Financial Data and Key Metrics Changes - In Q3 2022, core FFO grew by 9.6% year-over-year to $48.3 million or $0.47 per share, while AFFO was $41.3 million or $0.40 per share [8][19] - Revenue for Q3 2022 was recorded at $92.6 million, with a net income attributable to common stockholders of $9.7 million [18][19] - On a constant currency basis, revenues would have increased by $1.2 million to $93.8 million, and year-over-year, revenues would have been up by $4.9 million to $97.5 million [8][18] Business Line Data and Key Metrics Changes - The company completed two lease renewals and one tenant expansion project totaling nearly 850,000 square feet, bringing year-to-date activity to 3.6 million square feet [10] - Year-to-date renewal and expansion leasing added $117 million of net new straight-line rent over a new weighted average remaining lease term of 9.3 years [11] - The portfolio composition at the end of Q3 2022 was 56% industrial and distribution, 41% office, and 3% retail, compared to 52%, 43%, and 5% respectively at the end of Q3 2021 [14] Market Data and Key Metrics Changes - The portfolio consists of 310 properties with a weighted average remaining lease term of 8.1 years, with 66% located in the U.S. and Canada and 34% in the UK and Western Europe [12] - Over 94% of leases feature annual rental increases, with approximately 64% having fixed rate escalations [13] Company Strategy and Development Direction - The company is focusing on increasing portfolio concentration in industrial and distribution assets, which now represent 56% of the portfolio [7][14] - The strategy includes divesting non-core retail assets and acquiring highly dependable single-tenant industrial and distribution properties in North America and Europe [16] - The company aims to reduce net debt to the low to mid-6s range, currently at 8 times net debt to trailing 12-month adjusted EBITDA [33][34] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the portfolio's performance, highlighting strong tenant credit and successful leasing activity [24] - The company is cautious about capital deployment due to economic uncertainties, including inflation and potential recession [34] - Management believes the portfolio is well-positioned for future growth and capital appreciation [7][24] Other Important Information - The company recorded $33.3 million in acquisitions year-to-date and has a pipeline of $32 million in potential acquisitions [15] - The company has a well-cushioned interest coverage ratio of 3.3 times and ended the quarter with net debt of $2.2 billion at a weighted average interest rate of 3.5% [20][21] Q&A Session Summary Question: Impact of foreign currency on AFFO per share - The impact on AFFO was a decrease of about $2.6 million primarily due to foreign exchange [28] Question: Consideration of more hedges - The company has a consistent hedging strategy focused on net cash flows and is evaluating the potential to increase hedging [29] Question: Goals for asset divestiture - The company aims to divest non-core assets, primarily retail, and may also consider selling properties if tenants are moving out [31] Question: Future leverage goals - The company aims to reduce leverage to the low to mid-6s range but is cautious about capital deployment in the current economic climate [33][34] Question: Lease renewals and rent escalators - New leases are incorporating larger escalators of 2% to 4%, with no pushback from tenants on these increases [36] Question: Tenant credit health in Europe - The company has no concerns regarding tenant credit health, as most tenants are investment grade and paying rents on time [38] Question: Future acquisitions in Europe - The company is being cautious but is seeing attractive opportunities at decent prices [39] Question: Breakdown of asset sales - A small property was sold for approximately $3 million, with two additional properties under agreement totaling over $110 million [42] Question: Plan for upcoming debt maturity - The company is evaluating options for refinancing upcoming debt and will make decisions closer to the due date [50][51]

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2022 (Mark One) 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) (State or other jurisdi ...

Global Net Lease, Inc. (NYSE:GNL) Q2 2022 Earnings Conference Call August 4, 2022 1:00 PM ET Company Participants Louisa Quarto - Executive Vice President Jim Nelson - Chief Executive Officer Chris Masterson - Chief Financial Officer Conference Call Participants Bryan Maher - B. Riley Mitch Germain - JMP Securities James Villard - Ladenburg Thalmann Operator Greetings and welcome to the Global Net Lease’s Second Quarter 2022 Earnings Call. [Operator Instructions] As a reminder this conference is being recor ...

GNL O GOBAL NET LEASE Global Net Lease Second Quarter 2022 Investor Presentation Pictured – McLaren Campus in Woking, U.K. COMPANY HIGHLIGHTS 2 Best-in-Class, Mission Critical, Net Lease Focused Portfolio: Featuring high portfolio occupancy of 98.9% and complete Original Cash Rent collection(1) for the seventh consecutive quarter, highlighting strong overall operating performance 1 Differentiated Strategy with International Diversification: Portfolio of 237 properties in the U.S. and Canada complemented by ...

GNL OD GLOBAL NET LEASE Global Net Lease First Quarter 2022 Investor Presentation Pictured – McLaren Campus in Woking, U.K. COMPANY HIGHLIGHTS 2 Best-in-Class, Mission Critical, Net Lease Focused Portfolio: Featuring high portfolio occupancy of 98.7% and complete Original Cash Rent collection(1) for the sixth consecutive quarter, highlighting strong overall operating performance 1 Differentiated Strategy with International Diversification: Portfolio of 235 properties in the U.S. and Canada complemented by a ...

Financial Data and Key Metrics Changes - For Q1 2022, adjusted EBITDA increased to $75.7 million from $68.1 million in Q1 2021 [15] - Revenue rose by 8.7% to $97.1 million, up from $89.4 million [15] - Net income attributable to common stockholders was $5.5 million [15] - Cash NOI for the first quarter increased by over 7% to $87.2 million, and AFFO increased by over 9% to $44.3 million [8] Business Line Data and Key Metrics Changes - The portfolio's occupancy rate was 98.7% with 100% rent collection [6] - The weighted average remaining lease term increased to 8.4 years, with 70% of leases expiring after 2026 [10][11] - The portfolio is now comprised of 55% industrial and distribution assets, up from 46% a year ago [12] Market Data and Key Metrics Changes - The company has a diversified portfolio with 137 tenants across 50 industries, with no single industry exceeding 12% of total annual straight-line rent [11] - 94% of leases feature annual rental increases, with 59% fixed rate and 28% linked to the consumer price index [11] Company Strategy and Development Direction - The company is focusing on increasing its portfolio concentration in industrial and distribution assets while evaluating strategic disposition opportunities [6][14] - The acquisitions pipeline totals $111.9 million, with a focus on high-quality properties [13] - The company aims to generate superior risk-adjusted returns through domestic and international sale-leaseback transactions [14] Management's Comments on Operating Environment and Future Outlook - Management expressed cautious optimism regarding acquisitions despite rising interest rates, focusing on high-quality properties [25] - There has been no negative impact from geopolitical issues in Eastern Europe on Western European tenants, with 100% rent collection maintained [28][29] - The company is proactive in lease renewals and expects continued success in this area [31] Other Important Information - The company ended the quarter with net debt of $2.3 billion at a weighted average interest rate of 3.4% [16] - Liquidity was approximately $225.9 million, with $41.6 million distributed in dividends to common shareholders [18] Q&A Session Summary Question: Impact of capital market conditions on acquisition appetite - Management remains cautiously optimistic and focuses on acquiring high-quality properties at accretive prices [25] Question: Criteria for potential dispositions - The company reviews its portfolio regularly and has not publicly listed any properties for sale, but remains proactive in maintaining portfolio quality [26][27] Question: Impact of geopolitical issues on Western European tenants - There has been no adverse effect on rent collection or tenant relations due to geopolitical tensions [28][29] Question: Leasing activity and tenant renewals - The company is proactive in lease renewals and has been successful in negotiating early renewals with tenants [31] Question: Price trends and acquisition yields - Rising interest rates are beginning to affect cap rates, with a trend towards increased prices and cap rates observed [35][36] Question: Funding investments and leverage outlook - The company has sufficient liquidity and expects to maintain leverage in the low 7s range for net debt to adjusted EBITDA [40]

☐ 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) UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (Mark One) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2022 OR | Maryland | 45-277197 ...

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, 2021 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 ...

Global Net Lease, Inc. (NYSE:GNL) Q4 2021 Earnings Conference Call February 24, 2022 1:00 PM ET Company Participants Louisa Quarto – Executive Vice President Jim Nelson – Chief Executive Officer Chris Masterson – Chief Financial Officer Conference Call Participants Bryan Maher – B. Riley Securities James Villard – Ladenburg Thalmann Operator Good day and welcome to the Global Net Lease Fourth Quarter Full Year 2021 Earnings Call. [Operator Instructions] Please note this conference is being recorded. I would ...

GNL O GOBAL NET LEASE Global Net Lease Fourth Quarter 2021 Investor Presentation Pictured – McLaren Campus in Woking, U.K. COMPANY HIGHLIGHTS 2 High-Quality, Mission Critical, Net Lease Focused Portfolio: Featuring high portfolio occupancy of 99.0% and complete Original Cash Rent collection(1) for the fifth consecutive quarter, highlighting strong overall operating performance 1 Differentiated Strategy with International Diversification: Portfolio of 235 properties in the U.S. and Canada complemented by a 7 ...