Property Portfolio Valuation

14 April 2026

SCHRODER EUROPEAN REAL ESTATE INVESTMENT TRUST PLC

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

PROPERTY PORTFOLIO VALUATION

ACTIVE MANAGEMENT SUPPORTING PORTFOLIO VALUATION

Schroder European Real Estate Investment Trust plc, the Company investing in real estate in European growth cities, today provides a valuation update of its property portfolio as at 31 March 2026:

· The property portfolio was independently valued at €192.6 million (31 December 2025: €194.0 million), reflecting an overall valuation decline of €1.4 million, or -0.7%, during the quarter.

· However, individual assets showed a more varied performance, with Rumilly and Stuttgart delivering strong valuation growth off the back of successful lease extensions, which was offset by the impact of tenant-related setbacks on other assets, particularly in Alkmaar and Cannes:

o Rumilly logistics valuation increased by €2.0 million, or 19%, reflecting the completion of an income accretive 10-year lease extension (break after seven) with the asset's sole tenant.

o Stuttgart office valuation increased by €1.1 million, or 6%, primarily due to the completion of a new 10-year annually indexed lease with the asset's largest tenant, the State of Baden-Württemberg, 18% ahead of the previous passing rent.

o Alkmaar industrial valuation reduced by €3.2 million, or -31%, driven by the asset's sole tenant ceasing operations and not fulfilling its long-term lease obligations due to financial difficulties.

o Cannes car showroom valuation decreased by €0.9 million, or -13%, due to shortening lease terms and capex assumptions, following the asset's sole tenant recently issuing notice for departure in September 2026.

· Previous valuations of the mixed-use data centre in Apeldoorn had already anticipated KPN's departure at the end of 2026. Consequently, the quarterly decline of €0.7 million, or -6%, is attributable solely to the shortening of the lease term.

-Ends-