European Residential Real Estate Investment Trust Q3 2025 Earnings Report

European Residential Real Estate Investment Trust EPS Results

• Actual EPS: -C$0.04
• Consensus EPS: N/A
• Beat/Miss: N/A
• One Year Ago EPS: N/A

European Residential Real Estate Investment Trust Revenue Results

• Actual Revenue: $16.42 million
• Expected Revenue: N/A
• Beat/Miss: N/A
• YoY Revenue Growth: N/A

European Residential Real Estate Investment Trust Announcement Details

• Quarter: Q3 2025
• Date: 11/5/2025
• Time: Before Market Opens
• Conference Call Date: Thursday, November 6, 2025
• Conference Call Time: 9:00AM ET

European Residential Real Estate Investment Trust (TSE:ERE.UN) - ERES is an unincorporated, open-ended real estate investment trust. ERES's REIT units are listed on the TSX under the symbol ERE.UN. ERES is Canada's only European-focused multi-residential REIT, with a current initial focus on investing in high-quality multi-residential real estate properties in the Netherlands. ERES owns a portfolio of 137 multi-residential properties, comprised of 5,865 suites and ancillary retail space located in the Netherlands, and owns one office property in Germany and one office property in Belgium. ERES's registered and principal business office is located at 11 Church Street, Suite 401, Toronto, Ontario M5E 1W1.

European Residential Real Estate Investment Trust Q3 2025 Earnings Call Transcript

Key Takeaways

• Positive Sentiment: Completed strategic dispositions that generated EUR 397m in Q3 (EUR 489m YTD), used proceeds to repay EUR 238m of debt and paid a special cash distribution of EUR 90 per unit.
• Positive Sentiment: Same-property occupied average monthly rent rose 4.7% to EUR 1,349, indicating ongoing rent strength across the portfolio.
• Negative Sentiment: Financial performance was pressured: same-property NOI margin fell to 67.8% (from 76.2%) and diluted FFO per unit dropped to EUR 0.13 (from EUR 0.40), driven by lost rent on vacant units and higher repair & maintenance costs.
• Positive Sentiment: Balance sheet and liquidity improved as adjusted debt-to-market value declined to 34% (from 53%) and there are no mortgage maturities remaining in 2025–2026, providing financial flexibility.
• Negative Sentiment: The REIT still holds 1,033 residential suites and is advancing a sale process amid outstanding Dutch tax reassessments and no definitive wind‑down timeline, creating execution and timing uncertainty for remaining capital returns.

Presentation

[Operator]

Good morning, all, and thank you for joining us on today's European Residential REIT third quarter 2025 results conference call. My name is Drew, and I'll be the operator on the call today. After today's prepared remarks, we will hold a Q&A session. If you wish to register a question, please press star followed by one on your telephone keypad, and to withdraw your question, hit star followed by two. With that, it's my pleasure to hand over to Nicole Dolan, Investor Relations. To begin, please go ahead when you're ready.

[Nicole Dolan, Director Investor Relations at CAPREIT]

Thank you, operator, and good morning, everyone. Before we begin, let me remind everyone that during our conference call this morning, we may include forward-looking statements about expected future events and the financial and operating results of EREDS, which are subject to certain risks and uncertainties. We direct your attention to slide two and our other regulatory filings for important information about these statements. I will now turn the call over to Mark Kenny, Chief Executive Officer.

[Mark Kenney, CEO at European Residential REIT]

Thanks, Nicole. Good morning, everyone. Joining me this morning is Jenny Chou, our Chief Financial Officer. Let's get started on slide four with a high-level update. During Q3, EREDS continued to execute on its strategic disposition program. Focusing on maximizing unit holder value, we successfully completed several key transactions, including the sale of our commercial properties in Belgium and Germany, the closing of previously announced disposition of a portfolio containing 1,446 residential suites in the Netherlands, and the sale of an additional 110-suite property in Rotterdam. Collectively, these transactions generated EUR 397 million in gross consideration, bringing our 2025 disposition total to EUR 489 million, with part of that capital used to repay EUR 238 million in debt. With remaining proceeds, EREDS declared and paid a special cash distribution of EUR 90 per unit in line with our commitment to return capital to unit holders.Operationally, rent growth remained robust, with same property occupied AMR increasing by 4.7% to EUR 1,349 at current period end. However, you will see on slide five, our residential occupancy was down to 90.8% as of September 30, 2025, on the total and same property portfolio. This reflects elevated vacancies associated with our disposition strategy, as we are intentionally keeping additional suites offline each month in order to maximize sale value. With that introduction, I will now turn the call over to Jenny to highlight our financial results.

[Jenny Chou, CFO at European Residential REIT]

Thanks, Mark. Slide seven provides some key performance metrics for the third quarter of 2025. Due to lost rent on vacant units combined with an increase in repair and maintenance costs, the REIT's NOI margin was down to 67.8% for the current quarter on the same property basis, from 76.2% realized for the three months ended September 30, 2024. Our diluted FFO per unit was EUR 0.13 for Q3, which is down from EUR 0.4 in the comparative period, primarily due to the significant amount of property sales that have been completed since. On slide eight, we've highlighted our resilient financial position and liquidity. As we've used part of our disposition proceeds to repay debt, our ratio of adjusted debt to market value has decreased to 34% as of September 30, 2025, down from 53% as that comparative period end.We're also actively managing our access to liquidity and ensuring ongoing compliance with all covenants. Turning to slide nine, you'll see that we have no mortgages maturing over the remainder of 2025 and 2026, which provides us with financial flexibility to continue executing on value maximizing transactions. As we advance on our disposition program, prudent financial stewardship will remain central in our decision-making. With that, I will hand the call back to Mark.

[Mark Kenney, CEO at European Residential REIT]

Thanks, Jenny. By period end, EREDS's portfolio consisted of 1,033 residential suites and ancillary retail space in the Netherlands, as listed out on slide 11. We're continuing to work with our financial and real estate advisors on a sale process for this remaining portfolio. Buyer interest is still active, and the REIT is exploring several potential alternatives, including individual asset transactions that present compelling value opportunities in the near term and/or a larger portfolio disposition. These efforts are being advanced alongside certain structural and outstanding tax matters, including the previously disclosed reassessments by the Dutch tax authority. Ultimately, our primary focus is on realizing the full value of the REIT's remaining portfolio and maximizing distribution of capital proceeds to unit holders. While the wind-down process involves complexity and uncertainty, we remain committed to acting in the best interest of all unit holders and providing timely updates as developments unfold.With that, we would now be pleased to take any questions that you may have.

[Operator]

We can now begin today's Q&A session. If you would like to ask a question on the call today, please press star followed by one on your telephone keypad, and to withdraw your question, hit star followed by two. Our first question today comes from Sairaam Srinivas from Cormark Securities. Your line is now open. Please go ahead with your question.

[Sairam Srinivas, Equity Research Analyst at Cormark Securities]

Thank you, operator. Good morning, Mark, Jenny.

[Mark Kenney, CEO at European Residential REIT]

Good morning.

[Sairam Srinivas, Equity Research Analyst at Cormark Securities]

Mark, just going back to the timeline of transactions, are you basically comfortable with the idea that this will probably wrap up in Q4? Are we looking or are we looking for something beyond that?

[Mark Kenney, CEO at European Residential REIT]

No, we've not provided clear guidance on a final wrap-up of the REIT. There are issues here, as we discussed, with tax and other issues to work out, but we will be providing definitive feedback when we have more certainty.

[Sairam Srinivas, Equity Research Analyst at Cormark Securities]

Fair enough. Thanks, Mark. That's all from me.

[Mark Kenney, CEO at European Residential REIT]

Thank you, Sai. Okay. I'm not sure if the operator. Okay.

[Operator]

Thank you. Thank you. With that, we have no further questions in the queue at this time, and I'll hand back over for some closing comments to Mark Kenney.

[Mark Kenney, CEO at European Residential REIT]

Thank you, operator, and thank you, everyone, for joining us this morning. If you have any further questions, please do not hesitate to contact us at any time. Thank you again, and have a great day.

[Operator]

Thank you all. That concludes today's call, and you may now disconnect.

Participants

Analysts

• Nicole Dolan, Director Investor Relations at CAPREIT
• Jenny Chou, CFO at European Residential REIT
• Sairam Srinivas, Equity Research Analyst at Cormark Securities
• Mark Kenney, CEO at European Residential REIT