Property Portfolio Valuation

11 July 2025

SCHRODER EUROPEAN REAL ESTATE INVESTMENT TRUST PLC

("SEREIT" or the "Company" and, together with its subsidiaries, the "Group")

PROPERTY PORTFOLIO VALUATION

RESILIENT PORTFOLIO VALUES SUPPORTED BY ASSET MANAGEMENT INITIATIVES

Schroder European Real Estate Investment Trust plc, the Company investing in real estate in European growth cities, today provides an update on the independent valuation of the property portfolio as at 30 June 2025.

· The property portfolio was independently valued at €193.9 million with total portfolio values remaining resilient, with robust industrial portfolio valuations and an uplift in Berlin offsetting declines in other sectors, primarily driven by shortening lease terms.

· The uplift in the value of the Company's Berlin DIY asset by €1.0 million, or 3.8%, was driven by the successful completion of a new 12-year lease extension with its sole tenant, Hornbach, which is the second largest tenant in the Company's portfolio by income.

· Robust industrial valuations in both France and the Netherlands (€0.4 million, or +0.5%) continued to offset declines in the office portfolio (-€1.2 million, or -1.5%), predominantly linked to the Paris asset, and in the alternatives portfolio (-0.3 million, or -1.7%), primarily from the value of the mixed-use data centre in Apeldoorn declining by €0.5 million, or -3.6%.

· In France, valuations were impacted by recent budgetary adjustments resulting in transfer taxes increasing 0.5%.

· As previously advised, in line with best practice and governance, the Company has changed valuers from Knight Frank to Savills effective from 30 June 2025.

-Ends-