Form 8-K

8-K — ALEXANDRIA REAL ESTATE EQUITIES, INC.

Accession: 0001035443-26-000045

Filed: 2026-04-27

Period: 2026-04-27

CIK: 0001035443

SIC: 6798 (REAL ESTATE INVESTMENT TRUSTS)

Item: Results of Operations and Financial Condition

Item: Financial Statements and Exhibits

Documents

8-K — are-20260427.htm (Primary)

EX-99.1 (a1q26ex991supp.htm)

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8-K

8-K (Primary)

Filename: are-20260427.htm · Sequence: 1

are-20260427

0001035443false00010354432026-04-272026-04-27

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): April 27, 2026

ALEXANDRIA REAL ESTATE EQUITIES, INC.

(Exact name of registrant as specified in its charter)

Maryland 1-12993 95-4502084

(State or other jurisdiction of

incorporation) (Commission File Number) (I.R.S. Employer Identification No.)

26 North Euclid Avenue, Pasadena, California 91101

(Address of principal executive offices) (Zip code)

Registrant’s telephone number, including area code: (626) 578-0777

N/A

(Former name or former address, if changed since last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4 (c) under the Exchange Act (17 CFR 240.13e-4 (c))

Securities registered pursuant to Section 12(b) of the Act:

Title of each class Trading Symbol(s) Name of each exchange on which registered

Common Stock, $0.01 par value per share

ARE

New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Item 2.02. Results of Operations and Financial Condition.

On April 27, 2026, Alexandria Real Estate Equities, Inc. (the “Company”) issued a press release entitled “Alexandria Real Estate Equities, Inc. Reports First Quarter Ended March 31, 2026 Financial and Operating Results.” The press release referred to certain supplemental information that is available on the Company’s website at www.are.com. A copy of the press release and supplemental information are attached hereto as Exhibit 99.1.

The information contained in this Item 2.02, including the exhibit referenced herein, is being furnished and shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section. Such information shall not be incorporated by reference into any filing under the Securities Act of 1933, as amended (the “Securities Act”), or the Exchange Act, whether made before or after the date hereof, regardless of any general incorporation language in such filing.

Item 9.01. Financial Statements and Exhibits.

(d) Exhibits.

99.1 Alexandria Real Estate Equities, Inc.’s Earnings Press Release and Supplemental Information for the First Quarter Ended March 31, 2026

104 Cover Page Interactive Data File (embedded within the Inline XBRL document)

Forward-Looking Statements

This current report on Form 8-K contains forward-looking statements within the meaning of Section 27A of the Securities Act, and Section 21E of the Exchange Act. These statements include words such as “forecast,” “guidance,” “goals,” “projects,” “estimates,” “anticipates,” “believes,” “expects,” “intends,” “may,” “plans,” “seeks,” “should,” “targets,” or “will,” or the negative of these words or similar words. Forward-looking statements involve certain risks and uncertainties, and actual results may differ materially from those discussed in each such statement. A number of important factors could cause actual results to differ materially from those included within or contemplated by the forward-looking statements, including, but not limited to, the factors described in the Company’s filings with the Securities and Exchange Commission, including the Company’s most recent annual report on Form 10-K and any subsequent quarterly reports on Form 10-Q. The Company does not undertake any responsibility to update any of these factors or to announce publicly any revisions to any of the forward-looking statements contained in this or any other document, whether as a result of new information, future events, or otherwise.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

ALEXANDRIA REAL ESTATE EQUITIES, INC.

April 27, 2026 By: /s/ Joel S. Marcus

Joel S. Marcus

Executive Chairman

By: /s/ Peter M. Moglia

Peter M. Moglia

Chief Executive Officer and

Chief Investment Officer

By: /s/ Marc E. Binda

Marc E. Binda

Chief Financial Officer and Treasurer

EX-99.1

Filename: a1q26ex991supp.htm · Sequence: 2

1Q26 EX 99.1 SUPP

Table of Contents

March 31, 2026

COMPANY HIGHLIGHTS

Page

Alexandria's Mission and Cluster Model ..............................................

iii

EARNINGS PRESS RELEASE

First Quarter Ended March 31, 2026 Financial and Operating

Results ...................................................................................................

Consolidated Statements of Operations ..........................................

Guidance ...................................................................................................

Consolidated Balance Sheets ............................................................

Dispositions and Sales of Partial Interests ..........................................

Funds From Operations and Funds From Operations per Share

Earnings Call Information and About the Company ...........................

SUPPLEMENTAL INFORMATION

Company Profile .......................................................................................

External Growth / Investments in Real Estate

Investor Information .................................................................................

Investments in Real Estate ................................................................

Financial and Asset Base Highlights .....................................................

New Class A/A+ Development and Redevelopment Properties:

High-Quality and Diverse Client Base .................................................

Recent Deliveries ...........................................................................

Internal Operating Metrics

Under Construction ........................................................................

Key Operating Metrics .............................................................................

Summary of Pipeline ......................................................................

Same Property Performance ..................................................................

Construction Spending ........................................................................

Leasing Activity .........................................................................................

Capitalization of Interest .....................................................................

Contractual Lease Expirations ...............................................................

Joint Venture Financial Information ...................................................

Top 20 Tenants .........................................................................................

Balance Sheet Management

Summary of Properties and Occupancy ..............................................

Investments ..........................................................................................

Property Listing ........................................................................................

Balance Sheet ......................................................................................

Key Credit Metrics ...............................................................................

Summary of Debt .................................................................................

Definitions and Reconciliations

Definitions and Reconciliations ..........................................................

CONFERENCE CALL

INFORMATION:

Tuesday, April 28, 2026

2:00 p.m. Eastern Time

11:00 a.m. Pacific Time

(833) 366-1125 (U.S./Canada)

(412) 902-6738 (International)

Ask to join the conference call for

Alexandria Real Estate Equities, Inc.

CONTACT INFORMATION:

Alexandria Real Estate Equities, Inc.

corporateinformation@are.com

JOEL S. MARCUS

Executive Chairman &

Founder

PETER M. MOGLIA

Chief Executive Officer &

Chief Investment Officer

MARC E. BINDA

Chief Financial Officer &

Treasurer

PAULA SCHWARTZ

Managing Director,

Rx Communications Group

(917) 633-7790

iii

ALEXANDRIA:

HIGHLY IMPACTFUL,

CONSEQUENTIAL COMPANY &

THE MOST TRUSTED BRAND IN

LIFE SCIENCE REAL ESTATE

WE INVENTED IT. WE DOMINATE IT.

HIGHEST-QUALITY AND LARGEST ASSET BASE CLUSTERED IN

MISSION-CRITICAL MEGACAMPUSES IN THE KEY CENTERS

OF LIFE SCIENCE AND TECHNOLOGY INNOVATION

LEADING CLIENT TENANT BASE WITHIN

THE LIFE SCIENCE REAL ESTATE SECTOR

HIGH-QUALITY, LONG-TERM CASH FLOWS

PROVEN UNDERWRITING EXPERTISE

STRONG AND FLEXIBLE BALANCE SHEET

LONG-TENURED, HIGHLY EXPERIENCED

MANAGEMENT TEAM WITH UNIQUE

SECTOR EXPERTISE

ALEXANDRIA’S

MEGACAMPUS™

PLATFORM REPRESENTS

78%

OF OUR ANNUAL

RENTAL REVENUE

As of March 31, 2026. Refer to “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Source: U.S. House Committee on Energy and Commerce, “The 21st Century Cures Discussion Document White Paper,” January 27, 2015.

(2)Source: PhRMA, “Medicines in Development for Chronic Diseases: 2024 Report.”

(3)Source: Centers for Disease Control and Prevention, “Heart Disease Facts,” October 24, 2024. Represents the latest published data, which reflects the U.S. estimate for 2022.

(4)Source: National Cancer Institute, “Cancer Statistics,” updated May 7, 2025. Represents the latest published data, which reflects 2018–2021 data, not including 2020 due to lack of collection during COVID-19 pandemic.

(5)Source: Alzheimer’s Association, “2025 Alzheimer’s Disease Facts and Figures.” Represents the latest published data, which reflects the U.S. estimate for 2025.

vii

THE HEALTH OF THE HIGHLY REGULATED LIFE SCIENCE INDUSTRY

IS DEPENDENT ON FOUR CRITICAL PILLARS

viii

DRUG APPROVALS DECELERATED SLIGHTLY IN 1Q26 COMPARED TO

10-YEAR QUARTERLY AVERAGE

Source: U.S. Food and Drug Administration, April 2026. YTD 2026 as of March 31, 2026. Novel therapies approved by the FDA (Center for Drug Evaluation and Research) include new molecular entities and new biologics defined as

products containing active moieties that have not previously been approved by the FDA.

(1)Source: Capital IQ.

(2)Source: State Street. XBI constituents as of November 13, 2025. Near-commercial refers to companies with products in Phase III or registrational trials.

xii

xiii

xiv

xvi

ALEXANDRIA’S PATH FORWARD: 1Q26 UPDATE

Maintain a Strong and Flexible Balance

Sheet, Significant Liquidity, and

Targeted Leverage:

On Track for Annualized 4Q26

Leverage(1) of 5.6x to 6.2x

Reduce Capital Spend and Funding

Needs:

242,408 RSF Letters of Intent Executed

for Lower-Investment Alternatives

at Two Redevelopment Projects

Substantially Complete Large-Scale

Core, Non-Core, And Sales of Partial

Interests Disposition Plan:

$2.33 billion in Process or Pending(2)

Steadily Improve Occupancy and

Increase NOI, Focusing on Leasing to

All Sectors of Our Tenant Base:

3.2% Future Benefit to Occupancy from

1.1 million RSF of Leased Space Not Yet

Delivered as of 1Q26(3)

Continue to Successfully Manage G&A:

$7.4 million, or 18%, in 1Q26 G&A

Savings Compared to 2024 Quarterly

Average

Maintain Optionality for Future Growth

Focused on MegacampusTM Investment:

77% of Our Pipeline is Within Our

Megacampus Ecosystems(4)

Consider Flexible and Opportunistic

Share Buyback Plan:

Continuing to Evaluate Share Buyback

Plan

(1)Refer to “Net debt and preferred stock to adjusted EBITDA” in “Definitions and reconciliations” in the Supplemental Information for additional details.

(2)Includes dispositions and sales of partial interests: (i) $2.3 million completed, (ii) $149.1 million of pending transactions subject to non-refundable deposits, signed letters of intent, and/or purchase and sale agreement

negotiations, and (iii) $2.18 billion identified and in process.

(3)Anticipated delivery of 1.1 million RSF of vacant space that was leased but not yet delivered as of March 31, 2026, which has a weighted-average expected delivery date of approximately September 2026, and is expected to

generate annual rental revenue of approximately $68 million.

(4)As of March 31, 2026.

xvii

ALEXANDRIA CONTINUES TO HAVE A STRONG AND FLEXIBLE

BALANCE SHEET WITH SIGNIFICANT LIQUIDITY

SIGNIFICANT

LIQUIDITY

PERCENTAGE OF FIXED-RATE

DEBT SINCE 2022(2)

$4.2B

96.4%

REMAINING DEBT TERM

(IN YEARS)

DEBT INTEREST

RATE

10.0

4.06%

Longest Among S&P 500 REITs(3)

4Q26 ANNUALIZED GUIDANCE

5.6x to 6.2x

3.6x to 4.1x

NET DEBT AND PREFERRED

STOCK TO ADJUSTED EBITDA

FIXED-CHARGE

COVERAGE RATIO

TOP 15%

CREDIT RATING RANKING

AMONG ALL PUBLICLY TRADED

U.S. REITS(1)

BBB+

Negative

WEIGHTED AVERAGE

Baa1

Negative

As of March 31, 2026. Refer to “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Top 15% ranking represents credit rating levels from S&P Global Ratings and Moody’s Ratings for publicly traded U.S. REITs, from Bloomberg Professional Services and Nareit, as of March 31, 2026.

(2)Represents the average quarterly percentage fixed-rate debt as of each quarter-end from January 1, 2022 through March 31, 2026.

(3)Sources: S&P Global Market Intelligence, Bloomberg, or company filings as of December 31, 2025, except for ARE, which is as of March 31, 2026.

xviii

Weighted-Average Remaining Debt Term of 10.0 Years

TOTAL

DEBT

21%

OF TOTAL DEBT

(1)

(2)

Debt Maturities by Year

($ in millions)

As of March 31, 2026.

(1)In April 2026, we repaid $350.0 million of 3.80% unsecured senior notes payable upon maturity using short-term borrowings, which we expect to retire in 2026 with future proceeds from our dispositions and sales of partial

interests. No gain or loss was incurred in connection with this repayment.

(2)Refer to footnotes 2 through 4 on page 50 under “Fixed-rate and variable-rate debt” in the Supplemental Information for additional details. We expect our commercial paper outstanding balance to be less than $350.0 million by

the end of 2026.

xix

LEASING VOLUME BY RSF

647,356

Renewals & Re-leasing

Development & Redevelopment

Previously Vacant

(1)

Refer to “Leasing activity” in the Supplemental Information for additional details.

(1)The projected 2Q26 leasing RSF is an estimate based on our current assessment of a range of potential leasing outcomes, subject to ongoing negotiations. These assumptions are inherently uncertain, and some or all of the

contemplated transactions may not be executed by June 30, 2026, or at all. Accordingly, actual results may differ materially from this estimate. Refer to the “Forward-Looking Statements” on page 8 of the Earnings Press Release

for additional details.

ALEXANDRIA’S LEASING VOLUME IS DRIVEN BY OUR DIVERSE TENANT MIX

72% of our leasing activity during 1Q26 was generated from our existing tenant base

(1)

1Q26

2025

(1)Includes one lease aggregating 47,719 RSF at 480 Arsenal Street in our Cambridge/Inner Suburbs submarket, which was signed with an entertainment studio user to accommodate their expansion needs and secure a long-term

extension.

xxi

Alexandria’s Key Disposition In 4Q25 — 409 and 499 Illinois Street in Mission Bay

Record $1,645 Price Per RSF, the Highest Ever Achieved in San Francisco(1)

Alexandria’s opportunistic sale to UCSF,

a longstanding tenant, generates

proceeds to recycle into the business

and enables UCSF to expand its

Mission Bay campus.

$1,645

SALES PRICE PER RSF

$767.1M

$180.3M

(Our Share)(2)

SALES PRICE IN 4Q25

$416.7M

$103.9M

(Our Share)

GAIN ON SALE OF

REAL ESTATE

$293.0M

ARE ORIGINAL PURCHASE

PRICE (2011)

40%

OCCUPANCY AS OF 3Q25

(1)Represents the highest price per RSF in San Francisco history for sales of comparable institutional office or laboratory assets.

(2)Represents our share of the sales price, net of seller credits and transaction costs.

xxii

(1)

2026 DISPOSITIONS AND SALES OF PARTIAL INTERESTS

(2)

(1)

$2.9B

Sales

Amount

August 2026

Weighted-Average

Projected

Disposition Date

(3)

Refer to “Dispositions and sales of partial interests” in the Earnings Press Release for additional details.

(1)Based on the midpoint of 2026 guidance for dispositions and partial interest sales. Actual results may differ significantly.

(2)Dispositions and sales of partial interests identified and in process.

(3)Includes $2.3 million of completed and $149.1 million of pending dispositions subject to non-refundable deposits, signed letters of intent, and/or purchase and sale agreement negotiations.

xxiii

PROJECTED REDUCTION IN NON-INCOME-PRODUCING AND

NON-CORE ASSETS

Refer to “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Excludes properties classified as held for sale as of each date presented. Land parcels classified as held for sale represented approximately 1% of total non-income-producing assets as of December 31, 2024 and 2025.

(2)Represents non-core assets outside of our Megacampus ecosystems.

xxiv

CONTINUING SUCCESSFUL REDUCTION AND MANAGEMENT OF

G&A EXPENSES

$76M

Projected Cumulative

G&A Savings

in 2025 and 2026

Relative to 2024(1)

6.0%

14.3%

Alexandria

1Q26(2)

S&P 500 REIT(3)

Average 2023–2025

(excluding Alexandria)

GENERAL AND ADMINISTRATIVE EXPENSES AS A

PERCENTAGE OF NET OPERATING INCOME(4)

(1)Based on the midpoint of our guidance range for 2026 general and administrative expenses.

(2)Trailing twelve months ended March 31, 2026.

(3)Source for S&P 500 REIT data: S&P Global Market Intelligence.

(4)Refer to “Net operating income” under “Definitions and reconciliations” in the Supplemental Information for additional details.

xxv

xxvi

ALEXANDRIA’S OPERATIONAL EXCELLENCE IN ASSET MANAGEMENT,

DESIGN, DEVELOPMENT, AND SUSTAINABILITY

Alexandria Real Estate Equities, Inc. Reports

1Q26 Net Income per Share – Diluted of $2.10; and

1Q26 FFO per Share – Diluted, as Adjusted, of $1.73

PASADENA, Calif. – April 27, 2026 – Alexandria Real Estate Equities, Inc. (NYSE: ARE)

announced financial and operating results for the first quarter ended March 31, 2026.

Key highlights

Operating results

1Q26

1Q25

Net income (loss) attributable to Alexandria’s common stockholders – diluted:

In millions

$358.9

$(11.6)

Per share

$2.10

$(0.07)

Funds from operations attributable to Alexandria’s common stockholders – diluted, as adjusted:

In millions

$295.9

$392.0

Per share

$1.73

$2.30

A best-in-class REIT with a high-quality, diverse tenant base, strong margins, and long lease

terms

(As of March 31, 2026, unless stated otherwise)

Occupancy of operating properties

87.7%

Percentage of annual rental revenue in effect from Megacampus platform

78%

Percentage of annual rental revenue in effect from investment-grade or publicly

traded large cap tenants

55%

Operating margin

67%

Adjusted EBITDA margin

66%

Percentage of leases containing annual rent escalations

97%

Weighted-average remaining lease term:

Top 20 tenants

9.9

years

All tenants

7.5

years

Strong 1Q26 tenant collections(1):

1Q26 rents and receivables collected as of April 27, 2026

99.9%

(1)Refer to “Tenant Collections” under “Definitions and reconciliations” in the Supplemental Information for

additional details.

Strong and flexible balance sheet with significant liquidity; top 15% credit rating ranking among all

publicly traded U.S. REITs

•$20.44 billion in total market capitalization.

•$7.92 billion in total equity capitalization.

•Net debt and preferred stock to Adjusted EBITDA of 6.8x and fixed-charge coverage ratio of

3.4x for 1Q26 annualized, with 4Q26 annualized targets of 5.6x to 6.2x and 3.6x to 4.1x,

respectively.

•We expect improvement in our quarter annualized net debt and preferred stock to Adjusted

EBITDA ratio in 2H26 as we complete dispositions and sales of partial interests.

•As of March 31, 2026:

•Significant liquidity of $4.17 billion, or 3.7x of our debt maturities through 2028.

•Only 9% of our total debt matures through 2028.

•10.0-year weighted-average remaining debt term, the longest among S&P 500 REITs.

•Total debt and preferred stock to gross assets of 31%.

Solid leasing of development and redevelopment space

•Leasing volume of 647,356 RSF during 1Q26.

•1Q26 leasing of development and redevelopment space aggregating 117,935 RSF, up

135%, from the prior five-quarter average, excluding a build-to-suit lease executed in July

2025 with a long-standing multinational pharmaceutical tenant.

•From April 1, 2026 through April 27, 2026, we have executed leases and/or letters of

intent aggregating 276,188 RSF related to our development and redevelopment pipeline.

•72% of our leasing activity during 1Q26 was generated from our existing tenant base.

Leasing Activity in RSF:

1Q26

Leasing of development and redevelopment space

117,935

Leasing of previously vacant space

148,734

Lease renewals and re-leasing of space

380,687

647,356

Lease renewals and re-leasing of space:

Rental rate changes

(15.0)%

Rental rate changes (cash basis)

(15.8)%

•Excluding the impact of one lease aggregating 47,719 RSF at 480 Arsenal Street in our

Cambridge/Inner Suburbs submarket, rental rates for renewed and re-leased space for 1Q26

would have decreased by 10.1% and 9.1% (cash basis). The space at 480 Arsenal Street

was re-leased to an entertainment studio user to accommodate their expansion needs and

secure a long-term extension. In addition, the reorientation of this building layout provides

flexibility to market the remaining available space to a broader range of user demand.

Ongoing execution of Alexandria’s capital recycling strategy

We plan to continue funding a significant portion of our capital requirements for the year ending

December 31, 2026 through dispositions of land, non-core assets, and core assets (primarily

sales of partial interests).

(dollars in millions)

Sales Price

Completed and pending transactions subject to non-refundable deposits,

signed letters of intent, and/or sale agreement negotiations as of

April 27, 2026

$151

Identified and in process

2,181

75%

Additional projected

568

20%

2026 guidance midpoint for dispositions and sales of partial interests

$2,900

First Quarter Ended March 31, 2026 Financial and Operating Results (continued)

March 31, 2026

Occupancy and leasing progress on temporary vacancy

Operating occupancy as of December 31, 2025

90.9%

Reduction in occupancy related to previously disclosed 1Q26 key lease expirations

(1.9)

(1)

Other changes in occupancy

(1.3)

(2)

Operating occupancy as of March 31, 2026

87.7

Vacant space leased but not yet delivered

3.2

(3)

Operating occupancy as of March 31, 2026, including vacant space leased but not

yet delivered

90.9%

(1)Represents previously disclosed key lease expirations aggregating 657,492 RSF, with a weighted-average

lease expiration date of January 2026 and prior annual rental revenue of approximately $41.6 million. These

vacant spaces are currently 48% leased or under negotiation and the remaining 52% is being actively

marketed for re-lease.

(2)Includes i) 139,408 RSF, or 0.4%, resulting from spaces vacated by tenants winding down operations, which

are being actively marketed for re-lease and ii) delivery of 50,531 vacant RSF, or 0.2%, at our 10075 Barnes

Canyon Road development project located at our SD Tech by Alexandria Megacampus.

(3)Represents temporary vacancies aggregating 1.1 million RSF, primarily in the Greater Boston, San Francisco

Bay Area, and Seattle markets, that are leased and expected to be occupied upon completion of building and/

or tenant improvements. The weighted-average expected delivery date is approximately September 2026, with

expected annual rental revenue of approximately $68 million.

Key operating metrics

Operating metrics

1Q26

(dollars in millions)

Net operating income (cash basis)

$1,672

(1)

Decrease compared to 1Q25

(15.2)%

(2)

Same property performance:

Net operating income changes

(11.9)%

(3)

Net operating income changes (cash basis)

(11.7)%

(3)

Occupancy – current-period average

88.9%

Occupancy – same-period prior-year average

94.0%

(1)Quarter annualized.

(2)Change in net operating income (cash basis) reflects the impact of operating properties disposed of after

January 1, 2025. Excluding these dispositions, net operating income (cash basis), annualized, for the three

months ended March 31, 2026, would have decreased by 8.9%.

(3)The quarter-over-quarter decline was due to a decrease in same property occupancy, primarily driven by the

previously disclosed 2026 key lease expirations aggregating 657,492 RSF that became vacant during 1Q26,

with a weighted-average lease expiration date of January 2026, and by vacancy in 4Q25 at one property

aggregating 170,618 RSF at Alexandria Center® for Advanced Technologies – South San Francisco in our

South San Francisco submarket. We expect our same property performance to improve in 2H26, primarily due

to changes in same property occupancy, including the anticipated delivery of 1.1 million RSF of vacant space

that was leased but not yet delivered as of March 31, 2026, which has a weighted-average expected delivery

date of approximately September 2026, and is expected to generate annual rental revenue of approximately

$68 million.

Continued successful reduction and management of general and administrative expenses

•General and administrative expenses for 1Q26 aggregated $34.7 million, which represents a

decrease of $7.4 million, or 18%, compared to the quarterly average for 2024. For the trailing

twelve months ended March 31, 2026, our general and administrative expenses as a

percentage of net operating income were 6.0%, approximately half the average of other S&P

500 REITs for 2023-2025.

•In 2025, we achieved general and administrative expense reduction of $51.3 million, or 30%,

compared to 2024, primarily as a result of cost-control and efficiency initiatives. Some of

these cost savings were temporary, and we anticipate that approximately half of the cost

reduction achieved in 2025 will continue in 2026.

Reduction of capital spend and funding needs

•We are evaluating the business and financial strategy for certain projects aggregating 1.6

million RSF to reduce future construction funding requirements within our active pipeline.

•Driven by demand for our Megacampuses and access to amenities at our 311 Arsenal

Street and 3000 Minuteman Road redevelopment projects, we executed letters of intent

aggregating 242,408 RSF in April 2026. These letters of intent are for lower-cost alternative

uses for all or a portion of these projects, including advanced technology. If we are

successful in executing these potential leases, we expect to evaluate whether all or a

portion of these projects will be placed back into operation without the need to further

redevelop.

•Non-income-producing assets are 17% as a percentage of gross assets, a reduction of 3%

since 4Q24; targeting a further reduction to 11% to 16% by 4Q26.

Alexandria’s development and redevelopment pipeline is anticipated to deliver $92 million of

incremental annual net operating income by 4Q26 primarily from projects that are 93% leased/

negotiating

•Annual net operating income (cash basis) from recently delivered projects is expected to

increase by $25 million upon the burn-off of initial free rent, which has a weighted-average

remaining period of approximately four months.

•77% of the RSF in our total development and redevelopment pipeline is within our

Megacampus ecosystems.

Development and Redevelopment

Projects

Incremental

Annual Net

Operating Income

RSF

Leased/

Negotiating

Percentage

(dollars in millions)

Expected to be placed into service:

2Q26 – 4Q26

$92

(1)

601,589

(2)

93%

(3)

2027 – 2028

1,258,004

68%

$185

(1)Includes expected partial deliveries through 2026 from projects expected to stabilize in 2027-2028, including

speculative future leasing that is not yet fully committed. Refer to the initial and stabilized occupancy years

under “New Class A/A+ development and redevelopment properties: under construction” in the Supplemental

Information for additional details.

(2)Represents the RSF of projects expected to stabilize in 2026. Does not include RSF for partial deliveries

through 2026 from projects expected to stabilize in 2027-2028.

(3)Represents the current leased/negotiating percentage of the 601,589 RSF of development and redevelopment

projects that are expected to stabilize in 2026.

First Quarter Ended March 31, 2026 Financial and Operating Results (continued)

March 31, 2026

Key capital events

•In February 2026, we completed tender offers to repurchase an aggregate debt principal

amount of $1.33 billion across a portion of our outstanding 4.00% Senior Notes due 2050,

3.00% Senior Notes due 2051, and 3.55% Senior Notes due 2052. Cash consideration paid

was $952.2 million. In connection with the debt repurchase, we recognized a gain on early

extinguishment of debt of $366.4 million, including the write-off of unamortized debt issuance

costs and other transaction-related costs.

•We funded the repurchase as follows:

•$750.0 million through the issuance of 5.25% unsecured senior notes due 2036; and

•Approximately $200 million through short-term borrowings under our commercial paper

program, which will be repaid through planned dispositions and sales of partial interests

included in our 2026 guidance.

•The repurchase reduced debt and improved leverage by approximately 0.2x.

•This transaction did not have a significant impact to our funds from operations per share

diluted, as adjusted, interest expense, or fixed-charge coverage ratio.

•Following this transaction, our weighted-average remaining term of debt as of 1Q26 is

10.0 years, which continues to be the longest among S&P 500 REITs.

•In January 2026 and April 2026, we repaid, upon maturity, $300.0 million of 4.30% unsecured

senior notes payable and $350.0 million of 3.80% unsecured senior notes payable,

respectively. These repayments were funded temporarily with borrowings under our

commercial paper program, which will be repaid through planned dispositions and sales of

partial interests included in our 2026 guidance. No gain or loss was incurred in connection

with these repayments.

•Under our common stock repurchase program authorized in December 2025, we may

repurchase up to $500.0 million of our common stock through December 31, 2026. As of

March 31, 2026, no shares have been repurchased.

Dividend strategy to share net cash flows from operating activities with stockholders while

retaining a significant portion for reinvestment

•Common stock dividend declared of $0.72 per share for 1Q26, consistent with the preceding

quarter. The declared dividend per common share reflects our commitment to maintaining the

strength of our balance sheet, enhancing financial flexibility, preserving liquidity, and sharing

cash flows with our stockholders.

•Significant net cash provided by operating activities, as adjusted, retained for reinvestment

aggregating $2.60 billion for the years ended December 31, 2022 through 2025 and the

midpoint of our 2026 guidance range.

•Dividend yield of 6.2% as of March 31, 2026 and dividend payout ratio of 42% for the three

months ended March 31, 2026.

Investments

•As of March 31, 2026:

•Our non-real estate investments aggregated $1.54 billion.

•Unrealized gains presented in our consolidated balance sheet were $125.9 million,

comprising gross unrealized gains and losses aggregating $191.5 million and $65.6 million,

respectively.

•Investment loss of $4.6 million for 1Q26 presented in our consolidated statement of

operations consisted of $18.2 million of realized gains, $10.3 million of unrealized losses, and

$12.4 million of impairment charges.

2026 Guidance

March 31, 2026

(Dollars in millions, except per share amounts)

Guidance for 2026 has been updated to reflect our current view of existing market conditions and assumptions for the year ending December 31, 2026. There can be no assurance that actual results will

not be materially higher or lower than these expectations. Our guidance for 2026 is subject to a number of variables and uncertainties. Refer to our discussion of “forward-looking statements” on page 8 of the

Earnings Press Release as well as our SEC filings, including our most recent annual report on Form 10-K and any subsequent quarterly reports on Form 10-Q.

Projected 2026 Funds From Operations per Share Attributable to Alexandria’s Common Stockholders – Diluted

As of 4/27/26

As of 1/26/26

Key Changes

Funds from operations per share, as adjusted(1)

$6.30 to $6.50

$6.25 to $6.55

No change to midpoint;

range narrowed by 10 cents

Midpoint

$6.40

Key Credit Metrics Targets

As of 4/27/26

As of 1/26/26

Key Changes

Net debt and preferred stock to Adjusted EBITDA – 4Q26 annualized

5.6x to 6.2x

No Change

Fixed-charge coverage ratio – 4Q26 annualized

3.6x to 4.1x

As of 4/27/26

As of 1/26/26

Midpoint

Key Sources and Uses of Capital

Range

Midpoint

Certain

Completed Items

Sources of capital:

Reduction in debt

$(1,075)

$(2,275)

$(1,675)

See below

$(1,675)

Net cash provided by operating activities, as adjusted

475

575

525

Dispositions and sales of partial interests (refer to page 7)(2)

2,100

3,700

2,900

(2)

2,900

Total sources of capital

$1,500

$2,000

$1,750

Uses of capital:

Construction

$1,500

$2,000

$1,750

Total uses of capital

$1,500

$2,000

$1,750

Reduction in debt (included above):

Repayment of unsecured notes payable with 2026 maturities(3)

$(650)

Tender offers for partial principal repayments of unsecured senior notes payable(4)

(952)

$(952)

—

Issuance of unsecured senior notes payable(4)

750

$750

—

Unsecured senior line of credit, commercial paper, and other

(223)

(1,423)

(823)

(1,025)

Reduction in debt

$(1,075)

$(2,275)

$(1,675)

Refer to “Definitions and reconciliations” in the Supplemental Information for additional details on key credit metrics.

(1)Refer to “Funds from operations and funds from operations, as adjusted, attributable to Alexandria’s common stockholders” under “Definitions and reconciliations” in the Supplemental Information for additional details.

(2)We expect our dispositions and sales of partial interests for the year ending December 31, 2026 to consist of land, non-core assets, and core assets (primarily sales of partial interests). As of April 27, 2026, our share of pending dispositions

subject to non-refundable deposits, signed letters of intent, or purchase and sale agreement negotiations aggregated $149.1 million. We have an additional $2.18 billion of dispositions and sales of partial interests identified and in process.

(3)In January 2026 and April 2026, we repaid, upon maturity, $300.0 million of 4.30% unsecured senior notes payable and $350.0 million of 3.80% unsecured senior notes payable, respectively. These repayments were funded temporarily with

borrowings under our commercial paper program, which will be repaid through planned dispositions and sales of partial interests included in our 2026 guidance. No gain or loss was incurred in connection with these repayments.

(4)In February 2026, we completed tender offers to repurchase debt principal aggregating $1.33 billion across a portion of our outstanding 4.00% Senior Notes due 2050, 3.00% Senior Notes due 2051, and 3.55% Senior Notes due 2052 for

$952.2 million and recognized a gain on early extinguishment of debt of $366.4 million, including the write-off of unamortized debt issuance costs and other transaction-related costs. The tender offers were primarily funded through the

issuance of $750.0 million unsecured senior notes payable, due 2036, with an interest rate of 5.25%. Refer to “Key capital events” in the Earnings Press Release for additional details.

Refer to “Key assumptions” on the following page.

2026 Guidance (continued)

March 31, 2026

(Dollars in millions)

As of 4/27/26

As of 1/26/26

Key Changes

to Midpoint

Key Assumptions

Low

High

Low

High

Occupancy of operating properties as of December 31, 2026

86.2%

(1)

87.8%

(1)

87.7%

89.3%

150 bps reduction(2)

Same property performance:

Net operating income changes

(10.5)%

(1)

(8.5)%

(1)

(9.5)%

(7.5)%

100 bps reduction(2)

Net operating income changes (cash basis)

(10.5)%

(1)

(8.5)%

(1)

(9.5)%

(7.5)%

100 bps reduction(2)

Lease renewals and re-leasing of space:

Rental rate changes

(9.0)%

(1.0)%

(2.0)%

6.0%

700 bps reduction(3)

Rental rate changes (cash basis)

(15.0)%

(7.0)%

(12.0)%

(4.0)%

300 bps reduction(3)

Straight-line rent revenue

$55

$85

$65

$95

$10 million reduction(3)

General and administrative expenses

$134

$154

$134

$154

No Change

Capitalization of interest

$225

$265

$225

$275

$5 million reduction(4)

Interest expense

$240

$280

$230

$280

$5 million increase(4)

Realized gains on non-real estate investments(5)

$60

$90

$60

$90

No Change

(1)Our guidance for operating occupancy percentage as of December 31, 2026 and for same property performance net operating income changes assumes an approximate 1% and 2% benefit, respectively, related to a range of assets with

vacancy that could potentially be sold during 2026 and/or qualify for classification as held for sale by December 31, 2026, but that had not yet met such criteria as of March 31, 2026. Refer to the chart below for key drivers of the changes to

certain key projected operating metrics and assumptions included in our 2026 guidance.

(2)Decline primarily relates to changes to a range of properties that could potentially be sold during 2026 that were assumed in our prior guidance. Refer to the chart below.

(3)Decline primarily related to the re-lease of two spaces subject to tenant wind-downs. Refer to the chart below.

(4)The $5 million reduction and corresponding $5 million increase to the midpoints of our guidance ranges for 2026 capitalized interest and 2026 interest expense, respectively, are primarily driven by the anticipated earlier completion of

certain milestones on several projects. Refer to the discussion of 4Q26 funds from operations per share – diluted, as adjusted and “Capitalized interest” item on the following page, and “Capitalization of interest” in the Supplemental

Information for additional details.

(5)Represents realized gains and losses included in funds from operations per share – diluted, as adjusted. Excludes unrealized gains and losses and significant gains and impairments realized on non-real estate investments, if any. Refer to

“Investments” in the Supplemental Information for additional details.

Occupancy of Operating Properties

Same Property Performance

Lease Renewals and

Re-leasing of Space

Straight-Line

Rent Revenue

Key Drivers of Changes to Certain 2026 Projected

Operating Metrics and Assumptions

As of

December 31, 2026

Benefit From

Potential Held

For Sale Assets(1)

Net Operating

Income Changes

Net Operating

Income Changes

(Cash Basis)

Benefit From

Potential Held

For Sale Assets(1)

Rental Rate

Changes

Rental Rate

Changes

(Cash Basis)

Guidance ranges as of 1/26/26

87.7% to 89.3%

(9.5)% to (7.5)%

(2.0)% to 6.0%

(12.0)% to (4.0)%

$65M to $95M

Changes to range of properties that could potentially be

sold during 2026 that were assumed in prior 2026

guidance(1)

(1.3)

(1)

(1.0)

(1)

—

Primarily related to the re-lease of two spaces subject

to tenant wind-downs(2)

(0.2)

—

(7.0)

(3.0)

(10)

(3)

Total changes to 2026 guidance midpoints

(1.5)

(1)

(1.0)

(1)

(7.0)

(3.0)

(10)

Guidance ranges as of 4/27/26

86.2% to 87.8%

(10.5)% to (8.5)%

(9.0)% to (1.0)%

(15.0)% to (7.0)%

$55M to $85M

(1)Our prior guidance for occupancy percentage as of December 31, 2026 and 2026 same property performance net operating income changes assumed a benefit of approximately 2% and 3%, respectively, related to a range of assets with

vacancy that could potentially be sold in 2026 and/or qualify for classification as held for sale by December 31, 2026 but had not yet met such criteria as of December 31, 2025. Our updated guidance for these metrics assumes a reduced

benefit of approximately 1% and 2%, respectively, related to a range of assets with vacancy that could potentially be sold during 2026 and/or qualify for classification as held for sale by December 31, 2026, primarily due to our revised

expectation that we may no longer sell as many assets with significant vacancy driven, in part, by positive leasing prospects for certain spaces that are currently vacant.

(2)Includes the impacts of i) one lease aggregating 81,220 RSF in our Torrey Pines submarket, for which we proactively addressed a tenant wind-down by terminating the existing lease and executing a new lease in April 2026 with a growth-

stage life science company advancing next-generation therapeutics to accommodate their expansion needs within our portfolio, with expected delivery in early 2027 following the completion of tenant improvements, and ii) one lease

aggregating 47,719 RSF at 480 Arsenal Street in our Cambridge/Inner Suburbs submarket, with the space re-leased in 1Q26. Refer to "Leasing activity" in the Supplemental Information for additional details.

(3)Primarily attributable to the write-off of a deferred rent receivable in April 2026 of approximately $5 million in connection with the lease termination and a payment of $10.5 million from a tenant in our Torrey Pines submarket discussed in

footnote 2 above.

2026 Guidance (continued)

March 31, 2026

4Q26 funds from operations per share – diluted, as adjusted

•On December 3, 2025, we provided guidance for our projected 4Q26 funds from operations per share – diluted, as adjusted, to be within

$1.40–$1.50

a range of $1.40 to $1.60 as part of our path forward. The decline in our quarterly FFO from 1Q26 to 4Q26 is due, in part, to projected

dispositions and partial interest sales of land, non-core, and core properties aggregating $2.9 billion at our guidance midpoint, currently

with a weighted-average projected completion date in August 2026.

•As of April 27, 2026, we continue to refine this guidance and currently expect to be within a range of $1.40 to $1.50. The updated range

reflects an assumption for lower capitalized interest, and a corresponding increase in interest expense, in 4Q26 due to earlier than

anticipated completion of construction/pre-construction milestones on several projects (refer to the “Capitalized interest” item below for

additional details).

1) Potential tenant wind-downs

•Our 2026 guidance includes a $25 million to $30 million reduction in funds from operations for potential tenant wind-downs, of which

approximately $6 million was recognized in 1Q26.

•Based upon current market conditions, we estimate at least a similar level of reduction in funds from operations may be necessary

through 2026 and beyond.

2) Development-related other income

•During 1Q26, we recognized development fees and other related revenues of approximately $2.5 million, most of which are expected to

cease by the end of 2026 as we complete the respective projects.

3) Development and redevelopment projects under business and financial strategy evaluation

•We have five development and redevelopment projects for which the business and financial strategies continue to be evaluated, including whether to continue construction of laboratory improvements,

pause construction, pursue lower-investment construction alternatives (including a pivot to advanced technology use), or disposition. Refer to “New Class A/A+ development and redevelopment properties:

under construction” in the Supplemental Information for additional details.

◦If we elect to continue to pursue construction of laboratory improvements for these projects, the earliest deliveries of these projects are in 2028.

◦If we elect to pursue lower-investment construction alternatives (including a pivot to advanced technology use), these projects could deliver earlier than 2028. The incremental capital required for

alternative use construction, and corresponding rental rates earned, is generally lower compared to laboratory improvements.

4) Capitalized interest

•For the three months ended March 31, 2026, average real estate basis capitalized of $6.86 billion comprised the following:

•$2.64 billion of active development and redevelopment of projects under construction that are expected to stabilize through 2028 and are 77% leased and repositioning projects;

•$1.28 billion of development and redevelopment projects for which we are evaluating the business and financial strategy with weighted-average critical key construction milestones by March 2027;

•$1.16 billion of land with weighted-average critical key pre-construction milestones by August 2026;

•$567.6 million of land with weighted-average critical key pre-construction milestones by April 2027; and

•$1.22 billion of land with critical key pre-construction milestones through 2028 and beyond.

•At each milestone date, we evaluate, on an asset-by-asset basis, whether to (i) proceed with additional pre-construction and/or construction activities based on leasing demand and/or market conditions,

(ii) pause future investments, or (iii) consider the potential dispositions of these real estate assets. If we cease activities necessary to prepare a project for its intended use, costs related to such project,

including interest, payroll, property taxes, insurance, and other costs directly related and essential to the construction of Class A/A+ properties, are expensed as incurred. Annualized capitalized operating

expenses and payroll represent approximately 2% and 1%, respectively, of the total average real estate basis subject to capitalization for 1Q26.

•We expect average real estate basis capitalized to decrease from $6.86 billion for 1Q26 to a range from $3.8 billion to $5.3 billion for 4Q26, driven by potential dispositions, deliveries of development and

redevelopment, and pauses in construction/pre-construction activities. The estimated range for 4Q26 represents a $200 million reduction (at the midpoint) in the projected range from $4.0 billion to $5.5

billion initially disclosed on December 3, 2025. Refer to "Capitalization of interest" in the Supplemental Information for additional details.

5) Key lease expirations

•We estimate 1.5 million RSF of leases expiring in 2027, with approximately $97.4 million of annual rental revenue, to have 6 to 24 months of downtime on a weighted-average basis. These expirations

have a weighted-average contractual lease expiration date of February 2027. 2027 expirations increased from the prior quarter primarily due to one expiration of a 232,902 RSF single-tenant lease at our

Alexandria Center® for Life Science – Waltham Megacampus with approximately $27.0 million of annual rental revenue, for which we no longer expect the tenant to renew. While our initial acquisition

underwriting assumed this tenant would eventually relocate to another submarket, the relocation by the tenant is expected to occur earlier than previously anticipated. Refer to “Contractual lease

expirations” in the Supplemental Information for additional details.

6) Construction spending

•We are currently evaluating our future construction spending estimates beyond 2026, and a number of factors could cause our preliminary estimates for the period beyond 2026 to change as we refine our

estimates over the course of the year. We estimate our annual construction spending beyond 2026 could decline by approximately $500 million, subject to market conditions, and is expected to primarily

focus on, i) construction spending required to complete our development and redevelopment projects that are expected to stabilize through 2028 and are 77% leased, and ii) revenue- and non-revenue-

enhancing capital expenditures, in order to secure leasing of vacant space and renewals and re-leasing of space at our operating properties.

We expect to introduce 2027 guidance and related assumptions at our Investor Day on December 2, 2026, consistent with our historical practice.

Dispositions and Sales of Partial Interests

March 31, 2026

(Dollars in thousands)

Price

(Our Share)

Gain on Sales

of Real Estate

Property

Completed in April 2026

$2,250

$—

Our share of pending transactions subject to non-refundable deposits, signed letters of intent, and/or purchase and sale agreement negotiations

149,106

Completed and pending 2026 dispositions as of April 27, 2026

151,356

Dispositions and sales of partial interests identified and in process

2,181,275

Additional projected

567,369

$2,900,000

2026 guidance range for dispositions and sales of partial interests

$2,100,000 – $3,700,000

Midpoint

$2,900,000

Weighted-average projected disposition and sales of partial interests date

August 2026

Earnings Call Information and About the Company

March 31, 2026

We will host a conference call on Tuesday, April 28, 2026, at 2:00 p.m. Eastern Time (“ET”)/11:00 a.m. Pacific Time (“PT”), which is open to the general public, to discuss our financial and operating results

for the first quarter ended March 31, 2026. To participate in this conference call, dial (833) 366-1125 or (412) 902-6738 shortly before 2:00 p.m. ET/11:00 a.m. PT and ask the operator to join the call for Alexandria

Real Estate Equities, Inc. The audio webcast can be accessed at www.are.com in the “For Investors” section. A replay of the call will be available for a limited time from 4:00 p.m. ET/1:00 p.m. PT on Tuesday,

April 28, 2026. The replay number is (855) 669-9658 or (412) 317-0088, and the access code is 8933833.

Additionally, a copy of this Earnings Press Release and Supplemental Information for the first quarter ended March 31, 2026 is available in the “For Investors” section of our website at www.are.com or by

following this link: https://www.are.com/fs/2026q1.pdf.

For any questions, please contact corporateinformation@are.com; Joel S. Marcus, executive chairman and founder; Peter M. Moglia, chief executive officer and chief investment officer; Marc E. Binda,

chief financial officer and treasurer; or Paula Schwartz, managing director of Rx Communications Group, at (917) 633-7790.

About the Company

Alexandria Real Estate Equities, Inc. (NYSE: ARE), an S&P 500® company, is a best-in-class, mission-driven life science REIT making a positive and lasting impact on the world. With our founding in 1994,

Alexandria pioneered the life science real estate niche. Alexandria is the preeminent and longest-tenured owner, operator, and developer of collaborative Megacampus ecosystems in AAA life science innovation

cluster locations, including Greater Boston, the San Francisco Bay Area, San Diego, Seattle, Maryland, Research Triangle, and New York City. As of March 31, 2026, Alexandria has a total market capitalization of

$20.44 billion and an asset base that includes 35.8 million RSF of operating properties and 3.4 million RSF of Class A/A+ properties undergoing construction. Alexandria has a long-standing and proven track record

of developing Class A/A+ properties clustered in highly dynamic and collaborative Megacampus environments that enhance our tenants’ ability to successfully recruit and retain world-class talent and inspire

productivity, efficiency, creativity, and success. Alexandria also provides strategic capital to transformative life science companies through our venture capital platform. We believe our unique business model and

diligent underwriting ensure a high-quality and diverse tenant base that results in higher occupancy levels, longer lease terms, higher rental income, higher returns, and greater long-term asset value. For more

information on Alexandria, please visit www.are.com.

Forward-Looking Statements

This document includes “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended.

Such forward-looking statements include, without limitation, statements regarding our projected 2026 funds from operations per share, projected 2026 funds from operations per share, as adjusted, projected net

operating income, and our projected sources and uses of capital. You can identify the forward-looking statements by their use of forward-looking words, such as “forecast,” “guidance,” “goals,” “projects,” “estimates,”

“anticipates,” “believes,” “expects,” “intends,” “may,” “plans,” “seeks,” “should,” “targets,” or “will,” or the negative of those words or similar words. These forward-looking statements are based on our current

expectations, beliefs, projections, future plans and strategies, anticipated events or trends, and similar expressions concerning matters that are not historical facts, as well as a number of assumptions concerning

future events. There can be no assurance that actual results will not be materially higher or lower than these expectations. These statements are subject to risks, uncertainties, assumptions, and other important

factors that could cause actual results to differ materially from the results discussed in the forward-looking statements. Factors that might cause such a difference include, without limitation, our failure to obtain

capital (debt, construction financing, and/or equity) or refinance debt maturities, lower than expected yields, increased interest rates and operating costs, adverse economic or real estate developments in our

markets, our failure to successfully place into service and lease any properties undergoing development or redevelopment and our existing space held for future development or redevelopment (including new

properties acquired for that purpose), our failure to successfully operate or lease acquired properties, decreased rental rates, increased vacancy rates or failure to renew or replace expiring leases, defaults on or

non-renewal of leases by tenants, adverse general and local economic conditions, an unfavorable capital market environment, decreased leasing activity or lease renewals, failure to obtain LEED and other healthy

building certifications and efficiencies, and other risks and uncertainties detailed in our filings with the Securities and Exchange Commission (“SEC”). Accordingly, you are cautioned not to place undue reliance on

such forward-looking statements. All forward-looking statements are made as of the date of this Earnings Press Release and Supplemental Information, and unless otherwise stated, we assume no obligation to

update this information and expressly disclaim any obligation to update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise. For more discussion relating to

risks and uncertainties that could cause actual results to differ materially from those anticipated in our forward-looking statements, and risks to our business in general, please refer to our SEC filings, including our

most recent annual report on Form 10-K and any subsequent quarterly reports on Form 10-Q.

This document is not an offer to sell or a solicitation to buy securities of Alexandria Real Estate Equities, Inc. Any offers to sell or solicitations to buy our securities shall be made only by means of a

prospectus approved for that purpose. Unless otherwise indicated, the “Company,” “Alexandria,” “ARE,” “we,” “us,” and “our” refer to Alexandria Real Estate Equities, Inc. and our consolidated subsidiaries.

Alexandria®, Lighthouse Design® logo, Building the Future of Life-Changing Innovation®, That’s What’s in Our DNA®, Megacampus™, At the Vanguard and Heart of the Life Science Ecosystem™, Alexandria

Center®, Alexandria Technology Square®, Alexandria Technology Center®, and Alexandria Innovation Center® are copyrights and trademarks of Alexandria Real Estate Equities, Inc. All other company names,

trademarks, and logos referenced herein are the property of their respective owners.

Consolidated Statements of Operations

March 31, 2026

(Dollars in thousands, except per share amounts)

Three Months Ended

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Revenues:

Income from rentals

$653,013

(1)

$728,872

$735,849

$737,279

$743,175

Other income

18,009

(2)

25,542

(3)

16,095

24,761

14,983

Total revenues

671,022

754,414

751,944

762,040

758,158

Expenses:

Rental operations

224,142

232,543

239,234

224,433

226,395

General and administrative

34,685

28,020

29,224

29,128

30,675

Interest

64,584

65,674

54,852

55,296

50,876

Depreciation and amortization

305,441

322,063

340,230

346,123

342,062

Impairment of real estate

5,499

1,717,188

323,870

129,606

32,154

Total expenses

634,351

2,365,488

987,410

784,586

682,162

Equity in (losses) earnings of unconsolidated real estate joint ventures

(147)

(304)

201

(9,021)

(507)

Investment (loss) income

(4,582)

(3,890)

28,161

(30,622)

(49,992)

Gain (loss) on early extinguishment of debt

366,435

—

(107)

—

Gain on sales of real estate

—

619,914

9,366

—

13,165

Net income (loss)

398,377

(995,354)

(197,845)

(62,189)

38,662

Net income attributable to noncontrolling interests

(36,724)

(85,521)

(34,909)

(44,813)

(47,601)

Net income (loss) attributable to Alexandria Real Estate Equities, Inc.’s stockholders

361,653

(1,080,875)

(232,754)

(107,002)

(8,939)

Net income attributable to unvested restricted stock awards

(2,779)

(965)

(2,183)

(2,609)

(2,660)

Net income (loss) attributable to Alexandria Real Estate Equities, Inc.’s common stockholders

$358,874

$(1,081,840)

$(234,937)

$(109,611)

$(11,599)

Net income (loss) per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders:

Basic

$2.10

$(6.35)

$(1.38)

$(0.64)

$(0.07)

Diluted

$2.10

$(6.35)

$(1.38)

$(0.64)

$(0.07)

Weighted-average shares of common stock outstanding:

Basic

170,598

170,394

170,181

170,135

170,522

Diluted

170,867

170,394

170,181

170,135

170,522

Dividends declared per share of common stock

$0.72

$1.32

(1)The decline from 4Q25 is primarily attributable to: i) the disposition of operating properties subsequent to October 1, 2025, ii) previously disclosed 2026 key lease expirations aggregating 657,492 RSF, that became vacant during 1Q26, with

a weighted-average lease expiration date of January 2026 and prior annual rental revenue of approximately $41.6 million, and iii) rental revenue of $11.4 million recognized during 4Q25, primarily related to a termination fee, net of the

deferred rent balances written off, at a property in our South San Francisco submarket that is now vacant and has been fully re-leased, with occupancy expected to commence in 3Q26.

(2)During 1Q26, we recognized certain development fees and other related revenues included in other income aggregating approximately $2.5 million, most of which we expect to cease by the end of 2026 as we complete the related projects.

(3)Includes an asset management fee of $7.0 million recognized in 4Q25, which was paid by our joint venture partner in connection with the disposition of 409 and 499 Illinois Street in the Mission Bay submarket.

Consolidated Balance Sheets

March 31, 2026

(In thousands)

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Assets

Investments in real estate

$28,830,116

$28,689,996

$31,743,917

$32,160,600

$32,121,712

Investments in unconsolidated real estate joint ventures

30,520

30,677

39,601

40,234

50,086

Cash and cash equivalents

418,720

549,062

579,474

520,545

476,430

Restricted cash

4,665

4,693

4,705

7,403

7,324

Tenant receivables

7,362

6,672

6,409

6,267

6,875

Deferred rent

1,200,047

1,179,403

1,257,378

1,232,719

1,210,584

Deferred leasing costs

456,405

458,311

505,241

491,074

489,287

Investments

1,536,419

1,501,249

1,537,638

1,476,696

1,479,688

Other assets

1,683,143

1,661,772

1,700,785

1,688,091

1,758,442

Total assets

$34,167,397

$34,081,835

$37,375,148

$37,623,629

$37,600,428

Liabilities, Noncontrolling Interests, and Equity

Secured notes payable

$—

$153,500

$150,807

Unsecured senior notes payable

11,166,009

12,047,394

12,044,999

12,042,607

12,640,144

Unsecured senior line of credit and commercial paper

1,353,986

353,161

1,548,542

1,097,993

299,883

Accounts payable, accrued expenses, and other liabilities

2,154,782

2,397,073

2,432,726

2,360,840

2,281,414

Dividends payable

128,880

127,771

230,603

229,686

228,622

Total liabilities

14,803,657

14,925,399

16,256,870

15,884,626

15,600,870

Commitments and contingencies

Redeemable noncontrolling interests

9,234

58,788

58,662

9,612

Alexandria Real Estate Equities, Inc.’s stockholders’ equity:

Common stock

1,707

1,705

1,703

1,701

Additional paid-in capital

15,763,321

15,497,760

16,669,802

17,200,949

17,509,148

Accumulated other comprehensive loss

(30,936)

(29,395)

(32,203)

(27,415)

(46,202)

Alexandria Real Estate Equities, Inc.’s stockholders’ equity

15,734,092

15,470,070

16,639,302

17,175,235

17,464,647

Noncontrolling interests

3,620,414

3,627,578

4,420,314

4,554,156

4,525,299

Total equity

19,354,506

19,097,648

21,059,616

21,729,391

21,989,946

Total liabilities, noncontrolling interests, and equity

$34,167,397

$34,081,835

$37,375,148

$37,623,629

$37,600,428

Funds From Operations and Funds From Operations per Share

March 31, 2026

(In thousands)

The following table presents a reconciliation of net income (loss) attributable to Alexandria’s common stockholders, the most directly comparable financial measure presented in accordance

with U.S. generally accepted accounting principles (“GAAP”), including our share of amounts from consolidated and unconsolidated real estate joint ventures, to funds from operations attributable to

Alexandria’s common stockholders – diluted, and funds from operations attributable to Alexandria’s common stockholders – diluted, as adjusted, for the periods below:

Three Months Ended

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Net income (loss) attributable to Alexandria’s common stockholders – basic and diluted

$358,874

$(1,081,840)

$(234,937)

$(109,611)

$(11,599)

Depreciation and amortization of real estate assets

303,296

319,865

338,182

343,729

339,381

Noncontrolling share of depreciation and amortization from consolidated real estate JVs

(29,473)

(39,942)

(45,327)

(36,047)

(33,411)

Our share of depreciation and amortization from unconsolidated real estate JVs

914

855

852

942

1,054

Gain on sales of real estate

—

(307,132)

(9,824)

—

(13,165)

Impairment of real estate – rental properties and land

5,499

(1)

1,439,303

323,870

131,090

—

Allocation to unvested restricted stock awards

(2,181)

(1,903)

(1,648)

(1,222)

(686)

Funds from operations attributable to Alexandria’s common stockholders – diluted(2)

636,929

329,206

371,168

328,881

281,574

Unrealized losses (gains) on non-real estate investments

10,332

(98,548)

(18,515)

21,938

68,145

Significant realized losses on non-real estate investments

—

103,329

—

Impairment of non-real estate investments

12,448

(3)

20,181

25,139

39,216

11,180

Impairment of real estate

—

12,619

—

7,189

32,154

(Gain) loss on early extinguishment of debt

(366,435)

(4)

—

107

—

Acceleration of stock compensation expense due to executive officer resignation

—

2,455

—

(Decrease) increase in provision for expected credit losses on financial instruments

—

(341)

—

285

Allocation to unvested restricted stock awards

2,674

(363)

(74)

(794)

(1,329)

Funds from operations attributable to Alexandria’s common stockholders – diluted, as adjusted

$295,948

$368,538

$377,825

$396,430

$392,009

Refer to “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Primarily represents an incremental impairment charge recognized in 1Q26 in connection with the amendment of the sales agreement for our Canada portfolio, which was classified as held for sale as of December 31, 2025.

(2)Calculated in accordance with standards established by the Nareit Board of Governors.

(3)Primarily related to two non-real estate investments in privately held entities that do not report NAV.

$952.2 million. The gain includes the write-off of unamortized debt issuance costs and other transaction-related costs.

Funds From Operations and Funds From Operations per Share (continued)

March 31, 2026

(In thousands, except per share amounts)

The following table presents a reconciliation of net income (loss) per share attributable to Alexandria’s common stockholders, the most directly comparable financial measure presented in

accordance with GAAP, including our share of amounts from consolidated and unconsolidated real estate joint ventures, to funds from operations per share attributable to Alexandria’s common

stockholders – diluted, and funds from operations per share attributable to Alexandria’s common stockholders – diluted, as adjusted, for the periods below. Per share amounts may not add due to

rounding.

Three Months Ended

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Net income (loss) per share attributable to Alexandria’s common stockholders – diluted

$2.10

$(6.35)

$(1.38)

$(0.64)

$(0.07)

Depreciation and amortization of real estate assets

1.61

1.65

1.73

1.81

1.80

Gain on sales of real estate

—

(1.80)

(0.06)

—

(0.08)

Impairment of real estate – rental properties and land

0.03

8.45

1.90

0.77

—

Allocation to unvested restricted stock awards

(0.01)

(0.02)

(0.01)

—

Funds from operations per share attributable to Alexandria’s common stockholders – diluted

3.73

1.93

2.18

1.93

1.65

Unrealized losses (gains) on non-real estate investments

0.06

(0.58)

(0.11)

0.13

0.40

Significant realized losses on non-real estate investments

—

0.61

—

Impairment of non-real estate investments

0.07

0.12

0.15

0.23

0.07

Impairment of real estate

—

0.07

—

0.04

0.19

(Gain) loss on early extinguishment of debt

(2.14)

—

Acceleration of stock compensation expense due to executive officer resignation

—

0.01

—

Allocation to unvested restricted stock awards

0.01

—

(0.01)

Funds from operations per share attributable to Alexandria’s common stockholders – diluted, as adjusted

$1.73

$2.16

$2.22

$2.33

$2.30

Weighted-average shares of common stock outstanding – diluted

Earnings per share – diluted

170,867

170,394

170,181

170,135

170,522

Funds from operations – diluted, per share

170,867

170,504

170,305

170,192

170,599

Funds from operations – diluted, as adjusted, per share

170,867

170,504

170,305

170,192

170,599

Refer to “Definitions and reconciliations” in the Supplemental Information for additional details.

SUPPLEMENTAL

INFORMATION

Company Profile

March 31, 2026

Alexandria Real Estate Equities, Inc. (NYSE: ARE), an S&P 500® company, is a

best-in-class, mission-driven life science REIT making a positive and lasting impact on the

world. With our founding in 1994, Alexandria pioneered the life science real estate niche.

Alexandria is the preeminent and longest-tenured owner, operator, and developer of

collaborative Megacampus ecosystems in AAA life science innovation cluster locations,

including Greater Boston, the San Francisco Bay Area, San Diego, Seattle, Maryland,

Research Triangle, and New York City.

As of March 31, 2026, Alexandria has a total market capitalization of

$20.44 billion and an asset base that includes 35.8 million RSF of operating properties and

3.4 million RSF of Class A/A+ properties undergoing construction.

Alexandria has a long-standing and proven track record of developing Class A/A+

properties clustered in highly dynamic and collaborative Megacampus environments that

enhance our tenants’ ability to successfully recruit and retain world-class talent and inspire

productivity, efficiency, creativity, and success.

Alexandria also provides strategic capital to transformative life science

companies through our venture capital platform. We believe our unique business model

and diligent underwriting ensure a high-quality and diverse tenant base that results in

higher occupancy levels, longer lease terms, higher rental income, higher returns, and

greater long-term asset value. For more information on Alexandria, please visit

www.are.com.

Tenant base

Alexandria is known for our high-quality and diverse tenant base, with 55% of our

annual rental revenue being generated from tenants that are investment-grade rated or

publicly traded large cap companies. The quality, diversity, breadth, and depth of our

significant relationships with our tenants provide Alexandria with high-quality and stable

cash flows. Alexandria’s underwriting team and long-term industry relationships positively

distinguish us from all other publicly traded REITs and real estate companies.

Executive and senior management team

Alexandria’s executive and senior management team has unique experience and

expertise in creating, owning, and operating highly dynamic and collaborative

Megacampus real estate in key life science cluster locations to catalyze innovation. From

design to development to the management of our high-quality, sustainable real estate, as

well as our ongoing cultivation of collaborative environments with unique amenities and

events, the Alexandria team has a best-in-class reputation of excellence in life science real

estate. Alexandria’s highly experienced management team includes regional market

directors with leading reputations and long-standing relationships within the life science

communities in their respective innovation clusters. We believe that our experience,

expertise, reputation, and key relationships in the real estate and life science industries

provide Alexandria significant competitive advantages in attracting new business

opportunities.

Alexandria’s executive and senior management team consists of 70

individuals averaging 23 years of real estate experience, including 13 years

with Alexandria. Our executive management team alone averages 16 years

with Alexandria.

EXECUTIVE MANAGEMENT TEAM

Joel S. Marcus

Peter M. Moglia

Executive Chairman &

Founder

Chief Executive Officer &

Chief Investment Officer

Marc E. Binda

Hunter L. Kass

Chief Financial Officer &

Treasurer

Co-President & Regional Market Director –

Greater Boston

Hart Cole

Joseph Hakman

Co-President & Co-Regional Market

Director – Seattle

Co-Chief Operating Officer &

Chief Strategic Transactions Officer

Lawrence J. Diamond

Blake L. Stevens

Co-Chief Operating Officer & Regional

Market Director – Maryland

EVP – Regional Market Director –

Research Triangle

Bret E. Gossett

Jesse J. Nelson

EVP – Co-Regional Market Director &

Head of Leasing – San Diego

EVP – Regional Market Director – San

Francisco

Joshua J. Mitchell

Michael E. Boss

EVP – Regional Market Director – New

York

EVP – Co-Regional Market Director – San

Diego

Hallie E. Kuhn

Jenna R. Foger

EVP – Capital Markets & Co-Lead – Life

Science

EVP – Co-Lead – Life Science

Jackie B. Clem

Andres R. Gavinet

General Counsel & Secretary

Chief Accounting Officer

Onn C. Lee

Kristina A. Fukuzaki-Carlson

EVP – Accounting

EVP – Business Operations

Madeleine T. Alsbrook

Gregory C. Thomas

EVP – Talent Management

EVP – Chief Technology Officer

Gary D. Dean

EVP – Real Estate Legal Affairs

Investor Information

March 31, 2026

Corporate Headquarters

New York Stock Exchange Trading Symbol

Information Requests

26 North Euclid Avenue

Common stock: ARE

Phone:

(626) 578-0777

Pasadena, California 91101

Email:

corporateinformation@are.com

www.are.com

Website:

investor.are.com

Equity Research Coverage

Alexandria is currently covered by the following research analysts. This list may be incomplete and is subject to change as firms initiate or discontinue coverage of our company.

Please note that any opinions, estimates, or forecasts regarding our historical or predicted performance made by these analysts are theirs alone and do not represent opinions, estimates, or

forecasts of Alexandria or our management. Alexandria does not, by our reference or distribution of the information below, imply our endorsement of or concurrence with any opinions,

estimates, or forecasts of these analysts. Interested persons may obtain copies of analysts’ reports on their own as we do not distribute these reports. Several of these firms may, from time to

time, own our stock and/or hold other long or short positions in our stock and may provide compensated services to us.

BMO

CFRA

Goldman Sachs

Morgan Stanley & Co. LLC

John Kim / Juan Sanabria

Nathan Schmidt

Julien Blouin / Ryan Treais

Ronald Kamdem / Derrick Metzler

(212) 885-4115 / (312) 845-4074

(646) 517-1144

(415) 393-7638 / (415) 249-7061

(212) 296-8319 / (212) 761-3366

BNP Paribas Exane

Citigroup Global Markets Inc.

Green Street

RBC Capital Markets

Nate Crossett / Monir Koummal

Nicholas Joseph / Seth Bergey

Dylan Burzinski

Michael Carroll / Henry Newell

(646) 342-1588 / (646) 342-1554

(212) 816-1909 / (212) 816-2066

(949) 640-8780

(440) 715-2649 / (440) 715-2651

BofA Securities

Citizens

J.P. Morgan Securities LLC

Robert W. Baird & Co. Incorporated

Farrell Granath / Julieta Michelin

Aaron Hecht / Linda Fu

Anthony Paolone

Wesley Golladay / Nicholas Thillman

(646) 855-1351 / (646) 855-1898

(415) 835-3963 / (415) 869-4411

(212) 622-6682

(216) 737-7510 / (414) 298-5053

BTIG, LLC

Deutsche Bank AG

Jefferies

Tom Catherwood / Michael Tompkins

Tayo Okusanya / Samuel Ohiomah

Joe Dickstein / Katie Elders

(212) 738-6140 / (212) 527-3566

(212) 250-9284 / (212) 250-0057

(212) 778-8771 / (917) 421-1968

Cantor Fitzgerald

Evercore ISI

Mizuho Securities USA LLC

Richard Anderson / Jeffrey Carr

Steve Sakwa / James Kammert

Vikram Malhotra / Jyoti Yadav

(929) 441-6927 / (929) 709-0434

(212) 446-9462 / (312) 705-4233

(212) 282-3827 / (212) 471-2683

Fixed Income Research Coverage

Rating Agencies

Barclays Capital Inc.

J.P. Morgan Securities LLC

Moody’s Ratings

S&P Global Ratings

Srinjoy Banerjee / Ishaan Pandya

Mark Streeter / Tyler Schachner

(212) 553-0376

Michael Souers

(212) 526-3521 / (212) 526-2970

(212) 834-5086 / (212) 834-2238

(212) 438-2508

CreditSights

Mizuho Securities USA LLC

Nicholas Moglia

Thierry Perrein

(212) 340-3886

(212) 205-7665

Financial and Asset Base Highlights

March 31, 2026

(Dollars in thousands, except per share amounts)

Three Months Ended (unless stated otherwise)

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Selected financial data from consolidated financial statements and related information

Rental revenues

$474,786

(1)

$538,330

$541,070

$553,377

$552,112

Tenant recoveries

$178,227

$190,542

$194,779

$183,902

$191,063

General and administrative expenses

$34,685

$28,020

$29,224

$29,128

$30,675

General and administrative expenses as a percentage of net operating income – trailing 12 months

6.0%

5.6%

5.7%

6.3%

6.9%

Operating margin

67%

69%

68%

71%

70%

Adjusted EBITDA margin

66%

70%

71%

Adjusted EBITDA – quarter annualized

$1,778,012

$2,097,444

$2,130,008

$2,174,160

$2,165,632

Adjusted EBITDA – trailing 12 months

$2,044,906

$2,141,811

$2,185,820

$2,208,226

$2,218,722

Net debt at end of period

$12,165,681

$11,921,114

$13,085,745

$12,844,726

$12,687,856

Net debt and preferred stock to Adjusted EBITDA – quarter annualized

6.8x

5.7x

6.1x

5.9x

Net debt and preferred stock to Adjusted EBITDA – trailing 12 months

5.9x

5.6x

6.0x

5.8x

5.7x

Total debt and preferred stock at end of period

$12,519,995

$12,400,555

$13,593,541

$13,294,100

$13,090,834

Gross assets at end of period

$40,561,055

$40,209,360

$43,791,893

$43,770,007

$43,486,989

Total debt and preferred stock to gross assets at end of period

31%

30%

Fixed-charge coverage ratio – quarter annualized

3.4x

3.7x

3.9x

4.1x

4.3x

Fixed-charge coverage ratio – trailing 12 months

3.8x

4.0x

4.1x

4.3x

4.4x

Unencumbered net operating income as a percentage of total net operating income

100.0%

99.7%

99.8%

Closing stock price at end of period

$46.42

$48.94

$83.34

$72.63

$92.51

Common shares outstanding (in thousands) at end of period

170,712

170,538

170,339

170,146

170,130

Total equity capitalization at end of period

$7,924,465

$8,346,123

$14,196,059

$12,357,709

$15,738,715

Total market capitalization at end of period

$20,444,460

$20,746,678

$27,789,600

$25,651,809

$28,829,549

Dividend per share – quarter/annualized

$0.72/$2.88

$1.32/$5.28

Dividend payout ratio for the quarter

42%

33%

60%

57%

Dividend yield – annualized

6.2%

5.9%

6.3%

7.3%

5.7%

Amounts related to operating leases:

Operating lease liabilities at end of period

$358,610

$360,543

$361,986

$363,419

$371,412

Rent expense

$7,658

$8,566

$10,645

$12,139

$11,666

Capitalized interest

$69,973

$81,845

$86,091

$82,423

$80,065

Average real estate basis capitalized during the period

$6,860,098

$8,046,984

$8,407,332

$8,107,180

$8,026,566

Weighted-average interest rate for capitalization of interest during the period

4.08%

4.07%

4.10%

4.07%

3.99%

Refer to “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)The decline from 4Q25 is primarily attributable to i) the disposition of operating properties subsequent to October 1, 2025, ii) key lease expirations aggregating 657,492 RSF, with a weighted-average lease expiration date of

January 2026 and prior annual rental revenue of approximately $41.6 million, and iii) rental revenue of $11.4 million recognized during 4Q25, primarily related to a termination fee, net of the deferred rent balances written off, at a

property in our South San Francisco submarket that is now vacant and has been fully re-leased, with occupancy expected to commence in 3Q26.

Financial and Asset Base Highlights (continued)

March 31, 2026

(Dollars in thousands, except annual rental revenue per occupied RSF amounts)

Three Months Ended (unless stated otherwise)

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Amounts included in funds from operations and non-revenue-enhancing capital expenditures

Straight-line rent revenue

$17,862

$14,096

$18,821

$18,536

$22,023

Amortization of acquired below-market leases

$5,615

$5,889

$6,456

$10,196

$15,222

Amortization of deferred revenue related to tenant-funded and -built landlord improvements

$5,405

$5,264

$5,455

$2,401

$1,651

Straight-line rent expense on ground leases

$155

$116

$114

$87

$149

Cash payment for ground lease extension

$—

$(135,000)

Stock compensation expense

$11,032

$8,232

$10,293

$12,530

$10,064

Amortization of loan fees

$4,428

$4,481

$4,505

$4,615

$4,691

Amortization of debt discounts

$320

$327

$325

$335

$349

Non-revenue-enhancing capital expenditures:

Building improvements

$3,357

$4,372

$3,948

$4,622

$3,789

Tenant improvements and leasing commissions

$22,811

$26,494

$16,707

$23,971

$73,483

Funds from operations attributable to noncontrolling interests

$66,197

$77,922

$80,236

$80,860

$81,012

Operating statistics and related information (at end of period)

Number of properties

339

340

375

384

386

RSF (including development and redevelopment projects under construction)

39,260,168

39,449,372

42,887,964

43,699,922

43,687,343

Total square footage

59,377,267

59,382,079

66,417,026

67,220,337

68,518,184

Annual rental revenue per occupied RSF

$59.91

$59.97

$58.94

$58.68

$58.38

Occupancy of operating properties

87.7%

(1)

90.9%

90.6%

90.8%

91.7%

Occupancy of operating and redevelopment properties

84.1%

86.9%

85.8%

86.2%

86.9%

Weighted-average remaining lease term (in years)

7.5

7.4

7.6

Total leasing activity – RSF

647,356

1,220,944

1,171,344

769,815

1,030,553

Lease renewals and re-leasing of space – change in new rental rates over expiring rates:

Rental rate changes

(15.0)%

(2)

(9.9)%

15.2%

5.5%

18.5%

Rental rate changes (cash basis)

(15.8)%

(2)

(5.2)%

6.1%

7.5%

RSF (included in total leasing activity above)

380,687

821,289

354,367

483,409

884,408

Previously vacant leasing activity – RSF

148,734

393,376

256,633

154,638

139,715

Developed/redeveloped leasing activity – RSF

117,935

6,279

560,344

131,768

6,430

Top 20 tenants:

Annual rental revenue

$725,681

$725,559

$768,528

$795,244

$754,354

Annual rental revenue from investment-grade or publicly traded large cap tenants

87%

84%

90%

89%

87%

Weighted-average remaining lease term (in years)

9.9

9.7

9.4

9.6

Same property performance – percentage change over comparable quarter from prior year:

Net operating income changes

(11.9)%

(3)

(6.0)%

(5.4)%

(3.1)%

Net operating income changes (cash basis)

(11.7)%

(3)

(1.7)%

(3.1)%

2.0%

5.1%

Refer to “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Refer to page 2 in the Earnings Press Release and “Summary of properties and occupancy” in the Supplemental Information for additional details.

(2)Refer to “Leasing activity” in the Supplemental Information for additional details.

(3)Refer to “Same property performance” in the Supplemental Information for additional details.

High-Quality and Diverse Client Base

March 31, 2026

Stable Cash Flows From Our High-Quality and Diverse Mix of Tenants

Investment-Grade or

Publicly Traded

Large Cap Tenants

87%

of ARE’s Top 20 Tenant

Annual Rental Revenue

Weighted Average

Remaining Term(3)

9.9 Years

of ARE’s Top 20 Tenants

55%

of ARE’s Total

Annual Rental Revenue

(1)

(2)

(4)

Percentage of Alexandria’s Annual Rental Revenue

As of March 31, 2026. Annual rental revenue represents amounts in effect as of March 31, 2026. Refer to “Definitions and reconciliations” in the Supplemental Information for additional details, including our methodology of calculating annual

rental revenue from unconsolidated real estate joint ventures.

(1)Represents the percentage of our annual rental revenue generated by professional services, finance, construction/real estate companies, and retail-related tenants.

(2)76% of our annual rental revenue from advanced technologies tenants is from investment-grade or publicly traded large cap tenants.

(3)Based on annual rental revenue in effect as of March 31, 2026.

(4)81% of our annual rental revenue from biomedical institutions is from investment-grade or publicly traded large cap tenants.

Key Operating Metrics

March 31, 2026

Same Property Performance:

Net Operating Income Changes

Rental Rate Changes:

Renewed/Re-Leased Space

Margins(3)

Favorable Lease Structure(4)

Operating

Adjusted EBITDA

Strategic Lease Structure by Owner and Operator

of Collaborative Megacampus Ecosystems

67%

66%

Increasing cash flows

Percentage of leases containing

annual rent escalations

97%

Stable cash flows

Long-Duration Lease Terms(5)

Percentage of triple net leases

91%

9.9 Years

7.5 Years

Lower capex burden

Percentage of leases providing for the

recapture of capital expenditures

92%

Top 20 Tenants

All Tenants

(2)

(1)

Refer to “Same property performance” and “Definitions and reconciliations” in the Supplemental Information for additional details. “Definitions and reconciliations” contains the definition of “Net operating income”, “Adjusted EBITDA”

and its reconciliation from the most directly comparable financial measure presented in accordance with GAAP.

(1)Refer to footnote 1 under “Same property performance” in the Supplemental Information for additional details.

(2)Refer to footnote 2 under “Leasing Activity” in the Supplemental Information for additional details.

(3)For the three months ended March 31, 2026.

(4)Percentages calculated based on our annual rental revenue in effect as of March 31, 2026.

(5)Represents the weighted-average remaining term based on annual rental revenue in effect as of March 31, 2026.

Same Property Performance

March 31, 2026

(Dollars in thousands)

Same Property Financial Data

Three Months Ended

March 31, 2026

Same Property Statistical Data

Three Months Ended

March 31, 2026

Percentage change over comparable period from prior year:

Number of same properties

294

Net operating income changes

(11.9)%

(1)

Rentable square feet

31,965,127

Net operating income changes (cash basis)

(11.7)%

(1)

Occupancy – current-period average

88.9%

(1)

Operating margin

65%

Occupancy – same-period prior-year average

94.0%

Three Months Ended March 31,

2026

2025

$ Change

% Change

Income from rentals:

Same properties

$431,442

$473,233

$(41,791)

(8.8)%

Non-same properties

43,344

78,879

(35,535)

(45.1)

Rental revenues

474,786

552,112

(77,326)

(14.0)

Same properties

166,149

165,419

730

0.4

Non-same properties

12,078

25,644

(13,566)

(52.9)

Tenant recoveries

178,227

191,063

(12,836)

(6.7)

Income from rentals

653,013

743,175

(90,162)

(12.1)

Same properties

250

303

(53)

(17.5)

Non-same properties

17,759

14,680

3,079

21.0

Other income

18,009

14,983

3,026

20.2

Same properties

597,841

638,955

(41,114)

(6.4)

Non-same properties

73,181

119,203

(46,022)

(38.6)

Total revenues

671,022

758,158

(87,136)

(11.5)

Same properties

208,056

196,587

11,469

5.8

Non-same properties

16,086

29,808

(13,722)

(46.0)

Rental operations

224,142

226,395

(2,253)

(1.0)

Same properties

389,785

442,368

(52,583)

(11.9)

Non-same properties

57,095

89,395

(32,300)

(36.1)

Net operating income

$446,880

$531,763

$(84,883)

(16.0)%

Net operating income – same properties

$389,785

$442,368

$(52,583)

(11.9)%

Straight-line rent revenue

(13,114)

(15,469)

2,355

(15.2)

Amortization of acquired below-market leases and deferred revenue related to

tenant-funded and -built landlord improvements

(10,063)

(11,558)

1,495

(12.9)

Net operating income – same properties (cash basis)

$366,608

$415,341

$(48,733)

(11.7)%

Refer to “Same property comparisons” under “Definitions and reconciliations” in the Supplemental Information for additional details, including a reconciliation of same properties to total properties. “Definitions and reconciliations” also

contains definitions of “Tenant recoveries” and “Net operating income” and their respective reconciliations from the most directly comparable financial measures presented in accordance with GAAP.

(1)The quarter-over-quarter decline was due to a decrease in same property occupancy, primarily driven by the previously disclosed 2026 key lease expirations aggregating 657,492 RSF that became vacant during 1Q26, with a

weighted-average lease expiration date of January 2026, and by vacancy in 4Q25 at one property aggregating 170,618 RSF at Alexandria Center® for Advanced Technologies – South San Francisco in our South San Francisco

submarket. We expect our same property performance to improve in 2H26, primarily due to changes in same property occupancy, including the anticipated delivery of 1.1 million RSF of vacant space that was leased but not yet

delivered as of March 31, 2026, which has a weighted-average expected delivery date of approximately September 2026, and is expected to generate annual rental revenue of approximately $68 million.

Leasing Activity

March 31, 2026

(Dollars per RSF)

Three Months Ended

Year Ended

March 31, 2026

December 31, 2025

Including

Straight-Line Rent

Cash Basis

Including

Straight-Line Rent

Cash Basis

Leasing activity:

Renewed/re-leased space(1)

Rental rate changes

(15.0)%

(2)

(15.8)%

(2)

7.0%

3.5%

New rates

$49.88

$53.43

$52.71

$53.66

Expiring rates

$58.67

$63.42

$49.27

$51.87

RSF

380,687

2,543,473

Tenant improvements/leasing commissions

$59.92

(2)

$55.34

Weighted-average lease term

8.4 years

9.0 years

Previously vacant/developed/redeveloped space leased

New rates

$53.34

$52.10

$72.30

$67.56

Previously vacant RSF

148,734

944,362

Developed/redeveloped RSF(3)

117,935

704,821

(4)

Weighted-average lease term

14.0 years

13.8 years

Leasing activity summary (totals):

New rates

$51.30

$52.88

$60.42

$59.13

RSF

647,356

4,192,656

Weighted-average lease term

12.0 years

11.9 years

Lease expirations(1)

Expiring rates

$56.43

$62.28

$54.22

$55.56

RSF

1,340,809

(5)

4,460,081

Leasing activity includes 100% of results for properties in North America in which we have an investment.

(1)Excludes month-to-month leases aggregating 103,632 RSF and 58,516 RSF as of March 31, 2026 and December 31, 2025, respectively. During the trailing twelve months ended March 31, 2026, we granted free rent

concessions averaging 2.0 months per annum.

(2)Includes the impact of one lease aggregating 47,719 RSF at 480 Arsenal Street in our Cambridge/Inner Suburbs submarket, which was signed with an entertainment studio user to accommodate their expansion needs and

secure a long-term extension. The reorientation of the building layout needed to accommodate the tenant also provides flexibility to market the remaining available space to a broader range of user demand. Excluding this

lease, rental rates for renewed and re-leased space for the three months ended March 31, 2026 would have decreased by 10.1% and 9.1% (cash basis) and tenant improvements and leasing commissions would have

been $46.18 per RSF.

(3)Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in the Supplemental Information for additional details, including total project costs.

(4)Includes the largest life science lease in company history, executed in July 2025 with a long-standing multinational pharmaceutical tenant. The 16-year expansion build-to-suit lease aggregates 466,598 RSF and is located

at the Campus Point by Alexandria Megacampus in our University Town Center submarket. Excluding this lease, developed/redeveloped space for the year ended December 31, 2025 was 238,223 RSF.

(5)Includes previously disclosed 2026 key lease expirations aggregating 657,492 RSF that became vacant during 1Q26, with a weighted-average lease expiration date of January 2026.

Contractual Lease Expirations

March 31, 2026

Year

RSF

Percentage of Occupied RSF

Annual Rental Revenue (per RSF)(1)

Percentage of Annual Rental Revenue

2026

(2)

1,485,686

4.9%

$55.84

4.6%

2027

3,367,997

11.2%

$56.51

10.5%

2028

3,687,608

12.3%

$49.66

10.1%

2029

1,831,388

6.1%

$44.65

4.5%

2030

2,446,190

8.1%

$42.70

5.8%

2031

3,562,366

11.8%

$54.91

10.8%

2032

886,704

2.9%

$57.83

2.8%

2033

2,177,834

7.2%

$50.72

6.1%

2034

2,727,148

9.1%

$66.91

10.1%

2035

1,042,126

3.5%

$58.19

3.4%

Thereafter

6,868,641

22.9%

$82.42

31.3%

Market

2026 Contractual Lease Expirations (in RSF)

Annual

Rental

Revenue

(per RSF)(1)

2027 Contractual Lease Expirations (in RSF)

Annual

Rental

Revenue

(per RSF)(1)

Leased

Negotiating/

Anticipating

Remaining

Expiring Leases

Total(2)

Leased

Negotiating/

Anticipating

Remaining

Expiring Leases

Total

Greater Boston

119,822

11,894

110,339

242,055

$42.93

50,375

24,386

110,518

185,279

$67.27

San Francisco Bay Area

4,908

21,671

115,876

142,455

74.74

1,873

8,927

183,000

193,800

72.78

San Diego

—

104,945

57.70

—

62,415

335,515

397,930

45.00

Seattle

10,553

12,908

39,002

62,463

24.74

9,435

93,839

305,254

408,528

47.30

Maryland

8,155

—

48,302

56,457

26.82

—

191,188

30.63

Research Triangle

41,518

11,913

19,783

73,214

43.58

30,696

—

283,614

314,310

34.13

New York City

—

36,501

103.49

—

100,787

97.97

Texas

—

65,551

26,160

91,711

26.10

Non-cluster/other markets

—

20,213

57.70

—

Subtotal

184,956

58,386

494,961

738,303

51.86

92,379

255,118

1,536,036

1,883,533

49.28

Key lease expirations with expected downtime

17,271

81,642

648,470

747,383

(3)

59.77

—

1,484,464

(4)

65.64

Total

202,227

140,028

1,143,431

1,485,686

$55.84

92,379

255,118

3,020,500

3,367,997

$56.51

Percentage of expiring leases

14%

77%

100%

89%

100%

Contractual lease expirations for properties classified as held for sale as of March 31, 2026 are excluded from the information on this page.

(1)Amounts in effect as of March 31, 2026.

(2)Excludes month-to-month leases aggregating 103,632 RSF as of March 31, 2026.

(3)Represents 2026 key lease expirations with expected downtime aggregating 747,383 RSF with a weighted-average expiration date of June 2026 and annual rental revenue aggregating $44.7 million as of March 31, 2026. This includes i)

137,316 RSF generating $13.3 million of annual rental revenues at Alexandria Stanford Life Science District, where we are evaluating a redevelopment for advanced technology space, ii) 108,136 RSF generating $8.1 million of annual

rental revenues at Alexandria Center® at One Kendall Square, where expected downtime is primarily driven by tenant relocations to other ARE-developed properties, and iii) 99,271 RSF generating $7.9 million of annual rental revenues at

Alexandria Center® for Life Science – Eastlake, where the tenant is also relocating to another ARE-developed property. Additionally, we have identified prospective tenants or are in early discussions for 111,983 RSF in our Greater Boston

and San Francisco Bay Area markets. We continue to evaluate business plans and re-leasing strategies for these projects to maximize occupancy and rental revenue. We expect weighted-average downtime to be approximately 6 to 24

months.

(4)Represents space with an annual rental revenue of $97.4 million, with a weighted-average lease expiration date of February 2027, and a weighted-average downtime of approximately 6 to 24 months. Of the expiring 1.5 million RSF, we

have identified prospective tenants or are in early discussions for 532,585 RSF. Compared to 4Q25, 2027 key lease expirations increased primarily due to a 232,902-RSF lease expiration with a single tenant at our Alexandria Center® for

Life Science – Waltham Megacampus with $27.0 million of annual rental revenue, for which we no longer expect the tenant to renew on a short-term basis. Other key considerations of this expiring 1.5 million RSF include:

Progress on 2027 Key Lease Expirations

36%

61%

533K RSF

of ARR Relocating to

ARE Development/

Redevelopment Projects

Average RSF

Expansion by

Relocating Tenants

Under Negotiation

(36% of Expiring RSF)

Located on Megacampuses

(based on RSF)

Laboratory Space

(based on RSF)

Top 20 Tenants

March 31, 2026

(Dollars in thousands, except average market cap amounts)

87% of Top 20 Tenant Annual Rental Revenue Is From Investment-Grade

or Publicly Traded Large Cap Tenants(1)

Tenant

Remaining Lease

Term(1) (in years)

Aggregate

RSF

Annual Rental

Revenue(1)

Percentage of

Annual Rental

Revenue(1)

Investment-Grade

Credit Ratings

Average

Market Cap

(in billions)

Moody’s

S&P

Bristol-Myers Squibb Company

5.9

1,226,762

$107,021

5.8%

$102.78

Eli Lilly and Company

9.2

1,053,592

92,049

5.0

Aa3

A+

$826.64

Moderna, Inc.

12.7

462,100

71,571

3.9

—

$12.41

AstraZeneca PLC

5.9

611,326

55,480

3.0

A+

$255.26

Takeda Pharmaceutical Company Limited

10.6

386,111

41,673

2.3

Baa1

BBB+

$48.85

Eikon Therapeutics, Inc.(2)

13.2

299,638

38,907

2.1

—

$0.72

Illumina, Inc.

5.6

792,687

29,977

1.6

Baa3

BBB

$16.58

United States Government

4.4

414,499

29,334

(3)

1.6

Aaa

AA+

$—

Uber Technologies, Inc.

56.5

(4)

1,009,188

27,865

1.5

Baa1

BBB

$178.56

Boston Children's Hospital

11.0

309,231

26,294

1.4

Aa2

$—

Novartis AG

2.2

(5)

321,743

25,111

1.4

Aa3

AA-

$273.55

Sanofi

4.8

267,278

22,045

1.2

Aa3

$119.93

Alphabet Inc.

2.1

418,600

21,837

1.2

Aa2

AA+

$2,946.34

New York University

6.3

218,983

21,073

1.1

Aa2

AA-

$—

Massachusetts Institute of Technology

3.8

242,428

20,529

1.1

Aaa

AAA

$—

Charles River Laboratories, Inc.

9.4

238,938

20,045

1.1

—

$8.11

Merck & Co., Inc.

7.8

308,356

19,610

1.1

Aa3

A+

$231.19

Vaxcyte, Inc.

8.8

230,755

18,672

1.0

—

$5.47

Altos Labs, Inc.(6)

15.0

158,990

18,407

1.0

—

$—

Amgen Inc.

9.7

317,157

18,181

1.0

Baa1

BBB+

$167.68

Total/weighted-average

9.9

(4)

9,288,362

$725,681

39.4%

Annual rental revenue and RSF include 100% of each property managed by us in North America. Refer to “Annual rental revenue” and “Investment-grade or publicly traded large cap tenants” under “Definitions and reconciliations” in the

Supplemental Information for additional details, including our methodology of calculating annual rental revenue from unconsolidated real estate joint ventures and average market capitalization, respectively.

(1)Based on annual rental revenue in effect as of March 31, 2026.

(2)Eikon Therapeutics, Inc. is a public biotechnology company led by Roger Perlmutter, a biopharmaceutical executive who previously served as an executive vice president of Merck & Co., Inc. As of December 31, 2025, the company held

$336 million in cash and marketable securities.

(3)Includes leases, which are not subject to annual appropriations, with governmental entities such as the NIH and the General Services Administration. Approximately 2% of the annual rental revenue derived from our leases with the United

States Government is cancellable prior to the lease expiration date.

(4)Includes (i) ground leases for land at 1455 and 1515 Third Street (two buildings aggregating 422,980 RSF) and (ii) leases at 1655 and 1725 Third Street (two buildings aggregating 586,208 RSF) in our Mission Bay submarket owned by

our unconsolidated real estate joint venture in which we have an ownership interest of 10%. Annual rental revenue is presented using 100% of the annual rental revenue from our consolidated properties and our share of annual rental

revenue from our unconsolidated real estate joint ventures. Excluding these ground leases, the weighted-average remaining lease term for our top 20 tenants was 8.1 years as of March 31, 2026.

(5)Includes one lease at 100 Technology Square at Alexandria Technology Square® Megacampus in our Cambridge submarket aggregating 255,441 RSF, which generates annualized rental revenue of $21.0 million and expires in March

2028. We are actively marketing the space for re-lease.

(6)Altos Labs, Inc. is a private biotechnology company led by Hal Barron, M.D., former Chief Scientific Officer and President, R&D at GlaxoSmithKline. Altos Labs launched with $3.0 billion in private funding in 2022, and is backed by a group

of prominent investors.

Summary of Properties and Occupancy

March 31, 2026

(Dollars in thousands, except per RSF amounts)

Summary of properties

RSF

Number of

Properties

Annual Rental Revenue

Market

Operating

Development

Redevelopment

Total

% of Total

Total

% of Total

Per RSF

Greater Boston

9,338,588

566,673

1,361,372

11,266,633

29%

$697,286

38%

$89.09

San Francisco Bay Area

6,083,765

212,657

84,157

6,380,579

332,008

69.11

San Diego

6,225,980

893,525

—

7,119,505

295,434

53.67

Seattle

2,846,292

227,577

—

3,073,869

120,494

48.21

Maryland

3,676,566

—

3,676,566

153,371

45.94

Research Triangle

3,435,988

—

3,435,988

89,401

27.74

New York City

727,674

—

727,674

66,510

95.46

Texas

1,651,094

—

66,350

1,717,444

37,887

28.04

Non-cluster/other markets(1)

417,523

—

417,523

10,903

30.36

Properties held for sale

1,444,387

—

1,444,387

32,567

31.27

North America

35,847,857

1,900,432

1,511,879

39,260,168

100%

339

$1,835,861

100%

$59.91

3,412,311

Summary of occupancy

Operating Properties

Operating and Redevelopment Properties

Market

3/31/26

12/31/25

3/31/25

3/31/26

12/31/25

3/31/25

Greater Boston

83.8%

(2)

86.4%

91.8%

73.1%

75.1%

78.4%

San Francisco Bay Area

87.6

(2)

90.9

90.3

86.4

89.4

86.3

San Diego

88.4

(2)

97.2

94.3

88.4

97.2

94.3

Seattle

87.8

88.4

91.5

87.8

88.4

91.5

Maryland

92.3

(3)

93.6

94.1

92.3

93.6

94.1

Research Triangle

93.8

(4)

95.2

93.4

93.8

95.2

93.4

New York City

95.8

96.4

87.6

95.8

96.4

87.6

Texas

81.8

79.9

82.1

78.7

76.5

78.9

Subtotal

87.8

90.9

91.8

84.0

86.9

87.1

Canada

N/A

(1)

N/A

(1)

94.6

N/A

82.4

Non-cluster/other markets

86.0

91.2

73.0

86.0

91.2

73.0

North America

87.7%

(5)

90.9%

91.7%

84.1%

86.9%

(1)10 properties in Canada were classified as held for sale in 4Q25 and the remaining one property in Canada is now included in our non-cluster market.

(2)Decline in occupancy since December 31, 2025 was primarily attributable to previously disclosed key lease expirations with expected downtime, including:

•Greater Boston: 45,636 RSF at Alexandria Center® at Kendall Square in our Cambridge submarket and 52,467 RSF in our Route 128 submarket.

•San Francisco Bay Area: 78,962 RSF at Alexandria Stanford Life Science District in our Greater Stanford submarket, where we are evaluating a redevelopment for advanced technology use, and 42,299 RSF in our South

San Francisco submarket which is currently under early-stage negotiations.

•San Diego:

•163,648 RSF at a property in our University Town Center submarket, for which we have executed a letter of intent to re-lease the entire premises;

•118,225 RSF at One Alexandria Square in our Torrey Pines submarket. Of this space, 58,282 RSF has already been re-leased, with occupancy expected to phase in commencing in 4Q26; and

•83,354 RSF at 5810 and 5820 Nancy Ridge Drive in our Sorrento Mesa submarket which has been re-leased, with occupancy expected to commence in 4Q26.

(3)Decline in occupancy was primarily driven by the expiration of one private biotechnology lease aggregating 30,161 RSF in our Rockville submarket.

(4)Decline in occupancy was primarily due to 30,667 RSF of vacancy from a tenant winding down operations in the Research Triangle submarket.

(5)Includes temporary vacancies as of March 31, 2026 aggregating 1.1 million RSF, or 3.2% of total operating RSF, primarily in the Greater Boston, San Francisco Bay Area, and Seattle markets, which are leased and expected to

be occupied upon completion of building and/or tenant improvements. The weighted-average expected delivery date is approximately September 2026, with expected annual rental revenue of approximately $68 million.

Property Listing

March 31, 2026

(Dollars in thousands)

Our Megacampus Properties Account for 78% of Our Annual Rental Revenue

Market / Submarket / Address

RSF

Number of

Properties

Annual

Rental

Revenue

Occupancy Percentage

Operating

Operating and

Redevelopment

Operating

Development

Redevelopment

Total

Greater Boston

Cambridge/Inner Suburbs

Megacampus: Alexandria Center® at Kendall Square

2,213,866

—

2,213,866

$207,877

91.7%

50(1), 60(1), 75/125(1), 90, 100(1), and 225(1) Binney Street, 140 First Street, and

300 Third Street(1)

Megacampus: Alexandria Center® at One Kendall Square

1,295,185

—

1,295,185

136,118

91.2

One Kendall Square (Buildings 100, 200, 300, 400, 500, 600/700, 1400, 1800,

and 2000), and 325 and 399 Binney Street

Megacampus: Alexandria Technology Square®

1,205,526

—

1,205,526

74,955

71.8

100, 200, 300, 400, 500, 600, and 700 Technology Square

Megacampus: The Arsenal on the Charles

787,659

—

333,758

1,121,417

42,503

77.8

54.7

311, 321, and 343 Arsenal Street, 300, 400, and 500 North Beacon Street,

1, 2, 3, and 4 Kingsbury Avenue, and 100, 200, and 400 Talcott Avenue

Megacampus: 480 Arsenal Way, 446, 458, and 500 Arsenal Street, and 99

Coolidge Avenue

403,514

174,662

—

578,176

25,545

91.8

Cambridge/Inner Suburbs

5,905,750

174,662

333,758

6,414,170

486,998

85.7

81.1

Fenway

Megacampus: Alexandria Center® for Life Science – Fenway

1,452,183

392,011

—

1,844,194

99,437

76.5

401 and 421 Park Drive and 201 Brookline Avenue

Seaport Innovation District

5 and 15(1) Necco Street

459,395

—

459,395

47,173

97.0

Route 128

Megacampus: Alexandria Center® for Life Science – Waltham

465,981

—

596,064

1,062,045

44,718

86.5

38.0

40, 50, and 60 Sylvan Road, 35 Gatehouse Drive, and 840 Winter Street

19, 225, and 235 Presidential Way

585,226

—

585,226

14,194

97.0

Route 128

1,051,207

—

596,064

1,647,271

58,912

92.4

59.0

Other

Megacampus: 30, 200, and 3000 Minuteman Road

470,053

—

431,550

901,603

4,766

50.9

26.5

Greater Boston

9,338,588

566,673

1,361,372

11,266,633

$697,286

83.8%

73.1%

Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” and “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)We own a partial interest in this property through a real estate joint venture. Refer to “Joint venture financial information” in the Supplemental Information for additional details.

Property Listing (continued)

March 31, 2026

(Dollars in thousands)

Market / Submarket / Address

RSF

Number of

Properties

Annual

Rental

Revenue

Occupancy Percentage

Operating

Operating and

Redevelopment

Operating

Development

Redevelopment

Total

San Francisco Bay Area

Mission Bay

Megacampus: Alexandria Center® for Science and Technology –

Mission Bay(1)

1,560,039

212,657

—

1,772,696

$60,224

90.1%

1455(2), 1515(2), 1655, and 1725 Third Street, 1450, 1500, and 1700 Owens

Street, and 455 Mission Bay Boulevard South

Mission Bay

1,560,039

212,657

—

1,772,696

60,224

90.1

South San Francisco

Megacampus: Alexandria Center® for Advanced Technologies – South San

Francisco

812,453

—

84,157

896,610

42,878

79.0

71.6

213(1), 249, 259, 269, and 279 East Grand Avenue

Alexandria Center® for Life Science – South San Francisco

504,232

—

504,232

26,407

74.6

201 Haskins Way and 400 and 450 East Jamie Court

Megacampus: Alexandria Center® for Advanced Technologies – Tanforan

445,232

—

445,232

2,365

100.0

1122 and 1150 El Camino Real

Alexandria Technology Center® – Gateway

326,197

—

326,197

18,570

93.2

600, 630, 650, 901, and 951 Gateway Boulevard

Alexandria Center® for Life Science – Millbrae(1)

285,346

—

285,346

37,006

100.0

230 Harriet Tubman Way

500 Forbes Boulevard(1)

155,685

—

155,685

10,908

100.0

South San Francisco

2,529,145

—

84,157

2,613,302

138,134

87.3

84.5

Greater Stanford

Megacampus: Alexandria Center® for Life Science – San Carlos

738,038

—

738,038

46,656

91.4

825, 835, 960, and 1501-1599 Industrial Road

Alexandria Stanford Life Science District

705,767

—

705,767

47,932

76.3

3160, 3165, 3170, and 3181 Porter Drive and 3301, 3303, 3305, 3307, and

3330 Hillview Avenue

3412, 3420, 3440, 3450, and 3460 Hillview Avenue

340,103

—

340,103

24,640

86.5

2475 and 2625/2627/2631 Hanover Street and 1450 Page Mill Road

198,548

—

198,548

13,732

100.0

2100 Geng Road

12,125

—

12,125

690

100.0

Greater Stanford

1,994,581

—

1,994,581

133,650

86.1

San Francisco Bay Area

6,083,765

212,657

84,157

6,380,579

$332,008

87.6%

86.4%

Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” and “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)We own a partial interest in this property through a real estate joint venture. Refer to “Joint venture financial information” in the Supplemental Information for additional details.

(2)We own 100% of this property.

Property Listing (continued)

March 31, 2026

(Dollars in thousands)

Market / Submarket / Address

RSF

Number of

Properties

Annual

Rental

Revenue

Occupancy Percentage

Operating

Operating and

Redevelopment

Operating

Development

Redevelopment

Total

San Diego

Torrey Pines

Megacampus: One Alexandria Square

1,090,978

—

1,090,978

$68,549

82.6%

3115 and 3215(1) Merryfield Row, 3010, 3013, and 3033 Science Park Road,

10935, 10945, 10955, and 10970 Alexandria Way, 10996 Torreyana Road,

and 3545 Cray Court

ARE Torrey Ridge

308,565

—

308,565

14,591

86.2

10578, 10618, and 10628 Science Center Drive

Torrey Pines

1,399,543

—

1,399,543

83,140

83.4

University Town Center

Megacampus: Campus Point by Alexandria(1)

1,258,052

893,525

—

2,151,577

77,396

95.4

9880(2), 10200, 10290, and 10300 Campus Point Drive and 4135, 4155, 4224,

and 4242 Campus Point Court

Megacampus: 5200 Illumina Way(1)

792,687

—

792,687

29,978

100.0

9625 Towne Centre Drive(1)

163,648

—

163,648

—

University Town Center

2,214,387

893,525

—

3,107,912

107,374

90.0

Sorrento Mesa

Megacampus: SD Tech by Alexandria(1)

1,154,144

—

1,154,144

48,438

89.9

9605, 9645, 9675, 9725, 9735, 9808, 9855, and 9868 Scranton Road, and

10055, 10065, 10075, 10121(2), and 10151(2) Barnes Canyon Road

Megacampus: Sequence District by Alexandria

671,039

—

671,039

24,306

100.0

6290, 6310, 6340, 6350, 6420, and 6450 Sequence Drive

Summers Ridge Science Park(1)

316,531

—

316,531

11,521

100.0

9965, 9975, 9985, and 9995 Summers Ridge Road

10102 Hoyt Park Drive

144,113

—

144,113

11,379

100.0

5810/5820 Nancy Ridge Drive

83,354

—

83,354

—

9877 Waples Street

63,774

—

63,774

2,680

100.0

Sorrento Mesa

2,432,955

—

2,432,955

98,324

91.8

Sorrento Valley

3911, 3931, 3985, 4025, 4031, and 4045 Sorrento Valley Boulevard

151,406

—

151,406

4,857

55.9

11045 Roselle Street

27,689

—

27,689

1,739

100.0

Sorrento Valley

179,095

—

179,095

6,596

62.7

San Diego

6,225,980

893,525

—

7,119,505

$295,434

88.4%

Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” and “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)We own a partial interest in this property through a real estate joint venture. Refer to “Joint venture financial information” in the Supplemental Information for additional details.

(2)We own 100% of this property.

Property Listing (continued)

March 31, 2026

(Dollars in thousands)

Market / Submarket / Address

RSF

Number of

Properties

Annual

Rental

Revenue

Occupancy Percentage

Operating

Operating and

Redevelopment

Operating

Development

Redevelopment

Total

Seattle

Lake Union

Megacampus: Alexandria Center® for Life Science – Eastlake

1,151,975

—

1,151,975

$68,233

89.9%

1150, 1201(1), 1208(1), 1551, 1600, and 1616 Eastlake Avenue East, 188 and

199 East Blaine Street, and 1600 Fairview Avenue East

Megacampus: Alexandria Center® for Advanced Technologies – South

Lake Union

413,178

227,577

—

640,755

23,367

98.8

400(1) and 701 Dexter Avenue North, 428 Westlake Avenue North, and 219

Terry Avenue North

Lake Union

1,565,153

227,577

—

1,792,730

91,600

92.3

Elliott Bay

410 Elliott Avenue West

2,896

—

2,896

—

Bothell

Megacampus: Alexandria Center® for Advanced Technologies – Canyon

Park

815,000

—

815,000

16,014

84.2

22121 and 22125 17th Avenue Southeast, 22021, 22025, 22026, 22030,

22118, and 22122 20th Avenue Southeast, 22333, 22422, 22515, and

22522 29th Drive Southeast, 22213 and 22309 30th Drive Southeast, and

1629, 1631, 1725, 1916, and 1930 220th Street Southeast

Alexandria Center® for Advanced Technologies – Monte Villa Parkway

463,243

—

463,243

12,880

79.7

3301, 3303, 3305, 3307, 3555, and 3755 Monte Villa Parkway

Bothell

1,278,243

—

1,278,243

28,894

82.5

Seattle

2,846,292

227,577

—

3,073,869

120,494

87.8

Maryland

Rockville

Megacampus: Alexandria Center® for Life Science – Shady Grove

1,691,960

—

1,691,960

93,326

92.6

9601, 9603, 9605, 9704, 9708, 9712, 9714, 9800, 9804, 9808, 9900, and 9950

Medical Center Drive, 14920 and 15010 Broschart Road, 9920 Belward

Campus Drive, and 9810 and 9820 Darnestown Road

1330 Piccard Drive

131,507

—

131,507

3,813

87.6

1405 and 1450 Research Boulevard

114,182

—

114,182

3,326

75.1

5 Research Place

63,852

—

63,852

3,164

100.0

5 Research Court

51,520

—

51,520

1,976

100.0

12301 Parklawn Drive

49,185

—

49,185

1,853

100.0

Rockville

2,102,206

—

2,102,206

$107,458

91.9%

Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” and “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)We own a partial interest in this property through a real estate joint venture. Refer to “Joint venture financial information” in the Supplemental Information for additional details.

Property Listing (continued)

March 31, 2026

(Dollars in thousands)

Market / Submarket / Address

RSF

Number of

Properties

Annual

Rental

Revenue

Occupancy Percentage

Operating

Operating and

Redevelopment

Operating

Development

Redevelopment

Total

Maryland (continued)

Gaithersburg

Alexandria Technology Center® – Gaithersburg I

619,061

—

619,061

$20,083

92.8%

9, 25, 35, 45, 50, and 55 West Watkins Mill Road and 910, 930, and 940

Clopper Road

Alexandria Technology Center® – Gaithersburg II

486,300

—

486,300

15,897

89.2

700, 704, and 708 Quince Orchard Road and 19, 20, 21, and 22 Firstfield

Road

401 Professional Drive

63,207

—

63,207

1,283

76.7

950 Wind River Lane

50,000

—

50,000

1,234

100.0

620 Professional Drive

27,950

—

27,950

1,207

100.0

Gaithersburg

1,246,518

—

1,246,518

39,704

91.0

Beltsville

8000/9000/10000 Virginia Manor Road

191,884

—

191,884

3,423

100.0

101 West Dickman Street(1)

135,958

—

135,958

2,786

100.0

Beltsville

327,842

—

327,842

6,209

100.0

Maryland

3,676,566

—

3,676,566

153,371

92.3

Research Triangle

Megacampus: Alexandria Center® for Life Science – Durham

2,041,067

—

2,041,067

41,541

97.3

6, 8, 10, 12, 14, 40, 41, 42, and 65 Moore Drive, 21, 25, 27, 29, and 31

Alexandria Way, and 2400 Ellis Road

Megacampus: Alexandria Center® for Advanced Technologies and AgTech

– Research Triangle

712,240

—

712,240

27,482

87.2

6, 8, 10, and 12 Davis Drive and 5 and 9 Laboratory Drive

Megacampus: Alexandria Center® for Sustainable Technologies

259,962

—

259,962

7,121

85.1

104, 108, 110, 112, and 114 TW Alexander Drive and 5 Triangle Drive

Alexandria Technology Center® – Alston

121,204

—

121,204

2,290

80.5

800 and 801 Capitola Drive

Alexandria Innovation Center® – Research Triangle

136,563

—

136,563

4,064

96.1

7010, 7020, and 7030 Kit Creek Road

2525 East NC Highway 54

82,996

—

82,996

3,580

100.0

407 Davis Drive

81,956

—

81,956

3,323

100.0

Research Triangle

3,435,988

—

3,435,988

$89,401

93.8%

Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” and “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)We own a partial interest in this property through a real estate joint venture. Refer to “Joint venture financial information” in the Supplemental Information for additional details.

Property Listing (continued)

March 31, 2026

(Dollars in thousands)

Market / Submarket / Address

RSF

Number of

Properties

Annual

Rental

Revenue

Occupancy Percentage

Operating

Operating and

Redevelopment

Operating

Development

Redevelopment

Total

New York City

Megacampus: Alexandria Center® for Life Science – New York City

727,674

—

727,674

$66,510

95.8%

430 and 450 East 29th Street

New York City

727,674

—

727,674

66,510

95.8

Texas

Austin

Megacampus: Intersection Campus

1,523,318

—

1,523,318

34,135

84.9

507 East Howard Lane, 13011 McCallen Pass, 13813 and 13929 Center Lake

Drive, and 12535, 12545, 12555, and 12565 Riata Vista Circle

Austin

1,523,318

—

1,523,318

34,135

84.9

Greater Houston

Alexandria Center® for Advanced Technologies at The Woodlands

127,776

—

66,350

194,126

3,752

44.6

29.4

8800 Technology Forest Place

Texas

1,651,094

—

66,350

1,717,444

37,887

81.8

78.7

Non-cluster/other markets

417,523

—

417,523

10,903

86.0

North America, excluding properties held for sale

34,403,470

1,900,432

1,511,879

37,815,781

320

1,803,294

87.7%

84.1%

Properties held for sale

1,444,387

—

1,444,387

32,567

72.1%

Total – North America

35,847,857

1,900,432

1,511,879

39,260,168

339

$1,835,861

Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” and “Definitions and reconciliations” in the Supplemental Information for additional details.

Investments in Real Estate

March 31, 2026

INCREMENTAL ANNUAL NET OPERATING INCOME

GROWTH EXPECTED FROM ALEXANDRIA’S

DEVELOPMENT AND REDEVELOPMENT DELIVERIES

Near-Term

Deliveries

Intermediate-Term

Deliveries

2Q26–4Q26

2027–2028

$92M

$93M

93%

Leased/Negotiating

68%

Leased/Negotiating

601,589 RSF

1.3 million RSF

(1)

(2)

(3)

(4)

Refer to “Net operating income” under “Definitions and reconciliations” in the Supplemental Information for additional details, including its reconciliation from the most directly comparable financial measure presented in accordance with GAAP.

(1)Includes expected partial deliveries through 2026 from projects expected to stabilize in 2027-2028, including speculative future leasing that is not yet fully committed. Our share of incremental annual net operating income from projects

expected to be placed into service commencing through 2026 is projected to be $70 million. Refer to the initial and stabilized occupancy years under “New Class A/A+ development and redevelopment properties: under construction” in

the Supplemental Information for additional details.

(2)Our share of incremental annual net operating income from projects expected to stabilize in 2027-2028 is projected to be $60 million.

(3)Represents the current leased/negotiating percentage of development and redevelopment projects that are expected to stabilize through 2026.

(4)Represents the RSF related to projects expected to stabilize in 2026. Does not include RSF for partial deliveries through 2026 from projects expected to stabilize in 2027-2028.

Investments in Real Estate

March 31, 2026

(Dollars in thousands)

Development and Redevelopment

Under Construction

Operating

2Q26–4Q26

Stabilization

2027–2028

Stabilization

Evaluating

Strategy

Future

Subtotal

Total

Square footage

Operating

34,403,470

—

34,403,470

Future Class A/A+ development and redevelopment properties

—

601,589

1,258,004

1,552,718

20,014,546

23,426,857

Future development and redevelopment square feet currently included in

rental properties(1)

—

(1,516,872)

Total square footage, excluding properties held for sale

34,403,470

601,589

1,258,004

1,552,718

18,497,674

21,909,985

56,313,455

Properties held for sale

1,444,387

—

1,619,425

3,063,812

Total square footage

35,847,857

601,589

1,258,004

1,552,718

20,117,099

23,529,410

59,377,267

Investments in real estate

Gross book value as of March 31, 2026(2)

$28,135,300

$629,966

$1,130,851

$1,356,515

$3,971,142

$7,088,474

(3)

$35,223,774

Properties held for sale

423,335

—

230,905

654,240

Total gross investment in real estate, excluding properties held for sale

$27,711,965

$629,966

$1,130,851

$1,356,515

$3,740,237

$6,857,569

$34,569,534

20%

Development/

Redevelopment

Under Construction

Land/Future

Development

17%

11%–16%

Non-Income-Producing Assets(4) as a Percentage of Gross Assets

(1)Refer to “Investments in real estate” under “Definitions and reconciliations” in the Supplemental Information for additional details, including future development and redevelopment square feet currently included in rental properties.

(2)Balances exclude accumulated depreciation and our share of the cost basis associated with our properties held by our unconsolidated real estate joint ventures, which is classified as investments in unconsolidated real estate joint

ventures in our consolidated balance sheet. Refer to “Investments in real estate” under “Definitions and reconciliations” in the Supplemental Information for additional details.

(3)Our share of investment in our development and redevelopment pipeline as of March 31, 2026 is $6.45 billion.

(4)Excludes properties classified as held for sale, of which land parcels represented approximately 1% of total non-income-producing assets as of December 31, 2024 and 2025.

New Class A/A+ Development and Redevelopment Properties: Recent Deliveries

March 31, 2026

(Dollars in thousands)

99 Coolidge Avenue

10075 Barnes Canyon Road

8800 Technology Forest Place

Greater Boston/

Cambridge/Inner Suburbs

San Diego/Sorrento Mesa

Texas/Greater Houston

146,147 RSF

253,079 RSF

57,042 RSF

100% Occupancy

80% Occupancy

100% Occupancy

Property/Market/Submarket

Our

Ownership

Interest

RSF Placed in Service

Occupancy

Percentage(2)

Total Project

Unlevered Yields

1Q26

Delivery

Date(1)

Prior to

1/1/26

1Q26

Total

Initial

Stabilized

Initial

Stabilized

(Cash Basis)

RSF

Investment

Development projects

99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs

1/27/26

100%

129,413

16,734

146,147

100%

320,809

$444,000

6.0%

6.8%

10075 Barnes Canyon Road/San Diego/Sorrento Mesa

3/31/26

50.0%

171,469

81,610

(3)

253,079

80%

253,079

314,000

5.5

5.7

Redevelopment projects

8800 Technology Forest Place/Texas/Greater Houston

2/5/26

100%

50,094

6,948

57,042

100%

123,392

112,000

6.3

6.0

Weighted average/total

1/28/26

350,976

105,292

456,268

697,280

$870,000

5.9%

6.3%

Refer to “New Class A/A+ development and redevelopment properties: under construction” in the Supplemental Information for additional details on the square footage in service and under construction, if applicable.

(1)Represents the average delivery date for deliveries that occurred during the current quarter, weighted by annual rental revenue.

(2)Occupancy reflects total operating RSF placed in service as of each respective delivery date when the space was placed into service. Subsequent occupancy changes are not reflected.

(3)Includes 50,531 RSF that were vacant and/or unleased at delivery.

New Class A/A+ Development and Redevelopment Properties: Under Construction

March 31, 2026

99 Coolidge Avenue

50 and 60 Sylvan Road(1)

1450 Owens Street

Greater Boston/

Cambridge/Inner Suburbs

Greater Boston/Route 128

San Francisco Bay Area/

Mission Bay

174,662 RSF

267,015 RSF

212,657 RSF

84% Leased/Negotiating

74% Leased/Negotiating

51% Leased/Negotiating

269 East Grand Avenue

4135 Campus Point Court

10200 Campus Point Drive

701 Dexter Avenue North

San Francisco Bay Area/

South San Francisco

San Diego/

University Town Center

San Diego/

University Town Center

Seattle/Lake Union

84,157 RSF

426,927 RSF

466,598 RSF

227,577 RSF

40% Leased/Negotiating

100% Leased

23% Leased/Negotiating

(1)Image represents 60 Sylvan Road on the Alexandria Center® for Life Science – Waltham Megacampus. The project is expected to capture demand in our Route 128 submarket.

New Class A/A+ Development and Redevelopment Properties: Under Construction (continued)

March 31, 2026

Property/Market/Submarket

Located

on Mega-

campus

Dev/

Redev

Square Footage

Percentage

Occupancy(1)

In Service

CIP

Total

Leased

Leased/

Negotiating

Initial

Stabilized

Under construction

2Q26–4Q26 stabilization

99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs

Dev

146,147

174,662

320,809

84%

4Q23

4Q26

4135 Campus Point Court/San Diego/University Town Center

Dev

—

426,927

100

3Q26

146,147

601,589

747,736

2027–2028 stabilization

50 and 60 Sylvan Road/Greater Boston/Route 128

Redev

—

267,015

4Q26

2027

1450 Owens Street/San Francisco Bay Area/Mission Bay

Dev

—

212,657

2027

269 East Grand Avenue/San Francisco Bay Area/South San Francisco

Redev

—

84,157

2H26

2027

10200 Campus Point Drive/San Diego/University Town Center(2)

Dev

—

466,598

100

2028

701 Dexter Avenue North/Seattle/Lake Union

Dev

—

227,577

3Q26

2027

—

1,258,004

Total

146,147

1,859,593

2,005,740

77%

Evaluating business and financial strategy with earliest potential lab

delivery in 2028(3)

311 Arsenal Street/Greater Boston/Cambridge/Inner Suburbs

Redev

56,904

333,758

390,662

28%

421 Park Drive/Greater Boston/Fenway

Dev

—

392,011

40 Sylvan Road/Greater Boston/Route 128

Redev

—

329,049

—

3000 Minuteman Road/Greater Boston/Other

Redev

—

431,550

—

8800 Technology Forest Place/Texas/Greater Houston

Redev

57,042

66,350

123,392

113,946

1,552,718

1,666,664

23%

(1)Initial occupancy dates are subject to leasing and/or market conditions. Stabilized occupancy may vary depending on single tenancy versus multi-tenancy. Multi-tenant projects may increase in occupancy over time.

(2)Represents a single-tenant project that expands the existing Campus Point by Alexandria Megacampus, where we currently have a 57.2% ownership interest. The project is fully leased to a longtime multinational pharmaceutical tenant that

currently occupies one building within the Megacampus aggregating 52,853 RSF, which generated annual rental revenue of $4.1 million as of 1Q26. The tenant is expected to vacate this building during 2028. We expect to fund the majority

of future construction costs at the Megacampus until our ownership interest increases to 75%, after which future capital would be contributed pro rata with our joint venture partner.

(3)We are evaluating multiple options, including whether to continue construction of laboratory improvements, pause construction, pursue lower-investment construction alternatives (including a pivot to advanced technology use), or

disposition, based upon future leasing interest. Under a lower-investment scenario, we would expect lower rent and tenant improvement requirements, and we would evaluate whether all or a portion of the property would be placed back

into operation. If the properties are completed as laboratory/office, we do not expect significant deliveries until 2028 at the earliest.

New Class A/A+ Development and Redevelopment Properties: Under Construction (continued)

March 31, 2026

(Dollars in thousands)

Our

Ownership

Interest

At 100%

Unlevered Yields

Property/Market/Submarket

In Service

CIP

Cost to

Complete

Total at

Completion

Initial

Stabilized

Initial Stabilized

(Cash Basis)

Under construction

2Q26–4Q26 stabilization with 93% leased/negotiating

99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs

100%

$203,361

$185,307

$55,332

$444,000

6.0%

6.8%

4135 Campus Point Court/San Diego/University Town Center

57.2%

—

444,659

79,341

524,000

9.8%

6.2%

203,361

629,966

2027–2028 stabilization with 68% leased/negotiating(1)

50 and 60 Sylvan Road/Greater Boston/Route 128

100%

—

360,504

TBD

1450 Owens Street/San Francisco Bay Area/Mission Bay

25.0%

—

251,678

269 East Grand Avenue/San Francisco Bay Area/South San Francisco

100%

—

121,604

10200 Campus Point Drive/San Diego/University Town Center(2)

57.2%

—

76,310

583,690

660,000

7.3%

6.5%

701 Dexter Avenue North/Seattle/Lake Union

100%

—

320,755

TBD

—

1,130,851

Total

$203,361

$1,760,817

$1,020,000

(3)

$2,990,000

(3)

Our share of investment(3)(4)

$200,000

$1,350,000

$680,000

$2,230,000

Evaluating business and financial strategy with earliest potential lab

delivery in 2028(5)

311 Arsenal Street/Greater Boston/Cambridge/Inner Suburbs

100%

$28,081

$310,025

TBD

421 Park Drive/Greater Boston/Fenway

100%

—

606,090

40 Sylvan Road/Greater Boston/Route 128

100%

—

229,568

3000 Minuteman Road/Greater Boston/Other

100%

—

168,783

8800 Technology Forest Place/Texas/Greater Houston

100%

65,564

42,049

$93,645

$1,356,515

Refer to “Initial stabilized yield (unlevered)” under “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)We expect to provide total estimated costs and related yields for each project over the next several quarters.

(2)Refer to footnote 2 on the prior page for additional details.

(3)Represents dollar amount rounded to the nearest $10 million and includes preliminary estimated amounts for projects listed as TBD.

(4)Represents our share of investment based on our current ownership percentage upon completion of development or redevelopment projects. Our share of investment will be adjusted as our ownership percentage increases at the Campus

Point project.

(5)Refer to footnote 3 on the prior page for additional details.

New Class A/A+ Development and Redevelopment Properties: Summary of Pipeline

March 31, 2026

(Dollars in thousands)

77% of Our Total Development and Redevelopment Pipeline RSF

Is Within Our Megacampus Ecosystems

Market

Property/Submarket

Our

Ownership

Interest

Book Value

Development and Redevelopment

Square Footage

Under

Construction

Future

Total(1)

Greater Boston

Megacampus: The Arsenal on the Charles/Cambridge/Inner Suburbs

100%

$322,671

333,758

34,157

367,915

311 Arsenal Street

Megacampus: 480 Arsenal Way and 446, 458, and 500 Arsenal Street, and 99 Coolidge Avenue/Cambridge/

Inner Suburbs

100%

209,508

174,662

560,000

734,662

446, 458, and 500 Arsenal Street, and 99 Coolidge Avenue

Megacampus: Alexandria Center® for Life Science – Fenway/Fenway

100%

606,090

392,011

—

392,011

421 Park Drive

Megacampus: Alexandria Center® for Life Science – Waltham/Route 128

100%

655,867

596,064

515,000

1,111,064

40, 50, and 60 Sylvan Road, and 35 Gatehouse Drive

Megacampus: 30, 200, and 3000 Minuteman Road/Other

100%

194,127

431,550

350,000

781,550

3000 Minuteman Road

Megacampus: Alexandria Technology Square®/Cambridge

100%

8,858

—

100,000

10 Necco Street/Seaport Innovation District

100%

107,101

—

175,000

215 Presidential Way/Route 128

100%

6,816

—

112,000

Other development and redevelopment projects

100%

165,576

—

740,000

$2,276,614

1,928,045

2,586,157

4,514,202

Refer to “Megacampus” under “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes the RSF of buildings currently in operation at properties that also have

future development or redevelopment opportunities. Upon expiration of existing in-place leases, we intend to demolish or redevelop the existing property subject to market conditions and leasing. Refer to “Investments in real estate” under

“Definitions and reconciliations” in the Supplemental Information for additional details, including development and redevelopment square feet currently included in rental properties.

New Class A/A+ Development and Redevelopment Properties: Summary of Pipeline (continued)

March 31, 2026

(Dollars in thousands)

Market

Property/Submarket

Our

Ownership

Interest

Book Value

Development and Redevelopment

Square Footage

Under

Construction

Future

Total(1)

San Francisco Bay Area

Megacampus: Alexandria Center® for Science and Technology – Mission Bay/Mission Bay

25.0%

$251,678

212,657

—

212,657

1450 Owens Street

Megacampus: Alexandria Center® for Advanced Technologies – South San Francisco/South San Francisco

100%

128,259

84,157

90,000

174,157

211(2) and 269 East Grand Avenue

Megacampus: Alexandria Center® for Advanced Technologies – Tanforan/South San Francisco

100%

443,324

—

1,930,000

1122, 1150, and 1178 El Camino Real

Alexandria Center® for Life Science – Millbrae/South San Francisco

48.6%

162,361

—

348,401

201 and 231 Adrian Road and 30 Rollins Road

Megacampus: Alexandria Center® for Life Science – San Carlos/Greater Stanford

100%

493,425

—

1,497,830

960 Industrial Road, 987 and 1075 Commercial Street, and 888 Bransten Road

2100, 2200, 2300, and 2400 Geng Road/Greater Stanford

100%

128,360

—

240,000

1,607,407

296,814

4,106,231

4,403,045

San Diego

Megacampus: Campus Point by Alexandria/University Town Center

57.2%

(3)

709,266

893,525

866,816

1,760,341

10010(4), 10140(4), and 10200 Campus Point Drive and 4135, 4165, 4224, and 4275(4) Campus Point Court

11255 and 11355 North Torrey Pines Road/Torrey Pines

100%

163,973

—

215,000

Megacampus: One Alexandria Square/Torrey Pines

100%

69,826

—

125,280

10975 and 10995 Torreyana Road

Megacampus: 5200 Illumina Way/University Town Center

51.0%

17,939

—

451,832

9625 Towne Centre Drive/University Town Center

30.0%

837

—

100,000

Megacampus: Sequence District by Alexandria/Sorrento Mesa

100%

49,696

—

1,661,915

6290, 6310, 6340, 6350, and 6450 Sequence Drive

Megacampus: SD Tech by Alexandria/Sorrento Mesa

50.0%

127,187

—

493,845

9805 Scranton Road and 10065 Barnes Canyon Road

4075 Sorrento Valley Boulevard/Sorrento Valley

100%

29,598

—

144,000

Other development and redevelopment projects

(2)

78,404

—

475,000

$1,246,726

893,525

4,533,688

5,427,213

Refer to “Megacampus” under “Definitions and reconciliations” in the Supplemental Information for additional details.

“Definitions and reconciliations” in the Supplemental Information for additional details, including development and redevelopment square feet currently included in rental properties.

(2)Includes a property in which we own a partial interest through a real estate joint venture. Refer to “Joint venture financial information” in the Supplemental Information for additional details.

(3)The noncontrolling interest share of our real estate joint venture partner is anticipated to decrease to 25%, as we expect to fund the majority of future construction costs at the campus until our ownership interest increases to 75%, after

which future capital would be contributed pro rata with our partner.

(4)We have a 100% interest in this property.

New Class A/A+ Development and Redevelopment Properties: Summary of Pipeline (continued)

March 31, 2026

(Dollars in thousands)

Market

Property/Submarket

Our

Ownership

Interest

Book Value

Development and Redevelopment

Square Footage

Under

Construction

Future

Total(1)

Seattle

Megacampus: Alexandria Center® for Advanced Technologies – South Lake Union/Lake Union

(2)

$617,648

227,577

1,057,400

1,284,977

601 and 701 Dexter Avenue North and 800 Mercer Street

1010 4th Avenue South/SoDo

100%

63,523

—

544,825

410 West Harrison Street/Elliott Bay

100%

25,224

—

91,000

Megacampus: Alexandria Center® for Advanced Technologies – Canyon Park/Bothell

100%

20,692

—

230,000

21660 20th Avenue Southeast

Other development and redevelopment projects

100%

157,385

—

706,087

884,472

227,577

2,629,312

2,856,889

Maryland

Megacampus: Alexandria Center® for Life Science – Shady Grove/Rockville

100%

28,803

—

296,000

9830 Darnestown Road

28,803

—

296,000

Research Triangle

Megacampus: Alexandria Center® for Life Science – Durham/Research Triangle

100%

167,871

—

2,060,000

Megacampus: Alexandria Center® for Advanced Technologies and AgTech – Research Triangle/Research

Triangle

100%

115,384

—

1,170,000

4 and 12 Davis Drive

Megacampus: Alexandria Center® for Sustainable Technologies/Research Triangle

100%

56,960

—

750,000

120 TW Alexander Drive, 2752 East NC Highway 54, and 10 South Triangle Drive

Other development and redevelopment projects

100%

1,647

—

25,000

341,862

—

4,005,000

New York City

Megacampus: Alexandria Center® for Life Science – New York City/New York City

100%

180,617

—

550,000

(3)

550,000

$180,617

—

550,000

Refer to “Megacampus” under “Definitions and reconciliations” in the Supplemental Information for additional details.

“Definitions and reconciliations” in the Supplemental Information for additional details, including development and redevelopment square feet currently included in rental properties.

(2)We have a 100% interest in 601 and 701 Dexter Avenue North aggregating 415,977 RSF and a 60% interest in the future development project at 800 Mercer Street aggregating 869,000 RSF.

(3)During the three months ended September 30, 2024, we filed a lawsuit against the New York City Health + Hospitals Corporation and the New York City Economic Development Corporation for fraud and breach of contract concerning our

option to ground lease a land parcel to develop a future world-class life science building within the Alexandria Center® for Life Science – New York City Megacampus. Refer to our quarterly report on Form 10-Q for the three months ended

March 31, 2026 filed with the SEC on April 27, 2026 for additional details.

New Class A/A+ Development and Redevelopment Properties: Summary of Pipeline (continued)

March 31, 2026

(Dollars in thousands)

Market

Property/Submarket

Our

Ownership

Interest

Book Value

Development and Redevelopment

Square Footage

Under

Construction

Future

Total(1)

Texas

Alexandria Center® for Advanced Technologies at The Woodlands/Greater Houston

100%

$45,105

66,350

116,405

182,755

8800 Technology Forest Place

1001 Trinity Street and 1020 Red River Street/Austin

100%

137,652

—

250,010

Other development and redevelopment projects

100%

60,808

—

344,000

243,565

66,350

710,415

776,765

Other development and redevelopment projects

100%

47,503

—

597,743

Total pipeline as of March 31, 2026, excluding properties held for sale

6,857,569

3,412,311

20,014,546

23,426,857

Properties held for sale

230,905

—

1,619,425

Total pipeline as of March 31, 2026

$7,088,474

(2)

3,412,311

21,633,971

25,046,282

Refer to “Megacampus” under “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Total square footage includes 1.5 million RSF of buildings currently in operation that we expect to demolish or redevelop and commence future construction subject to market conditions and leasing. Refer to “Investments in real estate”

under “Definitions and reconciliations” in the Supplemental Information for additional details, including development and redevelopment square feet currently included in rental properties.

(2)Includes $3.12 billion of projects that are currently under construction.

Construction Spending

March 31, 2026

(Dollars in thousands)

Construction spending

Projected Guidance

Midpoint for Year Ending

December 31, 2026

Three Months Ended

March 31, 2026

Year Ended

December 31, 2025

Construction of Class A/A+ properties:

Active construction projects

Development and redevelopment under construction(1)

1,445,000

184,054

1,216,572

Future pipeline pre-construction

Primarily Megacampus expansion pre-construction work (entitlement, design, and site work)

210,000

(2)

56,610

275,971

Revenue- and non-revenue-enhancing capital expenditures(3)

510,000

(4)

164,382

324,293

Construction spending (before contributions from noncontrolling interests or tenants)

2,165,000

405,046

1,816,836

Contributions from noncontrolling interests (consolidated real estate joint ventures)

(100,000)

(5)

(23,804)

(193,936)

Tenant-funded and -built landlord improvements

(315,000)

(2,694)

(178,651)

Total construction spending

1,750,000

378,548

1,444,249

2026 guidance range for construction spending

$1,500,000 – $2,000,000

Projected capital contributions from partners in consolidated real estate joint ventures to fund construction

Timing

Amount(5)

2Q26–4Q26

$76,000

2027 and beyond

44,000

Total

$120,000

Refer to “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Includes smaller conversions to laboratory space through redevelopment.

(2)Approximately 75% represents capitalized costs.

(3)Represents revenue- and non-revenue-enhancing capital expenditures before contributions from noncontrolling interests and tenant-funded and tenant-built landlord improvements.

(4)The top two revenue- and non-revenue-enhancing capital expenditure projects in 2026 represent approximately 58% of the total spending within this category. The first project relates to a property located at the Alexandria Center® for

Advanced Technologies – South San Francisco Megacampus in our South San Francisco submarket, which is leased to a new tenant and is undergoing its first major renovation in 12 years. The second project relates to two properties at

the Alexandria Technology Square® Megacampus in our Cambridge submarket, which are undergoing their first major renovation in 16 years.

(5)Represents contractual capital commitments from existing real estate joint venture partners to fund construction.

Capitalization of Interest

March 31, 2026

(Dollars in thousands)

Leased/

Negotiating

Average Real Estate Basis Capitalized

Key Categories of Real Estate Basis Capitalized

Three Months Ended

March 31, 2026

Percentage

Construction of Class A/A+ properties:

Development and redevelopment of projects under construction and repositioning projects:

2026 stabilization

93%

$330,399

2027–2028 stabilization

68%

768,594

Evaluating business and financial strategy(1)

23%

1,277,710

Repositioning and smaller redevelopment projects(2)

1,538,022

3,914,725

57%

Land/future development projects with critical key pre-construction milestones through:

2026(3)

1,159,948

2027(3)

567,606

2028 and beyond(4)

1,217,819

2,945,373

Total average real estate basis capitalized(5)

$6,860,098

100%

Substantial Reduction in Land Drives Decrease in Average Real Estate Basis Capitalized

$8.1B

$6.8B

Development/Redevelopment

Under Construction and

Repositioning Projects

Land/Future Development

$3.8B – $5.3B

Average Real Estate Basis Capitalized

(1)Includes projects aggregating 1.6 million RSF for which we are evaluating business and financial strategy and that are expected to reach anticipated construction or delivery milestones, on a weighted-average real estate investment basis,

by March 2027. We are evaluating multiple options, including whether to continue construction of laboratory improvements, pause construction, pursue lower-investment construction alternatives (including a pivot to advanced technology

use), or disposition. Upon achievement of these milestones, if we choose not to pursue future construction or other activities, capitalized interest and other project costs may no longer qualify for capitalization.

(2)Includes the real estate basis related to the 1.1 million RSF of vacant space as of March 31, 2026 that is leased with future delivery. The weighted-average expected delivery date is approximately September 2026.

(3)Includes future pipeline projects that are expected to reach anticipated pre-construction milestones, including various phases of entitlement, design, site work, and other activities necessary to begin aboveground vertical construction, on a

weighted-average real estate investment basis by August 2026 and April 2027, for the 2026 and 2027 milestones, respectively. At each milestone date, we will evaluate whether to proceed with additional pre-construction and/or

construction activities based on leasing demand and/or market conditions, pause future investments, or consider for potential disposition.

(4)Includes future Megacampus development projects at Alexandria Center® for Advanced Technologies – Tanforan in our South San Francisco submarket and Alexandria Center® for Life Science – San Carlos in our Greater Stanford

submarket, which represents approximately 68% of the total average capitalized real estate basis with 2028 and beyond milestones during the three months ended March 31, 2026. These projects are located at transit-friendly sites with

future access to exceptional amenities.

(5)In addition to capitalized interest, we incur additional capitalized project costs, including property taxes, insurance, payroll, and other costs directly related and essential to the construction of Class A/A+ properties. If we cease activities

necessary to prepare a project for its intended use, costs related to such project are expensed as incurred. Annualized capitalized operating expenses and payroll represent approximately 2% and 1%, respectively, of the total average real

estate basis subject to capitalization for 1Q26.

Joint Venture Financial Information

March 31, 2026

Consolidated Real Estate Joint Ventures

Property

Market

Submarket

Noncontrolling

Interest Share

Operating RSF

at 100%

50 and 60 Binney Street

Greater Boston

Cambridge/Inner Suburbs

66.0%

532,395

75/125 Binney Street

Greater Boston

Cambridge/Inner Suburbs

60.0%

388,270

100 and 225 Binney Street and 300 Third Street

Greater Boston

Cambridge/Inner Suburbs

70.0%

870,641

15 Necco Street

Greater Boston

Seaport Innovation District

43.3%

345,996

Alexandria Center® for Science and Technology – Mission Bay(1)

San Francisco Bay Area

Mission Bay

75.0%

550,851

211 and 213 East Grand Avenue

San Francisco Bay Area

South San Francisco

70.0%

300,930

500 Forbes Boulevard

San Francisco Bay Area

South San Francisco

90.0%

155,685

Alexandria Center® for Life Science – Millbrae

San Francisco Bay Area

South San Francisco

51.4%

285,346

3215 Merryfield Row

San Diego

Torrey Pines

70.0%

170,523

Campus Point by Alexandria(2)(3)

San Diego

University Town Center

42.8%

(4)

1,159,770

5200 Illumina Way

San Diego

University Town Center

49.0%

792,687

9625 Towne Centre Drive

San Diego

University Town Center

70.0%

163,648

SD Tech by Alexandria(2)(5)

San Diego

Sorrento Mesa

50.0%

1,051,752

Summers Ridge Science Park(6)

San Diego

Sorrento Mesa

70.0%

316,531

1201 and 1208 Eastlake Avenue East

Seattle

Lake Union

70.0%

206,134

400 Dexter Avenue North

Seattle

Lake Union

70.0%

290,754

800 Mercer Street

Seattle

Lake Union

40.0%

—

(2)

Unconsolidated Real Estate Joint Ventures

Property

Market

Submarket

Our Ownership

Operating RSF

at 100%

1655 and 1725 Third Street

San Francisco Bay Area

Mission Bay

10.0%

586,208

101 West Dickman Street

Maryland

Beltsville

58.4%

(7)

135,958

Refer to “Joint venture financial information” under “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Includes 1450, 1500, and 1700 Owens Street and 455 Mission Bay Boulevard South.

(2)Includes properties currently under construction or in our future development and redevelopment pipeline. Refer to the sections under “New Class A/A+ development and redevelopment properties” in the Supplemental Information

for additional details.

(3)Includes 10200, 10290, and 10300 Campus Point Drive and 4135, 4155, 4165, 4224, and 4242 Campus Point Court.

(4)The noncontrolling interest share of our real estate joint venture partner is anticipated to decrease to 25%, as we expect to fund the majority of future construction costs at the campus until our ownership interest increases to 75%,

after which future capital would be contributed pro rata with our partner. Refer to “New Class A/A+ development and redevelopment properties: under construction” in the Supplemental Information for additional details.

(5)Includes 9605, 9645, 9675, 9725, 9735, 9805, 9808, 9855, and 9868 Scranton Road and 10055, 10065, and 10075 Barnes Canyon Road.

(6)Includes 9965, 9975, 9985, and 9995 Summers Ridge Road.

(7)Represents a joint venture with a local real estate operator in which our joint venture partner manages the day-to-day activities that significantly affect the economic performance of the joint venture.

Joint Venture Financial Information (continued)

March 31, 2026

(In thousands)

As of March 31, 2026

Noncontrolling Interest

Share of Consolidated

Real Estate JVs

Our Share of

Unconsolidated

Real Estate JVs

Investments in real estate

3,261,264

88,793

Cash, cash equivalents, and restricted cash

111,509

1,648

Other assets

411,563

10,686

Secured notes payable

—

(60,821)

Other liabilities

(154,688)

(9,786)

Redeemable noncontrolling interests

(9,234)

—

3,620,414

30,520

Three Months Ended March 31, 2026

Noncontrolling Interest

Share of Consolidated

Real Estate JVs

Our Share of

Unconsolidated

Real Estate JVs

Total revenues

97,212

3,006

Rental operations

(30,677)

(1,191)

66,535

1,815

General and administrative

(622)

(22)

Interest

(63)

(1,026)

Depreciation and amortization of real estate assets

(29,473)

(914)

Fixed returns allocated to redeemable noncontrolling interest(1)

347

—

36,724

(147)

Straight-line rent and below-market lease revenue

2,981

197

Funds from operations(2)

66,197

767

Refer to “Joint venture financial information” under “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Represents an allocation of joint venture earnings to redeemable noncontrolling interest for a property in the San Francisco Bay Area market. This redeemable noncontrolling interest earns a fixed return on their investment rather

than participate in the operating results of the property.

(2)Refer to “Funds from operations and funds from operations per share” in the Earnings Press Release and “Definitions and reconciliations” in the Supplemental Information for additional details.

Investments

March 31, 2026

(Dollars in thousands)

We hold investments in publicly traded companies and privately held entities primarily involved in the life science industry. The tables below summarize components of our investment income

(loss) and non-real estate investments. Refer to “Investments” under “Definitions and reconciliations” in the Supplemental Information for additional details.

Three Months Ended

March 31, 2026

Year Ended

December 31, 2025

Realized gains (losses):

Realized gains

$18,198

$115,722

Impairment of non-real estate investments

(12,448)

(1)

(95,716)

Significant realized loss

—

(103,329)

5,750

(83,323)

Unrealized (losses) gains

(10,332)

(2)

26,980

(3)

Investment loss

$(4,582)

$(56,343)

March 31, 2026

December 31, 2025

Investments

Cost

Unrealized Gains

Unrealized Losses

Carrying Amount

Publicly traded companies

$83,916

$34,674

$(16,514)

$102,076

$94,928

Entities that report NAV

471,058

102,050

(38,132)

534,976

512,376

Entities that do not report NAV:

Entities with observable price changes

82,128

54,780

(10,991)

125,917

123,238

Entities without observable price changes

405,567

—

405,567

413,324

Investments accounted for under the equity method

N/A

367,883

357,383

March 31, 2026

$1,042,669

(4)

$191,504

$(65,637)

$1,536,419

$1,501,249

December 31, 2025

$1,010,488

$184,434

$(51,056)

$1,501,249

Public/Private Mix (Cost)

Tenant/Non-Tenant Mix (Cost)

17%

Tenant

Public

83%

Non-Tenant

94%

Private

(1)Primarily related to two non-real estate investments in privately held entities that do not report NAV.

(2)Primarily relates to the accounting reclassifications of unrealized gains recognized in prior periods into realized gains upon our realization of investments during the three months ended March 31, 2026.

(3)Primarily relates to the increase in fair values of our investments in publicly traded entities during the year ended December 31, 2025.

(4)Represents 2.6% of gross assets as of March 31, 2026. Refer to “Gross assets” under “Definitions and reconciliations” in the Supplemental Information for additional details.

Balance Sheet

March 31, 2026

ALEXANDRIA CONTINUES TO HAVE A STRONG AND FLEXIBLE

BALANCE SHEET WITH SIGNIFICANT LIQUIDITY

SIGNIFICANT

LIQUIDITY

PERCENTAGE OF FIXED-RATE

DEBT SINCE 2022(2)

$4.2B

96.4%

REMAINING DEBT TERM

(IN YEARS)

DEBT INTEREST

RATE

10.0

4.06%

Longest Among S&P 500 REITs(3)

4Q26 ANNUALIZED GUIDANCE

5.6x to 6.2x

3.6x to 4.1x

NET DEBT AND PREFERRED

STOCK TO ADJUSTED EBITDA

FIXED-CHARGE

COVERAGE RATIO

TOP 15%

CREDIT RATING RANKING AMONG

ALL PUBLICLY TRADED U.S. REITS(1)

BBB+

Negative

WEIGHTED AVERAGE

Baa1

Negative

As of March 31, 2026. Refer to “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Top 15% ranking represents credit rating levels from S&P Global Ratings and Moody’s Ratings for publicly traded U.S. REITs, from Bloomberg Professional Services and Nareit, as of March 31, 2026.

(2)Represents the average quarterly percentage fixed-rate debt as of each quarter-end from January 1, 2022 through March 31, 2026.

(3)Sources: S&P Global Market Intelligence, Bloomberg, or company filings as of December 31, 2025, except for ARE, which is as of March 31, 2026.

Balance Sheet

March 31, 2026

KEY HIGHLIGHTS:

Repurchased $1.33 billion debt principal at a 28% discount

for $952.2 million across 2050, 2051, and 2052 notes

Funded repurchase primarily with issuance of $750 million

of 5.25% senior unsecured notes due 2036

Recognized $366.4 million(1) gain on early extinguishment of

debt with a ~0.2x benefit to leverage(2)

No significant impact on 2026 FFO per share — diluted, as

adjusted, interest expense, or fixed-charge coverage ratio

ARE’s overall weighted-average remaining debt term:

10.0 years(3) (continues to be the longest among S&P 500

REITs)

1Q26 TENDER

OFFERS AND

NEW ISSUANCE

EFFICIENT

DE-LEVERAGING

THROUGH

LIABILITY

MANAGEMENT

(1)Includes the write-off of unamortized debt issuance costs and other transaction-related costs.

(2)Refer to “Net debt and preferred stock to adjusted EBITDA” in Definitions and reconciliations in the Supplemental Information for additional details.

(3)As of March 31, 2026.

Key Credit Metrics

March 31, 2026

Liquidity

Limited Outstanding Borrowings and Significant Availability

on Unsecured Senior Line of Credit

(in millions)

$4.2B

(in millions)

Availability under our unsecured senior line of credit, net of amounts

outstanding under our commercial paper program

$3,645

Cash, cash equivalents, and restricted cash

423

Investments in publicly traded companies

102

Liquidity as of March 31, 2026

$4,170

Net Debt and Preferred Stock to Adjusted EBITDA(1)

Fixed-Charge Coverage Ratio(1)

3.6x to 4.1x

5.6x to 6.2x

Refer to “Definitions and reconciliations” in the Supplemental Information for additional details.

(1)Quarter annualized.

Summary of Debt

March 31, 2026

ALEXANDRIA HAS THE LONGEST WEIGHTED-AVERAGE REMAINING DEBT TERM

AMONG S&P 500 REITS AT ALMOST 2X THE AVERAGE DEBT TERM FOR THESE REITS

5.6 Years

Average Debt Term

of S&P 500 REITs

as of December 31, 2025

WEIGHTED-AVERAGE REMAINING DEBT TERM (IN YEARS)

Sources: S&P Global Market Intelligence, Bloomberg, or company filings as of December 31, 2025, except for ARE, which is as of March 31, 2026.

Summary of Debt (continued)

March 31, 2026

(Dollars in thousands)

Fixed-rate and variable-rate debt

Fixed-Rate

Debt

Variable-Rate

Debt

Total

Percentage

Weighted-Average

Interest Rate(1)

Remaining Term

(in years)

Unsecured senior notes payable

$11,166,009

$—

$11,166,009

89.2%

4.03%

10.7

Unsecured senior line of credit(2) and commercial

paper program(3)

—

1,353,986

10.8

4.27

3.8

(4)

Total/weighted average

$11,166,009

$1,353,986

$12,519,995

100.0%

4.06%

10.0

(4)

Percentage of total debt

89.2%

10.8%

100.0%

(1)Represents the weighted-average interest rate as of the end of the applicable period, including expense/income related to the amortization of loan fees, amortization of debt premiums (discounts), and other bank fees.

(2)As of March 31, 2026, we had no outstanding balance on our unsecured senior line of credit.

(3)The commercial paper program provides us with the ability to issue up to $2.50 billion of commercial paper notes that bear interest at short-term fixed rates and can generally be issued with a maturity of 30 days or less and with

a maximum maturity of 397 days from the date of issuance. Borrowings under the program are used to fund short-term capital needs and are back-stopped by our unsecured senior line of credit. In the event we are unable to

issue commercial paper notes or refinance outstanding borrowings under terms equal to or more favorable than those under our unsecured senior line of credit, we expect to borrow under the unsecured senior line of credit at

SOFR+0.835%. As of March 31, 2026, we had $1.35 billion of commercial paper notes outstanding.

(4)We calculate the weighted-average remaining term of our commercial paper notes by using the maturity date of our unsecured senior line of credit. Using the maturity date of our outstanding commercial paper notes, the

consolidated weighted-average maturity of our debt is 9.6 years. The commercial paper notes sold during the three months ended March 31, 2026 were issued at a weighted-average yield to maturity of 4.08% and had a

weighted-average maturity term of 13 days.

Three Months Ended March 31, 2026

Average Debt

Outstanding

Weighted-Average

Interest Rate

Long-term fixed-rate debt

$11,432,675

3.94%

Short-term variable-rate unsecured senior line of credit and commercial paper program debt

1,736,226

4.05

Blended-average interest rate

13,168,901

3.95

Loan fee amortization and annual facility fee related to unsecured senior line of credit

N/A

0.13

Total/weighted average

$13,168,901

4.08%

Summary of Debt (continued)

March 31, 2026

(Dollars in thousands)

Debt covenants

Unsecured Senior Notes Payable

Unsecured Senior Line of Credit

Debt Covenant Ratios(1)

Requirement

March 31, 2026

Requirement

March 31, 2026

Total Debt to Total Assets

≤ 60%

32%

≤ 60.0%

34.5%

Secured Debt to Total Assets

≤ 40%

—%

≤ 45.0%

—%

Consolidated EBITDA to Interest Expense

≥ 1.5x

7.7x

≥ 1.50x

3.23x

Unencumbered Total Asset Value to Unsecured Debt

≥ 150%

302%

N/A

Unsecured Interest Coverage Ratio

N/A

≥ 1.75x

6.93x

(1)All covenant ratio titles utilize terms as defined in the respective debt and credit agreements. The calculation of consolidated EBITDA is based on the definitions contained in our loan agreements and is not directly comparable to

the computation of EBITDA as described in Exchange Act Release No. 47226.

Unconsolidated real estate joint ventures’ debt

At 100%

Unconsolidated Joint Venture

Maturity Date

Stated Rate

Interest Rate(1)

Aggregate

Commitment

Debt Balance(2)

Our Share

101 West Dickman Street

10/29/26

SOFR+1.95%

(3)

5.68%

$26,750

$19,048

58.4%

1655 and 1725 Third Street

2/10/35

6.37%

6.44%

500,000

496,967

10.0%

$526,750

$516,015

(1)Includes interest expense and amortization of loan fees.

(2)Represents outstanding principal, net of unamortized deferred financing costs, as of March 31, 2026.

(3)This loan is subject to a fixed SOFR floor of 0.75%.

Summary of Debt (continued)

March 31, 2026

(Dollars in thousands)

Debt

Stated

Rate

Interest

Rate(1)

Maturity

Date(2)

Principal Payments Remaining for the Periods Ending December 31,

Principal

Unamortized

(Deferred

Financing

Cost),

(Discount)/

Premium

Total

2026

2027

2028

2029

2030

Thereafter

Unsecured senior line of credit and commercial

paper program(3)

(3)

4.27%

(3)

1/22/30

(3)

$—

$1,355,271

$—

$1,355,271

$(1,285)

$1,353,986

Unsecured senior notes payable

3.80%

3.96

4/15/26

(4)

350,000

—

350,000

(38)

349,962

Unsecured senior notes payable

3.95%

4.13

1/15/27

—

350,000

—

350,000

(426)

349,574

Unsecured senior notes payable

3.95%

4.07

1/15/28

—

425,000

—

425,000

(782)

424,218

Unsecured senior notes payable

4.50%

4.60

7/30/29

—

300,000

—

300,000

(749)

299,251

Unsecured senior notes payable

2.75%

2.87

12/15/29

—

400,000

—

400,000

(1,552)

398,448

Unsecured senior notes payable

4.70%

4.81

7/1/30

—

450,000

—

450,000

(1,594)

448,406

Unsecured senior notes payable

4.90%

5.05

12/15/30

—

700,000

—

700,000

(3,751)

696,249

Unsecured senior notes payable

3.375%

3.48

8/15/31

—

750,000

(3,543)

746,457

Unsecured senior notes payable

2.00%

2.12

5/18/32

—

900,000

(5,811)

894,189

Unsecured senior notes payable

1.875%

1.97

2/1/33

—

1,000,000

(6,023)

993,977

Unsecured senior notes payable

2.95%

3.07

3/15/34

—

800,000

(6,287)

793,713

Unsecured senior notes payable

4.75%

4.88

4/15/35

—

500,000

(4,385)

495,615

Unsecured senior notes payable

5.50%

5.66

10/1/35

—

550,000

(6,162)

543,838

Unsecured senior notes payable

5.25%

5.41

3/15/36

—

750,000

(11,130)

738,870

Unsecured senior notes payable

5.25%

5.38

5/15/36

—

400,000

(3,681)

396,319

Unsecured senior notes payable

4.85%

4.93

4/15/49

—

300,000

(2,727)

297,273

Unsecured senior notes payable

4.00%

3.91

2/1/50

—

390,801

5,463

396,264

Unsecured senior notes payable

3.00%

3.09

5/18/51

—

352,398

(4,454)

347,944

Unsecured senior notes payable

3.55%

3.64

3/15/52

—

475,406

(6,233)

469,173

Unsecured senior notes payable

5.15%

5.26

4/15/53

—

500,000

(7,316)

492,684

Unsecured senior notes payable

5.625%

5.71

5/15/54

—

600,000

(6,415)

593,585

Unsecured debt weighted-average interest rate/

subtotal

4.06

350,000

425,000

700,000

2,505,271

8,268,605

12,598,876

(78,881)

12,519,995

Weighted-average interest rate/total

4.06%

$350,000

$425,000

$700,000

$2,505,271

$8,268,605

$12,598,876

$(78,881)

$12,519,995

Balloon payments

$350,000

$425,000

$700,000

$2,505,271

$8,268,605

$12,598,876

$—

$12,598,876

Principal amortization

—

(78,881)

Total debt

$350,000

$425,000

$700,000

$2,505,271

$8,268,605

$12,598,876

$(78,881)

$12,519,995

Fixed-rate debt

$350,000

$425,000

$700,000

$1,150,000

$8,268,605

$11,243,605

$(77,596)

$11,166,009

Variable-rate debt

—

1,355,271

—

1,355,271

(1,285)

1,353,986

Total debt

$350,000

$425,000

$700,000

$2,505,271

$8,268,605

$12,598,876

$(78,881)

$12,519,995

Weighted-average stated rate on maturing debt

3.80%

3.95%

3.50%

4.52%

3.84%

(1)Represents the weighted-average interest rate as of the end of the applicable period, including amortization of loan fees, amortization of debt premiums (discounts), and other bank fees.

(2)Reflects any extension options that we control.

(3)Refer to footnotes 2 through 4 under “Fixed-rate and variable-rate debt” in “Summary of debt” for additional details.

(4)In April 2026, we repaid our 3.80% unsecured senior notes payable upon maturity. No gain or loss was incurred in connection with this repayment.

Definitions and Reconciliations

March 31, 2026

This section contains additional details for sections throughout the Supplemental Information and the accompanying Earnings Press Release, as well as explanations and reconciliations of certain non-

GAAP financial measures and the reasons why we use these supplemental measures of performance and believe they provide useful information to investors. Additional detail can be found in our most recent

annual report on Form 10-K and subsequent quarterly reports on Form 10-Q, as well as other documents filed with or furnished to the SEC from time to time.

Adjusted EBITDA and Adjusted EBITDA margin

The following table reconciles net income (loss), the most directly comparable financial

measure calculated and presented in accordance with GAAP, to Adjusted EBITDA and calculates the

Adjusted EBITDA margin:

Three Months Ended

(Dollars in thousands)

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Net income (loss)

$398,377

$(995,354)

$(197,845)

$(62,189)

$38,662

Interest expense

64,584

65,674

54,852

55,296

50,876

Income taxes

3,225

1,851

3,737

1,020

1,145

Depreciation and amortization

305,441

322,063

340,230

346,123

342,062

Stock compensation expense

11,032

8,232

10,293

12,530

10,064

(Gain) loss on early extinguishment of

debt

(366,435)

(1)

—

107

—

Gain on sales of real estate

—

(619,914)

(9,366)

—

(13,165)

Unrealized losses (gains) on non-real

estate investments

10,332

(98,548)

(18,515)

21,938

68,145

Significant realized losses on non-real

estate investments

—

103,329

—

Impairment of real estate

5,499

1,717,188

323,870

129,606

32,154

Impairment of non-real estate investments

12,448

20,181

25,139

39,216

11,180

(Decrease) increase in provision for

expected credit losses on financial

instruments

—

(341)

—

285

Adjusted EBITDA

$444,503

$524,361

$532,502

$543,540

$541,408

Total revenues

$671,022

$754,414

$751,944

$762,040

$758,158

Adjusted EBITDA margin

66%

70%

71%

(1)In February 2026, we completed tender offers to repurchase debt principal aggregating $1.33 billion across a

portion of our outstanding 4.00% Senior Notes due 2050, 3.00% Senior Notes due 2051, and 3.55% Senior

Notes due 2052 for $952.2 million. The gain includes the write-off of unamortized debt issuance costs and other

transaction-related costs.

We use Adjusted EBITDA as a supplemental performance measure of our operations, for

financial and operational decision-making, and as a supplemental means of evaluating period-to-period

comparisons on a consistent basis. Adjusted EBITDA is calculated as earnings before interest, taxes,

depreciation, and amortization (“EBITDA”), excluding stock compensation expense, gains or losses on

early extinguishment of debt, gains or losses on sales of real estate, impairments of real estate, changes

in provision for expected credit losses on financial instruments, and significant termination fees. Adjusted

EBITDA also excludes unrealized gains or losses and significant realized gains or losses and

impairments that result from our non-real estate investments. These non-real estate investment amounts

are classified in our consolidated statements of operations outside of total revenues.

Adjusted EBITDA and Adjusted EBITDA margin (continued)

We believe Adjusted EBITDA provides investors with relevant and useful information as it

allows investors to evaluate the operating performance of our business activities without having to

account for differences recognized because of investing and financing decisions related to our real

estate and non-real estate investments, our capital structure, capital market transactions, and variances

resulting from the volatility of market conditions outside of our control. For example, we exclude gains or

losses on the early extinguishment of debt to allow investors to measure our performance independent

of our indebtedness and capital structure. We believe that adjusting for the effects of impairments and

gains or losses on sales of real estate, significant impairments and realized gains or losses on non-real

estate investments, changes in provision for expected credit losses on financial instruments, and

significant termination fees allows investors to evaluate performance from period to period on a

consistent basis without having to account for differences recognized because of investing and financing

decisions related to our real estate and non-real estate investments or other corporate activities that

may not be representative of the operating performance of our properties.

In addition, we believe that excluding charges related to stock compensation and unrealized

gains or losses facilitates for investors a comparison of our business activities across periods without the

volatility resulting from market forces outside of our control. Adjusted EBITDA has limitations as a

measure of our performance. Adjusted EBITDA does not reflect our historical expenditures or future

requirements for capital expenditures or contractual commitments. While Adjusted EBITDA is a relevant

measure of performance, it does not represent net income (loss) or cash flows from operations

calculated and presented in accordance with GAAP, and it should not be considered as an alternative to

those indicators in evaluating performance or liquidity.

In order to calculate the Adjusted EBITDA margin, we divide Adjusted EBITDA by total

revenues as presented in our consolidated statements of operations. We believe that this supplemental

performance measure provides investors with additional useful information regarding the profitability of

our operating activities.

We are not able to forecast the net income of future periods without unreasonable effort, and

therefore do not provide a reconciliation for Adjusted EBITDA on a forward-looking basis. This is due to

the inherent difficulty of forecasting the timing and/or amount of items that depend on market conditions

outside of our control, including the timing of dispositions, capital events, and financing decisions, as

well as quarterly components such as gain on sales of real estate, unrealized gains or losses on non-

real estate investments, impairments of real estate, impairments of non-real estate investments, and

changes in provision for expected credit losses on financial instruments. Our attempt to predict these

amounts may produce significant but inaccurate estimates, which would potentially be misleading for our

investors.

Definitions and Reconciliations (continued)

March 31, 2026

Annual rental revenue

Annual rental revenue represents the annualized fixed base rental obligations, calculated in

accordance with GAAP. It includes the amortization of deferred revenue related to tenant-funded and

tenant-built landlord improvements for leases in effect as of the end of the period, related to our

operating RSF. Annual rental revenue is presented using 100% of the annual rental revenue from our

consolidated properties and our share of annual rental revenue for our unconsolidated real estate joint

ventures. Annual rental revenue per RSF is computed by dividing annual rental revenue by the sum of

100% of the RSF of our consolidated properties and our share of the RSF of properties held in

unconsolidated real estate joint ventures. As of March 31, 2026, approximately 91% of our leases (on an

annual rental revenue basis) were triple net leases, which require tenants to pay substantially all real

estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and other operating

expenses (including increases thereto) in addition to base rent. Annual rental revenue excludes these

operating expenses recovered from our tenants. Amounts recovered from our tenants related to these

operating expenses, along with base rent, are classified in income from rentals in our consolidated

statements of operations.

Capitalization rates

Capitalization rates are calculated based on net operating income and net operating income

(cash basis) annualized, excluding lease termination fees, on stabilized operating assets for the quarter

preceding the date on which the property is sold, or near-term prospective net operating income.

Capitalized interest

We capitalize interest cost as a cost of a project during periods for which activities necessary

to develop, redevelop, or reposition a project for its intended use are ongoing, provided that

expenditures for the asset have been made and interest cost has been incurred. Activities necessary to

develop, redevelop, or reposition a project include pre-construction activities such as entitlements,

permitting, design, site work, and other activities preceding commencement of construction of

aboveground building improvements. The advancement of pre-construction efforts is focused on

reducing the time required to deliver projects to prospective tenants. These critical activities add

significant value for future ground-up development and are required for the vertical construction of

buildings. If we cease activities necessary to prepare a project for its intended use, interest costs related

to such project are expensed as incurred.

Cash interest

Cash interest is equal to interest expense calculated in accordance with GAAP plus

capitalized interest, less amortization of loan fees and debt premiums (discounts). Refer to the definition

of fixed-charge coverage ratio for a reconciliation of interest expense, the most directly comparable

financial measure calculated and presented in accordance with GAAP, to cash interest.

Class A/A+ properties and AAA locations

Class A/A+ properties are properties clustered in AAA locations that provide innovative

tenants with highly dynamic and collaborative environments that enhance their ability to successfully

recruit and retain world-class talent and inspire productivity, efficiency, creativity, and success. These

properties are typically well-located, professionally managed, and well-maintained, offering a wide range

of amenities and featuring premium construction materials and finishes. Class A/A+ properties are

generally newer or have undergone substantial redevelopment and are generally expected to command

higher annual rental rates compared to other classes of similar properties. AAA locations are in close

proximity to concentrations of specialized skills, knowledge, institutions, and related businesses. It is

important to note that our definition of property classification may not be directly comparable to other

equity REITs.

Credit ratings

Represents the credit ratings assigned by S&P Global Ratings or Moody’s Ratings as of

March 31, 2026. A credit rating is not a recommendation to buy, sell, or hold securities and may be

subject to revision or withdrawal at any time.

Development, redevelopment, and pre-construction

A key component of our business model is our disciplined allocation of capital to the

development and redevelopment of new Class A/A+ properties, as well as property enhancements

identified during the underwriting of certain acquired properties. These efforts are primarily concentrated

in collaborative Megacampus ecosystems within AAA life science innovation clusters, as well as other

strategic locations that support innovation and growth. These projects are generally focused on

providing high-quality, generic, and reusable spaces that meet the real estate requirements of a wide

range of tenants. Upon completion, each development or redevelopment project is expected to generate

increases in rental income, net operating income, and cash flows. Our development and redevelopment

projects are generally in locations that are highly desirable to high-quality entities, which we believe

results in higher occupancy levels, longer lease terms, higher rental income, higher returns, and greater

long-term asset value.

Development projects generally consist of the ground-up development of generic and

reusable laboratory facilities. Redevelopment projects generally consist of the permanent change in use

of acquired office, warehouse, or shell space into facilities designed for life science innovation or

advanced technology. We generally will not commence new development projects for aboveground

construction of new Class A/A+ laboratory space without first securing significant pre-leasing for such

space, except when there is solid market demand for high-quality Class A/A+ properties.

Pre-construction activities include entitlements, permitting, design, site work, and other

activities preceding commencement of construction of aboveground building improvements. The

advancement of pre-construction efforts is focused on reducing the time required to deliver projects to

prospective tenants. These critical activities add significant value for future ground-up development and

are required for the vertical construction of buildings. Ultimately, these projects will provide high-quality

facilities and are expected to generate significant revenue and cash flows.

Definitions and Reconciliations (continued)

March 31, 2026

Development, redevelopment, and pre-construction (continued)

Development, redevelopment, and pre-construction spending also includes the following

costs: (i) amounts to bring certain acquired properties up to market standard and/or other costs identified

during the acquisition process (generally within two years of acquisition) and (ii) permanent conversion

of space for highly flexible, move-in-ready laboratory space to foster the growth of promising early- and

growth-stage life science companies.

Revenue-enhancing and repositioning capital expenditures represent spending to reposition

or significantly change the use of a property, including through improvement in the asset quality from

Class B to Class A/A+.

Non-revenue-enhancing capital expenditures represent costs required to maintain the current

revenues of a stabilized property, including the associated costs for renewed and re-leased space.

Dividend payout ratio (common stock)

Dividend payout ratio (common stock) is the ratio of the absolute dollar amount of dividends

on our common stock (shares of common stock outstanding on the respective record dates multiplied by

the related dividend per share) to funds from operations attributable to Alexandria’s common

stockholders – diluted, as adjusted.

Dividend yield

Dividend yield for the quarter represents the annualized quarter dividend divided by the

closing common stock price at the end of the quarter.

Space Intentionally Blank

Fixed-charge coverage ratio

Fixed-charge coverage ratio is a non-GAAP financial measure representing the ratio of

Adjusted EBITDA to cash interest and fixed charges. We believe that this ratio is useful to investors as a

supplemental measure of our ability to satisfy fixed financing obligations and preferred stock dividends.

Cash interest is equal to interest expense calculated in accordance with GAAP plus capitalized interest,

less amortization of loan fees and debt premiums (discounts).

The following table reconciles interest expense, the most directly comparable financial

measure calculated and presented in accordance with GAAP, to cash interest and computes fixed-

charge coverage ratio:

Three Months Ended

(Dollars in thousands)

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Adjusted EBITDA

$444,503

$524,361

$532,502

$543,540

$541,408

Interest expense

$64,584

$65,674

$54,852

$55,296

$50,876

Capitalized interest

69,973

81,845

86,091

82,423

80,065

Amortization of loan fees

(4,428)

(4,481)

(4,505)

(4,615)

(4,691)

Amortization of debt discounts

(320)

(327)

(325)

(335)

(349)

Cash interest and fixed charges

$129,809

$142,711

$136,113

$132,769

$125,901

Fixed-charge coverage ratio:

– quarter annualized

3.4x

3.7x

3.9x

4.1x

4.3x

– trailing 12 months

3.8x

4.0x

4.1x

4.3x

4.4x

We are not able to forecast the net income of future periods without unreasonable effort, and

therefore do not provide a reconciliation for fixed-charge coverage ratio on a forward-looking basis. This

is due to the inherent difficulty of forecasting the timing and/or amount of items that depend on market

conditions outside of our control, including the timing of dispositions, capital events, and financing

decisions, as well as quarterly components such as gain on sales of real estate, unrealized gains or

losses on non-real estate investments, impairments of real estate, impairments of non-real estate

investments, and changes in provision for expected credit losses on financial instruments. Our attempt

to predict these amounts may produce significant but inaccurate estimates, which would potentially be

misleading for our investors.

Definitions and Reconciliations (continued)

March 31, 2026

Funds from operations and funds from operations, as adjusted, attributable to Alexandria’s

common stockholders

GAAP-basis accounting for real estate assets utilizes historical cost accounting and assumes

that real estate values diminish over time. In an effort to overcome the difference between real estate

values and historical cost accounting for real estate assets, the Nareit Board of Governors established

funds from operations as an improved measurement tool. Since its introduction, funds from operations

has become a widely used non-GAAP financial measure among equity REITs. We believe that funds

from operations is helpful to investors as an additional measure of the performance of an equity

REIT. Moreover, we believe that funds from operations, as adjusted, allows investors to compare our

performance to the performance of other real estate companies on a consistent basis, without having to

account for differences recognized because of real estate acquisition and disposition decisions,

financing decisions, capital structure, capital market transactions, variances resulting from the volatility

of market conditions outside of our control, or other corporate activities that may not be representative of

the operating performance of our properties.

The 2018 White Paper published by the Nareit Board of Governors (the “Nareit White Paper”)

defines funds from operations as net income (computed in accordance with GAAP), excluding gains or

losses on sales of real estate, and impairments of real estate, plus depreciation and amortization of

operating real estate assets, and after adjustments for our share of consolidated and unconsolidated

partnerships and real estate joint ventures. Impairments represent the write-down of assets when fair

value over the recoverability period is less than the carrying value due to changes in general market

conditions and do not necessarily reflect the operating performance of the properties during the

corresponding period.

We compute funds from operations, as adjusted, as funds from operations calculated in

accordance with the Nareit White Paper, excluding significant gains, losses, and impairments realized

on non-real estate investments, unrealized gains or losses on non-real estate investments, impairments

of real estate primarily consisting of right-of-use assets and pre-acquisition costs related to projects that

we decided to no longer pursue, gains or losses on early extinguishment of debt, changes in the

provision for expected credit losses on financial instruments, significant termination fees, acceleration of

stock compensation expense due to the resignations of executive officers, deal costs, the income tax

effect related to such items, and the amount of such items that is allocable to our unvested restricted

stock awards. We compute the amount that is allocable to our unvested restricted stock awards with

nonforfeitable dividends using the two-class method. Under the two-class method, we allocate net

income (after amounts attributable to noncontrolling interests) to common stockholders and to unvested

restricted stock awards with nonforfeitable dividends by applying the respective weighted-average

shares outstanding during each quarter-to-date and year-to-date period. This may result in a difference

of the summation of the quarter-to-date and year-to-date amounts. Neither funds from operations nor

funds from operations, as adjusted, should be considered as alternatives to net income (determined in

accordance with GAAP) as indications of financial performance, or to cash flows from operating

activities (determined in accordance with GAAP) as measures of liquidity, nor are they indicative of the

availability of funds for our cash needs, including our ability to make distributions.

We are not able to forecast the net income of future periods without unreasonable effort, and

therefore do not provide a reconciliation for funds from operations on a forward-looking basis. This is

due to the inherent difficulty of forecasting the timing and/or amount of items that depend on market

conditions outside of our control, including the timing of dispositions, capital events, and financing

decisions, as well as components such as gain on sales of real estate, unrealized gains or losses on

non-real estate investments, impairments of real estate, impairments of non-real estate investments,

and changes in provision for expected credit losses on financial instruments. Our attempt to predict

these amounts may produce significant but inaccurate estimates, which would potentially be misleading

for our investors.

Funds from operations and funds from operations, as adjusted, attributable to Alexandria’s

common stockholders (continued)

The following table reconciles net income (loss) to funds from operations for the share of

consolidated real estate joint ventures attributable to noncontrolling interests and our share of

unconsolidated real estate joint ventures:

Three Months Ended March 31, 2026

Noncontrolling

Interest Share of

Consolidated Real

Estate JVs

Our Share of

Unconsolidated

Real Estate JVs

Net income (loss)

$36,724

$(147)

Depreciation and amortization of real estate assets

29,473

914

Funds from operations

$66,197

$767

Gross assets

Gross assets are calculated as total assets plus accumulated depreciation:

(In thousands)

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Total assets

$34,167,397

$34,081,835

$37,375,148

$37,623,629

$37,600,428

Accumulated depreciation

6,393,658

6,127,525

6,416,745

6,146,378

5,886,561

Gross assets

$40,561,055

$40,209,360

$43,791,893

$43,770,007

$43,486,989

Incremental annual net operating income on development and redevelopment projects

Incremental annual net operating income represents the amount of net operating income, on

an annual basis, expected to be realized upon a project being placed into service and achieving full

occupancy. Incremental annual net operating income is calculated as the initial stabilized yield multiplied

by the project’s total cost at completion.

Initial stabilized yield (unlevered)

Initial stabilized yield is calculated as the estimated amounts of net operating income at

stabilization divided by our investment in the property. For this calculation, we exclude any tenant-

funded and tenant-built landlord improvements from our investment in the property. Our initial stabilized

yield excludes the benefit of leverage. Our cash rents related to our development and redevelopment

projects are generally expected to increase over time due to contractual annual rent escalations. Our

estimates for initial stabilized yields, initial stabilized yields (cash basis), and total costs at completion

represent our initial estimates at the commencement of the project. We expect to update this information

upon completion of the project, or sooner if there are significant changes to the expected project yields

or costs.

•Initial stabilized yield reflects rental income, including contractual rent escalations and any rent

concessions over the term(s) of the lease(s), calculated on a straight-line basis, and any

amortization of deferred revenue related to tenant-funded and tenant-built landlord improvements.

•Initial stabilized yield (cash basis) reflects cash rents at the stabilization date after initial rental

concessions, if any, have elapsed and our total cash investment in the property.

Definitions and Reconciliations (continued)

March 31, 2026

Investment-grade or publicly traded large cap tenants

Investment-grade or publicly traded large cap tenants represent tenants that are investment-

grade rated or publicly traded companies with an average daily market capitalization greater than $10

billion for the twelve months ended March 31, 2026, as reported by Bloomberg Professional Services.

Credit ratings from Moody’s Ratings and S&P Global Ratings reflect credit ratings of the tenant’s parent

entity, and there can be no assurance that a tenant’s parent entity will satisfy the tenant’s lease

obligation upon such tenant’s default. We monitor the credit quality and related material changes of our

tenants. Material changes that cause a tenant’s market capitalization to decrease below $10 billion,

which are not immediately reflected in the twelve-month average, may result in their exclusion from this

measure.

Investments

We hold investments in publicly traded companies and privately held entities primarily

involved in the life science industry. We recognize, measure, present, and disclose these investments as

follows:

Statements of Operations

Balance Sheet

Gains and Losses

Carrying Amount

Unrealized

Realized

Difference between

proceeds received upon

disposition and historical

cost

Publicly traded

companies

Fair value

Changes in fair

value

Privately held entities

without readily

determinable fair

values that:

Report NAV

Fair value, using NAV

as a practical

expedient

Changes in NAV, as

a practical expedient

to fair value

Do not report NAV

Cost, adjusted for

observable price

changes and

impairments(1)

Observable price

changes(1)

Impairments to reduce costs

to fair value, which result in

an adjusted cost basis and

the differences between

proceeds received upon

disposition and adjusted or

historical cost

Equity method

investments

Contributions,

adjusted for our share

of the investee’s

earnings or losses,

less distributions

received, reduced by

other-than-temporary

impairments

Our share of

unrealized gains or

losses reported by

the investee

Our share of realized gains

or losses reported by the

investee, and other-than-

temporary impairments

(1)An observable price is a price observed in an orderly transaction for an identical or similar investment of the same

issuer. Observable price changes result from, among other things, equity transactions for the same issuer with

similar rights and obligations executed during the reporting period, including subsequent equity offerings or other

reported equity transactions related to the same issuer.

Investments in real estate

The following table reconciles our investments in real estate as of March 31, 2026:

(In thousands)

Investments in

Real Estate

Gross investments in real estate

$35,223,774

Less: accumulated depreciation

(6,393,658)

Investments in real estate

$28,830,116

The following table presents our new Class A/A+ development and redevelopment pipeline,

excluding properties held for sale, as a percentage of gross assets and as a percentage of annual rental

revenue as of March 31, 2026:

(Dollars in thousands)

Book Value

Percentage of

Gross Assets

Projects under active construction

$3,117,332

Future development projects(1) and land parcels primarily located in

Megacampuses

3,740,237

Total Class A/A+ development and redevelopment pipeline, excluding

properties held for sale

6,857,569

Properties held for sale – land parcels

230,905

Total Class A/A+ development and redevelopment pipeline

$7,088,474

18%

(1)Includes projects with existing buildings that are generating or can generate operating cash flows. Also includes

development rights associated with existing operating campuses.

The square footage presented in the table below is classified as operating as of March 31,

2026. These lease expirations or vacant space at recently acquired properties represent future

opportunities for which we intend, subject to market conditions and leasing, to commence first-time

conversion from non-laboratory space to laboratory space, or to commence future ground-up

development:

Dev/

Redev

RSF of Lease Expirations Targeted for

Development and Redevelopment

Property/Submarket

2026

2027

Thereafter(1)

Total

Future projects:

446, 458, and 500 Arsenal Street/Cambridge/Inner

Suburbs

Dev

—

116,623

1122 and 1150 El Camino Real/South San Francisco

Dev

—

375,232

2100 Geng Road/Greater Stanford

Dev

—

12,125

960 Industrial Road/Greater Stanford

Dev

—

112,590

Campus Point by Alexandria/University Town Center

Dev

—

96,805

Sequence District by Alexandria/Sorrento Mesa

Dev/

Redev

—

555,754

Canada

Redev

—

247,743

Total

—

1,516,872

(1)Includes vacant square footage as of March 31, 2026.

Definitions and Reconciliations (continued)

March 31, 2026

Joint venture financial information

We present components of balance sheet and operating results information related to our real

estate joint ventures, which are not presented, or intended to be presented, in accordance with GAAP.

We present the proportionate share of certain financial line items as follows: (i) for each real estate joint

venture that we consolidate in our financial statements, which are controlled by us through contractual

rights or majority voting rights, but of which we own less than 100%, we apply the noncontrolling interest

economic ownership percentage to each financial item to arrive at the amount of such cumulative

noncontrolling interest share of each component presented; and (ii) for each real estate joint venture that

we do not control and do not consolidate, which are instead controlled jointly or by our joint venture

partners through contractual rights or majority voting rights, we apply our economic ownership

percentage to each financial item to arrive at our proportionate share of each component presented.

The components of balance sheet and operating results information related to our real estate

joint ventures do not represent our legal claim to those items. For each entity that we do not wholly own,

the joint venture agreement generally determines what equity holders can receive upon capital events,

such as sales or refinancing, or in the event of a liquidation. Equity holders are normally entitled to their

respective legal ownership of any residual cash from a joint venture only after all liabilities, priority

distributions, and claims have been repaid or satisfied.

We believe that this information can help investors estimate the balance sheet and operating

results information related to our partially owned entities. Presenting this information provides a

perspective not immediately available from consolidated financial statements and one that can

supplement an understanding of the joint venture assets, liabilities, revenues, and expenses included in

our consolidated results.

The components of balance sheet and operating results information related to our real estate

joint ventures are limited as an analytical tool as the overall economic ownership interest does not

represent our legal claim to each of our joint ventures’ assets, liabilities, or results of operations. In

addition, joint venture financial information may include financial information related to the

unconsolidated real estate joint ventures that we do not control. We believe that, to facilitate investors’

clear understanding of our operating results and our total assets and liabilities, joint venture financial

information should be examined in conjunction with our consolidated statements of operations and

balance sheets. Joint venture financial information should not be considered an alternative to our

consolidated financial statements, which are presented and prepared in accordance with GAAP.

Space Intentionally Blank

Megacampus™

A Megacampus ecosystem is a cluster campus that consists of approximately 1 million RSF or

greater, including operating, active development/redevelopment, and land RSF less operating RSF

expected to be demolished.

The following table reconciles our annual rental revenue and development and redevelopment

pipeline RSF, excluding properties classified as held for sale, as of March 31, 2026:

(Dollars in thousands)

Annual Rental

Revenue

Development and

Redevelopment

Pipeline RSF

Megacampus

$1,414,438

16,919,119

Core and non-core

388,856

4,990,866

Total

$1,803,294

21,909,985

Megacampus as a percentage of annual rental revenue and

of total development and redevelopment pipeline RSF

78%

77%

Net cash provided by operating activities, as adjusted

We use net cash provided by operating activities, as adjusted, as a supplemental measure for

financial and operational decision-making, and as a supplemental means of evaluating period-to-period

comparisons on a consistent basis. Net cash provided by operating activities, as adjusted, is calculated

as net cash provided by operating activities as shown in our consolidated statements of cash flows,

adjusted for changes in operating assets and liabilities (as they represent timing differences), and

reduced by dividends and distributions to noncontrolling interests (excludes liquidating distributions from

asset sales).

We believe net cash provided by operating activities, as adjusted, provides investors with

relevant and useful information as it allows investors to evaluate our operating cash flows on a more

consistent basis that excludes period-to-period timing differences in operating assets and liabilities

(working capital) and reflects cash dividends and distributions paid quarterly.

The following table reconciles net cash flows from operating activities, the most directly

comparable financial measure presented in accordance with GAAP, to net cash provided by operating

activities, as adjusted:

Three Months Ended

(in thousands)

3/31/26

3/31/25

Net cash provided by operating activities

$196,624

$207,949

Decreases in operating assets and liabilities

143,523

220,294

Common stock dividends paid

(123,752)

(229,987)

Distributions to noncontrolling interests

(60,111)

(66,034)

Net cash provided by operating activities, as adjusted

$156,284

$132,222

Definitions and Reconciliations (continued)

March 31, 2026

Net debt and preferred stock to Adjusted EBITDA

Net debt and preferred stock to Adjusted EBITDA is a non-GAAP financial measure that we

believe is useful to investors as a supplemental measure of evaluating our balance sheet leverage. Net

debt and preferred stock is equal to the sum of total consolidated debt less cash, cash equivalents, and

restricted cash, plus preferred stock outstanding as of the end of the period. Refer to the definition of

Adjusted EBITDA and Adjusted EBITDA margin for further information on the calculation of Adjusted

EBITDA.

The following table reconciles debt to net debt and preferred stock and computes the ratio to

Adjusted EBITDA:

(Dollars in thousands)

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Secured notes payable

$—

$153,500

$150,807

Unsecured senior notes payable

11,166,009

12,047,394

12,044,999

12,042,607

12,640,144

Unsecured senior line of credit and

commercial paper

1,353,986

353,161

1,548,542

1,097,993

299,883

Unamortized deferred financing costs

69,071

74,314

76,383

78,574

80,776

Cash and cash equivalents

(418,720)

(549,062)

(579,474)

(520,545)

(476,430)

Restricted cash

(4,665)

(4,693)

(4,705)

(7,403)

(7,324)

Preferred stock

—

Net debt and preferred stock

$12,165,681

$11,921,114

$13,085,745

$12,844,726

$12,687,856

Adjusted EBITDA:

– quarter annualized

$1,778,012

$2,097,444

$2,130,008

$2,174,160

$2,165,632

– trailing 12 months

$2,044,906

$2,141,811

$2,185,820

$2,208,226

$2,218,722

Net debt and preferred stock to Adjusted EBITDA:

– quarter annualized

6.8x

5.7x

6.1x

5.9x

– trailing 12 months

5.9x

5.6x

6.0x

5.8x

5.7x

We are not able to forecast the net income of future periods without unreasonable effort, and

therefore do not provide a reconciliation for net debt and preferred stock to Adjusted EBITDA on a

forward-looking basis. This is due to the inherent difficulty of forecasting the timing and/or amount of

items that depend on market conditions outside of our control, including the timing of dispositions,

capital events, and financing decisions, as well as quarterly components such as gain on sales of real

estate, unrealized gains or losses on non-real estate investments, impairments of real estate,

impairments of non-real estate investments, and changes in provision for expected credit losses on

financial instruments. Our attempt to predict these amounts may produce significant but inaccurate

estimates, which would potentially be misleading for our investors.

Net operating income, net operating income (cash basis), and operating margin

The following table reconciles net income (loss) to net operating income and net operating

income (cash basis) and computes operating margin:

Three Months Ended

(Dollars in thousands)

3/31/26

3/31/25

Net income

$398,377

$38,662

Equity in losses of unconsolidated real estate joint ventures

147

507

General and administrative expenses

34,685

30,675

Interest expense

64,584

50,876

Depreciation and amortization

305,441

342,062

Impairment of real estate

5,499

32,154

Gain on early extinguishment of debt

(366,435)

—

Gain on sales of real estate

—

(13,165)

Investment loss

4,582

49,992

Net operating income

446,880

531,763

Straight-line rent revenue

(17,862)

(22,023)

Amortization of deferred revenue related to tenant-funded and -built landlord

improvements

(5,405)

(1,651)

Amortization of acquired below-market leases

(5,615)

(15,222)

Provision for expected credit losses on financial instruments

—

285

Net operating income (cash basis)

$417,998

$493,152

Net operating income (cash basis) – annualized

$1,671,992

$1,972,608

Net operating income (from above)

$446,880

$531,763

Total revenues

$671,022

$758,158

Operating margin

67%

70%

Net operating income is a non-GAAP financial measure calculated as net income (loss), the

most directly comparable financial measure calculated and presented in accordance with GAAP,

excluding equity in the earnings of our unconsolidated real estate joint ventures, general and

administrative expenses, interest expense, depreciation and amortization, impairments of real estate,

gains or losses on early extinguishment of debt, gains or losses on sales of real estate, and investment

income or loss. We believe net operating income provides useful information to investors regarding our

financial condition and results of operations because it primarily reflects those income and expense

items that are incurred at the property level. Therefore, we believe net operating income is a useful

measure for investors to evaluate the operating performance of our consolidated real estate assets. Net

operating income on a cash basis is net operating income adjusted to exclude the effect of straight-line

rent, amortization of acquired above- and below-market lease revenue, amortization of deferred revenue

related to tenant-funded and tenant-built landlord improvements, and changes in the provision for

expected credit losses on financial instruments required by GAAP. We believe that net operating income

on a cash basis is helpful to investors as an additional measure of operating performance because it

eliminates straight-line rent revenue and the amortization of acquired above- and below-market leases

and tenant-funded and tenant-built landlord improvements.

Definitions and Reconciliations (continued)

March 31, 2026

Net operating income, net operating income (cash basis), and operating margin (continued)

Furthermore, we believe net operating income is useful to investors as a performance

measure of our consolidated properties because, when compared across periods, net operating income

reflects trends in occupancy rates, rental rates, and operating costs, which provide a perspective not

immediately apparent from net income or loss. Net operating income can be used to measure the initial

stabilized yields of our properties by calculating net operating income generated by a property divided by

our investment in the property. Net operating income excludes certain components from net income in

order to provide results that are more closely related to the results of operations of our properties. For

example, interest expense is not necessarily linked to the operating performance of a real estate asset

and is often incurred at the corporate level rather than at the property level. In addition, depreciation and

amortization, because of historical cost accounting and useful life estimates, may distort comparability of

operating performance at the property level. Impairments of real estate have been excluded in deriving

net operating income because we do not consider impairments of real estate to be property-level

operating expenses. Impairments of real estate relate to changes in the values of our assets and do not

reflect the current operating performance with respect to related revenues or expenses. Our

impairments of real estate represent the write-down in the value of the assets to the estimated fair value

less cost to sell. These impairments result from investing decisions or a deterioration in market

conditions. We also exclude realized and unrealized investment gain or loss, which results from

investment decisions that occur at the corporate level related to non-real estate investments in publicly

traded companies and certain privately held entities. Therefore, we do not consider these activities to be

an indication of operating performance of our real estate assets at the property level. Our calculation of

net operating income also excludes charges incurred from changes in certain financing decisions, such

as losses on early extinguishment of debt and changes in provision for expected credit losses on

financial instruments, as these charges often relate to corporate strategy. Property operating expenses

included in determining net operating income primarily consist of costs that are related to our operating

properties, such as utilities, repairs, and maintenance; rental expense related to ground leases;

contracted services, such as janitorial, engineering, and landscaping; property taxes and insurance; and

property-level salaries. General and administrative expenses consist primarily of accounting and

corporate compensation, corporate insurance, professional fees, rent, and supplies that are incurred as

part of corporate office management. We calculate operating margin as net operating income divided by

total revenues.

We believe that, to facilitate investors’ clear understanding of our operating results, net

operating income should be examined in conjunction with net income or loss as presented in our

consolidated statements of operations. Net operating income should not be considered as an alternative

to net income or loss as an indication of our performance, nor as an alternative to cash flows as a

measure of our liquidity or our ability to make distributions.

We are not able to forecast the net income of future periods without unreasonable effort, and

therefore do not provide a reconciliation for net operating income on a forward-looking basis. This is due

to the inherent difficulty of forecasting the timing and/or amount of items that depend on market

conditions outside of our control, including the timing of dispositions, capital events, and financing

decisions, as well as components such as gain on sales of real estate, unrealized gains or losses on

non-real estate investments, impairments of real estate, impairments of non-real estate investments,

and changes in provision for expected credit losses on financial instruments. Our attempt to predict

these amounts may produce significant but inaccurate estimates, which would potentially be misleading

for our investors.

Operating statistics

We present certain operating statistics related to our properties, including number of

properties, RSF, occupancy percentage, leasing activity, and contractual lease expirations as of the end

of the period. We believe these measures are useful to investors because they facilitate an

understanding of certain trends for our properties. We compute the number of properties, RSF,

occupancy percentage, leasing activity, and contractual lease expirations at 100%, excluding RSF at

properties classified as held for sale, for all properties in which we have an investment, including

properties owned by our consolidated and unconsolidated real estate joint ventures. For operating

metrics based on annual rental revenue, refer to the definition of annual rental revenue herein.

Same property comparisons

As a result of changes within our total property portfolio during the comparative periods

presented, including changes from assets acquired or sold, properties placed into development or

redevelopment, and development or redevelopment properties recently placed into service, the

consolidated total income from rentals, as well as rental operating expenses in our operating results, can

show significant changes from period to period. In order to supplement an evaluation of our results of

operations over a given quarterly or annual period, we analyze the operating performance for all

consolidated properties that were fully operating for the entirety of the comparative periods presented,

referred to as same properties. We separately present quarterly and year-to-date same property results

to align with the interim financial information required by the SEC in our management’s discussion and

analysis of our financial condition and results of operations. These same properties are analyzed

separately from properties acquired subsequent to the first day in the earliest comparable quarterly or

year-to-date period presented, properties that underwent development or redevelopment at any time

during the comparative periods, unconsolidated real estate joint ventures, properties classified as held

for sale, and corporate entities (legal entities performing general and administrative functions), which are

excluded from same property results. Additionally, termination fees, if any, are excluded from the results

of same properties.

Space Intentionally Blank

Definitions and Reconciliations (continued)

March 31, 2026

Same property comparisons (continued)

The following table reconciles the number of same properties to total properties for the three

months ended March 31, 2026:

Development and redevelopment – under construction

Properties

99 Coolidge Avenue

1450 Owens Street

421 Park Drive

4135 Campus Point Court

701 Dexter Avenue North

10200 Campus Point Drive

40, 50, and 60 Sylvan Road

269 East Grand Avenue

8800 Technology Forest Place

311 Arsenal Street

3000 Minuteman Road

Development – placed into service after January 1, 2025

230 Harriet Tubman Way

500 North Beacon Street and 4 Kingsbury Avenue

10935, 10945, and 10955 Alexandria Way

10075 Barnes Canyon Road

Acquisitions after January 1, 2025

Other

Unconsolidated real estate JVs

Properties held for sale

Total properties excluded from same properties

Same properties

294

Total properties in North America as of March 31, 2026

339

Stabilized occupancy date

The stabilized occupancy date represents the estimated date on which a development or

redevelopment project is expected to reach occupancy of 95% or greater.

Tenant collections

Tenant collections represent the percentage of recognized rental income billed during the

respective quarter that has been collected as of the date of this report. Rental income from tenants for

whom collection is considered not probable is recognized only upon receipt of cash and, accordingly, is

included in this calculation only to the extent recognized and collected.

Tenant recoveries

Tenant recoveries represent revenues comprising reimbursement of real estate taxes,

insurance, utilities, repairs and maintenance, common area expenses, and other operating expenses

and earned in the period during which the applicable expenses are incurred and the tenant’s obligation

to reimburse us arises.

We classify rental revenues and tenant recoveries generated through the leasing of real

estate assets within revenues in income from rentals in our consolidated statements of operations. We

provide investors with a separate presentation of rental revenues and tenant recoveries in “Same

property performance” in this Supplemental Information because we believe it promotes investors’

understanding of our operating results. We believe that the presentation of tenant recoveries is useful to

investors as a supplemental measure of our ability to recover operating expenses under our triple net

leases, including recoveries of utilities, repairs and maintenance, insurance, property taxes, common

area expenses, and other operating expenses, and of our ability to mitigate the effect to net income for

any significant variability to components of our operating expenses.

The following table reconciles income from rentals to tenant recoveries:

Three Months Ended

(In thousands)

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Income from rentals

$653,013

$728,872

$735,849

$737,279

$743,175

Rental revenues

(474,786)

(538,330)

(541,070)

(553,377)

(552,112)

Tenant recoveries

$178,227

$190,542

$194,779

$183,902

$191,063

Total equity capitalization

Total equity capitalization is equal to the outstanding shares of common stock multiplied by the

closing price on the last trading day at the end of each period presented.

Total market capitalization

Total market capitalization is equal to the sum of total equity capitalization and total debt.

Definitions and Reconciliations (continued)

March 31, 2026

Unencumbered net operating income as a percentage of total net operating income

Unencumbered net operating income as a percentage of total net operating income is a non-

GAAP financial measure that we believe is useful to investors as a performance measure of the results

of operations of our unencumbered real estate assets as it reflects those income and expense items that

are incurred at the unencumbered property level. Unencumbered net operating income is derived from

assets classified in continuing operations, which are not subject to any mortgage, deed of trust, lien, or

other security interest, as of the period for which income is presented.

The following table summarizes unencumbered net operating income as a percentage of total

net operating income:

Three Months Ended

(Dollars in thousands)

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Unencumbered net operating income

$446,880

$521,871

$512,710

$535,766

$530,691

Encumbered net operating income

—

1,841

1,072

Total net operating income

$446,880

$521,871

$512,710

$537,607

$531,763

Unencumbered net operating income as a

percentage of total net operating income

100.0%

99.7%

99.8%

Weighted-average interest rate for capitalization of interest

The weighted-average interest rate required for calculating capitalization of interest pursuant

to GAAP represents a weighted-average rate as of the end of the applicable period, based on the rates

applicable to borrowings outstanding during the period, including expense/income related to interest rate

hedge agreements, amortization of loan fees, amortization of debt premiums (discounts), and other bank

fees. A separate calculation is performed to determine our weighted-average interest rate for

capitalization for each month. The rate will vary each month due to changes in variable interest rates,

outstanding debt balances, the proportion of variable-rate debt to fixed-rate debt, the amount and terms

of interest rate hedge agreements, and the amount of loan fee and premium (discount) amortization.

Space Intentionally Blank

Weighted-average shares of common stock outstanding – diluted

From time to time, we enter into capital market transactions, including forward equity sales

agreements (“Forward Agreements”), to fund acquisitions, to fund construction of our development and

redevelopment projects, and for general working capital purposes. While the Forward Agreements are

outstanding, we are required to consider the potential dilutive effect of our Forward Agreements under

the treasury stock method. Under this method, we also include the dilutive effect of unvested restricted

stock awards (“RSAs”) with forfeitable dividends in the calculation of diluted shares.

The weighted-average shares of common stock outstanding used in calculating EPS – diluted,

FFO per share – diluted, and FFO per share – diluted, as adjusted, during each period are calculated as

follows. Also shown are the weighted-average unvested shares associated with unvested RSAs with

nonforfeitable dividends used in calculating amounts allocable to these awards pursuant to the two-class

method for each of the respective periods presented below.

Three Months Ended

(In thousands)

3/31/26

12/31/25

9/30/25

6/30/25

3/31/25

Basic shares for earnings per share

170,598

170,394

170,181

170,135

170,522

Unvested RSAs with forfeitable dividends

269

—

Diluted shares for earnings per share

170,867

170,394

170,181

170,135

170,522

Basic shares for funds from operations per share and

funds from operations per share, as adjusted

170,598

170,394

170,181

170,135

170,522

Unvested RSAs with forfeitable dividends

269

110

124

Diluted shares for funds from operations per share and

funds from operations per share, as adjusted

170,867

170,504

170,305

170,192

170,599

Weighted-average unvested RSAs with nonforfeitable

dividends used in calculating the allocations of net

income, funds from operations, and funds from

operations, as adjusted

1,340

1,570

1,917

1,998

2,053

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