Dream Industrial Real Estate Investment Trust (DIR-UN) investor relations material

Executive summary

• Q3 diluted FFO/unit was CAD 0.28, up 3.8% YoY; constant-currency comparative-property NOI rose 8.5% to CAD 104.1 million.

• Leasing, acquisitions and development expanded the platform, while liquidity, asset quality and disciplined capital recycling remained priorities amid macro uncertainty.

Financial highlights

• Q3 net rental income rose 4.7% to CAD 103.0 million; nine-month net rental income increased 6.4% to CAD 303.2 million.

• Q3 net income was CAD 65.4 million, up 42.8% YoY; nine-month net income was CAD 158.0 million versus CAD 139.9 million.

• Q3 FFO was CAD 79.6 million versus CAD 78.0 million; nine-month FFO was CAD 235.8 million versus CAD 227.5 million.

• Net property management and other income was CAD 3.3 million, up 28.8% YoY, reflecting private venture growth.

• Q3 distributions were CAD 0.18/unit; the FFO payout ratio was 64.3%, down from 66.2% in Q3 2025.

Outlook and guidance

• FY 2026 average in-place occupancy is expected above 94%; comparative-property NOI growth is expected at the high end of 7%-8%.

• FY 2026 FFO/unit is expected slightly above the midpoint of CAD 1.08-CAD 1.10, based on current FX rates and interest-rate expectations.

• Same-property NOI prospects into 2027-28 remain encouraging, supported by positive leasing spreads, contractual escalators and occupancy upside.

• Leverage is expected in the high-30% range and net debt/EBITDA in the mid-7x range, trending lower as developments stabilize.

• Whitby redevelopment committed occupancy reached ~50% after leasing 179,000 sq. ft.; advanced negotiations for 210,000 sq. ft. could bring it to full occupancy and ~6.2% unlevered yield on cost.