DES_9M_2023

DES_9M_2023_E

Q U A R T E R L Y S T A T E M E N T A S A T 3 0 S E P T E M B E R 2 0 2 3 Letter from the Executive Board DEAR SHAREHOLDERS, DEAR READERS, In the first nine months of financial year 2023, Deutsche EuroShop recorded significant growth, both in operational terms and in relation to its investment portfolio. Customer footfall and rev- enue from our tenants continued their recovery. Compared to the first nine months of 2022, 7.4% more people visited our shopping centers, and our tenants recorded a 11.0% increase in retail sales. This means that trading volumes have exceeded 2019 levels. In addition to this recov- ery in the existing portfolio, the acquisitions of shares in six shopping centers at the beginning of the year also had a positive impact on our key performance indicators. In a pro forma comparison based on an identi- cal portfolio, the trend is as follows: Revenue grew 2.9%, from €197.5 million to €203.2 mil- lion. Net operating income (NOI) showed a simi- larly positive trend and reached €160.2 million, partly due to lower write-downs of rent receiv- ables. Earnings before interest and taxes (EBIT) recorded a marked increase of 17.9% to €168.7 million, mainly on the back of income from the release of provisions for non-allocable ancil- lary costs and maintenance as well as lower consulting costs. Earnings before taxes and measurement (EBT excluding measurement gains/losses) climbed by 24.1% to €135.4 million, and adjusted EPRA earnings, which are unaffected by measurement effects, were up by 23.3% from €105.2 million to €129.7 million. Funds from operations (FFO) adjusted for measure- ment gains/losses and non-recurring effects also rose from €111.0 million to €129.7 mil- lion, which represents a gain of 16.8%. At €68.2 million, consolidated profit was down by 12.4% year on year, mainly due to measure- ment gains/losses. After payment of the divi- dend (€191.2 million), Group liquidity totalled €280.6 million at the end of the period. Key consolidated figures in € million Revenue Net operating income (NOI) EBIT EBT (excluding measurement gains / losses 1) EPRA 2 earnings FFO Consolidated profit in € EPRA 2 Earnings per share 6 FFO per share Earnings per share Weighted number of no-par-value shares issued 6 in € million Equity 3 Liabilities Total assets Equity ratio in % 3 LTV ratio in % 4 EPRA 2 LTV in % 5 Cash and cash equivalents 2,513.9 2,038.3 4,552.2 55.2 32.4 34.1 280.6 01.01. – 30.09.2023 01.01. – 30.09.2022 203.2 160.2 168.7 135.4 129.7 129.7 68.2 158.7 123.9 111.5 94.4 90.5 96.4 64.6 01.01. – 30.09.2023 01.01. – 30.09.2022 1.74 1.74 0.91 1.47 1.56 1.05 + / - 28.1% 29.3% 51.2% 43.3% 43.3% 34.5% 5.5% + / - 18.4% 11.5% -13.3% 01.01.-30.09.2022 (pro forma) 7 197.5 154.8 143.1 109.1 105.2 111.0 77.8 01.01.-30.09.2022 (pro forma) 7 1.41 1.49 1.04 + / - 2.9% 3.5% 17.9% 24.1% 23.3% 16.8% -12.4% + / - 23.6% 17.0% -12.6% 74,689,725 61,783,594 20.9% 74,689,725 0.0% 30.09.2023 31.12.2022 + / - 7.3% 9.3% 8.2% 31.12.2022 (pro forma) 7 2,627.8 2,040.1 4,667.9 56.3 30.0 32.1 + / - -4.3% -0.1% -2.5% 2,343.4 1,864.7 4,208.1 55.7 30.3 33.1 334.9 -16.2% 366.3 -23.4% 1 2 3 4 5 6 7 Including the share attributable to equity-accounted joint ventures and associates European Public Real Estate Association Including third-party interests in equity Loan-to-value ratio (LTV ratio): Ratio of net financial liabilities (financial liabilities less cash and cash equivalents) to non- current assets (investment properties and financial investments accounted for using the equity method). EPRA loan-to-value ratio (EPRA LTV): Ratio of net debt (financial liabilities and lease liabilities less cash and cash equivalents) to real estate assets (investment properties, owner-occupied properties, intangible assets and other assets (net)). Net debt and real estate assets are calculated on the basis of the Group’s share in the subsidiaries and joint ventures. The number of no-par value shares issued for the third quarter of 2023 takes into account, on a time-weighted basis, the capital increase against cash and non-cash contributions carried out at the beginning of 2023 and entered in the Commercial Register on 3 February 2023, as a result of which the number of Deutsche EuroShop AG shares in circulation increased from 61,783,594 to 76,464,319 no-par value shares. The pro-forma figures given relate to a comparable group, which was prepared under the assumption that the acquisition of the six property companies had already taken place at the beginning of 2022. Non-recurring effects resulting from the change in the consolidation method and the initial consolidation were not taken into account. Likewise, no ancillary acquisition costs were recognised in the pro-forma figures. For the purpose of improving comparability, the same weighted number of no-par value shares issued was used in the disclosure of consolidated key figures per share.

9M 2023 / Quarterly statement as at 30 September 2023 Deutsche EuroShop AG The first three quarters of 2023 were better than expected in operational terms, while one- off income also had a positive impact on profit. After raising our forecast for 2023 in August and posting business performance in line with expectations in the third quarter, we are con- firming our forecast for funds from operations (FFO) of €2.08 to €2.18 for financial year 2023. Thank you for the confidence you have placed in us. Hamburg, November 2023 2023 Hans-Peter Kneip Construction work and rental activities are also making considerable progress at the Rhein-Neckar-Zentrum. By mid-2024, two remarkable new developments will be built on the former site of a DIY store, which is located directly next to the center. The first of these is a modern, free-standing restaurant building with attractive outdoor terraces, which will be oper- ated by the successful pizza and pasta concept L’Osteria. And the second: three new tenants will complement the Rhein-Neckar-Zentrum’s offering, including specialist bike shop B.O.C., the experience concept JUMP House, as well as another indoor entertainment provider. In our shopping centers, we are continuing to actively promote the establishment of promis- ing new tenants. With Pepco, we have found a new tenant for various spaces that were vacant following the insolvency of a shoe retail chain. The European retailer is now offering clothing, household goods and decorative items in the Rathaus-Center in Dessau, the Phoenix-Center in Harburg, the Billstedt-Center in Hamburg and the Altmarkt-Galerie in Dresden – with more locations to follow. Pepco is thus help- ing to enrich our shopping centers. These and other new lettings underline our flexibility and our commitment to continuously increasing the attractiveness of our locations. There is also positive news regarding our center portfolio. The future “Foodgarden” in the Main-Taunus-Zentrum has been almost com- pletely pre-let and construction has started. Covering an area of around 7,000m² in the heart of the center, it is expected that the food court will feature eight local and international res- taurant concepts from spring 2025, as well as complementary delicatessen offerings show- casing various culinary specialities. Acquisition of minority interests On 12 January 2023, the Deutsche EuroShop Group acquired additional shares in six property companies in which it already held an interest of between 50% and 75%. Specifically, this involved the following companies: Property company Allee-Center Magdeburg KG, Hamburg Stadt-Galerie Passau KG, Hamburg Saarpark Center Neunkirchen KG, Hamburg Immobilienkommanditgesellschaft FEZ Harburg, Hamburg Einkaufs-Center Galeria Baltycka G.m.b.H. & Co. KG, Hamburg Forum Wetzlar KG, Hamburg 1. 2. 3. 4. 5. 6. Group share Before acquisition Acquisition in 2023 After acquisition 50% 75% 50% 50% 74% 65% 50% 25% 40% 25% 26% 35% 100% 100% 90% 75% 100% 100% These acquisitions were financed through a capital increase against cash and non-cash contributions. As a result of the acquisition of addi- tional shares, four property companies previously accounted for using the equity method were fully included in the consolidated financial state- ments for the first time with economic effect from 1 January 2023. These are the four companies listed first in the table above (we refer to the corresponding explanations in the Annual Report 2022 on p. 168 onwards). A comparison with the previous year is only possible to a lim- ited extent due to the change in the scope of consolidation. 2

9M 2023 / Quarterly statement as at 30 September 2023 Deutsche EuroShop AG When describing the results of operations, financial position and net assets of the Group, information is also provided below on the basis of a comparable group (pro forma) if this serves to improve comparability with the same period in the previous year. The comparable group was prepared under the assumption that the acquisition of the six property companies had already taken place at the beginning of 2022. Results of operations in € thousand Revenue Operating and administrative costs for property Write-downs and derecognition of receivables NOI Other operating income Other operating expenses EBIT At-equity profit / loss Measurement gains / losses (at equity) Deferred taxes (at equity) At-equity (operating) profit / loss Interest expense Profit / loss attributable to limited partners Other financial gains or losses Financial gains or losses (excl. measurement gains / losses) EBT (excl. measurement gains / losses) Measurement gains / losses Measurement gains / losses (at equity) Measurement gains / losses (including at-equity profit / loss) Taxes on income and earnings Deferred taxes Deferred taxes (at equity) Deferred taxes (including at equity) Consolidated proﬁt 01.01. – 30.09.2023 01.01. – 30.09.2022 203,172 -36,047 -6,896 160,229 13,359 -4,905 168,683 6,555 -32,328 -11,293 3,756 -33,310 135,373 -55,159 -5,695 -6,329 68,190 7,607 -1,139 87 -56,298 1,139 -6,242 -87 158,662 -28,477 -6,302 123,883 3,082 -15,418 111,547 22,031 -27,157 -12,073 89 -17,110 94,437 -15,474 -3,947 -10,411 64,605 20,336 1,642 53 -13,832 -1,642 -10,358 -53 + / - 44,510 -7,570 -594 36,346 10,277 10,513 57,136 -15,476 -5,171 780 3,667 -16,200 40,936 -39,685 -1,748 4,082 3,585 Change in % 28.1% -26.6% -9.4% 29.3% 333.5% 68.2% 51.2% -70.2% -19.0% 6.5% 4,120.2% -94.7% 43.3% -256.5% -44.3% 39.2% 5.5% Revenue up 2.9% on like-for-like basis Revenue rose by €44.5 million (+28.1%) compared to the same period in the previous year. The lion’s share of the increase (€38.8 million) can be attributed to the fact that the four companies previously accounted for at-equity were included in full for the first time. The remaining increase of €5.7 million (+2.9%) reflects the increase in turnover compared to the previous year on a like-for-like basis. Operating center expenses as a percentage on a par with the previous year The operating center expenses of €36.0 million during the reporting period, mainly comprising center management fees, non-apportionable ancillary costs, land taxes, building insurance and maintenance, were on a par with the previous year in terms of their percentage of revenue (17.7% compared to 17.9%). Decline in write-downs on a comparable basis Write-downs and the derecognition of receivables rose by €0.6 mil- lion (9.4%) compared to the previous year. With regard to the compara- ble group (pro forma), however, write-downs and the derecognition of receivables were reduced by €0.8 million (9.9%). The ongoing effects of the coronavirus pandemic in the previous year had an especially signifi- cant impact here, necessitating higher write-downs of receivables at risk of default as well as insolvency-related write-offs. Other operating income and expenses Other operating income, stemming primarily from the reversal of pro- visions, from income from rental receivables for which impairment losses had been recognised in previous years as well as from additional payments with respect to ancillary costs, amounted to €13.4 million, representing a significant increase compared with the same period of the previous year. This is primarily attributable to the provisions for non- allocable ancillary costs and maintenance formed in 2020 and 2021 due to the coronavirus pandemic, which this year were able to be released with the ancillary costs. At €4.9 million, other operating expenses, which mainly comprised general administrative costs and personnel costs, were lower year on year, in particular due to higher consultancy costs in the previous year. 3

9M 2023 / Quarterly statement as at 30 September 2023 Deutsche EuroShop AG EBIT significantly higher than in same period of the previous year Earnings before interest and taxes (EBIT) at €168.7 million were signif- icantly higher than in the same period of the previous year (€111.5 mil- lion) due to the acquisition of €31.6 million in minority interests. How- ever, in a pro forma comparison, EBIT was also €25.6 million (+17.9%) higher than in the previous year, attributable mainly to income from the release of provisions for non-allocable ancillary costs and maintenance, higher consultancy costs in the previous year, and lower write-downs in the reporting year. Decline in financial gains or losses excluding measurement effects At €-33.3 million, financial gains or losses (excluding measure- ment gains/losses) were €16.2 million lower than in the previous year (€-17.1 million). In the process, at-equity (operating) profit/loss decreased by €15.5 million to €6.6 million, owing chiefly to the changed scope of consolidation. The interest expense of Group companies increased by €5.2 million. This was affected not only by the change in the scope of consolidation, but also by the increased interest rate and loan amount in connection with the refinancing agreement for the Main-Taunus-Zentrum. Other financial gains/losses rose significantly by €3.7 million compared to the previous year, in particular due to interest income from the short- term investment of funds. EBT (excluding measurement gains/losses) up sharply due to minority purchase The acquisition of minority interests led to a significant increase in EBT (excluding measurement gains/losses) from €94.4 million to €135.4 mil- lion (+43.3%). In a pro-forma comparison, EBT (excluding measurement gains/losses) increased by €26.3 million (+24.1%). Measurement result takes account of the effects of the change in the scope of consolidation The measurement result includes €-46.9 million from the valuation of real estate values, €+12.7 million from the effects of the change in the scope of consolidation and €-21.0 million from the ancillary acquisition costs from the purchase of the additional shares, which mainly include the land transfer tax (based on a best estimate). The individual acquisitions had not yet been fully assessed by the date on which these financial state- ments were prepared. EPRA earnings above previous year EPRA earnings, which do not include measurement gains/losses, improved significantly by €39.2 million to €129.7 million, or by €0.27 per share to €1.74 per share, due to the acquisition of minority interests. How- ever, there was also an increase of €24.5 million in pro-forma compari- son, attributable in particular to income from the reversal of provisions and lower consulting costs compared to the previous year. Consolidated profit virtually unchanged due to measurement gains/ losses At €68.2 million, consolidated profit was €3.6 million higher than in the previous year (€64.6 million) and earnings per share fell from €1.05 to €0.91 due to the higher weighted number of no-par-value shares issued. EPRA Earnings 01.01. – 30.09.2023 01.01. – 30.09.2022 in € thousand per share in € in € thousand per share in € Consolidated profit 68,190 0.91 64,605 Measurement gains / losses on investment properties 1 Income and expenses from changes in the scope of consolidation 2 Deferred tax adjustments pursuant to EPRA 3 EPRA earnings Weighted number of no-par-value shares issued 46,826 0.63 15,474 8,333 6,329 129,678 0.11 0.09 1.74 0 10,411 90,490 1.05 0.25 0.00 0.17 1.47 74,689,725 61,783,594 1 2 3 Including the share attributable to equity-accounted joint ventures and associates Including acquisition costs from the purchase of additional shares Affects deferred taxes on investment properties and derivative financial instruments Development of funds from operations Funds from operations (FFO) are used to finance our ongoing investments in portfolio properties and scheduled repayments on our long-term bank loans, and as the basis for the distribution of dividends. Significant non-recurring effects that are not part of the Group’s operating activities are eliminated in the calculation of FFO. FFO increased from €96.4 mil- lion to €129.7 million or from €1.56 per share to €1.74 per share, based on a time-weighted number of no-par value shares issued. Of the valuation of real estate values (€-46.9 million), €-48.0 million after minority interests was attributable to the measurement of the real estate assets reported by the Group, and €+1.1 million to the measurement of the real estate assets of equity-accounted joint ventures. Funds from operations Taxes on income and earnings Taxes on income and earnings rose to €5.7 million (previous year: €3.9 million) as a result of the significant improvement in earnings. Deferred taxes, resulting mainly from the scheduled amortisation of the tax balance sheet for our real estate assets as well as the market value of properties during the half-year, amounted to €6.3 million (previous year: €10.4 million). Consolidated profit Measurement gains / losses on investment properties 1 Income and expenses from changes in the scope of consolidation 2 Expenses in connection with the takeover offer Deferred taxes 4 01.01. – 30.09.2023 01.01. – 30.09.2022 in € thousand per share in € in € thousand per share in € 68,190 0.91 64,605 46,826 8,333 0 6,329 129,678 0.63 0.11 0.00 0.09 1.74 15,474 0 5,884 10,411 96,374 1.05 0.25 0.00 0.09 0.17 1.56 74,689,725 61,783,594 4 FFO Weighted number of no-par-value shares issued 1 2 Including the share attributable to equity-accounted joint ventures and associates Including acquisition costs from the purchase of additional shares

9M 2023 / Quarterly statement as at 30 September 2023 Deutsche EuroShop AG Revenue in € million EBIT in € million EBT * in € million FFO per share in € 203.2 158.7 168.7 111.5 135.4 94.4 1.56 1.74 28.1% 51.2% 43.3% 11.5% 9M 2022 9M 2023 9M 2022 9M 2023 9M 2022 9M 2023 9M 2022 9M 2023 * excluding measurement gains / losses Financial position and net assets Net assets and liquidity The Deutsche EuroShop Group’s total assets increased significantly by €344.1 million compared with the last reporting date to €4,552.2 million due to the acquisition of minority interests. On a pro-forma basis, total assets fell by €115.7 million. Balance sheet structure in € million Assets 4,552.2 327.9 4,208.1 382.9 3,825.2 4,224.3 Liabilities 4,552.2 72.5 4,208.1 59.1 1,965.8 1,805.6 Non-current deferred tax liabilities climbed by €5.9 million to €340.3 mil- lion due to additional provisions. Other current and non-current liabilities and provisions increased by €16.4 million. REPORT ON EVENTS AFTER THE REPORTING DATE No further significant events occurred between the balance sheet date of 30 September 2023 and the date of preparation of the financial statements. OUTLOOK Expected results of operations and financial position After raising our forecast for 2023 in August and posting business per- formance in line with expectations in the third quarter, we are confirming our forecast for funds from operations (FFO) of €2.08 to €2.18 for finan- cial year 2023. The forecast was based on a time-weighted number of 75,137,020 no-par value shares issued. 2,513.9 2,343.4 RISK REPORT 2022 2023 2023 2022 Current assets Non-current assets Current assets Non-current assets Equity (including thirdparty interests) Equity ratio of 55.2% The equity ratio (including the shares of third-party shareholders) was 55.2%, slightly down compared with the last reporting date (55.7%) due to the dividend for financial year 2022 of €191.2 million paid out in Sep- tember, but still remains at a very healthy level. Liabilities Current and non-current financial liabilities totalled €1,630.5 million as at 30 September 2023, €151.3 million higher than at the end of 2022, due to the acquisition of minority interests. Financial liabilities increased by €3.9 million based on the comparable group. As at 30 September 2023, all loan covenants were met. Since the beginning of the financial year, there have been no significant changes to the information provided in the risk report of the combined management report as at 31 December 2022 (see Annual Report 2022, p. 142 onwards). We do not believe that the Company currently faces any risks capable of jeopardising its continued existence. FFO per share in € Gain 2.08 to 2.18 Result 2.11 Result 1.98 2021 2022 2023 5

9M 2023 / Quarterly statement as at 30 September 2023 Deutsche EuroShop AG CONSOLIDATED BALANCE SHEET Assets in € thousand ASSETS Non-current assets Intangible assets Property, plant and equipment Investment properties Investments accounted for using the equity method Non-current assets Current assets Trade receivables Other current assets Cash and cash equivalents Current assets Total assets Liabilities in € thousand EQUITY AND LIABILITIES Equity and reserves Subscribed capital Capital reserves Retained earnings Total equity Non-current liabilities Financial liabilities Deferred tax liabilities Right of redemption of limited partners Other liabilities Non-current liabilities Current liabilities Financial liabilities Trade payables Tax liabilities Other provisions Other liabilities Current liabilities 30.09.2023 31.12.2022 51,740 362 4,075,535 96,666 4,224,303 18,609 28,718 280,585 327,912 4,552,215 51,748 436 3,329,995 443,069 3,825,248 16,991 30,924 334,943 382,858 4,208,106 30.09.2023 31.12.2022 76,464 793,943 1,358,328 2,228,735 1,621,079 340,320 285,118 4,414 2,250,931 9,467 6,205 1,179 28,582 27,116 72,549 61,784 494,526 1,479,927 2,036,237 1,464,917 334,404 307,130 6,333 2,112,784 14,334 8,067 474 11,267 24,943 59,085 Total equity and liabilities 4,552,215 4,208,106 6

9M 2023 / Quarterly statement as at 30 September 2023 Deutsche EuroShop AG CONSOLIDATED INCOME STATEMENT in € thousand Revenue Property operating costs Property management costs Write-downs and disposals of financial assets Net operating income (NOI) Other operating income Other operating expenses Earnings before interest and taxes (EBIT) Share in the profit or loss of associates and joint ventures accounted for using the equity method Interest expense Profit / loss attributable to limited partners Interest income Financial gains / losses Measurement gains / losses Earnings before taxes (EBT) Taxes on income and earnings Consolidated proﬁt Earnings per share (€), undiluted and diluted 01.07. – 30.09.2023 01.07. – 30.09.2022 01.01. – 30.09.2023 01.01. – 30.09.2022 67,817 -9,277 -3,733 -2,086 52,721 3,782 -1,354 55,149 1,803 -10,827 -3,835 1,886 -10,973 -6,740 37,436 -6,324 31,112 0.41 52,971 -9,428 -2,894 -898 39,751 602 -4,848 35,505 6,587 -9,091 -4,028 44 -6,488 -6,577 22,440 -4,020 18,420 0.30 203,172 -25,486 -10,561 -6,896 160,229 13,359 -4,905 168,683 7,607 -32,328 -11,293 3,756 -32,258 -56,298 80,127 -11,937 68,190 0.91 158,662 -20,220 -8,257 -6,302 123,883 3,082 -15,418 111,547 20,336 -27,157 -12,073 89 -18,805 -13,832 78,910 -14,305 64,605 1.05 STATEMENT OF COMPREHENSIVE INCOME in € thousand Consolidated proﬁt Items which under certain conditions in the future will be reclassiﬁed to the income statement: Actual share of the profits and losses from instruments used to hedge cash flows Deferred taxes on changes in value offset directly against equity Total earnings recognised directly in equity Total proﬁt Share of Group shareholders 01.07. – 30.09.2023 01.07. – 30.09.2022 01.01. – 30.09.2023 01.01. – 30.09.2022 31,112 18,420 68,190 64,605 526 -120 406 31,518 31,518 5,526 -1,241 4,285 22,705 22,705 1,778 -406 1,372 69,562 69,562 16,345 -3,643 12,702 77,307 77,307 7

9M 2023 / Quarterly statement as at 30 September 2023 Deutsche EuroShop AG CONSOLIDATED STATEMENT OF CHANGES IN EQUITY in € thousand 01.01.2022 Total profit Capital increase Capital reduction Dividend payments 30.09.2022 01.01.2023 Total profit Capital increase Dividend payments 30.09.2023 Number of shares outstanding Share capital Capital reserves Other retained earnings 61,783,594 723,034,380 -723,034,380 61,783,594 61,783,594 14,680,725 76,464,319 61,784 0 723,034 -723,034 0 61,784 61,784 0 14,680 0 76,464 1,217,560 0 -723,034 0 0 799,657 64,605 0 723,034 -61,784 494,526 1,525,512 494,526 0 299,417 0 793,943 1,482,264 68,190 0 -191,161 1,359,293 CONSOLIDATED CASH FLOW STATEMENT in € thousand Consolidated proﬁt Income taxes Financial gains / losses Amortisation / depreciation of intangible assets and property, plant and equipment with a finite life Unrealised changes in fair value of investment property and other measurement gains / losses Distributions and capital repayments received Changes in trade receivables and other assets Changes in current provisions Changes in liabilities Cash ﬂow from operating activities Interest paid Interest received Income taxes paid Net cash ﬂow from operating activities Outflows for the acquisition of investment properties Outflows for the acquisition of intangible assets and property, plant and equipment Acquisition of subsidiaries less acquired cash and cash equivalents Cash ﬂow from investing activities Inflows from financial liabilities Outflows from the repayment of financial liabilities Outflows from the repayment of lease liabilities Payments to limited partners Inflows from capital increases Payments to Group shareholders Cash ﬂow from ﬁnancing activities Net change in cash and cash equivalents Cash and cash equivalents at beginning of period Cash and cash equivalents at end of period Cash ﬂow hedge reserve -18,135 12,702 0 0 0 Total 2,062,866 77,307 -723,034 723,034 -61,784 -5,433 2,078,389 Statutory reserve 2,000 0 0 0 0 2,000 2,000 0 0 0 -4,337 1,372 0 0 2,036,237 69,562 314,097 -191,161 2,228,735 2,000 -2,965 01.01. – 30.09.2023 01.01. – 30.09.2022 68,190 11,937 32,258 81 56,298 5,013 4,780 -3,685 -6,527 168,345 -30,177 3,756 -4,709 137,215 -23,263 -8 -33,087 -56,358 10,906 -9,188 -57 -7,696 61,981 -191,161 -135,215 -54,358 334,943 280,585 64,605 14,305 18,805 117 13,832 19,817 1,022 5,284 -2,292 135,495 -27,402 89 -3,071 105,111 -22,896 -12 0 -22,908 0 -19,920 -74 -8,571 0 -61,784 -90,349 -8,146 328,839 320,693 8

9M 2023 / Quarterly statement as at 30 September 2023 Deutsche EuroShop AG SEGMENT REPORTING Segment reporting by Deutsche EuroShop AG is carried out on the basis of internal reports that are used by the Executive Board to manage the Group. Internal reports distinguish between shopping centers in Germany (“domestic”) and other European countries (“abroad”). As the Group’s main decision-making body, the Executive Board of Deutsche EuroShop AG first and foremost assesses the performance of the segments based on revenue, EBIT and EBT excluding measurement gains/losses. The measurement principles for segment reporting corre- spond to those of the Group. Breakdown by segment in € thousand Revenue (01.01. – 30.09.2022) EBIT (01.01. – 30.09.2022) EBT excl. measurement gains / losses (01.01. – 30.09.2022) Segment assets (31.12.2022) of which investment properties (31.12.2022) Inland 155,960 (136,324) 128,071 (104,817) 104,909 (83,679) 3,283,392 (3,002,022) 3,075,248 (2,797,177) The adjustment of the proportionate consolidation of the joint ventures and subsidiaries in which the Group does not own a 100% stake is car- ried out in the reconciliation column. Deferred tax liabilities are consid- ered by the Executive Board of Deutsche EuroShop AG cross-segmentally and are therefore included in the reconciliation column for segment liabil- ities. Accordingly, the goodwill from the acquisition of Olympia Brno was allocated to the reconciliation column of the segment assets. The reconcil- iation column also contains the companies that are not allocated to either of the two segments (Deutsche EuroShop AG, DES Management GmbH and DES Beteiligungs GmbH & Co. KG). In view of the geographical segmentation, no further information pursu- ant to IFRS 8.33 is given. To assess the contribution of the segments to the individual performance indicators as well as to the Group’s performance, the income, expend- iture, assets and liabilities of the joint ventures are included in inter- nal reporting in proportion to the Group’s share in the same. Similarly, for subsidiaries in which the Group is not the sole shareholder, income, expenditure, assets and liabilities are only consolidated in proportion to the corresponding Group share. This results in the segments being divided as follows: Ausland 38,947 (33,356) 36,086 (28,755) 30,952 (23,708) 794,581 (712,375) 754,276 (676,968) Summe 194,907 (169,680) 164,157 (133,572) 135,861 (107,387) 4,077,973 (3,714,397) 3,829,524 (3,474,145) Überleitung 8,265 (-11,018) 4,526 (-22,025) -488 (-12,950) 474,242 (493,709) 246,011 (-144,150) 01.01. – 30.09.2023 203,172 (158,662) 168,683 (111,547) 135,373 (94,437) 30.09.2023 4,552,215 (4,208,106) 4,075,535 (3,329,995) OTHER DISCLOSURES Dividend On 29 August 2023, distribution of a dividend of €2.50 per share was approved for financial year 2022; this was paid out on 1 September 2023. Responsibility statement by DES Executive Board To the best of my knowledge, and in accordance with the applicable reporting principles for interim financial reporting, the interim consol- idated financial statements give a true and fair view of the assets, lia- bilities, financial position and profit or loss of the Group, and the interim management report of the Group includes a fair review of the perfor- mance of the business, including the operating results and the position of the Group, together with a description of the principal opportunities and risks associated with the expected performance of the Group for the remainder of the financial year. Hamburg, 14 November 2023 Hans-Peter Kneip 9

9M 2023 / Quarterly statement as at 30 September 2023 Deutsche EuroShop AG Deutsche EuroShop vs SDAX and EPRA Comparison, January to November 2023 (indexed, base of 100, in %) 120 115 110 105 100 95 90 85 80 Jan. Feb. Mar. Apr. May June July Aug. Sep. Oct. Nov. EPRA SDAX Deutsche EuroShop WOULD YOU LIKE FURTHER INFORMATION? Then visit us online or call us: Patrick Kiss and Nicolas Lissner Phone: Fax: E-Mail: Internet: +49 (0)40–41 35 79 20/-22 +49 (0)40–41 35 79 29 ir@deutsche-euroshop.de www.deutsche-euroshop.com/ir. THE SHOPPING CENTER SHARE The Deutsche EuroShop share closed 2022 at a price* of €22.12. After a subscription rights offering was announced on 12 January 2023, the share price fell until the end of March. Then a significant recovery phase began, with the share price reaching a high for the period of €24.30 on 16 August 2023. In the following weeks, the share price trended lower, reaching its lowest price of the first nine months on 28 September 2023 at €17.74. It closed the reporting period on the following trading day at a price of €18.28. Taking the dividend of €2.50 per share paid on 1 Septem- ber 2023 into consideration, this corresponds to a decrease of 7.7%. The SDAX rose by 8.0% over the same period. Deutsche EuroShop’s market capitalisation stood at €1.4 billion at the end of September. Key share data Sector / industry group Share capital as at 30.09.2023 Number of shares as at 30.09.2023 (no-par-value registered shares) Dividend for 2022 Share price on 30.12.2022 Share price on 30.09.2023 Low / high for the period under review Market capitalisation on 30.09.2023 Prime Standard OTC markets Indices ISIN Ticker-Symbol Financial Services/Real Estate €76,464,319.00 76,464,319 €2.50 €22.12 €18.28 €17.74/ €24.30 €1.4 billion Frankfurt and Xetra Berlin, Düsseldorf, Hamburg, Hanover, Munich and Stuttgart CDAX, EPRA, MSCI Small Cap (+ ESG Screened), HASPAX, Prime All Share Index, Classic All Share Index DE 000748 020 4 DEQ, Reuters: DEQGn.DE Unless otherwise specified, all information and calculations are based on Xetra closing prices. FINANCIAL CALENDAR 2023 14.11. 16.11. Quarterly statement 9M 2023 Kepler Cheuvreux UniCredit Pan-European Real Estate Conference, London 2024 15.-16.01. Oddo BHF Forum (virtual) 17.01. Kepler Cheuvreux German Corporate Conference, Frankfurt 19.03. 21.03. Preliminary results for ﬁnancial year 2023 Bank of America EMEA Real Estate CEO Conference, London PATRICK KISS AND NICOLAS LISSNER 26.04. Publication of Annual Report 2023 14.05. Quarterly Statement 3M 2024 25.06. Annual General Meeting 14.08. Half-year Financial Report 2024 14.11. Quarterly Statement 9M 2024 Our financial calendar is continuously being updated. Please check our website for the latest events: www.deutsche-euroshop.com/ir Forward-looking statements This quarterly statement contains forward-looking statements based on estimates of future developments by the Executive Board. The statements and forecasts represent estimates based on all of the information available at the current time. If the assumptions on which these statements and forecasts are based do not materialise, the actual results may differ from those currently forecast. Rounding and rates of change Percentages and figures stated in this report may be subject to rounding differences. The sign used to indicate rates of change is based on economic considerations: improvements are indicated by a plus (+); deterioration by a minus (-). 10