Retail Offer

• Supermarket Income REIT announces a conditional retail offer of new ordinary shares of £0.01 each in the capital of the Company (the "New Ordinary Shares") via RetailBook to eligible existing and new retail investors in the UK (the "Retail Offer").
• Applications for the New Ordinary Shares through these partners can be made from tax efficient savings vehicles such as ISAs or SIPPs, as well as General Investment Accounts ("GIAs").
• The Retail Offer is available to both existing shareholders and new investors.
• 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.
• More information on RetailBook's partner network and how investors can participate in the Retail Offer can be found here: https://app.retailbook.com/offers/supermarket-income-reit-plc.

The Retail Offer

Supermarket Income REIT (LSE: SUPR), is pleased to announce a conditional retail offer of New Ordinary Shares via RetailBook.

As announced earlier today, the Company is also conducting: (i) an institutional placing which will be made available to new and existing eligible investors (the "UK Placing"); and (ii) a placing to selected qualifying investors in South Africa (the "South African Placing", and together with the UK Placing, the "Placing").

The Retail Offer (and the Placing) are conditional on, among other things, (i) the resolution required to implement the Retail Offer (and the Placing) being duly passed by shareholders at a general meeting of the Company to be held on or around 3 August 2026 (the "General Meeting"); and (ii) the New Ordinary Shares being admitted to trading on the main market for listed securities of London Stock Exchange ("Admission"). Admission is expected to take place at 8:00 a.m. on 5 August 2026.

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

The Company will use the net proceeds to part fund the purchase of a portfolio of three supermarkets (a Sainsbury's in Manchester and two Tesco stores in Edinburgh and Halifax) for approximately £118 million, and a further pipeline of six UK grocery assets in the UK let to major grocers for an aggregate consideration of £98 million.

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 3:00 p.m. on 15 July 2026 and may close earlier at the discretion of the Company or if it is oversubscribed.

Investors can participate through RetailBook's partner network of investment platforms, retail brokers and wealth managers, subject to such partners' participation. More information on RetailBook's partner network can be found here: https://app.retailbook.com/offers/supermarket-income-reit-plc.

Applications for the New Ordinary Shares through participating partners can be made from tax efficient savings vehicles such as ISAs or SIPPs, as well as GIAs. Investors wishing to apply using their ISA, SIPP or GIA should contact their investment platform, retail broker or wealth manager for details of their terms and conditions, process and any relevant fees or charges.

The New Ordinary Shares will, when issued, be credited as fully paid and will rank pari passu in all respects with existing ordinary shares of £0.01 each ("Ordinary Shares") (save for any dividends or other distributions declared, made or paid on the Ordinary Shares by reference to a record date prior to the allotment of the New Ordinary Shares). The New Ordinary Shares issued pursuant to the Retail Offer will not carry the right to receive the fourth quarterly dividend of the financial year ending 30 June 2026.

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.

Investors should also note that the Retail Offer will remain open alongside a live share price.

It should be noted that a subscription for the New Ordinary Shares and investment in the Company carries a number of risks. Investors should take independent advice from a person experienced in advising on investment in securities such as the New Ordinary Shares if they are in any doubt.

Further information on the Company can be found on its website at https://supermarketincomereit.com/.