THIS ANNOUNCEMENT CONTAINS INSIDE INFORMATION

FOR IMMEDIATE RELEASE

9 January 2026

THE UNITE GROUP PLC

('Unite Students', 'Unite', the 'Group', or the 'Company')

TRADING UPDATE AND Q4 FUND VALUATIONS

Unite Students, the UK's leading owner, manager and developer of student accommodation, today announces an update on current trading and quarterly property valuations for the Unite UK Student Accommodation Fund ('USAF') and the London Student Accommodation Joint Venture ('LSAV') as at 31 December 2025.

Joe Lister, Unite Students Chief Executive Officer, commented:

"Sales progress to date is consistent with our guidance for occupancy of 93-96% and rental growth of 2-3% for the 2026/27 academic year (2025/26: 95.2% and 4.0%). Our conversations with our university partners show continued demand for our high-quality, value-for-money accommodation, notwithstanding a slower start to the 2026/27 sales cycle.

Consistent with the revised capital allocation policy set out at our recent investor event, we are today launching a £100m share buyback programme to return surplus capital to shareholders. This will initially be funded through reduced off-campus development activity, which maintains our high-quality balance sheet. We will continue to invest where we see the strongest risk-adjusted returns and expect to generate further surplus capital over the year ahead as we make progress with planned disposals.

We are focused on delivering on our strategic priorities, namely driving operational excellence and optimising capital allocation. These underpin our medium-term outlook and our path to return to earnings growth from 2027."

Highlights

·    Reiteration of FY2025 guidance for adjusted EPS of 47.5-48.25p

·    Continued demand with 64% of beds sold for the 2026/27 academic year (2025/26: 67%)

·    Funding complete and construction underway at Newcastle University joint venture

·    Launch of share buyback programme of up to £100 million given high-quality balance sheet

·    Modest reduction in Q4 valuations (USAF: (0.7%), LSAV: (1.4%), FY2025: +0.7% and +0.5%)

The Company will host a conference call for investors and analysts this morning at 08:30am GMT. Dial-in details are:

Title                 Unite - Q4 Trading update

Weblink            https://brrmedia.news/UTG_TU

Dial in              +44 (0) 33 0551 0200 (please join 5-10 minutes before start)

Password          Unite Trading Update

A recording will be available on the Company's website following the call.

Current trading

2026/27 lettings performance

Having launched our sales cycle in late October, 64% of rooms are now reserved for 2026/27, slightly behind the prior year (2025/26: 67%). This comprises 56% of beds let to universities under nomination agreements and 8% through direct-let sales (2025/26 59% and 8% respectively).

Ahead of the main UCAS application deadline, we have seen a slower rate of sales as universities adopt a more cautious approach to renewing single year or expiring multi-year nomination agreements. The UK 18-year-old population will grow by 4% this year, supporting demand for university education, and we continue to see good engagement from our university partners. Based on these discussions, we anticipate further demand for beds from universities later in the sales cycle.

Our focus on securing income through price adjustments in markets with lower occupancy in 2025/26, including Nottingham, Sheffield and Leicester, has encouragingly led to reservations being slightly ahead of last year in those cities. We will continue to be proactive in our sales and marketing approach for both direct-let and nominations beds.

The sales progress to date is consistent with our target for 93-96% occupancy and rental growth of 2-3% for the 2026/27 academic year (2025/26: 95.2% and 4.0%). We will provide a further update, following initial UCAS applications data for undergraduate students, at our Preliminary results on 24 February.

University partnership and development update

We have made good progress on our university joint ventures with Newcastle University and Manchester Metropolitan University. Construction is underway at Castle Leazes in Newcastle with the first phase on track for delivery in 2028 and we will recognise c.1p of non-recurring management fee income in FY2025. We are also in the advanced stages of finalising our joint venture with Manchester Metropolitan University, which we expect to complete in the coming weeks.

Our 719-bed Hawthorne House scheme in Stratford, which also includes a new academy school, is on track to complete in June. The building is subject to transitional approvals under the Building Safety Act, required for the occupation of the building for the start of 2026/27 academic year. We are actively engaging with the Building Safety Regulator to enable the building to welcome students from this September.

We have deferred delivery of our 500-bed Freestone Island project in Bristol while we explore options to secure best value from the project. This deferral releases approximately £55 million of capital which was previously allocated to the development.

We have also decided to not proceed with our TP Paddington development in London. This follows the grant of planning permission on appeal, which fulfilled our contractual commitment to the landowner. The 605-bed project is not financially viable based on our target return requirements and an extended delivery programme. We expect to recognise a c.£10 million exceptional write-off of planning costs in FY2025 which we expect to be excluded from adjusted earnings.

Share buyback programme

At our investor event in November, we set out our revised capital allocation framework focused on increasing our portfolio weighting to high-tariff universities while driving earnings growth and attractive total accounting returns. Under this approach, surplus capital will be deployed at the strongest risk-adjusted returns into university partnerships and share buybacks.

We are today announcing a share buyback programme to purchase up to £100 million of Unite shares, reflecting confidence in Unite's long-term prospects and our high-quality balance sheet. This initial tranche will be funded through surplus capital from deferred development activity. Further capital allocation will be kept under review as we progress with our target disposal programme of £300-400m p.a..

Acquisition of Empiric Student Property ('Empiric')

The CMA announced that it had conditionally cleared our acquisition of Empiric in late November following its phase 1 investigation. The Court Sanction Hearing for the scheme of arrangement has been scheduled for 26 January 2026 and the Effective Date of the Scheme is expected to be 28 January 2026 with completion shortly thereafter.

We look forward to delivering on our business plan for Empiric, as part of our wider focus on operational excellence and a return to grown from 2027.

Earnings guidance

Performance through the fourth quarter has been in-line with the Board's expectations and supports reiterated guidance for adjusted EPS of 47.5-48.25p for FY2025. This includes c.1p of non-recurring fee income from our Newcastle University joint venture in the second half.

We remain proactive in reducing costs to improve our operational efficiency and completed a restructuring before the year end to deliver a c.20% saving in our head office staff costs. There are further opportunities for cost savings over the next 12 months through cost efficiencies from technology investment and the realisation of cost synergies from the acquisition of Empiric.

We will provide more detailed guidance for FY2026 adjusted EPS, incorporating the acquisition of Empiric, with our Preliminary results on 24 February.

Quarterly fund valuations

At 31 December 2025, USAF's property portfolio was independently valued at £2,844 million, a 0.7% reduction on a like-for-like basis during the quarter and a 0.7% increase for the year. The valuation increase reflects quarterly rental growth of 0.5%, offset by 4 basis points of yield expansion. USAF's portfolio is now valued at a blended 5.3% yield. The portfolio comprises 22,361 beds in 56 properties across 17 university towns and cities in the UK.

LSAV's property portfolio was independently valued at £2,083 million, a 1.4% reduction on a like-for-like basis during the quarter and 0.5% increase for the year. The valuation increase in LSAV is driven by quarterly rental growth of 2.4%, offset by 16 basis points of yield expansion. LSAV's portfolio is now valued at a blended 4.7% yield. LSAV's portfolio comprises 9,710 beds across 14 properties in London and Aston Student Village in Birmingham.

Based upon discussions with valuers, we expect the yield movement at Unite share for FY2025 (wholly owned properties plus share of JVs) to be broadly in-line with the 12 basis point increase for USAF in the year.

* Capital growth presented net of capital expenditure for property maintenance and improvement, but excludes fire safety spend

ENDS

For further information, please contact:

Unite Students

Joe Lister / Mike Burt / Saxon Ridley                                     Tel: +44 117 302 7005

Press office                                                                             Tel: +44 117 450 6300

Sodali & Co

Ben Foster / Sam Austrums / Louisa Henry                           Tel: +44 20 7250 1446

The person responsible for arranging for the release of this announcement on behalf of Unite is Christopher Szpojnarowicz, Group Legal Director & Company Secretary.

About Unite Students

Unite Students is the UK's largest owner, manager and developer of purpose-built student accommodation (PBSA) serving the country's world-leading higher education sector. We provide homes to 64,000 students across 143 properties in 22 leading university towns and cities. We currently partner with over 60 universities across the UK.

Our people are driven by a common purpose: to provide a 'Home for Success' for the students who live with us. Unite Students' accommodation is safe and secure, high quality and affordable. Students live predominantly in en-suite study bedrooms with rents covering all bills, insurance, 24-hour security and high-speed Wi-Fi.

We are committed to raising standards in the student accommodation sector for our customers, investors and employees. Our Sustainability Strategy includes a commitment to become net zero carbon across our operations and developments by 2030.

Founded in 1991 in Bristol, the Unite Group is an award-winning Real Estate Investment Trust (REIT), listed on the London Stock Exchange. For more information, visit Unite Group's corporate website www.unitegroup.com or the Unite Students' site www.unitestudents.com.

Unite FY2025 Profit Forecast

Unite released its 2024 financial results preliminary statement on 25 February 2025, which included the following statement: "guidance for adjusted EPS of 47.5 - 48.25p in 2025" ("Unite FY2025 Profit Forecast"). The Unite FY2025 Profit Forecast is referred to in this announcement.

The Panel on Takeovers and Mergers has confirmed that the Unite FY2025 Profit Forecast constitutes a profit forecast made before the commencement of an offer period, to which the requirements of Rule 28.1(c) (i) of the Code apply.

Basis of preparation

The Unite FY2025 Profit Forecast is based on the Group's current internal unaudited management accounts for the eleven-month period ended 30 November 2025 and the Group's current internal unaudited forecasts for the remainder of the financial year ending 31 December 2025.

The Unite FY2025 Profit Forecast has been compiled on the basis of the assumptions set out below. The basis of the accounting policies used in the Unite FY2025 Profit Forecast is consistent with the existing accounting policies of the Group, which uses 'Alternative Performance Measures' or other non-International Financial Reporting Standards measures.

Directors' confirmation

The Unite Directors have considered the Unite FY2025 Profit Forecast and confirm that, as at the date of this announcement, the Unite FY2025 Profit Forecast remains valid, has been properly compiled on the basis of the assumptions set out below and the basis of accounting used is consistent with the Unite Group's existing accounting policies.

Assumptions

The Unite FY2025 Profit Forecast has been prepared on the basis referred to above and subject to the principal assumptions set out below. The Unite FY2025 Profit Forecast is inherently uncertain and there can be no guarantee that any of the assumptions listed below will occur and/or if they do, their effect on the Group's results of operations, financial condition or financial performance may be material. The Unite FY2025 Profit Forecast should be read in this context and construed accordingly.

The directors of Unite have made the following assumptions in respect of the financial year ending 31 December 2025:

Assumptions within Unite's control or influence:

(a) no material change to the existing strategy or operation of the Group's business;

(b) no material adverse change to the Group's ability to meet customer, supplier and partner needs and expectations based on current practice;

(c) no material unplanned asset acquisitions or disposals, merger and acquisition activity conducted by or affecting the Group;

(d) no material change to the present management of the Unite Group; and

(e) no material change in capital allocation policies of the Group.

Assumptions outside of Unite's control or influence

(a) no material effect from changes to existing prevailing macroeconomic, fiscal, monetary and inflationary conditions in the United Kingdom;

(b) no material adverse change to the Group's market environment, including in relation to customer demand or competitive environment;

(c) no material adverse events that have a significant impact on the Group's major partners or suppliers;

(d) no material disruption or changes to student demand for accommodation in the cities in which the Group operates;

(e) no material adverse events that would have a significant impact on the Group including information technology/cyber infrastructure disruption or significantly adverse weather events;

(f) no material new litigation, and no material unexpected developments in any existing litigation, each in relation to any of the Group's activities; and

(g) no material change in legislation, taxation or regulatory requirements impacting the Group's operations, expenditure or its accounting policies.