CPI PROPERTY GROUP / Key word(s): Annual Report/Real Estate
CPI PROPERTY GROUP publishes financial results for 2025

31.03.2026 / 20:21 CET/CEST
The issuer is solely responsible for the content of this announcement.

CPI Property Group

(société anonyme)

40, rue de la Vallée

L-2661 Luxembourg

R.C.S. Luxembourg: B 102 254

Press Release - Corporate News

Luxembourg, 31 March 2026

CPI PROPERTY GROUP publishes financial results for 2025

CPI Property Group S.A. (“CPIPG” or the “Group”), a leading European landlord, hereby publishes audited financial results for the financial year ended 31 December 2025.

“CPIPG’s property portfolio delivered solid results in 2025, characterized by rising occupancy and healthy like-for-like rental growth,” said David Greenbaum, CEO. “We remain focused on operational excellence, cost discipline and our long-term capital structure objectives.”

Highlights of the 2025 financial year include:

  • CPIPG’s property portfolio was €18.0 billion, reflecting disposals partially offset by CapEx investments, acquisitions and positive revaluations.
  • Positive revaluation results with a net revaluation gain of €201 million, equivalent to c. +1%.
  • Total assets were €20.2 billion, and EPRA NRV increased to €6.5 billion.
  • The Group completed €1.1 billion of disposals in 2025, with a higher share of low and non-yielding assets. The Group is confident to achieve or even exceed our disposal target of €500-750 million in 2026.
  • €72 million of gross disposals have been closed and/or signed in 2026, with activity expected to accelerate in Q2. Over €550 million of disposals are under LOI and/or in advanced stages of the due diligence process.
  • Like-for-like rental growth was 3.1% in 2025, with positive results in all segments and geographies. Net rental income declined to €763 million due to disposals. Net business income was €782 million.
  • The EPRA topped-up net initial yield increased to 5.7%, up 1 p.p. since 2022.
  • Administrative expenses decreased by nearly 5%.
  • Consolidated adjusted EBITDA was €703 million; FFO1 was lower at €275 million due to asset rotation, reinvestment into value-creation opportunities, and capital structure actions.
  • Occupancy improved to 93.3%, up 1.2 p.p. compared to the end of 2024, supported by an increase in our office portfolio, including Berlin and Budapest, as well as higher retail occupancy.
  • WAULT remained unchanged at 3.4 years.
  • Net LTV declined to 49.5%, continuing a declining trend from the peak in 2023.
  • Net debt/EBITDA was 12.7x.
  • Unencumbered assets slightly decreased to 47% and Net ICR stood at 2.2x.
  • Fully undrawn revolving credit facility (RCF), increased to €450 million with Citibank joining as a new relationship bank; maturity extended to March 2029
  • Total liquidity was €1.5 billion at the end of 2025, fully covering debt maturities through Q3 2027.

Annual results webcast

CPIPG will host a webcast in relation to its financial results for 2025. The webcast will be held on Thursday, 2 April 2026 at 11:00 am CET / 10:00 am UK.

Please register for the webcast in advance via the link below:

https://edge.media-server.com/mmc/p/ssp9m5wy

FINANCIAL HIGHLIGHTS

Performance
2025
2024
Change
Total revenues
€ million
1,426
1,627
(12.4%)
Gross rental income (GRI)
€ million
895
926
(3.3%)
Net rental income (NRI)
€ million
763
795
(4.1%)
Net business income (NBI)
€ million
782
842
(7.2%)
Consolidated adjusted EBITDA
€ million
703
747
(5.8%)
Funds from operations (FFO)
€ million
275
357
(23.0%)
Net profit for the period
€ million
254
(197)
228.5%
Assets
31-Dec-2025
31-Dec-2024
Change
Total assets
€ million
20,220
20,564
(1.7%)
Property portfolio
€ million
17,983
18,231
(1.4%)
Gross leasable area
sqm
5,957,000
6,330,000
(5.9%)
Share of green certified buildings*
%
50.3
47.7
2.6 p.p.
Occupancy
%
93.3
92.1
1.2 p.p.
Like-for-like gross rental growth**
%
3.1
3.0
0.1 p.p.
Total number of properties***
No.
510
592
(13.9%)
Total number of residential units
No.
11,590
12,454
(6.9%)
Total number of hotel rooms
No.
4,500
6,708
(32.9%)
*According to property portfolio value
** Based on gross headline rent
*** Excluding residential properties in the Czech Republic 
Financing structure
31-Dec-2025
31-Dec-2024
Change
Total equity
€ million
8,158
7,820
4.3%
EPRA NRV
€ million
6,455
6,394
1.0%
Net debt
€ million
8,899
9,051
(1.7%)
Net Loan-to-value ratio (Net LTV)
%
49.5
49.6
(0.1 p.p.)
Net debt to EBITDA
x
12.7
12.1
0.6x
Secured consolidated leverage
%
23.6
23.1
0.5 p.p.
Secured debt to total debt
%
47.9
46.6
1.3 p.p.
Unencumbered assets to total assets
%
46.8
48.8
(2.0 p.p.)
Unencumbered assets to unsecured debt
%
183
185
(2.0 p.p.)
Net interest coverage (Net ICR)
x
2.2
2.4
(0.2x)

CONSOLIDATED INCOME STATEMENT

(€ million)
2025
2024
Gross rental income
895.4
925.5
Service charge and other income
364.2
416.7
Cost of service and other charges
(333.7)
(381.2)
Property operating expenses
(162.8)
(165.8)
Net rental income
763.1
795.2
Development sales
11.7
71.0
Development operating expenses
(10.6)
(67.4)
Net development income
1.1
3.6
Hotel revenue
85.8
149.6
Hotel operating expenses
(64.8)
(106.0)
Net hotel income
Revenues from other business operations
21.0
43.6
Other business revenue
68.5
63.7
Other business operating expenses
(71.9)
(63.6)
Net other business income
(3.4)
0.1
Total revenues
1,425.6
1,626.5
Total direct business operating expenses
(643.8)
(784.0)
Net business income
781.8
842.5
Net valuation gain/(loss)
208.4
(348.8)
Net gain/(loss) on disposal of investment property and subsidiaries
            7.0
            (12.8)
Amortization, depreciation and impairment
(41.8)
(52.7)
Administrative expenses
(130.3)
(136.6)
Other operating income
30.5
17.4
Other operating expenses
(42.2)
(25.2)
Operating result
813.4
283.9
Interest income
           51.0
           46.0
Interest expense
(366.9)
(362.1)
Other net financial result
(207.2)
(67.8)
Net finance costs
(523.1)
(383.9)
Share of gain/(loss) of equity-accounted investees (net of tax)
21.2
(14.9)
Profit before income tax
311.5
(114.9)
Income tax expense
(57.8)
(82.6)
Net profit from continuing operations
253.7
(197.5)


Gross rental income

The decrease in gross rental income by €30.1 million (3.3%) was driven by the Group’s disposals, partially offset by a reclassification of hotel properties from own operating to investment property (and related reclassification from hotels income to gross rental income in the income statement).

Net service charge income

The decrease of net service charge income in 2025 compared to 2024 was also driven by the Group’s disposals.

Net hotel income

Net hotel income decreased by 51.8% in 2025 compared to 2024 due to a deconsolidation of a part of the hotel portfolio at the end of Q1 2024 and the sale of the Hvar hotels portfolio and two Marriott hotels during 2025.

Administrative expenses

A decrease in administrative expenses by €6.3 million in 2025 compared to 2024 reflects primarily a decrease in wages and social contributions, legal expenses and advisory services.

Net other business income

Net other business income decreased in 2025 compared to 2024 due to a disposal of the ski resort in Crans Montana in Q1 2024.

Other net financial result

Other financial loss increased by €139.4 million in 2025 compared to 2024. The increase was mainly due to net foreign exchange loss of €62 million (vs. loss of €10 million in 2024), by transaction costs and discounts related to the repurchased/repaid bonds in the amount of €75 million.

Amortization, depreciation and impairments

Amortization, depreciation and impairments increased by €10.9 million compared to 2024 primarily due to impairment recognised on an equity accounted investee of €9.4 million. Depreciation decreased due to the disposal of the hotel and the Swiss portfolio completed in 2024.

CONSOLIDATED STATEMENT OF FINANCIAL POSITION

(€ million)
31 December 2025
31 December 2024
NON-CURRENT ASSETS
Intangible assets and goodwill
88.5
85.6
Investment property
15,934.3
16,411.9
Property, plant and equipment
169.1
374.2
Deferred tax assets
58.0
80.6
Equity accounted investees
945.4
797.7
Other non-current assets
708.0
531.6
Total non-current assets
17,903.3
18,281.6
CURRENT ASSETS
Inventories
194.7
48.7
Trade receivables
141.7
207.6
Cash and cash equivalents
1,013.4
1,082.0
Assets linked to assets held for sale
700.8
637.1
Other current assets
265.7
306.7
Total current assets
2,316.3
2,282.1
TOTAL ASSETS
20,219.6
20,563.7
EQUITY
Equity attributable to owners of the Company
5,038.2
4,950.2
Perpetual notes
2,071.4
1,580.0
Non-controlling interests
1,048.2
1,289.7
Total equity
8,157.8
7,819.9
NON-CURRENT LIABILITIES
Bonds issued
4,568.4
4,870.5
Financial debts
4,608.5
4,884.2
Deferred tax liabilities
1,357.5
1,456.4
Other non-current liabilities
208.6
240.4
Total non-current liabilities
10,743.0
11,451.5
CURRENT LIABILITIES
Bonds issued
255.8
107.2
Financial debts
404.1
267.2
Trade payables
150.8
184.3
Other current liabilities
508.1
733.6
Total current liabilities
1,318.8
1,292.3
TOTAL EQUITY AND LIABILITIES
20,219.6
20,563.7

Total assets

Total assets decreased by €344.1 million (1.7%) to €20,219.6 million as at 31 December 2025 compared to
31 December 2024. The decrease relates primarily to disposals of investment property and property, plant and equipment.

Total liabilities

Total liabilities decreased by €682.0 million (5.4%) to €12,061.8 million as at 31 December 2025 compared to
31 December 2024, primarily due to a decrease in bonds issued (€153.5 million), financial debts (€138.8 million) and other financial current liabilities (€240.9 million).

Equity and EPRA NRV

Total equity increased by €337.9 million to €8,157.8 million as at 31 December 2025. The movements of equity components were as follows:                   

  • Increase due to the profit for the period attributable to the owners of the Group of €89.9 million;
  • Decrease in retained earnings by €23.0 million;
  • Increase in translation reserve by €32.9 million and hedging reserve by €53.7 million, partially offset by a decrease in revaluation reserve by €65.5 million;
  • Decrease in non-controlling interests by €241.5 million;
  • Increase in perpetual notes by €491.4 million.

EPRA NRV was €6,455 million as at 31 December 2025, representing an increase of 1.0% compared to 31 December 2024. The increase in EPRA NRV was driven by the above changes in the Group’s equity attributable to the owners.

31 December 2025
31 December 2024
Equity attributable to the owners (NAV)
5,038
4,950
Diluted NAV
5,038
4,950
Fair value of financial instruments
(54)
(37)
Deferred tax on revaluations
1,514
1,524
Goodwill as a result of deferred tax
(43)
(43)
EPRA NRV (€ million)
6,455
6,394

For disclosures regarding Alternative Performance Measures used in this press release please refer to our Annual

Management Report 2025, chapters Glossary of terms, Key ratio reconciliations and EPRA performance; accessible at http://cpipg.com/reports-presentations-en.

Audited documents will be available tonight at the following link: http://www.cpipg.com/reports-presentations-en

2025 audited financial statements

2025 audited management report

For further information please contact:

Investor Relations

Moritz Mayer

Manager, Capital Markets

m.mayer@cpipg.com

For more on CPI Property Group, visit our website:www.cpipg.com

Follow us on X (CPIPG_SA) and LinkedIn

Disclaimer
This communication contains certain forward-looking statements with respect to the financial condition, results of operations and business of CPIPG. These forward-looking statements may be identified by the use of forward-looking terminology, including the terms “believes”, “estimates”, “plans”, “projects”, “anticipates”, “expects”, “intends”, “targets”, “may”, “aims”, “likely”, “would”, “could”, “can have”, “will” or “should” or, in each case, their negative or other variations or comparable terminology. Forward-looking statements may and often do differ materially from actual results. CPIPG’s business is subject to a number of risks and uncertainties that could also cause a forward-looking statement, estimate or prediction to differ materially from those expressed or implied by the forward-looking statements contained in this communication. The information, opinions and forward-looking statements contained in this communication speak only as at its date and are subject to change without notice. As a result, undue influence should not be placed on any forward-looking statement.


31.03.2026 CET/CEST Dissemination of a Corporate News, transmitted by EQS News - a service of EQS Group.
The issuer is solely responsible for the content of this announcement.

The EQS Distribution Services include Regulatory Announcements, Financial/Corporate News and Press Releases.

Performance
2025
2024
Change
Total revenues
€ million
1,426
1,627
(12.4%)
Gross rental income (GRI)
€ million
895
926
(3.3%)
Net rental income (NRI)
€ million
763
795
(4.1%)
Net business income (NBI)
€ million
782
842
(7.2%)
Consolidated adjusted EBITDA
€ million
703
747
(5.8%)
Funds from operations (FFO)
€ million
275
357
(23.0%)
Net profit for the period
€ million
254
(197)
228.5%
Assets
31-Dec-2025
31-Dec-2024
Change
Total assets
€ million
20,220
20,564
(1.7%)
Property portfolio
€ million
17,983
18,231
(1.4%)
Gross leasable area
sqm
5,957,000
6,330,000
(5.9%)
Share of green certified buildings*
%
50.3
47.7
2.6 p.p.
Occupancy
%
93.3
92.1
1.2 p.p.
Like-for-like gross rental growth**
%
3.1
3.0
0.1 p.p.
Total number of properties***
No.
510
592
(13.9%)
Total number of residential units
No.
11,590
12,454
(6.9%)
Total number of hotel rooms
No.
4,500
6,708
(32.9%)
*According to property portfolio value
** Based on gross headline rent
*** Excluding residential properties in the Czech Republic 
Financing structure
31-Dec-2025
31-Dec-2024
Change
Total equity
€ million
8,158
7,820
4.3%
EPRA NRV
€ million
6,455
6,394
1.0%
Net debt
€ million
8,899
9,051
(1.7%)
Net Loan-to-value ratio (Net LTV)
%
49.5
49.6
(0.1 p.p.)
Net debt to EBITDA
x
12.7
12.1
0.6x
Secured consolidated leverage
%
23.6
23.1
0.5 p.p.
Secured debt to total debt
%
47.9
46.6
1.3 p.p.
Unencumbered assets to total assets
%
46.8
48.8
(2.0 p.p.)
Unencumbered assets to unsecured debt
%
183
185
(2.0 p.p.)
Net interest coverage (Net ICR)
x
2.2
2.4
(0.2x)
(€ million)
2025
2024
Gross rental income
895.4
925.5
Service charge and other income
364.2
416.7
Cost of service and other charges
(333.7)
(381.2)
Property operating expenses
(162.8)
(165.8)
Net rental income
763.1
795.2
Development sales
11.7
71.0
Development operating expenses
(10.6)
(67.4)
Net development income
1.1
3.6
Hotel revenue
85.8
149.6
Hotel operating expenses
(64.8)
(106.0)
Net hotel income
Revenues from other business operations
21.0
43.6
Other business revenue
68.5
63.7
Other business operating expenses
(71.9)
(63.6)
Net other business income
(3.4)
0.1
Total revenues
1,425.6
1,626.5
Total direct business operating expenses
(643.8)
(784.0)
Net business income
781.8
842.5
Net valuation gain/(loss)
208.4
(348.8)
Net gain/(loss) on disposal of investment property and subsidiaries
            7.0
            (12.8)
Amortization, depreciation and impairment
(41.8)
(52.7)
Administrative expenses
(130.3)
(136.6)
Other operating income
30.5
17.4
Other operating expenses
(42.2)
(25.2)
Operating result
813.4
283.9
Interest income
           51.0
           46.0
Interest expense
(366.9)
(362.1)
Other net financial result
(207.2)
(67.8)
Net finance costs
(523.1)
(383.9)
Share of gain/(loss) of equity-accounted investees (net of tax)
21.2
(14.9)
Profit before income tax
311.5
(114.9)
Income tax expense
(57.8)
(82.6)
Net profit from continuing operations
253.7
(197.5)
(€ million)
31 December 2025
31 December 2024
NON-CURRENT ASSETS
Intangible assets and goodwill
88.5
85.6
Investment property
15,934.3
16,411.9
Property, plant and equipment
169.1
374.2
Deferred tax assets
58.0
80.6
Equity accounted investees
945.4
797.7
Other non-current assets
708.0
531.6
Total non-current assets
17,903.3
18,281.6
CURRENT ASSETS
Inventories
194.7
48.7
Trade receivables
141.7
207.6
Cash and cash equivalents
1,013.4
1,082.0
Assets linked to assets held for sale
700.8
637.1
Other current assets
265.7
306.7
Total current assets
2,316.3
2,282.1
TOTAL ASSETS
20,219.6
20,563.7
EQUITY
Equity attributable to owners of the Company
5,038.2
4,950.2
Perpetual notes
2,071.4
1,580.0
Non-controlling interests
1,048.2
1,289.7
Total equity
8,157.8
7,819.9
NON-CURRENT LIABILITIES
Bonds issued
4,568.4
4,870.5
Financial debts
4,608.5
4,884.2
Deferred tax liabilities
1,357.5
1,456.4
Other non-current liabilities
208.6
240.4
Total non-current liabilities
10,743.0
11,451.5
CURRENT LIABILITIES
Bonds issued
255.8
107.2
Financial debts
404.1
267.2
Trade payables
150.8
184.3
Other current liabilities
508.1
733.6
Total current liabilities
1,318.8
1,292.3
TOTAL EQUITY AND LIABILITIES
20,219.6
20,563.7
31 December 2025
31 December 2024
Equity attributable to the owners (NAV)
5,038
4,950
Diluted NAV
5,038
4,950
Fair value of financial instruments
(54)
(37)
Deferred tax on revaluations
1,514
1,524
Goodwill as a result of deferred tax
(43)
(43)
EPRA NRV (€ million)
6,455
6,394

Language:
English
Company:
CPI PROPERTY GROUP
40, rue de la Vallée
L-2661 Luxembourg
Luxemburg
Phone:
+352 264 767 1
Fax:
+352 264 767 67
E-mail:
contact@cpipg.com
Internet:
www.cpipg.com
ISIN:
LU0251710041
WKN:
A0JL4D
Listed:
Regulated Market in Frankfurt (General Standard); Regulated Unofficial Market in Dusseldorf, Stuttgart
EQS News ID:
2301848


End of News
EQS News Service

2301848  31.03.2026 CET/CEST

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16 april, 10:15

Börsrallyt sätter fälla: ”Små misstag kan straffas”

Rapportsäsongen är igång och stort fokus ligger på vad bolagen säger om framtiden. För Placera delar Erik Hansén och David Bagge med sig av vad de letar efter, vilka bolag som står i fokus och varför den som har is i magen kan vinna på att vänta.

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16 april, 10:35

Ny smäll för Stegra: Kinnevik skriver ned 83%

Kinnevik deltar inte i Stegras nya finansieringsrunda och skriver samtidigt ner värdet på innehavet kraftigt. Men även den nya värderingen kan vara överdrivet optimistisk. "Kinnevik bygger värderingen på ett stort antagande, nämligen att Stegra når sin reviderade affärsplan", säger Peter Benson, ansvarig utgivare för Placera.

Sivers

16 april, 07:07

Sivers Semiconductors överväger USA-notering

Teknikföretaget Sivers Semiconductors har beslutat om riktad nyemission som tillför cirka 125 miljoner kronor före emissionskostnader. I samband med detta uppger bolaget också att det utvärderar en dubbelnotering av aktien i USA, enligt separata pressmeddelanden.

** File ** In this May 2, 2008 file photo, the logo of ABB Ltd., the world's largest builder of electricity grids, seen, in Zuerich-Oerlikon. Swiss-Swedish engineering group ABB Ltd. said Thursday, Deb. 12, 2009, net profit for the fourth quarter dropped 88 percent mainly because of a one-off provision for investigations into alleged price-fixing, and said the outlook "remains uncertain." (AP Photo/Keystone/ Lisa Maire, File)

16 april, 07:56

Analytikerna justerar riktkurser – köp för ABB och Volvo

ABB får dubbla köpråd samtidigt som Volvo och Mycronic lyfts. Samtidigt sänks riktkurserna för bland andra Balder och Danske Bank. Här är morgonens aktierekommendationer.

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16 april, 11:18

Upprustning, cyberhot och rymd – säkerhet blir en långsiktig tillväxtmotor

Finserve Global Security Fund investerar i ett av de mest snabbväxande och politiskt underbyggda sektorerna på marknaden. Redan vid starten 2019 var fonden en av de första renodlade säkerhetsfonderna i Europa, i dag ett område som fått ett tydligt genomslag hos investerare.

SpaceX's mega rocket Starship makes a test flight from Starbase in Starbase, Texas, Monday, Oct. 13, 2025. (AP Photo/Eric Gay) TXEG107

16 april, 07:39

Alphabet kan göra jättevinst på Spacex-notering

Alphabet, som är moderbolag till teknikjätten Google, kan göra en betydande vinst på sin tidiga investering i rymdbolaget Spacex, rapporterar Bloomberg News.

Bubble

14 april, 15:52

Globalfonder – ett smart fondval i oroliga tider

I oroliga tider är det extra viktigt att sprida risken i sitt fondsparande. Genom att spara i en globalfond gör du precis det. Här berättar fondförvaltaren Henrik Oh om populära AMF Aktiefond Global som investerar i några av världens starkaste bolag.

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Igår, 15:43

Spotlight Group har utsett ny styrelseordförande

Spotlight Group har utsett Sara Uhlén till bolagets styrelseordförande fram till årsstämman, som planeras att hållas den 13 maj 2026.

STOCKHOLM 20250822 Günther Mårder, investerare och föreläsare, id-kapad på sociala medier där hans namn dyker upp i annonser som lockar till bluffköp av aktier. Foto: Magnus Hjalmarson Neideman SVD / TT / kod 10078 ** OUT DN, Dagens Industri (även arkiv) och Expressen **

Igår, 15:41

Günther Mårder häktas misstänkt för grovt insiderbrott

Under fredagseftermiddagen häktades aktieprofilen Günther Mårder misstänkt för grovt insiderbrott.

A man walks on rocks along the shore as oil tankers and cargo ships line up in the Strait of Hormuz, as seen from Khor Fakkan, United Arab Emirates, Wednesday, March 11, 2026. (AP Photo/Altaf Qadri) XEM144

Igår, 15:09

Hormuzbesked lyfter börserna – oljan faller kraftigt

Börser världen över steg snabbt vid 14.45-tiden på fredagen, sedan Irans utrikesminister Abbas Araghchi via sociala medier uppgett att passagen genom Hormuzsundet är "he...

Daniel Kryger works on the floor at the New York Stock Exchange in New York, Monday, April 13, 2026. (AP Photo/Seth Wenig) NYSW108

Igår, 14:54

Netflix faller i förhandeln på New York-börsen

New York-börsen förväntas inleda fredagens handel med uppgång.

STOCKHOLM 20250822 Günther Mårder, investerare och föreläsare, id-kapad på sociala medier där hans namn dyker upp i annonser som lockar till bluffköp av aktier. Foto: Magnus Hjalmarson Neideman SVD / TT / kod 10078 ** OUT DN, Dagens Industri (även arkiv) och Expressen **

Igår, 14:42

Åklagaren: Misstankarna mot Mårder har stärkts

Misstankarna mot finansprofilen Günther Mårder om grovt insiderbrott har stärkts, enligt åklagare Thomas Hertz som begär honom häktad på sannolika skäl.