Reit 1 Ltd.

Investor Presentation • Apr 3, 2025

PRESENTATION COMPANY 31.12.2024

ISRAEL IN TRUST INVESTMENT ESTATE REAL FIRST THE

Disclaimer

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

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

return the for longs and ,fallen have who those and murdered were who those of loss the mourns 1REIT .soldiers our of return swift and safe the and ,injured the of recovery the ,hostages the of

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

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

.Hebrew in one the is version binding The

3

Us About

• .distribution to prior directors of board the by approval to subject and resolution the of day the on shares of number the on Based *
• 1. 12, March of as price share and forecast FFO adjusted average on Based **
• 1. slide see ,directives ISA the on based FFO For ***
• .indicated otherwise unless statements consolidated expanded on based Data -
• .anana'Ra in Park Infinity at renovation undergoing currently sqm 35,000 include not do rates occupancy and GLA s'Company The -

Foundation

estate-real first s'Israel as 2006 in Founded (REIT (trust investment

producing-Income properties

B 8.6 ILS at valued properties 58 97.8%) occupancy 96.3% at sqm 687,000 (anana'Ra Park Infinity excluding tenants 965

rate Cap

6.52% average Weighted

equity' Shareholders

B 4.1 ILS equity' shareholders; resilient Financially (21.24 ILS share per equity(

exchange Stock

Investment-TA ,Estate Real-TA -125,TA in Included 100 Bond Tel and ,Div-Tel ,Israel in Properties

July in reaffirmed Rating 2024

Maalot P&S ,Negative/ilAA :rating Issuer Maalot P&S ,ilAA :rating Issue

Dividends

16 for growing share per payouts Dividend quarterly paid ,years consecutive

2025 for M 168 ILS of dividend total minimum A (2024 in 0.84 ILS .vs ,*share per 0.86 ILS( **4.5% yield Dividend B 1.6 ILS foundation since distributed Dividends

results financial 2024

M 482 ILS NOI Total per 1.76 ILS (M 342 ILS*** FFO adjusted Total (share

forecast 2025

M 498-508 ILS NOI Expected ILS (M 343-353 ILS*** FFO adjusted Expected (share per 1.76-1.81 **9.3% ***yield FFO Adjusted

4

Diversification Geographical and Sector

located properties of Majority Israel of center the in

the over diversification Growing industrial on emphasis; years properties logistics and

expected growth Continued logistics and industrial the in in projects on based ,sector progress

1REIT in Investment

:strategy Growth

• only Israel–
• diversification Geographical–
• diversification Sector–
• property of advantage Taking– ,opportunities development law the to subject
• of upgrade and Refurbishment– properties existing

of provisions to Subject :law the

• 60% to up leverage Maximum–
• 5% to up development Property– value asset of
• shareholders controlling No–
• dividend Mandatory– distribution
• tax corporate from Exemption–
• at taxation stage-Single– only level shareholder
• Israel in REIT largest and first the is 1REIT»
• team management experienced and skilled A»
• dividends and outcomes grow to ability Demonstrated»

Sustainability

panels Solar building Green

energy renewable of productionself from kWh million 7.7 properties of rooftops on

Aviv Tel .,Blvd Rothschild 3

consumed energy of 90% Over suppliers private from sourced

Herzliya .,St Hamenofim 10

stations charging rapid 37 anana'Ra ,Park Infinity stations charging regular ¹¹⁶

Diversification energy of suppliers

vehicle Electric charging

diverse A portfolio property logistics & Industrial • centers Retail • Offices Hotels • facilities Parking • homes Nursing

(50% is share s'Company the; 100% for Data( sqm 61,000 :GLA M 465 ILS :costs Construction office of 70% (69% :date report at Occupancy (space

areas seating and dining with park Green (paid M 32 ILS which of (M 50 ILS :cost Estimated 2025 2Q :completion Expected

Junction anana'Ra | Park Infinity

• land of acres 14»
• ,space office sqm 151,000» ,retail sqm 10,000 which of leisure and ,entertainment
• park green of sqm 6,000»

an at ,accessibility High» main two of intersection Israel); 531 and 4 (roads site on station Railways

will estimate above the that certainty no is There .Company the of estimates and intentions includes which ,information looking-forward is above described information The .control s'Company the under not are that factors external on dependence to ,matters other among ,due ,materialize

-

& tower the of completion after NOI annual Forecast (occupancy full assuming (M 78-82 ILS :renovation

(66% is share s'Company the; 100% for Data( under sqm 55,000 which of ,sqm 90,000 :GLA renovation 200 ILS which of (M 265-270 ILS :costs Estimated (paid M 41% :date report at Occupancy 2025 2Q :completion Expected

Offices | Portfolio Property Diverse

Aviv Tel .,St Frisch Daniel

sqm 20,000 :GLA (80% facility parking (65% :share Ownership

Aviv Tel .,St ah'arba'Ha

sqm 17,000 :GLA (50% facility parking (35% :share Ownership

Aviv Tel ,Tower Hayovel *sqm 73,000 :GLA 50% :share Ownership

Aviv Tel .,Blvd Rothschild

sqm 23,000 :GLA 50% :share Ownership

1. 1, January on Israel of State the to sold sqm 45,000 Includes*

Offices | Portfolio Property Diverse

Herzliya .,St Hamenofim Pituach

sqm 17,000 :GLA 50% :share Ownership

Pituach Herzliya .,St Sapir

sqm 8,000 :GLA 100% :share Ownership

Aviv Tel .,St Habarzel

sqm 5,000 :GLA 100% :share Ownership

Aviv Tel .,St Hanechoshet

sqm 11,000 :GLA 50% :share Ownership

Aviv Tel .,St Habarzel

im'Harof Beit sqm 9,000 :GLA 33% :share Ownership

Aviv Tel .,St Hashmonaim

sqm 8,000 :GLA 60% :share Ownership

Rishon .,St Tulipman Lezion

sqm 17,000 :GLA 100% :share Ownership

Netanya .,St omanut'Ha South

sqm 6,000 :GLA 100% :share Ownership

Rosh .,St Hamelacha ayin'Ha

sqm 8,000 :GLA 100% :share Ownership

Lod ,Haterminal Beit

sqm 8,000 :GLA 100% :share Ownership

Lod ,Park Global

sqm 21,000 :GLA 50% :share Ownership

Tikva Petach ,al'Ef

sqm 8,000 :GLA 65% :share Ownership

Centers Retail | Portfolio Property Diverse

,Center Emek Afula

sqm 22,000 :GLA 60% :share Ownership

,Design West Lezion Rishon

sqm 24,000 :GLA 65% :share Ownership

Gan ,Friendly Yavne

sqm 16,700 :GLA 75% :share Ownership

,Sarona Ganei Aviv Tel

sqm 6,200 :GLA 83% :share Ownership

Hotels ,Centers Retail | Portfolio Property Diverse

Jerusalem ,Talpiyot Lev

sqm 16,000 :Area 100% :share Ownership

Hadera ,Hadera arei'Sha

sqm 14,000 :GLA 100% :share Ownership

Netivot ,Center Globus

sqm 14,000 :GLA 100% :share Ownership

Mall am'Yokne G

sqm 16,000 :GLA 49% :share Ownership

Ganey ,Center Shopping Tikva

sqm 9,000 :GLA land adjacent sqm 12,000 Plus 50% :share Ownership

in'Modi ,Center Power

sqm 11,000 :GLA 50% :share Ownership

Rishon ,Mall Rothschild G Lezion

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

,Center Shopping SOHO Netanya

sqm 15,000 :GLA 50% :share Ownership

Herzliya ,Hotel Publica

(Isrotel by Managed( sqm 16,500 :GLA 50% :share Ownership

Logistics & Industrial | Portfolio Property Diverse

Tuv Har

sqm 30,000 :GLA 50% :share Ownership

Tavor Alon

sqm 47,000 :GLA 50% :share Ownership

Masarik Kfar

sqm 31,000 :GLA 50% :share Ownership

Gush ,Teradion Segev

sqm 44,000 :GLA 100% :share Ownership

Logistics & Industrial | Portfolio Property Diverse

Hovav ot'Ne

sqm 18,000 :GLA 100% :share Ownership

Tavor Alon

sqm 46,000 :GLA 25% :share Ownership

Tziporit

sqm 23,000 :GLA land of acres 30 67% :share Ownership

Teradion

sqm 13,000 :GLA 100% :share Ownership

Sderot

sqm 11,500 :GLA 100% :share Ownership

Hadera

sqm 7,000 :GLA 95% :share Ownership

Gderot

sqm 18,000 :GLA 100% :share Ownership

Lev Bar

sqm 15,200 :GLA 67% :share Ownership

Refurbishment and Development Property

Masarik Kfar and Logistics park industrial

• land including ,compound entire For *
• occupancy 100% -
• M ILS in data All -

Land acquired in 2018 Completion in stages	GLA sqm ( )	Project cost *	NOI 2024	NOI Run rate	Completion cost 2026	Annual NOI post 2026	Return on cost
Data for 100% ; Company s' share 50%	30,800	210	12.4	14.3	20.3	17.3	8.2%

:GLA
Completion :year

Refurbishment and Development

Shemesh Beit Logistics

share its increase to option an has Company The leased fully is property The * **

Land acquired in 2021 Expected completion of construction 2Q : 2025	Total land area	Price per acre	GLA ** ( (sqm
Data for ;100% Company s' share * 40%	12 acres	ILS M 7	50,000

Homes Nursing | Portfolio Property Diverse

Tziona Nes

sqm 19,000 :GLA 90% :share Ownership

Nesher

sqm 22,000 :GLA 50% :share Ownership

Haifa

sqm 13,000 :GLA 50% :share Ownership

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

Tower Sky Aviv Tel ,Parking

spaces parking 400 90% :share Ownership

3+4 Beser Brak Bnei ,Parking

spaces parking 275 100% :share Ownership

Tower City Ramat ,Parking Gan

spaces parking 400 100% :share Ownership

,Parking Karta Jerusalem

spaces parking 975 100% :share Ownership

,Parking Hakikar Aviv Tel

spaces parking 540 67.5% :share Ownership

Facilities Parking | Portfolio Property Diverse

Data Financial

20

Highlights Financial

outcomes in Growth under space despite Infinity at renovation anana'Ra ,Park

• ,construction under properties excluding 8.8% fourth the in producing income partially were which war the of effects the excluding and 2023 of quarter .quarter same the in *
• of directives the to according FFO adjusted and FFO
• .accordingly restated figures Comparative .ISA the .noted otherwise unless ,M ILS In -
• expanded s'Company the on based Data -
• .statements consolidated -

	Percent change 2023-2024	2024	2023	2022	Percent change 4Q 2023-2024	4Q 2024	4Q 2023	4Q 2022
NOI	13.9%	481.8	423.0	418.7	23.4%	126.2	102.3	110.6
NOI same property	6.4%	436.6	410.5	-	17.9% (*)	120.8	102.5	-
FFO based on ISA approach	30.9%	176.8	135.1	109.5	52.1%	83.5	54.9	43.4
Adjusted (FFO management approach (	13.6%	342.0	301.1	318.4	28.6%	88.6	68.9	82.9
Adjusted FFO per share (ILS (	13.5%	1.76	1.55	1.69	28.4%	0.46	0.35	0.43

21

Calculation FFO

in published ISA the of paper position the Following .accordingly restated figures Comparative 2025. January *

• .noted otherwise unless ,M ILS In -
• the is Operations From Funds FFO Adjusted net expressing ,measurement accepted s'industry and revenues off-one neutralizing after income and revaluation property as well as ,expenses .debt on differences linkage of expenses -

to attributed directives ISA on based FFO *Company the of shareholders

2024	4Q 2024	3Q 2024	2Q 2024	1Q 2023	2023	2022
176.8	83.5	22.8	14.8	55.7	135.1	109.5
17.6	4.0	4.5	4.6	4.5	21.4	8.7
7.7	2.2	2.0	1.8	1.7	7.5	4.1
2.9	(1.3)	(1.0)	3.0	2.2	5.1	14.3
108.5	(4.0)	52.6	50.6	9.3	102.1	150.4
4.1	2.0	0.7	0.6	0.8	3.0	2.3
24.9	2.4	8.1	10.9	3.5	27.2	29.2
(0.5)	(0.2)	(0.1)	(0.1)	(0.1)	(0.3)	(0.1)
342.0	88.6	89.6	86.2	77.6	301.1	318.4
1.76	0.46	0.46	0.44	0.40	1.55	1.69

NOI

• compound Park Infinity the from M 39 ILS of NOI Includes in M 13 ILS 2024, in M 34 ILS with compared (anana'Ra in by vacated spaces the to due) 2022 in M 48 ILS and 2023, .Amdocs *
• anana'Ra the from primarily NOI of addition the With .(year full (Shemesh Beit and) occupancy full at (compound
• accepted s'industry the is Income Operating Net -NOI of operation and leasing the for measurement profitability operating their minus properties from revenues (properties .(expenses ---**
• consolidated expanded s'Company the on based Data .statements
• looking-forward is above described information The the of estimates and intentions includes which ,information will estimate above the that certainty no is There .Company on dependence to ,matters other among ,due ,materialize .control s'Company the under not are that factors external

totaled 2024 in NOI M 482 ILS

M 452-462 ILS of forecast original the .vs

totals 2025 for forecast NOI M 498-508 ILS

of share s'state the of sale despite growth 4.5% (sale the excluding growth 9.5% (Tower Hayovel

FFO Adjusted

• Park Infinity the from M 39 ILS of NOI Includes in M 34 ILS with compared (anana'Ra in compound to due) 2022 in M 48 ILS and 2023, in M 13 ILS 2024, .Amdocs by vacated spaces the *
• Park Infinity anana'Ra from NOI of addition the With .(year full (Shemesh Beit and) occupancy full assuming( --**
• consolidated expanded s'Company the on based Data .reports
• looking-forward is above described information The estimates and intentions includes which ,information above the that certainty no is There .Company the of to ,matters other among ,due ,materialize will estimate the under not are that factors external on dependence .control s'Company

ILS totaled 2024 in FFO M 342

M 310-320 ILS of forecast initial the .vs

2025 for forecast FFO M 343-353 ILS totals

of share s'state the of sale despite growth 2% Tower Hayovel

Share Per Results

the of day the on shares of number the on Based the by approval to subject are Dividends .resolution .distribution to prior directors of board *

in share per FFO Adjusted 1.76 ILS totaled 2024

per 1.60-1.65 ILS of forecast original the .vs share

share per FFO Adjusted totals 2025 for forecast 1.76-1.81 ILS

• (approach management (share per FFO Adjusted share per Dividend
• (IFRS (ratio assets-to-Equity

Resilience Financial

to equity' Shareholders (IFRS (48% ratio assets total

years 3.9 duration Debt

of cost average Weighted linked-CPI 1.95% debt

at Bonds G of price closing on based (linked-CPI 3% debt of cost Current

(2025 12, March 6.3, duration average

producing-Income *pledge of free properties

liquidity High

financial and ,balances cash ,facilities credit Signed M 850 ILS of total a at assets

ilAA rated series Bond

evolution rating Issuer

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

Maturities Debt Term-Long

*

**

-

M ILS

Debt of Cost Average Weighted .vs Rate Cap

of reports consolidated expanded the on based Data .Company the -

• s'Company the from derived rate Cap properties producing-income
• of cost linked-CPI effective Weighted debt term-long
• average ,Bonds G (debt of cost linked-CPI 2025 12, March ,)6.3 duration

you Thank

:information further For Relations Investor of Head ,CPA ,Bregman Nirit il.co1.reit@niritb | +972-3-768-6700