Market Overview - A-shares continued to rise, with the pharmaceutical and communication sectors leading the market[3] - The Hang Seng Index and the National Enterprises Index fell by 0.15% and 0.34%, respectively, but narrowed their losses in the afternoon[12] - European stock markets rose, with the Stoxx 600 index increasing by 0.43%[10] - U.S. stock markets opened high but closed lower, with the Dow Jones down 204 points or 0.46%[10] Currency and Commodities - Concerns over Trump's pressure on Russia and hopes for a tariff agreement boosted oil prices, with WTI crude rising by 3.75% to $69.21 per barrel[27] - The U.S. dollar index increased by 0.26%, reaching a one-month high of 98.886[27] - Gold prices ended a four-day decline, rising by 0.42% to $3,324 per ounce[27] Fixed Income - U.S. Treasury prices rose, with the 7-year note auction attracting strong demand, yielding 4.092%[31] - Asian bond markets showed slow trading but remained firm, with spreads narrowing by 1-3 basis points[31] Corporate Highlights - Intel's quarterly earnings exceeded expectations, but the company faces challenges due to tariffs and restructuring costs, leading to lower profit guidance[9] - Digital Realty's Q2 performance surpassed market expectations, prompting an upward revision of its annual guidance[9] Regulatory Developments - Hong Kong's Monetary Authority announced the implementation of a regulatory framework for stablecoin issuers starting August 1, with the first licenses expected by year-end[6]

Group 1 - Digital Realty Trust, Inc. (NYSE: DLR) operates as a global data center platform with significant computing capacity [1] - The company is positioned to benefit from the increasing demand from businesses leveraging artificial intelligence [1] Group 2 - The article emphasizes the importance of innovation and disruption in the financial research and investment landscape [2] - It highlights the focus on high-tech and early growth companies as key areas for investment opportunities [2]

Core Viewpoint - The article emphasizes the importance of conducting personal in-depth research and due diligence before making investment decisions, highlighting the inherent risks involved in trading [3]. Group 1 - The analysis is intended solely for informational purposes and should not be interpreted as professional investment advice [3]. - Investors are encouraged to reach out for insights and contrasting views on stock portfolios [1]. - The author has a beneficial long position in shares of companies like GOOG and TSM, indicating a personal investment interest [2].

Core Insights - Digital Realty Trust (DLR) reported a second-quarter 2025 core funds from operations (FFO) per share of $1.87, exceeding the Zacks Consensus Estimate of $1.74, with a year-over-year increase of 13.3% [1][9] - The company raised its 2025 core FFO guidance range to $7.15-$7.25 from the previous range of $7.05-$7.15, with the Zacks Consensus Estimate of $7.04 below the new guidance [12] Financial Performance - DLR's operating revenues for the second quarter reached $1.49 billion, surpassing the Zacks Consensus Estimate of $1.44 billion, and reflecting a year-over-year increase of 10.1% [2][9] - The company reported "Same-Capital" cash net operating income (NOI) growth of 4.4% [2] - Adjusted EBITDA for the quarter was $823.3 million, marking a 13.3% increase year over year [5] Leasing and Revenue Growth - DLR signed total bookings estimated to generate $135 million of annualized GAAP rental revenues, with significant contributions from the 0-1 megawatt category and interconnection services [4] - Renewal leases signed during the quarter resulted in $177 million of annualized cash rental revenues, with rental rates increasing by 7.3% on a cash basis and 9.9% on a GAAP basis [5] Strategic Partnerships and Initiatives - DLR partnered with Oracle Solution Centers to enhance digital infrastructure offerings, combining data center services with Oracle's deployment-ready frameworks [3] Portfolio Activity - During the quarter, DLR acquired land parcels in Atlanta and Dallas for $120 million and $11 million respectively, expected to support significant IT capacity [6] - Additional land parcels were acquired for around $6 million in the Chicago metro area to expand its Franklin Park campus [7] Capital and Debt Management - As of the end of the second quarter, DLR had cash and cash equivalents of $3.55 billion, up from $2.32 billion at the end of the first quarter [10] - The company had total debt outstanding of $18.5 billion, with a net debt-to-adjusted EBITDA ratio of 5.1X and a fixed charge coverage of 4.7X [10][11] Future Projections - DLR projects total revenues for 2025 in the range of $5.925-$6.025 billion, with adjusted EBITDA expected between $3.200-$3.300 billion [13]

Group 1: AI Investment Landscape - Artificial intelligence (AI) investing has been a key market theme for the past two and a half years and is expected to remain significant in the coming years due to the ongoing need for massive AI infrastructure [1] - Despite many stocks having risen significantly, there is potential for continued substantial returns for certain stocks, which could lead to considerable wealth for investors [2] Group 2: Company-Specific Insights - **Nvidia**: Nvidia has been a leading AI stock due to its graphics processing units (GPUs) that are essential for AI model training and operation. The company may see a revenue growth boost if allowed to export GPUs to China, potentially increasing its growth rate from 50% to 77% [4][5] - **Taiwan Semiconductor**: As the world's leading chip foundry, Taiwan Semiconductor manufactures chips for companies like Nvidia. The company anticipates AI-related revenue growth of 45% starting in 2025, indicating strong future prospects [6][7][9] - **Digital Realty**: Digital Realty is a real estate investment trust (REIT) focused on data centers, which are crucial for supporting AI demand. The company offers a 2.7% dividend yield, providing a balanced investment opportunity for AI investors [10][11] - **Amazon**: Amazon's cloud computing platform, Amazon Web Services (AWS), is a leader in the market and is experiencing rapid growth, with a 17% revenue increase in the latest quarter. AWS accounted for 63% of Amazon's total Q1 profits, highlighting its significance beyond e-commerce [12][13]

Financial Performance - Digital Realty Trust (DLR) reported quarterly funds from operations (FFO) of $1.87 per share, exceeding the Zacks Consensus Estimate of $1.74 per share, and up from $1.65 per share a year ago, representing an FFO surprise of +7.47% [1] - The company posted revenues of $1.49 billion for the quarter ended June 2025, surpassing the Zacks Consensus Estimate by 3.45%, compared to revenues of $1.36 billion in the same quarter last year [2] Market Performance - Digital Realty Trust shares have increased by approximately 1.1% since the beginning of the year, while the S&P 500 has gained 8.1% [3] - The company has surpassed consensus FFO estimates three times over the last four quarters, but has only topped consensus revenue estimates once in the same period [2] Future Outlook - The current consensus FFO estimate for the upcoming quarter is $1.77 on $1.5 billion in revenues, and for the current fiscal year, it is $7.04 on $5.88 billion in revenues [7] - The estimate revisions trend for Digital Realty Trust was favorable ahead of the earnings release, resulting in a Zacks Rank 2 (Buy) for the stock, indicating expected outperformance in the near future [6] Industry Context - The REIT and Equity Trust - Other industry, to which Digital Realty Trust belongs, is currently ranked in the bottom 37% of over 250 Zacks industries, suggesting that the industry outlook can significantly impact stock performance [8]

Financial Data and Key Metrics Changes - Digital Realty reported $177 million in new bookings for the quarter, with $135 million attributed to Digital Realty's share, marking a record performance in the zero to one megawatt plus interconnection product set with $90 million in bookings [5][9] - Core FFO reached a record $1.87 per share, a 13% increase year-over-year and 6% higher than the previous quarter, contributing to an increase in revenue, adjusted EBITDA, and core FFO per share guidance for the full year 2025 [6][10][26] - The backlog at the end of the quarter stood at $826 million, providing strong visibility through 2025 and beyond [10][24] Business Line Data and Key Metrics Changes - The zero to one megawatt plus interconnection category saw bookings of $90 million, an 18% increase over the previous record set two quarters ago, with over $300 million booked in the past four quarters, up from approximately $200 million in 2023 [9][10] - Leasing results included $45 million in the greater than one megawatt category, with average pricing skewed lower due to an expansion option exercised by a large enterprise customer [24][26] - Total churn declined to just 1%, with negligible churn in the greater than one megawatt category [26] Market Data and Key Metrics Changes - Demand for data center capacity remains strong across all regions, with significant contributions from EMEA, The Americas, and APAC [9][12] - In North America, near-term capacity blocks are in high demand, with discussions focused on late 2026 and early 2027 deliveries [12] - AI deployments are growing in EMEA and APAC but still lag behind the U.S., with larger capacity blocks in these regions being smaller than those in the U.S. [13] Company Strategy and Development Direction - Digital Realty is focused on enhancing interconnection capabilities and services, with a strategy to double colocation bookings [8][16] - The company is positioning its large capacity blocks to support the growing needs of hyperscale customers, aligning development deliveries with power availability [12][16] - The U.S. Hyperscale data center fund has received over $3 billion in LP equity commitments, enabling the company to meet the diverse needs of hyperscale customers without overtaxing its balance sheet [15][29] Management's Comments on Operating Environment and Future Outlook - Management highlighted the acceleration of enterprise digital transformation, cloud computing, and AI adoption as key drivers for growth [7][11] - The company expects continued strength in the zero to one megawatt category and substantial hyperscale capacity to bolster its backlog and extend core FFO growth into 2027 and beyond [16][35] - Management expressed confidence in the company's ability to capture market share and drive sustainable growth, with a focus on maintaining a robust backlog of signed but not yet commenced leases [35][90] Other Important Information - Digital Realty was recognized as one of the world's most sustainable companies of 2025, reflecting its commitment to clean energy and resource conservation [18][19] - The company reported a 9% increase in renewable energy usage, with 185 data centers matched with 100% renewable energy [19] Q&A Session Summary Question: What is driving the growth in the zero to one megawatt category? - Management indicated that the growth is due to a combination of a growing market and Digital Realty capturing market share through strategic enhancements in its global footprint and go-to-market strategy [38][39][40] Question: Can you comment on interconnection bookings and pricing? - Management noted record interconnection bookings driven by sustained demand and global pricing standardization, with a positive outlook for the second half of the year [44][45][47] Question: What is the impact of large capacity block market dynamics? - Management highlighted strong demand for large capacity blocks, particularly in North America, with ongoing discussions about future capacity coming online [55][60] Question: How will the U.S. Hyperscale fund impact the financial model? - The fund is expected to ramp up contributions over the next few years, with asset management fees providing near-term benefits and development returns aligning with current balance sheet performance [92][97][98]

Financial Data and Key Metrics Changes - The company reported core FFO of $1.87 per share, a 13% increase year-over-year and 6% higher than the previous quarter [9][25] - New bookings for the quarter totaled $177 million, with Digital Realty's share at $135 million, marking a record performance in the zero to one megawatt interconnection product set with $90 million in bookings, an 18% increase from the prior record [4][8] - The backlog at the end of the quarter stood at $826 million, providing strong visibility through 2025 and beyond [9][24] Business Line Data and Key Metrics Changes - The zero to one megawatt plus interconnection category saw bookings of $90 million, contributing significantly to the overall new bookings and reflecting a 36% increase compared to the prior April average [8][22] - The greater than one megawatt category generated $45 million in new leases, with steady to improved pricing despite some pricing pressure from a large enterprise customer exercising an expansion option [22][25] - Total churn declined to just 1%, with negligible churn in the greater than one megawatt category, indicating strong customer retention [25] Market Data and Key Metrics Changes - Demand for data center capacity remains strong across all regions, with notable contributions from North America, EMEA, and APAC [10][12] - In North America, near-term capacity blocks are in high demand, with discussions focused on late 2026 and early 2027 deliveries [11] - EMEA and APAC are experiencing growing demand for AI deployments, although they still lag behind the U.S. in terms of hyperscale capacity [12][78] Company Strategy and Development Direction - The company is focused on enhancing its interconnection capabilities and services, which are critical for supporting hybrid multi-cloud IT and AI workloads [7][15] - The U.S. Hyperscale data center fund has received over $3 billion in LP equity commitments, allowing the company to meet growing customer needs without overextending its balance sheet [14][29] - The strategic objective includes positioning for long-term sustainable growth through colocation and interconnection categories, with expectations for continued momentum into 2026 and beyond [15][34] Management's Comments on Operating Environment and Future Outlook - Management highlighted the strong demand environment driven by digital transformation, cloud computing, and AI adoption, positioning the company well for future growth [6][10] - The company expects to exit 2025 with significant momentum and a sizable backlog, having increased guidance for revenue and adjusted EBITDA for the year [21][33] - Management expressed confidence in the ability to scale quickly and securely across regions, enhancing the company's value proposition [15][34] Other Important Information - The company maintained strong execution against sustainability goals, achieving a 9% increase in renewable energy usage and a 14% reduction in water usage intensity year-over-year [19] - The company has a robust balance sheet with over $7 billion in liquidity and leverage below target levels, allowing for continued investment in growth initiatives [6][29] Q&A Session Summary Question: What is driving the growth in the zero to one megawatt category? - Management indicated that a combination of a growing market and improved execution has led to increased market share, with a focus on enhancing the global footprint and interconnection capabilities [37][39] Question: Can you comment on interconnection bookings and pricing? - Management noted record interconnection bookings driven by sustained demand and global pricing standardization, with expectations for continued momentum in the second half of the year [42][44] Question: What is the outlook for large capacity blocks in the U.S.? - Management highlighted strong demand for large capacity blocks, particularly in Northern Virginia, with ongoing discussions about future capacity needs [51][56] Question: How will the U.S. Hyperscale fund impact the financial model? - The fund is expected to ramp up contributions over time, with asset management fees providing near-term benefits and development returns expected to grow in the coming years [87][93] Question: What is the impact of the executive order on permitting data center infrastructure? - Management expressed optimism that the executive order will streamline permitting processes and promote infrastructure development, benefiting the company in the long term [64][66]

Financial Highlights - Record Core FFO per share of $1.87[6] - Net Income per share for 2Q25 is $2.94[7] - Total Revenue guidance updated to $5.925 - $6.025 billion[39] - Adjusted EBITDA guidance updated to $3.200 - $3.300 billion[39] - Core FFO per Share guidance updated to $7.15 - $7.25[39] Bookings and Backlog - Record 2Q Bookings from 0-1MW + IX (Interconnection) reached $90 million[10] - 66% of total 2Q bookings came from 0-1 MW + IX[10] - Total bookings at DLR share amounted to $135.3 million, with 0-1 MW contributing $72.5 million (54%), Interconnection $17.3 million (13%), and >1 MW $45.0 million (33%)[17] - Record commencements of $228 million[6] - Total bookings at 100% share reached $177 million[19] Capital & Sustainability - First U S Hyperscale Data Center Fund secured >$3 billion in LP Equity Commitments[6, 12] - The company has contracted 1.5 GW of renewable energy[13] - The company issued $7.2 billion in aggregate principal amount of green bonds[13]

Overview [Corporate Information](index=3&type=section&id=Corporate%20Information) Digital Realty operates a global portfolio of 310 data centers and holds investment-grade credit ratings from major agencies - Digital Realty owns, acquires, develops, and operates **310 data centers globally**, with a portfolio of approximately **42.5 million square feet**, serving a diverse customer base across various industries[7](index=7&type=chunk) Credit Ratings as of Q2 2025 | Agency | Rating | Outlook | | :--- | :--- | :--- | | Standard & Poor's | BBB | Stable | | Moody's | Baa2 | Stable | | Fitch | BBB | Stable | Common Stock (DLR) Performance - Q2 2025 | Metric | Value | | :--- | :--- | | Closing Price (30-Jun-25) | $174.33 | | High Price (Q2 2025) | $178.85 | | Low Price (Q2 2025) | $129.95 | | Indicated Annual Dividend | $4.88 | | Closing Annual Dividend Yield | 2.8% | [Key Quarterly Financial Data](index=6&type=section&id=Key%20Quarterly%20Financial%20Data) The company reported strong Q2 2025 results with $1.49 billion in revenue, significant net income, and improved Core FFO per share Key Financial Performance (Q2 2025 vs. Q2 2024) | Metric | Q2 2025 | Q2 2024 | | :--- | :--- | :--- | | Total Operating Revenues | $1,493.2M | $1,356.7M | | Net Income | $1,046.9M | $74.7M | | Core FFO per Share | $1.87 | $1.65 | | Adjusted EBITDA | $823.3M | $726.9M | Enterprise Value and Leverage (as of June 30, 2025) | Metric | Value | | :--- | :--- | | Total Enterprise Value | $79,637.6M | | Total Debt | $18,452.1M | | Total Debt / Total Enterprise Value | 23.2% | | Net Debt-to-Adjusted EBITDA | 5.1x | Portfolio Statistics (as of June 30, 2025) | Metric | Value | | :--- | :--- | | Data Centers | 310 | | Net Rentable Square Feet | 42,529k | | Occupancy at End of Quarter | 84.8% | | Space Under Active Development | 9,848k sqft | | Weighted Avg. Remaining Lease Term | 5.1 years | Consolidated Statements of Operations [Earnings Release](index=8&type=section&id=Earnings%20Release) Q2 2025 featured strong revenue and EBITDA growth, record bookings, positive renewal spreads, and an increased full-year outlook Q2 2025 Financial Highlights | Metric | Q2 2025 | Q2 2024 | % Change | | :--- | :--- | :--- | :--- | | Revenue | $1.49B | $1.36B (approx) | +10% | | Adjusted EBITDA | $823M | $727M (approx) | +13% | | Net Income per Share | $2.94 | $0.20 | +1370% | | Core FFO per Share | $1.87 | $1.65 | +13.3% | - Signed total bookings expected to generate **$135 million of annualized GAAP rental revenue** at Digital Realty's share, including a record **$90 million** from the 0-1 megawatt plus interconnection category[27](index=27&type=chunk)[30](index=30&type=chunk) - Rental rates on renewal leases signed during the quarter increased by **7.3% on a cash basis** and **9.9% on a GAAP basis**[29](index=29&type=chunk) - Acquired land parcels in Atlanta, Dallas, and Chicago to support future development of over **700 megawatts** and raised over **$3 billion** for its U.S. Hyperscale Data Center Fund[34](index=34&type=chunk)[35](index=35&type=chunk) [2025 Outlook](index=12&type=section&id=2025%20Outlook) The company raised its full-year 2025 guidance for revenue, Adjusted EBITDA, and Core FFO per share, reflecting strong performance Updated 2025 Full-Year Outlook (as of July 24, 2025) | Metric | Previous Outlook (Apr 24) | Current Outlook (Jul 24) | | :--- | :--- | :--- | | Total Revenue | $5.825 - $5.925B | $5.925 - $6.025B | | Adjusted EBITDA | $3.125 - $3.225B | $3.200 - $3.300B | | Core FFO per Share | $7.05 - $7.15 | $7.15 - $7.25 | | Constant-Currency Core FFO / Share | $7.05 - $7.15 | $7.10 - $7.20 | | Renewal Rental Rates (GAAP) | 6.0% - 8.0% | 7.0% - 8.0% | [Consolidated Quarterly Statements of Operations](index=14&type=section&id=Consolidated%20Quarterly%20Statements%20of%20Operations) Q2 2025 operating revenues reached $1.49 billion, with a substantial net income of $1.05 billion driven by gains on asset sales Q2 2025 vs. Q2 2024 Statement of Operations Highlights | Line Item (in thousands) | Three Months Ended 30-Jun-25 | Three Months Ended 30-Jun-24 | | :--- | :--- | :--- | | Total Operating Revenues | $1,493,150 | $1,356,749 | | Operating Income | $211,697 | $9,889 | | Gain / (loss) on sale of investments | $931,830 | $173,709 | | Net Income | $1,046,946 | $74,668 | | Net Income Available to Common Stockholders | $1,021,975 | $70,039 | | Net income / (loss) per share - diluted | $2.94 | $0.20 | [Funds From Operations and Core Funds From Operations](index=15&type=section&id=Funds%20From%20Operations%20and%20Core%20Funds%20From%20Operations) Core FFO per share grew to $1.87 in Q2 2025, up from $1.65 in the prior-year period, indicating strong core business growth FFO and Core FFO per Diluted Share (Q2 2025 vs. Q2 2024) | Metric | Q2 2025 | Q2 2024 | | :--- | :--- | :--- | | Funds From Operations (FFO) | $1.75 | $1.57 | | Core Funds From Operations (Core FFO) | $1.87 | $1.65 | [Adjusted Funds From Operations (AFFO)](index=16&type=section&id=Adjusted%20Funds%20From%20Operations%20(AFFO)) AFFO per diluted share was $1.68 for Q2 2025, with a corresponding diluted AFFO payout ratio of 72.8% AFFO Performance and Payout Ratio (Q2 2025) | Metric | Q2 2025 | Q1 2025 | Q2 2024 | | :--- | :--- | :--- | :--- | | AFFO per diluted share | $1.68 | $1.78 | $1.56 | | Dividends per share | $1.22 | $1.22 | $1.22 | | Diluted AFFO Payout Ratio | 72.8% | 68.6% | 78.1% | Balance Sheet Information [Consolidated Balance Sheets](index=17&type=section&id=Consolidated%20Balance%20Sheets) Total assets grew to $48.7 billion as of June 30, 2025, supported by a strong cash position and increased investments in real estate Consolidated Balance Sheet Highlights (in billions) | Account | June 30, 2025 | June 30, 2024 | | :--- | :--- | :--- | | Net Investments in Real Estate | $29.3 | $26.3 | | Cash and cash equivalents | $3.6 | $2.3 | | **Total Assets** | **$48.7** | **$43.6** | | Total Debt (net) | $18.5 | $16.3 | | **Total Liabilities** | **$23.9** | **$21.2** | | **Total Equity** | **$23.4** | **$21.0** | [Components of Net Asset Value (NAV)](index=18&type=section&id=Components%20of%20Net%20Asset%20Value%20(NAV)) The company's NAV is supported by over $3.3 billion in annualized cash NOI and significant assets in development and cash Key Components of Net Asset Value (in thousands) | Component | Value | | :--- | :--- | | **Assets** | | | Total Consolidated Cash NOI, Annualized | $3,071,438 | | Digital Realty's Pro Rata Share of Unconsolidated Entities Cash NOI | $313,235 | | Development CIP | $5,080,701 | | Cash and cash equivalents | $3,554,126 | | **Liabilities** | | | Total Debt (Unsecured + Secured) | $18,603,387 | | Preferred stock | $755,000 | | Digital Realty's share of unconsolidated entities debt | $2,044,648 | [Debt Maturities](index=19&type=section&id=Debt%20Maturities) The company maintains a well-staggered debt maturity profile of $18.6 billion with a weighted average maturity of 4.6 years Total Debt Maturities by Year (in thousands) | Year | Amount Maturing | | :--- | :--- | | 2025 | $766,574 | | 2026 | $1,729,991 | | 2027 | $1,871,457 | | 2028 | $2,518,438 | | 2029 | $2,888,792 | | Thereafter | $8,828,135 | - Total debt outstanding is **$18.6 billion** with a weighted average maturity of **4.6 years**[72](index=72&type=chunk) [Debt Analysis and Covenant Compliance](index=20&type=section&id=Debt%20Analysis%20and%20Covenant%20Compliance) The company remained in full compliance with all debt covenants, demonstrating strong financial health and significant headroom Debt Covenant Compliance (as of June 30, 2025) | Covenant Ratio | Required | Actual (Senior Notes) | Actual (Credit Facilities) | | :--- | :--- | :--- | :--- | | Total outstanding debt / total assets | < 60% | 44% | 33% | | Secured debt / total assets | < 40% | 5% | 4% | | Fixed charge coverage | > 1.50x | N/A | 4.6x | Internal Growth [Same-Capital Operating Trend Summary](index=21&type=section&id=Same-Capital%20Operating%20Trend%20Summary) The Same-Capital portfolio showed solid internal growth, with a 6.1% increase in NOI and a 4.4% increase in Cash NOI year-over-year Same-Capital Performance (Q2 2025 vs Q2 2024) | Metric | % Change (YoY) | | :--- | :--- | | Total Revenue | +4.9% | | Net Operating Income (NOI) | +6.1% | | Cash Net Operating Income (Cash NOI) | +4.4% | | Constant Currency Cash NOI | +1.8% | [Summary of Leasing Activity - Signed](index=22&type=section&id=Summary%20of%20Leasing%20Activity%20-%20Signed) The company signed new leases in Q2 2025 expected to generate $118.0 million in annualized GAAP rent, driven by the 0-1 MW segment New Leasing Activity - Q2 2025 | Category | Annualized GAAP Rent (in thousands) | Kilowatts Leased | NRSF Leased (in thousands) | | :--- | :--- | :--- | :--- | | 0-1 MW | $72,517 | 21,727 | 240 | | > 1 MW | $45,038 | 23,290 | 152 | | **Total** | **$117,974** | **45,017** | **401** | [Summary of Leasing Activity - Renewed](index=23&type=section&id=Summary%20of%20Leasing%20Activity%20-%20Renewed) Lease renewals in Q2 2025 featured strong positive rent re-leasing spreads of 7.3% on a cash basis and a high retention ratio Lease Renewal Rent Change - Q2 2025 | Rent Basis | % Change (Total Portfolio) | | :--- | :--- | | Cash Rent | +7.3% | | GAAP Rent | +9.9% | - The company achieved a **retention ratio of 82.2%** (by square feet) and a low **churn rate of 1.0%** for the quarter[88](index=88&type=chunk) [Lease Expirations - By Size](index=24&type=section&id=Lease%20Expirations%20-%20By%20Size) The lease expiration schedule is well-distributed, with 13.0% of annualized rent expiring in the remainder of 2025 and 19.8% in 2026 Upcoming Lease Expirations (% of Total Annualized Rent) | Year | % of Annualized Rent Expiring | | :--- | :--- | | 2025 (remainder) | 13.0% | | 2026 | 19.8% | | 2027 | 11.2% | | 2028 | 8.3% | | 2029 | 10.2% | [Top 20 Customers by Annualized Rent](index=26&type=section&id=Top%2020%20Customers%20by%20Annualized%20Rent) Revenue is concentrated, with the top 20 customers accounting for 50.8% of annualized rent and providing stable, long-term cash flows - The top 20 customers account for **50.8% of annualized recurring revenue**, with a weighted average remaining lease term of **6.0 years**[96](index=96&type=chunk) Top 3 Customers by Annualized Rent | Rank | Customer | % of Annualized Recurring Revenue | | :--- | :--- | :--- | | 1 | Fortune 50 Software Company | 11.7% | | 2 | Oracle Corporation | 8.2% | | 3 | Social Content Platform | 5.3% | [Occupancy Analysis](index=27&type=section&id=Occupancy%20Analysis) Total portfolio occupancy increased to 84.8% in Q2 2025, with North America leading at 84.7% for its consolidated portfolio Portfolio Occupancy by Region (as of June 30, 2025) | Region | Occupancy % | | :--- | :--- | | North America (Consolidated) | 84.7% | | EMEA (Consolidated) | 79.2% | | Asia Pacific (Consolidated) | 81.4% | | **Total Portfolio** | **84.8%** | - Total portfolio occupancy increased to **84.8%** from 84.0% in the prior quarter[102](index=102&type=chunk) External Growth [Development Lifecycle](index=28&type=section&id=Development%20Lifecycle) The company has a substantial $8.9 billion development pipeline that is 61% pre-leased and expected to yield 12.2% Development Pipeline Summary (100% Share) | Region | IT Capacity (MW) | Total Expected Investment | % Leased | Estimated Yield | | :--- | :--- | :--- | :--- | :--- | | Americas | 464 | $5,305.4M | 78% | 13.5% | | EMEA | 216 | $3,066.0M | 26% | 11.3% | | APAC | 53 | $548.5M | 52% | 9.6% | | **Total** | **734** | **$8,919.9M** | **61%** | **12.2%** | [Construction Projects in Progress (CIP)](index=29&type=section&id=Construction%20Projects%20in%20Progress%20(CIP)) Total construction in progress and land held for development represents a total expected investment of $16.0 billion Construction in Progress Summary (100% Share, in millions) | Category | Current Investment | Future Investment | Total Investment | | :--- | :--- | :--- | :--- | | Future Development Capacity | $3,522.1 | $2,747.6 | $6,269.7 | | Data Center Construction | $3,515.7 | $5,404.2 | $8,919.9 | | **Total Land Held and Development CIP** | **$7,614.9** | **$8,299.8** | **$15,914.7** | [Historical Capital Expenditures and Investments in Real Estate](index=30&type=section&id=Historical%20Capital%20Expenditures%20and%20Investments%20in%20Real%20Estate) Total real estate investments in Q2 2025 were $704.3 million, primarily driven by $575.4 million in non-recurring capital expenditures Capital Expenditures - Q2 2025 (in thousands) | Category | Amount | | :--- | :--- | | Non-Recurring Capital Expenditures (Development, etc.) | $575,402 | | Recurring Capital Expenditures | $62,083 | | Indirect Capital Expenditures (Interest, Overhead) | $66,838 | | **Total Improvements to and Investments in Real Estate** | **$704,323** | [Acquisitions / Dispositions / Joint Ventures](index=31&type=section&id=Acquisitions%20%2F%20Dispositions%20%2F%20Joint%20Ventures) Q2 2025 activities included strategic land acquisitions for future growth and significant asset contributions to a joint venture - Acquired land in **Atlanta, GA ($120M)**, **Dallas, TX ($11M)**, and **Chicago, IL ($5.7M)** for future development[118](index=118&type=chunk) - Contributed assets to the U.S. Hyperscale Data Center Fund with a contribution price of **$1.6 billion**[120](index=120&type=chunk) [Unconsolidated Entities](index=32&type=section&id=Unconsolidated%20Entities) Unconsolidated joint ventures generated $227.2 million in NOI for Q2 2025, contributing significantly to the company's earnings Digital Realty's Pro Rata Share from Unconsolidated Entities (Q2 2025) | Metric | Amount (in thousands) | | :--- | :--- | | Share of Debt | $2,044,648 | | Share of Net Operating Income (NOI) | $85,494 | | Share of Cash NOI | $78,309 | | Share of Core FFO | $52,184 | | Fee Income Earned | $22,409 | Additional Information [Reconciliation of Earnings Before Interest, Taxes, Depreciation & Amortization and Financial Ratios](index=33&type=section&id=Reconciliation%20of%20Earnings%20Before%20Interest%2C%20Taxes%2C%20Depreciation%20%26%20Amortization%20and%20Financial%20Ratios) The company's key credit metrics, including a Net Debt-to-Adjusted EBITDA ratio of 5.1x, reflect a strong and stable financial profile Key Financial Ratios (as of June 30, 2025) | Ratio | Value | | :--- | :--- | | Net Debt-to-Adjusted EBITDA | 5.1x | | Interest coverage ratio | 5.0x | | Fixed charge coverage ratio | 4.7x | | Debt-plus-preferred-stock-to-total-enterprise-value | 24.1% | [Management Statements on Non-GAAP Measures](index=34&type=section&id=Management%20Statements%20on%20Non-GAAP%20Measures) This section defines non-GAAP measures like FFO and EBITDA, explaining their use as supplemental performance evaluation tools [Forward-Looking Statements](index=37&type=section&id=Forward-Looking%20Statements) This section provides a safe harbor statement, outlining potential risks and uncertainties that could affect future results