Retail Offer by RetailBook

• There is a minimum subscription of £250 per investor in the Retail Offer;
• No commission will be charged by RetailBook on applications to the Retail Offer;

The Retail Offer

Sirius Real Estate Limited, the owner and operator of branded business and industrial parks providing conventional space and flexible workspace in Germany and the United Kingdom is pleased to announce a conditional Retail Offer of new ordinary shares in the capital of the Company ("Ordinary Shares") via RetailBook (the "Retail Offer" and the "Retail Offer Shares").

The Company is also conducting a placing of new Ordinary Shares to institutional investors by way of an accelerated bookbuilding process (the "Placing") as announced by the Company earlier today. Certain directors ("Directors") and PDMRs of the Company have also expressed an interest in participating in the Capital Raise (the "Subscription", together with the Placing and Retail Offer, the "Capital Raise"). For the avoidance of doubt, the Retail Offer is not part of the Placing or Subscription.

The issue price of the new Ordinary Shares will be determined following the close of the bookbuilding process.

The Retail Offer is conditional on the Retail Offer Shares being admitted to listing in the Equity Shares (Commercial Companies) category of the Official List of the Financial Conduct Authority (the "FCA") and admitted to trading on the main market for listed securities of London Stock Exchange plc ("Admission"). Admission for the Retail Offer Shares is expected to take place at 8:00 a.m. on 20 February 2026.

The Retail Offer will not be completed without the Placing also being completed.

The Company will use the net proceeds to enable the Company to execute on two acquisition opportunities in Germany with a particular focus on defence-related assets and tenants in the near term, with an estimated total value of approximately €130m (£113m).

Reason for the Retail Offer

The Retail Offer is open to eligible investors resident and physically located in the United Kingdom following release of this announcement. The Retail Offer is expected to close at 8 p.m. on 16 February 2026 and may close earlier at the discretion of the Company or if it is oversubscribed.

Eligibility for the Retail Offer

Some partners may only accept applications from existing shareholders and/or existing customers.

There is a minimum subscription of £250 per investor. The terms and conditions on which investors subscribe will be provided by the relevant financial intermediaries including relevant commission or fee charges. Note, no commission will be charged to investors by RetailBook in connection with the Retail Offer.

It is a term of the Retail Offer that the aggregate value of Retail Offer Shares sold pursuant to the Retail Offer does not, unless further allocations are agreed by the Company at its discretion, exceed £2 million.