[Institutional Investor Only] Elite UK REIT (SGX: MXNU.SP / MENU.SP) Hong Kong Non-Deal Roadshow

​On behalf of Elite UK REIT (SGX: MENU.SP (SGD) / MXNU.SP (GBP)) - We would like to invite you to meet the senior management team of Elite UK REIT on 13 November 2026 (Friday). Through small group meetings, institutional investors will have the opportunity to learn more about REIT’s recent performance, UK government-leased portfolio and future growth strategies.

​Roadshow Details:

​Mode: Small group meeting

​Date: 13 November 2026 (Friday)

​Available Timeslot (approx. 90mins) :

​1)  2:00 p.m. - 3:30 p.m.

​2)  4:00 p.m. - 5:30 p.m.

​Location: TBC by email

​Management Representatives:

​Mr. Joshua Liew, Chief Executive Officer

​Mr. Michael Tong, Chief Financial Officer

​Financial Highlights

• ​Current Yield: DPU reached a three-year high generating 9.29% annualised DPU yield, based on TTM distributions of GBP 0.0293 and unit price on 13 Oct 2026 for MXNU.

• ​Growth: Adjusted net property income and distributable income increased by 5.0% and 3.6% year on year to £18.0 and £10.1 million respectively in 1H2026.

• ​Deleveraging: The Manager’s net gearing declined to 34.6% at 30 June 2026, from 40.7% at end-2025, with 99% of borrowings on fixed rates.

• ​Asset Appreciation: Portfolio valuation rises to £488.8 million as at 30 June 2026, increased 15% compare to 31 Dec 2025.

​Operational Highlights

• ​Occupancy: Operational assets achieved 99.9% occupancy at 30 June 2026, excluding two properties earmarked for repositioning.

• ​AA-rate sovereign credit strength: Department for Work and Pensions (“DWP”) contributed more than 89% of gross rental income at 30 June 2026. 99% of its gross rental income is derived directly from UK government virtually zero tenant default risk.

• ​Lease visibility: New agreements for DWP-occupied properties covered £24.3 million in annual rent, extending income visibility and reducing exposure to 2028 lease expires. Weighted average lease to expiry at 7.1 years

• ​Expansion: Following the half-year end, the REIT completed its £31.9 million acquisition of five UK government-leased properties in August 2026, with approximately £2.6 million in annual rental income.

​Outlook & Strategy

• ​Income resilience: Continue lease-regear discussions on remaining 2028 expiries, alongside proactive capital management ahead of refinancing requirements from 2027.

• ​Value creation: Pursue selective asset recycling, advance Lindsay House’s student-accommodation conversion and assess monetisation opportunities at Peel Park following data-centre planning consent. These initiatives remain subject to execution.

​Potential discussion topics:

• ​Income and distributions: Drivers of 1H2026 distributable-income growth, the distribution profile and factors affecting future DPU.

• ​Portfolio strategy: The contribution of the five newly acquired government-leased properties, tenant diversification and criteria for future acquisitions and asset recycling.

• ​Capital management: Gearing, interest-rate risk management and preparations for debt maturities from 2027.

• ​Value creation: Progress on Lindsay House’s student-accommodation conversion, the potential repositioning of Cambria House and monetisation options for the consented Peel Park data-centre site.

​About Elite UK REIT

​Elite UK REIT is a UK REIT listed on the Singapore Exchange and managed by Singapore-headquartered Elite UK REIT Management Pte. Ltd. (the “Manager”). Elite UK REIT (“Elite REIT” (“英利房托”))’s mission-critical portfolio has a total asset value of £424.7 million as at 31 December 2025. With its portfolio, Elite REIT provides Unitholders with a secure income stream mainly from the Department for Work and Pensions and various United Kingdom (“UK”) government departments.

​The portfolio has 148 properties which are mostly freehold or virtually freehold, geographically diversified across the UK and strategically located in town centres, near amenities and transportation nodes. The Manager is also capitalising on sectors exhibiting strong growth potential in the UK, such as purpose-built student accommodation and built-to-rent residential assets. With a long and diversified lease expiry profile and prudent capital management, Elite REIT is positioned for sustainable stability and growth from government-leased properties and the living sector.

​Elite REIT’s Sponsors are Ho Lee Group Pte. Ltd. (“Ho Lee”) and Elite Partners Holdings Pte. Ltd. (“EPH”). Ho Lee is a real estate and construction conglomerate with deep expertise across the full real-estate value chain, spanning general building construction, industrial projects and residential development. EPH is an alternative investment and asset manager that has assets under management of more than S$2 billion in UK and Europe. For more information, please visit: https://www.eliteukreit.com/