Document

EXHIBIT 99.2

Global Net Lease, Inc.

Supplemental Information

Quarter ended September 30, 2026 (unaudited)


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)


Table of Contents

Item			Page
Non-GAAP Definitions			3
Key Metrics			6
Consolidated Balance Sheets			7
Consolidated Statements of Operations			8
Non-GAAP Measures			9
Debt Overview			12
Future Minimum Lease Rents			13
Diversification by Property Type/Segment			14
Diversification by Tenant Industry			15
Top Twenty Tenants			16
Diversification by Geography			17
Lease Expirations			18

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,” “expects,” “estimates,” “projects,” “potential,” “predicts,” “plans,” “intends,” “would,” “could,” “should” and similar expressions are intended to identify forward-looking statements, although not all forward-looking statements contain these identifying words. These forward-looking statements are subject to a number of risks, uncertainties and other factors, many of which are outside of the Company's control, which could cause actual results to differ materially from the results contemplated by the forward-looking statements. These risks and uncertainties include the risks that any potential future acquisition or disposition by the Company is subject to market conditions, capital availability and timing considerations and may not be identified or completed on favorable terms, or at all. Some of the risks and uncertainties, although not all risks and uncertainties, that could cause the Company’s actual results to differ materially from those presented in its forward-looking statements are set forth in the “Risk Factors” and “Quantitative and Qualitative Disclosures about Market Risk” sections in the Company’s Annual Report on Form 10-K, its Quarterly Reports on Form 10-Q, and all of its other filings with the U.S. Securities and Exchange Commission, as such risks, uncertainties and other important factors may be updated from time to time in the Company’s subsequent reports. Further, forward-looking statements speak only as of the date they are made, and the Company undertakes no obligation to update or revise any forward-looking statement to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results over time, unless required by law.

Supplemental Information 2 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Non-GAAP Financial Measures

This section discusses non-GAAP financial measures we use to evaluate our performance, including Funds from Operations (“FFO”), Core Funds from Operations (“Core FFO”), Adjusted Funds from Operations (“AFFO”), Adjusted Earnings before Interest, Taxes, Depreciation and Amortization (“Adjusted EBITDA”), Net Operating Income (“NOI”), Cash Net Operating Income (“Cash NOI”) and Cash Paid for Interest. While NOI is a property-level measure, AFFO is based on total Company performance and therefore reflects the impact of other items not specifically associated with NOI such as, interest expense, general and administrative expenses and operating fees to related parties. Additionally, NOI as defined herein, does not reflect an adjustment for straight-line rent but AFFO does include this adjustment. A description of these non-GAAP measures and reconciliations to the most directly comparable GAAP measure, which is net income, is provided below.

Caution on Use of Non-GAAP Measures

FFO, Core FFO, AFFO, Adjusted EBITDA, NOI, Cash NOI and Cash Paid For Interest are non-GAAP financial measures and should not be construed to be more relevant or accurate than the current GAAP methodology in calculating net income or in its applicability in evaluating our operating performance. The method utilized to evaluate the value and performance of real estate under GAAP should be construed as a more relevant measure of operational performance and considered more prominently than the non-GAAP measures.

Other REITs may not define FFO in accordance with the current National Association of Real Estate Investment Trusts (“NAREIT”) definition (as we do), or may interpret the current NAREIT definition differently than we do, or may calculate Core FFO or AFFO differently than we do. Consequently, our presentation of FFO, Core FFO and AFFO may not be comparable to other similarly-titled measures presented by other REITs.

We consider FFO, Core FFO and AFFO useful indicators of our performance. Because FFO, Core FFO and AFFO calculations exclude such factors as depreciation and amortization of real estate assets and gains or losses from sales of operating real estate assets (which can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates), FFO, Core FFO and AFFO presentations facilitate comparisons of operating performance between periods and with other REITs in our peer group.

As a result, we believe that the use of FFO, Core FFO and AFFO, together with the required GAAP presentations, provide a more complete understanding of our operating performance including relative to our peers and a more informed and appropriate basis on which to make decisions involving operating, financing, and investing activities. However, FFO, Core FFO and AFFO are not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. Investors are cautioned that FFO, Core FFO and AFFO should only be used to assess the sustainability of our operating performance excluding these activities, as they exclude certain costs that have a negative effect on our operating performance during the periods in which these costs are incurred.

Funds from Operations, Core Funds from Operations and Adjusted Funds from Operations

Funds From Operations

Due to certain unique operating characteristics of real estate companies, as discussed below, NAREIT, an industry trade group, has promulgated a measure known as FFO, which we believe to be an appropriate supplemental measure to reflect the operating performance of a REIT. FFO is not equivalent to net income or loss as determined under GAAP.

We calculate FFO, a non-GAAP measure, consistent with the standards established over time by the Board of Governors of NAREIT, as restated in a White Paper approved by the Board of Governors of NAREIT effective in December 2018 (the “White Paper”). The White Paper defines FFO as net income or loss computed in accordance with GAAP, excluding depreciation and amortization related to real estate, gain and loss from the sale of certain real estate assets, gain and loss from change in control and impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. Adjustments for unconsolidated partnerships and joint ventures are calculated to exclude the proportionate share of the non-controlling interest to arrive at FFO, Core FFO, AFFO and NOI attributable to stockholders, as applicable. Our FFO calculation complies with NAREIT’s definition.

FFO includes adjustments related to the treatment of the sale of the Multi-Tenant Retail Portfolio as a discontinued operation, which includes adjustments for depreciation and amortization and loss (gain) on dispositions of real estate investments.

The historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, and straight-line amortization of intangibles, which implies that the value of a real estate asset diminishes predictably over time. We believe that, because real estate values historically rise and fall with market conditions, including inflation, interest rates, unemployment and consumer spending, presentations of operating results for a REIT using historical accounting for depreciation and certain other items may be less informative. Historical accounting for real estate involves the use of GAAP. Any other method of accounting for real estate such as the fair value method cannot be construed to be any more accurate or relevant than the comparable methodologies of real estate valuation found in GAAP. Nevertheless, we believe that the use of FFO, which excludes the impact of real estate related depreciation and amortization, among other things, provides a more complete understanding of our performance to investors and to

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Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

management, and, when compared year over year, reflects the impact on our operations from trends in occupancy rates, rental rates, operating costs, general and administrative expenses, and interest costs, which may not be immediately apparent from net income.

Core Funds From Operations

In calculating Core FFO, we start with FFO, then we exclude certain non-core items such as merger, transaction and other costs, as well as certain other costs that are considered to be non-core, such as debt extinguishment or modification costs. The purchase of properties, and the corresponding expenses associated with that process, is a key operational feature of our core business plan to generate operational income and cash flows in order to make dividend payments to stockholders. In evaluating investments in real estate, we differentiate the costs to acquire the investment from the subsequent operations of the investment. We also add back non-cash write-offs of deferred financing costs, prepayment penalties and certain other costs incurred with the early extinguishment or modification of debt which are included in net income but are considered financing cash flows when paid in the statement of cash flows. We consider these write-offs and prepayment penalties to be capital transactions and not indicative of operations. By excluding expensed merger, transaction and other costs as well as non-core costs, we believe Core FFO provides useful supplemental information that is comparable for each type of real estate investment and is consistent with management’s analysis of the investing and operating performance of our properties.

Core FFO includes adjustments related to the treatment of the sale of the Multi-Tenant Retail Portfolio as a discontinued operation, which includes adjustments for merger and transaction costs and loss on extinguishment of debt.

Adjusted Funds From Operations

In calculating AFFO, we start with Core FFO, then we exclude certain income or expense items that we consider more reflective of investing activities, other non-cash income and expense items and the income and expense effects of other activities or items, including items paid in cash, that are not a fundamental attribute of our business plan or that we do not consider indicative of our ongoing operating performance. These items include, for example, early extinguishment or modification of debt and other items excluded in Core FFO, as well as unrealized gains and losses, which may not ultimately be realized, such as gains or losses on derivative instruments, gains or losses on foreign currency transactions and gains or losses on investments. In addition, by excluding non-cash income and expense items such as amortization of above-market and below-market lease intangibles, amortization of deferred financing costs, straight-line rent and equity-based compensation from AFFO, we believe we provide useful information regarding income and expense items which have a direct impact on our ongoing operating performance. We also exclude revenue attributable to the reimbursement by third parties of financing costs that we originally incurred because these revenues are not, in our view, related to operating performance. We include the realized gains or losses on foreign currency exchange contracts in AFFO, as such items are part of our ongoing operations and affect our current operating performance.

In calculating AFFO, we also exclude certain expenses which under GAAP are treated as operating expenses in determining operating net income. All paid and accrued merger, transaction and other costs (including prepayment penalties for debt extinguishments or modifications) and certain other expenses negatively impact our operating performance during the period in which expenses are incurred or properties are acquired and will also have negative effects on returns to investors, but are excluded by us as we believe they are not reflective of our on-going performance. Further, under GAAP, certain contemplated non-cash fair value and other non-cash adjustments are considered operating non-cash adjustments to net income. In addition, as discussed above, we view gain and loss from fair value adjustments as items which are unrealized and may not ultimately be realized and not reflective of ongoing operations and are therefore typically adjusted for when assessing operating performance. Excluding income and expense items detailed above from our calculation of AFFO provides information consistent with management’s analysis of our operating performance. Additionally, fair value adjustments, which are based on the impact of current market fluctuations and underlying assessments of general market conditions, but can also result from operational factors such as rental and occupancy rates, may not be directly related or attributable to our current operating performance. By excluding such changes that may reflect anticipated and unrealized gain or loss, we believe AFFO provides useful supplemental information. By providing AFFO, we believe we are presenting useful information that can be used to, among other things, assess our performance without the impact of transactions or other items that are not related to our portfolio of properties. AFFO presented by us may not be comparable to AFFO reported by other REITs that define AFFO differently. Furthermore, we believe that in order to facilitate a clear understanding of our operating results, AFFO should be examined in conjunction with net income (loss) calculated in accordance with GAAP and presented in our consolidated financial statements. AFFO should not be considered as an alternative to net income (loss) as an indication of our performance or to cash flows as a measure of our liquidity or ability to make distributions.

Adjusted Earnings before Interest, Taxes, Depreciation and Amortization, Net Operating Income, Cash Net Operating Income and Cash Paid For Interest

We believe that Adjusted EBITDA, which is defined as earnings before interest, taxes, depreciation and amortization adjusted for merger, transaction and other costs, other non-cash items and including our pro-rata share from unconsolidated joint ventures, is an appropriate measure of our ability to incur and service debt. We also exclude revenue attributable to the reimbursement by third parties of financing costs that we originally incurred because these revenues are not, in our view, related to operating performance. All paid and accrued merger, transaction and other costs (including

Supplemental Information 4 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

prepayment penalties for debt extinguishments or modifications) and certain other expenses negatively impact our operating performance during the period in which expenses are incurred or properties are acquired and will also have negative effects on returns to investors, but are not reflective of on-going performance. Adjusted EBITDA should not be considered as an alternative to cash flows from operating activities, as a measure of our liquidity or as an alternative to net income (loss) as calculated in accordance with GAAP as an indicator of our operating activities. Other REITs may calculate Adjusted EBITDA differently and our calculation should not be compared to that of other REITs.

EBITDA includes adjustments related to the treatment of the sale of the Multi-Tenant Retail Portfolio as a discontinued operation, which includes adjustments for depreciation and amortization and interest expense. Adjusted EBITDA includes adjustments related to the treatment of the sale of the Multi-Tenant Retail Portfolio as a discontinued operation, which includes adjustments for merger, transaction and other costs, (loss) gain on dispositions of real estate investments, loss (gain) on derivative instruments, loss on extinguishment of debt and other income (expense).

NOI is a non-GAAP financial measure equal to net income (loss), the most directly comparable GAAP financial measure, less discontinued operations, interest, other income and income from preferred equity investments and investment securities, plus corporate general and administrative expense, merger, transaction and other costs, depreciation and amortization, other non-cash expenses and interest expense. We use NOI internally as a performance measure and believe NOI provides useful information to investors regarding our financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level. Therefore, we believe NOI is a useful measure for evaluating the operating performance of our real estate assets and to make decisions about resource allocations. Further, we believe NOI is useful to investors as a performance measure because, when compared across periods, NOI reflects the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition activity on an unlevered basis, providing perspective not immediately apparent from net income. NOI excludes certain components from net income in order to provide results that are more closely related to a property’s results of operations. For example, interest expense is not necessarily linked to the operating performance of a real estate asset and is often incurred at the corporate level as opposed to the property level. In addition, depreciation and amortization, because of historical cost accounting and useful life estimates, may distort operating performance at the property level. NOI presented by us may not be comparable to NOI reported by other REITs that define NOI differently. We believe that in order to facilitate a clear understanding of our operating results, NOI should be examined in conjunction with net income (loss) as presented in our consolidated financial statements. NOI should not be considered as an alternative to net income (loss) as an indication of our performance or to cash flows as a measure of our liquidity.

Cash NOI is a non-GAAP financial measure that is intended to reflect the performance of our properties. We define Cash NOI as net operating income (which is separately defined herein) excluding amortization of above/below market lease intangibles and straight-line rent adjustments that are included in GAAP lease revenues. We believe that Cash NOI is a helpful measure that both investors and management can use to evaluate the current financial performance of our properties and it allows for comparison of our operating performance between periods and to other REITs. Cash NOI should not be considered as an alternative to net income, as an indication of our financial performance, or to cash flows as a measure of liquidity or our ability to fund all needs. The method by which we calculate and present Cash NOI may not be directly comparable to the way other REITs calculate and present Cash NOI.

Cash NOI includes all of the adjustments described above for Adjusted EBITDA related to the treatment of the sale of the Multi-Tenant Retail Portfolio as a discontinued operation, as well as adjustments for general and administrative expenses.

Cash Paid for Interest is calculated as interest expense less the non-cash portion of interest expense and amortization of discounts on mortgages and senior notes. Cash Paid for Interest is not the same as, and may differ from, cash paid for interest as reported in our consolidated statements of cash flows. Management believes that Cash Paid for Interest provides useful information to investors to assess our overall solvency and financial flexibility. Cash Paid for Interest should not be considered as an alternative to interest expense as determined in accordance with GAAP or any other GAAP financial measures and should only be considered together with, and as a supplement to, our financial information prepared in accordance with GAAP.

Supplemental Information 5 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Key Metrics

As of and for the three months ended September 30, 2026

(Amounts in thousands, except per share data, ratios and percentages)


Financial Results
Revenue from tenants	$	112,872
Net loss attributable to common stockholders	$	(67,129)
Basic and diluted net loss per share attributable to common stockholders [1]	$	(0.31)
Cash NOI [2]	$	98,574
Adjusted EBITDA [2]	$	87,704
AFFO attributable to common stockholders [2]	$	48,312
Dividends per share - third quarter [3]	$	0.19
Dividend yield - annualized, based on quarter end share price	9.2		%

Balance Sheet and Capitalization
Gross asset value [4]	$5,454,158
Net debt [5] [6]	$2,700,905
Total consolidated debt [6]	$2,851,630
Total assets	$4,508,742
Liquidity [7]	$863,344

Common shares outstanding as of September 30, 2026	224,735

Net debt to gross asset value	49.5		%
Net debt to adjusted EBITDA	Footnote 8

Weighted-average interest rate cost [9]	4.1		%
Weighted-average debt maturity (years) [10]	2.6
Interest Coverage Ratio [11]	3.0		x

Real Estate Portfolio
Number of properties	835
Square footage (millions)	43.5
Leased	96		%
Weighted-average remaining lease term (years) [12]	6.3

_________

[1]Adjusted for net income attributable to common stockholders for common share equivalents.

[2]This Non-GAAP metric is reconciled below.

[3]Represents quarterly dividend per share rate based on the annualized dividend rate of $0.76.

[4]Defined as total assets plus accumulated depreciation and amortization as of September 30, 2026.

[5]Represents total debt outstanding of $2.9 billion, less cash and cash equivalents of $150.7 million as of September 30, 2026.

[6]Excludes the effect of discounts and deferred financing costs, net.

[7]Liquidity includes $712.6 million of availability under the credit facility and $150.7 million of cash and cash equivalents as of September 30, 2026.

[8]Net Debt to Adjusted EBITDA for the quarter ended September 30, 2026 was not meaningful due to the mid-August closing of the Modiv acquisition. Quarter-end debt reflects the full transaction, while Adjusted EBITDA includes only a partial quarter of earnings from the acquired portfolio. Fourth quarter 2026 results will include a full quarter of Modiv’s earnings, providing a more representative measure of leverage. The 2026 Net Debt to Adjusted EBITDA guidance range of 6.5x to 6.9x remains unchanged, consistent with the Company’s expectation that the transaction will be leverage neutral.

[9]The weighted average interest rate cost is based on the outstanding principal balance of the debt.

[10]The weighted average debt maturity is based on the outstanding principal balance of the debt.

[11]The interest coverage ratio is calculated by dividing adjusted EBITDA for the applicable quarter by cash paid for interest (calculated based on interest expense less the non-cash portion of interest expense). Adjusted EBITDA and cash paid for interest are Non-GAAP metrics and are reconciled below.

[12]The weighted-average remaining lease term (years) is based on square feet.

Supplemental Information 6 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Consolidated Balance Sheets

(Amounts in thousands)


	September 30, 2026		December 31, 2025
ASSETS
Real estate investments, at cost:
Land	$	736,431	$	659,086
Buildings, fixtures and improvements	3,724,928		3,592,121
Construction in progress	174		2,993
Acquired intangible lease assets	527,373		523,406
Total real estate investments, at cost	4,988,906		4,777,606
Less accumulated depreciation and amortization	(945,416)		(966,982)
Total real estate investments, net	4,043,490		3,810,624
Real estate assets held for sale	40,570		49,654
Assets related to discontinued operations	1,022		348
Cash and cash equivalents	150,725		180,114
Restricted cash	14,167		13,949
Derivative assets, at fair value	2,895		7
Unbilled straight-line rent	73,389		72,919
Operating lease right-of-use asset	60,142		63,362
Prepaid expenses and other assets	56,891		60,415
Multi-tenant disposition receivable, net	1,616		27,934
Deferred tax assets	5,102		5,167
Goodwill	45,441		45,898
Deferred financing costs, net	13,292		16,812
Total Assets	$	4,508,742	$	4,347,203

LIABILITIES AND EQUITY
Mortgage notes payable, net	$	986,642	$	1,264,604
Revolving credit facility	830,406		324,165
Senior notes, net	946,168		928,169
Acquired intangible lease liabilities, net	28,937		17,501
Derivative liabilities, at fair value	1,097		5,298
Accounts payable and accrued expenses	42,886		43,821
Operating lease liability	39,510		41,429
Prepaid rent	28,524		28,254
Deferred tax liability	15,732		17,796

Dividends payable	12,785		11,718
Real estate liabilities held for sale	—		60
Liabilities related to discontinued operations	519		890
Total Liabilities	2,933,206		2,683,705
Commitments and contingencies	—		—
Stockholders’ Equity:
7.25% Series A cumulative redeemable preferred stock	68		68
6.875% Series B cumulative redeemable perpetual preferred stock	47		47
7.50% Series D cumulative redeemable perpetual preferred stock	79		79
7.375% Series E cumulative redeemable perpetual preferred stock	46		46
Common stock	3,578		3,490
Additional paid-in capital	4,355,935		4,249,018
Accumulated other comprehensive income	19,012		22,169
Accumulated deficit	(2,825,382)		(2,611,419)
Total Stockholders’ Equity	1,553,383		1,663,498
Noncontrolling interest	22,153		—
Total Equity	1,575,536		1,663,498
Total Liabilities and Equity	$	4,508,742	$	4,347,203

Supplemental Information 7 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Consolidated Statements of Operations

(Amounts in thousands, except per share data)


	Three Months Ended
	September 30, 2026		June 30, 2026		March 31, 2026		December 31, 2025
Revenue from tenants	$	112,872	$	112,475	$	109,286	$	116,953

Expenses:
Property operating	14,339		13,400		12,925		12,566
Impairment charges	58,188		3,695		11,115		31,972
Merger, transaction and other costs	5,334		6,561		4,387		1,458
General and administrative	11,193		11,884		12,144		13,377
Equity-based compensation	3,820		3,942		4,042		3,024
Depreciation and amortization	43,557		41,512		41,612		44,439

Total expenses	136,431		80,994		86,225		106,836
Operating (loss) income before (loss) gain on dispositions of real estate investments	(23,559)		31,481		23,061		10,117
(Loss) gain on dispositions of real estate investments	(1,614)		23,250		7,879		100,625
Operating (loss) income	(25,173)		54,731		30,940		110,742
Other income (expense):
Interest expense	(38,810)		(38,820)		(39,191)		(42,626)
Loss on extinguishment and modification of debt	(206)		(11,911)		(1,707)		(2,335)
Gain (loss) on derivative instruments	256		(302)		3,065		(268)
Unrealized gains on undesignated foreign currency advances and other hedge ineffectiveness	2,560		1,816		—		—
Other income	491		276		174		780
Total other expense, net	(35,709)		(48,941)		(37,659)		(44,449)
Net (loss) income before income tax	(60,882)		5,790		(6,719)		66,293
Income tax benefit (expense)	1,559		(4,775)		(1,642)		(12,434)
(Loss) income from continuing operations	(59,323)		1,015		(8,361)		53,859
Income (loss) from discontinued operations	2,443		2,471		3,283		(5,678)
Net (loss) income	(56,880)		3,486		(5,078)		48,181
Net loss attributable to noncontrolling interests	687		—		—		—
Preferred stock dividends	(10,936)		(10,936)		(10,936)		(10,936)
Net (loss) income attributable to common stockholders	$	(67,129)	$	(7,450)	$	(16,014)	$	37,245

Basic and Diluted Loss Per Share:
Net (loss) income per share from continuing operations	$	(0.32)	$	(0.05)	$	(0.09)	$	0.19
Net income (loss) per share from discontinued operations	0.01		0.01		0.01		(0.03)
Net (loss) income per share attributable to common stockholders — Basic and Diluted	$	(0.31)	$	(0.04)	$	(0.08)	$	0.16

Weighted average shares outstanding — Basic and Diluted	221,133		211,339		214,040		219,056

Supplemental Information 8 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Non-GAAP Measures

(Amounts in thousands)


	Three Months Ended
	September 30, 2026		June 30, 2026		March 31, 2026		December 31, 2025
EBITDA and Adjusted EBITDA:
Net (loss) income	$	(56,880)	$	3,486	$	(5,078)	$	48,181
Depreciation and amortization	43,557		41,512		41,612		44,439
Interest expense	38,810		38,820		39,191		42,626
Income tax (benefit) expense	(1,559)		4,775		1,642		12,434

EBITDA	23,928		88,593		77,367		147,680
Impairment charges	58,188		3,695		11,115		31,972
Equity-based compensation	3,820		3,942		4,042		3,024
Merger, transaction and other costs	5,334		6,561		4,387		1,458
Loss (gain) on dispositions of real estate investments	1,614		(23,250)		(7,879)		(100,625)
(Gain) loss on derivative instruments	(256)		302		(3,065)		268
Unrealized gains on undesignated foreign currency advances and other hedge ineffectiveness	(2,560)		(1,816)		—		—
Loss on extinguishment and modification of debt	206		11,911		1,707		2,335
Other income	(491)		(275)		(174)		(780)
Write offs of straight-line rent	364		773		2		384
Discontinued operations adjustments	(2,443)		(1,621)		(3,283)		5,637
Adjusted EBITDA	87,704		88,815		84,219		91,353
Net operating income (NOI) and Cash NOI:
General and administrative	11,193		11,884		12,144		13,377
Write offs of straight-line rent	(364)		(773)		(2)		(384)
Discontinued operations adjustments	—		(850)		—		13
NOI	98,533		99,076		96,361		104,359
Amortization related to above- and below-market lease intangibles and right-of-use assets, net	1,123		1,088		1,106		1,088
Straight-line rent	(1,082)		378		(680)		(777)
Cash NOI	$	98,574	$	100,542	$	96,787	$	104,670

Cash Paid for Interest:
Interest expense	$	38,810	$	38,820	$	39,191	$	42,626

Non-cash portion of interest expense	(2,283)		(2,271)		(2,260)		(1,961)
Amortization of discounts on mortgages and senior notes	(7,758)		(8,685)		(9,041)		(8,833)
Total cash paid for interest	$	28,769	$	27,864	$	27,890	$	31,832

Supplemental Information 9 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Non-GAAP Measures

(Amounts in thousands, except per share data)


	Three Months Ended
	September 30, 2026		June 30, 2026		March 31, 2026		December 31, 2025
Net (loss) income attributable to common stockholders (in accordance with GAAP)	$	(67,129)	$	(7,450)	$	(16,014)	$	37,245
Impairment charges	58,188		3,695		11,115		31,972
Depreciation and amortization	43,557		41,512		41,612		44,439
Loss (gain) on dispositions of real estate investments	1,614		(23,250)		(7,879)		(100,625)
Discontinued operations FFO adjustments	(2,226)		(573)		(748)		71
Proportionate share of adjustments for noncontrolling interest to arrive at FFO	(1,222)		—		—		—
FFO (as defined by NAREIT) attributable to common stockholders	32,782		13,934		28,086		13,102
Merger, transaction and other costs	5,334		6,561		4,387		1,458
Loss on extinguishment and modification of debt	206		11,911		1,707		2,335
Discontinued operations Core FFO adjustments	—		—		—		2
Proportionate share of adjustments for noncontrolling interest to arrive at Core FFO	(67)		—		—		—
Core FFO attributable to common stockholders	38,255		32,406		34,180		16,897
Non-cash equity-based compensation	3,820		3,942		4,042		3,024
Non-cash portion of interest expense	2,283		2,271		2,260		1,961
Amortization related to above and below-market lease intangibles and right-of-use assets, net	1,123		1,088		1,106		1,088
Straight-line rent	(1,082)		378		(680)		(777)
Unrealized (gains) losses on undesignated foreign currency advances and other hedge ineffectiveness	(2,560)		(1,816)		—		—
Eliminate unrealized gains on foreign currency transactions [1]	(654)		(59)		(3,517)		(792)
Amortization of discounts on mortgages and senior notes	7,758		8,685		9,041		8,833
Eliminate deferred tax expense related to the disposition of the McLaren Campus [2]	—		—		—		12,741
Eliminate (gains) losses related to multi-tenant disposition receivable [3]	(208)		(1,039)		(2,536)		5,541
Forfeited disposition deposit [4]	(300)		(154)		—		—
Proportionate share of adjustments for noncontrolling interest to arrive at AFFO	(123)		—		—		—
Adjusted funds from operations (AFFO) attributable to common stockholders	$	48,312	$	45,702	$	43,896	$	48,516

Weighted average common shares outstanding — Basic and Diluted	221,133		211,339		214,040		219,056

Net (loss) income per share attributable to common stockholders	$	(0.31)	$	(0.04)	$	(0.08)	$	0.16
FFO per diluted common share	$	0.15	$	0.07	$	0.13	$	0.06
Core FFO per diluted common share	$	0.17	$	0.15	$	0.16	$	0.08
AFFO per diluted common share	$	0.22	$	0.22	$	0.21	$	0.22
Dividends declared to common stockholders	$	40,435	$	40,640	$	41,159	$	42,055

_________

[1]For AFFO purposes, we adjust for unrealized gains and losses. For the three months ended September 30, 2026, the gain on derivative instruments was $0.3 million, which consisted of unrealized gains of $0.7 million and realized losses of $0.4 million. For the three months ended June 30, 2026, the loss on derivative instruments was $0.3 million, which consisted of unrealized gains of $0.1 million and realized losses of $0.4 million. For the three months ended March 31, 2026, the gain on derivative instruments was $3.1 million, which consisted of unrealized gains of $3.5 million and realized losses of $0.4 million. For the three months ended December 31, 2025, the loss on derivative instruments was $0.3 million, which consisted of unrealized gains of $0.8 million and realized losses of $1.1 million.

Supplemental Information 10 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

[2]Represents deferred tax expense specifically related to the capital gain recorded upon the disposition of the McLaren Campus. This amount is recorded in the income tax expense line item in our consolidated statements of operations. We do not consider this expense to be part of our normal operating performance and have, accordingly, increased AFFO for this amount.

[3]Represents adjustments to the fair value of the embedded derivative feature of the multi-tenant disposition receivable. We do not consider these adjustments to be indicative of our normal operating performance and have, accordingly, increased or (decreased) AFFO for these amounts.

[4]Amount is recorded in other income in our consolidated statement of operations. We do not consider this income to be part of our normal operating performance and have, accordingly, decreased AFFO for this amount.

Supplemental Information 11 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Debt Overview

As of September 30, 2026


Year of Maturity	Number of Encumbered Properties [1]	Weighted-Average Debt Maturity (Years)		Weighted-Average Interest Rate [2]		Total Outstanding Balance [3] (In thousands)			Percent
Non-Recourse Debt
2026 (remainder)	—	—		—	%	$	—
2027	6	1.1		4.4	%	94,132
2028	93	1.8		4.0	%	267,298
2029	49	2.6		5.0	%	527,517
2030	—	—		—	%	—
Thereafter	113	4.6		3.2	%	132,277
Total Non-Recourse Debt	261	2.5		4.4	%	1,021,224			36	%

Recourse Debt
2027 - 3.75% Senior Notes		1.2		3.8	%	500,000
2028 - 4.50% Senior Notes		2.0		4.5	%	500,000
2030 [4] - Revolving Credit Facility		3.8	[4]	3.6	%	830,406
Total Recourse Debt		2.6	[4]	3.9	%	1,830,406			64	%

Total Debt		2.6	[4]	4.1	%	$	2,851,630		100	%

Total Debt by Currency						Percent
USD						75		%
EUR						25		%
GBP						—		%
CAD						—		%
Total						100		%

_________

[1]For non-recourse debt, amounts are shown within the year that the loan fully matures.

[2]As of September 30, 2026, the Company’s total combined debt was 86% fixed rate or swapped to a fixed rate and 14% floating rate.

[3]Excludes the effect of mortgage discounts and deferred financing costs, net. Current balances as of September 30, 2026 are shown in the year the debt matures.

[4] Assumes the Company exercises its two 6-month extension options.

Supplemental Information 12 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Future Minimum Lease Rents

As of September 30, 2026

(Amounts in thousands)


	Future Minimum Base Rent Payments [1]
2026 (remainder)	$	104,586
2027	398,096
2028	369,900
2029	316,543
2030	255,875
2031	225,029
Thereafter	1,103,091
Total	$	2,773,120

_________

[1]Base rent assumes exchange rates of £1.00 to $1.33 for GBP, €1.00 to $1.13 for EUR and C$1.00 to $0.70 for CAD as of September 30, 2026 for illustrative purposes, as applicable.

Supplemental Information 13 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Diversification by Property Type/Segment

As of September 30, 2026

(Amounts in thousands, except percentages)

Based on Annualized Straight-Line Rent:


	Total Portfolio							Unencumbered Portfolio [2]
Property Type/Segment	Annualized SL Rent [1]		SL Rent Percent		Square Feet	Sq. ft. Percent		Annualized SL Rent [1]		SL Rent Percent		Square Feet	Sq. ft. Percent
Industrial & Distribution	$	220,158	51	%	31,905	73	%	$	132,903	45	%	20,093	69	%
Retail	113,924		26	%	6,572	15	%	84,770		28	%	4,909	17	%
Office	99,394		23	%	5,066	12	%	81,282		27	%	4,069	14	%
Total	$	433,476	100	%	43,543	100	%	$	298,955	100	%	29,071	100	%

_________

[1]SL Rent (Straight-line rent) is on an annualized basis and assumes exchange rates of £1.00 to $1.33 for GBP, €1.00 to $1.13 for EUR and C$1.00 to $0.70 for CAD as of September 30, 2026 for illustrative purposes, as applicable.

[2] Includes properties on the credit facility borrowing base.

Based on Annualized Base Rent:


	Total Portfolio							Unencumbered Portfolio [2]
Property Type/Segment	Annualized Base Rent [1]		Base Rent Percent		Square Feet	Sq. ft. Percent		Annualized Base Rent [1]		Base Rent Percent		Square Feet	Sq. ft. Percent
Industrial & Distribution	$	214,347	51	%	31,905	73	%	$	126,007	43	%	20,093	69	%
Retail	111,351		26	%	6,572	15	%	82,891		29	%	4,909	17	%
Office	98,188		23	%	5,066	12	%	80,476		28	%	4,069	14	%
Total	$	423,886	100	%	43,543	100	%	$	289,374	100	%	29,071	100	%

_________

[1]Annualized Base Rent assumes exchange rates of £1.00 to $1.33 for GBP, €1.00 to $1.13 for EUR and C$1.00 to $0.70 for CAD as of September 30, 2026 for illustrative purposes, as applicable.

[2] Includes properties on the credit facility borrowing base.

Supplemental Information 14 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Diversification by Tenant Industry

As of September 30, 2026

(Amounts in thousands, except percentages)


	Total Portfolio							Unencumbered Portfolio [3]
Industry Type	Annualized SL Rent [1]		SL Rent Percent		Leased Square Feet	Sq. ft. Percent		Annualized SL Rent [1]		SL Rent Percent		Leased Square Feet	Sq. ft. Percent
Financial Services	$	37,351	9	%	2,173	5	%	$	36,627	12	%	2,076	7	%
Freight & Logistics	30,558		7	%	3,743	9	%	19,688		7	%	2,659	10	%
Industrial Manufacturing	26,889		6	%	3,748	9	%	26,889		9	%	3,748	14	%
Healthcare	25,747		6	%	1,138	3	%	17,859		6	%	822	3	%
Consumer Goods	22,153		5	%	4,705	11	%	20,569		7	%	4,036	15	%
Auto Manufacturing	20,030		5	%	2,782	7	%	2,624		1	%	281	1	%
Distribution	16,460		4	%	1,595	4	%	6,634		2	%	769	3	%
Discount Retail	16,147		4	%	1,880	5	%	5,334		2	%	573	2	%
Technology	15,090		3	%	775	2	%	11,121		4	%	630	2	%
Pharmacy	13,101		3	%	522	1	%	12,859		4	%	511	2	%
Aerospace	12,248		3	%	1,036	2	%	2,575		1	%	151	1	%
Government	11,835		3	%	445	1	%	11,835		4	%	445	2	%
Retail Banking	11,504		3	%	387	1	%	6,491		2	%	219	1	%
Home Improvement	11,404		3	%	1,987	5	%	9,499		3	%	1,721	6	%
Other [2]	162,959		36	%	14,774	35	%	108,351		36	%	9,052	31	%
Total	$	433,476	100	%	41,690	100	%	$	298,955	100	%	27,693	100	%

_________

[2]Other includes 59 industry types as of September 30, 2026.

[3]Includes properties on the credit facility borrowing base.

Supplemental Information 15 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Top Twenty Tenants

As of September 30, 2026

(Amounts in thousands, except percentages)


Tenant / Lease Guarantor	Property Type/Segment	Tenant Industry	Annualized SL Rent [1]		SL Rent Percent
FedEx	Industrial & Distribution	Freight & Logistics	$	21,671	5.0	%
Whirlpool	Industrial & Distribution	Consumer Goods	12,448		2.9	%
ING Bank	Office	Financial Services	11,680		2.7	%
FCA USA	Industrial & Distribution	Auto Manufacturing	10,147		2.3	%
General Services Administration (GSA)	Office	Government	9,981		2.3	%
Dollar General	Retail	Discount Retail	9,959		2.3	%
Broadridge Financial Solutions	Industrial & Distribution	Financial Services	9,332		2.2	%
Truist Bank	Retail	Retail Banking	8,814		2.0	%
Boots UK Limited	Retail	Pharmacy	8,548		2.0	%
The Kroger Co. of Michigan	Industrial & Distribution	Distribution	8,498		2.0	%
Finnair	Industrial & Distribution	Aerospace	8,161		1.9	%
Fresenius	Retail	Healthcare	7,961		1.8	%
Lindsay Precast, LLC	Industrial & Distribution	Industrial Manufacturing	6,886		1.6	%
Home Depot	Industrial & Distribution	Home Improvement	6,748		1.6	%
Deutsche Bank	Office	Financial Services	6,054		1.4	%
Tokmanni	Industrial & Distribution	Discount Retail	5,842		1.3	%
Poundstretcher Limited	Industrial & Distribution	Retail Food Distribution	5,781		1.3	%
Tidal Wave Auto Spa	Retail	Auto Services	5,548		1.3	%
Encompass Health	Office	Healthcare	5,286		1.2	%
Grupo Antolin	Industrial & Distribution	Auto Manufacturing	5,095		1.2	%
Subtotal			174,440		40.3	%

Remaining portfolio			259,036		59.7	%

Total Portfolio			$	433,476	100	%

_________

Supplemental Information 16 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Diversification by Geography — As of September 30, 2026 (Amounts in thousands, except percentages)


	Total Portfolio							Unencumbered Portfolio [2]
Region	Annualized SL Rent [1]		SL Rent Percent		Square Feet	Sq. ft. Percent		Annualized SL Rent [1]		SL Rent Percent		Square Feet	Sq. ft. Percent
United States	$	327,470	75.1	%	33,611	76.7	%	$	206,955	69.2	%	20,596	70.8	%
Michigan	48,305		11.1	%	4,454	10.2	%	18,837		6.3	%	1,540	5.3	%
Ohio	29,255		6.7	%	5,346	12.3	%	23,632		7.9	%	4,219	14.5	%
Texas	24,489		5.6	%	1,876	4.3	%	12,552		4.2	%	1,052	3.6	%
California	22,150		5.1	%	1,280	2.9	%	20,862		7.0	%	1,174	4.0	%
Illinois	17,083		3.9	%	1,839	4.2	%	12,637		4.2	%	1,192	4.1	%
Georgia	15,666		3.6	%	1,656	3.8	%	10,187		3.4	%	1,035	3.6	%
South Carolina	12,986		3.0	%	1,814	4.2	%	8,405		2.8	%	1,181	4.1	%
Alabama	12,072		2.8	%	1,053	2.4	%	5,259		1.8	%	777	2.7	%
North Carolina	11,473		2.6	%	1,652	3.8	%	8,497		2.8	%	1,347	4.6	%
Florida	11,029		2.5	%	603	1.4	%	6,169		2.1	%	342	1.2	%
Tennessee	10,116		2.3	%	1,127	2.6	%	7,224		2.4	%	601	2.1	%
Missouri	8,992		2.1	%	876	2.0	%	3,757		1.3	%	415	1.4	%
Pennsylvania	8,830		2.0	%	667	1.5	%	5,913		2.0	%	348	1.2	%
New York	7,105		1.6	%	1,090	2.5	%	3,558		1.2	%	335	1.2	%
Massachusetts	6,710		1.5	%	673	1.5	%	6,710		2.2	%	673	2.3	%
Kentucky	6,338		1.5	%	630	1.4	%	3,836		1.3	%	400	1.4	%
Mississippi	6,057		1.4	%	581	1.3	%	3,242		1.1	%	258	0.9	%
Arizona	4,805		1.1	%	401	0.9	%	4,439		1.5	%	379	1.3	%
Indiana	4,744		1.1	%	1,036	2.4	%	2,485		0.8	%	260	0.9	%
New Jersey	4,719		1.1	%	271	0.6	%	1,070		0.4	%	68	0.2	%
Connecticut	4,598		1.1	%	402	0.9	%	3,236		1.1	%	337	1.2	%
Colorado	4,157		1.0	%	214	0.5	%	4,157		1.4	%	214	0.7	%
Kansas	3,743		0.9	%	316	0.7	%	1,548		0.5	%	23	0.1	%
Arkansas	3,571		0.8	%	137	0.3	%	3,329		1.1	%	126	0.4	%
Minnesota	3,445		0.8	%	527	1.2	%	2,718		0.9	%	449	1.5	%
West Virginia	3,123		0.7	%	334	0.8	%	1,343		0.4	%	155	0.5	%
Louisiana	2,870		0.7	%	244	0.6	%	1,506		0.5	%	129	0.4	%
New Hampshire	2,779		0.6	%	339	0.8	%	2,380		0.8	%	256	0.9	%
Iowa	2,570		0.6	%	369	0.8	%	2,356		0.8	%	358	1.2	%
Wisconsin	2,403		0.6	%	214	0.5	%	2,403		0.8	%	214	0.7	%
Maine	2,021		0.5	%	64	0.1	%	2,021		0.7	%	64	0.2	%
North Dakota	1,923		0.4	%	193	0.4	%	1,745		0.6	%	168	0.6	%
Oklahoma	1,911		0.4	%	144	0.3	%	986		0.3	%	46	0.2	%
Utah	1,857		0.4	%	120	0.3	%	937		0.3	%	85	0.3	%
Virginia	1,704		0.4	%	94	0.2	%	1,307		0.4	%	73	0.3	%
South Dakota	1,494		0.3	%	101	0.2	%	1,368		0.5	%	76	0.3	%
Nebraska	1,482		0.3	%	106	0.2	%	237		0.1	%	5	—	%
Rhode Island	1,436		0.3	%	86	0.2	%	1,436		0.5	%	86	0.3	%
Vermont	1,319		0.3	%	235	0.5	%	84		—	%	22	0.1	%
Maryland	1,288		0.3	%	135	0.3	%	153		0.1	%	8	—	%
New Mexico	1,178		0.3	%	93	0.2	%	667		0.2	%	44	0.2	%
Wyoming	1,152		0.3	%	84	0.2	%	361		0.1	%	18	0.1	%
Idaho	740		0.2	%	35	0.1	%	286		0.1	%	13	—	%
Nevada	596		0.1	%	24	0.1	%	417		0.1	%	12	—	%
Montana	553		0.1	%	62	0.1	%	73		—	%	3	—	%
Alaska	418		0.1	%	9	—	%	418		0.1	%	9	—	%
Washington, DC	211		—	%	5	—	%	211		0.1	%	5	—	%
United Kingdom	39,196		9.0	%	3,765	9.0	%	39,196		13.1	%	3,765	12.9	%
Netherlands	18,572		4.3	%	1,007	2.3	%	18,572		6.2	%	1,007	3.5	%
Finland	14,006		3.2	%	1,457	3.3	%	—		—	%	—	—	%
Germany	11,186		2.6	%	1,557	3.6	%	11,186		3.7	%	1,557	5.4	%
Luxembourg	6,054		1.4	%	156	0.4	%	6,054		2.0	%	156	0.5	%
Channel Islands	5,953		1.4	%	114	0.3	%	5,953		2.0	%	114	0.4	%
France	5,856		1.3	%	1,309	3.0	%	5,856		2.0	%	1,309	4.5	%
Canada	2,943		0.7	%	372	0.9	%	2,943		1.0	%	372	1.3	%
Italy	2,240		0.5	%	195	0.5	%	2,240		0.7	%	195	0.7	%
Total	$	433,476	100	%	43,543	100	%	$	298,955	100	%	29,071	100	%

_________

[2]Includes properties on the credit facility borrowing base.

Supplemental Information 17 Global Net Lease, Inc.


Global Net Lease, Inc.
Supplemental Information
Quarter ended September 30, 2026 (Unaudited)

Lease Expirations

As of September 30, 2026

(Amounts in thousands, except number of leases and percentages)


Year of Expiration	Number of Leases Expiring	Annualized SL Rent [1]		Annualized SL Rent Percent		Leased Square Feet	Percent of Leased Square Feet Expiring
2026 (Remainder)	17	$	20,045	4.6	%	1,374	3.3	%
2027	88	32,790		7.6	%	2,509	6.0	%
2028	125	47,417		10.9	%	4,415	10.6	%
2029	127	59,857		13.8	%	6,100	14.6	%
2030	107	47,559		11.0	%	3,872	9.3	%
2031	74	38,012		8.8	%	5,819	14.0	%
2032	63	35,244		8.1	%	3,774	9.1	%
2033	36	30,104		6.9	%	2,681	6.4	%
2034	31	21,190		4.9	%	1,673	4.0	%
2035	7	4,124		1.0	%	436	1.0	%
2036	45	16,030		3.7	%	1,187	2.8	%
2037	29	5,406		1.2	%	368	0.9	%
2038	37	10,048		2.3	%	995	2.4	%
2039	25	13,785		3.2	%	1,669	4.0	%
2040	18	5,721		1.3	%	267	0.6	%
2041	31	14,282		3.3	%	1,362	3.3	%
Thereafter (>2041)	37	31,862		7.4	%	3,189	6.6	%
Total	897	$	433,476	100	%	41,690	100	%

_________

[1]Annualized rental income converted from local currency into USD as of September 30, 2026 for in-place leases on a straight-line basis, which includes tenant concessions such as free rent, as applicable.

Supplemental Information 18 Global Net Lease, Inc.