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

Executive summary

• Achieved strong leasing momentum in Q3 2025, with 626,000 sq. ft. leased year-to-date, surpassing prior years and covering 121% of 2025 and 78% of 2026 Toronto lease expiries; portfolio is 83% concentrated in downtown Toronto, where renovations are largely complete and high-quality tenants are being secured.

• Model suite program and targeted capital investments have driven occupancy growth, with 85,000 sq. ft. leased out of 120,000 sq. ft. of model suites and significant gains at Adelaide Place.

• Management remains confident in sustaining leasing momentum and operational improvements into 2026, supported by proactive risk management and asset quality enhancements.

• Maintains strong management alignment with ~33.7% insider ownership as of Q3 2025.

Financial highlights

• Q3 2025 diluted FFO was $0.60 per unit, down from $0.77 in Q3 2024, mainly due to asset sales and lower income from investments; year-to-date FFO reached $1.90 per unit.

• Net loss for Q3 2025 was $60.8 million, including $55.1 million in negative fair value adjustments and $12.5 million in fair value losses on financial instruments.

• Net rental income for Q3 2025 was $24.6 million, a 5.7% decrease year-over-year, primarily due to property sales.

• NAV per unit declined to $51.67 from $59.47 at year-end 2024, reflecting fair value losses and asset sales.

• Total assets of $2.3 billion and 4.8 million sq. ft. of gross leasable area as of Q3 2025.

Outlook and guidance

• On track to meet 2025 FFO guidance of $2.40–$2.45 per unit and flat to slightly positive annual comparative property NOI; formal 2026 guidance will be provided in February.

• Management anticipates continued improvement in Toronto downtown occupancy and operational performance if current positive momentum persists into 2026.

• Committed occupancy is expected to reach about 86.5% by year-end 2025, supported by deals signed on vacant space with future commitments.

• Redevelopment projects are expected to derisk assets and improve value, with key completions targeted by end of Q4 2025.

• Return-to-office mandates by major financial institutions and no new office construction starts in Toronto since Q2 2024 are expected to support market recovery.