Deutsche EuroShop | Company Presentation | 03/24

Company Presentation
March 2024
Eat. Shop. Laugh.

C O M P A N Y
Update on Business Activities FY 2023 – Summary
COMPANY PRESENTATION | MARCH 2024
2
Business Development
 Strong comeback of operational business
 Increase of footfall (+5.7%) and retail sales (+8.6%)
compared to FY 2022
 Strengthened return profile following acquisition
of minority interests in own shopping centers
 Revenue €273.3 m (+28.4%), FFO €171.3 m (+31.7%)
 Key performance indicators have developed favorably,
also excluding any acquisitions (pro forma)

C O M P A N Y
Update on Business Activities FY 2023 – Summary
3
Financing and Liquidity
 Low LTV of 33.2% and strong cash position of €336.1 m
(before €149.1 m dividend in early January)
 Steady funding situation with long-term financing partners
 Next loan due in 2025, major refinancings only from 2026
 Dividend of €191.2 m (€2.50 per share) paid in September 2023
plus €149.1 m (€1.95 per share) paid in January 2024
 Share buyback programme: Up to €15.0 m or 750,000 shares
until 20 December 2024

S H O P P I N G C E N T E R S
+17.6%
+24.0%
+5.7% +6.2%
+0.7%
+4.3%
+1.6%
+3.5%
Footfall Turnover Footfall Turnover Footfall Turnover Footfall Turnover
+5.7%
+8.6%
Footfall Turnover
12M y-o-y
Development of Retail Turnover1 and Footfall
4
1 Source: ECE / the data only refer to the DES portfolio (incl. international centers) / nominal sales development, not adjusted for inflation / in € (with exchange rate effects)
Compared to previous year
Q1 2023 Q2 2023 Q3 2023 Q4 2023

Vision – Omnichannel-Platform
5
Digitalization as key to integration of retail platforms
Center
Mall visit
Online shop
tenant
Marketing channels
Market
places
Website, apps and
newsletter
Customers
Pick up in mall Delivery from mall
Offline Online

European Portfolio with Focus on Germany
6
5
9
8
Norderstedt
Hamburg
17
Hameln
12
Hamm
14
Wuppertal 15 Kassel
11 Wetzlar
1
Sulzbach/Frankfurt
4 Viernheim/
Mannheim
10
Neunkirchen
13
Wolfsburg
2 Wildau/Berlin
7
Magdeburg
6 Dessau
3 Dresden
6 Passau
19 Gdansk
Poland
18 Brno
Czech Republic
20 Klagenfurt
Austria
21 Pécs
Hungary
>170 million visitors in 2022
City-
Arkaden
14
Allee-
Center
12
Billstedt-
Center
9
Phoenix-
Center
8
Herold-
Center
5
Stadt-
Galerie
17
A10
Center
2
Altmarkt-
Galerie
3
Forum
11
Main-Taunus-
Zentrum
1
Rhein-Neckar-
Zentrum
4
Saarpark-
Center
10
Allee-
Center
7
Rathaus-
Center
6
City-
Galerie
13
City-
Point
15
Stadt-
Galerie
16
20
City
Arkaden
19
Galeria
Bałtycka
21
Árkád
Olympia
18
Germany
Europe

Maturity Distribution of Rental Contracts1
7
1 As % of rental income as at 31 December 2023
Weighted maturity 4.7 years
2022 5.7 years
Long-term contracts base
rental income
Occupancy rate 93.3%
2022 94.3%
6%
11%
17%
11%
12%
43%
2029 onwards
2027
2026
2025
2024
2028

Tenant Structure – Top 10 Tenants
8
1 In % of total retail rents as at 31 Dec. 2023
20231 2022
H&M 2.6% 2.8%
New Yorker 2.3% 2.3%
Deichmann 2.3% 2.3%
P&C Düsseldorf 2.2% 2.1%
Ceconomy 2.2% 2.4%
C&A 2.2% 2.2%
Douglas 1.8% 1.9%
TK Maxx 1.7% 1.8%
Thalia 1.6% 1.5%
dm-drogerie markt 1.5% 1.6%
Total 20.4% 20.9%
Low level of dependence on the Top 10 Tenants1
80%
20%
Top 10 Tenants

Sector Mix1
9
1 As % of rental space as at 31 December 2023
Balanced sector
diversification
Fashion
48.9%
Non-food/electronics
18.0%
Drug stores & hypermarkets
9.6%
Food & supermarkets
6.6%
Health & beauty
6.4%
Catering
5.1%
Leisure &
entertainment
3.5%
Services
1.9%

Main-Taunus-Zentrum: Foodgarden
10
 Major investment in the DES portfolio
 Approx. €28 m total investment for the
strategic advancement of the center
 Very high sustainability standards
 Completely pre-let, high-quality tenant
structure: Alex, L’Osteria, The Ash,
and others
 Topping out ceremony in April 2024
 Opening planned for spring 2025
Source: ECE (visualisation)

Rhein-Neckar-Zentrum: Retailtainment & Casual Dining
11
Source: ECE
 New modern, free-standing restaurant
building with attractive outdoor terraces,
operated by L'Osteria, has opened very
successfully
 Three new tenants will move into the property
of a former DIY store:
− B.O.C., a specialist bicycle retailer
(opening in April 2024)
− JUMP House, an adventure concept
(opening in summer 2024)
− A further indoor entertainment concept
(opening in summer 2024)

Rhein-Neckar-Zentrum: New Photovoltaic Plant
12
Source: ECE
 Further sustainability investments in the
Rhein-Neckar-Zentrum
 Photovoltaic system is currently being
installed on the roof of the center
 Completion is scheduled for April 2024
 Investment: €1.1 m
 Output: 770 kilowatt peak (kWp)
 Level of self-sufficiency: 21%
 Electricity costs of around €139 k
per year can be saved in future

Stadt-Galerie Hameln and A10 Center: New Promising Tenants
13
Source: ECE (visualisation)
 Stadt-Galerie Hameln:
Building permit has been granted
Action and Netto to open in Autumn 2024 on the
former site of the real market
 A10:
Building permit has been granted
MediaMarkt and TK Maxx will open end of 2024 as strong
neighbours for the successful Kaufland
Both projects are on time and within budget

Galeria Baltycka:
Mall Beautification & At-your-Service
14
Source: ECE

F I N A N C I A L S
Valuation1 – Investment Properties 31 December 20234
15
1 External appraiser: JLL (since 2015) | 2 Attributable to group shareholders | 3 Nominal rate of rent increases using the DCF method during the 10-year measurement period, including inflation-related rent
indexing and changes in the occupancy rate | 4 2023: Preliminary Results
Valuation result negative
 Property values down in 2023
 Rising yields and impact from real estate transfer
tax increase in Hamburg and Saxony
 Muted transaction market for shopping centers
 Increase of EPRA NIY from 5.34% to 5.91%
in € thousand Basis Change of -25bps Change of +25bps
Rent increase rates3
1.47% -108.6 +117.9
Cost ratio 12.07% +45.0 -41.1
Discount rate 7.10% +71.6 -67.1
Capitalization rate 5.64% +108.1 -93.8
Sensitivity Analysis
5.98 5.97 5.87
5.46
5.24 5.23 5.32 5.43
5.73 5.78
6.37
6.64
5.7 5.69
5.53
5.13
4.94 4.93 5.01 5.12
5.41 5.45
6.01
6.25
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Net operating yield in % Net initial yield in %
in € thousand 31.12.2023 31.12.2022 CHANGE
Revaluation -229,365 -103,042 -126,323
Revaluation at-equity -3,426 -16,604 13,178
Minority interest 23,664 13,296 10,368
Valuation result before taxes -209,127 -106,350 -102,777
Deferred taxes 37,375 18,661 18,714
Valuation result after taxes2
-171,752 -87,689 -84,063

F I N A N C I A L S
61.8 76.5
Number of shares as at the Reporting Date (in m)
61.8
61.8 61.8
2,613.4
2,309.7 2,374.4 2,335.9 2,414.4
42.30 € 37.38 € 38.43 € 37.81 € 31.58 €
2019 2020 2021 2022 2023
Net Tangible Assets (EPRA)2
16
1 Including the share attributable to equity-accounted joint ventures and associates | 2 2023: Preliminary Results
EPRA NTA
in € million (per share in €)
 EPRA NTA per share decreased due to higher amount
of shares issued: €31.58 (-16.5%)
 Share price discount to NTA: 40% (18 March 2024)
EPRA NTA
+3.4%
31.12.2023 31.12.2022
in € thousand per share in € in € thousand per share in €
Equity 2,119,667 27.72 2,036,237 32.96
Derivative financial instruments
measured at fair value1
6,427 0.08 5,637 0.09
Equity excluding derivative
financial instruments 2,126,094 27.80 2,041,874 33.05
Deferred taxes on investment properties
and derivative financial instruments1
340,042 4.45 345,789 5.60
Intangible assets -23 0.00 -29 0.00
Goodwill as a result of deferred taxes -51,719 -0.67 -51,719 -0.84
EPRA NTA 2,414,394 31.58 2,335,915 37.81
Weighted number of
no-par-value shares issued
76,455,319 61,783,594

F I N A N C I A L S
Balance Sheet – Solid and Robust Structure5
17
1 Including third-party interest in equity | 2 Ratio of net financial liabilities (financial liabilities less cash and cash equivalents) to non-current assets (investment properties
and investments accounted for using the equity method) | 3 Ratio of net financial liabilities to long-term assets, calculated on the basis of the group share | 4 The disclosure of rental incentives granted
was changed in the reporting year and is now recognized under investment properties. The previous year has been adjusted to improve comparability | 5 2023: Preliminary Results
Balance sheet structure
in € million
 Equity ratio stands at a solid 53.3%
 LTV to 33.2% (EPRA LTV (“look through”) 34.8%3)
 Group liquidity: €336.1 m
in € thousand 31.12.2023 31.12.20224
Change
Non-current assets 4,091,953 3,847,074 244,879
Cash and cash equivalents 336,071 334,943 1,128
Other current assets 32,173 26,089 6,084
Total assets 4,460,197 4,208,106 252,091
Equity 2,119,667 2,036,237 83,430
Non-controlling interests of limited partners 259,380 307,130 -47,750
Equity (including minority interest) 2,379,047 2,343,367 35,680
Financial liabilities 1,677,600 1,479,251 198,349
Deferred taxes 331,918 334,404 -2,486
Other liabilities 71,632 51,084 20,548
Total equity and liabilities 4,460,197 4,208,106 252,091
Equity ratio in %1 53.3% 55.7%
LTV ratio in %2 33.2% 30.2%
EPRA LTV ratio in %3 34.8% 33.5%
Balance sheet as at 31 December 2023
3,847.1 4,092.0
361.0
368.2
4,208.1
4,460.2
2022 2023
Non-current assets
Current assets
2,379.0 2,343.4
2,004.7 1,805.6
76.5
59.1
4,460.2
4,208.1
2023 2022
Current liabilities
Non-current liabilities
Equity (incl. non controlling interests)
Assets Liabilities

F I N A N C I A L S
Interest Rate Structure1,2,3
18
1 As of 31 December 2023 | 2 Excl. non-consolidated loans | 3 2023: Preliminary Results
Interest Lockin
Due
(years)
Principal amounts
(€ million)
Share of
total Loan
Avg.
interest Rate
2024 0
2025 1.9 62.2 3.7% 2.03%
2026 – 2028 3.6 635.4 37.9% 2.55%
2028 ff 7.5 980.0 58.4% 2.37%
Total1 5.8 1,677.6 100.0% 2.43%
 20 bank partners
 Weighted maturity of fixed interest periods 5.8 years1
2.72 2.47 2.18 2.09 2.43 2.431
5.6 5.3 5.1 4.7
6.8
5.8
2018 2019 2020 2021 2022 2023
Avg. Interest rate Weighted maturity
Years
%

F I N A N C I A L S
2.11 2.08
-0.124
0.203
2022 2023 2024
152.4
197.7
41.8
15.03
2022 2023 2024
130.1
156.3
19.5
15.03
2022 2023 2024
130.2
154.5
19.4
15.03
2022 2023 2024
61.8
13.3
2022 2023 2024
Forecast5
19
1 Pro forma | 2 For the purpose of improving comparability, the same weighted number of no-par value shares issued was used in the disclosure of consolidated key figures per share for 2022
3 One-off effect on other operating income in the amount of around € 15 million or €0.20 per share (excl. taxes) | 4 Pro forma dilution | 5 2023: Preliminary Results
REVENUE
€m
EBT EXCL. VALUATION
€m
FFO
€m
EBIT
€m
NUMBER OF SHARES
mn
FFO PER SHARE
€
212.8
51.9
2022 2023 2024
2024 w/o share buyback
264.71 273.3
149.61
169.5
149.61
171.3
194.21
212.7
75.12
75.1 76.5
1.991
268 - 274
149 - 155 146 - 152
204 - 210
2.28
1.91 – 1.99

S H A R E
Dividend and Performance –
Trend of share
20
1 Respectively paid for the previous FY | 2 2024: As of 18 March 2024 | 3 €2.50 paid on 1 September 2023 and €1.95 paid on 11 January 2024 |
4 As of 31 December 2023 (DES’ number of shares increased from 61,783,594 to a new total of 76,464,319 shares in January 2023)
Dividend per share1
1.05 1.10 1.10 1.20 1.25 1.30 1.35 1.40 1.45 1.50 0.00 0.04 1.00 4.453
43.24
31.584
40.46
19.00
5
10
15
20
25
30
35
40
45
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
4.00
4.50
5.00
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
NTA (NAV) per share
Share price2

S H A R E
Shareholder Structure1
21
1 As of 15 March 2023
Germany
98.0%
Other
2.0%
Hercules BidCo
76.4%
Maren Otto
6.6%
Private Investors
14.0%
Institutional
Investors
3.0%
8,750 shareholders
Free float 23.6%

S H A R E
Analysts‘ Consensus1
22
1 Aggregated by DES, median values, status: 15 Sep. 2023, 8 analysts, no rating: Bank of America
Neutral
 Berenberg Bank
 Deutsche Bank
 Green Street
 Kepler Cheuvreux
Outperform
Q1
04
Q3
04
Q1
05
Q3
05
Q1
06
Q3
06
Q1
07
Q3
07
Q1
08
Q3
08
Q1
09
Q3
09
Q1
10
Q3
10
Q1
11
Q3
11
Q1
12
Q3
12
Q1
13
Q3
13
Q1
14
Q3
14
Q1
15
Q3
15
Q1
16
Q3
16
Q1
17
Q3
17
Q1
18
Q3
18
Q1
19
Q3
19
Q1
20
Q3
20
Q1
21
Q3
21
Q1
22
Q2
22
Q4
22
Q2
23
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Negative
Neutral
Positive
Buy
 M.M. Warburg
median/in € 2023 2024
Revenue (€ m) 272.0 272.9
EBIT (€ m) 215.8 217.1
FFO per share 2.11 2.10
NTA per share 33.63 33.67
Dividend 1.41 1.43
Price target (mean) 22.30
Sell Underperform
 ODDO BHF  Baader Bank

A P P E N D I X
Key Data of the Share
23
Listed since 02.01.2001
Nominal capital €76,464,313.00
Outstanding shares 76,464,313
Class of shares Registered shares
Dividend for 2022
(paid on 1 September 2023 and 11 January 2024)
€2.50 + €1.95
52W High €24.35
52W Low €17.14
Share price (18 March 2024) €19.00
Market capitalization €1.45 billion
Avg. turnover per day last 12 months (XETRA) 144,470 shares
Indices CDAX, EPRA, MSCI Small Cap, HASPAX,
Prime All Share Index, Classic All Share Index
Official market Prime Standard Frankfurt and XETRA
OTC market Berlin, Dusseldorf, Hamburg, Hanover,
Munich and Stuttgart
ISIN DE 000 748 020 4
Ticker DEQ, Reuters: DEQGn.DE
Market maker ODDO BHF

A P P E N D I X
Our Partner
24
 ECE Group develops, plans, builds, leases and manages real
estate in the sectors shopping, office, hotel, residential and
industries since 1965
 Originally ECE was an abbreviation for the German word
Einkaufscenterentwicklung (Shopping center development)
 100% privately owned by the Otto family
 Assets under management
– Approx. 200 shopping centers
– €33.3 billion market value
– 7.0 million sqm overall sales area
– Approx. 20,000 retail businesses
– 4.0 million daily visitors
 Active in 13 countries
– Austria, China, Czech Republic, Denmark, Germany,
Hungary, Italy, Poland, Qatar, Slovakia, Spain, Turkey
and United Kingdom
Close alliance with a European market leader
in the shopping center business

A P P E N D I X
Reduction of CO2 Emission and Electricity Consumption
ESG
25
 Climate protection is a top priority for Deutsche EuroShop.
We firmly believe that sustainability and profitability are not
mutually exclusive. Neither are shopping experience and
environmental awareness. Long-term thinking is part of our
strategy, and that includes a commitment to environmental
protection
 Deutsche EuroShop also supports a diverse range of local
and regional activities that take place in our shopping centers
in the areas of the environment, society and the economy
 The following institutions1 regularly analyse Deutsche
EuroShop with regard to its ESG factors: EthiFinance2,
ISS ESG3, MSCI ESG Ratings4, S&P Global Corporate
Sustainability Assessment5 and Sustainalytics6
1 The use by Deutsche EuroShop of any ISS Corporate Solutions, Inc. or its affiliates (“ISS”) data, and the use of ISS logos, trademarks, service marks or index names herein, do not
constitute a sponsorship, endorsement, recommendation, or promotion of Deutsche EuroShop by ISS. ISS services and data are the property of ISS or its information providers and are
provided “as-is” and without warranty. ISS names and logos are trademarks or service marks of ISS. | 2 Rating action date 12/22, Score: 54/100 | 3 Rating action date 06/23, Corporate
ESG Performance: Prime | 4 Rating action date 03/23, MSCI ESG Ratings: BBB | 5 Rating action date 02/23, Score: 15 | 6 Rating action date 01/23, ESG Risk Rating: Low
0
5
10
15
20
25
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Number of centers included
Total electricity consumption in mwh
CO2 reduction in t

A P P E N D I X
DGNB Sustainability certificates
ESG
26
The German Sustainable Building Council (DGNB) has awarded
sustainability certificates to all 21 Deutsche EuroShop
shopping centers, 11 in Gold and 10 in Platinum.
TÜV Süd has certified the electricity used in
Deutsche EuroShop’s German centers with the
prestigious “Ökostrom” green electricity label.
2023 saw Deutsche EuroShop awarded the EPRA
sBPR Award in “Gold” by the European Public Real
Estate Association (EPRA) for the sixth time in a row.
Deutsche EuroShop has participated in the Carbon
Disclosure Project (CDP) since 2010 and reports
the environmental data pertaining to its portfolio.

A P P E N D I X
Germany 1/21
27
1 Status: 31 Dec. 2022 (Investments: 3 Feb. 2023) | 2 Approximately | 3 As % of market rent
Main-Taunus-
Zentrum
A10
Center
Altmarkt-
Galerie
Rhein-Neckar-
Zentrum
Herold-
Center
Rathaus-
Center
Allee-
Center
Phoenix-
Center
Location
Sulzbach/
Frankfurt
Wildau/
Berlin
Dresden
Viernheim/
Mannheim
Norderstedt Dessau Magdeburg Hamburg
Investment 52.0% 100% 100% 100% 100% 100% 100% 75.0%
Lettable Space sqm 124,000 121,000 77,000 69,500 54,300 52,500 51,300 43,400
Parking 4,500 4,000 500 3,800 850 850 1,300 1,400
Number of Shops2 170 200 200 110 140 90 150 130
Occupancy Rate3 93% 89% 96% 91% 93% 91% 96% 96%
Catchment Area2 2.1 m inhabitants 1.1 m inhabitants 1.4 m inhabitants 1.6 m inhabitants 0.5 m inhabitants 0.3 m inhabitants 0.8 m inhabitants 0.5 m inhabitants
Visitors 2022 7.6 m 4.5 m 10.8m 7.6 m 7.8 m 4.1 m 8.3 m 7.2 m
Opening/
refurbishment
1964/2004/2011 1996/2011 2002/2011 1972/2002 1971/1995/2003 1995 1998/2006 2004/2016

A P P E N D I X
Germany 2/21
28
Billstedt-
Center
Saarpark-
Center Forum
Allee-
Center
City-
Galerie
City-
Arkaden
City-
Point
Stadt-
Galerie
Stadt-
Galerie
Location Hamburg Neunkirchen Wetzlar Hamm Wolfsburg Wuppertal Kassel Passau Hameln
Investment 100% 90.0% 100% 100% 100% 100% 100% 100% 100%
Lettable Space sqm 42,500 35,600 34,500 34,000 30,800 28,700 27,800 27,700 26,000
Parking 1,500 1,600 1,700 1,300 800 650 220 500 500
Number of Shops2 110 115 110 90 100 80 60 90 85
Occupancy Rate3 98% 94% 98% 96% 92% 95% 92% 97% 84%
Catchment Area2 0.8 m inhabitants 0.7 m inhabitants 0.5 m inhabitants 0.4 m inhabitants 0.5 m inhabitants 0.7 m inhabitants 0.6 m inhabitants 0.8 m inhabitants 0.3 m inhabitants
Visitors 2022 9.9 m 4.6 m 6.7 m 4.5 m 5.6 m 7.2 m 7.2 m 5.9 m 4.3 m
Opening/
refurbishment
1969/1977/1996 1989/1999/2009 2005 1992/2003/2009 2001/2006 2001/2004 2002/2009/2015 2008 2008

A P P E N D I X
Olympia
Galeria
Bałtycka
City
Arkaden Árkád
Location
Brno,
Czech Republic
Gdansk,
Poland
Klagenfurt,
Austria
Pécs,
Hungary
Investment 100% 100% 50.0% 50.0%
Lettable Space sqm 85,000 48,700 36,900 35,400
Parking 4,000 1,050 880 850
Number of Shops2 200 193 120 130
Occupancy Rate3 94% 97% 98% 99%
Catchment Area2 1.2 m inhabitants 1.1 m inhabitants 0.4 m inhabitants 0.7 m inhabitants
Visitors 2022 8.0 m 7.3 m 5.0 m 10.9 m
Opening/
refurbishment
1999/2014 – 16 2007 2006 2004
Europe1
29

A P P E N D I X
Financial Calendar
30
2024
19.03. Preliminary Results FY 2023
26.04. Publication of the Annual Report 2023
14.05. Quarterly Statement 3M 2024
25.06. Annual General Meeting
14.08. Half-year Financial Report 2024
14.11. Quarterly Statement 9M 2024

A P P E N D I X
Contact
31
Deutsche EuroShop AG
Investor & Public Relations
Heegbarg 36
22391 Hamburg
Tel. +49 (40) 41 35 79 – 20/– 22
Fax +49 (40) 41 35 79 – 29
E-Mail: ir@deutsche-euroshop.com
Web: www.deutsche-euroshop.com
Important Notice: Forward-Looking Statements
Statements in this presentation relating to future status or circumstances, including statements regarding management’s plans and objectives for future operations, sales and earnings
figures, are forward-looking statements of goals and expectations based on estimates, assumptions and the anticipated effects of future events on current and developing circumstances and
do not necessarily predict future results.
Many factors could cause the actual results to be materially different from those that may be expressed or implied by such statements. Deutsche EuroShop does not intend to update these
forward-looking statements and does not assume any obligation to do so.
Rounding and rates of change
Percentages and figures stated in this report may be subject to rounding differences. The rates of change are based on economic considerations: improvements are indicated by a plus (+);
deterioration by a minus (-).
instagram.com/deutscheeuroshop
youtube.com/DeutscheEuroShop
facebook.com/euroshop
slideshare.net/desag
twitter.com/des_ag
flickr.com/desag
ir-mall.com
Patrick Kiss
IR
Hans-Peter Kneip
CFO
Nicolas Lissner
IR

Deutsche EuroShop | Company Presentation | 03/24

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