THIS ANNOUNCEMENT CONTAINS INSIDE INFORMATION

FOR IMMEDIATE RELEASE

31 March 2026

Globalworth Real Estate Investments Limited

("Globalworth" or the "Company")

Audited Results for the year ended 31 December 2025,

Publication of Annual Report and

Notice of AGM

Globalworth, the leading office investor in Central and Eastern Europe, announces that further to the publication on 27 February 2026 of its Preliminary Financial Results for the year ended 31 December 2025 ("FY25"), it today releases its Annual Report and Audited Consolidated Financial Results for FY25 ("2025 Annual Report"), extracts from which are set out in the Appendix below.

The 2025 Annual Report is available on Globalworth's website, www.globalworth.com under the Financial Reports and Presentations section.

The Annual General Meeting of the Company ("AGM") will be held on 22 June 2026 at 8.00 a.m. British Summer Time at The Old Government House Hotel, Ann's Place, St Peter Port, Guernsey, GY1 2NU. The notice of this year's AGM will be included in a separate circular to shareholders, will be issued to shareholders and notified via RNS at least 10 clear days before the meeting, and will also in due course be available on the Company's website in accordance with AIM Rule 20.

For further information visit www.globalworth.com or contact:

About Globalworth / Note to Editors: 

Globalworth is a listed real estate company active in Central and Eastern Europe, quoted on the AIM-segment of the London Stock Exchange. It has become the pre-eminent office investor in the CEE real estate market through its market-leading positions both in Poland and Romania. Globalworth acquires, develops and directly manages high-quality office and industrial real estate assets in prime locations, generating rental income from high quality tenants from around the globe. Managed by over 250 professionals across Cyprus, Guernsey, Poland and Romania the combined value of its portfolio is €2.6 billion, as at 31 December 2025. Approximately 98.4% of the portfolio is in income-producing assets, predominately in the office sector, being leased to a diversified array of over 650 national and multinational corporates. In Poland Globalworth is present in Warsaw, Wroclaw, Lodz, Krakow, Gdansk and Katowice, while in Romania its assets span Bucharest, Constanta and Craiova.

For more information, please visit www.globalworth.com and follow us on Facebook, Instagram and LinkedIn.

Appendix

Our Performance

Highlights of the year

Financial Highlights

Portfolio open market value

€2.6bn

+0.8% vs 31 Dec. 2024

Cash balance

€410.6m

23.0% on 2024

Revenues

€236m

(0.8)% on 2024

NOI

€137.0m

(4.6)% on 2024

Shareholders' equity

€1.5bn

(0.4)% on 31 Dec. 2024

EPRA NRV per share

€5.62

(4.5)% on 31 Dec. 2024

Our Portfolio

Read more online

CEO Statement

A year of steady performance

Dear Stakeholders,

During last year we, as a group, have focused on enhancing our portfolio quality and driving long-term value creation for all our partners, in a market increasingly defined by flight-to-quality and the shift of hybrid work toward more in-office days.

We consistently pursued our fundamental goal to provide best in class office space by blending cutting edge technologies with true care for genuine human connections.

Globalworth has maintained robust financial and operational performance, supported by a high-quality office portfolio which continues to be proactively managed through an approach that is blending a "local landlord" care with its dedication to sustainable practices.

Capitalising on resilience and adaptability

We have noticed in the year recently ended, a global economy shifting from pandemic recovery to navigating a new, more fragmented reality, placing a premium on adaptability for businesses and investors. For Europe a continued, albeit moderate growth, will combine with cooling inflation and stabilised capital markets.

After a transformative few years and a period of constrained supply, the office market of the CEE is shaping up for a positive year as 2026 economic visibility improves.

The European Union economy is projected to grow by 1.4% to 1.5% in 2026, with Poland forecasted to be a regional leader with a robust 3.5% growth supported by strong domestic demand, while Romania's faces slower growth, just above 1.0% due to fiscal consolidation.

Globalworth has kept its focus on financial discipline and core business resilience through several key initiatives, which remained consistent throughout the latest several years:

·    Continuous investment in our standing commercial portfolio aimed at preserving and upgrading the quality and desirability of our assets.

·    Actively promoting measures to enhance the ESG credentials of our buildings.

·    Ensuring a flexible capital structure, responsive to market changes, while continuously exploring opportunities to optimise financing costs.

·    Maintaining strict cost discipline to improve operational efficiency without compromising asset performance

We are convinced that thanks to our actions throughout 2025 and our strong tenant relations, we have maintained a solid business position, ready to capitalise on future challenges and opportunities. Globalworth remained a leading office landlord of the CEE office market, always at the forefront of the industry transformation.

Our heartfelt appreciation goes to all our team members that have contributed to our results, for their continuous commitment, enthusiasm, and dedication, without whom our market leading role, would not have been achieved. Furthermore, we express our sincere gratitude to our shareholders, partners, and communities for their steadfast support and persistent confidence in the resilience of our business and its inherent potential.

Evolving Property Portfolio

Our predominantly Class "A" office portfolio is being continuously subject to carefully selected upgrade and improvement initiatives aimed at preserving its best-in-class status for which our company is well known in the market.

During the year we have completed the refurbishment works in Renoma, our iconic mixed-use asset from Wroclaw, Poland, re-adding to our standing portfolio footprint 48.3k sqm of recently renovated GLA.

By the end of the year, after careful considerations, we have confidently started constructing Green Court D, our first post-pandemic office project, weighing on the resilient demand, the upward trends in office headline rents and the historically low supply of the latest years. The project will complete our Green Court Complex project located in one of the most vibrant areas of Bucharest, part of the already established Northern Business and Residential Corridor.

As of the 31st of December 2025, Globalworth's combined standing portfolio footprint increased slightly to 1.1 million sqm of high quality GLA (from 1.0 million sqm as of December 2024), following the re-inclusion of Renoma into our standing portfolio.

Our combined portfolio had an aggregate market value of €2.6 billion at the end of December 2025, slightly higher by 0.9% compared to the end of 2024, mostly driven by the 0.9% like for like appreciation of the assets owned throughout the period.

Resilient Leasing Activity and Stable Like-for-Like Occupancy

Our main performance trigger is our ability to continuously lease spaces within our portfolio. In 2025, we successfully negotiated the take-up or extension of 141,000 sqm of commercial space, with an average Weighted Average Lease Length (WALL) of 4.8 years.

Letting activity was mainly driven by renewals, accounting for 64.3% by GLA, with new contracts, including expansions by existing tenants accounting for the remainder of 35.7%. Notably, about 75% of our renewals in 2025 were related to leases maturing in 2026 or later, pointing to our pro-active approach towards lease maturities.

As of 31 December 2025, the occupancy rate of our combined commercial portfolio was at 85.4%, marking a 1.4% decrease compared to 2024. However, this decrease was mostly due to the re-inclusion of Renoma, after a full renovation, into our standing portfolio.

Like-for-like standing occupancy of our combined commercial portfolio declined marginally with 0.3% to 86.4% as of December 2025 from 86.7% as of December 2024, with the main impact coming from Romanian commercial assets that recorded occupancy of 94.4% as of December 2025 compared to an outstanding 96.8% average occupancy as of December 2024. The decrease was primarily influenced by BOC, a project that underwent investment works, including a lobby refurbishment completed by late 2025, with exterior works scheduled for completion in the first half of 2026.

Headline market rental rates continued their upward trend albeit at a slower pace, as inflation cooled down, and with a visible differentiation between Class A properties that are well located and have strong ESG credential compared to other properties.

Total annualised contracted rent for our combined portfolio increased by 1.0% to €189.5 million, relative to year-end 2024, with the like-for-like annualised contracted rents in our standing commercial portfolio edging slightly higher by 0.2% to €181.6 million (excluding Renoma, GCD and the residential portfolio), compared to previous year (€181.2 million as of 31 December 2024).

Our rental income is well-diversified and usually secured by triple net leases, with our leasing partners being large multinational groups or reputed national companies activating in various economic fields, with no excessive reliance on any group or industry sector.

As the offices are regaining investor interest globally, particularly in APAC and EMEA, with a focus on refurbishment and sustainability upgrades, the CEE office industry is well positioned for a rebound in 2026, with core cities and ESG-compliant, flagship assets expected to lead the way. The sector is back in the spotlight, as pragmatic investors, seeking not only diversification but also income stability, are starting to consider the attractive yields relative to other asset classes and the competitive spread to financing costs.

Our Financial Results

During last year, we maintained a consistent focus on operational efficiency and strategic growth, which ultimately supported this year's financial results.

Our rental income rose in both standing properties and those under refurbishment on a like-for-like basis, increasing by €3.1 million compared with last year. This growth was mainly driven by indexation, though it was partly offset by lower rates applied when renewing existing leases for extended periods or signing new lease agreements.

As well, in those properties we recorded net service charge increase of €2.4 million compared to last year, thus Net Operating Income on like-for-like basis is €138.6 million, compared to €137.8 million in 2024. The positive result on standing properties is triggered by Romanian portfolio maintaining increased occupancies with a slightly recovery of occupancies in Poland.

However, overall portfolio consolidated rental income decreased to €150.0 million, €2.8 million lower than in prior year (2024 benefits from €5.6 million rental income from industrial portfolio sold in July). Consolidated net operating income reaching €137.0 million or €6.7 million lower than 2024. Our adjusted normalised EBITDA reached €118.4 million, after deducting recurring administrative and other expenditure categories. On a like-for-like basis the adjusted normalised EBITDA is a healthy €120.0 million, with only €0.4 million lower than in 2024.

Our net result for 2025 improved to €9.6 million from a loss of €81.6 million in 2024, driven by substantially lower property revaluation losses, the absence of loss on disposal of properties and significantly lower share of loss on joint ventures investments.

Dividend

We disbursed two interim dividends in relation to the 2025 financial year of at least 90% of the EPRA Earnings for their corresponding half-year periods, as stipulated by our Articles of Incorporation. During March 2026, we announced the second interim dividend of €0.05 per share in respect of the twelve-month financial period ended 31 December 2025 with a scrip dividend alternative. Also, in September 2025, we have paid an interim dividend in respect of the six-month ended 30 June 2025 of €0.05 per ordinary share, thus resulting in €14.5 million cash dividend outflow.

Balance Sheet

We maintained in 2025 our focus into managing high-performing buildings and having strong liquidity position. Our liability management strategy is extending near-term facilities, including arranging new secured financing with local and regional banks in the markets where we operate.

Our cash reserves grew substantially in 2025, demonstrating the financial strength of our core business, with €410.6 million cash balance at the end of 2025.

Our total debt at the end of 2025 is at €1.37 billion, with €65 million new secured ten-year term loans drew down during the year. Also, we have successfully refinanced a €100 million secured facility and extending its maturity by a further five years. It is important to note that following this extension there is no debt maturing within 12 months (from balance sheet date) other than normal amortisation of principal while the average debt maturity is 4.5 years.

We continue to maintain a low weighted average interest rate cost, which as of 31 December 2025 was 4.81%, lower than 4.87% in 2024. Majority of our debt, 63.9%, carries fixed interest rates while 27.5% of debt facilities are hedged through interest rate swaps. Our leverage ratio reached 37.0% at 31 December 2025, compared to 38.1% on 31 December 2024.

The EPRA Net Reinstatement Value (NRV) as of 31 December 2025 was €1.63 billion, or €5.62 per share. This represents an 4.5% decrease from €5.89 per share on December 31, 2024. The decrease was primarily due to the issuance of an €11.8 million scrip dividend shares during 2025, which diluted the NRV per share as well as a valuation loss on the property portfolio in 2025.

S&P Global Ratings maintained Globalworth's rating to BB stable following their recent annual review in March 2026. Fitch Ratings reaffirmed, in June 2025, Globalworth's investment grade rating and stable outlook following the annual review of our ratings.

Sustainable Development, virtually our entire standing commercial portfolio being green certified

"People, Places and Technology" are the main pillars that drive our sustainable development strategy. Our commitments are to deliver environmentally sustainable buildings, that minimise our impact to the environment, to provide safe workplaces that rise above our occupiers' requirements and to make positive contributions to our communities.

With this in mind, we have accepted the challenge of proactively managing the consumption and associated carbon emissions produced during the construction and operation of our properties. Our goal is to further minimise our carbon footprint across the entire value chain, from areas directly within our control to those managed by our tenants.

Our environmental target is to reduce GHG emissions intensity by 46% by 2030 compared to our 2019 baseline levels (for Scope 1 and 2) and to commit to measuring and reducing Scope 3 emissions. As evidenced in our annual Sustainable Development Reports we are taking several measures to ensure the fulfilment of such targets.

We have recertified 11 of our properties during the year, with our green portfolio comprising 52 environmentally friendly properties valued at €2.5 billion. We are thrilled that virtually our entire standing commercial portfolio enjoys high-level green certifications with 99.0%, by value, being holder of LEED, BREEAM or EDGE certifications.

In addition, all our standing office properties in Romania are holders of WELL Health-Safety Rating, with several other properties holding additional certifications.

Furthermore, we maintained our commitment to community support, endorsing more than 25 social initiatives in Romania and Poland.

Outlook

After a stabilising 2025, the year ahead of us is already signalling the return of core-capital into the CEE real estate industry. Pragmatic optimism of investors is being sustained by a better visibility of macro-economic trends, despite geopolitical risks still lurking in the shadows, while the office sector is regaining its foothold on the investment scene sustained by solid fundamentals in traditional markets and in capital cities.

CEE office markets have been shaped by global trends we are already familiar with, like the generalised flight to quality of tenants, the shift of hybrid work towards increased office attendance and a sluggish, if any, office supply, all these shaping an environment where vacancies have largely stabilised and prime rent evolution has proved resilient.

For the year ahead we are balancing our optimism with the responsibilities towards our stakeholders and communities. Globalworth has grown into a mature real estate leader, guided by resilient financial policies and operational efficiency excellence who is actively applying the highest standards of sustainable development.

We are confident that our consistency in applying all these beliefs and principles in our everyday work is what makes us stand out and act like a true industry leader, ready to capitalise on opportunities and challenges alike.

Piotr Olendski, Roy Vishnovizki

Joint Chief Executive Officers

30 March 2026

Standing Portfolio Review

We operate best-in-class real estate spaces in Poland and Romania

We provide our business partners with high-quality spaces in major real estate markets in Poland and Romania that are sustainable, technologically advanced, and custom fitted to their requirements, offering premium services to allow businesses to thrive.

By effectively managing our real estate portfolio, we aim to offer our investors an efficient gateway to the two largest markets in Central and Eastern Europe.

Standing Portfolio Evolution

Following the completion of refurbishment works in Renoma, our landmark, mixed-use property from Wroclaw, Poland, the footprint of our high-quality standing portfolio increased to 1.1m sqm, being valued at €2.6 billion as of 31 December 2025.

Overall, our standing portfolio predominantly comprises 28 Class A offices (48 properties in total) and three mixed-use investments (with seven properties in total) in central locations in Bucharest (Romania), Warsaw (Poland) and five of the largest office markets/cities in Poland (Krakow, Wroclaw, Katowice, Gdansk and Łódź), which in total account for 98.9% of our standing portfolio by value.

During the year, our standing commercial portfolio's total GLA increased with 47.4k sqm or 4.7% to reach 1,051.1k sqm at the end of December 2025.

*    In 2025, units with 3.2k GLA were sold in our Upground residential complex.

Standing Portfolio Value at €2.6 billion

The appraised value of our combined standing portfolio as of 31 December 2025 was €2.6 billion (more than 99% in commercial properties), which was 5.3% higher compared to 31 December 2024. Most of this overall increase is attributable to the re-addition of Renoma to our standing portfolio, following refurbishment, the property being valued at €115.6 million as of 31 December 2025.

The value of like-for-like standing commercial properties reached €2.4 billion as of 31 December 2025 higher with €21.9 million (or 0.9%) compared to the prior year.

*    Like-for-Like change represents the changes in value of all standing properties owned by the Group both at the beginning and at the end of the reporting period, including retail and residential units in our Upground Complex.

Stable Like-for-Like Occupancy

Our standing commercial portfolio's average occupancy as of 31 December 2025 was 85.4%, representing a 1.4% decrease over the previous twelve months (86.7% as of 31 December 2024). However, most of this decrease was driven by the re-addition to the standing portfolio of Renoma mixed use property, once the refurbishment was completed, which had an occupancy of 63.6% as of December 2025.

On a like-for-like basis, occupancy marginally decreased with 0.3% to 86.4% at the end of the year (from 86.7% as of December 2024), influenced by the high base effect in Romania, where the occupancy stood at an exceptional 96.8% as of December 2024 while remaining still at a strong level of 94.4% as of December 2025.

Across our standing portfolio, on 31 December 2025, we had 897.3k sqm of commercial GLA leased to more than 650 tenants at an average WALL of 4.3 years, the majority of which is let to national and multinational corporates that are well-known within their respective markets.

Standing Portfolio Snapshot

As of 31 December 2025, our combined standing portfolio comprised 33 investments (32 on 31 December 2024) with 57 buildings (56 on 31 December 2024) in Poland and Romania. The appraised value of our standing portfolio was €2,580.2 million, of which 98.4% was green-certified.

Portfolio Development and Evolution

Growth and developments

At Globalworth, most of 2025 was about focusing on our core asset base, continuing with initiatives aimed at preserving and enhancing the quality and desirability of our premium assets.

Review of deliveries and developments

After careful considerations, having in mind the resilient demand and the positive trends of rent and vacancy that we have begun witnessing for established business districts, we have confidently started, in the second part of last year, our first office development since the Covid Pandemic, Green Court D. The building is part of our wider Green Court Complex, it's located in one of Bucharest's most vibrant areas, and, on completion, will add a further 17.2k sqm of state-of-the-art office space to our standing portfolio.

As of February 2026, Green Court D was 61.8% pre-leased to leading companies in CEE.

At the beginning of the year, we had ongoing works related to the refurbishment of Renoma, our iconic mixed-use property from Wroclaw, Poland, which we completed later in the year. The property is now offering 48.3k sqm of high quality GLA, being 63.6% occupied by the end of December 2025.

Standing properties operation

Offering modern and fit-for-purpose real estate space to our business partners is a key component of our strategy at Globalworth.

Through our continuous "hands-on" approach combining active management initiatives and selective investments, we are preserving and enhancing the value of our properties, generating long-term income, while offering best-in-class real estate space to our business partners.

We manage all our properties in Poland internally, and in Romania, we manage all but one of our offices in-house. This translates to 1,002.9k sqm of high-quality commercial spaces with an appraised value of €2.5 billion internally managed by our expert team.

In 2025, we invested over €37.5 million in our standing commercial portfolio through carefully selected improvement initiatives. As a result of our continuous investments, we hold a modern portfolio with 33 of our standing commercial properties, accounting for more than two thirds of our standing portfolio, having been delivered or significantly refurbished in the past 10 years.

Land bank potential

We own, directly or through JV partnerships, other land plots in prime locations in Bucharest, regional cities in Romania and Poland, covering a total land surface of 0.3 million sqm (comprising 1.3% of the Group's combined portfolio value), for future developments of office, industrial or mixed-use properties. When fully developed, these land plots have the potential to add a total of a further c. 207.3k sqm of high-quality GLA to our standing portfolio footprint.

These projects, which are classified as "Future Development", continue to be reviewed periodically by the Group, with the pace at which they will be developed subject to tenant demand and general market conditions.

*    50:50 Joint Venture; figures shown on 100% basis.

Asset Management Review

Proactively managing our real estate portfolio

Leasing Review

We are present in six of the seven largest office markets in Poland and in Bucharest, the largest office market of Romania. These office markets provide essential infrastructure that enables communities and businesses to thrive while supporting meaningful human connections.

The office has been shaped in the recent years by a "human-centric" evolution that is blending technology with employee wellbeing, transforming the old, obsolete open offices we were used to, into a destination dedicated to enhancing human collaboration and innovation, which offers comfort, flexibility and genuine experiences to the people.

We, at Globalworth, are proud to offer state-of-the-art spaces that have the highest ESG credentials and consider ourselves at the forefront of this industry transformation.

New Leases

Our principal focus is to ensure a high usage of our spaces by proactively renewing our leases with existing tenants and the timely take-up of spaces becoming available in our properties.

In the twelve months of 2025, the Group successfully negotiated the take-up (including expansions) or extension of 141.0k sqm of commercial spaces in Poland (67.6% of transacted GLA) and Romania (32.4% of transacted GLA), with an average WALL of 4.8 years. Our leasing activity in 2025 was focused on lease extensions, with such leases accounting for 64.3% of our total leasing activity being signed at a WALL of 4.4 years while take-up of available spaces accounted for 35.7% signed at a WALL of 5.4 years.

In total, we signed new take-up (incl. expansions) in our portfolio for 50.4k sqm of GLA, with the majority involving spaces (74.1%) leased to new tenants, and the remaining areas being taken up by existing tenants which were expanding their operations.

·    New leases were signed with 54 new tenants for 37.4k sqm of GLA at a WALL of 5.4 years. The majority were for office spaces, accounting for 86.1% and the remainder involving retail/other commercial spaces.

·    In addition, 26 existing tenants choose to expand their spaces by 13.1k sqm at an average WALL of 5.4 years.

We also renewed leases for a total of 90.6k sqm of GLA with 71 of our tenants at a WALL of 4.4 years. It is important to note that c.75% (by GLA) of these renewals were for leases that were expiring in 2026 or later.

*    Number of individual tenants.

Rental Levels

For the last two years we have witnessed upward pressure on headline rental levels due to historical shortage of new supply and supported by rent indexations; this was more visible in the two capital cities that we operate in, compared to other regional cities. Such trend is expected to continue in the following period especially for high quality, ESG compliant buildings in prime locations.

Most of our leases typically adjust to inflation annually, in the first quarter of the year, with eligible leases indexed at an average of 2.5% in 2025. This positive impact is also combining with the rates at which leases were renewed, or new leases signed, and is reflected in the evolution of our average rents.

At the end of December 2025, our average headline rents in our standing properties for office and retail spaces were €16.0/sqm/month (€15.9 at YE-2024) and €16.5/sqm/month (€16.2 at YE-2024) respectively.

Contracted Rents (on annualised basis)

Total annualised contracted rent across our portfolio in Poland and Romania increased by 1.0% to €189.5 million compared to year-end 2024, driven by positive indexation impact and leasing activity in our projects.

Total annualised contracted rents in our standing commercial portfolio were €188.2 million on 31 December 2025, up 3.9% compared to 31 December 2024, impacted by re-addition of Renoma to the standing portfolio, increasing to €189.3 million when including rental income contracted in Green Court D, our new office development in Bucharest, started in the second half of last year.

Like-for-like annualised commercial contracted rents in our standing commercial portfolio increased slightly by 0.2% to €181.6 million at the end of December 2025 compared to the same period in 2024 (€181.2 million), influenced by rent indexation and small negative net take-up.

Annualised Contracted Rent Evolution 2025 (€m)

Note: Commercial Contracted Rent excludes c.€0.2 million from residential spaces as at 31 December 2025

The Group's rent roll across its combined portfolio is well diversified, with the largest tenant accounting for 3.5% of contracted rents, while the top three tenants account for 9.4% and the top 10 account for 23.1%.

Cost of Renting Spaces

Renting spaces typically involves certain costs, such as rent-free periods, fit-out expenses for the leased spaces, and brokerage fees, which the landlord incurs. These incentives can vary significantly between leases and depend on market conditions, type of lease signed (new take-up or lease extension), space leased (office, retail, other), lease duration and other factors.

While headline (base) rents present the reference point typically communicated in the real estate market when referring to the level at which lease contracts are expected to be signed or are signed, the effective rent is a more useful indicator of a rental agreement's profitability.

In calculating our effective rent, we account for the costs incurred over the lease's lifetime, which we deduct from the headline (base) rent, thus allowing us to assess the profitability of a rental agreement. To analyse the effective rent more accurately we are excluding short-term leases, leases signed with group entity for flexible office spaces and leases signed or renewed as part of our ESG commitments.

Overall, in 2025, we successfully negotiated the take-up (including expansions) or extension of 134.4k sqm of commercial spaces in our portfolio (excluding the above-mentioned specific leases). The weighted average effective rent for these new leases was €12.8/sqm/month with a WALL of 4.9 years.

The difference between headline (base) and effective rents in 2025 was, on average, 21.4%, substantially lower compared to the level recorded in FY2024 (average of 27.1%) impacted by a relatively low level of leasing activity, reflecting a market that is mixing challenges for older, poorly located buildings with opportunities for ESG-aligned, prime located assets.

In total, new leases signed during the year will generate an estimated future rental income of €137.8 million (including auxiliary spaces and revenues from flex offices), with leases from office properties accounting for 91.6% of future rental income.

Portfolio Valuation

In line with our practice of biannual valuations, we valued our entire portfolio in Poland and Romania as of 30 June and 31 December 2025.

The valuations were performed by Knight Frank and AXI Immo for our properties in Poland, with Colliers and Cushman & Wakefield valuing our properties in Romania (more information is available under note 4 of the audited annual consolidated financial statements as of and for the period ended 31 December 2025).

Assigning the appraisal of our portfolio to several independent and experienced service providers makes the process of determining the value of our properties transparent and impartial. Through our oversight, we ensure that a consistent methodology, reporting, and timeframe are respected.

As such, the portfolio's third-party appraised value on 31 December 2025 was estimated at €2.6 billion, which was 0.9% higher compared to the end of 2024. The like-for-like increase in value of our standing commercial assets owned throughout the year was €21.9 million meaning an average increase of 0.9% compared to the values at the end of 2024.

In valuing our properties, key market indicators used by our independent appraisers, although they vary, consider factors such as the commercial profile of the property, its location, age and the country in which it is situated.

*    Properties held through joint ventures are shown at 100%, Globalworth owns 50% stake in the respective joint ventures.

Financial Review

Navigating Complexity, Building Resilience

1 Introduction and highlights

2025 was a demanding year for real estate markets across Central and Eastern Europe. Elevated interest rates, continued yield repricing and the impact of 2024 portfolio disposals shaped our financial performance - with revenues of €236 million, NOI of €137 million and Adjusted Normalised EBITDA of €118.4 million.

Revenues

€236m

(0.8)% on 2024

IFRS Earnings per share¹

3 cents

(30) cents in 2024

EPRA NRV^2,3

€1,631m

(0.5)% on 31 Dec. 2024

Adjusted normalised EBITDA^2,4

€118.4m

(6.2)% on 2024

LTV^2,5

37.0%

38.1% at 31 Dec. 2024

NOI Like-for-Like^2,6

€138.6m

0.6% on 2024

Portfolio Open Market Value (OMV)²

€2.6bn

0.8% on 31 Dec. 2024

EPRA NRV per share^2,3

€5.62

(4.5)% on 31 Dec. 2024

EPRA Earnings per share^2,3

11 cents

(47.6)% on 2024

Dividends paid in 2025 per share

14 cents

(33.3)% on 2024

1.   See note 12 of the consolidated financial statements for calculation.

2.   See Glossary (pages 142-144) for definitions

3.   See note 23 of the consolidated financial statements for calculation.

4.   See page 38 for further details.

5.   See note 20 of the consolidated financial statements for calculation.

6.   Excluding industrial properties.

We returned to positive IFRS earnings of €9.6 million, against a loss of €81.6 million in the prior year. Like-for-like NOI grew across the portfolio, and fair value losses contracted sharply to €15.0 million from €99.8 million in 2024 - a clear signal that valuations are stabilising. We refinanced our near-term maturities, leaving no debt due in the next 12 months, and closed the year with €410.6 million in cash. Our LTV stood at 37.0%, well within our target range, and portfolio value was essentially unchanged at €2.6 billion.

The focus throughout the year remained on maintaining financial stability - managing maturities, preserving liquidity and continuing to invest selectively in the portfolio - while keeping the Group well positioned to respond to opportunities as market conditions evolve.

2 Revenues and Profitability

Our main source of revenue is rental income received from our partners who lease space within our properties.

In addition, we record revenue from service charges, which are intended to recover the costs associated with maintaining common areas and providing shared services across our properties. This service charge income is offset by the corresponding expenses incurred in delivering those services.

In 2025 total consolidated revenue is €236.3 million, with c.€2.0 million less revenue as compared to €238.3 million in 2024, entirely attributable to properties disposed during 2024.

Rental Income

Like-for-like gross rental income from offices and mixed-use properties grew by €3.1 million, driven by rental indexation and improving occupancies across our Polish regional portfolio (occupancy on like for like basis increased by 2.8%). Poland delivered particularly strong growth, with rental income up 7.6% to €78.7 million, while Romania saw a 3.3% decline to €71.4 million, reflecting higher vacancy in certain Bucharest assets. This geographic shift is reflected in our revenue split, with Poland now representing 53% of total revenues, compared to 50% in 2024.

Overall rental income of €150.0 million was €2.8 million lower year-on-year, but this decline is wholly explained by €5.9 million of income from properties sold during 2024 that does not recur. On a like-for-like basis, the portfolio performed ahead of the prior year by 2.1%.

Net Operating Income

NOI for 2025 reached €137.0 million, compared to €143.7 million in 2024. As with rental income, the headline decline of €6.7 million reflects the impact of disposed properties. Excluding disposals, like-for-like NOI increased by €0.8 million, with Poland contributing €2.0 million more (up 3.0%), partially offset by a €1.2 million reduction in Romania (down 1.6%).

Operating Expenses and Cost Recovery

Total operating expenses increased by €4.7 million, to €99.3 million, due to increase in Poland by €5.5 million compensated by €0.8 million decrease in Romania. Of this, 84.5% (2024: 87.2%) was reinvoiced to tenants through service charges, broadly consistent with prior year levels. The recovery rate differs markedly between our two markets: Romania achieved 94.6% (2024: 92.9%) cost recovery, reflecting stronger occupancy, while Poland recovered 78.1% (2024: 83.2%), with the gap primarily driven by vacant space in the Polish portfolio that is actively being re-let. Reducing this vacancy and improving the Polish recovery rate remains a near-term operational priority.

Service charge income of €80.6 million (2024: €78.6 million) is reported gross and is largely offset by the corresponding operating expenses. The net service charge cost to the Group was €13.0 million, compared to €9.1 million in 2024, with the increase attributable to the higher vacancy-related costs in Poland noted above.

Revenue Share per Country

Period ended 31 December 2025

Period ended 31 December 2024

Net Operating Income Share per Country

Period ended 31 December 2025

Period ended 31 December 2024

Net Operating Income Build Up

Year ended 31 December (€ million)

Adjusted Normalised EBITDA

When we assess the ongoing performance of our core operations, we focus on Adjusted Normalised EBITDA as a key metric. This measure excludes non-recurring or non-cash items that wouldn't reflect our typical business activity, as revaluations, gains or losses from asset sales and exceptional expenses.

Adjusted Normalised EBITDA, which excludes non-cash and non-recurring items such as revaluations and disposal gains, was €118.4 million, down 6.2% from €126.2 million in 2024. The decrease reflects the loss of NOI from disposed properties and a modest increase in recurring administrative expenses to €18.6 million. On a like-for-like basis, the underlying EBITDA trajectory of the portfolio remains stable.

Property Valuation

We revalue 100% of the portfolio on a bi-annual basis. At 31 December 2025, our portfolio increased in value by 0.8% overall, with Romania up with 1.3% (€15.4 million) and Poland up 0.4% (€5.3 million). Against total capital investment of €61.8 million during the year (covering capex, tenant fit-outs and other improvements) the net fair value loss recognised in the income statement was €15.0 million. This represents a significant improvement from the €99.8 million loss recorded in 2024 and reflects the broad stabilisation of yields across our markets.

Net finance cost for 2025 was €61.2 million, a reduction of €7.3 million compared to €68.5 million in 2024, notwithstanding a €2.5 million increase in gross finance costs to €71.0 million. The improvement at the net level reflects the absence of the €12.1 million one-off Notes exchange costs recorded in 2024, and continued strong returns on our cash balances.

The rise in gross finance cost is driven by two factors: additional interest on new secured facilities drawn down in late 2024 and during 2025, and elevated Euribor base rates, contributing €3.7 million of incremental interest expense. This was partially offset by a €1.5 million reduction in unsecured facility costs, following the hedging of our €85 million IFC loan in 2024.

Interest income on cash deposits remained significant at €6.9 million, reflecting our strong liquidity position maintained throughout the year.

Other Financial Income

This category remained relatively flat, €2.5 million in 2025 compared to €2.6 million in 2024, representing charge on consideration receivable on the Warta sale that carries interest of 13%.

Share in Joint Venture

At the end of 2025 we have joint venture investment in Black Sea Business Park SRL, holding Constanta Business Park of €4.0 million. In prior year, the Group disposed its 50% interest in previous owned joint venture investments from Romania. Interest earned on loans provided to our joint ventures in 2025 was €0.2 million.

Income tax expense

The 2025 income tax charge includes a €10.7 million one-off item related to prior years in Poland, which distorts the year-on-year comparison. Excluding this item, the underlying current tax expense increased by €0.5 million on a like-for-like basis, broadly in line with the portfolio's operational performance. Deferred tax expense of €7.8 million compares to a deferred tax income of €8.0 million in 2024, reflecting the partial reversal of the prior year's valuation-driven deferred tax movements.

IFRS and EPRA Earnings

IFRS Earnings is a standard accounting measure that reflects our overall profit or loss. However, it can be impacted by non-cash or one-off costs like property revaluations, gain on Notes buy-backs and gain/loss on property disposals. EPRA Earnings adjust for such non-recurring and non-cash items and reflect a relevant measure for real estate companies like ours, providing a clearer picture of our ongoing operational performance.

IFRS Earnings returned to positive territory in 2025, reaching €9.6 million or 3 cents per share, compared to a loss of €81.6 million (−30 cents per share) in 2024. This recovery is primarily driven by the sharp reduction in fair value losses from €99.8 million to €15.0 million.

EPRA Earnings, were €32.5 million or 11 cents per share. The decline from €56.1 million in 2024 reflects three principal factors: €6.6 million lower NOI from disposed properties, a €15.1 million higher income tax charge (including the Polish one-off noted above), and €1.0 million of additional administrative costs. Stripping out the one-off tax item, the underlying EPRA earnings trajectory is more stable than the headline figure suggests.

3 Assets

Our Assets: Primarily Real Estate

Real estate remains the dominant component of our asset base, with investment properties and cash equivalents together accounting for 97.9% of total assets of €3,118.2 million (2024: €3,049.7 million). Total investment property at 31 December 2025 stood at €2,642.1 million, comprising exclusively freehold properties across our Polish and Romanian portfolios. The prior year figure of €2,621.1 million included €35.8 million of properties classified as held for sale, which were transferred to standing assets in 2025.

Investing in the Future: During 2025 we invested €53.4 million in capital expenditure across the portfolio, €27.6 million in Poland and €25.8 million in Romania. Investment was directed at both sustaining and improving existing assets, with the largest single allocation being €23.7 million for tenant improvements, reflecting our commitment to retaining and attracting quality occupiers. The remainder was deployed across operational efficiency upgrades (€4.9 million), common and outdoor area enhancements (€7.6 million), flex office space development (€5.6 million), building automation (€4.3 million), HVAC systems (€3.9 million) and health and safety requirements (€3.2 million).

Towards the end of the year, we commenced construction of Green Court D in Romania, our first new office development since the pandemic, with €1.0 million of initial capex recorded. This marks a measured step towards portfolio growth, undertaken from a position of balance sheet strength.

Property Valuation and Market Impact

As a result of market conditions and higher yields, we recorded a net fair value loss of €15.0 million on the portfolio, comprising a €14.6 million loss on freehold properties and a €0.4 million loss on leasehold assets. This represents a significant improvement from prior year levels and is consistent with the broader stabilisation we are observing across our markets.

Liquidity and Other Assets

Cash and cash equivalents at year end were €410.6 million, up from €333.6 million at 31 December 2024. This strong liquidity position reflects disciplined cash management and provides substantial flexibility as we look ahead. Other assets of €61.4 million include trade and other receivables of €16.6 million, non-current financial assets of €8.8 million, equity investments of €8.3 million and contract assets of €7.1 million. Our joint venture investment of €4.1 million represents our interest in Black Sea Business Park SRL, holding a development plot (for retail and logistics) in the Constanta area of Romania.

CAPEX

Poland

Romania

IP Movement Freehold €'m

4 Liabilities

Total liabilities at 31 December 2025 were €1,604.6 million, an increase of €73.8 million or 4.8% compared to €1,530.8 million at the end of 2024. Interest-bearing loans and borrowings remain the predominant component at 85.2% of total liabilities (2024: 85.6%), reflecting the stable financing structure of the Group. The increase in total liabilities was principally driven by the drawdown of two new ten-year term loans totalling €65 million with Banca Transilvania, secured against the Group's office buildings.

Deferred tax liabilities increased by €7.8 million to €126.0 million, largely as a result of revaluation gains on investment properties in Romania. Other current and non-current liabilities, including tenant deposits, lease obligations and income tax payables, increased by €9.1 million to €110.9 million, with higher income tax payables partially offset by the settlement of liabilities associated with assets held for sale in the prior year.

5 Interest-bearing Loans and Borrowings

Debt Structure and Composition

Total consolidated debt at 31 December 2025 was €1,367.7 million (2024: €1,310.8 million), denominated entirely in Euro and comprising medium to long-term facilities. The portfolio consists of €508.1 million in unsecured Notes maturing in 2029 and 2030, €84.7 million under the IFC unsecured facility, and €774.9 million of secured loans backed by real estate mortgages and related security arrangements. Unsecured facilities account for 42.7% of total debt, compared to 44.4% in 2024.

Key Financing Events in 2025

Two significant transactions shaped our debt profile during the year. In April 2025, we successfully refinanced with Helaba/PBB €100 million secured facility originally due to mature in May 2025, extending its maturity by five years under a revised security structure by replacing two Poland regional properties with a Warsaw property. In August 2025, we drew down in full the two ten-year term loans of €30 million and €35 million with Banca Transilvania, which had been entered into in November 2024. As a result of these actions, there is no debt maturing within the next 12 months (from balance sheet date) other than normal principal amortisation, a material improvement in our near-term refinancing risk profile.

Cost and Duration of Debt

The weighted average cost of debt at 31 December 2025 was 4.81%, a marginal improvement from 4.87% in 2024, notwithstanding a higher interest rate environment. The weighted average maturity of the debt portfolio is 4.5 years (2024: 4.9 years), reflecting the natural passage of time offset partially by the new ten-year facilities drawn during the year. The majority of our debt (i.e. 63.9%) carries fixed interest rates, with a further 27.5% hedged through interest rate swaps.

Only 8.6% of the outstanding balance carries floating rate exposure, down from 13.4% at end 2024, providing strong natural protection against Euribor movements.

The high level of fixed interest rate debt ensures natural hedging to the Euro, the currency in which the most significant part of our liquid assets (cash and cash equivalents and rental receivables) is originally denominated and the currency for the fair market value of our investment property. Therefore, an increase of 25 basis points in the Euribor would result in a higher interest expense of €0.3 million per annum.

Average cost of debt

4.81%

Weighted average debt maturity

4.5 years

Weighted average interest rate versus debt duration to maturity

Maturity Profile (by year) of the Principal Loan Outstanding at 31 December 2025
(€ million)

Group's strong cash position is sufficient to cover debt maturities over the next two years

Cash balance at 31 December 2025 €410.6 million

at 31 December 2024 €333.6 million

Maturity Profile

The debt maturity profile at 31 December 2025 is well distributed, with no significant near-term concentration of maturities. The largest repayment obligations fall in 2029 and 2030, aligned with the maturity of our two unsecured Notes. Bank debt amortises gradually across the intervening years, providing a manageable and predictable repayment schedule. Importantly, our cash position of €410.6 million provides coverage of approximately 5x the debt maturing in 2027 and 4x in 2028, underscoring the Group's capacity to service its obligations without reliance on refinancing activity in the near term.

Debt Repayments in 2025

During the year, the Group repaid €58.1 million in bank debt principal and €61.3 million in accrued interest on outstanding facilities, including €29.6 million in coupon payments on the Notes. In addition, we drew down €65 million under the new ten-year Banca Transilvania facilities to enhance liquidity and extend the overall maturity of the debt portfolio.

Debt Covenants

As of 31 December 2025, the Group was in compliance with all of its debt covenants and there have been no breaches of the aforementioned covenants occurring during the period ended 31 December 2025.

The Group's financial indebtedness is arranged with standard terms and financial covenants, the most notable as at 31 December 2025 being the following:

Unsecured Notes and IFC loan

·    the Consolidated Coverage Ratio, with minimum value of 150% covenant value was aligned for all debt facilities;

·    the Consolidated Leverage Ratio, with maximum value of 60%;

·    the Consolidated Secured Leverage Ratio with a maximum value of 30%; and

·    the Total Unencumbered Assets Ratio, with minimum value of 125% (additional covenant applicable for the IFC loan).

Secured Bank Loans

·    the debt service cover ratio ("DSCR") / interest cover ratio ("ICR"), with values ranging from 120% to 250% (be it either historic or projected); and

·    the LTV ratio, with contractual values ranging from 45% to 83%.

6 Liquidity and Loan-to-Value ratio (LTV)

Liquidity

Liquidity management remained a central focus throughout 2025. Cash and cash equivalents at 31 December 2025 were €410.6 million, up €77.0 million from €333.6 million at the end of 2024. Of this balance, €29.5 million is restricted under conditions imposed by financing banks, leaving freely available liquidity of €381.1 million. This level of cash provides the Group with significant operational and strategic flexibility, and comfortably covers all near term debt obligations without the need for refinancing.

Loan-to-Value Ratio

The Group's LTV ratio improved to 37.0% at 31 December 2025, from 38.1% at the end of 2024. The 1.1 percentage point reduction reflects two contributing factors: a 0.8 percentage point improvement from lower net debt (interest-bearing loans and borrowings net of cash), and a further 0.3 percentage point reduction attributable to the modest increase in portfolio open market value. EPRA LTV, which applies a slightly different methodology, stood at 38.2%, broadly unchanged from 38.0% in 2024. Both measures remain well within the Group's stated target range of 40% and are comfortably below covenant thresholds across all facilities.

7 EPRA NRV

Overview

EPRA NRV is the measure we use to assess the long-term net asset value of the Group, reflecting the estimated cost of rebuilding the portfolio at current market values on the assumption that properties are held rather than sold. It is the most relevant NAV metric for a company with our strategy and holding period assumptions.

Movement in 2025

EPRA NRV at 31 December 2025 was €1,631.5 million, a modest decline of €7.5 million or 0.5% from €1,639.0 million at the end of 2024. On a per share basis, NRV decreased from €5.89 to €5.62, with the difference partly reflecting the dilutive effect of scrip dividend shares issued during the year.

The movement in NRV during 2025 can be summarised as follows. EPRA Earnings of €32.5 million provided the primary positive contribution. This was offset by a combination of the €15.0 million cash dividend paid to shareholders, a €6.6 million fair value loss on financial instruments, a €2.6 million adjustment in respect of joint ventures, and €15.8 million of other movements - principally the increase in deferred tax liabilities arising from investment property revaluations and changes in the fair value of financial instruments.

*    Others include movement in deferred tax liability and change in value of financial instruments.

EPRA NRV per Share (€)

8 Cash Flows

Note: The totals in the table do not add up due to rounding.

Overview

The Group generated a net increase in cash of €77.9 million during 2025, closing the year with €410.6 million in cash and cash equivalents compared to €333.6 million at the end of 2024. This improvement reflects stronger operating cash conversion, disciplined investment activity and well-managed financing transactions across the year.

Operating Cash Flows

Cash generated from operating activities was €75.4 million, a significant improvement of €20.8 million compared to €54.5 million in 2024. While operating profit before working capital changes decreased by €9.8 million to €116.7 million - reflecting the lower NOI from disposed properties - this was more than offset by a meaningful improvement in working capital, driven primarily by a reduction in trade and other receivables. Higher taxes paid of €6.3 million and increased interest payments of €2.9 million partially offset these gains.

Changes in working capital requirement for 2025 reflect improved collectability of rent and services charge receivables, expiry of rent free periods, combined with a slight increase in payable for operating costs at year end and with cashing in the balance of VAT receivables. Furthermore, in Romania, from the beginning of 2025, we started to reinvoice tenants their actual share of utilities cost for common spaces for each month, compared to previous year when such costs were invoiced quarterly as part of budgeted service charge rate. The budgeted service charge rate is reconciled at year-end with actual expenses, with any resulting differences subsequently reinvoiced to the tenants in Romania on an annual basis.

Investing Activities

Net cash outflow from investing activities was €29.5 million, a notable swing from the €102.8 million inflow in 2024, which had been driven by significant disposal proceeds collected during the year. In 2025, capital expenditure of €62.6 million was the primary outflow, partially offset by €26.4 million received on the consideration receivable from Warta disposal in 2023, €8.0 million from investment property sales and €1.3 million from other net investment activity. The capex investment reflects our continued commitment to maintaining and improving asset quality across the portfolio.

Financing Activities

Cash inflow from financing activities was €32.0 million, compared to an outflow of €220.4 million in 2024, which had included the significant costs associated with the Notes exchange and debt restructuring. In 2025, the Group drew down €65 million under the new Banca Transilvania facilities, repaid €13.2 million of scheduled bank loan amortisation and €2.7 million of other recurring financing charges, and paid €15.0 million in cash dividends and €2.1 million in lease liabilities.

9 Dividends

Distribution Policy

Globalworth distributes at least 90% of its EPRA Earnings to shareholders on a bi-annual basis. The scrip dividend alternative, where available, allows qualifying shareholders to elect to receive new ordinary shares in lieu of cash, calculated at a 20% discount to the average mid-market share price over the five dealing days from the ex-dividend date.

2025 Distributions

Two distributions were made in respect of 2025. The dividend declared for the six-month period ended 31 December 2024 was 9 cents per share. Following strong shareholder take-up of the scrip alternative, 11.8 million new shares were issued in April 2025, with only €0.5 million paid in cash, representing a 98.2% scrip election rate, reflecting meaningful shareholder confidence in reinvesting in the Company at the prevailing share price.

For the six-month period ended 30 June 2025, a dividend of 5 cents per share was declared and distributed entirely in cash in September 2025. Total dividend paid in cash during 2025 was €15.0 million, compared to €0.9 million in 2024, with total dividends declared of €39.6 million (2024: €54.4 million) after accounting for €24.6 million satisfied through the scrip issuance.

EPRA Select Key Performance Measures Snapshot

The European Public Real Estate Association ("EPRA"), is a widely recognised market standard guidance and benchmark provider for the European real estate industry. The following performance indicators have been prepared in accordance with best practices as defined by EPRA in its Best Practices Recommendations guide, available on EPRA's website (www.epra.com).

Financial Statements

Consolidated Statement of Comprehensive Income

For the year ended 31 December 2025

*    The IFRS Earnings per share for the year 2024 have been restated following the IAS 33 "Earnings per Share" requirements regarding accounting for scrip dividend shares issued in 2025.

Financial Statements

Consolidated Statement of Financial Position

As at 31 December 2025

The financial statements were approved by the Board of Directors on 30 March 2026 and were signed on its behalf by:

Andreas Tautscher

Director

Financial Statements

Consolidated Statement of Cash Flows

For the year ended 31 December 2025

Financial Statements

Consolidated Statement of Changes in Equity

For the year ended 31 December 2025