1Q25 FINANCIAL RESULTS April 24, 2025 Global. Connected. Sustainable. The meeting place for companies, technologies and data Executing on Key Strategic Priorities Positioned for Long-Term Sustainable Growth 5,000+ Customers 228,000+ Cross Connects 50+ Metros 300+ Data Centers Capacity Host What You Need, How You Need Coverage Deploy Where You Need Connectivity Connect How You Need to Whom You Need Control Implement and Operate the Way You Need Strengthen Our Customer Value Proposition 1 2 3 Innovate & Integ ...

[Corporate Information](index=3&type=section&id=Corporate%20Information) [Corporate Profile](index=3&type=section&id=Corporate%20Profile) Digital Realty Trust, Inc. operates as a global provider of data center, colocation, and interconnection solutions, with a portfolio of 308 data centers and additional space under development - Digital Realty owns, acquires, develops, and operates **308 data centers globally**, including **78 held in unconsolidated joint ventures**, totaling approximately **41.8 million square feet**[4](index=4&type=chunk) - The company's portfolio includes an additional **9.5 million square feet** under active development and **5.1 million square feet** held for future development[4](index=4&type=chunk) [Investor Relations & Analyst Coverage](index=3&type=section&id=Investor%20Relations%20%26%20Analyst%20Coverage) The company provides contact information for investor relations and lists numerous financial institutions offering analyst coverage, indicating broad market interest and transparency - Investor Relations contact information is available via their website, and the company is covered by analysts from over **20 financial institutions** including Bank of America Merrill Lynch, Barclays, Citigroup, Deutsche Bank, Goldman Sachs, J.P. Morgan, and Wells Fargo[6](index=6&type=chunk)[7](index=7&type=chunk) [Upcoming Conference Schedule](index=3&type=section&id=Upcoming%20Conference%20Schedule) Digital Realty has scheduled participation in several investor conferences in May and June 2025, with webcasts available for these events | Date | Conference Name | Location | | :------------ | :-------------------------------- | :------------- | | May 5-7, 2025 | Wells Fargo Real Estate Securities | Charleston, SC | | May 13, 2025 | BMO North America Real Estate | New York, NY | | June 3-4, 2025| NAREIT REITweek | New York, NY | | June 10, 2025 | Mizuho Technology Conference | New York, NY | [Stock Listing & Credit Ratings](index=5&type=section&id=Stock%20Listing%20%26%20Credit%20Ratings) Digital Realty's common stock and preferred stocks are listed on the NYSE. The company maintains investment-grade credit ratings with a stable outlook from Standard & Poor's, Moody's, and Fitch | Stock Type | Symbol | | :--------------------- | :------- | | Common Stock | DLR | | Series J Preferred Stock | DLRPRJ | | Series K Preferred Stock | DLRPRK | | Series L Preferred Stock | DLRPRL | | Rating Agency | Corporate Credit Rating | Preferred Stock | | :---------------- | :---------------------- | :-------------- | | Standard & Poor's | BBB (Stable Outlook) | BB+ | | Moody's | Baa2 (Stable Outlook) | Baa3 | | Fitch | BBB (Stable Outlook) | BB+ | [Common Stock Price Performance](index=5&type=section&id=Common%20Stock%20Price%20Performance) Digital Realty's common stock (DLR) experienced fluctuations in price during the first quarter of 2025, with a closing price of **$143.29** at quarter-end, down from **$177.33** in the prior quarter. The indicated annualized dividend per common share remained stable at **$4.88** | Metric | 31-Mar-25 | 31-Dec-24 | 31-Mar-24 | | :-------------------------------------- | :--------- | :--------- | :--------- | | High price | $187.74 | $198.00 | $154.18 | | Low price | $139.27 | $155.16 | $130.00 | | Closing price, end of quarter | $143.29 | $177.33 | $144.04 | | Average daily trading volume (1) | 2,529 | 1,911 | 2,108 | | Indicated dividend per common share (2) | $4.88 | $4.88 | $4.88 | | Closing annual dividend yield, end of quarter | 3.4% | 2.8% | 3.4% | | Shares and units outstanding, end of quarter (1) (3) | 343,092 | 342,772 | 319,009 | | Closing market value of shares and units outstanding (4) | $49,161,653| $60,783,759| $45,950,001| [Key Quarterly Financial Data](index=6&type=section&id=Key%20Quarterly%20Financial%20Data) [Selected Financial and Operating Data](index=6&type=section&id=Selected%20Financial%20and%20Operating%20Data) The company reported a decrease in total operating revenues quarter-over-quarter but an increase year-over-year, alongside a significant increase in Adjusted EBITDA. FFO and Core FFO per diluted share also showed positive growth. Occupancy remained stable at **84.0%** | Metric | 31-Mar-25 | 31-Dec-24 | 31-Mar-24 | | :---------------------------------------- | :----------- | :----------- | :----------- | | **Shares and Units at End of Quarter** | | | | | Total Shares and Units | 343,092 | 342,772 | 319,009 | | **Enterprise Value** | | | | | Total Enterprise Value | $66,932,932 | $78,253,136 | $63,725,341 | | Total debt / total enterprise value | 25.4% | 21.4% | 26.7% | | **Selected Operating Data** | | | | | Total operating revenues | $1,407,637 | $1,435,862 | $1,331,143 | | Total operating expenses | $1,211,887 | $1,291,540 | $1,181,776 | | Net income | $106,395 | $185,688 | $287,837 | | **Financial Ratios** | | | | | Adjusted EBITDA | $791,156 | $751,276 | $710,556 | | Net Debt-to-Adjusted EBITDA | 5.1x | 4.8x | 6.1x | | Interest coverage ratio | 5.3x | 4.5x | 4.3x | | Fixed charge coverage ratio | 4.9x | 4.2x | 4.0x | | **Profitability Measures** | | | | | Net income / (loss) per common share - diluted | $0.27 | $0.51 | $0.82 | | Funds from operations (FFO) / diluted share and unit | $1.67 | $1.61 | $1.41 | | Core funds from operations (Core FFO) / diluted share and unit | $1.77 | $1.73 | $1.67 | | Adjusted funds from operations (AFFO) / diluted share and unit | $1.78 | $1.36 | $1.68 | | Dividends per share and common unit | $1.22 | $1.22 | $1.22 | | **Portfolio Statistics** | | | | | Data Centers | 308 | 308 | 309 | | Net rentable square feet, excluding development space | 41,778 | 41,326 | 39,839 | | Occupancy at end of quarter | 84.0% | 84.1% | 82.1% | | Weighted average remaining lease term (years) | 4.9 | 4.8 | 4.5 | [Definitions and Notes](index=7&type=section&id=Definitions%20and%20Notes) This section provides detailed definitions and calculation methodologies for key financial metrics such as EBITDA, Adjusted EBITDA, FFO, Core FFO, and AFFO, along with explanations for various ratios and portfolio statistics, ensuring clarity on non-GAAP measures - EBITDA is defined as earnings before interest expense, loss on debt extinguishment and modifications, tax expense, and depreciation and amortization[17](index=17&type=chunk) - Adjusted EBITDA includes adjustments for unconsolidated joint venture depreciation & amortization, interest and tax expense, severance, transaction and integration expenses, gains/losses on sale, impairment provisions, and other non-core items[17](index=17&type=chunk) - FFO and Core FFO are presented in accordance with Nareit standards, with Core FFO further excluding certain non-core revenue and expense streams. AFFO assesses the ability to fund dividend and distribution requirements[17](index=17&type=chunk) [Earnings Release & Highlights](index=8&type=section&id=Earnings%20Release%20%26%20Highlights) [First Quarter 2025 Financial Highlights](index=8&type=section&id=First%20Quarter%202025%20Financial%20Highlights) Digital Realty reported Q1 2025 revenues of **$1.4 billion**, a **6% increase year-over-year**, with Adjusted EBITDA growing **11% year-over-year** to **$791 million**. Core FFO per share increased to **$1.77**, driven by robust demand and strong leasing activity - Revenues for Q1 2025 were **$1.4 billion**, a **2% decrease QoQ** but a **6% increase YoY**[21](index=21&type=chunk) - Net income available to common stockholders was **$100 million**, or **$0.27 per share**, compared to **$0.82 per share** in Q1 2024[21](index=21&type=chunk) - Adjusted EBITDA reached **$791 million**, up **5% QoQ** and **11% YoY**[22](index=22&type=chunk) - Core FFO per share was **$1.77**, an increase from **$1.73 QoQ** and **$1.67 YoY**[23](index=23&type=chunk) [Leasing Activity](index=8&type=section&id=Leasing%20Activity) Digital Realty achieved strong leasing activity in Q1 2025, signing new leases expected to generate **$242 million** in annualized GAAP rental revenue. The backlog of signed-but-not-commenced leases reached a record **$919 million**, and renewal leases saw a **5.6% cash basis rate increase** - Total bookings in Q1 2025 are expected to generate **$242 million** of annualized GAAP rental revenue[24](index=24&type=chunk) - The backlog of signed-but-not-commenced leases reached a record **$919 million** of annualized GAAP base rent[25](index=25&type=chunk)[27](index=27&type=chunk) - Rental rates on renewal leases increased by **5.6% on a cash basis** and **7.1% on a GAAP basis**[26](index=26&type=chunk)[27](index=27&type=chunk) | Region | 0-1 MW Annualized GAAP Base Rent | > 1 MW Annualized GAAP Base Rent | Interconnection Annualized GAAP Base Rent | Total Annualized GAAP Base Rent | | :---------- | :------------------------------- | :------------------------------- | :---------------------------------------- | :------------------------------ | | Americas | $23,219 | $163,390 | N/A | $187,916 | | EMEA | $24,906 | $3,626 | N/A | $28,630 | | Asia Pacific| $5,997 | $5,113 | N/A | $11,110 | | **All Regions** | **$54,122** | **$172,129** | **$14,649** | **$242,305** | [Investment Activity](index=9&type=section&id=Investment%20Activity) Digital Realty expanded its development pipeline through land acquisitions in Charlotte and Atlanta, and launched its U.S. Hyperscale Data Center Fund, raising over **$1.7 billion** in equity commitments. The company also entered the Indonesian market via a joint venture - Acquired a **48-acre parcel for $20 million** and two adjacent parcels for **$16 million** in Charlotte, North Carolina, expanding potential IT capacity to **400 megawatts**[30](index=30&type=chunk) - Formed the U.S. Hyperscale Data Center Fund, raising over **$1.7 billion** in equity commitments, targeting **$2.5 billion** for operating hyperscale data centers and development sites across leading U.S. markets[31](index=31&type=chunk) - Entered the Indonesia market with a **50% stake** in Digital Realty Bersama for **$95 million**, acquiring a connected campus with two data centers in Jakarta, including CGK11 with expected capacity up to **32 megawatts**[32](index=32&type=chunk) - Subsequent to quarter-end, acquired approximately **100 acres of land** in the Atlanta metro area for **$120 million**, expected to support over **200 megawatts** of IT capacity[33](index=33&type=chunk) [Balance Sheet & Financing](index=9&type=section&id=Balance%20Sheet%20%26%20Financing) As of March 31, 2025, Digital Realty had **$17.0 billion** in total debt, with a net debt-to-Adjusted EBITDA ratio of **5.1x** and a fixed charge coverage of **4.9x**. The company completed financing transactions including issuing **€850 million** in notes and repaying **£400 million** in senior notes - Total debt outstanding was approximately **$17.0 billion** as of March 31, 2025, comprising **$16.2 billion of unsecured debt** and **$0.8 billion of secured debt**[35](index=35&type=chunk) - Key financial ratios at quarter-end were: Net debt-to-Adjusted EBITDA of **5.1x**, debt-plus-preferred-to-total enterprise value of **26.6%**, and fixed charge coverage of **4.9x**[35](index=35&type=chunk) - Issued **€850 million of 3.875% notes** due 2035 for net proceeds of approximately **€841 million ($867 million)** in January[37](index=37&type=chunk) - Repaid **£400 million ($501 million) of 4.25% senior notes** in January[37](index=37&type=chunk) [2025 Outlook](index=11&type=section&id=2025%20Outlook) [Outlook Summary](index=11&type=section&id=Outlook%20Summary) Digital Realty raised its 2025 Core FFO per share outlook to **$7.05 - $7.15**, reflecting an increase from the previous guidance. The company also updated its total revenue and Adjusted EBITDA outlooks, while maintaining expectations for rental rate increases and same-capital cash NOI growth - Raised 2025 Core FFO per share outlook to **$7.05 - $7.15** (from **$7.00 - $7.10**)[38](index=38&type=chunk)[39](index=39&type=chunk) - Maintained 2025 Constant-Currency Core FFO per share outlook at **$7.05 - $7.15**[38](index=38&type=chunk)[39](index=39&type=chunk) | Metric | As of February 13, 2025 | As of April 24, 2025 | | :------------------------------------ | :---------------------- | :------------------- | | Total revenue | $5.800 - $5.900 billion | $5.825 - $5.925 billion | | Adjusted EBITDA | $3.100 - $3.200 billion | $3.125 - $3.225 billion | | Rental rates on renewal leases (Cash basis) | 4.0% - 6.0% | 4.0% - 6.0% | | Rental rates on renewal leases (GAAP basis) | 6.0% - 8.0% | 6.0% - 8.0% | | Year-end portfolio occupancy | +100 - 200 bps | +100 - 200 bps | | "Same-Capital" cash NOI growth (2) | 3.5% - 4.5% | 3.5% - 4.5% | | Development CapEx (Net of Partner Contributions) (3) | $3,000 - $3,500 million | $3,000 - $3,500 million | | Long-term debt issuance pricing | 5.0% - 5.5% | 4.0% - 5.5% | | Net income per diluted share | $2.10 - $2.20 | $2.15 - $2.25 | | Funds From Operations / share (NAREIT-Defined) | $6.60 - $6.70 | $6.65 - $6.75 | | Core Funds From Operations / share | $7.00 - $7.10 | $7.05 - $7.15 | [Consolidated Quarterly Statements of Operations](index=13&type=section&id=Consolidated%20Quarterly%20Statements%20of%20Operations) [Quarterly Operating Results](index=13&type=section&id=Quarterly%20Operating%20Results) Digital Realty's Q1 2025 operating revenues were **$1.408 billion**, a slight decrease from the previous quarter but an increase from Q1 2024. Net income available to common stockholders was **$99.793 million**, resulting in diluted EPS of **$0.27** | Metric | 31-Mar-25 | 31-Dec-24 | 31-Mar-24 | | :---------------------------------------- | :----------- | :----------- | :----------- | | Rental revenues | $960,526 | $958,892 | $894,409 | | Tenant reimbursements - Utilities | $271,189 | $302,664 | $276,357 | | Interconnection & other | $112,969 | $112,360 | $108,071 | | Total Operating Revenues | $1,407,637 | $1,435,862 | $1,331,143 | | Utilities | $313,385 | $337,534 | $324,571 | | Rental property operating | $238,600 | $273,104 | $224,369 | | Depreciation & amortization | $443,009 | $455,355 | $431,102 | | General & administration | $121,112 | $124,470 | $114,419 | | Total Operating Expenses | $1,211,887 | $1,291,540 | $1,181,776 | | Operating Income | $195,750 | $144,322 | $149,367 | | Net Income | $106,395 | $185,688 | $287,837 | | Net Income / (Loss) Available to Common Stockholders | $99,793 | $179,388 | $271,327 | | Net income / (loss) per share - diluted | $0.27 | $0.51 | $0.82 | [Funds From Operations and Core Funds From Operations](index=14&type=section&id=Funds%20From%20Operations%20and%20Core%20Funds%20From%20Operations) [Reconciliation of Net Income to Funds From Operations (FFO)](index=14&type=section&id=Reconciliation%20of%20Net%20Income%20to%20Funds%20From%20Operations%20(FFO)) Digital Realty's Funds From Operations (FFO) for Q1 2025 increased to **$570.7 million**, or **$1.67 per diluted share**, up from **$1.41 per diluted share** in Q1 2024, primarily due to adjustments for real estate related depreciation and gains/losses on real estate transactions | Metric | 31-Mar-25 | 31-Dec-24 | 31-Mar-24 | | :---------------------------------------- | :----------- | :----------- | :----------- | | Net Income / (Loss) Available to Common Stockholders | $99,793 | $179,388 | $271,327 | | Real estate related depreciation & amortization (1) | $432,652 | $445,462 | $420,591 | | Unconsolidated JV real estate related depreciation & amortization | $55,861 | $49,463 | $47,877 | | (Gain) / loss on real estate transactions | ($1,111) | ($137,047) | ($286,704) | | Funds From Operations | $570,715 | $544,616 | $451,273 | | Funds From Operations per share - diluted (2) (3) | $1.67 | $1.61 | $1.41 | [Reconciliation of FFO to Core FFO](index=14&type=section&id=Reconciliation%20of%20FFO%20to%20Core%20FFO) Core FFO for Q1 2025 was **$608.4 million**, or **$1.77 per diluted share**, showing an increase from both the prior quarter and the same quarter last year. This reflects adjustments for non-core revenue, transaction expenses, and other non-recurring items | Metric | 31-Mar-25 | 31-Dec-24 | 31-Mar-24 | | :---------------------------------------- | :----------- | :----------- | :----------- | | Funds From Operations | $570,715 | $544,616 | $451,273 | | Other non-core revenue adjustments (4) | ($1,925) | $4,537 | $3,525 | | Transaction and integration expenses | $39,902 | $11,797 | $31,839 | | (Gain) / Loss on FX and derivatives revaluation | ($2,064) | $7,127 | $33,602 | | Core Funds From Operations | $608,354 | $586,816 | $532,153 | | Core Funds From Operations per share - diluted (2) | $1.77 | $1.73 | $1.67 | [Adjusted Funds From Operations (AFFO)](index=15&type=section&id=Adjusted%20Funds%20From%20Operations%20(AFFO)) [Reconciliation of Core FFO to AFFO](index=15&type=section&id=Reconciliation%20of%20Core%20FFO%20to%20AFFO) Digital Realty's Adjusted Funds From Operations (AFFO) for Q1 2025 was **$610.1 million**, or **$1.78 per diluted share**, an increase from the prior quarter's **$1.36**. The diluted AFFO payout ratio improved to **68.6%** from **89.5%** in Q4 2024 | Metric | 31-Mar-25 | 31-Dec-24 | 31-Mar-24 | | :---------------------------------------- | :----------- | :----------- | :----------- | | Core FFO available to common stockholders and unitholders | $608,354 | $586,816 | $532,153 | | Non-real estate depreciation | $10,356 | $9,894 | $10,511 | | Non-cash stock-based compensation expense | $16,700 | $13,386 | $12,592 | | Straight-line rental revenue | ($9,692) | ($18,242) | $9,976 | | Recurring capital expenditures (1) | ($35,305) | ($130,245) | ($47,676) | | AFFO available to common stockholders and unitholders (2) | $610,108 | $463,682 | $535,073 | | AFFO per share - diluted (3) | $1.78 | $1.36 | $1.68 | | Dividends per share and common unit | $1.22 | $1.22 | $1.22 | | Diluted AFFO Payout Ratio | 68.6% | 89.5% | 72.8% | [Balance Sheet Information](index=16&type=section&id=Balance%20Sheet%20Information) [Consolidated Balance Sheets](index=16&type=section&id=Consolidated%20Balance%20Sheets) As of March 31, 2025, Digital Realty reported total assets of **$45.08 billion**, a slight decrease from the previous quarter. Total liabilities stood at **$21.90 billion**, and total equity was **$21.72 billion** | Metric | 31-Mar-25 | 31-Dec-24 | 31-Mar-24 | | :---------------------------------------- | :----------- | :----------- | :----------- | | **Assets** | | | | | Investments in Real Estate | $32,990,319 | $32,762,112 | $31,733,877 | | Net Investments in Real Estate | $26,836,631 | $26,760,582 | $26,123,605 | | Cash and cash equivalents | $2,321,885 | $3,870,891 | $1,193,784 | | Goodwill | $9,174,165 | $8,929,431 | $9,105,026 | | Assets held for sale and contribution | $953,236 | — | $287,064 | | Total Assets | $45,080,562 | $45,283,616 | $42,633,089 | | **Liabilities and Equity** | | | | | Unsecured senior notes, net of discount | $14,744,063 | $13,962,852 | $13,190,202 | | Total Liabilities | $21,902,406 | $22,107,836 | $21,792,866 | | Total Stockholders' Equity | $21,295,598 | $21,340,397 | $19,019,850 | | Total Equity | $21,718,834 | $21,742,595 | $19,489,487 | | Total Liabilities and Equity | $45,080,562 | $45,283,616 | $42,633,089 | [Components of Net Asset Value (NAV)](index=17&type=section&id=Components%20of%20Net%20Asset%20Value%20(NAV)) The company's annualized total consolidated cash NOI was **$3.15 billion**, with an additional **$280.8 million** from unconsolidated joint ventures. Total other assets amounted to **$8.36 billion**, while total liabilities were **$23.14 billion**, including preferred stock and JV debt | Metric | 31-Mar-25 | | :---------------------------------------- | :----------- | | Total Consolidated Cash NOI, Annualized | $3,151,534 | | Digital Realty's Pro Rata Share of Unconsolidated Joint Venture Cash NOI (3) (6) | $280,820 | | Development and Management Fees (net), Annualized | $82,571 | | Pre-stabilized inventory, at cost (7) | $231,885 | | Land held for development | $69,089 | | Development CIP (8) | $4,973,266 | | Cash and cash equivalents | $2,321,885 | | Total Other Assets | $8,359,012 | | Global unsecured revolving credit facilities | $1,121,628 | | Unsecured senior notes | $14,849,815 | | Preferred stock | $755,000 | | Digital Realty's share of unconsolidated JV debt | $1,697,287 | | Total Liabilities | $23,138,462 | [Debt Analysis](index=18&type=section&id=Debt%20Analysis) [Debt Maturities](index=18&type=section&id=Debt%20Maturities) Digital Realty's debt maturity schedule shows significant amounts maturing in **2025 ($703 million)** and **2026 ($1.59 billion)**, with a weighted average interest rate of **2.647%** and a weighted average term to initial maturity of **4.4 years** | Debt Type | 2025 | 2026 | 2027 | 2028 | 2029 | Thereafter | Total | | :---------------------------------------- | :----------- | :----------- | :----------- | :----------- | :----------- | :----------- | :----------- | | Global Unsecured Revolving Credit Facilities | — | — | — | — | — | $1,121,628 | $1,096,931 | | Unsecured Term Loans | — | — | $405,600 | — | — | — | $404,335 | | Senior Notes | $703,040 | $1,473,694 | $1,169,622 | $2,090,800 | $2,807,449 | $6,605,210 | $14,744,063 | | Secured Debt | $49,067 | $605 | $232,319 | $364,014 | $9,278 | $44,126 | $695,355 | | Other Debt | — | $5,915 | $4,505 | $1,065 | $5,108 | — | $16,593 | | Mandatorily Redeemable Preferred Shares (Teraco) | — | $62,764 | — | — | — | — | $59,002 | | **Total Debt** | **$703,645** | **$1,591,439** | **$1,812,046** | **$2,455,879** | **$2,821,836** | **$7,770,964** | **$17,155,809** | | Weighted Average Interest Rate | 2.600% | 0.633% | 3.062% | 4.362% | 2.307% | 2.324% | 2.647% | | Summary Weighted Average Term to Initial Maturity | | | | | | | 4.4 Years | [Debt Analysis and Covenant Compliance](index=19&type=section&id=Debt%20Analysis%20and%20Covenant%20Compliance) Digital Realty demonstrates strong compliance with its debt covenants, with actual ratios well within required limits. The total outstanding debt to total assets ratio was **33%** (Global Unsecured Credit Facilities) against a requirement of less than **60%**, and the fixed charge coverage ratio was **4.5x** against a requirement of greater than **1.50x** | Debt Covenant Ratios | Required (Global Unsecured Credit Facilities) | Actual (Global Unsecured Credit Facilities) | | :---------------------------------------- | :-------------------------------------------- | :------------------------------------------ | | Total outstanding debt / total assets | Less than 60% (5) | 33% | | Secured debt / total assets | Less than 40% (7) | 3% | | Consolidated EBITDA / interest expense | N/A | N/A | | Fixed charge coverage | Greater than 1.50x | 4.5x | - The company's total unencumbered assets to unsecured debt ratio was **251%** for most Unsecured Senior Notes and **275%** for specific notes, significantly exceeding the 'Greater than **150%**' requirement[70](index=70&type=chunk)[71](index=71&type=chunk)[72](index=72&type=chunk) [Internal Growth & Portfolio Performance](index=20&type=section&id=Internal%20Growth%20%26%20Portfolio%20Performance) [Same-Capital Operating Trend Summary](index=20&type=section&id=Same-Capital%20Operating%20Trend%20Summary) Digital Realty's stabilized portfolio showed positive internal growth in Q1 2025, with total revenue increasing **3.0% YoY** and Net Operating Income (NOI) growing **4.7% YoY**. Cash NOI also saw a **3.9% YoY increase**, while occupancy remained stable at **82.7%** | Metric | 31-Mar-25 | 31-Mar-24 | % Change YoY | | :---------------------------------------- | :----------- | :----------- | :----------- | | Rental revenues | $719,355 | $689,987 | 4.3% | | Total Revenue | $1,053,488 | $1,022,582 | 3.0% | | Total Expenses | $470,409 | $465,874 | 1.0% | | Net Operating Income (2) | $583,079 | $556,708 | 4.7% | | Cash Net Operating Income (3) | $583,454 | $561,403 | 3.9% | | Constant Currency Cash Net Operating Income | $589,194 | $561,403 | 5.0% | | Stabilized Portfolio occupancy at period end (5) | 82.7% | 82.4% | 0.3% | [Summary of Leasing Activity - New](index=21&type=section&id=Summary%20of%20Leasing%20Activity%20-%20New) New leasing activity in Q1 2025 generated **$227.7 million** in annualized GAAP rent across **752 thousand net rentable square feet (NRSF)** and **77.3 megawatts**. The weighted average lease term for new leases was **10.4 years**, with >1 MW leases having a significantly longer term | Metric | 0-1 MW (1Q25) | > 1 MW (1Q25) | Total (1Q25) | | :---------------------------------------- | :------------ | :------------ | :----------- | | Annualized GAAP Rent (in thousands) | $54,122 | $172,129 | $227,655 | | Kilowatt leased | 15,502 | 61,801 | 77,303 | | NRSF (in thousands) | 186 | 542 | 752 | | Weighted Average Lease Term (years) | 3.8 | 12.6 | 10.4 | | GAAP rent per Kilowatt | $291 | $232 | $244 | | GAAP rent per NRSF | $290 | $318 | $303 | [Summary of Leasing Activity - Renewals](index=22&type=section&id=Summary%20of%20Leasing%20Activity%20-%20Renewals) Digital Realty renewed leases representing **39,715 kilowatts** and **798 thousand NRSF** in Q1 2025. Rental rates on renewed leases increased by **5.6% on a cash basis** and **7.1% on a GAAP basis**. The overall retention ratio was **70.3%**, with churn at **1.5%** | Metric | 0-1 MW (1Q25) | > 1 MW (1Q25) | Total (1Q25) | | :---------------------------------------- | :------------ | :------------ | :----------- | | Leases renewed (Kilowatt) | 37,215 | 2,500 | 39,715 | | Leases renewed (NRSF in thousands) | 499 | 26 | 798 | | Weighted Term (years) | 1.2 | 3.0 | 2.2 | | % Change Cash Rent Per NRSF | 3.8% | 4.6% | 5.6% | | % Change GAAP Rent Per NRSF | 4.1% | 11.2% | 7.1% | | Retention ratio (5) | 75.4% | 21.0% | 70.3% | | Churn (6) | 2.5% | 0.7% | 1.5% | [Lease Expirations - By Size](index=23&type=section&id=Lease%20Expirations%20-%20By%20Size) The report details lease expirations by size category and year, showing that **19.3%** of total annualized rent is set to expire in **2025**, primarily from 0-1 MW leases. The total annualized rent from expiring leases is **$3.81 billion** | Year | Annualized Rent (in thousands) | % of Total Annualized Rent | | :---------- | :----------------------------- | :------------------------- | | Month to Month | $68,208 | 1.8% | | 2025 | $734,635 | 19.3% | | 2026 | $636,127 | 16.7% | | 2027 | $420,012 | 11.0% | | 2028 | $299,863 | 7.9% | | 2029 | $387,337 | 10.2% | | 2030 | $291,163 | 7.6% | | 2031 | $175,309 | 4.6% | | 2032 | $137,102 | 3.6% | | 2033 | $104,138 | 2.7% | | 2034 | $175,064 | 4.6% | | Thereafter | $377,683 | 9.9% | | **Total / Wtd. Avg.** | **$3,806,641** | **100.0%** | [Top 20 Customers by Annualized Rent](index=24&type=section&id=Top%2020%20Customers%20by%20Annualized%20Rent) Digital Realty's top 20 customers account for **50.9%** of annualized recurring revenue, totaling **$2.16 billion**. The largest customer, a Fortune 50 Software Company, contributes **11.7%** of revenue with a weighted average remaining lease term of **8.8 years** | Customer | Number of Locations | Annualized Recurring Revenue (1) | % of Annualized Recurring Revenue | Weighted Average Remaining Lease Term in Years | | :-------------------------------- | :------------------ | :------------------------------- | :-------------------------------- | :--------------------------------------------- | | Fortune 50 Software Company | 73 | $500,501 | 11.7% | 8.8 | | Oracle Corporation | 43 | $280,104 | 6.6% | 9.4 | | Social Content Platform | 30 | $233,027 | 5.5% | 3.5 | | Global Cloud Provider | 64 | $201,038 | 4.7% | 4.6 | | IBM | 36 | $114,227 | 2.7% | 2.8 | | Equinix | 16 | $92,218 | 2.2% | 5.4 | | LinkedIn Corporation | 7 | $84,500 | 2.0% | 3.4 | | Fortune 25 Investment Grade-Rated Company | 29 | $67,330 | 1.6% | 1.7 | | Meta Platforms, Inc. | 48 | $66,034 | 1.5% | 3.4 | | Social Media Platform | 4 | $63,631 | 1.5% | 6.1 | | Specialized Cloud Provider | 3 | $58,770 | 1.4% | 4.4 | | Fortune 25 Tech Company | 54 | $55,496 | 1.3% | 3.1 | | Lumen Technologies, Inc. | 130 | $54,196 | 1.3% | 8.3 | | AT&T | 77 | $49,122 | 1.2% | 2.5 | | Comcast Corporation | 43 | $45,949 | 1.1% | 3.3 | | Fortune 500 SaaS Provider | 9 | $41,652 | 1.0% | 2.6 | | JPMorgan Chase & Co. | 19 | $40,643 | 1.0% | 3.2 | | Rackspace | 25 | $38,558 | 0.9% | 8.6 | | Morgan Stanley | 13 | $37,740 | 0.9% | 4.2 | | Zayo | 121 | $36,202 | 0.8% | 1.5 | | **Total / Weighted Average** | | **$2,160,938** | **50.9%** | **6.0** | [Occupancy Analysis](index=25&type=section&id=Occupancy%20Analysis) Digital Realty's total portfolio occupancy stood at **84.0%** as of March 31, 2025, with significant variations across metropolitan areas and regions. North America reported **85.0%** occupancy, EMEA **77.8%**, and Asia Pacific **81.8%**. The company has substantial space under active and future development | Metropolitan Area | Net Rentable Square Feet (1) | Space Under Active Development (2) | Space Held for Development (3) | Annualized Rent (4) | Occupancy (5) (31-Mar-25) | White Space IT Load (6) | Data Center Count | | :-------------------------- | :--------------------------- | :--------------------------------- | :----------------------------- | :------------------ | :------------------------ | :---------------------- | :------------------ | | **North America Total/Weighted Average** | **20,000** | **2,779** | **1,025** | **$2,034,333** | **85.0%** | **1,155.3** | **101** | | Northern Virginia | 5,334 | 1,609 | 254 | $652,278 | 93.7% | 478.5 | 18 | | Chicago | 2,262 | 553 | 48 | $232,255 | 92.9% | 81.0 | 7 | | New York | 1,640 | — | 100 | $211,732 | 75.1% | 64.7 | 11 | | **EMEA Total/Weighted Average** | **10,851** | **4,037** | **738** | **$1,446,141** | **77.8%** | **769.1** | **118** | | London | 1,402 | 23 | 76 | $237,568 | 63.8% | 98.9 | 13 | | Frankfurt | 1,829 | 1,343 | — | $226,939 | 83.7% | 117.4 | 24 | | Amsterdam | 1,332 | 222 | 92 | $189,063 | 86.2% | 116.3 | 13 | | **Asia Pacific Total/Weighted Average** | **1,577** | **66** | **289** | **$274,786** | **81.8%** | **123.9** | **11** | | Singapore | 793 | — | 97 | $213,413 | 90.5% | 72.1 | 3 | | **Portfolio Total/Weighted Average** | **41,778** | **9,463** | **5,062** | **$4,685,166** | **84.0%** | **2,765.0** | **308** | [External Growth & Development](index=26&type=section&id=External%20Growth%20%26%20Development) [Development Lifecycle](index=26&type=section&id=Development%20Lifecycle) Digital Realty has substantial development capacity, with **3,000 MW of land** and **470 MW of shell capacity** globally. Data center construction projects total **814 MW**, with **63% leased** and an average stabilized yield of **12.5%**. The Americas region leads in total expected investment | Region | Land (MW) | Shell (MW) | Data Center Construction (MW) | % Leased | Average Yields | | :-------- | :-------- | :--------- | :---------------------------- | :------- | :------------- | | Americas | 1,900 | 210 | 499 | 79% | 13.9% | | EMEA | 870 | 200 | 249 | 32% | 11.3% | | APAC | 230 | 60 | 65 | 61% | 9.8% | | **Total** | **3,000** | **470** | **814** | **63%** | **12.5%** | - Total expected investment for data center construction (100% share) is **$9.34 billion**, with Digital Realty's share at **$6.97 billion**[98](index=98&type=chunk) [Construction Projects in Progress](index=27&type=section&id=Construction%20Projects%20in%20Progress) As of March 31, 2025, Digital Realty's total land held and development construction in progress (CIP) amounted to **$14.997 billion** (100% share), with **$7.122 billion** already invested. Data center construction represents the largest component, with **$3.674 billion** in current investment | Construction Projects in Progress | Current Investment (100% Share) | Future Investment (100% Share) | Total Investment (100% Share) | | :-------------------------------- | :------------------------------ | :----------------------------- | :---------------------------- | | Future Development Capacity | $2,992,474 | $2,037,362 | $5,029,836 | | Data Center Construction | $3,673,621 | $5,666,085 | $9,339,706 | | Equipment Pool & Other Inventory | $216,089 | — | $216,089 | | Campus, Tenant Improvements & Other | $239,564 | $171,892 | $411,456 | | **Total Land Held and Development CIP** | **$7,121,748** | **$7,875,339** | **$14,997,087** | | Total Land Held and Construction in Progress | $7,169,086 | $7,925,720 | $15,094,806 | - Digital Realty's share of total land held and construction in progress is **$12.155 billion**, with **$5.993 billion** in current investment[103](index=103&type=chunk) [Historical Capital Expenditures and Investments in Real Estate](index=28&type=section&id=Historical%20Capital%20Expenditures%20and%20Investments%20in%20Real%20Estate) Total direct capital expenditures for Q1 2025 were **$727.5 million**, primarily driven by development spending of **$686.6 million**. Recurring capital expenditures were **$35.3 million**, a significant decrease from the previous quarter | Metric | 31-Mar-25 | 31-Dec-24 | 31-Mar-24 | | :---------------------------------------- | :----------- | :----------- | :----------- | | **Non-Recurring Capital Expenditures** | | | | | Development (2) | $686,622 | $528,356 | $549,522 | | Enhancements and Other Non-Recurring | $5,588 | $13,384 | $7,738 | | Total Non-Recurring Capital Expenditures | $692,210 | $541,740 | $557,260 | | **Recurring Capital Expenditures (3)** | **$35,305** | **$130,245** | **$47,676** | | Total Direct Capital Expenditures | $727,515 | $671,985 | $604,936 | | Capitalized Interest | $30,095 | $34,442 | $28,522 | | Capitalized Overhead | $29,693 | $28,983 | $25,857 | | Total Indirect Capital Expenditures | $59,788 | $63,425 | $54,379 | | Total Improvements to and Advances for Investment in Real Estate | $787,303 | $735,410 | $659,315 | [Acquisitions / Dispositions / Joint Ventures](index=29&type=section&id=Acquisitions%20%2F%20Dispositions%20%2F%20Joint%20Ventures) In Q1 2025, Digital Realty completed acquisitions totaling **$130.8 million**, including land parcels in Charlotte, NC, and a **50% interest** in a joint venture for two data centers in Jakarta, Indonesia. No dispositions or joint venture contributions were closed during the quarter | Acquisition Property | Property Type | Metropolitan Area | Date Acquired | Purchase Price (1) | | :------------------------ | :---------------- | :---------------- | :------------ | :----------------- | | Moores Chapel Road | Land | Charlotte, NC | 2/18/2025 | $20,000 | | CGK10 & CGK11 (5) | Land and Buildings| Jakarta, Indonesia| 3/13/2025 | $94,731 | | 712 E 5th St & 725 E Trade St | Land | Charlotte, NC | 3/26/2025 | $16,100 | | **Total** | | | | **$130,831** | - The acquisition of CGK10 & CGK11 in Jakarta, Indonesia, represents a **50% interest** in a joint venture for approximately **$95 million**[118](index=118&type=chunk) [Unconsolidated Joint Ventures](index=30&type=section&id=Unconsolidated%20Joint%20Ventures) Digital Realty's unconsolidated joint ventures reported total assets of **$13.3 billion** and total liabilities of **$6.74 billion** as of March 31, 2025. For Q1 2025, these JVs generated **$357.2 million** in total revenues and **$199.4 million** in Net Operating Income (NOI). Digital Realty's pro rata share of JV Cash NOI was **$70.2 million** | Metric | 31-Mar-25 (Total at JV's 100% Share) | | :---------------------------------------- | :----------------------------------- | | Gross cost of operating real estate | $11,216,480 | | Total Assets | $13,295,902 | | Debt | $4,863,726 | | Other liabilities | $1,880,782 | | Equity / (deficit) | $6,551,394 | | Total Liabilities and Equity | $13,295,902 | | Digital Realty's Pro Rata Share of Unconsolidated JV Debt | $1,697,287 | | Total revenues | $357,237 | | Operating expenses | ($157,877) | | Net Operating Income (NOI) | $199,360 | | Cash Net Operating Income (NOI) | $189,210 | | Digital Realty's Pro Rata Share of Unconsolidated JV Cash NOI | $70,205 | | Digital Realty's Pro Rata Share of Core FFO (5) | $41,804 | [Additional Information & Non-GAAP Measures](index=31&type=section&id=Additional%20Information%20%26%20Non-GAAP%20Measures) [Reconciliation of Earnings Before Interest, Taxes, Depreciation & Amortization and Financial Ratios](index=31&type=section&id=Reconciliation%20of%20Earnings%20Before%20Interest,%20Taxes,%20Depreciation%20%26%20Amortization%20and%20Financial%20Ratios) Digital Realty's EBITDA for Q1 2025 was **$658.4 million**, and Adjusted EBITDA was **$791.2 million**, reflecting various non-core adjustments. Key financial ratios include an interest coverage ratio of **5.3x** and a Net Debt-to-Adjusted EBITDA of **5.1x** | Metric | 31-Mar-25 | 31-Dec-24 | 31-Mar-24 | | :---------------------------------------- | :----------- | :----------- | :----------- | | Net Income / (Loss) Available to Common Stockholders | $99,793 | $179,388 | $271,327 | | Interest | $98,464 | $104,742 | $109,535 | | Depreciation & amortization | $443,009 | $455,355 | $431,102 | | EBITDA | $658,400 | $746,578 | $835,446 | | Unconsolidated JV real estate related depreciation & amortization | $55,861 | $49,463 | $47,877 | | Transaction and integration expenses | $39,902 | $11,797 | $31,839 | | (Gain) / loss on sale of investments | ($1,111) | ($144,885) | ($277,787) | | Adjusted EBITDA | $791,156 | $751,276 | $710,556 | | Interest coverage ratio (5) | 5.3x | 4.5x | 4.3x | | Fixed charge coverage ratio (7) | 4.9x | 4.2x | 4.1x | | Net Debt-to-Adjusted EBITDA (13) | 5.1x | 4.8x | 6.1x | [Management Statements on Non-GAAP Measures](index=32&type=section&id=Management%20Statements%20on%20Non-GAAP%20Measures) This section provides comprehensive definitions and discussions of non-GAAP financial measures used by Digital Realty, including FFO, Core FFO, AFFO, EBITDA, Adjusted EBITDA, NOI, and Cash NOI. It clarifies their utility as supplemental performance indicators while acknowledging their limitations compared to GAAP measures - FFO is a non-GAAP measure that excludes real estate related depreciation and amortization and gains/losses from property dispositions, providing insight into occupancy rates, rental rates, and operating costs[130](index=130&type=chunk) - Core FFO further adjusts FFO by excluding certain non-core revenue and expense streams, such as transaction and integration expenses, and FX revaluation gains/losses, to reflect core business operating performance[131](index=131&type=chunk) - AFFO is presented to assess the company's ability to fund dividend and distribution requirements from operating activities, adjusting Core FFO for non-real estate depreciation, non-cash compensation, straight-line rents, and recurring capital expenditures[132](index=132&type=chunk) - EBITDA and Adjusted EBITDA are used to view performance without the impact of non-cash depreciation/amortization or the cost of debt, with Adjusted EBITDA including further adjustments for unconsolidated JV items and non-core adjustments[133](index=133&type=chunk) - NOI and Cash NOI measure property operating performance, with Cash NOI adjusting for straight-line rents and above/below-market rent amortization[136](index=136&type=chunk) [Forward-Looking Statements](index=34&type=section&id=Forward-Looking%20Statements) This section serves as a disclaimer, highlighting that the document contains forward-looking statements based on current expectations and assumptions. It emphasizes that actual results may differ materially due to various risks and uncertainties, including economic conditions, competition, operational challenges, and regulatory changes, and disclaims any obligation to update these statements - The document contains forward-looking statements based on current expectations, forecasts, and assumptions, which involve risks and uncertainties that could cause actual outcomes and results to differ materially[143](index=143&type=chunk) - Key risks include reduced demand for data centers, decreased rental rates, increased competition, infrastructure suitability issues, development delays, global economic conditions, supply chain disruptions, inflation, customer dependence, geopolitical instability, and regulatory changes[145](index=145&type=chunk) - The company expressly disclaims any responsibility to update forward-looking statements, whether as a result of new information, future events, or otherwise[144](index=144&type=chunk)

Core Insights - Digital Realty has announced new Microsoft Azure ExpressRoute peering locations in Atlanta, Brussels, and Vienna, enhancing dedicated connections from private IT infrastructure to Azure services [1][2] - This expansion adds to Digital Realty's existing 12 Azure ExpressRoute cloud on-ramps, bringing the total to 15 locations globally [3] - The Azure ExpressRoute service provides low-latency and secure connections to Azure resources, keeping customer traffic on Microsoft's global network and away from the public internet [4] Group 1 - The new locations in Atlanta, Brussels, and Vienna are part of a broader strategy to enhance Digital Realty's global relationship with Microsoft [2][5] - Digital Realty's PlatformDIGITAL® serves as a physical meeting place for customers to establish direct connections to Azure, facilitating hybrid IT solutions [5][7] - The collaboration aims to provide enterprise-grade connectivity for customers to architect and deploy hybrid solutions with a consistent global experience [5][6] Group 2 - Digital Realty operates over 300 facilities in more than 50 metropolitan areas across 25+ countries, positioning itself as a key player in the data center and interconnection solutions market [8] - The company emphasizes its role in addressing Data Gravity challenges and supporting emerging technologies like AI through its comprehensive service offerings [8]

Core Viewpoint - Digital Realty Trust (DLR) is expected to report year-over-year growth in revenues and funds from operations (FFO) per share for the first quarter of 2025, with results anticipated on April 24 [1] Financial Performance - In the prior quarter, Digital Realty reported a core FFO per share of $1.73, exceeding the Zacks Consensus Estimate of $1.70, driven by steady leasing momentum and improved rental rates despite higher operating expenses [2] - Over the last four quarters, Digital Realty's core FFO per share surpassed the Zacks Consensus Estimate three times, with an average beat of 1.36% [3] Market Position and Demand - Digital Realty benefits from a global footprint of 308 data centers across more than 50 metropolitan areas, capitalizing on strong demand driven by digital transformation, cloud computing, and artificial intelligence [3][4] - The company has a high-quality, diversified customer base, primarily consisting of investment-grade tenants from various industries, which is expected to support stable revenue generation [5] Revenue Projections - The Zacks Consensus Estimate for rental revenues in the first quarter is $972.3 million, reflecting an 8.7% increase from $894.4 million in the same quarter last year [6] - Total revenue is projected at $1.42 billion, indicating a year-over-year increase of 6.8% [6] Interest Rate Impact - High interest rates are anticipated to negatively affect quarterly performance by increasing borrowing costs, which may hinder the company's ability to purchase or develop real estate [7] Analyst Sentiment - The Zacks Consensus Estimate for quarterly FFO per share has slightly decreased to $1.73, representing a year-over-year growth of 3.6% [8] - The current Earnings ESP for Digital Realty is 0.00%, and it holds a Zacks Rank of 3, indicating no strong prediction for a surprise in FFO this quarter [9]

Wall Street analysts forecast that Digital Realty Trust (DLR) will report quarterly earnings of $1.73 per share in its upcoming release, pointing to a year-over-year increase of 3.6%. It is anticipated that revenues will amount to $1.42 billion, exhibiting an increase of 6.8% compared to the year-ago quarter.The consensus EPS estimate for the quarter has been revised 0.2% lower over the last 30 days to the current level. This reflects how the analysts covering the stock have collectively reevaluated their i ...

Core Viewpoint - The current market environment is characterized by volatility, with the S&P 500 experiencing corrections and potential bear market conditions due to tariff implementations by the Trump administration, prompting investors to consider dividend stocks as a stable investment option [1][2]. Group 1: Realty Income - Realty Income offers a monthly dividend payment with a yield of 5.6%, supported by a diverse retail property portfolio of over 15,600 properties, including tenants like 7-Eleven and Walgreens [3][4]. - The company utilizes a triple net lease model, allowing tenants to cover property taxes, maintenance, and insurance, which stabilizes cash flow and reduces operational costs [4][5]. - Realty Income maintains a well-diversified portfolio, with no single industry exceeding 10.2% of annual base rent and an average occupancy rate of 98.2% over the past 25 years [6]. Group 2: Digital Realty Trust - Digital Realty Trust provides data center infrastructure for cloud computing and AI, operating over 300 data centers across 25 countries, serving more than 5,000 customers [7][8]. - The company benefits from strong demand from hyperscalers, with a projected 33% annual growth in AI-ready data center capacity by 2030, and offers a dividend of 3.3% [9]. - Digital Realty has experienced a 25% decline from its December peak, presenting a potential buy opportunity for investors [9]. Group 3: Prologis - Prologis is a leading REIT specializing in warehouses and distribution centers, with a global presence across 20 countries and over 1.2 billion square feet of logistics space [10][11]. - The company is positioned to benefit from the growth of e-commerce, which accounted for 56% of retail sales growth in 2024, with projections indicating U.S. e-commerce penetration could reach 30% by 2030 [12]. - Prologis offers a dividend of 4% and has seen a 23% decline from its March peak, making it an attractive option for long-term investors despite potential short-term uncertainties [13].

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Digital Realty brings companies and data together by delivering the full spectrum of data center, colocation and interconnection solutions. PlatformDIGITAL®, the company's global data center platform, provides customers with a secure data meeting place and a proven Pervasive Datacenter Architecture (PDx ®) solution methodology for powering innovation and efficiently managing Data Gravity challenges. Digital Realty gives its customers access to the connected data communities that matter to them with a global ...