Dream Office Real Estate Investment Trust (D-UN) investor relations material

Executive summary

• Portfolio consists of 23 active office properties totaling up to 4.4 million sq. ft. GLA, with 84% of fair value in downtown Toronto and a diversified tenant base; top 10 tenants account for about 30% of gross rent.

• Maintains a 90.0% committed occupancy rate in Toronto Downtown as of Q2 2026, outperforming broader market occupancy rates.

• Significant insider alignment with approximately 33.5% ownership by Dream Unlimited Corp. and insiders.

• Q2 2026 saw net rental income of $26.0M (up 4.9% YoY), but a net loss of $7.6M due to fair value losses and non-cash adjustments.

• Comparative properties NOI rose 6.2% YoY, driven by 9.2% growth in Toronto downtown, offset by a 5.4% decline in Other markets.

Financial highlights

• Total assets stand at $2.2 billion as of Q2 2026, with investment property fair value in Downtown Toronto at $1.7 billion.

• Q2 2026 investment properties revenue: $46.6M; net rental income: $26.0M; FFO for Q2 2026 was $12.9M, up from $12.2M YoY.

• Diluted FFO per unit: $0.65 (Q2 2025: $0.62); NAV per unit: $49.23 (down from $49.92 at Dec 2025) due to fair value losses.

• Total liquidity is $178 million as of June 30, 2026, including $104.6M undrawn revolving credit facilities.

• Level of debt (net total debt-to-net total assets) is 54.2%.

Outlook and guidance

• 2026 FFO per unit (diluted) guidance raised to $2.35–$2.40, reflecting higher straight-line rent and earlier tenant possession.

• Full-year comparative properties NOI growth expected at 3–5% for Toronto downtown and 1–3% for total portfolio.

• Toronto downtown occupancy (including committed) projected at 88–90% by year-end; in-place occupancy at 84–86%.

• Downtown Toronto market fundamentals are improving, with declining vacant sublease space, robust leasing activity, and steady net rents.

• No new office construction starts in Q2 2026, supporting stable supply.