Global Net Lease Fourth Quarter 2025 Investor Presentation Pictured: Home Depot in Lake Park, Georgia Forward Looking Statements This presentation contains statements that are not historical facts and may be forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995, including statements regarding the timing, ability to consummate and consideration related to our anticipated acquisitions and dispositions, the intent, belief or current expectations of us, our operat ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-K (Mark One) ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2025 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from _________ to __________ Commission file number: 001-37390 Global Net Lease, Inc. (Exact name of registrant as specified in its charter) Maryland 45-2771978 (State ...

EXHIBIT 99.2 Please note that totals may not add due to rounding. Forward-looking Statements: The statements in this supplemental package of Global Net Lease, Inc. (the "Company") that are not historical facts may be forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. These forward- looking statements involve risks and uncertainties that could cause the outcome to be materially different. The words such as "may," "will," "seeks," "anticipates," "believes," ...

– Company Exceeds Full-Year 2025 AFFO Guidance – Reduced Net Debt by $2.2 Billion and Improved Net Debt to Adjusted EBITDA From 7.6x to 6.7x in 2025 – Repurchased 17.2 Million Shares at a Weighted Average Price of $7.88, Totaling $135.9 Million Since Launch of Repurchase Program in February 2025 – Sold McLaren Campus for £250 Million, Approximately £80 Million Above Original Purchase Price – Corporate Credit Rating Upgraded to Investment-Grade – Introduces Initial 2026 Financial Guidance; Focus on Reducing ...

Core Viewpoint - Global Net Lease, Inc. (GNL) is set to release its financial results for Q4 and the full year of 2025 on February 25, 2026, after market close [1] Group 1: Financial Results Announcement - The financial results will be discussed in a conference call on February 26, 2026, at 11:00 a.m. ET, led by GNL's management team [2] - A question-and-answer session will follow the prepared remarks during the conference call [2] Group 2: Conference Call Details - Dial-in instructions for the conference call include a toll-free number for domestic calls (1-877-407-0792) and an international dial-in (1-201-689-8263) [4] - A replay of the conference call will be available from February 26, 2026, at 2:00 p.m. ET until May 26, 2026 [4] Group 3: Company Overview - Global Net Lease, Inc. is a publicly traded internally managed real estate investment trust focusing on acquiring and managing income-producing net lease assets globally, particularly in the U.S. and Western and Northern Europe [5]

Core Viewpoint - Global Net Lease, Inc. (GNL) is a real estate investment trust (REIT) focused on acquiring and managing a diverse portfolio of income-producing net lease assets, operating primarily in the U.S. and Europe [1] Group 1: Stock Performance - Cantor Fitzgerald initiated coverage on GNL with an "Overweight" rating, indicating a positive outlook and suggesting that GNL will outperform the average market return [2][6] - GNL's current stock price is $9.41, reflecting a slight increase of $0.08, or approximately 0.86%, with fluctuations between $9.30 and $9.47 during the trading day [4][6] - Over the past year, GNL's stock has experienced a high of $9.66 and a low of $6.51, indicating market volatility [4] Group 2: Market Capitalization and Trading Activity - GNL has a market capitalization of approximately $2.06 billion, highlighting its significant presence in the real estate sector [5] - The trading volume for GNL today is 1,575,070 shares, suggesting active investor interest [5] Group 3: Dividend Tax Classification - GNL announced that all dividends paid in 2025 are classified as nondividend distributions, which may have tax implications for shareholders [3][6]

Core Viewpoint - Global Net Lease (GNL) has shown significant recovery over the past year, yet the stock still presents value, indicating that the market may be undervaluing it despite recent improvements [1] Group 1: Company Performance - GNL has experienced solid improvements in its performance metrics, suggesting a positive trend in its operational efficiency and market positioning [1] Group 2: Analyst Background - The analyst has over a decade of experience in researching various industries, including commodities and technology, which enhances the credibility of the insights provided [1] - The analyst has transitioned from writing a blog to a value investing-focused YouTube channel, indicating a shift towards more interactive content delivery [1]

Core Viewpoint - Global Net Lease (GNL) has shown significant recovery over the past year, yet the stock still presents value, indicating that the market may be undervaluing it despite recent improvements [1] Company Analysis - GNL's stock performance suggests that it is currently undervalued, with the market discounting its potential despite solid recovery metrics [1] - The analyst has extensive experience in researching various sectors, including commodities and technology, which informs the analysis of GNL [1] Investment Strategy - The analyst is considering initiating a long position in GNL through stock purchases or options within the next 72 hours, indicating a potential bullish outlook [2]

Core Viewpoint - Global Net Lease, Inc. (NYSE:GNL) is gaining stability and improving its balance sheet, which has led to an increased price target from Citizens to $10 from $9, maintaining an Outperform rating [2]. Group 1: Financial Performance and Strategy - GNL has made significant progress in reducing leverage, enhancing its stability compared to previous periods [2]. - The company successfully completed the sale of the McLaren Campus in Woking, England, for £250 million at a 7.4% cash cap rate, resulting in an estimated £80 million gain over the original purchase price [3][5]. - Over approximately 23 months, GNL sold around $3.3 billion worth of non-core assets as part of its broader disposition program, allowing management to focus on disciplined earnings growth [4]. Group 2: Future Outlook - The proceeds from asset sales are expected to be used primarily for debt repayment, further strengthening GNL's investment-grade balance sheet [4]. - The successful execution of the capital recycling plan demonstrates GNL's ability to unlock value through a more focused and methodical approach [5].

Core Viewpoint - The article discusses the author's past experience with Global Net Lease (NYSE: GNL), highlighting a significant decision to sell shares after a dividend reduction, indicating potential concerns regarding the company's financial health and dividend sustainability [1]. Group 1: Company Background - Global Net Lease is a real estate investment trust (REIT) that has faced challenges, including a dividend cut that prompted the author to divest from the stock in August 2019 [1]. Group 2: Analyst Background - The author, Ian Bezek, has a decade of experience as a hedge fund analyst and specializes in high-quality compounders and growth stocks, particularly in Latin American markets [1].