Form 8-K

8-K — Urban Edge Properties

Accession: 0001611547-26-000058

Filed: 2026-08-06

Period: 2026-08-06

CIK: 0001611547

SIC: 6500 (REAL ESTATE)

Item: Results of Operations and Financial Condition

Item: Regulation FD Disclosure

Item: Financial Statements and Exhibits

Documents

8-K — ue-20260806.htm (Primary)

EX-99.1 (exhibit991-earningsrelease.htm)

EX-99.2 (exhibit992-supplementaldis.htm)

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8-K

8-K (Primary)

Filename: ue-20260806.htm · Sequence: 1

ue-20260806

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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):

August 6, 2026

URBAN EDGE PROPERTIES

URBAN EDGE PROPERTIES LP

(Exact name of Registrant as specified in its charter)

Maryland (Urban Edge Properties) 001-36523 (Urban Edge Properties) 47-6311266

Delaware (Urban Edge Properties LP) 333-212951-01 (Urban Edge Properties LP) 36-4791544

(State or other jurisdiction of incorporation or organization) (Commission File Number) (I.R.S. Employer Identification Number)

12 East 49th Street,

New York NY 10017

(Address of Principal Executive offices) (Zip Code)

Registrant’s telephone number including area code: (212) 956-0082

Former name or former address, if changed since last report: N/A

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 (see General Instructions A.2.):

☐ 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:

Urban Edge Properties

Title of class of registered securities Trading symbol Name of exchange on which registered

Common shares of beneficial interest, par value $0.01 per share UE The New York Stock Exchange

Urban Edge Properties LP

Title of class of registered securities Trading symbol Name of exchange on which registered

None N/A N/A

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).

Urban Edge Properties - Emerging growth company ☐ Urban Edge Properties LP - 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.

Urban Edge Properties o Urban Edge Properties LP o

This Current Report on Form 8-K is filed by Urban Edge Properties, a Maryland real estate investment trust (the “Company”), and Urban Edge Properties LP, a Delaware limited partnership through which the Company conducts substantially all of its operations (the "Operating Partnership"). The Company is the sole general partner of the Operating Partnership.

Item 2.02 Results of Operations and Financial Condition.

On August 6, 2026, the Company announced its financial results for the three and six months ended June 30, 2026. Copies of the Company's Earnings Press Release and Supplemental Disclosure Package are furnished as Exhibits 99.1 and 99.2, respectively, to this Current Report on Form 8-K. The information contained in this Current Report on Form 8-K, including Exhibits 99.1 and 99.2 attached hereto, 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 Section 18, nor shall it be deemed incorporated by reference into any filing of the Company or the Operating Partnership under the Securities Act of 1933, as amended (the “Securities Act”), or the Exchange Act, except as expressly set forth by specific reference in such filing.

Item 7.01 Regulation FD Disclosure.

On August 6, 2026, the Company announced its financial results for the three and six months ended June 30, 2026 and made available on its website the Earnings Press Release and Supplemental Disclosure Package described in Item 2.02 above. The information contained in this Current Report on Form 8-K, including Exhibits 99.1 and 99.2 attached hereto, is being "furnished" and shall not be deemed "filed" for purposes of Section 18 of the Exchange Act, or otherwise subject to the liabilities of Section 18, nor shall it be deemed incorporated by reference into any filing of the Company or the Operating Partnership under the Securities Act or the Exchange Act, except as expressly set forth by specific reference in such filing.

Item 9.01 Financial Statements and Exhibits.

(d) Exhibits:

99.1

Earnings Press Release of Urban Edge Properties dated August 6, 2026

99.2

Supplemental Disclosure Package of Urban Edge Properties as of June 30, 2026

104 Cover Page Interactive Data File (the cover page tags are embedded within the Inline XBRL document)

SIGNATURE

Pursuant to the requirements of the Exchange Act, the registrants have duly caused this report to be signed on their behalf by the undersigned hereunto duly authorized.

URBAN EDGE PROPERTIES

Date: August 6, 2026

By: /s/ Mark Langer

Mark Langer, Executive Vice President and Chief Financial Officer

URBAN EDGE PROPERTIES LP

By: Urban Edge Properties, General Partner

Date: August 6, 2026

By: /s/ Mark Langer

Mark Langer, Executive Vice President and Chief Financial Officer

EX-99.1

Filename: exhibit991-earningsrelease.htm · Sequence: 2

Document

Exhibit 99.1

Urban Edge Properties For additional information:

12 East 49th Street

Mark Langer, EVP and

New York, NY 10017 Chief Financial Officer

212-956-0082

FOR IMMEDIATE RELEASE:

Urban Edge Properties Reports Second Quarter 2026 Results

-- Raises Outlook for Full-Year 2026 FFO as Adjusted --

-- Declares Quarterly Common Dividend of $0.21 per Share --

NEW YORK, NY, August 6, 2026 - Urban Edge Properties (NYSE: UE) (the "Company") today announced its results for the quarter ended June 30, 2026 and updated its outlook for full-year 2026.

"Urban Edge delivered another excellent quarter, highlighted by record FFO as Adjusted of $0.40 per share and continued momentum across our portfolio,” said Jeff Olson, Chairman and CEO. “Capital recycling remains a top priority. We recently acquired The Shops at West Falls Church in Falls Church, VA, and a leasehold interest at Shoppers World in Framingham, MA, together totaling $51.1 million. We're also under contract to sell a Kohl's-anchored center in Morris Plains, NJ for $60.5 million."

"Given our better-than-expected results, we raised full-year FFO as Adjusted guidance by $0.02 per share. With $22 million of signed leases that have not yet rent commenced, double-digit redevelopment yields, and sustained tenant demand across our centers, we're well positioned to continue delivering durable, visible growth."

Financial Results(1)(2)

(in thousands, except per share amounts) 2Q26 2Q25 YTD 2026 YTD 2025

Net income attributable to common shareholders $ 17,922 $ 57,978 $ 40,567 $ 66,176

Net income per diluted share 0.14 0.46 0.32 0.53

Funds from Operations ("FFO") 53,395 43,779 109,052 89,237

FFO per diluted share 0.41 0.34 0.83 0.68

FFO as Adjusted 52,267 47,252 99,836 93,173

FFO as Adjusted per diluted share 0.40 0.36 0.76 0.71

The decreases in net income for the three and six months ended June 30, 2026 were primarily driven by a $49.5 million, or $0.39 per diluted share, gain on sale of real estate related to three properties divested in the second quarter of 2025. The increases in FFO and FFO as Adjusted for the three and six months ended June 30, 2026 were driven by rent commencements on new leases, higher net recovery revenue, lease termination income, and growth from accretive capital recycling. FFO for the six months ended June 30, 2026 also benefited from $8.4 million, or $0.06 per diluted share, of non-recurring reimbursements received during the first quarter of 2026 pertaining to previously incurred environmental remediation costs.

Same-Property Operating Results Compared to the Prior Year Period(1)(3)

2Q26 YTD 2026

Same-property Net Operating Income ("NOI") growth 3.2 % 2.8 %

Same-property NOI growth, including properties in redevelopment 3.2 % 3.0 %

Increases in same-property NOI metrics for the three and six months ended June 30, 2026 were driven by rent commencements on new leases from our signed but not open pipeline. The increase for the three months ended June 30, 2026 also benefited from out-of-period collections on past due rents.

Leasing and Occupancy Results(1)

•Consolidated portfolio leased occupancy was 96.6%, an increase of 10 basis points compared to June 30, 2025 and 20 basis points compared to March 31, 2026.

•The Company reported same-property portfolio leased occupancy of 96.3%, a decrease of 40 basis points compared to June 30, 2025 and 10 basis points compared to March 31, 2026.

•The Company executed 26 new leases, renewals and options totaling 199,000 sf during the quarter. New leases totaled 120,000 sf, of which 90,000 sf was on a same-space basis and generated an average cash spread of 12.8%. New leases, renewals and options totaled 169,000 sf on a same-space basis and generated an average cash spread of 10.7%.

•As of June 30, 2026, signed leases that have not yet rent commenced are expected to generate an additional $22.0 million of future annual gross rent, representing approximately 7% of current annualized NOI. Approximately $1.7 million of this amount is expected to be recognized in the remainder of 2026.

Acquisition and Disposition Activity

On July 17, 2026, the Company acquired The Shops at West Falls Church for a gross purchase price of $40.4 million. The 85,000 sf shopping center is located in Falls Church, VA and sits within a densely populated and affluent submarket of Washington, D.C. with average annual household income of approximately $200,000 within a three-mile radius. The center is anchored by a grocer and provides visible growth potential through lease-up, contractual annual rent increases, and mark-to-market opportunities on expiring leases.

On May 21, 2026, the Company entered into a purchase and sale agreement with the ground lessor of certain ground leased premises at Shoppers World in Framingham, MA, to acquire the ground lease for $10.7 million, allowing the Company to take over as lessor for the underlying tenant. The transaction closed on June 25, 2026.

The Company is currently under contract to sell Briarcliff Commons, located in Morris Plains, NJ, for a gross sales price of $60.5 million which is expected to close later this month.

Development and Redevelopment

During the quarter, the Company commenced two redevelopment projects with estimated aggregate costs of $6.7 million and stabilized one project totaling $12.7 million with the rent commencement of Burlington at Hudson Mall. The completed projects over the last 12 months total $32.6 million of investment with a blended yield of 25%.

As of June 30, 2026, the Company has $155.0 million of active development and redevelopment projects underway, with estimated remaining costs to complete of $66.7 million. The active development and redevelopment projects are expected to generate an approximate 12% yield.

Balance Sheet and Liquidity(1)(4)(5)

Balance sheet highlights as of June 30, 2026 include:

•Total liquidity of approximately $957 million, consisting of $82 million of cash on hand and $875 million available under the Company's $950 million of unsecured credit facilities, including undrawn letters of credit.

•Mortgages payable of $1.64 billion, with a weighted average term to maturity of 3.3 years, all of which are fixed rate or hedged.

•$55 million drawn on our $700 million unsecured line of credit that matures on June 28, 2030, with two six-month extension options.

•No borrowings on our $250 million of delayed-draw term loans.

•Total market capitalization of approximately $4.75 billion, comprised of 133.5 million fully-diluted common shares valued at $3.05 billion and $1.70 billion of debt.

•Net debt to total market capitalization of 34%.

2026 Outlook

Based on results for the first half of the year, the Company has raised its 2026 full-year guidance ranges for net income, FFO, and FFO as Adjusted, estimating net income of $0.57 to $0.61 per diluted share, net income attributable to common shareholders of $0.55 to $0.58 per diluted share, FFO of $1.57 to $1.60 per diluted share, and FFO as Adjusted of $1.50 to $1.54 per diluted share. The updated range for FFO as Adjusted now implies a midpoint of $1.52 per diluted share, an increase of $0.02 from the previous midpoint of $1.50 per diluted share. A reconciliation of the range of estimated earnings, FFO and FFO as Adjusted, the assumptions used in our guidance, and a reconciliation bridging 2025 FFO per diluted share to the 2026 estimates can be found on pages 4 and 5 of this release.

Dividend

On August 6, 2026, the Board of Trustees declared a regular quarterly dividend of $0.21 per common share. The dividend will be payable on September 30, 2026 to common shareholders of record on September 15, 2026.

Corporate Responsibility

On June 23, 2026, the Company published its 2025 Corporate Responsibility Report. The report can be found on the Corporate Responsibility page of the Company's website. Notable achievements highlighted in the report include:

•Achieved a 41% reduction in scope 1 and scope 2 greenhouse gas emissions as compared to a 2015 base year and remain on track towards our goal of a 50% reduction by 2030.

•Reduced water consumption at landlord-controlled properties by 35% as compared to 2021.

•Recycled over 7,400 metric tons of materials in 2025, representing a 37% waste diversion rate.

Earnings Conference Call Information

The Company will host an earnings conference call and audio webcast on August 6, 2026 at 5:00 PM ET. All interested parties can access the earnings call by dialing 1-833-309-3473 (Toll Free) or 1-785-838-9251 (Toll/International) using conference ID "URBAN" (87226). The call will also be webcast and available in listen-only mode on the investors page of our website: www.uedge.com. A replay will be available at the webcast link on the investors page for one year following the conclusion of the call. A telephonic replay of the call will also be available starting August 6, 2026 at 8:00 PM ET through August 20, 2026 at 11:59 PM ET by dialing 1-844-512-2921 (Toll Free) or 1-412-317-6671 (Toll/International) using conference ID 11162144.

(1) Refer to "Non-GAAP Financial Measures" on page 6 and "Operating Metrics" on page 7 for definitions and additional details. Reported consolidated occupancy excludes the impact of Sunrise Mall. Including Sunrise Mall, consolidated portfolio leased occupancy was 96.5% at June 30, 2026.

(2) Refer to page 11 for a reconciliation of net income to FFO and FFO as Adjusted for the three and six months ended June 30, 2026.

(3) Refer to page 12 for a reconciliation of net income to NOI and Same-Property NOI for the three and six months ended June 30, 2026.

(4) Net debt as of June 30, 2026 is calculated as total consolidated debt of $1.7 billion less total cash and cash equivalents, including restricted cash, of $82 million. Total consolidated debt and mortgages payable excludes unamortized debt issuance costs of $11.9 million and our $30.0 million mortgage secured by our property in Morris Plains, NJ which is classified as held for sale as of June 30, 2026. Including the $30.0 million mortgage secured by our property in Morris Plains, NJ, weighted average term to maturity of mortgages payable is 3.4 years.

(5) Availability under our unsecured credit facilities is net of letters of credit issued under the unsecured line of credit. The Company obtained seven letters of credit aggregating $20.5 million which have reduced the available balance commensurate with their face values but remain undrawn and no separate liability has been recorded.

2026 Earnings Guidance

The Company has raised its 2026 full-year guidance ranges for net income, FFO, and FFO as Adjusted, estimating net income of $0.57 to $0.61 per diluted share, net income attributable to common shareholders of $0.55 to $0.58 per diluted share, FFO of $1.57 to $1.60 per diluted share, and FFO as Adjusted of $1.50 to $1.54 per diluted share. Below is a summary of the Company's 2026 outlook, assumptions used in its forecasting, and a reconciliation of the range of estimated earnings, FFO, and FFO as Adjusted per diluted share.

Previous Guidance Revised Guidance

Net income per diluted share

$0.56 - $0.60

$0.57 - $0.61

Net income attributable to common shareholders per diluted share

$0.54 - $0.58

$0.55 - $0.58

FFO per diluted share

$1.54 - $1.58

$1.57 - $1.60

FFO as Adjusted per diluted share

$1.48 - $1.52

$1.50 - $1.54

The Company's revised 2026 full-year outlook is based on the following assumptions:

•Same-property NOI growth, including properties in redevelopment, of 3.25% to 3.75%, reflecting an increase from our previous assumption of 3.00% to 3.75%.

•Recurring G&A expenses ranging from $34.5 million to $36.5 million, unchanged from our previous assumption.

•Interest and debt expense ranging from $78.0 million to $79.0 million, unchanged from our previous assumption.

•Acquisitions of $95 million, reflecting activity completed year-to-date, and dispositions of $60.5 million reflecting properties currently under contract.

•Excludes items that impact FFO comparability, including gains and/or losses on extinguishment of debt, transaction, severance, litigation, and other one-time items outside of the ordinary course of business.

Guidance 2026E

Per Diluted Share(1)

(in thousands, except per share amounts) Low High Low High

Net income $ 75,600 $ 80,000 $ 0.57 $ 0.61

Less net (income) loss attributable to noncontrolling interests in:

Operating partnership (3,900) (4,100) (0.03) (0.03)

Consolidated subsidiaries 900 900 0.01 0.01

Net income attributable to common shareholders 72,600 76,800 0.55 0.58

Adjustments:

Rental property depreciation and amortization 130,000 130,000 0.99 0.99

Limited partnership interests in operating partnership 3,900 4,100 0.03 0.03

FFO Applicable to diluted common shareholders 206,500 210,900 1.57 1.60

Adjustments to FFO:

Transaction, severance, litigation expenses and other, net (7,700) (7,700) (0.06) (0.06)

Loss on extinguishment of debt 200 200 — —

Non-cash adjustments(2)

(1,400) (1,400) (0.01) (0.01)

FFO as Adjusted applicable to diluted common shareholders $ 197,600 $ 202,000 $ 1.50 $ 1.54

(1) Amounts may not foot due to rounding.

(2) Includes the acceleration and write-off of lease intangibles related to tenant terminations and bankruptcies for the six months ended June 30, 2026.

The following table is a reconciliation bridging 2025 FFO per diluted share to the Company's estimated 2026 FFO per diluted share:

Per Diluted Share(1)

Low High

2025 FFO applicable to diluted common shareholders $ 1.43 $ 1.43

2025 Items impacting FFO comparability(2)

0.01 0.01

2026 Items impacting FFO comparability(2)

0.07 0.07

Same-property NOI growth, including redevelopment 0.07 0.08

Acquisitions net of dispositions NOI growth 0.02 0.02

Interest and debt expense (0.01) —

Recurring general and administrative (0.01) —

Straight-line rent and non-cash items (0.01) —

Lease termination and other income 0.01 0.01

2026 FFO applicable to diluted common shareholders $ 1.57 $ 1.60

(1) Amounts may not foot due to rounding.

(2) Includes adjustments to FFO for fiscal year 2025 and expected adjustments for fiscal year 2026 which impact comparability. See "Reconciliation of net income to FFO and FFO as Adjusted" on page 11 for actual adjustments year-to-date and our fourth quarter 2025 Supplemental Disclosure Package for 2025 adjustments.

The Company is providing a projection of anticipated net income solely to satisfy the disclosure requirements of the Securities and Exchange Commission ("SEC"). The Company's projections are based on management's current beliefs and assumptions about the Company's business, and the industry and the markets in which it operates; there are known and unknown risks and uncertainties associated with these projections. There can be no assurance that actual results will not differ from the guidance set forth above. The Company assumes no obligation to update publicly any forward-looking statements, including its 2026 earnings guidance, whether as a result of new information, future events or otherwise. Please refer to the “Forward-Looking Statements” disclosures on page 8 of this document and “Risk Factors” disclosed in the Company's annual and quarterly reports filed with the SEC for more information.

Non-GAAP Financial Measures

The Company uses certain non-GAAP performance measures, in addition to the primary GAAP presentations, as we believe these measures improve the understanding of the Company's operational results. We continually evaluate the usefulness, relevance, limitations, and calculation of our reported non-GAAP performance measures to determine how best to provide relevant information to the investing public, and thus such reported measures are subject to change. The Company's non-GAAP performance measures have limitations as they do not include all items of income and expense that affect operations, and accordingly, should always be considered as supplemental financial results. Additionally, the Company's computation of non-GAAP metrics may not be comparable to similarly titled non-GAAP metrics reported by other real estate investment trusts ("REITs") or real estate companies that define these metrics differently and, as a result, it is important to understand the manner in which the Company defines and calculates each of its non-GAAP metrics. The following non-GAAP measures are commonly used by the Company and investing public to understand and evaluate our operating results and performance:

•FFO: The Company believes FFO is a useful, supplemental measure of its operating performance that is a recognized metric used extensively by the real estate industry and, in particular REITs. FFO, as defined by the National Association of Real Estate Investment Trusts ("Nareit") and the Company, is net income (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable real estate and land when connected to the main business of a REIT, impairments on depreciable real estate or land related to a REIT's main business, earnings from consolidated partially owned entities and rental property depreciation and amortization expense. The Company believes that financial analysts, investors and shareholders are better served by the presentation of comparable period operating results generated from FFO primarily because it excludes the assumption that the value of real estate assets diminishes predictably. FFO does not represent cash flows from operating activities in accordance with GAAP, should not be considered an alternative to net income as an indication of our performance, and is not indicative of cash flow as a measure of liquidity or our ability to make cash distributions.

•FFO as Adjusted: The Company provides disclosure of FFO as Adjusted because it believes it is a useful supplemental measure of its core operating performance that facilitates comparability of historical financial periods. FFO as Adjusted is calculated by making certain adjustments to FFO to account for items the Company does not believe are representative of ongoing core operating results, including non-comparable revenues and expenses. The Company's method of calculating FFO as Adjusted may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.

•NOI: The Company uses NOI internally to make investment and capital allocation decisions and to compare the unlevered performance of our properties to our peers. The Company believes NOI is useful to investors as a performance measure because, when compared across periods, NOI reflects the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition and disposition activity on an unleveraged basis, providing perspective not immediately apparent from net income. The Company calculates NOI using net income as defined by GAAP reflecting only those income and expense items that are incurred at the property level and through the Company's captive insurance program, adjusted for non-cash rental income and expense, impairments on depreciable real estate or land, and income or expenses that we do not believe are representative of ongoing operating results, if any. In addition, the Company uses NOI margin, calculated as NOI divided by total property revenue, which the Company believes is useful to investors for similar reasons.

•Same-property NOI: The Company provides disclosure of NOI on a same-property basis, which includes the results of properties that were owned and operated for the entirety of the reporting periods being compared, which total 65 properties for the three and six months ended June 30, 2026 and 2025. Information provided on a same-property basis excludes properties under development, redevelopment or that involve anchor repositioning where a substantial portion of the gross leasable area ("GLA") is taken out of service and also excludes properties acquired, sold, held for sale, or that are in the foreclosure process during the periods being compared, and results of our captive insurance program. As such, same-property NOI assists in eliminating disparities in net income due to the development, redevelopment, acquisition, disposition, or foreclosure of properties and results of our captive insurance program during the periods presented, and thus provides a more consistent performance measure for the comparison of the operating performance of the Company's properties. While there is judgment surrounding changes in designations, a property is removed from the same-property pool when it is designated as a redevelopment property because it is undergoing significant renovation or retenanting pursuant to a formal plan that is expected to have a significant impact on its operating income. A development or redevelopment property is moved back to the same-property pool once a substantial portion of the NOI growth expected from the development or redevelopment is reflected in both the current and comparable prior year period, generally one year after at least 80% of the expected NOI from the project is realized on a cash basis. Acquisitions are moved into the same-property pool once we have owned the property for the entirety of the comparable periods and the property is not under significant development or redevelopment. The Company has also provided disclosure of NOI on a same-property basis adjusted to include redevelopment properties. Same-property NOI may include

other adjustments as detailed in the Reconciliation of Net Income to NOI and Same-Property NOI included in the tables accompanying this press release.

•EBITDAre and Adjusted EBITDAre: EBITDAre and Adjusted EBITDAre are supplemental, non-GAAP measures utilized by us in various financial ratios. The White Paper on EBITDAre, approved by Nareit's Board of Governors in September 2017, defines EBITDAre as net income (computed in accordance with GAAP), adjusted for interest expense, income tax (benefit) expense, depreciation and amortization, losses and gains on the disposition of depreciated property, impairment write-downs of depreciated property and investments in unconsolidated joint ventures, and adjustments to reflect the entity's share of EBITDAre of unconsolidated joint ventures. EBITDAre and Adjusted EBITDAre are presented to assist investors in the evaluation of REITs, as a measure of the Company's operational performance as they exclude various items that do not relate to or are not indicative of our operating performance and because they approximate key performance measures in our debt covenants. Accordingly, the Company believes that the use of EBITDAre and Adjusted EBITDAre, as opposed to income before income taxes, in various ratios provides meaningful performance measures related to the Company's ability to meet various coverage tests for the stated periods. Adjusted EBITDAre may include other adjustments not indicative of operating results as detailed in the Reconciliation of Net Income to EBITDAre and Adjusted EBITDAre included in the tables accompanying this press release. The Company also presents the ratio of net debt (net of cash) to annualized Adjusted EBITDAre as of June 30, 2026, and net debt (net of cash) to total market capitalization, which it believes is useful to investors as a supplemental measure in evaluating the Company's balance sheet leverage.

The Company believes net income is the most directly comparable GAAP financial measure to the non-GAAP performance measures outlined above. Reconciliations of these measures to net income have been provided in the tables accompanying this press release.

Operating Metrics

The Company presents certain operating metrics related to our properties, including occupancy, leasing activity and rental rates. Operating metrics used by the Company are useful to investors in facilitating an understanding of the operational performance for our properties.

Recovery ratios represent the percentage of operating expenses recuperated through tenant reimbursements. This metric is presented on a same-property and same-property including redevelopment basis and is calculated by dividing tenant expense reimbursements (adjusted to exclude any ancillary income) by the sum of real estate taxes and property operating expenses.

Occupancy metrics represent the percentage of occupied gross leasable area based on executed leases (including properties in development and redevelopment) and include leases signed, but for which rent has not yet commenced. Same-property portfolio leased occupancy includes properties that have been owned and operated for the entirety of the reporting periods being compared, which total 65 properties for the three and six months ended June 30, 2026 and 2025. Occupancy metrics presented for the Company's same-property portfolio exclude properties under development, redevelopment or that involve anchor repositioning where a substantial portion of the gross leasable area is taken out of service and also excludes properties acquired within the past 12 months, properties sold or held for sale, and properties that are in the foreclosure process during the periods being compared.

Executed new leases, renewals and exercised options are presented on a same-space basis. Same-space leases represent those leases signed on spaces for which there was a previous lease.

The Company occasionally provides disclosures by tenant categories which include anchors, shops and industrial/self-storage. Anchors and shops are further broken down by local, regional and national tenants. We define anchor tenants as those who have a leased area of >10,000 sf. Local tenants are defined as those with less than five locations. Regional tenants are those with five or more locations in a single region. National tenants are defined as those with five or more locations and that operate in two or more regions.

ADDITIONAL INFORMATION

For a copy of the Company’s supplemental disclosure package, please access the "Investors" section of our website at www.uedge.com. Our website also includes other financial information, including our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and any amendments to those reports.

The Company uses, and intends to continue to use, the “Investors” page of its website, which can be found at www.uedge.com, as a means of disclosing material nonpublic information and of complying with its disclosure obligations under Regulation FD, including, without limitation, through the posting of investor presentations that may include material nonpublic information. Accordingly, investors should monitor the “Investors” page, in addition to following the Company's press releases, SEC filings, public conference calls, presentations and webcasts. The information contained on, or that may be accessed through, our website is not incorporated by reference into, and is not a part of, this document.

ABOUT URBAN EDGE

Urban Edge Properties is a NYSE listed real estate investment trust focused on owning, managing, acquiring, developing, and redeveloping retail real estate in urban communities, primarily in the Washington, D.C. to Boston corridor. Urban Edge owns 75 properties totaling 16.2 million square feet of gross leasable area.

FORWARD-LOOKING STATEMENTS

Certain statements contained herein constitute forward-looking statements as such term is defined in Section 27A of the Securities Act of 1933, as amended (the "Securities Act"), and Section 21E of the Securities Exchange Act of 1934, as amended (the "Exchange Act"). Forward-looking statements are not guarantees of future performance. They represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Our future results, financial condition, business and targeted occupancy may differ materially from those expressed in these forward-looking statements. You can identify many of these statements by words such as “approximates,” “believes,” “expects,” “anticipates,” “estimates,” “intends,” “plans,” “would,” “may” or other similar expressions in this press release. Many of the factors that will determine the outcome of forward-looking statements are beyond our ability to control or predict and include, among others: (i) macroeconomic conditions, including geopolitical conditions and instability, and international trade disputes, including any related tariffs, which may lead to rising inflation, adverse impacts to supply chains, and disruption of, or lack of access to, the capital markets, as well as potential volatility in the Company’s share price; (ii) the economic, political and social impact of, and uncertainty relating to, epidemics and pandemics; (iii) the loss or bankruptcy of major tenants; (iv) the ability and willingness of the Company’s tenants to renew their leases with the Company upon expiration and the Company’s ability to re-lease its properties on the same or better terms, or at all, in the event of non-renewal or in the event the Company exercises its right to replace an existing tenant; (v) the impact of e-commerce on our tenants’ business; (vi) the Company’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate diversifying acquisitions and investments; (vii) changes in general economic conditions or economic conditions in the markets in which the Company competes, and their effect on the Company’s revenues, earnings and funding sources, and on those of its tenants; (viii) increases in the Company’s borrowing costs as a result of changes in interest rates, rising inflation, and other factors; (ix) the Company’s ability to pay down, refinance, hedge, restructure or extend its indebtedness as it becomes due and potential limitations on the Company’s ability to borrow funds under its existing credit facility as a result of covenants relating to the Company’s financial results; (x) potentially higher costs associated with the Company’s development, redevelopment and anchor repositioning projects, and the Company’s ability to lease the properties at projected rates; (xi) the Company’s liability for environmental matters; (xii) damage to the Company’s properties from catastrophic weather and other natural events, and the physical effects of climate change; (xiii) the Company’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (xiv) information technology security breaches; (xv) the loss of key executives; and (xvi) the accuracy of methodologies and estimates regarding our environmental, social and governance (collectively, our Corporate Responsibility or “CR”) metrics, goals and targets, tenant willingness and ability to collaborate towards reporting CR metrics and meeting CR goals and targets, and the impact of governmental regulation on our CR efforts. For further discussion of factors that could materially affect the outcome of our forward-looking statements, see “Risk Factors” in Part I, Item 1A, of the Company's Annual Report on Form 10-K for the year ended December 31, 2025 and the other documents filed by the Company with the Securities and Exchange Commission (the "SEC").

We claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 for any forward-looking statements included in this press release. You are cautioned not to place undue reliance on forward-looking statements, which speak only as of the date of this press release. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. We do not undertake any obligation to release publicly any revisions to our forward-looking statements to reflect events or circumstances occurring after the date of this press release.

URBAN EDGE PROPERTIES

CONSOLIDATED BALANCE SHEETS

(In thousands, except share and per share amounts)

June 30, December 31,

2026 2025

ASSETS

Real estate, at cost:

Land $ 669,498 $ 669,078

Buildings and improvements 2,861,588 2,835,540

Construction in progress 382,031 327,413

Furniture, fixtures and equipment 14,035 13,059

Total 3,927,152 3,845,090

Accumulated depreciation and amortization (964,931) (935,548)

Real estate, net 2,962,221 2,909,542

Operating lease right-of-use assets 55,618 58,917

Cash and cash equivalents 58,264 48,881

Restricted cash 23,884 29,984

Tenant and other receivables 26,300 26,658

Receivables arising from the straight-lining of rents 62,755 63,842

Identified intangible assets, net of accumulated amortization of $71,193 and $70,514, respectively

85,189 87,591

Deferred leasing costs, net of accumulated amortization of $22,018 and $21,982, respectively

29,430 31,220

Prepaid expenses and other assets 80,727 55,236

Total assets $ 3,384,388 $ 3,311,871

LIABILITIES AND EQUITY

Liabilities:

Mortgages payable, net $ 1,632,980 $ 1,606,774

Unsecured line of credit 55,000 —

Operating lease liabilities 53,172 56,329

Accounts payable, accrued expenses and other liabilities 108,764 97,397

Identified intangible liabilities, net of accumulated amortization of $58,036 and $59,668, respectively

157,096 174,899

Total liabilities 2,007,012 1,935,399

Commitments and contingencies

Shareholders’ equity:

Common shares: $0.01 par value; 500,000,000 shares authorized and 126,224,466 and 125,912,647 shares issued and outstanding, respectively

1,261 1,257

Additional paid-in capital 1,168,529 1,163,939

Accumulated other comprehensive income (loss) 2,136 (703)

Accumulated earnings 112,159 124,566

Noncontrolling interests:

Operating partnership 73,982 69,140

Consolidated subsidiaries 19,309 18,273

Total equity 1,377,376 1,376,472

Total liabilities and equity $ 3,384,388 $ 3,311,871

URBAN EDGE PROPERTIES

CONSOLIDATED STATEMENTS OF INCOME

(In thousands, except per share amounts)

Three Months Ended June 30, Six Months Ended June 30,

2026 2025 2026 2025

REVENUE

Rental revenue $ 122,645 $ 113,912 $ 246,830 $ 232,004

Other income 136 172 8,575 245

Total revenue 122,781 114,084 255,405 232,249

EXPENSES

Depreciation and amortization 35,036 32,602 67,348 69,797

Real estate taxes 16,875 16,582 33,477 32,940

Property operating 19,317 18,874 48,255 42,933

General and administrative 9,680 11,717 18,816 21,248

Lease expense 3,275 3,290 6,448 6,661

Total expenses 84,183 83,065 174,344 173,579

Gain on sale of real estate — 49,462 — 49,462

Interest income 599 667 992 1,274

Interest and debt expense (19,801) (19,537) (38,520) (39,292)

(Loss) gain on extinguishment of debt — (175) (212) 323

Income before income taxes 19,396 61,436 43,321 70,437

Income tax expense (749) (643) (1,127) (1,262)

Net income 18,647 60,793 42,194 69,175

Less net (income) loss attributable to noncontrolling interests in:

Operating partnership (930) (3,058) (2,107) (3,490)

Consolidated subsidiaries 205 243 480 491

Net income attributable to common shareholders $ 17,922 $ 57,978 $ 40,567 $ 66,176

Earnings per common share - Basic: $ 0.14 $ 0.46 $ 0.32 $ 0.53

Earnings per common share - Diluted: $ 0.14 $ 0.46 $ 0.32 $ 0.53

Weighted average shares outstanding - Basic 126,069 125,688 125,975 125,601

Weighted average shares outstanding - Diluted 131,668 125,766 131,304 125,780

Reconciliation of Net Income to FFO and FFO as Adjusted

The following table reflects the reconciliation of net income to FFO and FFO as Adjusted for the three and six months ended June 30, 2026 and 2025. Net income is considered the most directly comparable GAAP measure. Refer to "Non-GAAP Financial Measures" on page 6 for a description of FFO and FFO as Adjusted.

Three Months Ended June 30, Six Months Ended June 30,

(in thousands, except per share amounts) 2026 2025 2026 2025

Net income $ 18,647 $ 60,793 $ 42,194 $ 69,175

Less net (income) loss attributable to noncontrolling interests in:

Consolidated subsidiaries 205 243 480 491

Operating partnership (930) (3,058) (2,107) (3,490)

Net income attributable to common shareholders 17,922 57,978 40,567 66,176

Adjustments:

Rental property depreciation and amortization 34,543 32,205 66,378 69,033

Limited partnership interests in operating partnership 930 3,058 2,107 3,490

Gain on sale of real estate — (49,462) — (49,462)

FFO Applicable to diluted common shareholders 53,395 43,779 109,052 89,237

FFO per diluted common share(1)

0.41 0.34 0.83 0.68

Adjustments to FFO:

Transaction, severance, litigation expenses and other, net(2)

385 3,151 (7,915) 4,175

Non-cash adjustments(3)

(1,448) 155 (1,448) 92

Loss (gain) on extinguishment of debt — 175 212 (323)

Tenant bankruptcy settlement income (65) (8) (65) (8)

FFO as Adjusted applicable to diluted common shareholders $ 52,267 $ 47,252 $ 99,836 $ 93,173

FFO as Adjusted per diluted common share(1)

$ 0.40 $ 0.36 $ 0.76 $ 0.71

Weighted Average diluted common shares(1)

131,668 130,623 131,304 130,476

(1) Weighted average diluted shares used to calculate FFO per share and FFO as Adjusted per share for the three and six months ended June 30, 2025 are higher than the GAAP weighted average diluted shares as a result of the dilutive impact of LTIP and OP units which may be redeemed for our common shares.

(2) Includes $0.3 million of transaction costs and $0.1 million severance expenses for the three months ended June 30, 2026. Includes $8.4 million of non-recurring reimbursements related to environmental remediation costs, partially offset by $0.4 million of transaction costs and $0.1 million of severance expenses for the six months ended June 30, 2026.

(3) Includes the acceleration and write-off of lease intangibles related to high-risk tenants, terminations and bankruptcies, net of reinstatements for tenants moved back to accrual basis accounting.

Reconciliation of Net Income to NOI and Same-Property NOI

The following table reflects the reconciliation of net income to NOI, same-property NOI and same-property NOI including properties in redevelopment for the three and six months ended June 30, 2026 and 2025. Net income is considered the most directly comparable GAAP measure. Refer to "Non-GAAP Financial Measures" on page 6 for a description of NOI and same-property NOI.

Three Months Ended June 30, Six Months Ended June 30,

(in thousands) 2026 2025 2026 2025

Net income $ 18,647 $ 60,793 $ 42,194 $ 69,175

Depreciation and amortization 35,036 32,602 67,348 69,797

Interest and debt expense 19,801 19,537 38,520 39,292

General and administrative expense 9,680 11,717 18,816 21,248

Loss (gain) on extinguishment of debt — 175 212 (323)

Other expense (income) 435 455 (7,631) 922

Income tax expense 749 643 1,127 1,262

Gain on sale of real estate — (49,462) — (49,462)

Interest income (599) (667) (992) (1,274)

Non-cash revenue and expenses (4,776) (2,762) (7,595) (6,034)

NOI 78,973 73,031 151,999 144,603

Adjustments:

Sunrise Mall net operating loss 45 340 524 635

Tenant bankruptcy settlement income and lease termination income (2,315) (8) (2,315) (69)

Non-same property NOI and other(1)

(10,699) (9,386) (20,069) (18,554)

Same-property NOI $ 66,004 $ 63,977 $ 130,139 $ 126,615

NOI related to properties being redeveloped 6,820 6,578 13,403 12,727

Same-property NOI including properties in redevelopment $ 72,824 $ 70,555 $ 143,542 $ 139,342

(1) Non-same property NOI includes NOI related to properties being redeveloped and properties acquired, disposed, held for sale, or that are in the foreclosure process during the periods being compared, and results of the Company's captive insurance program.

Reconciliation of Net Income to EBITDAre and Adjusted EBITDAre

The following table reflects the reconciliation of net income to EBITDAre and Adjusted EBITDAre for the three and six months ended June 30, 2026 and 2025. Net income is considered the most directly comparable GAAP measure. Refer to "Non-GAAP Financial Measures" on page 6 for a description of EBITDAre and Adjusted EBITDAre.

Three Months Ended June 30, Six Months Ended June 30,

(in thousands) 2026 2025 2026 2025

Net income $ 18,647 $ 60,793 $ 42,194 $ 69,175

Depreciation and amortization 35,036 32,602 67,348 69,797

Interest and debt expense 19,801 19,537 38,520 39,292

Income tax expense 749 643 1,127 1,262

Gain on sale of real estate — (49,462) — (49,462)

EBITDAre 74,233 64,113 149,189 130,064

Adjustments for Adjusted EBITDAre:

Transaction, severance, litigation expenses and other, net(1)

385 3,151 (7,915) 4,175

Loss (gain) on extinguishment of debt — 175 212 (323)

Non-cash adjustments(2)

(1,448) 155 (1,448) 92

Tenant bankruptcy settlement income (65) (8) (65) (8)

Adjusted EBITDAre $ 73,105 $ 67,586 $ 139,973 $ 134,000

(1) Includes $0.3 million of transaction costs and $0.1 million severance expenses for the three months ended June 30, 2026. Includes $8.4 million of non-recurring reimbursements related to environmental remediation costs, partially offset by $0.4 million of transaction costs and $0.1 million of severance expenses for the six months ended June 30, 2026.

(2) Includes the acceleration and write-off of lease intangibles related to high-risk tenants, terminations and bankruptcies, net of reinstatements for tenants moved back to accrual basis accounting.

EX-99.2

Filename: exhibit992-supplementaldis.htm · Sequence: 3

Document

Exhibit 99.2

SUPPLEMENTAL DISCLOSURE

PACKAGE

June 30, 2026

Urban Edge Properties

12 East 49th Street, New York, NY 10017

NY Office: 212-956-0082

www.uedge.com

URBAN EDGE PROPERTIES

SUPPLEMENTAL DISCLOSURE

June 30, 2026

(unaudited)

TABLE OF CONTENTS

Page

Press Release

Second Quarter 2026 Earnings Press Release

Overview

Summary Financial Results and Ratios 13

Consolidated Financial Statements

Consolidated Balance Sheets 14

Consolidated Statements of Income 15

Consolidated Statements of Cash Flows 16

Non-GAAP Financial Measures and Supplemental Data

Supplemental Schedule of Net Operating Income 17

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre) 18

Funds from Operations 19

Market Capitalization, Debt Ratios and Liquidity 20

Additional Disclosures 21

Leasing Data

Tenant Concentration - Top Twenty-Five Tenants 22

Leasing Activity 23

Leases Executed but Not Yet Rent Commenced 24

Retail Portfolio Lease Expiration Schedules 25

Property Data

Property Status Report 27

Property Acquisitions and Dispositions 30

Development, Redevelopment and Anchor Repositioning Projects 31

Debt Schedules

Debt Summary 33

Mortgage Debt Summary 34

Debt Maturity Schedule 35

Urban Edge Properties For additional information:

12 East 49th Street

Mark Langer, EVP and

New York, NY 10017 Chief Financial Officer

212-956-0082

FOR IMMEDIATE RELEASE:

Urban Edge Properties Reports Second Quarter 2026 Results

-- Raises Outlook for Full-Year 2026 FFO as Adjusted --

-- Declares Quarterly Common Dividend of $0.21 per Share --

NEW YORK, NY, August 6, 2026 - Urban Edge Properties (NYSE: UE) (the "Company") today announced its results for the quarter ended June 30, 2026 and updated its outlook for full-year 2026.

Financial Results(1)(2)

(in thousands, except per share amounts) 2Q26 2Q25 YTD 2026 YTD 2025

Net income attributable to common shareholders $ 17,922 $ 57,978 $ 40,567 $ 66,176

Net income per diluted share 0.14 0.46 0.32 0.53

Funds from Operations ("FFO") 53,395 43,779 109,052 89,237

FFO per diluted share 0.41 0.34 0.83 0.68

FFO as Adjusted 52,267 47,252 99,836 93,173

FFO as Adjusted per diluted share 0.40 0.36 0.76 0.71

Same-Property Operating Results Compared to the Prior Year Period(1)(3)

2Q26 YTD 2026

Same-property Net Operating Income ("NOI") growth 3.2 % 2.8 %

Same-property NOI growth, including properties in redevelopment 3.2 % 3.0 %

Leasing and Occupancy Results(1)

•Consolidated portfolio leased occupancy was 96.6%, an increase of 10 basis points compared to June 30, 2025 and 20 basis points compared to March 31, 2026.

•The Company reported same-property portfolio leased occupancy of 96.3%, a decrease of 40 basis points compared to June 30, 2025 and 10 basis points compared to March 31, 2026.

Acquisition and Disposition Activity

The Company is currently under contract to sell Briarcliff Commons, located in Morris Plains, NJ, for a gross sales price of $60.5 million which is expected to close later this month.

Development and Redevelopment

Balance Sheet and Liquidity(1)(4)(5)(6)

Balance sheet highlights as of June 30, 2026 include:

•Mortgages payable of $1.64 billion, with a weighted average term to maturity of 3.3 years, all of which are fixed rate or hedged.

•$55 million drawn on our $700 million unsecured line of credit that matures on June 28, 2030, with two six-month extension options.

•No borrowings on our $250 million of delayed-draw term loans.

•Total market capitalization of approximately $4.75 billion, comprised of 133.5 million fully-diluted common shares valued at $3.05 billion and $1.70 billion of debt.

•Net debt to total market capitalization of 34%.

2026 Outlook

Dividend

Corporate Responsibility

•Achieved a 41% reduction in scope 1 and scope 2 greenhouse gas emissions as compared to a 2015 base year and remain on track towards our goal of a 50% reduction by 2030.

•Reduced water consumption at landlord-controlled properties by 35% as compared to 2021.

•Recycled over 7,400 metric tons of materials in 2025, representing a 37% waste diversion rate.

Earnings Conference Call Information

(2) Refer to page 8 for a reconciliation of net income to FFO and FFO as Adjusted for the three and six months ended June 30, 2026.

(3) Refer to page 9 for a reconciliation of net income to NOI and Same-Property NOI for the three and six months ended June 30, 2026.

(5) Refer to page 20 for the calculation of market capitalization as of June 30, 2026.

(6) Availability under our unsecured credit facilities is net of letters of credit issued under the unsecured line of credit. The Company obtained seven letters of credit aggregating $20.5 million which have reduced the available balance commensurate with their face values but remain undrawn and no separate liability has been recorded.

2026 Earnings Guidance

Previous Guidance Revised Guidance

Net income per diluted share

$0.56 - $0.60

$0.57 - $0.61

Net income attributable to common shareholders per diluted share

$0.54 - $0.58

$0.55 - $0.58

FFO per diluted share

$1.54 - $1.58

$1.57 - $1.60

FFO as Adjusted per diluted share

$1.48 - $1.52

$1.50 - $1.54

The Company's revised 2026 full-year outlook is based on the following assumptions:

•Same-property NOI growth, including properties in redevelopment, of 3.25% to 3.75%, reflecting an increase from our previous assumption of 3.00% to 3.75%.

•Recurring G&A expenses ranging from $34.5 million to $36.5 million, unchanged from our previous assumption.

•Interest and debt expense ranging from $78.0 million to $79.0 million, unchanged from our previous assumption.

•Acquisitions of $95 million, reflecting activity completed year-to-date, and dispositions of $60.5 million reflecting properties currently under contract.

Guidance 2026E

Per Diluted Share(1)

(in thousands, except per share amounts) Low High Low High

Net income $ 75,600 $ 80,000 $ 0.57 $ 0.61

Less net (income) loss attributable to noncontrolling interests in:

Operating partnership (3,900) (4,100) (0.03) (0.03)

Consolidated subsidiaries 900 900 0.01 0.01

Net income attributable to common shareholders 72,600 76,800 0.55 0.58

Adjustments:

Rental property depreciation and amortization 130,000 130,000 0.99 0.99

Limited partnership interests in operating partnership 3,900 4,100 0.03 0.03

FFO Applicable to diluted common shareholders 206,500 210,900 1.57 1.60

Adjustments to FFO:

Transaction, severance, litigation expenses and other, net (7,700) (7,700) (0.06) (0.06)

Loss on extinguishment of debt 200 200 — —

Non-cash adjustments(2)

(1,400) (1,400) (0.01) (0.01)

FFO as Adjusted applicable to diluted common shareholders $ 197,600 $ 202,000 $ 1.50 $ 1.54

(1) Amounts may not foot due to rounding.

(2) Includes the acceleration and write-off of lease intangibles related to tenant terminations and bankruptcies for the six months ended June 30, 2026.

The following table is a reconciliation bridging 2025 FFO per diluted share to the Company's estimated 2026 FFO per diluted share:

Per Diluted Share(1)

Low High

2025 FFO applicable to diluted common shareholders $ 1.43 $ 1.43

2025 Items impacting FFO comparability(2)

0.01 0.01

2026 Items impacting FFO comparability(2)

0.07 0.07

Same-property NOI growth, including redevelopment 0.07 0.08

Acquisitions net of dispositions NOI growth 0.02 0.02

Interest and debt expense (0.01) —

Recurring general and administrative (0.01) —

Straight-line rent and non-cash items (0.01) —

Lease termination and other income 0.01 0.01

2026 FFO applicable to diluted common shareholders $ 1.57 $ 1.60

(1) Amounts may not foot due to rounding.

(2) Includes adjustments to FFO for fiscal year 2025 and expected adjustments for fiscal year 2026 which impact comparability. See "Reconciliation of net income to FFO and FFO as Adjusted" on page 8 for actual adjustments year-to-date and our fourth quarter 2025 Supplemental Disclosure Package for 2025 adjustments.

The Company is providing a projection of anticipated net income solely to satisfy the disclosure requirements of the Securities and Exchange Commission ("SEC"). The Company's projections are based on management's current beliefs and assumptions about the Company's business, and the industry and the markets in which it operates; there are known and unknown risks and uncertainties associated with these projections. There can be no assurance that actual results will not differ from the guidance set forth above. The Company assumes no obligation to update publicly any forward-looking statements, including its 2026 earnings guidance, whether as a result of new information, future events or otherwise. Please refer to the “Forward-Looking Statements” disclosures on page 11 of this document and “Risk Factors” disclosed in the Company's annual and quarterly reports filed with the SEC for more information.

Non-GAAP Financial Measures

other adjustments as detailed in the Reconciliation of Net Income to NOI and Same-Property NOI included in the tables accompanying this press release.

Operating Metrics

Executed new leases, renewals and exercised options are presented on a same-space basis. Same-space leases represent those leases signed on spaces for which there was a previous lease.

Reconciliation of Net Income to FFO and FFO as Adjusted

Three Months Ended June 30, Six Months Ended June 30,

(in thousands, except per share amounts) 2026 2025 2026 2025

Net income $ 18,647 $ 60,793 $ 42,194 $ 69,175

Less net (income) loss attributable to noncontrolling interests in:

Consolidated subsidiaries 205 243 480 491

Operating partnership (930) (3,058) (2,107) (3,490)

Net income attributable to common shareholders 17,922 57,978 40,567 66,176

Adjustments:

Rental property depreciation and amortization 34,543 32,205 66,378 69,033

Limited partnership interests in operating partnership 930 3,058 2,107 3,490

Gain on sale of real estate — (49,462) — (49,462)

FFO Applicable to diluted common shareholders 53,395 43,779 109,052 89,237

FFO per diluted common share(1)

0.41 0.34 0.83 0.68

Adjustments to FFO:

Transaction, severance, litigation expenses and other, net(2)

385 3,151 (7,915) 4,175

Non-cash adjustments(3)

(1,448) 155 (1,448) 92

Loss (gain) on extinguishment of debt — 175 212 (323)

Tenant bankruptcy settlement income (65) (8) (65) (8)

FFO as Adjusted applicable to diluted common shareholders $ 52,267 $ 47,252 $ 99,836 $ 93,173

FFO as Adjusted per diluted common share(1)

$ 0.40 $ 0.36 $ 0.76 $ 0.71

Weighted Average diluted common shares(1)

131,668 130,623 131,304 130,476

(3) Includes the acceleration and write-off of lease intangibles related to high-risk tenants, terminations and bankruptcies, net of reinstatements for tenants moved back to accrual basis accounting.

Reconciliation of Net Income to NOI and Same-Property NOI

Three Months Ended June 30, Six Months Ended June 30,

(in thousands) 2026 2025 2026 2025

Net income $ 18,647 $ 60,793 $ 42,194 $ 69,175

Depreciation and amortization 35,036 32,602 67,348 69,797

Interest and debt expense 19,801 19,537 38,520 39,292

General and administrative expense 9,680 11,717 18,816 21,248

Loss (gain) on extinguishment of debt — 175 212 (323)

Other expense (income) 435 455 (7,631) 922

Income tax expense 749 643 1,127 1,262

Gain on sale of real estate — (49,462) — (49,462)

Interest income (599) (667) (992) (1,274)

Non-cash revenue and expenses (4,776) (2,762) (7,595) (6,034)

NOI 78,973 73,031 151,999 144,603

Adjustments:

Sunrise Mall net operating loss 45 340 524 635

Tenant bankruptcy settlement income and lease termination income (2,315) (8) (2,315) (69)

Non-same property NOI and other(1)

(10,699) (9,386) (20,069) (18,554)

Same-property NOI $ 66,004 $ 63,977 $ 130,139 $ 126,615

NOI related to properties being redeveloped 6,820 6,578 13,403 12,727

Same-property NOI including properties in redevelopment $ 72,824 $ 70,555 $ 143,542 $ 139,342

Reconciliation of Net Income to EBITDAre and Adjusted EBITDAre

Three Months Ended June 30, Six Months Ended June 30,

(in thousands) 2026 2025 2026 2025

Net income $ 18,647 $ 60,793 $ 42,194 $ 69,175

Depreciation and amortization 35,036 32,602 67,348 69,797

Interest and debt expense 19,801 19,537 38,520 39,292

Income tax expense 749 643 1,127 1,262

Gain on sale of real estate — (49,462) — (49,462)

EBITDAre 74,233 64,113 149,189 130,064

Adjustments for Adjusted EBITDAre:

Transaction, severance, litigation expenses and other, net(1)

385 3,151 (7,915) 4,175

Loss (gain) on extinguishment of debt — 175 212 (323)

Non-cash adjustments(2)

(1,448) 155 (1,448) 92

Tenant bankruptcy settlement income (65) (8) (65) (8)

Adjusted EBITDAre $ 73,105 $ 67,586 $ 139,973 $ 134,000

(2) Includes the acceleration and write-off of lease intangibles related to high-risk tenants, terminations and bankruptcies, net of reinstatements for tenants moved back to accrual basis accounting.

ADDITIONAL INFORMATION

ABOUT URBAN EDGE

FORWARD-LOOKING STATEMENTS

URBAN EDGE PROPERTIES

ADDITIONAL INFORMATION

As of June 30, 2026

Basis of Presentation

The information contained in the Supplemental Disclosure Package does not purport to disclose all items required by GAAP and is unaudited. This Supplemental Disclosure Package should be read in conjunction with the Company's Annual Report on Form 10-K for the year ended December 31, 2025 and Quarterly Report on Form 10-Q for the quarter ended June 30, 2026. The results of operations of any property acquired are included in the Company's financial statements since the date of acquisition, although such properties may be excluded from certain metrics disclosed in this Supplemental Disclosure Package.

Non-GAAP Financial Measures and Forward-Looking Statements

For additional information regarding non-GAAP financial measures and forward-looking statements, please see pages 6 and 11 of this Supplemental Disclosure Package.

URBAN EDGE PROPERTIES

SUMMARY FINANCIAL RESULTS AND RATIOS

For the three and six months ended June 30, 2026 (unaudited)

(in thousands, except per share, sf, rent psf and financial ratio data)

Three Months Ended Six Months Ended

Summary Financial Results June 30, 2026 June 30, 2026

Total revenue $ 122,781 $ 255,405

General & administrative expenses (G&A) $ 9,680 $ 18,816

Recurring G&A(1)

$ 9,295 $ 18,341

Net income attributable to common shareholders $ 17,922 $ 40,567

Earnings per diluted share $ 0.14 $ 0.32

Adjusted EBITDAre(2)

$ 73,105 $ 139,973

Funds from operations (FFO) $ 53,395 $ 109,052

FFO per diluted common share $ 0.41 $ 0.83

FFO as Adjusted $ 52,267 $ 99,836

FFO as Adjusted per diluted common share $ 0.40 $ 0.76

Total dividends paid per share $ 0.21 $ 0.42

Stock closing price low-high range (NYSE) $19.89 to $23.92 $18.60 to $23.92

Weighted average diluted shares used in EPS computations 131,668 131,304

Weighted average diluted common shares used in FFO computations 131,668 131,304

Summary Property, Operating and Financial Data

# of Total properties / # of Retail properties 74 / 73

Gross leasable area (GLA) sf - retail portfolio(3)(4)

15,992,000

Weighted average annual rent psf - retail portfolio(3)(4)

$ 21.85

Consolidated portfolio leased occupancy at end of period(5)

96.6 %

Consolidated retail portfolio leased occupancy at end of period(4)

96.6 %

Same-property portfolio leased occupancy at end of period(6)

96.3 % 96.3 %

Same-property physical occupancy at end of period(6)(7)

94.7 % 94.7 %

Same-property NOI growth(6)

3.2 % 2.8 %

Same-property NOI growth, including redevelopment properties(6)

3.2 % 3.0 %

NOI margin(8)

67.2 % 63.9 %

Same-property expense recovery ratio(9)

86.8 % 88.0 %

Same-property, including redevelopment, expense recovery ratio(9)

85.9 % 87.4 %

New, renewal and option rent spread - cash basis(10)

10.7 % 13.4 %

New, renewal and option rent spread - GAAP basis(10)

19.2 % 19.6 %

Net debt to total market capitalization(11)

34.0 % 34.0 %

Net debt to Adjusted EBITDAre(11)

5.5 x 5.8 x

Adjusted EBITDAre to interest expense(2)

4.0 x 3.9 x

Adjusted EBITDAre to fixed charges(2)

3.2 x 3.2 x

(1) Recurring G&A excludes $0.3 million of transaction costs and $0.1 million severance expenses for the three months ended June 30, 2026 and $0.4 million of transaction costs and $0.1 million of severance expenses for the six months ended June 30, 2026.

(2) See computation on page 18.

(3) GLA - retail portfolio excludes 17,000 square feet for Sunrise Mall and 58,000 square feet of self-storage.

(4) Our retail portfolio includes shopping centers and malls (excluding Sunrise Mall) and excludes self-storage.

(5) Excludes the impact of Sunrise Mall. Including Sunrise Mall, consolidated portfolio leased occupancy was 96.5%.

(6) See "Non-GAAP Financial Measures" on page 6 for the definition of same-property and same-property including redevelopment.

(7) Physical occupancy includes tenants that have access to their leased space and includes dark and paying tenants.

(8) Excludes the impact of Sunrise Mall. Including Sunrise Mall, NOI margin for the three and six months ended June 30, 2026 was 67.0% and 63.5%, respectively.

(9) Excluding the impact of outlet centers and malls, same-property recovery ratio for the three and six months ended June 30, 2026 was 91.4% and 93.0%, respectively (90.8% and 92.9% including properties in redevelopment).

(10) See computation on page 23.

(11) See computation for the quarter ended June 30, 2026 on page 20. Net debt to annualized Adjusted EBITDAre is 5.8x and 6.0x for the three and six months ended June 30, 2026, respectively, excluding lease termination income of $2.2 million and including the $30.0 million mortgage secured by our property in Morris Plains, NJ which is classified as held for sale as of June 30, 2026.

URBAN EDGE PROPERTIES

CONSOLIDATED BALANCE SHEETS

As of June 30, 2026 (unaudited) and December 31, 2025

(in thousands, except share and per share amounts)

June 30, December 31,

2026 2025

ASSETS

Real estate, at cost:

Land $ 669,498 $ 669,078

Buildings and improvements 2,861,588 2,835,540

Construction in progress 382,031 327,413

Furniture, fixtures and equipment 14,035 13,059

Total 3,927,152 3,845,090

Accumulated depreciation and amortization (964,931) (935,548)

Real estate, net 2,962,221 2,909,542

Operating lease right-of-use assets 55,618 58,917

Cash and cash equivalents 58,264 48,881

Restricted cash 23,884 29,984

Tenant and other receivables 26,300 26,658

Receivables arising from the straight-lining of rents 62,755 63,842

Identified intangible assets, net of accumulated amortization of $71,193 and $70,514, respectively

85,189 87,591

Deferred leasing costs, net of accumulated amortization of $22,018 and $21,982, respectively

29,430 31,220

Prepaid expenses and other assets 80,727 55,236

Total assets $ 3,384,388 $ 3,311,871

LIABILITIES AND EQUITY

Liabilities:

Mortgages payable, net $ 1,632,980 $ 1,606,774

Unsecured line of credit 55,000 —

Operating lease liabilities 53,172 56,329

Accounts payable, accrued expenses and other liabilities 108,764 97,397

Identified intangible liabilities, net of accumulated amortization of $58,036 and $59,668, respectively

157,096 174,899

Total liabilities 2,007,012 1,935,399

Commitments and contingencies

Shareholders’ equity:

Common shares: $0.01 par value; 500,000,000 shares authorized and 126,224,466 and 125,912,647 shares issued and outstanding, respectively

1,261 1,257

Additional paid-in capital 1,168,529 1,163,939

Accumulated other comprehensive income (loss) 2,136 (703)

Accumulated earnings 112,159 124,566

Noncontrolling interests:

Operating partnership 73,982 69,140

Consolidated subsidiaries 19,309 18,273

Total equity 1,377,376 1,376,472

Total liabilities and equity $ 3,384,388 $ 3,311,871

URBAN EDGE PROPERTIES

CONSOLIDATED STATEMENTS OF INCOME

For the three and six months ended June 30, 2026 and 2025 (unaudited)

(in thousands, except per share amounts)

Three Months Ended June 30, Six Months Ended June 30,

2026 2025 2026 2025

REVENUE

Rental revenue $ 122,645 $ 113,912 $ 246,830 $ 232,004

Other income 136 172 8,575 245

Total revenue 122,781 114,084 255,405 232,249

EXPENSES

Depreciation and amortization 35,036 32,602 67,348 69,797

Real estate taxes 16,875 16,582 33,477 32,940

Property operating 19,317 18,874 48,255 42,933

General and administrative 9,680 11,717 18,816 21,248

Lease expense 3,275 3,290 6,448 6,661

Total expenses 84,183 83,065 174,344 173,579

Gain on sale of real estate — 49,462 — 49,462

Interest income 599 667 992 1,274

Interest and debt expense (19,801) (19,537) (38,520) (39,292)

(Loss) gain on extinguishment of debt — (175) (212) 323

Income before income taxes 19,396 61,436 43,321 70,437

Income tax expense (749) (643) (1,127) (1,262)

Net income 18,647 60,793 42,194 69,175

Less net (income) loss attributable to noncontrolling interests in:

Operating partnership (930) (3,058) (2,107) (3,490)

Consolidated subsidiaries 205 243 480 491

Net income attributable to common shareholders $ 17,922 $ 57,978 $ 40,567 $ 66,176

Earnings per common share - Basic: $ 0.14 $ 0.46 $ 0.32 $ 0.53

Earnings per common share - Diluted: $ 0.14 $ 0.46 $ 0.32 $ 0.53

Weighted average shares outstanding - Basic 126,069 125,688 125,975 125,601

Weighted average shares outstanding - Diluted 131,668 125,766 131,304 125,780

URBAN EDGE PROPERTIES

CONSOLIDATED STATEMENTS OF CASH FLOWS

For the six months ended June 30, 2026 and 2025 (unaudited)

(in thousands, except per share amounts)

Six Months Ended June 30,

2026 2025

CASH FLOWS FROM OPERATING ACTIVITIES

Net income $ 42,194 $ 69,175

Adjustments to reconcile net income to net cash provided by operating activities:

Depreciation and amortization 67,435 70,083

Gain on sale of real estate — (49,462)

Loss (gain) on extinguishment of debt 212 (323)

Amortization of deferred financing costs and premiums/discounts on debt obligations 3,069 2,727

Amortization of above and below market leases, net (7,339) (5,238)

Amortization of lease incentives 208 198

Noncash lease expense 3,299 3,375

Straight-lining of rent (608) (1,164)

Share-based compensation expense 6,564 6,273

Rental revenue deemed uncollectible 2,674 1,513

Change in operating assets and liabilities:

Tenant and other receivables (2,316) (6,113)

Deferred leasing costs (2,547) (5,055)

Prepaid expenses and other assets 3,068 (567)

Lease liabilities (3,157) (3,212)

Accounts payable, accrued expenses and other liabilities (6,923) (6,171)

Net cash provided by operating activities 105,833 76,039

CASH FLOWS FROM INVESTING ACTIVITIES

Real estate development and capital improvements (83,245) (44,543)

Proceeds from sale of real estate — 64,353

Acquisitions of real estate (54,296) —

Acquisitions of leasehold interest (10,675) —

Net cash (used in) provided by investing activities (148,216) 19,810

CASH FLOWS FROM FINANCING ACTIVITIES

Debt repayments (8,213) (92,566)

Dividends to common shareholders (52,922) (47,755)

Distributions to redeemable noncontrolling interests (3,650) (2,893)

Taxes withheld for vested restricted shares (281) (273)

Contributions from noncontrolling interests 1,516 204

Borrowings from unsecured line of credit 55,000 75,000

Proceeds from mortgage loan borrowings 62,500 —

Debt issuance costs (8,208) (20)

(Costs) proceeds related to the issuance of common shares (76) 15

Net cash provided by (used in) financing activities 45,666 (68,288)

Net increase in cash and cash equivalents and restricted cash 3,283 27,561

Cash and cash equivalents and restricted cash at beginning of period 78,865 90,640

Cash and cash equivalents and restricted cash at end of period $ 82,148 $ 118,201

SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION

Cash payments for interest, net of amounts capitalized of $7,472 and $5,772, respectively

$ 35,139 $ 36,767

Cash payments for income taxes 492 597

URBAN EDGE PROPERTIES

SUPPLEMENTAL SCHEDULE OF NET OPERATING INCOME

For the three and six months ended June 30, 2026 and 2025

(in thousands)

Three Months Ended June 30, Percent Change Six Months Ended June 30, Percent Change

2026 2025 2026 2025

Composition of NOI(1)

Property rentals $ 86,541 $ 80,621 $ 169,619 $ 161,510

Tenant expense reimbursements 31,839 31,341 72,283 65,992

Rental revenue deemed uncollectible (473) (748) (2,674) (1,512)

Total property revenue 117,907 111,214 6.0% 239,228 225,990 5.9%

Real estate taxes (16,875) (16,582) (33,477) (32,940)

Property operating (20,156) (19,731) (49,938) (44,676)

Lease expense (1,903) (1,870) (3,814) (3,771)

Total property operating expenses (38,934) (38,183) 2.0% (87,229) (81,387) 7.2%

NOI(1)

$ 78,973 $ 73,031 8.1% $ 151,999 $ 144,603 5.1%

NOI margin (NOI / Total property revenue)(2)

67.0 % 65.7 % 63.5 % 64.0 %

Same-property NOI(1)(3)

Property rentals $ 72,512 $ 70,078 $ 144,970 $ 140,224

Tenant expense reimbursements 27,738 28,108 63,848 58,928

Rental revenue deemed uncollectible (313) (958) (2,142) (1,609)

Total property revenue 99,937 97,228 206,676 197,543

Real estate taxes (15,320) (15,054) (30,532) (29,800)

Property operating (16,588) (16,183) (41,946) (37,128)

Lease expense (2,025) (2,014) (4,059) (4,000)

Total property operating expenses (33,933) (33,251) (76,537) (70,928)

Same-property NOI(1)(3)

$ 66,004 $ 63,977 3.2% $ 130,139 $ 126,615 2.8%

NOI related to properties being redeveloped(1)(3)

6,820 6,578 13,403 12,727

Same-property NOI including properties in redevelopment(1)(3)

$ 72,824 $ 70,555 3.2% $ 143,542 $ 139,342 3.0%

Same-property physical occupancy 94.7 % 94.7 % 94.7 % 94.7 %

Same-property leased occupancy 96.3 % 96.7 % 96.3 % 96.7 %

Number of properties included in same-property analysis 65 65

(1) NOI excludes non-cash revenue and expenses and includes lease termination income which is adjusted out for the purposes of calculating same-property NOI. Refer to page 9 for a reconciliation of net income to NOI and same-property NOI.

(2) Includes the impact of Sunrise Mall. Excluding Sunrise Mall, NOI margin for the three and six months ended June 30, 2026 was 67.2% and 63.9%, respectively.

(3) Excludes NOI related to properties acquired, disposed, held for sale, or that are in the foreclosure process in the comparative periods, Sunrise Mall, and results of the Company's captive insurance program.

URBAN EDGE PROPERTIES

EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION and AMORTIZATION for REAL ESTATE (EBITDAre)

For the three and six months ended June 30, 2026 and 2025

(in thousands)

Three Months Ended June 30, Six Months Ended June 30,

2026 2025 2026 2025

Net income $ 18,647 $ 60,793 $ 42,194 $ 69,175

Depreciation and amortization 35,036 32,602 67,348 69,797

Interest expense 18,442 18,324 35,838 36,952

Amortization of deferred financing costs 1,359 1,213 2,682 2,340

Income tax expense 749 643 1,127 1,262

Gain on sale of real estate — (49,462) — (49,462)

EBITDAre 74,233 64,113 149,189 130,064

Adjustments for Adjusted EBITDAre:

Transaction, severance, litigation expenses and other, net(1)

385 3,151 (7,915) 4,175

Loss (gain) on extinguishment of debt — 175 212 (323)

Non-cash adjustments(2)

(1,448) 155 (1,448) 92

Tenant bankruptcy settlement income (65) (8) (65) (8)

Adjusted EBITDAre $ 73,105 $ 67,586 $ 139,973 $ 134,000

Interest expense $ 18,442 $ 18,324 $ 35,838 $ 36,952

Adjusted EBITDAre to interest expense 4.0 x 3.7 x 3.9 x 3.6 x

Fixed charges

Interest expense $ 18,442 $ 18,324 $ 35,838 $ 36,952

Scheduled principal amortization 4,115 3,961 8,213 7,372

Total fixed charges $ 22,557 $ 22,285 $ 44,051 $ 44,324

Adjusted EBITDAre to fixed charges 3.2 x 3.0 x 3.2 x 3.0 x

(2) Includes the acceleration and write-off of lease intangibles related to high-risk tenants, terminations and bankruptcies, net of reinstatements for tenants moved back to accrual basis accounting.

URBAN EDGE PROPERTIES

FUNDS FROM OPERATIONS

For the three and six months ended June 30, 2026

(in thousands, except per share amounts)

Three Months Ended June 30, 2026 Six Months Ended

June 30, 2026

(in thousands)

(per share)(1)

(in thousands)

(per share)(1)

Net income $ 18,647 $ 0.14 $ 42,194 $ 0.32

Less net (income) loss attributable to noncontrolling interests in:

Consolidated subsidiaries 205 — 480 —

Operating partnership (930) (0.01) (2,107) (0.02)

Net income attributable to common shareholders 17,922 0.14 40,567 0.31

Adjustments:

Rental property depreciation and amortization 34,543 0.26 66,378 0.51

Limited partnership interests in operating partnership(2)

930 0.01 2,107 0.02

FFO applicable to diluted common shareholders 53,395 0.41 109,052 0.83

Adjustments to FFO:

Transaction, severance, litigation expenses and other, net(3)

385 — (7,915) (0.06)

Non-cash adjustments(4)

(1,448) (0.01) (1,448) (0.01)

Loss on extinguishment of debt — — 212 —

Tenant bankruptcy settlement income (65) — (65) —

FFO as Adjusted applicable to diluted common shareholders $ 52,267 $ 0.40 $ 99,836 $ 0.76

Weighted average diluted shares used to calculate EPS 131,668 131,304

Assumed conversion of OP and LTIP Units to common shares — —

Weighted average diluted common shares - FFO 131,668 131,304

(1) Individual items may not foot due to total rounding.

(2) Represents earnings allocated to LTIP and OP unitholders for unissued common shares. LTIP and OP units are excluded for purposes of calculating earnings per diluted share when their effect is anti-dilutive.

(3) Includes $0.3 million of transaction costs and $0.1 million severance expenses for the three months ended June 30, 2026. Includes $8.4 million of non-recurring reimbursements related to environmental remediation costs, partially offset by $0.4 million of transaction costs and $0.1 million of severance expenses for the six months ended June 30, 2026.

(4) Includes the acceleration and write-off of lease intangibles related to tenant terminations and bankruptcies.

URBAN EDGE PROPERTIES

MARKET CAPITALIZATION, DEBT RATIOS AND LIQUIDITY

As of June 30, 2026

(in thousands, except share amounts and market price)

June 30, 2026

Closing market price of common shares $ 22.88

Basic common shares 126,224,466

OP and LTIP units 7,272,372

Diluted common shares 133,496,838

Equity market capitalization $ 3,054,408

Total consolidated debt(1)

$ 1,699,062

Cash and cash equivalents including restricted cash (82,148)

Net debt $ 1,616,914

Net Debt to annualized Adjusted EBITDAre(2)

5.5 x

Total consolidated debt(1)

$ 1,699,062

Equity market capitalization 3,054,408

Total market capitalization $ 4,753,470

Net debt to total market capitalization at applicable market price 34.0 %

Cash and cash equivalents including restricted cash $ 82,148

Available under unsecured credit facilities(3)

874,486

Total liquidity $ 956,634

(1) Total consolidated debt excludes unamortized debt issuance costs of $11.9 million and the $30.0 million mortgage secured by our property in Morris Plains, NJ which is classified as held for sale as of June 30, 2026.

(2) Net debt to Adjusted EBITDAre is calculated based on second quarter 2026 annualized Adjusted EBITDAre. Net debt to annualized Adjusted EBITDAre is 5.8x excluding lease termination income of $2.2 million and including the $30.0 million mortgage secured by our property in Morris Plains, NJ which is classified as held for sale as of June 30, 2026.

(3) Includes the Company's unsecured line of credit and delayed-draw term loans. Availability is net of letters of credit issued under the unsecured line of credit. The Company obtained seven letters of credit aggregating $20.5 million which were provided to mortgage lenders and other entities to secure its obligations for certain capital requirements. As of June 30, 2026, the Company had $55 million of outstanding borrowings under the unsecured line of credit and no amounts drawn on either of the 5-year or 7-year delayed-draw term loans.

URBAN EDGE PROPERTIES

ADDITIONAL DISCLOSURES

For the three and six months ended June 30, 2026

(in thousands)

Three Months Ended June 30, Six Months Ended June 30,

Rental Revenue: 2026 2025 2026 2025

Property rentals $ 91,322 $ 83,454 $ 177,292 $ 167,706

Tenant expense reimbursements 31,796 31,206 72,212 65,810

Rental revenue deemed uncollectible (473) (748) (2,674) (1,512)

Total rental revenue $ 122,645 $ 113,912 $ 246,830 $ 232,004

Three Months Ended June 30, Six Months Ended June 30,

Composition of Property Rentals: 2026 2025 2026 2025

Minimum rent $ 83,689 $ 80,388 $ 165,944 $ 160,313

Non-cash revenues(1)

4,847 2,841 7,739 6,204

Percentage rent 536 225 1,359 1,128

Lease termination income(1)

2,250 — 2,250 61

Total property rentals $ 91,322 $ 83,454 $ 177,292 $ 167,706

Three Months Ended June 30, Six Months Ended June 30,

Certain Non-Cash Items: 2026 2025 2026 2025

Straight-line rents(2)

$ 246 $ 386 $ 608 $ 1,164

Amortization of below-market lease intangibles, net(2)

4,601 2,455 7,131 5,040

Lease expense GAAP adjustments(3)

(71) (79) (144) (170)

Amortization of deferred financing costs(4)

(1,359) (1,213) (2,682) (2,340)

Capitalized interest(4)

3,762 2,970 7,472 5,772

Share-based compensation expense(5)

(2,908) (3,566) (6,564) (6,273)

Three Months Ended June 30, Six Months Ended June 30,

Capital Expenditures:(6)

2026 2025 2026 2025

Redevelopment and repositioning $ 17,317 $ 9,812 $ 33,373 $ 19,530

New development and outparcels 18,604 3,845 35,908 7,195

Maintenance capital expenditures 2,503 7,053 3,752 10,845

Leasing commissions 523 1,712 2,101 2,805

Tenant improvements and leasing landlord work 4,279 3,103 10,212 6,973

Total capital expenditures $ 43,226 $ 25,525 $ 85,346 $ 47,348

(1) Amounts are excluded from the calculation of NOI and same-property NOI with the exception of lease termination income which is included in portfolio NOI and excluded from the calculation of same-property NOI. See page 9 for a reconciliation of net income to NOI and same-property NOI.

(2) Amounts included in the financial statement line item "Rental revenue" on the consolidated statements of income.

(3) Amounts consist of amortization of below-market ground lease intangibles and straight-line lease expense, and are included in the financial statement line item "Lease expense" on the consolidated statements of income.

(4) Amounts included in the financial statement line item "Interest and debt expense" on the consolidated statements of income.

(5) Amounts included in the financial statement line item "General and administrative" on the consolidated statements of income.

(6) Amounts presented on a cash basis.

URBAN EDGE PROPERTIES

TENANT CONCENTRATION - TOP TWENTY-FIVE TENANTS

As of June 30, 2026

Tenant Number of stores Square feet % of total square feet Annualized base rent ("ABR") % of total ABR Weighted average ABR per square foot

Average remaining term of ABR(1)

The TJX Companies(2)

28 873,159 5.5% $ 18,893,725 5.6% $ 21.64 3.8

Burlington 12 568,926 3.6% 10,715,283 3.2% 18.83 4.7

Kohl's 9 855,561 5.3% 9,980,148 3.0% 11.67 4.6

Best Buy 9 412,305 2.6% 9,914,625 2.9% 24.05 4.5

Lowe's Companies 6 976,415 6.1% 9,421,256 2.8% 9.65 4.2

The Home Depot 5 538,742 3.4% 9,189,305 2.7% 17.06 11.6

Walmart 5 780,788 4.9% 9,098,422 2.7% 11.65 6.4

ShopRite 5 361,053 2.3% 6,826,508 2.0% 18.91 9.0

Petsmart 11 237,034 1.5% 6,636,961 2.0% 28.00 3.7

BJ's Wholesale Club 4 454,297 2.8% 6,340,989 1.9% 13.96 3.8

Amazon(3)

4 183,923 1.1% 6,059,412 1.8% 32.95 5.4

The Gap(4)

14 208,937 1.3% 5,681,061 1.7% 27.19 4.3

Dick's Sporting Goods(5)

9 246,596 1.5% 5,663,709 1.7% 22.97 6.3

Target Corporation 4 476,146 3.0% 5,565,190 1.6% 11.69 6.3

LA Fitness 6 271,496 1.7% 5,488,641 1.6% 20.22 4.5

Bob's Discount Furniture 6 226,221 1.4% 4,716,422 1.4% 20.85 6.3

Nordstrom 4 132,460 0.8% 4,327,307 1.3% 32.67 6.0

Ahold Delhaize (Stop & Shop)

3 212,216 1.3% 3,952,820 1.2% 18.63 4.4

AMC 1 85,000 0.5% 3,267,502 1.0% 38.44 3.5

Ulta 8 83,679 0.5% 3,070,549 0.9% 36.69 2.7

Petco 7 93,951 0.6% 2,753,168 0.8% 29.30 2.5

Five Below 10 93,578 0.6% 2,739,255 0.8% 29.27 3.7

24 Hour Fitness 1 53,750 0.3% 2,700,000 0.8% 50.23 5.5

DSW 6 117,766 0.7% 2,630,519 0.8% 22.34 3.6

Anthropologie 1 31,450 0.2% 2,531,725 0.7% 80.50 2.3

Total/Weighted Average 178 8,575,449 53.5% $ 158,164,502 46.9% $ 18.44 5.2

(1) In years excluding tenant renewal options. The weighted average is based on ABR.

(2) Includes Marshalls (16), T.J. Maxx (5), HomeGoods (3), HomeSense (3), and Sierra Trading Post (1).

(3) Includes Whole Foods (2) and Amazon Fresh (2).

(4) Includes Old Navy (10), Gap (3), and Banana Republic (1).

(5) Includes Dick's Sporting Goods (3), Golf Galaxy (2), Foot Locker (2), Public Lands (1), and Champs (1).

Note: Amounts shown in the table above include all retail properties, including those in redevelopment. Amounts are presented on a cash basis other than tenants in free rent periods which are shown at their initial cash rent. The table excludes executed leases that have not yet rent commenced.

URBAN EDGE PROPERTIES

LEASING ACTIVITY

For the three and six months ended June 30, 2026

Three Months Ended June 30, 2026 Six Months Ended

June 30, 2026 Year Ended

December 31, 2025

GAAP(2)

Cash(1)

GAAP(2)

Cash(1)

GAAP(2)

Cash(1)

New Leases

Number of new leases executed 13 13 26 26 58 58

Total square feet 120,211 120,211 204,391 204,391 360,691 360,691

Number of same space leases 9 9 18 18 40 40

Same space square feet 89,911 89,911 148,730 148,730 205,748 205,748

Prior rent per square foot $ 15.94 $ 16.67 $ 15.94 $ 16.92 $ 23.39 $ 24.69

New rent per square foot $ 21.21 $ 18.81 $ 24.64 $ 21.74 $ 35.88 $ 32.59

Same space weighted average lease term (years) 12.9 12.9 11.7 11.7 9.7 9.7

Same space TIs per square foot N/A $ 15.76 N/A $ 25.88 N/A $ 38.99

Rent spread 33.0 % 12.8 % 54.6 % 28.5 % 53.4 % 32.0 %

Renewals & Options

Number of leases executed 13 13 45 45 104 104

Total square feet 78,782 78,782 413,560 413,560 1,139,359 1,139,359

Number of same space leases 13 13 45 45 104 104

Same space square feet 78,782 78,782 413,560 413,560 1,139,359 1,139,359

Prior rent per square foot $ 31.74 $ 31.74 $ 24.92 $ 24.92 $ 21.91 $ 21.91

New rent per square foot $ 35.30 $ 34.74 $ 27.81 $ 27.35 $ 24.64 $ 24.27

Same space weighted average lease term (years) 5.1 5.1 4.8 4.8 5.4 5.4

Same space TIs per square foot N/A $ — N/A $ — N/A $ 0.26

Rent spread 11.2 % 9.5 % 11.6 % 9.8 % 12.5 % 10.8 %

Total New Leases and Renewals & Options

Number of leases executed 26 26 71 71 162 162

Total square feet 198,993 198,993 617,951 617,951 1,500,050 1,500,050

Number of same space leases 22 22 63 63 144 144

Same space square feet 168,693 168,693 562,290 562,290 1,345,107 1,345,107

Prior rent per square foot $ 23.32 $ 23.71 $ 22.55 $ 22.81 $ 22.13 $ 22.34

New rent per square foot $ 27.79 $ 26.25 $ 26.97 $ 25.87 $ 26.36 $ 25.55

Same space weighted average lease term (years) 9.3 9.3 6.7 6.7 6.0 6.0

Same space TIs per square foot N/A $ 8.40 N/A $ 6.85 N/A $ 6.19

Rent spread 19.2 % 10.7 % 19.6 % 13.4 % 19.1 % 14.4 %

(1) Rents are not calculated on a straight-line (GAAP) basis. Previous/expiring rent is the rent at expiry. New rent is the rent paid at commencement.

(2) Rents are calculated on a straight-line (GAAP) basis.

URBAN EDGE PROPERTIES

LEASES EXECUTED BUT NOT YET RENT COMMENCED

As of June 30, 2026

The Company has signed leases that have not yet rent commenced that are expected to generate an incremental $22.0 million of future annual gross rent, representing approximately 7% of annualized NOI as of June 30, 2026. Approximately $16.0 million of this amount pertains to leases included in Active Development, Redevelopment and Anchor Repositioning Projects on page 31. National and regional tenants represent approximately 90% of the leased but not yet rent commenced pipeline. The below table illustrates the incremental gross rent expected to be recognized in the remainder of 2026 and the following three years, in the respective periods, from commencement of these leases.

Gross rents illustrated in the table above and their impact on same-property metrics in the respective years, based on the current full-year 2026 same-property pool, are as follows:

(in thousands)

2026(1)

2027 2028 2029

Same-property $ 1,500 $ 9,300 $ 11,600 $ 12,500

(1) Remainder of 2026.

The below table summarizes the changes in annualized gross rent from leases executed but not yet rent commenced since March 31, 2026:

(in thousands) Annualized Gross Rent

Leases executed but not yet rent commenced as of March 31, 2026 $ 21,700

Less: Leases commenced during the second quarter

(2,600)

Plus: Leases executed during the second quarter

2,900

Leases executed but not yet rent commenced as of June 30, 2026

$ 22,000

URBAN EDGE PROPERTIES

RETAIL PORTFOLIO LEASE EXPIRATION SCHEDULE

As of June 30, 2026

ANCHOR TENANTS (SF>=10,000) SHOP TENANTS (SF<10,000) TOTAL TENANTS

Year(1)

# of leases Square Feet % of Total SF

Weighted Avg ABR PSF(2)

# of leases Square Feet % of Total SF

Weighted Avg ABR PSF(2)

# of leases Square Feet % of Total SF

Weighted Avg ABR PSF(2)

M-T-M 1 23,000 0.2% $ 5.25 16 29,000 1.0% $ 35.06 17 52,000 0.3% $ 21.88

2026 2 44,000 0.3% 17.92 22 50,000 1.8% 47.54 24 94,000 0.6% 33.67

2027 24 939,000 7.1% 12.17 115 357,000 12.5% 37.05 139 1,296,000 8.1% 19.02

2028 28 943,000 7.2% 20.96 99 309,000 10.9% 44.10 127 1,252,000 7.8% 26.67

2029 59 2,404,000 18.3% 21.86 109 361,000 12.7% 44.45 168 2,765,000 17.3% 24.81

2030 44 2,304,000 17.5% 13.20 67 232,000 8.1% 46.58 111 2,536,000 15.9% 16.25

2031 32 1,586,000 12.1% 18.08 83 284,000 10.0% 39.69 115 1,870,000 11.7% 21.36

2032 17 564,000 4.3% 17.88 58 204,000 7.2% 37.14 75 768,000 4.8% 23.00

2033 22 722,000 5.5% 18.86 41 138,000 4.8% 41.41 63 860,000 5.4% 22.48

2034 21 830,000 6.3% 20.05 48 168,000 5.9% 39.46 69 998,000 6.2% 23.32

2035 20 758,000 5.8% 20.13 51 187,000 6.6% 38.88 71 945,000 5.9% 23.84

2036 12 379,000 2.9% 15.12 37 145,000 5.1% 38.65 49 524,000 3.3% 21.63

Thereafter 26 1,337,000 10.1% 19.06 37 148,000 5.1% 38.60 63 1,485,000 9.3% 21.01

Subtotal/Average 308 12,833,000 97.6% $ 17.97 783 2,612,000 91.7% $ 40.96 1,091 15,445,000 96.6% $ 21.85

Vacant 12 312,000 2.4% N/A 101 235,000 8.3% N/A 113 547,000 3.4% N/A

Total/Average 320 13,145,000 100.0% N/A 884 2,847,000 100.0% N/A 1,204 15,992,000 100.0 % N/A

(1) Year of expiration excludes tenant renewal options.

(2) Weighted average annual base rent per square foot is calculated by annualizing tenants' base cash rent, including ground rent, and excludes tenant reimbursements and concessions and storage rent.

Note: Amounts shown in the table above include both current leases and signed leases that have not commenced on vacant spaces for all retail properties (excludes Sunrise Mall and includes properties in redevelopment) and excludes 58,000 sf of self-storage space.

URBAN EDGE PROPERTIES

RETAIL PORTFOLIO LEASE EXPIRATION SCHEDULE ASSUMING EXERCISE OF ALL OPTIONS

As of June 30, 2026

ANCHOR TENANTS (SF>=10,000) SHOP TENANTS (SF<10,000) TOTAL TENANTS

Year(1)

# of leases Square Feet % of Total SF

Weighted Avg ABR PSF(2)

# of leases Square Feet % of Total SF

Weighted Avg ABR PSF(2)

# of leases Square Feet % of Total SF

Weighted Avg ABR PSF(2)

M-T-M 1 23,000 0.2% $ 5.25 16 29,000 1.0% $ 35.06 17 52,000 0.3% $ 21.88

2026 2 44,000 0.3% 17.92 18 43,000 1.5% 49.41 20 87,000 0.5% 33.49

2027 5 64,000 0.5% 23.29 73 189,000 6.6% 41.46 78 253,000 1.6% 36.87

2028 5 229,000 1.7% 19.34 57 155,000 5.4% 46.05 62 384,000 2.4% 30.12

2029 14 364,000 2.8% 23.07 59 171,000 6.0% 46.94 73 535,000 3.3% 30.70

2030 12 381,000 2.9% 18.60 40 128,000 4.5% 44.64 52 509,000 3.2% 25.15

2031 8 263,000 2.0% 20.66 40 103,000 3.6% 44.74 48 366,000 2.3% 27.43

2032 6 219,000 1.7% 23.33 43 136,000 4.8% 40.69 49 355,000 2.2% 29.98

2033 14 317,000 2.4% 31.23 27 71,000 2.5% 57.77 41 388,000 2.4% 36.08

2034 20 622,000 4.7% 24.87 47 162,000 5.7% 43.35 67 784,000 4.9% 28.69

2035 12 196,000 1.5% 23.55 25 91,000 3.2% 47.53 37 287,000 1.8% 31.16

2036 7 127,000 1.0% 22.50 38 151,000 5.3% 41.80 45 278,000 1.7% 32.98

Thereafter 202 9,984,000 75.9% 23.73 300 1,183,000 41.6% 52.37 502 11,167,000 70.0% 26.76

Subtotal/Average 308 12,833,000 97.6% $ 23.58 783 2,612,000 91.7% $ 48.18 1,091 15,445,000 96.6% $ 27.74

Vacant 12 312,000 2.4% N/A 101 235,000 8.3% N/A 113 547,000 3.4% N/A

Total/Average 320 13,145,000 100.0% N/A 884 2,847,000 100.0% N/A 1,204 15,992,000 100.0% N/A

(1) Year of expiration includes tenant renewal options.

(2) Weighted average annual base rent per square foot is calculated by annualizing tenants' base cash rent, including ground rent, and excludes tenant reimbursements and concessions and storage rent and is adjusted for assumed exercised options using option rents specified in the underlying leases. Weighted average annual base rent for leases whose future option rent is based on fair market value or CPI is reported at the last stated option rent in the respective lease.

Note: Amounts shown in table above include both current leases and signed leases that have not commenced on vacant spaces for all retail properties (excludes Sunrise Mall and includes properties in redevelopment) and excludes 58,000 sf of self-storage space.

URBAN EDGE PROPERTIES

PROPERTY STATUS REPORT

As of June 30, 2026

(dollars in thousands, except per sf amounts)

Property

Total Square Feet (1)

Percent Leased(1)

Weighted Average ABR PSF(2)

Mortgage Debt(6)

Major Tenants

RETAIL PORTFOLIO:

California:

Walnut Creek (Mt. Diablo)(4)

7,000 100.0% $71.67 — Sweetgreen

Walnut Creek (Olympic) 31,000 100.0% 80.50 — Anthropologie

Connecticut:

Newington Commons 189,000 90.0% 10.57 $15,393 Walmart, Bob's Discount Furniture

Maryland:

Goucher Commons 155,000 100.0% 26.74 — Sprouts, HomeGoods, Five Below, Ulta, Kirkland's, DSW, Golf Galaxy, La-Z-Boy

Rockville Town Center 98,000 100.0% 13.47 — Regal Entertainment Group

The Village at Waugh Chapel 382,000 97.9% 25.25 $56,141 Safeway, Marshalls, HomeGoods, T.J. Maxx, LA Fitness

Wheaton (leased through 2060)(3)

66,000 100.0% 20.07 — Best Buy

Woodmore Towne Centre 714,000 98.7% 18.50 $117,200 Costco, Wegmans, At Home, Best Buy, LA Fitness, Nordstrom Rack

Massachusetts:

Brighton Mills(5)

91,000 100.0% 26.85 — Star Market, Petco

Cambridge (leased through 2033)(3)

48,000 100.0% 30.53 — PetSmart, Central Rock Gym

Gateway Center 640,000 100.0% 9.89 — Costco, Target, Home Depot, Total Wine, Boot Barn

Shoppers World 756,000 100.0% 23.66 $123,600 T.J. Maxx, Marshalls, HomeSense, Sierra Trading Post, Public Lands, Golf Galaxy, Nordstrom Rack, Hobby Lobby, AMC, Kohl's, Best Buy

The Shops at Riverwood 79,000 100.0% 27.45 $20,379 Price Rite, Planet Fitness, Goodwill

Wonderland Marketplace 140,000 100.0% 14.51 — Planet Fitness, Marshalls, Burlington, Get Air

Missouri:

Manchester Plaza 131,000 100.0% 12.28 $12,500 Pan-Asia Market, Academy Sports, Bob's Discount Furniture

New Hampshire:

Salem (leased through 2102)(3)

39,000 100.0% 10.82 — Fun City

New Jersey:

Bergen Town Center - East(5)

209,000 100.0% 20.40 — Lowe's, Best Buy

Bergen Town Center - West 1,011,000 98.1% 34.74 $286,052 Target, Whole Foods Market, Burlington, Marshalls, Nordstrom Rack, Saks Off 5th, HomeGoods, H&M, Bloomingdale's Outlet, Nike Factory Store, Old Navy, Kohl's, World Market

Briarcliff Commons(5)(8)

180,000 100.0% 25.91 $30,000 Uncle Giuseppe's, Kohl's

Brick Commons 281,000 100.0% 22.77 $50,000 ShopRite, Kohl's, Marshalls, Old Navy

Brunswick Commons 427,000 100.0% 16.52 $63,000 Lowe's, Kohl's, Dick's Sporting Goods, P.C. Richard & Son, T.J. Maxx, LA Fitness

Carlstadt Commons (leased through 2050)(3)

78,000 98.3% 21.80 — Food Bazaar

Garfield Commons 298,000 98.1% 16.19 $37,746 Walmart, Burlington, Marshalls, PetSmart, Ulta

Greenbrook Commons 170,000 100.0% 20.36 $31,000 BJ's Wholesale Club, Aldi

Hackensack Commons 275,000 100.0% 27.36 $66,400 The Home Depot, 99 Ranch, Staples, Petco

Hanover Commons 343,000 90.3% 24.19 $58,304 The Home Depot, Dick's Sporting Goods, Marshalls

Heritage Square 87,000 100.0% 31.77 — HomeSense, Sierra Trading Post, Ulta

Hudson Commons 236,000 96.1% 14.91 — Lowe's, P.C. Richard & Son, Boot Barn

Hudson Mall 359,000 80.8% 21.28 — Marshalls, Retro Fitness, Staples, Old Navy, Burlington, HomeGoods (lease not commenced)

URBAN EDGE PROPERTIES

PROPERTY STATUS REPORT

As of June 30, 2026

(dollars in thousands, except per sf amounts)

Property

Total Square Feet (1)

Percent Leased(1)

Weighted Average ABR PSF(2)

Mortgage Debt(6)

Major Tenants

Kearny Commons 123,000 100.0% 26.62 — LA Fitness, Marshalls, Ulta

Ledgewood Commons 447,000 93.4% 16.47 $50,000 Walmart, Ashley Furniture, Barnes & Noble, Burlington, DSW, Marshalls, Old Navy, Ulta, Restaurant Depot (lease not commenced)

Lodi Commons 43,000 100.0% 21.43 — Dollar Tree

Manalapan Commons 200,000 99.0% 23.67 — Best Buy, Raymour & Flanigan, PetSmart, Avalon Flooring, Atlantic Health, Nordstrom Rack

Marlton Commons 224,000 100.0% 19.46 $34,919 ShopRite, Kohl's, PetSmart

Millburn Gateway Center 104,000 84.8% 34.00 $20,748 Trader Joe's, CVS, PetSmart

Montclair 18,000 100.0% 35.20 $7,127 Whole Foods Market

Paramus (leased through 2033)(3)

63,000 100.0% 49.97 — 24 Hour Fitness

Plaza at Cherry Hill 414,000 67.3% 16.51 — Aldi, Total Wine, Raymour & Flanigan, Guitar Center

Plaza at Woodbridge 295,000 97.3% 22.79 $62,500 Trader Joe's, Best Buy, Raymour & Flanigan, Lincoln Tech, UFC Gym, Ross Dress for Less

Rockaway River Commons 189,000 96.4% 15.71 $25,352 ShopRite, T.J. Maxx

Rutherford Commons (leased through 2099)(3)

196,000 100.0% 14.10 $23,000 Lowe's

Stelton Commons (leased through 2039)(3)

56,000 100.0% 22.77 — Staples, Party City

The Village at Bridgewater Commons(5)

92,000 95.5% 38.43 — Summit Health, Chipotle, Cava, Starbucks, Shake Shack

Tonnelle Commons 411,000 100.0% 23.67 $92,394 BJ's Wholesale Club, Walmart, PetSmart

Totowa Commons 272,000 100.0% 22.58 $50,800 The Home Depot, Staples, Tesla, Lidl, Boot Barn

Town Brook Commons 232,000 99.1% 15.14 $28,634 Stop & Shop, Kohl's, Iron Revolution Gym (lease not commenced)

West Branch Commons 279,000 100.0% 17.75 — Lowe's, Burlington

West End Commons 241,000 100.0% 11.99 — Costco, The Tile Shop, La-Z-Boy, Petco, Da Vita Dialysis

Woodbridge Commons 225,000 84.0% 15.43 $22,100 Walmart, Dollar Tree, Advance Auto Parts

New York:

Amherst Commons 311,000 98.1% 11.35 — BJ's Wholesale Club, Burlington, LA Fitness, Ross Dress for Less, Bob's Discount Furniture

Bruckner Commons(5)

329,000 99.4% 40.79 — ShopRite, Burlington, BJ's Wholesale Club (lease not commenced), two national off-price retailers (leases not commenced)

Burnside Commons 101,000 91.6% 18.63 — Bingo Wholesale

Cross Bay Commons 44,000 100.0% 43.46 — Northwell Health

Dewitt (leased through 2041)(3)

46,000 100.0% 19.36 — Best Buy

Forest Commons 165,000 92.6% 27.02 — Western Beef, Planet Fitness, Advance Auto Parts, NYC Public School

Gun Hill Commons 81,000 100.0% 40.82 — Aldi, Planet Fitness

Henrietta Commons (leased through 2056)(3)

165,000 97.9% 5.21 — Kohl's

Huntington Commons 208,000 100.0% 23.14 $43,454 ShopRite, Marshalls, Old Navy, Petco, Burlington

Kingswood Crossing 108,000 100.0% 48.25 — Target, Marshalls, Maimonides Medical, Visiting Nurse Services, Emblem Health

Meadowbrook Commons (leased through 2040)(3)

44,000 100.0% 24.54 — Bob's Discount Furniture

Mount Kisco Commons 189,000 100.0% 18.18 $9,231 Target, Stop & Shop

New Hyde Park (leased through 2029)(3)

101,000 100.0% 23.41 — Stop & Shop

Shops at Bruckner(5)

113,000 100.0% 40.01 $36,582 Aldi, Marshalls, Five Below, Old Navy

URBAN EDGE PROPERTIES

PROPERTY STATUS REPORT

As of June 30, 2026

(dollars in thousands, except per sf amounts)

Property

Total Square Feet (1)

Percent Leased(1)

Weighted Average ABR PSF(2)

Mortgage Debt(6)

Major Tenants

Yonkers Gateway

447,000 93.2% 21.04 $50,000 Burlington, Marshalls, HomeSense, Best Buy, DSW, PetSmart, Alamo Drafthouse Cinema, Trader Joe's (lease not commenced)

Pennsylvania:

Broomall Commons(5)

170,000 100.0% 15.91 — Amazon Fresh, Planet Fitness, PetSmart, Nemours Children's Hospital

Lincoln Plaza 228,000 100.0% 5.73 — Lowe's, Community Aid, Mattress Firm

Marten Commons 185,000 97.8% 16.14 — Kohl's, Ross Dress for Less, Staples, Petco

Wilkes-Barre Commons 184,000 79.6% 14.14 — Bob's Discount Furniture, Ross Dress for Less, Marshalls, Petco

Wyomissing (leased through 2065)(3)

76,000 100.0% 16.61 — LA Fitness, PetSmart

South Carolina:

Charleston (leased through 2063)(3)

45,000 100.0% 16.43 — Best Buy

Virginia:

Norfolk (leased through 2069)(3)

114,000 100.0% 8.56 — BJ's Wholesale Club

Puerto Rico:

Shops at Caguas 356,000 96.5% 34.05 $79,190 Sector Sixty6, Old Navy, Foot Locker

The Outlets at Montehiedra(5)

538,000 96.9% 25.23 $70,316 Ralph's Food Warehouse, The Home Depot, Marshalls, Caribbean Cinemas, Old Navy, T.J. Maxx, Burlington

Total Retail Portfolio 15,992,000 96.6% $21.85 $1,674,062

Sunrise Mall(4)(5)(7)

17,000 53.5% 39.57 — Held for future redevelopment

Total Urban Edge Properties 16,009,000 96.5% $21.86 $1,674,062

(1) Percent leased is expressed as the percentage of gross leasable area subject to a lease, excluding temporary tenants. The Company excludes 58,000 sf of self-storage from the report above.

(2) Weighted average annual base rent per square foot including ground leases and executed leases for which rent has not commenced is calculated by annualizing tenants' current base rent (excluding any free rent periods), and excluding tenant reimbursements, concessions and storage rent. Excluding the ground leases where the Company is the lessor, the weighted average annual base rent per square foot for our retail portfolio is $24.45 per square foot.

(3) The Company is a lessee under a ground or building lease. The total square feet disclosed for the building will revert to the lessor upon lease expiration.

(4) We own 95% of Walnut Creek (Mt. Diablo) and 82.5% of Sunrise Mall with the remaining portions in each case owned by joint venture partners.

(5) Not included in the same-property pool for the purposes of calculating same-property metrics for the quarters ended June 30, 2026 and 2025.

(6) Mortgage debt balances exclude unamortized debt issuance costs.

(7) A portion of the property is under a ground lease through 2069. Leasable area excludes 1.2 million sf as the asset is being held for future redevelopment.

(8) This property is classified as held for sale and the mortgage secured by the property has been reclassified and is included in accounts payable, accrued expenses and other liabilities on the consolidated balance sheets as of June 30, 2026.

URBAN EDGE PROPERTIES

PROPERTY ACQUISITIONS AND DISPOSITIONS

For the six months ended June 30, 2026

(dollars in thousands)

2026 Property Acquisitions:

Date Acquired Property Name City State GLA Price

3/30/2026 The Village at Bridgewater Commons Bridgewater NJ 92,000 $ 54,325

6/25/2026

Shoppers World (Leasehold Interest)(1)

Framingham MA — $ 10,675

2026 Property Dispositions:

Date Disposed Property Name City State GLA Price

None.

(1) Pertains to the acquisition of a leasehold interest in a ground lease at the property to take over as lessor for the underlying tenant.

URBAN EDGE PROPERTIES

DEVELOPMENT, REDEVELOPMENT AND ANCHOR REPOSITIONING PROJECTS

As of June 30, 2026

(in thousands, except square footage data)

Active Projects

Estimated Gross Cost(1)

Incurred as of 6/30/26

Target Stabilization(2)

Description and Status

Bruckner Commons (Phase A)(5)

$ 57,900 $ 44,500 2Q27 Retenanting a portion of the former Kmart box with BJ's Wholesale Club

Bruckner Commons (Phase C)(5)

17,200 9,700 3Q27 Retenanting remainder of the former Kmart box with national off-price retailers

Bruckner Commons (Phase B)(5)

11,500 7,000 1Q27 Redeveloping Toys "R" Us box with two new pads for Chick-fil-A and Chipotle

Yonkers Gateway Center (Phase C)(3)

8,400 5,100 1Q27 Redemising multiple suites for Trader Joe's and Hallmark relocation

Bergen Town Center (Phase F)(3)

8,100 1,700 4Q27 Developing new 10,000± sf pad for Tommy's Tavern + Tap

Millburn Gateway Center(3)

7,600 500 3Q27 Retenanting portion of vacant Motion Fitness with Barry's Bootcamp and small shops

Manalapan Commons (Phase B)(3)

7,500 6,300 3Q26 Backfilling vacant Bed Bath & Beyond with Nordstrom Rack (open) and Fidelity

Plaza at Woodbridge (Phase C)(3)

5,900 300 4Q28 Developing new 8,000± sf multi-tenant pad for Cava and small shops

Kingswood Crossing (Phase A)(3)

5,300 5,000 4Q26 Adding 17,000± sf Emblem Health (open)

Bergen Town Center (Phase G)(3)

4,100 4,000 4Q26 Adding Capon's Burgers and Tatte Bakery & Cafe (open)

Woodmore Towne Centre (Phase B)(3)

3,800 100 2Q28 Developing new 4,600± sf pad for Patriot Urgent Care and national quick-service restaurant

The Outlets at Montehiedra (Phase F)(5)

3,500 800 4Q26 Terminated below-market 10,000± sf lease and backfilling with Coach and Bath & Body Works (open)

Hudson Mall (Phase B)(3)

3,100 600 2Q27 Retenanting former Big Lots with HomeGoods

Ledgewood Commons (Phase B)(3)

2,900 — 3Q28 Retenanting rear portion of the former At Home box with Restaurant Depot

Woodmore Towne Centre (Phase A)(3)

1,900 700 1Q27 Developing new pad for free standing Bank of America

Ledgewood Commons (Phase A)(3)

1,700 200 4Q26 Developing new restaurant pad for Tommy's Tavern + Tap

Bergen Town Center (Phase H)(3)

1,600 1,200 3Q26 Retenanting vacancy with Adidas

The Outlets at Montehiedra (Phase G)(5)

1,500 100 2Q27 Developing new pad for First Bank

Plaza at Woodbridge (Phase B)(3)

1,500 500 4Q27 Expanding existing ExtraSpace self-storage by 13,000± sf in vacant space

Total $ 155,000

(4)

$ 88,300

(1) Estimated gross cost includes the allocation of internal costs such as labor, interest and taxes.

(2) Target Stabilization reflects the first quarter in which at least 80% of the expected NOI from the project has commenced. A project achieving Target Stabilization is classified as Completed whether or not all costs have been expended and remains listed as a Completed project for one year in the table on page 32. The Target Stabilization date is an estimate and is subject to change resulting from uncertainties inherent in the development process and not wholly under the Company's control.

(3) Results from these properties are included in our same-property metrics for the quarter ended June 30, 2026.

(4) The estimated, unleveraged yield for total Active Projects is 12% based on total estimated project costs and the incremental, unleveraged NOI directly attributable to the projects unless otherwise noted. The incremental, unleveraged NOI for Active Projects excludes NOI generated outside the project scope such as the impact on future lease rollovers or on the long-term value of the property. The unleveraged yield for projects related to vacant spaces is based on the total NOI directly attributable to the project and the estimated project costs.

(5) Results from these properties are included in our same-property including redevelopment metrics for the quarter ended June 30, 2026.

URBAN EDGE PROPERTIES

DEVELOPMENT, REDEVELOPMENT AND ANCHOR REPOSITIONING PROJECTS

As of June 30, 2026

(in thousands, except square footage data)

Completed Projects

Estimated Gross Cost(1)

Incurred as of 6/30/26

Stabilization(2)

Description

Hudson Mall (Phase A)(3)

$ 12,700 $ 12,300 2Q26 Retenanted former Toys "R" Us box with Burlington

Plaza at Woodbridge (Phase A)(3)

2,100 1,900 1Q26 Retenanted 40,000 sf of former Bed Bath & Beyond with Trader Joe's and Ross Dress for Less

Totowa Commons (Phase B)(3)

1,900 1,800 1Q26 Retenanted vacant space with 27,000 sf Lidl and 18,000 sf Boot Barn

The Outlets at Montehiedra (Phase B)(6)

1,700 1,400 1Q26 Delivered new 6,000± sf pad for Texas Roadhouse

Plaza at Cherry Hill (Phase C)(3)

1,100 1,100 1Q26 Backfilled vacant space with 10,000 sf Big Blue Swim School

Totowa Commons (Phase A)(3)

5,700 5,600 4Q25 Backfilled former Bed Bath & Beyond box with Tesla

Bergen Town Center (Phase E)(3)

3,400 3,400 4Q25 Backfilled vacant Midas space with First Watch

Yonkers Gateway Center (Phase B)(3)

2,600 2,600 4Q25 Relocated Red Wing Shoes, added Dave's Hot Chicken into vacant shop space and expanded Best Buy in former Red Wing Shoes

Newington Commons(3)

1,400 1,400 3Q25 Backfilled former Staples with Bob's Discount Furniture

Total $ 32,600

(4)

$ 31,500

Future Redevelopment(5)

Location Opportunity

Brunswick Commons(3)

East Brunswick, NJ Develop new pad

Hudson Mall(3)

Jersey City, NJ Reposition mall with retail and amenity upgrades and consideration of alternate uses

The Plaza at Cherry Hill(3)

Cherry Hill, NJ Renovate exterior of center and common areas and upgrade tenancy

Sunrise Mall Massapequa, NY Redevelop mall including consideration of alternate uses

(1) Estimated gross cost includes the allocation of internal costs such as labor, interest and taxes.

(2) Stabilization reflects the first quarter in which at least 80% of the expected NOI from the project has commenced. A project achieving Stabilization is classified as Completed whether or not all costs have been expended and remains listed as a Completed project for one year in the table above.

(3) Results from these properties are included in our same-property metrics for the quarter ended June 30, 2026.

(4) The estimated unleveraged yield for Completed projects is 25% based on total estimated project costs and the incremental, unleveraged NOI directly attributable to the projects unless otherwise noted. The incremental, unleveraged NOI for Completed projects excludes NOI generated outside the project scope such as the impact on future lease rollovers or on the long-term value of the property. The unleveraged yield for projects related to vacant spaces as a result of bankruptcy is based on the total NOI directly attributable to the project and the estimated project costs.

(5) The Company has identified future redevelopment opportunities which are, or will soon be, in planning phases and as such, may not ultimately become active projects. Proceeding with these investments is subject to many factors outside of the Company's control, and it is possible that municipal or other approvals may delay or suspend our ability to proceed with such plans. The execution of these projects is discretionary and we are under no current obligation to fund these projects.

(6) Results from these properties are included in our same-property including redevelopment metrics for the quarter ended June 30, 2026.

URBAN EDGE PROPERTIES

DEBT SUMMARY

As of June 30, 2026 and December 31, 2025

(in thousands)

June 30, 2026 December 31, 2025

Secured fixed rate debt $ 1,644,062 $ 1,619,388

Unsecured variable rate debt 55,000 —

Total debt(1)

$ 1,699,062 $ 1,619,388

% Secured fixed rate debt 96.8 % 100.0 %

% Unsecured variable rate debt 3.2 % — %

Total 100.0 % 100.0 %

Secured mortgage debt $ 1,644,062 $ 1,619,388

Unsecured debt(2)

55,000 —

Total debt(1)

$ 1,699,062 $ 1,619,388

% Secured mortgage debt 96.8 % 100.0 %

% Unsecured debt 3.2 % — %

Total 100.0 % 100.0 %

Weighted average remaining maturity on secured mortgage debt(3)

3.3 years 3.7 years

Weighted average remaining maturity on unsecured debt 5 years N/A

Total market capitalization (see page 20) $ 4,753,470

% Secured mortgage debt 34.6 %

% Unsecured debt 1.2 %

Total debt: Total market capitalization 35.8 %

Weighted average interest rate on secured mortgage debt(4)

5.02 % 5.03 %

Weighted average interest rate on unsecured debt(4)

4.63 % — %

Total debt 5.01 % 5.03 %

Note: All amounts and calculations exclude unamortized debt issuance costs on mortgages payable.

(1) Total debt excludes unamortized debt issuance costs of $11.9 million and the $30.0 million mortgage secured by our property in Morris Plains, NJ which is classified as held for sale as of June 30, 2026.

(2) As of June 30, 2026, there was $55 million outstanding under our unsecured line of credit, which has a maturity date of June 28, 2030 with two six-month extension options. Borrowings under the unsecured line of credit bear interest at SOFR plus 1.00% with an annual facility fee of 0.15% based on the Company's current leverage ratio. As of June 30, 2026, the Company had obtained seven letters of credit issued under the unsecured line of credit aggregating $20.5 million which were provided to mortgage lenders and other entities to secure its obligations for certain capital requirements. The letters of credit remain undrawn but have reduced the amount available under the unsecured line of credit commensurate with their face values.

(3) Weighted average remaining maturity on secured mortgage debt excludes the $30.0 million mortgage secured by our property in Morris Plains, NJ which is classified as held for sale as of June 30, 2026. Including the $30.0 million held for sale mortgage, the weighted average remaining maturity on secured debt is 3.4 years.

(4) Weighted average interest rate is calculated based on balances outstanding at the respective dates and excludes the $30.0 million, 5.47% fixed rate mortgage secured by our property in Morris Plains, NJ which is classified as held for sale as of June 30, 2026. Including the mortgage secured by our property in Morris Plains, NJ, the weighted average interest rate on secured mortgage debt and total debt is 5.03% and 5.01%, respectively.

URBAN EDGE PROPERTIES

MORTGAGE DEBT SUMMARY

As of June 30, 2026 and December 31, 2025

(dollars in thousands)

Property Maturity Date Rate

June 30,

2026

December 31, 2025

Percent of Mortgage Debt at

June 30, 2026

Town Brook Commons 12/1/2026 3.78 % $ 28,634 $ 28,965 1.7 %

Rockaway River Commons 12/1/2026 3.78 % 25,352 25,645 1.5 %

Hanover Commons 12/10/2026 4.03 % 58,304 58,935 3.5 %

Tonnelle Commons 4/1/2027 4.18 % 92,394 93,377 5.5 %

Manchester Plaza 6/1/2027 4.32 % 12,500 12,500 0.7 %

Millburn Gateway Center 6/1/2027 3.97 % 20,748 21,013 1.2 %

Totowa Commons 12/1/2027 4.33 % 50,800 50,800 3.0 %

Woodbridge Commons 12/1/2027 4.36 % 22,100 22,100 1.3 %

Brunswick Commons 12/6/2027 4.38 % 63,000 63,000 3.8 %

Rutherford Commons 1/6/2028 4.49 % 23,000 23,000 1.4 %

Hackensack Commons 3/1/2028 4.36 % 66,400 66,400 4.0 %

Marlton Commons 12/1/2028 3.86 % 34,919 35,295 2.1 %

Yonkers Gateway Center 4/10/2029 6.30 % 50,000 50,000 3.0 %

Ledgewood Commons 5/5/2029 6.03 % 50,000 50,000 3.0 %

The Shops at Riverwood 6/24/2029 4.25 % 20,379 20,577 1.2 %

Shops at Bruckner 7/1/2029 6.00 % 36,582 36,848 2.2 %

Shoppers World(1)

8/15/2029 5.12 % 123,600 123,600 7.4 %

Greenbrook Commons 9/1/2029 6.03 % 31,000 31,000 1.9 %

Huntington Commons 12/5/2029 6.29 % 43,454 43,704 2.6 %

Bergen Town Center 4/10/2030 6.30 % 286,052 287,779 17.0 %

The Outlets at Montehiedra 6/1/2030 5.00 % 70,316 71,412 4.2 %

Montclair(2)

8/15/2030 3.15 % 7,127 7,201 0.4 %

Garfield Commons 12/1/2030 4.14 % 37,746 38,134 2.3 %

Shops at Caguas 1/31/2031 6.15 % 79,190 79,983 4.7 %

The Village at Waugh Chapel(3)

12/1/2031 3.76 % 56,141 55,784 3.4 %

Brick Commons 12/10/2031 5.20 % 50,000 50,000 3.0 %

Woodmore Towne Centre 1/6/2032 3.39 % 117,200 117,200 7.0 %

Plaza at Woodbridge(4)

3/18/2033 5.03 % 62,500 — 3.7 %

Newington Commons 7/1/2033 6.00 % 15,393 15,505 0.9 %

Briarcliff Commons(5)

10/1/2034 5.47 % 30,000 30,000 1.8 %

Mount Kisco Commons(6)

11/15/2034 6.40 % 9,231 9,631 0.6 %

Total mortgage debt 5.03 % $ 1,674,062 $ 1,619,388 100.0 %

Less: Briarcliff Commons (held for sale)(5)

10/1/2034 (5.47) % (30,000) —

Total mortgage debt, excluding held for sale 5.02 % 1,644,062 1,619,388

Total unamortized debt issuance costs (11,866) (12,614)

Less: Briarcliff Commons (held for sale) unamortized debt issuance costs(5)

784 —

Total mortgage debt, net excluding held for sale $ 1,632,980 $ 1,606,774

(1)Bears interest at SOFR plus 170 bps. The variable component of the debt is hedged with an interest rate swap agreement, fixing the rate at 5.12%, which expires at the maturity of the loan.

(2)Bears interest at SOFR plus 257 bps. The fixed and variable components of the debt are hedged with an interest rate swap agreement, fixing the rate at 3.15%, which expires at the maturity of the loan.

(3)The mortgage payable balance includes unamortized debt mark-to-market discount of $3.9 million.

(4)Bears interest at SOFR plus 155 bps. The variable component of the debt is hedged with an interest rate swap agreement, fixing the rate at 5.03%, which expires on March 18, 2031.

(5)The mortgage is included in accounts payable, accrued expenses and other liabilities on the consolidated balance sheets as of June 30, 2026 as the property securing it is classified as held for sale.

(6)The mortgage payable balance includes unamortized debt mark-to-market discount of $0.5 million.

URBAN EDGE PROPERTIES

DEBT MATURITY SCHEDULE

As of June 30, 2026

(dollars in thousands)

Year Amortization Balloon Payments

Unsecured Line of Credit(1)

Premium/(Discount) Amortization Total Weighted Average Interest rate at maturity Percent of Debt Maturing

2026(2)

$ 8,329 $ 111,228 $ — $ (385) $ 119,172 4.0% 7.0 %

2027 13,608 259,526 — (774) 272,360 4.3% 16.0 %

2028 13,536 122,402 — (773) 135,165 4.4% 8.0 %

2029 12,452 348,590 — (773) 360,269 5.7% 21.2 %

2030 6,668 372,252 — (773) 378,147 5.8% 22.2 %

2031 1,691 180,552 55,000 (713) 236,530 5.0% 13.9 %

2032 1,607 117,200 — (60) 118,747 3.4% 7.0 %

2033 1,538 75,919 — (60) 77,397 5.2% 4.6 %

2034 1,333 — — (58) 1,275 6.4% 0.1 %

Total $ 60,762 $ 1,587,669 $ 55,000 $ (4,369) $ 1,699,062 5.0% 100 %

Unamortized debt issuance costs (11,082)

Total outstanding debt, net(3)

$ 1,687,980

(1) Our $700 million unsecured line of credit matures on June 28, 2030, plus two six-month extensions at our option, to June 28, 2031.

(2) Remainder of 2026.

(3) Total debt excludes the $30.0 million outstanding mortgage secured by our property in Morris Plains, NJ which is classified as held for sale as of June 30, 2026. The table also excludes the related unamortized debt issuance costs of $0.8 million.

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Aug. 06, 2026

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URBAN EDGE PROPERTIES

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