Reit 1 Ltd.

Investor Presentation • Sep 3, 2025

PRESENTATION COMPANY 30.06.2025

להכניס שקף מונגש

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

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. 10, August of as price share and forecast FFO adjusted average on Based
• 1. slide see ,directives ISA the on based FFO For ***
• .statements consolidated expanded on based Data -

Foundation

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

producing-Income properties

B 9 ILS at valued properties 59 98.0%) occupancy 92.4% at sqm 750,000 (anana'Ra Park Infinity excluding tenants 980

rate Cap

6.52% average Weighted

equity' Shareholders

B 4.4 ILS equity' shareholders; resilient Financially (22.32 ILS share per equity(

exchange Stock

-90,TA ,Estate Real-TA -125,TA in Included Tel ,Div-Tel ,Israel in Properties Investment-TA linked-CPI Bond Tel and 40 Bond Tel 100, Bond

upgraded outlook Rating

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

Dividends

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

results financial 1.2025H

period same M 230 (M 255 ILS NOI Total (year last Agorot 92 ,M 181 ILS*** FFO adjusted Total same share per Agorot 84 ,M 164 ILS (share per (year last period

2025 for M 168 ILS of dividend total minimum A (2024 in 0.84 ILS .vs ,*share per 0.86 ILS( **4.0% yield Dividend B 1.7 ILS foundation since distributed Dividends M 498-508 ILS (M 515-520 ILS NOI Expected (forecast initial 1.82- ,M 355-360 ILS***FFO adjusted Expected 1.76-1.81 ,M 343-353 ILS (share per 1.85 (forecast initial share per **8.5% ***yield FFO Adjusted

newly of net +9.9% (+12.9% NOI Property Same (assets stabilized

forecast financial Raised 2025 for

Diversification Geographical and Sector

located properties of Majority Dan & Aviv-Tel ,Israel central in region

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

8

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

areas seating and dining with park Green (paid M 43 ILS which of (M 50 ILS :cost Estimated 2025 of End :completion Expected

Junction anana'Ra | Park Infinity

land of acres 55»

• office sqm 141,000»
• and retail sqm 10,000» leisure
• 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 Infinity Campus Infinity2. 1.

Programa Realizing your challenges	PHILIPS	ഴ SmartUp
SOGOMATIC	Xtra mile LIFECYCLE MARKETING	PROFIT Professional Gym. Low Cost.
	רשות המסים NO OF IN IN T בישראל EZRE

Plaza Infinity 3. Gold LEED; 2023 August in completed Construction

,M 78-82 ILS total to expected is NOI Annual occupancy full assuming

(66% is share s'Company the; 100% for Data( sqm 90,000 :GLA M 241 ILS which of (M 270 ILS :costs Estimated (paid 43% :date reporting at Occupancy 2025 June :completed Upgrade

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% facility parking (19% :share Ownership

Aviv Tel .,Blvd Rothschild

sqm 23,000 :GLA 50% :share Ownership

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 65% :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 underway Expansion 4.2026Q :completion Expected

,Design West Lezion Rishon

sqm 24,000 :GLA 65% :share Ownership ,upgrade facade East process in permit

Gan ,Friendly Yavne

sqm 16,700 :GLA 75% :share Ownership

,Sarona Ganei Aviv Tel

sqm 6,200 :GLA 83% :share Ownership

12

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 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 :Tenant( 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 (15 slide see(

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

Hadera

sqm 7,000 :GLA 95% :share Ownership

Teradion

sqm 13,000 :GLA 100% :share Ownership

Sderot

sqm 11,500 :GLA 100% :share Ownership

Gderot

sqm 18,000 :GLA 100% :share Ownership

Lev Bar

sqm 15,200 :GLA 67% :share Ownership

emek'Ha Migdal constraction Under

sqm 12,000 :GLA 67% :share Ownership 1.2026Q :completion Expected

Tziporit

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

Refurbishment and Development Property

Masarik Kfar and Logistics park industrial

• land including ,compound entire For *
• leased Fully -
• M ILS in data All -

Land acquired in 2018 Completion in stages	GLA sqm ( )	Project cost *	NOI 2024	NOI Run rate	Completion cost	Annual NOI post 2026	Yield on cost
Data for 100% ; Company s' share 50%	30,800	210	12.4	14.3	13.0	17.3	8.2%

:GLA :year Completion

Refurbishment and development Property

Shemesh Beit Logistics

report financial the of) c(5 note see details For costs financing including M 380 ILS ,land Including * **

leased Fully -

M ILS in data All -

Land acquired in 2021 Constraction completed : March 2025	(GLA ) sqm	Project cost **	Fair value	NOI Run rate	Yield on cost	Yield on fair value
Company s' share 100% *	51,000	345	415	26.5	7.7%	6.4%

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 underway wing Additional 4.2025Q :completion Expected

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

Highlights Financial

Growth Continued sale stake s'state despite Tower Hayovel of

• construction under properties excluding 10% partially were which ,)2023 August completed( 2024. of half first the in producing income *
• 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 2024-2025	1-6/2025	1-6/2024	Percent change 2024-2025	2Q 2025	2Q 2024	2024
NOI	11.1%	255.2	229.6	11.2%	132.5	119.2	481.8
NOI same property	*12.9%	242.4	214.7	*11.8%	126.3	113.0	-
FFO ISA ( directives (	56.6%	110.4	70.5	223.6%	47.9	14.8	176.8
Adjusted FFO ( management approach (	10.2%	180.5	163.8	8.6%	93.6	86.2	342.0
Adjusted FFO per share (ILS (	9.5%	0.92	0.84	8.4%	0.48	0.44	1.76

Calculation FFO

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

• .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 property ,expenses cash-non as well as ,expenses on differences linkage of expenses and revaluation .debt -

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

	1-6/2025	1-6/2024	2Q 2025	2Q 2024	2024
FFO based on ISA directives attributed to shareholders the of Company *	110.4	70.5	47.9	14.8	176.8
Additional adjustments ( management approach :(
-Share based payment	8.0	9.1	4	4.6	17.6
Excluding expenses from project initiation and property development activities	3.8	3.5	2.1	1.8	7.7
Expenses ( income from) exchange rate and CPI linkage differentials in leases	(5.2)	5.2	(8.0)	3.0	2.9
Expenses from CPI linkage differentials on debt principal	52.6	59.9	43.5	50.6	108.5
Other financing expenses ( income (	1.4	1.4	0.8	0.6	4.1
Adjustments for associates an on equity basis	8.5	14.4	2.5	10.9	24.9
Adjustments from -non controlling interests share' in adjusted FFO	1.0	(0.2)	0.8	(0.1)	(0.5)
Adjusted (FFO management approach (	180.5	163.8	93.6	86.2	342
FFO per share ( ISAdirectives (ILS) (	0.57	0.37	0.25	0.08	0.91
Adjusted FFO per share (ILS (	0.92	0.84	0.48	0.44	1.76

2025 raised forecast NOI

• .vs (anana'Ra in Park Infinity from M 43 ILS of NOI Includes (2022 in M 48 ILS and 2023, in M 13 ILS 2024, in M 34 ILS .Amdocs by vacated spaces the to due *
• full at (Park Infinity from primarily NOI of addition the With .(year full (Shemesh Beit and) occupancy **
• 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 -
• of statements consolidated expanded the on based Data .company the -
• 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 -

M520–515 ILS

,(M508–498 :forecast initial(

growth 7.5%~ (Tower Hayovel of sale stake s'state despite(

2025 raised forecast FFO Adjusted

• anana'Ra in Park Infinity from M 43 ILS of NOI Includes M 48 ILS and 2023, in M 13 ILS 2024, in M 34 ILS .vs( .Amdocs by vacated spaces the to due) 2022 in *
• Park Infinity from primarily NOI of addition the With .(year full (Shemesh Beit and) occupancy full assuming( **
• of reports consolidated expanded the on based Data .company the -
• 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 -

M360–355 ILS

(M353–343 :forecast initial(

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 *

2025 raised forecast share per 1.85–1.82 ILS (1.81–1.76 ILS :forecast initial(

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

to Equity assets total 100%

50%

Resilience Financial

to equity' Shareholders (IFRS (47% assets total

years 4.0 duration Debt

of cost average Weighted linked-CPI 2.11% debt

,Bonds H of price closing on based (linked-CPI 3% debt of cost Current

(2025 10, August 8.2, duration average

producing-Income *pledge of free properties

liquidity High

cash ,lines credit available and Committed B 1 ILS of total a at assets financial and ,balances

ilAA rated series Bond

evolution rating Issuer

• Stable/ilAA 2025: July–
• Negative/ilAA 2023: August–
• Stable/ilAA 2017: July–
• Stable-/ilAA 2014: July–
• Stable+/ilA 2010: June–
• Stable/ilA 2007: May–

Debt Term-Long Maturities

.date reporting after Issued revolving includes 2025-2026 In .share s'Company The .debt bank term-short * -**

of reports consolidated expanded the on based Data .Company the

E Bonds
F Bonds
G Bonds
H Bonds *
Debt of associates **

Debt of Cost Average Weighted .vs Rate Cap

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

9%

you Thank

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