PAREF - Half-year Results 2026

2026 HALF-YEAR RESULTS

Continued refocusing of activities and improvement in financial balance sheet

The Group's assets under management amount to €2.9bn as of June 30, 2026, down 5.1% compared to December 31, 2025, amid continued market headwinds.

REIT activity: rental income sharply higher, portfolio valuation slightly lower

• € 165m of owned assets, down -5.0% compared to December 31, 2025, with a financial occupancy rate of 78.2%, up 1.8 points compared to the end of 2025;
• Net rental income reached €3.3m, up 23.8%, driven by the new lease signed on the Tempo asset, a favorable base effect linked to the Franklin Tower as well as rent indexation.

Third-party asset management: prudent management in a constrained market

• Assets under management on behalf of institutional and retail investors amounted to €2.8bn, down 5.2% compared to December 31, 2025. Excluding the disposal of SOLIA Paref and new mandates, the decrease is estimated at -2.1%.

• Revenues on management fees reached €8.3m, up +1.6%, driven by the signing of new management mandates in Germany (Munich and Berlin);

• Gross subscriptions amounted to €4.9m, down compared to the first half of 2025, in a context of polarization of the SCPI market.

Financial structure: interest coverage ratio (ICR) improving and above the threshold as of June 30, 2026

• A bank Waiver (covenant holiday) was obtained on September 29, 2025, following the reduction of the ICR to 1.03x, with new thresholds set at 1.20x on June 30, 2026 and then 1.50x on December 31, 2026.

• The ICR stands at 1.64x on June 30, 2026, above the threshold of 1.20x applicable on that date.

Operational and strategic developments: a diversified European portfolio

• Signing of a 15-year lease with Virgin Active for a total area of ??2,800 sqm within "The Medelan", an iconic asset in the heart of Milan, illustrating the Group's ability to create value on premium assets in Europe.
• Securing an asset management mandate in Munich, for a 28,000 sqm asset with strong potential for revaluation, in line with the Group's development strategy in Germany.

• PAREF Evo SCPI has secured two new lease renewals, including the early renewal, for 7 years, of the lease of its long-standing tenant (representing 18% of the SCPI's total assets), thus reinforcing the sustainability of its financial occupancy rate. Furthermore, it has renewed its initial SRI (Socially Responsible Investment) certification cycle for a period of 3 years and has once again been recognized in the Sustainable SCPI Awards.
• Continuation of the ESG approach of the SCPI PAREF Prima, which has equipped part of its German retail parks with electric charging stations, in partnership with Eliso (subsidiary of VINCI Concessions).
• PAREF Gestion remains in the "Excellent" category of Décideurs Magazine's 2026 ranking of the best SCPI management companies, confirming the quality of its management and the recognition of its expertise.
• Completion of the disposal of SOLIA Paref, a subsidiary dedicated to Property Management on behalf of third parties, to the RYZE Group (formerly YARD REAAS), as part of the Group's refocusing on high value-added activities: Asset Management, Fund Management and Investment.

Changes in governance

• On June 16, 2026, the PAREF Board of Directors appointed Takuya Yamada as Interim Chairman and CEO. A recruitment process, currently underway, is expected to lead to the appointment of a permanent Chairman and CEO in the near future.

The first half of 2026 marks a new phase of development for PAREF. While the real estate market is undergoing significant change and remains constrained, we have already implemented a prudent and optimal refocusing of our activities, prioritizing the sustainable restoration of our financial stability. The Group intends to pursue its European development, with the aim of creating long-term value for its shareholders.

Takuya Yamada
Interim Chairman & CEO of PAREF

This half year illustrates the diversity of our activities, all managed with the same high standards: improved financial occupancy rates on our own portfolios and a new asset management mandate in Europe. At the same time, in an SCPI market that remains particularly constrained, we have maintained the performance of our SCPI portfolios while preparing new initiatives to broaden our range of funds and diversify our income with new strategies.

Anne Schwartz
Deputy CEO of PAREF and CEO of PAREF Gestion

The Board of Directors, during the meeting held on September 29, 2026, approved the summary consolidated accounts as of June 30, 2026.

The Statutory Auditors issued their report on the half-year financial information on September 29, 2026, after performing the following procedures:

• Limited review of the half-year summary consolidated accounts of PAREF for the period from January 1 to June 30, 2026, which were prepared under the responsibility of the Board of Directors during the meeting held on September 29, 2026;
• Verification of the information provided in the half-year financial report.

The 2026 half-year financial report can be viewed or downloaded on the PAREF website: www.paref.com

1 – Resilient operating performance

1.1 REIT activity: rental income sharply higher, portfolio valuation slightly lower

Declining real estate asset values

As at June 30, 2026, the value of PAREF's portfolio stood at €165m, down 5% compared to the end of 2025. This change is due to a -€7.9m adjustment in portfolio values, primarily affecting office properties located in Paris and the surrounding region, in a context of rising investor yields and downward pressure on market rental values.

The portfolio includes €152.8m for the 6 real estate assets representing a leasable area of ??nearly 63,748 sqm, and €12.7m of financial investments in funds managed by the Group.

Improving rental performance

• The financial occupancy rate of the portfolio stood at 78.2%, up from December 31, 2025 (76.4%), driven by the signing of the new lease on the Tempo asset.
• The weighted average lease break (WALB) is 4.06 years, compared to 4.23 years at the end of 2025, reflecting the natural evolution of the portfolio over the period.
• The average gross initial yield on owned assets stands at 6.3%, compared to 5.9% at the end of 2025, driven in particular by the adjustment of appraised values.

The rent expiry schedule for owned assets is as follows:

Sharp rise in net rental income

PAREF's net rental income from assets amounted to €3.3m as at June 30, 2026, an increase of 23.8% compared to the first half of 2025. This growth is primarily due to the new lease signed on the Tempo asset, a favorable base effect related to the Franklin Tower, and rent indexation. Rents on a like-for-like basis increased by 14.2%.

1.2 Third-party asset management activity: a strategic development in a challenging market

The Group relies on its two subsidiaries, PAREF Gestion and PAREF Investment Management, which bring their expertise to institutional investors and individuals by offering Asset Management, Fund Management and Investment services across real estate assets and funds.

Fund management: a resilient portfolio being optimized

In the first half of 2026, fundraising in the SCPI market tended to stabilize, but several challenges remained for real estate management companies. Liquidity remained structurally fragile, and subscription flows remained concentrated in a limited number of vehicles, illustrating the persistent polarization of the market.

Since the renewal of its core product range in September 2024, PAREF Gestion has confirmed the strength of its SCPIs (French real estate investment trusts), driven by stable performance in 2025. This momentum was based on rigorous portfolio management, including continued asset rotation, maintaining the performance and resilience of the managed funds, and a strong ESG (Environmental, Social, and Governance) strategy. Building on this foundation, the asset management company actively pursued its development, launching several initiatives to address promising new investment themes.

PAREF Gestion continued its active portfolio management strategy by carrying out asset disposals in the first half of 2026 totaling €13.4 m, including:

• €9.5m for Novapierre Residentiel
• €3.5m for PAREF Hexa
• €0.4m for Novapierre 1

Gross subscriptions recorded on SCPI funds during the first half amounted to €4.9m, down 60% compared to the first half of 2025, as part of the ongoing polarization of the market.

With a European footprint and a differentiated offering, PAREF Gestion continued its fund management activity in Italy, notably of Fondo Broggi, owner of "The Medelan", an emblematic asset in the center of Milan which was completely restructured and delivered by the Group in 2022.

Mandate management: long-term strategic development with the securing of new inflows

PAREF Group has signed a 15-year lease with Virgin Active for 2,800 sqm in "The Medelan". This lease illustrates its ability to create value on premium assets and to support its partners in distinctive projects across Europe. It also reinforces its position in the Italian market, alongside leading international players.

Furthermore, the Group has secured an asset management mandate in Munich for a 28,000 sqm asset with significant upside potential. This assignment is part of its development strategy in Germany, complementing mandates already obtained in Berlin, and demonstrates institutional investors' confidence in its expertise in asset repositioning.

2 – Current operating income driven by increased rental income and controlled expenses

Current operating income is €1.8m, up 80% compared to the first half of 2025. This increase is mainly due to:

• Net rental income of €3.3m, up 23.8% compared to the same period in 2025, driven by the new lease signed on the Tempo asset, a favorable base effect linked to the Franklin Tower as well as rent indexation
• Commissions fees of €8.8m, down 6.6% compared to the first half of 2025:
  • • management fees amounted to €8.3m, a slight increase of 1.6%, mainly due to the signing of new management mandates in Germany (Munich and Berlin);

• • • gross subscription fees amounted to €0.5m, down 60%, directly driven by the slowdown in fundraising.

• General operating expenses at -€6.9m, down 10.9% including:
  • • personnel costs at -€4.8m, down 10.7%, mainly due to the sale of SOLIA Paref and departures temporarily not replaced by June 30, 2026;

• • • other general operating expenses amounted to -€2.1m, down 11.4%, which is explained by reducing expenses related to personnel management and structural costs (France and International).

• Amortization and depreciation of -€1.1m, up 37%, due in particular to costs of abandoned projects (amounting to €110,000) and additional provisions for litigation, particularly rental litigation with the tenant of the assets in Dax and Saint-Paul-lès-Dax, for unpaid rent.

In addition to the above, the following items also contributed to the net result:

• the change in the fair value of assets of -€8.4m as at June 30, 2026 (compared to -€4.0m on June 30, 2025), resulting from several factors: for the office assets, an increase in yield rates and a decrease in estimated rental value, and a positive rent indexation for the rest of the portfolio;
• the result of the sale of the Property Management business (SOLIA Paref) for +€0.6m;
• the cost of financial debt amounting to -€2.0m, compared to -€1.9m in the first half of 2025;

• the result of companies consolidated under the equity-method of -€0.7m compared to €0.4m in the first half of 2025, reflecting the downward adjustment of the appraisal values ??of the OPPCI Vivapierre.

3 – Prudent management of financial resources

The PAREF Group is carefully managing its short-term needs and commitments.

• The nominal amount of gross financial debt drawn by the PAREF Group stands at €78m, the same amount compared to December 31, 2025, with 73% covered by hedging derivative instruments;

• The Loan-to-Value (LTV) stands at 38%, compared to 35% on December 31, 2025, due to the decline in asset values, but remains below the 50% threshold to be respected as part of the financial commitments.

• The average cost of drawn debt amounts to 4.49% on June 30, 2026, compared to 4.66% on December 31, 2025.
• The average debt maturity is 2.0 years as of June 30, 2026, compared to 2.5 years at the end of 2025;
• The PAREF Group's liquidity amounts to €10.7m, including €6.2m in cash and cash equivalents and €4.5m in confirmed undrawn credit lines.

On September 29, 2025, the PAREF Group announced that it had obtained a waiver agreement from all its banking partners, concerning the temporary suspension of the covenant related to the ICR ("covenant holiday") for the tests on June 30, 2025, and December 31, 2025. This waiver was requested in light of the temporary decrease in the ratio, which stood at 1.03x. The agreement provided for a covenant reset, setting new thresholds of 1.20x on June 30, 2026, and then 1.50x on December 31, 2026. This was combined with the suspension of dividend distributions until the ratio was restored (excluding SIIC distribution obligations), additional security through the mortgage of assets in Dax and Saint-Paul-lès-Dax, and a partial cancellation of the €7.5m credit line out of €13m undrawn.

As at June 30, 2026, the ICR stands at 1.64x, above the threshold of 1.20x applicable on that date.

The Company reports the following financial ratios:

4 – EPRA net asset value down over the year

In accordance with EPRA Best Practices Recommendations, EPRA NAV indicators are determined in particular from consolidated equity under IFRS standards, the market value of debt and financial instruments. Based on these factors:

The EPRA Net Reinstatement Value (NRV) is €85.1 per share, down -6.9% compared to December 31, 2025.

The changes primarily reflect:

• the change in the fair value of investment properties on a like-for-like basis of -€5.6 per share;
• the recurring net result for +€0.2 per share;
• the change in the fair value of financial instruments for -€0.4 per share; and
• the change in transfer taxes was -€0.4 per share.

5 – Post-closing events

• As part of the sale process for the Croissy-Beaubourg asset, a preliminary sales agreement was signed on July 23, 2026, with the European leader in last-mile logistics real estate. The completion of the sale is subject to certain conditions precedent. The transaction is expected to close in the first quarter of 2027.
• In September, PAREF Gestion launched PAREF Vitae Value Add Fund I, a new fund dedicated to healthcare, care, and wellness real estate (senior residences, medical offices, wellness centers, animal health), primarily in France with an expansion into Europe. This Value Add fund aims to create value through the operational transformation of assets and rental appreciation in a market that remains relatively untapped by institutional investors.

6 – Outlook

The real estate market remains challenging for the entire sector. In this context, PAREF is continuing to refocus on its core businesses, Asset Management, Fund Management and Investment, as well as strengthening its balance sheet, with a single objective: to gradually restore its financial and operational balances, while maintaining its portfolio management requirements and its pursuit of long-term value creation.

On several indicators, this first half confirms the first effects of the roadmap presented in February 2026, structured around four pillars on which the Group intends to maintain its efforts in the second half:

• Real estate activity: continue marketing the assets held directly;
• Fund management: consolidate the stabilization of assets under management and continue the diversification of the offering;
• Investment Management: continue selective international development, based on new mandates;

• Financial structure: anchor the restoration of the interest coverage ratio (ICR) and continue to improve its financial balances.

Financial calendar

November 10, 2026: Financial information as of September 30, 2026

About PAREF Group

PAREF is a European group committed to achieving sustainable real estate performance. As a leading player in real estate investment and management, the Group oversees nearly €3 billion in assets as of June 30, 2026, more than half of which are located outside France.

For more than 30 years, PAREF has relied on the expertise of its teams to support shareholders, investors, tenants and users.

With a strong presence in France, Germany, Italy and Switzerland, PAREF pursues an approach that combines profitability target, sustainability and client satisfaction. The Group serves both institutional and private investors, thereby contributing to the transformation of the real estate sector.

PAREF is a company listed on Euronext Paris, Compartment C, under ISIN FR0010263202 – Ticker PAR.

More information on www.paref.com

Press Contacts

APPENDIX

Rental income

EPRA Earnings per share as at June 30, 2026

H1 2026 consolidated P&L

CONSOLIDATED BALANCE SHEET

CASHFLOW STATEMENT

EPRA Net Tangible Assets (NTA) as at June 30, 2026

EPRA Net Disposal Value (NDV) as at June 30, 2026

Other EPRA indicators

• EPRA Vacancy rate[6]

• EPRA Net Initial Yield (NIY) and ‘topped-up' NIY

• Capital expenditure

• LTV (Loan to Value) EPRA

• EPRA cost ratios

The ratios below are computed based on PAREF owned[12] assets perimeter (including companies consolidated under the equity method).

Glossary

SFD (Secured Financial Debt): secured financial debt divided by the consolidated value of assets, including the value of PAREF Gestion shares and financial interests in funds managed by the Group.

ICR (Interest Coverage Ratio): EBIT divided by consolidated financial expenses excluding setup fees for financing.

LTV (Loan to Value): consolidated net drawn debt divided by the consolidated asset value excluding transfer taxes and including the valuation of PAREF Gestion and financial participation in the funds managed by the Group.

FOR (Financial occupancy rate): dividing the total amount of rents and occupancy allowances invoiced (including rent compensation allowances) as well as the market rental values of other premises not available for rental, by the total amount of rents billable assuming all assets are fully leased.

WALB (Weighted Average Lease Break): average remaining duration of the tenancy until the next break option.

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[1] Including the value of PAREF Gestion as at Dec 31, 2025

[2] The valuation of PAREF Gestion was performed by a qualified external expert Dec 31, 2025

[3] Including participations in the companies consolidated in equity method OPPCI Vivapierre at 27.24%

[4] The valuation of PAREF Gestion was performed by a qualified external expert Dec 31, 2025

[5] The valuation of PAREF Gestion was performed by a qualified external expert Dec 31, 2025

[6] Excluding the participation in OPPCI Vivapierre

[7] The EPRA Net Initial Yield rate is defined as the annualized rental income, net of property operation expenses, after deducting rent adjustments, divided by the value of the portfolio, including duties

[8] The EPRA ‘topped-up' Net Initial Yield rate is defined as the annualized rental income, net of property operating expenses, excluding lease incentives, divided by the value of the portfolio, including taxes.

[9] Including the investment related to restructuring project of the Tempo asset, located in Paris

[10] Including current debts (accrued interest, guarantee, suppliers, tax payable, other debts) net of current receivable (clients, other receivables and prepaid expenses)

[11] Including the valuation of PAREF Gestion performed by a qualified external expert Dec 31, 2025

[12] Excluding the participation in OPPCI Vivapierre