***
• unless statements consolidated expanded on Based .specified otherwise -
• .approx include not do rates occupancy and GLA Total s'anana'Ra in renovation under currently sqm 39,000 .Park Infinity -
• s'industry the is Income Operating Net -NOI leasing the for measurement profitability accepted properties from revenues (properties of operation and .(expenses operating their minus -
• the is Operations From Funds FFO Adjusted expressing ,measurement accepted s'industry revenues off-one neutralizing after income net and revaluation property as well as ,expenses and .debt on differences linkage of expenses -
• average range is Forcast -

COMPANY HIGHLIGHTS

AND SECTORIAL GEOGRAPHIC DIVERSIFICATION

• are properties Most– of center the in located Israel
• diversification Increased– and industrial in mainly facilities logistics
• logistics and Industrial– to expected sector based ,growing continue projects ongoing on
• -
• .specified otherwise unless ,statements -

OF PROVISIONS TO SUBJECT 5% to limited development Property) – LTV (60% to up of leverage Maximum – :LAW ISRAELI

• portfolio of
• by only paid taxation level Single tax corporate from Exemption obligation distribution Dividend shareholders controlling No– shareholders the

subject ,opportunities Development – diversification Sectorial – diversification Geographic – Israel in Only – :STRATEGY GROWTH

-

• regulation to
• of upgrade and Refurbishment– properties existing

largest and first the is 1REIT – 1REIT IN INVESTING

• Israel in trust investment
• by managed is Trust The– and professional highly a team experienced
• has 1REIT ,years the Over– outcomes in growth exhibited dividends and

DIVERSIFIED PORTFOLIO

Office Retail logistics & Industrial homes Nursing Parking Hospitality

Herzliya ,HaMenofim

7

PARK INFINITY ANANA'RA

information looking-forward is above information The .assessment and intents s'Company the on based assessment above the that certainty no is There to due reasons other among ,materialize will the beyond factors external on dependency its .control s'Company -

• sqm 55,000 .Approx–
• sqm 150,000 space Office–
• recreation & retail ,dining which Of– sqm 10,000 areas
• parks green of sqm 6,000–
• main via accessibility High station Train .)531 and 4 (roads park the within

park the from NOI yearly Expected renovation and completion tower after .approx is) occupancy full assuming( (share s'1REIT (million 75-80 ILS

Campus Infinity 2. Tower Infinity 1.

2023 August in completed Construction

Tower Infinity

(50% share s'1REIT 100%, for Data( SILVER LEED sqm 61,000 :GLA million 465 ILS :cost Construction (GLA office of 69% (67% :)publication of date for (rate Occupancy

area dining with park Green

(paid already million 18 ILS which of (million 40 ILS :cost Estimated 2025 1Q :completion Expected

CAMPUS INFINITY AND PLAZA INFINITY UPGRADE

(66% share s'1REIT 100%, for Data( sqm 90,000 :GLA million 161 ILS which of (million 240-250 ILS :cost Estimated (paid already

35% .approx :)publication of date for (rate Occupancy 2024 4Q :completion Expected

Plaza Infinity 3.

TLV ,Tower HaYovel

sqm 73,000 :GLA 50% :share Ownership

TLV ,ah'HaArba sqm 17,000 :GLA (50% parking (35% :share Ownership

TLV ,Rothschild

sqm 23,000 :GLA 50% :share Ownership

TLV ,Frish Daniel sqm 20,000 :GLA

(80% parking (65% :share Ownership

DIVERSIFIED PORTFOLIO OFFICE

Herzliya ,HaMenofim

sqm 17,000 :GLA 50% :share Ownership

Herzliya ,Sapir

sqm 7,500 :GLA 100% :share Ownership

TLV ,Hachayal Ramat

sqm 10,000 :GLA 50% :share Ownership

TLV ,Hachayal Ramat

sqm 5,000 :GLA 100% :share Ownership

Ramat ,Center Medical TLV ,Hachayal

sqm 9,000 :GLA 33% :share Ownership

TLV ,Hashmonaim

sqm 8,000 :GLA 60% :share Ownership

LeZion Rishon ,Tulipman

sqm 17,000 :GLA 100% :share Ownership

,South ,HaOmanoot Netanya

sqm 6,000 :GLA 100% :share Ownership

HaAyin Rosh ,HaMelacha

sqm 8,000 :GLA 100% :share Ownership

Lod ,House Terminal

sqm 8,000 :GLA 100% :share Ownership

Lod ,Park Global

sqm 21,000 :GLA 50% :share Ownership

Tikva Petach ,Efal

sqm 8,000 :GLA 65% :share Ownership

DIVERSIFIED PORTFOLIO OFFICE

DIVERSIFIED PORTFOLIO

RETAIL

,Friendly Yavneh Gan

sqm 16,700 :GLA 75% :share Ownership

,Center Emek Afula

sqm 22,000 :GLA 60% :share Ownership

Sarona TLV ,Gardens

sqm 6,200 :GLA 50% :share Ownership

sqm 24,000 :GLA 65% :share Ownership

Hadera ,Mall Strip

sqm 13,400 :GLA 100% :share Ownership

Netivot ,Center Globus

sqm 14,000 :GLA 100% :share Ownership

Yokneam ,Mall Strip G

sqm 16,000 :GLA 49% :share Ownership

,Center Shopping Tikva Ganey

sqm 9,000 :GLA 50% :share Ownership

in'Modi ,Center Power

sqm 11,000 :GLA 50% :share Ownership

,Mall Rothschild G LeZion Rishon

office sqm 4,500 and retail sqm 8,500 :GLA 49% :share Ownership

,Center Shopping SOHO Netanya

sqm 14,700 :GLA 50% :share Ownership

Herzliya ,Hotel PUBLICA

sqm 16,500 :GLA 50% :share Ownership

Jerusalem ,Talpiyot Lev

sqm 17,000 :GLA 100% :share Ownership

RETAIL HOSPITALITY

DIVERSIFIED PORTFOLIO

INDUSTRIAL LOGISTICS&

DIVERSIFIED PORTFOLIO

Teradion sqm 44,000 :GLA 100% :share Ownership

Hovav Neot

sqm 18,200 :GLA 100% :share Ownership

Masaryk Kfar

sqm 31,000 :GLA 50% :share Ownership

Hartuv

Construction 08.2023 :completed sqm 30,000 :GLA 50% :share Ownership 91% :rate Occupancy

Tavor Alon

sqm 42,000 :GLA 50% :share Ownership

Tavor Alon

sqm 40,000 :GLA 25% :share Ownership

Tziporit

sqm 19,100 :GLA 67% :share Ownership

Tziporit

sqm 9,500 :GLA land of Acre 25 67% :share Ownership

Teradion

sqm 13,000 :GLA 100% :share Ownership

Hadera

sqm 7,000 :GLA 95% :share Ownership

Sderot

sqm 11,500 :GLA 100% :share Ownership

Gederot

18,000 :GLA 100% :share Ownership

Lev Bar

14,300 :GLA 67% :share Ownership

Shemesh Beit

• (Leased (sqm 50,000 :GLA
• 40% :share Ownership
• 2025 :completion Expected

INDUSTRIAL LOGISTICS&

DIVERSIFIED PORTFOLIO

Land purchased 2018 : Completion in stages	GLA sqm ( )	Cost of project *	NOI 2024	NOI Run rate	completion cost 2026	Yearly NOI 2026 onwards	Return on cost
Data for 100%, s'1REIT share 50%	31,300	200~	12.2~	13.7~	22~	16.5~	~ 8.3%

& Industrial Logistics

g.e process Development

included land ,built Fully *

• 100% Occupancy -
• millions ILS in numbers All -

בהנחת תפוסה מלאה, כיום 91%

כולל עלות הקרקע

כל הנתונים במ' ש"ח

*

**

-

Land purchased 2018 : Completion : 08.2023
Data for 100%, s'1REIT share 50%

GLA sqm ( )	Cost of project **	NOI *	Return on cost	Fair value
30,000	147~	15.2~	~ 10.3%	211

Hartuv Logistics

millions ILS in numbers All -

Haifa sqm 13,000 :GLA 50% :share Ownership

Tziona Nes

sqm 19,000 :GLA 90% :share Ownership

Ashdod sqm 12,000 :GLA 100% :share Ownership

Nesher sqm 22,000 :GLA

50% :share Ownership

DIVERSIFIED PORTFOLIO

NURSING HOME S

,Tower Sky Aviv-Tel

spaces parking 400 90% :share Ownership

,Lot Hakikar Aviv-Tel

spaces parking 540 67.5% :share Ownership

,Karta Jerusalem

spaces parking 835 100% :share Ownership

DIVERSIFIED PORTFOLIO

PARKING

Braq-Bnei

spaces parking 277 100% :share Ownership

,Tower City Gan-Ramat

spaces parking 400 100% :share Ownership

FINANCIAL DATA

DATA FINANCIAL Highlights

• to due mainly is NOI in increase The properties same from income increased and ,properties purchased newly and space' Amdocs of evacuation the despite are that anana'Ra in Park Infinity in .renovation under currently *
• .specified otherwise unless ,millions ILS In -
• expanded s'Company the on based Data .statements consolidated -

	% Change 2023-2024	1-6/24	1-6/23	% Change 2023-2024	2Q 2024	2Q 2023	2023
*NOI	7.5%	229.6	213.6	13.1%	119.2	105.4	423.0
NOI same property	4.0%	213.0	204.9	3.4%	108.3	104.8	-
FFO ISA ( directives (	5.1%	160.3	152.5	13.9%	84.4	74.1	293.9
Adjusted FFO ( management approach (	4.8%	0.82	0.78	13.5%	0.43	0.38	1.52

Adjusted FFO ( management approach (

DATA FINANCIAL Calculation FFO

in including ,principal debt On .associates --*

• .specified otherwise unless ,millions ILS In
• expanded s'Company the on based Data .statements consolidated

	1-6/24	1-6/23	2Q 2024	2Q 2023	2023
Nominal FFO ISA , directives	82.5	54.2	22.3	20.2	153.9
Additional Adjustments :
Share - based Payment	9.1	11.2	4.6	5.6	21.4
Other Adjustments	1.4	1.6	0.6	1.1	3.0
Nominal ,FFO Management Approach	93.0	67.0	27.5	26.9	178.3
Excluding expense of Linkage Differences *	67.3	85.5	56.9	47.2	115.6
Adjusted ,FFO Management Approach	160.3	152.5	84.4	74.1	293.9
Adjusted FFO Per Share , Management Approach (ILS (	0.82	0.78	0.43	0.38	1.52

• Infinity s'anana'Ra from NOI million 34 ILS in million 13 ILS to compared (included Park following ,)2022 in million 48 ILS and 2023 .Amdocs of evacuation the *
• Infinity from NOI of addition the With construction in/purchased and Park and ,)occupancy full assuming (properties the which for space from NOI of subtraction been had purchase to option s'Government .exercised --**
• consolidated expanded s'Company the on Based .statements
• and intentions s'Company the on based lookingforward is above specified information The above the that certainty no is There .assessment reasons other among ,materialize will assessment s'Company the beyond factors external to due .control

DATA FINANCIAL NOI

upward Forcast 2024 to 452-462 from revision (millions ILS (469-474

• Park Infinity s'anana'Ra from NOI million 34 ILS and 2023 in million 13 ILS to compared (included evacuation the following ,)2022 in million 48 ILS .Amdocs of *
• and Park Infinity from NOI of addition the With assuming (properties construction in/purchased from NOI of subtraction and ,)occupancy full to option s'Government the which for space .exercised been had purchase --**
• consolidated expanded s'Company the on Based .statements
• looking-forward is above specified information The .assessment and intentions s'Company the on based will assessment above the that certainty no is There factors external to due reasons other among ,materialize .control s'Company the beyond

FFO Adjusted DATA FINANCIAL (approach management(

upward Forcast 2024 to 303-313 from revision (millions ILS (324-329

of number the to According .date resolution the on shares Board the to subject Dividend to prior approval' Directors of .distribution each *

FFO adjusted share Per (approach managment( dividend share Per

assets Total/Equity

Total/Equity

FINANCIAL DATA Share Per

Forcast 2024 revision upward to 1.56-1.61 from (Share/ILS (1.67-1.69

FINANCIAL RESILIENCE

unless statements consolidated expanded on Based .specified otherwise -

of as utilized non creditfacilities Signed million915 ILS .approx) Solo (date issue s'Report

(P&S ALOT'MA(AA/il rating Series Bond

rating Credit Issuer

• Negative/ilAA 2023: August–
• Stable/ilAA 2017: July–
• Stable-/ilAA 2014: July–
• Stable+/ilA 2010: June–
• Stable/ilA 2007: May–

(IFRS (49% - assets total to Equity

term-long of cost average Weighted linked CPI 1.99% - debt years -3.9 Duration weighted Average

3.3% - debt of cost Current

(12.8.2024 of as 6.4 duration ,bonds G Series (linked CPI

properties producing Income

pledges of free are Most

equivalents cash and Cash (solo (million 50 ILS publication of date On

MATURITY DEBT PROFILE

• 2024-2025 .share s'Company bank revolving term-short includes .facility *
• classified millions 300 ILS Includes notification a to due term short as the on Israel of state the of purchase to option an of exercise The .it by leased space the amount the prepay to are proceeds .mentioned -**
• expanded s'Company the on Based .statements consolidated

Series D bonds
Series E bonds
Series F bonds
Series G bonds
Other
Associates ' *debt

• from deduced rate cap Weighted producing-income s'Company .properties
• linked-CPI Israeli effective Weighted (bonds (debt of cost
• of cost current linked-CPI Israeli ,bonds G Series (12.8.2024 for debt (6.4 duration average
• expanded s'Company the on Based statements consolidated -

OF RATE CAP PROPERTIES WEIGHTED .VS COST AVERAGE DEBT OF

YOU THANK

:information additional For IR of Head) .Isr (,CPA ,Bregman Nirit il.co1.reit@niritb | +972-3-7686700