Global Net Lease (GNL) investor relations material

Executive summary

• Achieved a decisive transformation in 2025 with $3.4B in asset sales, including a $1.8B multi-tenant retail portfolio, completing the shift to a pure-play, single-tenant net lease REIT and delivering a 32% total shareholder return, outperforming net lease peers.

• Proceeds from asset sales used to reduce net debt by $2.8B since Q4 2023, strengthen liquidity, and support share repurchases of 17.2M shares for $135.9M at an AFFO yield of ~12%.

• Portfolio now 97% occupied, 820 properties, 41M sq ft, with 66% investment grade tenants and a weighted average lease term of 6.1 years.

• Achieved a 12% renewal leasing spread and executed major lease renewals with GE Aviation, FedEx, and Home Depot.

• Upgraded to investment-grade BBB- by Fitch and S&P following major strategic initiatives and refinancing.

Financial highlights

• Full-year 2025 AFFO per share was $0.99, exceeding guidance; Q4 2025 AFFO was $48.5M ($0.22/share).

• Net income attributable to common stockholders was $37.2M in Q4 2025; full-year net income was $500M.

• Debt reduced to $2.6B at year-end, down $2.1B from 2024; Net Debt/Adjusted EBITDA at 6.7x.

• Weighted average interest rate fell to 4.2% from 4.8%, cutting quarterly interest expense by 45% to $42.6M; interest coverage ratio at 2.9x.

• Liquidity at $961.9M–$962M; Revolving Credit Facility capacity at $1.5B.

Outlook and guidance

• 2026 AFFO per share guidance: $0.80–$0.84; Net Debt/Adjusted EBITDA: 6.5x–6.9x.

• Transaction volume guidance: $250M–$350M (acquisitions and dispositions combined), focusing on office asset dispositions and accretive industrial/retail acquisitions.

• Strategic focus on reducing office exposure and redeploying proceeds into industrial and retail assets.