Federal Realty Investment Trust · Earnings release · 8-K Exhibit 99

FEDERAL REALTY INVESTMENT TRUST

SUPPLEMENTAL INFORMATION

TABLE OF CONTENTS

1

Third Quarter 2025 Earnings Press Release

3

2

Financial Highlights

Consolidated Income Statements

7

Consolidated Balance Sheets

8

Funds From Operations / Other Supplemental Information

9

Components of Rental Income

Comparable Property Information

Market Data, Debt Metrics, and Senior Notes and Debentures Covenants

3

Summary of Debt

Summary of Outstanding Debt

Summary of Debt Maturities

4

Summary of Redevelopment and Expansion Opportunities

5

Future Redevelopment and Expansion Opportunities

6

Significant Transactions

7

Real Estate Status Report

8

Retail Leasing Summary

9

Lease Expirations

Portfolio Leased Statistics

Summary of Top 25 Tenants

Reconciliation of FFO Guidance

#

Glossary of Terms

1

Safe Harbor Language

Certain matters discussed within this Supplemental Information may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 13, 2025, and include the following:

•risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire or to fill existing vacancy;

•risks that we may not be able to proceed with or obtain necessary approvals for any development, redevelopment or renovation project, and that completion of anticipated or ongoing property development, redevelopment, or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;

•risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;

•risks that our growth will be limited if we cannot obtain additional capital, or if the costs of capital we obtain are significantly higher than historical levels;

•risks associated with general economic conditions, including inflation, tariffs, and local economic conditions in our geographic markets;

•risks of financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense;

•risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT; and

•risks related to natural disasters, climate change and public health crises (such as worldwide pandemics), and the measures that international, federal, state and local governments, agencies, law enforcement and/or health authorities implement to address them, may precipitate or materially exacerbate one or more of the above-mentioned risks, and may significantly disrupt or prevent us from operating our business in the ordinary course for an extended period.

Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Supplemental Information. Except as required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events, or otherwise. You should review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 13, 2025 and subsequent quarterly reports on Form 10-Q.

2

NEWS RELEASE

www.federalrealty.com

FOR IMMEDIATE RELEASE

Investor Inquiries:

Media Inquiries:

Jill Sawyer

Brenda Pomar

Senior Vice President, Investor Relations

Senior Director, Corporate Communications

jsawyer@federalrealty.com

bpomar@federalrealty.com

Federal Realty Investment Trust Reports Third Quarter 2025 Results

NORTH BETHESDA, Md. (October 31, 2025) - Federal Realty Investment Trust (NYSE:FRT) today reported its results for the third quarter ended September 30, 2025. For the three months ended September 30, 2025 and 2024, net income available for common shareholders was $0.69 per diluted share and $0.70 per diluted share, respectively. Operating income for the same periods was $110.7 million and $105.8 million, respectively.

Highlights for the third quarter and subsequent to quarter-end include:

•Generated NAREIT funds from operations available to common shareholders (FFO) per diluted share of $1.77 for the quarter, compared to $1.71 for the third quarter of 2024, an increase of 3.5%.

•T1Achieved an all-time record leasing volume of 727,029 square feet of comparable retail space over 123 leases with rent growth of:

◦28% on a cash basis

◦43% on a straight-line basis

•Generated comparable property operating income (POI) growth of 4.4%, excluding lease termination fees and prior period rents collected.

•T2Reported comparable portfolio occupancy of 94.0% and a leased rate of 95.7% at quarter end, with:

◦Occupancy up 40 basis points and leased rate up 10 basis points quarter-over-quarter

◦Occupancy up 20 basis points and leased rate down 10 basis points year-over-year

•Continued strong small shop leased rate, ending the quarter at 93.3% leased representing an increase of 20 basis points year-over-year.

•T3Subsequent to quarter end, announced the acquisition of Annapolis Town Center in Annapolis, Maryland totaling 479,000 square feet for a purchase price of $187 million.

•Ended the quarter with approximately $1.3 billion in total liquidity.

•Updated guidance for 2025 earnings per diluted share to $3.93 - $3.99.

•T4Raised guidance for 2025 FFO per diluted share to $7.05 - $7.11, which excludes $0.15 of one-time new market tax credit (“NMTC”) transaction income that occurred in the second quarter, representing 4.6% growth at the midpoint year-over-year.

3

“Our third quarter performance reflects the strength of our portfolio and the discipline of our strategy,” said Donald C. Wood, Chief Executive Officer of Federal Realty. “Record leasing volume and some of the strongest rent spreads in our history underscore the demand for our properties and the power of our platform. T5We’re driving NOI growth and maintaining sharp focus on disciplined capital allocation that drives compounding growth over time.”

Financial Results

Net Income

For the third quarter 2025, net income available for common shareholders was $59.6 million and earnings per diluted share was $0.69 versus $58.9 million and $0.70, respectively, for the third quarter 2024.

FFO

For the third quarter 2025, FFO was $153.0 million, or $1.77 per diluted share. This compares to $144.6 million, or $1.71 per diluted share for the third quarter 2024.

FFO is a non-GAAP supplemental earnings measure which the Trust considers meaningful in measuring its operating performance. A reconciliation of FFO to net income is attached to this press release.

Operational Update

Occupancy

The following operational metrics for the commercial portfolio are as of September 30, 2025:

•The comparable portfolio occupancy was 94.0%, up 40 basis points sequentially and up 20 basis points year-over-year.

•Comparable portfolio leased rate was 95.7%, up 10 basis points sequentially and down 10 basis points year-over-year.

•Small shop leased rate was 93.3%, down 10 basis points sequentially and up 20 basis points year-over-year.

The residential leased rate was 96.0% as of September 30, 2025.

Leasing Activity

During the third quarter 2025, Federal Realty signed 132 leases totaling 774,890 square feet of retail space. On a comparable space basis, the company signed 123 leases for 727,029 square feet at an average rent of $35.71 per square foot, compared to $27.85 under prior leases, representing a 28% increase on a cash basis and 43% increase on a straight-line basis.

Transaction Activity

•October 10, 2025 – acquired Annapolis Town Center, a premier open-air retail center in Annapolis, MD totaling approximately 479,000 square feet, for $187 million.

•July 1, 2025 – acquired Town Center Crossing and Town Center Plaza, two dominant open-air retail centers in Leawood, KS totaling approximately 552,000 square feet, for $289 million.

4

Regular Quarterly Dividends

Federal Realty announced today that its Board of Trustees declared a regular quarterly cash dividend of $1.13 per common share, resulting in an indicated annual rate of $4.52 per common share. The regular common dividend will be payable on January 15, 2026 to common shareholders of record as of January 2, 2026.

Federal Realty’s Board of Trustees also declared a quarterly cash dividend on its Class C depositary shares, each representing 1/1000 of a 5.000% Series C Cumulative Preferred Share of Beneficial Interest, of $0.3125 per depositary share. All dividends on the depositary shares will be payable on January 15, 2026 to shareholders of record as of January 2, 2026.

Federal Realty has tightened its 2025 earnings per diluted share guidance and raised and tightened its 2025 FFO guidance, as summarized in the table below:

Revised Guidance

Prior Guidance

G12025 Earnings per diluted share

G32025 FFO per diluted share, excluding NMTC transaction income1

1.See further discussion of NMTC transaction income in Form 10-Q filed with the Securities and Exchange Commission on August 6, 2025.

Conference Call Information

Federal Realty’s management team will present an in-depth discussion of Federal Realty’s operating performance on its third quarter 2025 earnings conference call, which is scheduled for Friday, October 31, 2025 at 9:00 AM ET. To participate, please call 833-821-4548 or 412-652-1258 prior to the call start time. The teleconference can also be accessed via a live webcast at www.federalrealty.com in the Investors section. A replay of the webcast will be available on Federal Realty’s website at www.federalrealty.com. A telephonic replay of the conference call will also be available through November 14, 2025 by dialing 844-512-2921 or 412-317-6671; Passcode: 10203351.

About Federal Realty

Federal Realty is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with strong economic and demographic fundamentals. Founded in 1962, Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. This includes a portfolio of open-air shopping centers and mixed-use destinations—such as Santana Row, Pike & Rose and Assembly Row—which together reflect the company's ability to create distinctive, high-performing environments that serve as vibrant destinations for their communities. Federal Realty's 103 properties include approximately 3,600 tenants in 27.9 million commercial square feet, and approximately 3,000 residential units.

T6Federal Realty has increased its quarterly dividends to its shareholders for 58 consecutive years, the longest record in the REIT industry. The company is an S&P 500 index member and its shares are traded on the NYSE under the symbol FRT. For additional information about Federal Realty and its properties, visit www.federalrealty.com.

5

Safe Harbor Language

Certain matters discussed within this Press Release may be deemed to be forward-looking statements within the meaning of the federal securities laws. Although Federal Realty believes the expectations reflected in the forward-looking statements are based on reasonable assumptions, it can give no assurance that its expectations will be attained. These factors include, but are not limited to, the risk factors described in our Annual Report on Form 10-K filed on February 13, 2025 and include the following:

•risks that our tenants will not pay rent, may vacate early or may file for bankruptcy or that we may be unable to renew leases or re-let space at favorable rents as leases expire or to fill existing vacancy;

•risks that we may not be able to proceed with or obtain necessary approvals for any development, redevelopment or renovation project, and that completion of anticipated or ongoing property development, redevelopment or renovation projects that we do pursue may cost more, take more time to complete or fail to perform as expected;

•risks normally associated with the real estate industry, including risks that occupancy levels at our properties and the amount of rent that we receive from our properties may be lower than expected, that new acquisitions may fail to perform as expected, that competition for acquisitions could result in increased prices for acquisitions, that costs associated with the periodic maintenance and repair or renovation of space, insurance and other operations may increase, that environmental issues may develop at our properties and result in unanticipated costs, and, because real estate is illiquid, that we may not be able to sell properties when appropriate;

•risks that our growth will be limited if we cannot obtain additional capital, or if the costs of capital we obtain are significantly higher than historical levels;

•risks associated with general economic conditions, including inflation, tariffs, and local economic conditions in our geographic markets;

•risks of financing on terms which are acceptable to us, our ability to meet existing financial covenants and the limitations imposed on our operations by those covenants, and the possibility of increases in interest rates that would result in increased interest expense;

•risks related to our status as a real estate investment trust, commonly referred to as a REIT, for federal income tax purposes, such as the existence of complex tax regulations relating to our status as a REIT, the effect of future changes in REIT requirements as a result of new legislation, and the adverse consequences of the failure to qualify as a REIT; and

•risks related to natural disasters, climate change and public health crises (such as worldwide pandemics), and the measures that international, federal, state and local governments, agencies, law enforcement and/or health authorities implement to address them, may precipitate or materially exacerbate one or more of the above-mentioned risks, and may significantly disrupt or prevent us from operating our business in the ordinary course for an extended period.

Given these uncertainties, readers are cautioned not to place undue reliance on any forward-looking statements that we make, including those in this Press Release. Except as required by law, we make no promise to update any of the forward-looking statements as a result of new information, future events, or otherwise. You should review the risks contained in our Annual Report on Form 10-K, filed with the Securities and Exchange Commission on February 13, 2025 and subsequent quarterly reports on Form 10-Q.

6

Federal Realty Investment Trust

Consolidated Income Statements

Three Months Ended

Nine Months Ended

(in thousands, except per share data)

(unaudited)

REVENUE

Rental income

$

$

$

$

Other property income

Mortgage interest income

Total revenue

EXPENSES

Rental expenses

Real estate taxes

General and administrative

Depreciation and amortization

Total operating expenses

Gain on sale of real estate

—

—

New market tax credit transaction income

—

—

—

OPERATING INCOME

OTHER INCOME/(EXPENSE)

Other interest income

Interest expense

Income from partnerships

NET INCOME

Net income attributable to noncontrolling interests

NET INCOME ATTRIBUTABLE TO THE TRUST

Dividends on preferred shares

NET INCOME AVAILABLE FOR COMMON SHAREHOLDERS

$

$

$

$

EARNINGS PER COMMON SHARE, BASIC AND DILUTED

Net income available for common shareholders

$

$

$

$

Weighted average number of common shares

7

Federal Realty Investment Trust

Consolidated Balance Sheets

(in thousands, except share and per share data)

(unaudited)

ASSETS

Real estate, at cost

Operating (including $1,827,346 and $1,825,656 of consolidated variable interest entities, respectively)

$

$

Construction-in-progress (including $25,395 and $9,939 of consolidated variable interest entities, respectively)

Less accumulated depreciation and amortization (including $456,303 and $424,044 of consolidated variable interest entities, respectively)

Net real estate

Cash and cash equivalents

Accounts and notes receivable, net

Mortgage notes receivable, net

Investment in partnerships

Operating lease right of use assets, net

Finance lease right of use assets, net

Prepaid expenses and other assets

TOTAL ASSETS

$

$

LIABILITIES AND SHAREHOLDERS’ EQUITY

Liabilities

Mortgages payable, net (including $183,493 and $186,643 of consolidated variable interest entities, respectively)

$

$

Notes payable, net

Senior notes and debentures, net

Accounts payable and accrued expenses

Dividends payable

Security deposits payable

Operating lease liabilities

Finance lease liabilities

Other liabilities and deferred credits

Total liabilities

Commitments and contingencies

Redeemable noncontrolling interests

Shareholders’ equity

5.0% Series C Cumulative Redeemable Preferred Shares, (stated at liquidation preference $25,000 per share), 6,000 shares issued and outstanding

5.417% Series 1 Cumulative Convertible Preferred Shares, (stated at liquidation preference $25 per share), 392,878 shares issued and outstanding

Common shares of beneficial interest, $.01 par, 200,000,000 shares authorized, 86,265,563 and 85,666,220 shares issued and outstanding, respectively

Additional paid-in capital

Accumulated dividends in excess of net income

Accumulated other comprehensive income

Total shareholders’ equity of the Trust

Noncontrolling interests

Total shareholders’ equity

TOTAL LIABILITIES AND SHAREHOLDERS’ EQUITY

$

$

8

Federal Realty Investment Trust

Funds From Operations / Other Supplemental Information

Three Months Ended

Nine Months Ended

(in thousands, except per share data)

Funds from Operations available for common shareholders (FFO) (1)

Net income

$

$

$

$

Net income attributable to noncontrolling interests

Gain on sale of real estate

—

—

Depreciation and amortization of real estate assets

Amortization of initial direct costs of leases

Funds from operations

Dividends on preferred shares (2)

Income attributable to downREIT operating partnership units

Income attributable to unvested shares

FFO (3)

$

$

$

$

Weighted average number of common shares, diluted (2)(4)

FFO per diluted share (3)(4)

$

$

$

$

Dividends and Payout Ratios

Regular common dividends declared

$

$

$

$

Dividend payout ratio as a percentage of FFO

Summary of Capital Expenditures

Non-maintenance capital expenditures

Development, redevelopment and expansions

$

$

$

$

Tenant improvements and incentives

Total non-maintenance capital expenditures

Maintenance capital expenditures

Total capital expenditures

$

$

$

$

Other Information

Leasing costs

$

$

$

$

Share-based compensation expense (non-cash)

$

$

$

$

Noncontrolling Interests Supplemental Information (5)

Property operating income (1)

$

$

$

$

New market tax credit transaction income

—

—

—

Depreciation and amortization

Interest expense

Net income

$

$

$

$

Notes:

(1)See Glossary of Terms.

(2)For the three and nine months ended September 30, 2025 and 2024, dividends on our Series 1 preferred stock were not deducted in the calculation of FFO available to common shareholders, as the related shares were dilutive and are included in "weighted average number of common shares, diluted."

(3)FFO available for common shareholders includes new market tax credit transaction income, net of noncontrolling interest of $13.0 million (see page # for additional information). Excluding this income, FFO for the nine months ended September 30, 2025 would have been $452.0 million, and FFO per diluted share would have been $5.23 per share.

(4)The weighted average common shares used to compute FFO per diluted common share includes downREIT operating partnership units that were excluded from the computation of diluted EPS. Conversion of these operating partnership units is dilutive in the computation of FFO per diluted share for all periods presented, but is anti-dilutive for the computation of diluted EPS.

(5)Amounts reflect the components of "net income attributable to noncontrolling interests," but excludes "income attributable to downREIT operating partnership units."

9

Federal Realty Investment Trust

Components of Rental Income

Components of Rental Income (1)

Three Months Ended

Nine Months Ended

(in thousands)

Minimum rents (2)

Commercial

$

$

$

$

Residential

Cost reimbursements

Percentage rents

Other lease related (3)

Collectibility related impacts (4)

Total rental income

$

$

$

$

Notes:

(1)All income from tenant leases is reported as a single line item called "rental income." We have provided the above supplemental information with a breakout of the contractual components of the rental income line, however, these breakouts are provided for informational purposes only and should be considered a non-GAAP presentation.

(2)Minimum rents include the following:

Three Months Ended

Nine Months Ended

(in millions)

Straight-line rents

$

$

$

$

Amortization of in-place leases

$

$

$

$

(3)Includes lease termination fees of $1.9 million and $1.1 million for the three months ended September 30, 2025 and 2024, respectively, and $4.4 million and $3.1 million for the nine months ended September 30, 2025 and 2024.

(4)For the three months ended September 30, 2025 and 2024, our collectability related impacts include the collection of approximately $0.1 million and $0.8 million, respectively, and $0.2 million and $2.5 million for the nine months ended September 30, 2025 and 2024, respectively, of prior period rents which were contractually deferred or payments renegotiated specifically related to the COVID-19 pandemic.

Federal Realty Investment Trust

Comparable Property Information

The following information is being provided for “Comparable Properties.” Comparable Properties represents our consolidated property portfolio other than those properties that distort comparability between periods in two primary categories: (1) assets that were not owned for the full quarter in both periods presented and (2) assets currently under development or being repositioned for significant redevelopment and investment. The assets excluded from Comparable Properties in Q3 include: Friendship Center, Grossmont Center, Pike & Rose Phase IV, Santana West, Willow Grove Shopping Center, and all properties acquired, disposed of, or not consolidated from Q3 2024 to Q3 2025. Comparable Property property operating income ("Comparable Property POI") is a non-GAAP measure used by management in evaluating the operating performance of our properties period over period.

Reconciliation of GAAP operating income to Comparable Property POI

Three Months Ended

(in thousands)

Operating income

$

$

Add:

Depreciation and amortization

General and administrative

Property operating income (POI)

Less: Non-comparable POI - acquisitions/dispositions

Less: Non-comparable POI - redevelopment, development & other

Comparable property POI

$

$

Additional information regarding the components of Comparable Property POI

Three Months Ended

%

Change

(in thousands)

Minimum rents (1)

$

$

Cost reimbursements

Other

Collectibility related impacts

Total property revenue

Rental expenses

Real estate taxes

Total property expenses

Comparable property POI

$

$

Less:

Lease termination fees

Prior period rents collected (2)

Comparable property POI excluding lease termination fees and prior period rents collected

$

$

Comparable Property - Summary of Capital Expenditures (3)

Three Months Ended

(in thousands)

Redevelopment and tenant improvements and incentives

$

$

Maintenance capital expenditures

$

$

Comparable Property - Occupancy Statistics (3)

At September 30,

GLA - comparable commercial properties

Leased % - comparable commercial properties

Occupancy % - comparable commercial properties

Notes:

(1)For the three months ended September 30, 2025 and 2024, amount includes straight-line rents of $5.3 million and $3.3 million, respectively, and amortization of in-place leases of $2.3 million and $2.6 million, respectively.

(2)Amount represents collection of prior period rents which were contractually deferred or payment renegotiated specifically related to the COVID-19 pandemic.

(3)See page 9 for "Summary of Capital Expenditures" and page 24 for portfolio occupancy statistics for our entire portfolio.

Federal Realty Investment Trust

Market Data, Debt Metrics, and Senior Notes and Debentures Covenants

(in thousands, except per share data)

Market Data

Common shares outstanding and downREIT operating partnership units (1)

Market price per common share

$

$

Common equity market capitalization including downREIT operating partnership units

$

$

Series C preferred shares outstanding

6

6

Liquidation price per Series C preferred share

$

$

Series C preferred equity market capitalization

$

$

Series 1 preferred shares outstanding (2)

Liquidation price per Series 1 preferred share

$

$

Series 1 preferred equity market capitalization

$

$

Equity market capitalization

$

$

Total debt

$

$

Less: cash and cash equivalents

Total net debt (3)

$

$

Total market capitalization

$

$

Leverage and Liquidity Ratios

Total net debt to market capitalization at market price per common share

Ratio of EBITDAre to combined fixed charges and preferred share dividends, three months ended (4)(5)

Ratio of EBITDAre to combined fixed charges and preferred share dividends, nine months ended (4)(5)(6)

Senior Notes and Debentures Covenants (7)

Debt Covenant Threshold (8)

Total Debt to Total Assets

Secured Debt to Total Assets

5%

Consolidated Income to Annual Debt Service Charge

Unencumbered Assets to Unsecured Debt

Notes:

(1)Amounts include 526,915 and 622,399 downREIT operating partnership units outstanding at September 30, 2025 and 2024, respectively.

(2)These shares, issued March 8, 2007, are unregistered.

(3)Total net debt includes mortgages payable, notes payable, senior notes and debentures, net of premiums/discounts and debt issuance costs and net of cash and cash equivalents from our consolidated balance sheet.

(4)EBITDAre is reconciled to net income in the Glossary of Terms.

(5)Fixed charges consist of interest on borrowed funds and finance leases (including capitalized interest), amortization of debt discount/premium and debt costs, and the portion of rent expense representing an interest factor.

(6)Excluding the $14.2 million of new market tax credit transaction income, the ratio of EBITDAre to combined fixed charges and preferred share dividends for the nine months ended September 30, 2025 would have been 3.9x.

(7)The reference period for calculating these covenants is the most recent twelve months ended September 30, 2025.

(8)For a detailed description of the senior unsecured notes covenants and definitions of the terms, please refer to our filings with the Securities and Exchange Commission.

Federal Realty Investment Trust

Summary of Outstanding Debt

Stated maturity date

Stated interest rate

Balance

Weighted average effective rate (7)

(in thousands)

Mortgages payable (1)

Secured fixed rate

Azalea

$

Bethesda Row

Bell Gardens

Plaza El Segundo

The Grove at Shrewsbury (East)

Hoboken (24 Buildings)

Various Hoboken (13 Buildings)

Chelsea

Subtotal

Net unamortized debt issuance costs and discount

Total mortgages payable, net

Notes payable

Revolving credit facility (5)(6)

Term loan (5)

Various

Various

Subtotal

Net unamortized debt issuance costs

Total notes payable, net

(8)

Senior notes and debentures

Unsecured fixed rate

6.82% medium term notes

3.25% exchangeable notes

Subtotal

Net unamortized debt issuance costs and premium

Total senior notes and debentures, net

Total debt, net

$

Total fixed rate debt, net

$

Total variable rate debt, net

(8)

Total debt, net

$

(8)

Notes:

(1)Mortgages payable does not include our share of debt on our unconsolidated real estate partnerships. At September 30, 2025, our share of unconsolidated debt was approximately $61.5 million. At September 30, 2025, our noncontrolling interests' share of mortgages payable was $14.8 million.

(2)On October 30, 2025, we refinanced our Azalea mortgage loan with a new $55.0 million mortgage loan that bears interest at SOFR + 85 basis points, based on our credit rating, and matures on October 30, 2028, plus two one-year extensions, at our option.

(3)We have two on-year extensions, at our option to extend the maturity date to December 28, 2027.

(4)These mortgage loans have interest rate swap agreements that effectively fix the interest rate through the initial maturity date.

(5)Our revolving credit facility SOFR loans and our term loan bear interest at Daily Simple SOFR, as defined in the respective credit agreements, plus a spread, based on our current credit rating. Our revolving credit facility also includes a 0.10% adjustment to SOFR, which was removed through an amendment to the agreement on October 30, 2025. Effective September 2, 2025, the interest rate on $300.0 million of our term loan is effectively fixed at a weighted average interest rate of 4.21% through March 1, 2028 through interest rate swap agreements.

(6)The maximum amount drawn under our $1.25 billion revolving credit facility during both the three and nine months ended September 30, 2025 was $315.3 million, and the weighted average interest rate on borrowings under our credit facility, before amortization of debt fees, for both periods was 5.2%.

(7)The weighted average effective interest rate includes the amortization of any debt issuance costs and discounts and premiums, if applicable, except as described in Note 8.

(8)The weighted average effective interest rate excludes $0.9 million in quarterly financing fees and quarterly debt fee amortization on our revolving credit facility.

Federal Realty Investment Trust

Summary of Debt Maturities

Year

Scheduled Amortization

Maturities

Total

Percent of Debt Maturing

Weighted Average Rate (6)

(in thousands)

$

$

(1)

$

%

%

%

%

(2)

%

%

(3)

%

%

(7)

%

%

(4)

%

%

—

—

%

%

—

—

—

—

%

—

%

—

—

—

—

%

—

%

—

—

—

—

%

—

%

Thereafter

—

%

%

Total

$

$

$

(5)

%

Notes:

The above table assumes all extension options are exercised.

(1)On October 1, 2025, we repaid a $3.1 million mortgage loan at our Hoboken property, at par. Additionally, on October 30, 2025, we refinanced our $40.0 million mortgage loan on Azalea. The new $55.0 million mortgage loan matures on October 30, 2028, plus two one-year extensions at our option to October 30, 2030.

(2)Our $200.0 million mortgage loan secured by Bethesda Row matures on December 28, 2025 plus two one-year extensions, at our option to December 28, 2027.

(3)Our $1.25 billion revolving credit facility matures on April 5, 2027, plus two six-month extensions at our option to April 5, 2028. As of September 30, 2025, there was $102.4 million balance outstanding under this credit facility.

(4)Our $750.0 million term loan matures on March 20, 2028, plus two one-year extensions at our option to March 20, 2030.

(5)The total debt maturities differ from the total reported on the consolidated balance sheet due to the debt issuance costs and unamortized net premium/discount on certain mortgage loans, notes payable, and senior notes as of September 30, 2025. The weighted average remaining term on our mortgages payable, notes payable, and senior notes and debentures is approximately 6 years.

(6)The weighted average rate reflects the weighted average interest rate, as of September 30, 2025, on debt maturing in the respective year.

(7)The weighted average rate excludes $0.9 million in quarterly financing fees and quarterly debt fee amortization on our $1.25 billion revolving credit facility.

Federal Realty Investment Trust

Summary of Redevelopment and Expansion Opportunities

The following redevelopment opportunities are actively being worked on by the Trust. (1)

Property

Location

Opportunity

Projected ROI (2)

Projected Cost (1)

Cost to Date

(in millions)

(in millions)

(as a % of Total)

Santana West (3)

San Jose, CA

Development of a 369,000 square foot office building. 327,000 square feet of office space leased

Pike & Rose - 915 Meeting Street (3)

North Bethesda, MD

Development of a 262,000 square foot office building with 10,000 square feet of retail space. 254,000 square feet of office and 10,000 square feet of retail space leased.

6

%

Santana Row - Lot 12

San Jose, CA

Development of a new six story building with 258 residential units and associated parking

—

Bala Cynwyd on City Avenue

Bala Cynwyd, PA

Demolition of two level department store building to construct a new six story building with 217 residential units, 19,000 square feet of retail and a two-story parking structure with 234 parking stalls

7

%

—

Huntington

Huntington, NY

Demolition of the main two level building consisting of 161,000 square feet of anchor and small shop space to construct 102,000 square feet of new ground-level anchor and small shop retail space

8

%

Hoboken - 301 Washington Street

Hoboken, NJ

Development of a new 5 story, 45-unit residential building with 10,200 square feet of ground floor retail space

—

Property

Location

Opportunity

Projected ROI (4)

Projected Cost (1)

Cost to Date

Anticipated Stabilization (5)

(in millions)

(in millions)

Andorra

Philadelphia, PA

Demolition of 31,500 square feet of anchor and small shop spaces to construct a 50,000 square foot turnkey building for a national grocer tenant and redevelopment of 27,000 square feet of vacant small shop space at the north end of the property to construct 10,400 square feet of small shop, and a 10,000 square foot anchor tenant

Grossmont Center

La Mesa, CA

Phase I of a multi-phase redevelopment of the property focusing on revitalizing the northern side of the property encompassing 131,000 square feet of anchor and small shop space

$2

Willow Grove

Willow Grove, PA

Development of a new 17,000 square foot multi-tenant pad building

7

%

Santana Row

San Jose, CA

Installation and implementation of paid parking system

%

$3

$3

Stabilized

Mercer on One

Lawrenceville, NJ

Construction of a 2,225 square foot pad building with drive-thru for a restaurant tenant

8

%

$3

$3

Stabilized

Active Property Improvement Projects (6)

Ongoing improvements at 8 properties to better position those properties to capture a disproportionate amount of retail demand

Notes:

(1)There is no guarantee that the Trust will ultimately complete any or all of these opportunities, that the ROI or Projected Costs will be the amounts shown or that stabilization will occur as anticipated. The projected returns on investment (ROI) and Projected Cost are management's best estimate based on current information and may change over time. Anticipated total cost, and projected ROI, and projected POI delivered are subject to adjustment as a result of factors inherent in the development process, some of which may not be under the direct control of the Company. Refer to the Company's filings with the Securities and Exchange Commission on Form 10-K and Form 10-Q for other risk factors.

(2)Projected ROI for mixed-use redevelopment/expansion projects reflects the unleveraged Property Operating Income (POI) generated by the project and is calculated as POI divided by cost. Projected POI delivered includes straight line rent.

(3)Projected costs for Pike & Rose include an allocation of infrastructure costs for the entire project. Santana West includes an allocation of infrastructure for the Santana West site.

(4)Projected ROI for redevelopment projects generally reflects only the deal specific cash, unleveraged incremental POI generated by the redevelopment and is calculated as Incremental POI divided by incremental cost. Incremental POI is the POI generated by the redevelopment after deducting rent being paid or management's estimate of rent to be paid for the redevelopment space and any other space taken out of service to accommodate the redevelopment. Projected ROI for redevelopment projects generally does not include peripheral impacts, such as the impact on future lease rollovers at the property or the impact on the long-term value of the property but may for certain property improvement projects.

(5)Stabilization is generally the year in which 90% physical occupancy of the redeveloped space is achieved. Economic stabilization may occur at a later point in time.

(6)Property improvement projects generally consist of façade renovations, site improvements, landscaping, improved outdoor amenity spaces, and other upgrades to improve the overall look and environment of the property. These projects improve overall tenant and customer experiences, improve market rents, drive leasing demand, and/or provide outdoor spaces critical to meeting the needs of the current environment. Returns on these projects are typically seen over one to five years, however, some projects could extend beyond that. Projected ROI range reflects management's best estimate of the long term expected return on cost of these investments.

Federal Realty Investment Trust

Future Redevelopment and Expansion Opportunities

We have identified the following potential opportunities to create future shareholder value. Executing these opportunities could be subject to government approvals, tenant consents, market conditions, etc. Work on many of these opportunities is in its preliminary stages and may not ultimately come to fruition. This list will change from time to time as we identify hurdles that cannot be overcome in the near term, and focus on those opportunities that are most likely to lead to the creation of shareholder value over time.

Redevelopment Opportunities

Property

Location

Expansion/Conversion (4)

Residential (5)

Mixed Use - Long Term

Assembly Row (1)

Somerville, MA

ü

Bala Cynwyd on City Avenue

Bala Cynwyd, PA

ü

ü

Barracks Road

Charlottesville, VA

ü

ü

Bethesda Row

Bethesda, MD

ü

ü

Camelback Colonnade

Phoenix, AZ

ü

ü

Chelsea Commons

Chelsea, MA

ü

Dedham Plaza

Dedham, MA

ü

Del Monte Shopping Center

Monterey, CA

ü

Escondido Promenade

Escondido, CA

ü

Fairfax Junction

Fairfax, VA

ü

ü

Federal Plaza

Rockville, MD

ü

Finley Square

Downers Grove, IL

ü

Fresh Meadows

Queens, NY

ü

Friendship Center

Washington, DC

ü

ü

Governor Plaza

Glen Burnie, MD

ü

Grossmont Center

La Mesa, CA

ü

Huntington

Huntington, NY

ü

Huntington Square

East Northport, NY

ü

Northeast

Philadelphia, PA

ü

Pike & Rose (2)

North Bethesda, MD

ü

Pike 7 Plaza

Vienna, VA

ü

Providence Place

Fairfax, VA

ü

ü

Riverpoint Center

Chicago, IL

ü

Santana Row (3)

San Jose, CA

ü

Shops at Pembroke Gardens

Pembroke Pines, FL

ü

The AVENUE at White Marsh

White Marsh, MD

ü

Tower Shopping Center

Springfield, VA

ü

Troy Hills

Parsippany-Troy, NJ

ü

Village at Shirlington

Arlington, VA

ü

Virginia Gateway

Gainesville, VA

ü

Willow Grove

Willow Grove, PA

ü

ü

Willow Lawn

Richmond, VA

ü

Wynnewood

Wynnewood, PA

ü

ü

Notes:

(1)Remaining entitlements at Assembly Row include approximately 1.5 million square feet of commercial-use buildings and 326 residential units.

(2)Remaining entitlements at Pike & Rose include approximately 530,000 square feet of commercial-use buildings and 741 residential units.

(3)Remaining entitlements at Santana Row include approximately 321,000 square feet of commercial space and 137 residential units, as well as approximately 604,000 square feet of commercial space across from Santana Row.

(4)Property expansion/conversion includes opportunities at successful retail properties to convert previously underutilized land into new GLA, to convert other existing uses into more productive uses for the property, and/or to add both single tenant and multi-tenant stand alone pad buildings.

(5)Residential includes opportunities to add residential units to existing retail and mixed-use properties.

Federal Realty Investment Trust

Significant Transactions

Property Acquisitions

Date

Property

City/State

GLA

Purchase Price

Principal Tenants

(in square feet)

(in millions)

Del Monte Shopping Center

Monterey, California

$

Whole Foods / Macy's / Petco / Pottery Barn / Apple

Town Center Crossing &

Town Center Plaza

Leawood, Kansas

$

Trader Joe’s / Crate & Barrel / Pottery Barn / Restoration Hardware / Apple / Aritzia

Annapolis Town Center

Annapolis, Maryland

$

Whole Foods / Restoration Hardware / Pottery Barn / William Sonoma / Lifetime Fitness / Anthropologie

Property Dispositions

Date

Property

City/State

Sales Price

(in millions)

White Marsh Other (portion)

Baltimore, Maryland

$

Santana Row Residential

(1 building)

San Jose, California

$

Hollywood Boulevard

Los Angeles, California

$

Financing Transactions

Issuance of Common Shares

On March 28, 2025, we settled our remaining open forward sales agreements by issuing 476,497 common shares which were sold at a weighted average gross offering price of $115.43.

Amendment and Restatement of Term Loan

On March 20, 2025, we amended and restated our $600.0 million unsecured term loan, extending the maturity date to March 20, 2028, plus two one-year extensions, at our option. We also had the right to borrow up to an additional $150.0 million in the form of an unsecured term loan, which we exercised on September 22, 2025, bringing our total amount outstanding under this agreement to $750.0 million as of September 30, 2025. Under an accordion feature, we have the right to request additional loans, subject to an aggregate maximum of $1.0 billion borrowed under the restated agreement. Additionally, on May 1, 2025, the interest rate was reduced by removing the 0.10% adjustment to SOFR

Share Repurchase Program

On April 10, 2025, we announced that our Board of Trustees had approved a new common share repurchase program, under which we may purchase up to $300.0 million of our outstanding common shares of beneficial interest, $0.01 par value per share from time to time using a variety of methods, including open market, privately negotiated transactions or otherwise. As of October 30, 2025, no common shares have been repurchased through the program.

Federal Realty Investment Trust

Real Estate Status Report

Property Name

MSA Description

Real Estate at Cost

Acreage

GLA (1)

% Leased (1)

Residential Units

Grocery Anchor GLA

Grocery Anchor (2)

Other Retail Tenants

(in thousands)

Washington Metropolitan Area

Barcroft Plaza

Washington-Arlington-Alexandria, DC-VA-MD-WV

$

%

Harris Teeter

Bethesda Row

(3)

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Giant Food

Apple / Anthropologie / Equinox / Multiple Restaurants

Birch & Broad

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Giant Food

CVS / Staples

Chesterbrook

(4)

Washington-Arlington-Alexandria, DC-VA-MD-WV

9

%

Safeway

Starbucks

Congressional Plaza

(4)

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

The Fresh Market

Ulta / Barnes & Noble / Container Store

Courthouse Center

Washington-Arlington-Alexandria, DC-VA-MD-WV

2

%

Fairfax Junction

(5)

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Aldi

CVS / Planet Fitness

Federal Plaza

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Trader Joe's

TJ Maxx / Micro Center / Ross Dress for Less

Friendship Center

Washington-Arlington-Alexandria, DC-VA-MD-WV

1

%

Maggiano's

Gaithersburg Square

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Marshalls / Ross Dress for Less / Ashley Furniture HomeStore / CVS

Graham Park Plaza

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Giant Food

Idylwood Plaza

Washington-Arlington-Alexandria, DC-VA-MD-WV

7

%

TBA

Kingstowne Towne Center

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Giant Food / Safeway

TJ Maxx / HomeGoods / Ross Dress for Less

Laurel

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Giant Food

Marshalls / L.A. Fitness / HomeGoods

Montrose Crossing

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Giant Food / Target (S)

Marshalls / Home Depot Design Center / Old Navy / Burlington

Mount Vernon/South Valley/7770 Richmond Hwy

(5)

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Shoppers Food Warehouse

TJ Maxx / Home Depot / Old Navy / Burlington / Ulta

Old Keene Mill

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Trader Joe's

Walgreens / Planet Fitness

Pike & Rose

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Porsche / Uniqlo / REI / H&M / L.L Bean / Multiple Restaurants

Pike 7 Plaza

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Lidl

TJ Maxx / DSW / Ulta

Plaza del Mercado

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Aldi

CVS / L.A. Fitness

Providence Place

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Safeway

Micro Center / CVS / Michaels

Quince Orchard

(3)

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Aldi

HomeGoods / L.A. Fitness / Staples

Tower Shopping Center

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

L.A. Mart

Total Wine & More / Talbots

Twinbrooke Centre

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Safeway

Outback Steakhouse

Tyson's Station

Washington-Arlington-Alexandria, DC-VA-MD-WV

5

%

Trader Joe's

Village at Shirlington

(3)

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Harris Teeter

CVS / AMC / Multiple Restaurants

Virginia Gateway

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Giant Food / Target (S) / BJ's Wholesale Club (S)

HomeGoods / Total Wine & More / Best Buy / Ulta / Lowe's (S)

Westpost

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Harris Teeter / Target

TJ Maxx / Ulta / Walgreens / DSW

Wildwood

Washington-Arlington-Alexandria, DC-VA-MD-WV

%

Balducci's

CVS / Multiple Restaurants

Total Washington Metropolitan Area

%

California

Azalea

(4)

Los Angeles-Long Beach-Anaheim, CA

%

Walmart (S)

Marshalls / Ross Dress for Less / Ulta / Michaels

Bell Gardens

Los Angeles-Long Beach-Anaheim, CA

%

Food 4 Less / El Super

Marshalls / Ross Dress for Less / Bob's Discount Furniture

Federal Realty Investment Trust

Real Estate Status Report

Property Name

MSA Description

Real Estate at Cost

Acreage

GLA (1)

% Leased (1)

Residential Units

Grocery Anchor GLA

Grocery Anchor (2)

Other Retail Tenants

(in thousands)

Colorado Blvd

(3)

Los Angeles-Long Beach-Anaheim, CA

1

%

Banana Republic / True Food Kitchen

Crow Canyon Commons

San Francisco-Oakland-Hayward, CA

%

Sprouts

Total Wine & More / Alamo Ace Hardware

Del Monte Shopping Center

Salinas, CA

%

Whole Foods

Macy's / Petco / Pottery Barn / Apple

East Bay Bridge

San Francisco-Oakland-Hayward, CA

%

Pak-N-Save / Target

Home Depot / Nordstrom Rack / Michaels

Escondido Promenade

San Diego-Carlsbad, CA

%

Target (S)

TJ Maxx / Dick’s Sporting Goods / Ross Dress for Less / Bob's Discount Furniture

Fourth Street

(4)

San Francisco-Oakland-Hayward, CA

3

%

CB2

Freedom Plaza

Los Angeles-Long Beach-Anaheim, CA

9

%

Smart & Final

Nike / Blink Fitness / Ross Dress for Less

Grossmont Center

(4)

San Diego-Carlsbad, CA

%

Target / Walmart

Barnes & Noble / Macy's / CVS

Hastings Ranch Plaza

(3)

Los Angeles-Long Beach-Anaheim, CA

%

Marshalls / HomeGoods / CVS

Old Town Center

San Jose-Sunnyvale-Santa Clara, CA

8

%

Anthropologie / Sephora / Arhaus Furniture / Teleferic Barcelona

Olivo at Mission Hills

(4)

Los Angeles-Long Beach-Anaheim, CA

%

Target

24 Hour Fitness / Ross Dress for Less / Ulta

Pinole Vista Crossing

San Francisco-Oakland-Hayward, CA