Digital Realty — Jul 23, 2026 release

Table of Contents Exhibit 99.1 ​ ​ ​ Table of Contents ​ Financial Supplement Table of Contents ​ Second Quarter 2026 ​ ​ Overview PAGE ​ ​ Corporate Information 3 ​ ​ Key Quarterly Financial Data 5 ​ ​ Consolidated Statements of Operations ​ ​ ​ Earnings Release 7 ​ ​ 2026 Outlook 10 ​ ​ Consolidated Quarterly Statements of Operations 12 ​ ​ Funds From Operations and Core Funds From Operations 13 ​ ​ Adjusted Funds From Operations 14 ​ ​ Balance Sheet Information ​ ​ ​ Consolidated Balance Sheets 15 ​ ​ Components of Net Asset Value 16 ​ ​ Debt Maturities 17 ​ ​ Internal Growth ​ ​ ​ Same-Capital Operating Trend Summary 18 ​ ​ Summary of Leasing Activity   - Signed and Renewed 19 ​ ​ Lease Expirations   - By Si z e 20 ​ ​ Top 20 Customers by Annualized Rent 21 ​ ​ Occupancy Analysis 22 ​ ​ External Growth ​ ​ ​ Development Lifecycle 23 ​ ​ Historical Capital Expenditures and Investments in Real Estate 24 ​ ​ Acquisitions / Dispositions / Joint Ventures 25 ​ ​ Unconsolidated Entities 26 ​ ​ Additional Information ​ ​ ​ Reconciliation of Earnings Before Interest, Taxes, Depreciation   & Amortization and Financial Ratios 27 ​ ​ Management Statements on Non-GAAP Measures 28 ​ ​ Forward-Looking Statements 30 ​ ​ ​ ​ Table of Contents ​ Financial Supplement Corporate Information ​ Second Quarter 2026 ​ Corporate Profile Digital Realty Trust, Inc. (“Digital Realty” or the “company”) owns, acquires, develops, and operates data centers through its operating partnership subsidiary, Digital Realty Trust, L.P. (the “operating partnership”). The company is focused on providing data center, colocation, and interconnection solutions for domestic and international customers across a variety of industry verticals ranging from cloud and information technology services, communications and social networking to financial services, manufacturing, energy, healthcare, and consumer products. As of June 30, 2026, the company’s 310 data centers, including 89 data centers held as investments in unconsolidated entities, contain applications and operations critical to the day-to-day operations of technology industry and corporate enterprise data center customers. Digital Realty’s portfolio is comprised of approximately 3.1 gigawatts of IT capacity, as well as approximately 8.5 gigawatts of buildable IT capacity under active development and held for future development, located throughout North America, Europe, South America, Asia, Australia, and Africa. For additional information, please visit the company’s website at digitalrealty.com . ​ ​ ​ Corporate Headquarters 601 W 2nd St., 32 nd Floor Austin, TX (737) 281-0101 digitalrealty.com Senior Management President & Chief Executive Officer: Andrew P. Power Chief Financial Officer: Matthew R. Mercier Chief Investment Officer: Gregory S. Wright Chief Technology Officer: Christopher L. Sharp Chief Revenue Officer: Colin M. McLean ​ Investor Relations To request more information or to be added to our e-mail distribution list, please visit the Investor Relations section of our website at https://investor.digitalrealty.com . ​ Analyst Coverage BMO ​ ​ ​ ​   ​ ​ ​ ​   ​ ​ BMO Capital   ​ ​ BNP Paribas   ​ ​ ​   ​ ​ ​   ​ ​ ​ Barclays ​ Bernstein ​ Markets ​ Exane ​ BofA Securities ​ BTIG ​ Cantor Brendan Lynch ​ Madison Rezaei ​ Ari Klein ​ Nate Crossett ​ Michael Funk ​ Thomas Catherwood ​ Brett Knoblauch ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Citigroup ​ Citizens JMP ​ Deutsche Bank ​ Evercore ISI ​ Goldman Sachs ​ Green Street Advisors ​ Guggenheim Michael Rollins ​ Greg Miller ​ Benjamin Soff ​ Irvin Liu ​ Michael Ng ​ David Guarino ​ Joseph Osha ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ HSBC ​ Jefferies ​ J.P. Morgan ​ KeyBanc ​ Mizuho Group ​ MoffettNathanson ​ Morgan Stanley Phani Kanumuri ​ Jonathan Petersen ​ Richard Choe ​ Brandon Nispel ​ Vikram Malhotra ​ Nick Del Deo ​ Cameron McVeigh ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Oppenheimer ​ Raymond James ​ RBC Capital Markets ​ Scotiabank ​ Stifel ​ TD Cowen ​ Truist Securities Timothy Horan ​ Frank Louthan ​ Jonathan Atkin ​ Maher Yaghi ​ Erik Rasmussen ​ Michael Elias ​ Matthew Niknam ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ UBS ​ Wells Fargo ​ Wolfe Research ​ ​ ​ ​ ​ ​ ​ ​ John Hodulik ​ Eric Luebchow ​ Andrew Rosivach ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ This Earnings Press Release and Supplemental Information package supplements the information provided in our quarterly and annual reports filed with the U.S. Securities and Exchange Commission. Additional information about Digital Realty and our business is also available on our website at digitalrealty.com . Upcoming Conference Schedule ​ ​ ​ August 4, 2026 Deutsche Bank Data Center Summit New York City, NY August 11, 2026 Oppenheimer Annual Technology, Internet & Communications Conference Virtual August 18, 2026 Raymond James Park City Summer Summit Park City, UT September 8, 2026 Citi’s Global TMT Conference New York City, NY September 9, 2026 Bank of America Media, Communications & Entertainment Conference New York City, NY September 16, 2026           Bank of America Global Real Estate Conference New York City, NY September 29, 2026          RBC Global Communications Infrastructure Conference Chicago, IL ​ Webcasts for these events are available through the Digital Realty Investor Relations website when possible. Please check our website for additional information. 3 Table of Contents ​ Financial Supplement Corporate Information (Continued) ​ Second Quarter 2026 ​ Stock Listing Information The stock of Digital Realty Trust, Inc. is traded primarily on the New York Stock Exchange under the following symbols: Common Stock: ​ DLR Series J Preferred Stock: ​ DLRPRJ Series K Preferred Stock: ​ DLRPRK Series L Preferred Stock: ​ DLRPRL ​ Symbols may vary by stock quote provider. Credit Ratings Standard & Poor ’ s ​ ​ ​ Corporate Credit Rating: ​ BBB+ (Stable Outlook) Preferred Stock: ​ BBB- ​ ​ ​ ​ ​ Moody ’ s ​ ​ ​ Issuer Rating: ​ Baa2 (Positive Outlook) Preferred Stock: ​ Baa3 ​ ​ ​ ​ ​ Fitch ​ ​ ​ Issuer Default Rating: ​ BBB (Stable Outlook) Preferred Stock: ​ BB+ ​ ​ These credit ratings may not reflect the potential impact of risks relating to the structure or trading of the company’s securities and are provided solely for informational purposes. Credit ratings are not recommendations to buy, hold or sell any security, and may be revised or withdrawn at any time by the issuing rating agency at its sole discretion. The company does not undertake any obligation to maintain the ratings or to advise of any change in ratings. Each agency’s rating should be evaluated independently of any other agency’s rating. An explanation of the significance of the ratings may be obtained from each of the rating agencies. ​ Common Stock Price Performance The following summarizes recent activity of Digital Realty’s common stock (DLR): ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Three Months Ended   ​ ​ 30-Jun-26 ​ 31-Mar-26 ​ 31-Dec-25 ​ 30-Sep-25 ​ 30-Jun-25 ​  High price ​   $208.14 ​   $184.79 ​   $182.48 ​   $182.00 ​   $178.85    Low price   ​ ​ ​ $178.41   ​ ​ ​ $151.50   ​ ​ ​ $146.23   ​ ​ ​ $159.22   ​ ​ ​ $129.95 ​  Closing price, end of quarter ​ ​ $179.58 ​ ​ $180.21 ​ ​ $154.71 ​ ​ $172.88 ​ ​ $174.33 ​  Average daily trading volume (1) ​ ​ 2,433 ​ ​ 2,060 ​ ​ 1,826 ​ ​ 1,520 ​ ​ 2,034 ​  Indicated dividend per common share (2) ​ ​ $4.88 ​ ​ $4.88 ​ ​ $4.88 ​ ​ $4.88 ​ ​ $4.88 ​  Closing annual dividend yield, end of quarter ​ ​ 2.7% ​ ​ 2.7% ​ ​ 3.2% ​ ​ 2.8% ​ ​ 2.8% ​  Shares and units outstanding, end of quarter (1) (3) ​ ​ 376,675 ​ ​ 355,217 ​ ​ 349,746 ​ ​ 349,244 ​ ​ 346,644 ​  Closing market value of shares and units outstanding (4) ​ ​ $67,643,297 ​ ​ $64,013,656 ​ ​ $54,109,204 ​ ​ $60,377,303 ​ ​ $60,430,449 ​ ​ (1) Shares or shares and units in thousands. (2) On an annualized basis. (3) As of June 30, 2026, the total number of shares and units includes 370,010 shares of common stock, 4,294 common units held by third parties and 2,371 common units and vested and unvested long-term incentive units held by directors, officers and others and excludes all shares of common stock potentially issuable upon conversion of our series J, series K and series L cumulative redeemable preferred stock upon certain change of control transactions. (4) Dollars in thousands as of the end of the quarter. ​ This Earnings Press Release and Supplemental Information package supplements the information provided in our quarterly and annual reports filed with the U.S. Securities and Exchange Commission. Additional information about us and our data centers is also available on our website at digitalrealty.com . ​ ​ ​ 4 Table of Contents Key Quarterly Financial Data Financial Supplement Unaudited, Dollars (except per share data) in Thousands ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   Shares and Units at End of Quarter (1)   ​ ​ ​ 30-Jun-26   ​ ​ ​ 31-Mar-26   ​ ​ ​ 31-Dec-25   ​ ​ ​ 30-Sep-25   ​ ​ ​ 30-Jun-25  Common shares outstanding   ​ 370,010   ​ 348,924   ​ 343,557   ​ 343,041   ​ 340,372  Common partnership units outstanding   ​ 6,665   ​ 6,293   ​ 6,189   ​ 6,203   ​ 6,272 Total Shares and Units   ​ 376,675   ​ 355,217   ​ 349,746   ​ 349,244   ​ 346,644 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   Enterprise Value   ​   ​   ​   ​   ​   ​   ​   ​   ​   ​  Market value of common equity (1) (2) ​ ​ $67,643,297 ​ ​ $64,013,656 ​ ​ $54,109,204 ​ ​ $60,377,303 ​ ​ $60,430,449  Liquidation value of preferred equity ​   755,000 ​   755,000 ​   755,000 ​   755,000 ​   755,000  Total debt at balance sheet carrying value ​   18,635,349 ​   17,996,633 ​   18,402,135 ​   18,225,434 ​   18,452,148 Total Enterprise Value ​ ​ $87,033,646 ​ ​ $82,765,289 ​ ​ $73,266,339 ​ ​ $79,357,737 ​ ​ $79,637,597  Total debt / total enterprise value ​   21.4% ​   21.7% ​   25.1% ​   23.0% ​   23.2% Debt-plus-preferred-to-total-enterprise-value ​ ​ 22.3% ​ ​ 22.7% ​ ​ 26.1% ​ ​ 23.9% ​ ​ 24.1% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   Selected Balance Sheet Data ​     ​ ​     ​ ​     ​ ​     ​ ​     ​  Investments in real estate (before depreciation) ​ ​ $47,141,825 ​ ​ $40,751,409 ​ ​ $39,855,116 ​ ​ $39,374,646 ​ ​ $38,613,260  Total Assets ​   54,517,914 ​   48,859,973 ​   49,410,468 ​   48,728,634 ​   48,714,995  Total Liabilities ​   25,652,511 ​   23,462,959 ​   24,564,494 ​   23,739,412 ​   23,853,149 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   Selected Operating Data ​     ​ ​     ​ ​     ​ ​     ​ ​     ​  Total operating revenues ​ ​ $1,924,040 ​ ​ $1,635,173 ​ ​ $1,634,671 ​ ​ $1,577,234 ​ ​ $1,493,150  Total operating expenses ​   1,464,783 ​   1,368,240 ​   1,522,047 ​   1,438,813 ​   1,281,453  Net income ​   457,607 ​   174,804 ​   96,111 ​   63,713 ​   1,046,946  Net income / (loss) available to common stockholders ​   443,108 ​   169,093 ​   88,466 ​   57,631 ​   1,021,975 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   Financial Ratios ​     ​ ​     ​ ​     ​ ​     ​ ​     ​  EBITDA (3) ​ ​ $1,097,832 ​ ​ $805,115 ​ ​ $688,758 ​ ​ $679,912 ​ ​ $1,605,408  Adjusted EBITDA (4) ​   977,589 ​   920,307 ​   856,836 ​   867,807 ​   823,319  Net Debt-to-Adjusted EBITDA (5) ​   4.7x ​   4.7x ​   4.9x ​   4.9x ​   5.1x Interest expense ​   113,943 ​   116,384 ​   116,516 ​   113,584 ​   109,383  Fixed charges (6) ​   161,226 ​   162,202 ​   161,479 ​   156,687 ​   148,957  Interest coverage ratio (7) ​   5.5x ​   5.2x ​   4.8x ​   4.9x ​   5.0x  Fixed charge coverage ratio (8) ​   5.2x ​   4.9x ​   4.5x ​   4.6x ​   4.7x ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   Profitability Measures ​     ​ ​     ​ ​     ​ ​     ​ ​     ​  Net income / (loss) per common share - basic ​ ​ $1.25 ​ ​ $0.49 ​ ​ $0.26 ​ ​ $0.17 ​ ​ $3.03  Net income / (loss) per common share - diluted ​ ​ $1.21 ​ ​ $0.46 ​ ​ $0.24 ​ ​ $0.15 ​ ​ $2.94  Funds from operations (FFO) / diluted share and unit (9) ​ ​ $2.73 ​ ​ $1.99 ​ ​ $1.89 ​ ​ $1.65 ​ ​ $1.75  Core funds from operations (Core FFO) / diluted share and unit (9) ​ ​ $2.65 ​ ​ $2.04 ​ ​ $1.86 ​ ​ $1.89 ​ ​ $1.87  Core FFO (excluding net promote) / diluted share and unit (9) ​ ​ $2.13 ​ ​ $2.04 ​ ​ $1.86 ​ ​ $1.89 ​ ​ $1.87  Adjusted funds from operations (AFFO) / diluted share and unit (10) ​ ​ $2.47 ​ ​ $1.92 ​ ​ $1.34 ​ ​ $1.76 ​ ​ $1.68  Dividends per share and common unit ​ ​ $1.22 ​ ​ $1.22 ​ ​ $1.22 ​ ​ $1.22 ​ ​ $1.22  Diluted FFO payout ratio (9) (11) ​   44.8% ​   61.2% ​   64.5% ​   73.8% ​   69.6%  Diluted Core FFO payout ratio (9) (11) ​   46.0% ​   59.9% ​   65.6% ​   64.7% ​   65.2%  Diluted AFFO payout ratio (10) (11) ​   49.5% ​   63.6% ​   90.9% ​   69.2% ​   72.8% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   Portfolio Statistics ​     ​ ​     ​ ​     ​ ​     ​ ​     ​  Data Centers (12) ​   310 ​   309 ​   310 ​   311 ​   310  Cross-connects (12) (13) ​   235,500 ​   234,000 ​   232,500 ​   231,000 ​   229,000  Occupied MWs (12) ​   2,799 ​   2,725 ​   2,663 ​   2,602 ​   2,565 IT Load Capacity MWs (12) ​   3,102 ​   3,024 ​   2,963 ​   2,879 ​   2,858  Occupancy at end of quarter (14) ​   90.2% ​   90.1% ​   89.9% ​   90.4% ​   89.7%  Same-capital occupancy at end of quarter (14) (15) ​   92.5% ​   91.6% ​   91.6% ​   91.9% ​   91.5%  Weighted average remaining lease term (years) (16) ​   4.1 ​   4.3 ​   3.9 ​   4.2 ​   4.2 ​ ​ ​ ​ 5 Table of Contents Key Quarterly Financial Data Financial Supplement Unaudited, Dollars (except per share data) in Thousands ​ Second Quarter 2026 ​ (1) Shares and units are in thousands. (2) The market value of common equity is based on the closing stock price at the end of the quarter and assumes 100% redemption of the limited partnership units in our operating partnership, including common units and vested and unvested long-term incentive units, for shares of our common stock on a one-for-one basis. Excludes shares of common stock potentially issuable upon conversion of our series J, series K and series L cumulative redeemable preferred stock upon certain change of control transactions, as applicable. (3) EBITDA is calculated as earnings before interest expense, loss on debt extinguishment and modifications, tax expense, and depreciation and amortization. For a discussion of EBITDA, see page 28 . For a reconciliation of net income available to common stockholders to EBITDA, see page 27 . (4) Adjusted EBITDA is EBITDA excluding (i) unconsolidated entities real estate related depreciation & amortization, (ii) unconsolidated entities interest and tax expense, (iii) severance, equity acceleration and legal expenses, (iv) transaction and integration expenses, (v) gain (loss) on sale / deconsolidation, (vi) provision for impairment, (vii) other non-core adjustments, net, (viii) noncontrolling interests, (ix) preferred stock dividends, (x) gain on / issuance costs associated with redeemed preferred stock and (xi) net promote. For a discussion of Adjusted EBITDA, see page 28 . For a reconciliation of net income available to common stockholders to Adjusted EBITDA, see page 27 . (5) Net Debt to Adjusted EBITDA is calculated as total debt at balance sheet carrying value (see page 5 ), plus finance lease obligations, plus our share of unconsolidated entities debt at carrying value, less cash and cash equivalents (including our share of unconsolidated entities cash), divided by the product of Adjusted EBITDA (including our pro rata share of unconsolidated entities EBITDA), multiplied by four. (6) Fixed charges consist of GAAP interest expense, capitalized interest, scheduled debt principal payments and preferred stock dividends. (7) Interest coverage ratio is Adjusted EBITDA (including our pro rata share of unconsolidated entities EBITDA), divided by GAAP interest expense plus capitalized interest (including our share of unconsolidated entities interest expense). (8) Fixed charge coverage ratio is Adjusted EBITDA (including our pro rata share of unconsolidated entities EBITDA), divided by fixed charges (including our share of unconsolidated entities fixed charges). (9) For definitions and discussion of FFO, Core FFO and Core FFO (excluding net promote), see page 28 . For reconciliations of net income available to common stockholders to FFO, Core FFO and Core FFO (excluding net promote), see page 13 . (10) For a definition and discussion of AFFO, see page 28 . For a reconciliation of Core FFO to AFFO, see page 14 . (11) Diluted payout ratios for FFO, Core FFO and AFFO are calculated as dividends declared per common share and unit divided by the corresponding diluted FFO, diluted Core FFO and diluted AFFO per share and unit, respectively. (12) Includes data centers held as investments in unconsolidated entities. Excludes data centers held for sale and contribution. (13) Represents approximate amounts. (14) Occupancy and same-capital occupancy exclude capacity under active development and capacity held for development. Occupancy represents our consolidated portfolio in addition to our managed portfolio of unconsolidated entities and non-managed unconsolidated entities. For some of our data centers, we calculate occupancy based on factors including available power, required support capacity and common area. Excludes data centers held for sale and contribution. (15) Represents data centers owned as of December 31, 2024, with less than 5% of total rentable square feet under development. Excludes data centers that were undergoing, or were expected to undergo, development activities in 2025-2026, data centers classified as held for sale and contribution, and data centers sold or contributed to joint ventures for all periods presented. Prior period results have been adjusted to reflect current same-capital pool. (16) Weighted average remaining lease term excludes renewal options and is weighted by annualized recurring revenue. ​ ​ ​ ​ ​ ​ ​ 6 Table of Contents Digital Realty Trust Financial Supplement Earnings Release ​ Second Quarter 2026 ​ Digital Realty Reports Second Quarter 2026 Results Austin, TX — July 23, 2026 — Digital Realty (NYSE: DLR), the world’s largest cloud- and carrier-neutral data center platform, announced today financial results for the second quarter of 2026. All per share results are presented on a fully diluted basis. Highlights ◾ Reported net income available to common stockholders of $1.21 per share in 2Q26, compared to $2.94 in 2Q25 ◾ Reported FFO per share of $2.73 in 2Q26, compared to $1.75 in 2Q25 ◾ Reported Core FFO per share of $2.65 in 2Q26, compared to $1.87 in 2Q25; reported Core FFO per share (excluding net promote) of $2.13 in 2Q26 ◾ Signed total bookings during 2Q26 that are expected to generate $307 million of annualized GAAP base rent at 100% share ; at Digital Realty ’ s share, bookings were $208 million, including a $108 million contribution from the 0 - 1 megawatt plus interconnection category ◾ In July, signed two hyperscale leases, representing $410 million of annualized GAAP base rent at 100% share, or $205 million at Digital Realty ’ s share ◾ Reported rental rate increases on renewal leases of 25.4% on a cash basis in 2Q26 ◾ Reported a record total backlog of $1.9 billion of annualized GAAP base rent at 100% share, at the end of 2Q26; at Digital Realty ’ s share, the backlog was $1.4 billion ◾ Raised 2026 Core FFO per share (excluding net promote) outlook to $8.15 - $8.20 and 2026 Constant-Currency Core FFO per share (excluding net promote) outlook to $8.10 - $8.15 Financial Results Digital Realty reported total revenues of $1.9 billion in the second quarter of 2026, an 18% increase from the previous quarter and a 29% increase from the same quarter last year. During the second quarter, Digital Realty recognized $188 million of net promote income in Core FFO related to the successful development and leasing of three data centers in its development joint venture. The company also recognized a $94 million insurance settlement, net of income tax, related to a previously disclosed 2024 matter, of which approximately $27 million was recognized in Core FFO as business interruption recovery; the remainder related to property damage recoveries, was excluded from Core FFO. The company delivered net income of $458 million in the second quarter of 2026, as well as net income available to common stockholders of $443 million and $1.21 per share, compared to $0.46 per share in the previous quarter and $2.94 per share in the same quarter last year. Digital Realty generated Adjusted EBITDA of $978 million in the second quarter of 2026, a 6% increase from the previous quarter and a 19% increase over the same quarter last year. The company reported Funds From Operations (FFO) of $982 million in the second quarter of 2026, or $2.73 per share, compared to $1.99 per share in the previous quarter and $1.75 per share in the same quarter last year. Digital Realty delivered Core FFO per share (excluding net promote) of $2.13 in the second quarter of 2026, compared to $2.04 per share in the previous quarter and $1.87 per share in the same quarter last year. Digital Realty delivered Constant-Currency Core FFO per share (excluding net promote) of $2.11 in the second quarter of 2026 and $4.07 per share for the six-month period ended June 30, 2026. “Digital Realty delivered record Core FFO per share in the quarter, reflecting robust customer demand and strong execution across our core pillars of growth,” said President and Chief Executive Officer Andy Power. “We signed more than $100 million of 0-1 MW plus Interconnection bookings for the first time, demonstrating the strength of our connectivity-rich portfolio and boosting near-term growth. We also continued to make strides in our hyperscale and strategic private capital verticals, as we added powered land in the Kansas City metro, accretively purchased interests in three hyperscale data centers in Northern Virginia, and announced the deal to acquire Columbia Capital, a leading investment firm in the digital infrastructure space. Together, these growth vectors are driving double-digit bottom line growth, and we are focused on extending this runway for years to come.” Leasing Activity In the second quarter, Digital Realty signed total bookings that are expected to generate $307 million of annualized GAAP rental revenue, at 100% share; at Digital Realty’s share, total bookings were $208 million, including an $88 million contribution from the 0-1 MW category and a $20 million contribution from interconnection. The weighted-average lag between new leases signed during the second quarter of 2026 and the contractual commencement date was nine months. The backlog of signed-but-not-commenced leases at quarter-end was $1.9 billion of annualized GAAP base rent at 100% share, and $1.4 billion at Digital Realty’s share. In addition, Digital Realty also signed renewal leases representing $262 million of annualized cash rental revenue during the quarter. Rental rates on renewal leases signed during the second quarter of 2026 increased 25.4% on a cash basis and 32.0% on a GAAP basis. 7 Table of Contents Digital Realty Trust Financial Supplement Earnings Release ​ Second Quarter 2026 ​ New leases signed during the second quarter of 2026, at Digital Realty’s share, are summarized by region and product as follows: ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   ​ ​ ​ Annualized GAAP   ​ ​ ​   ​ ​ ​   ​ ​ ​ ​ ​ ​ ​ Base Rent ​ ​ ​ GAAP Base Rent Americas ​ (in thousands) ​ Megawatts ​ per Kilowatt 0-1 MW ​ ​ $37,131   10.6 ​ ​ $293 > 1 MW ​ ​ 82,706   44.2 ​ ​ 156 Other (1) ​ ​ 142   — ​ ​ — Total ​ ​ $119,980   54.8 ​ ​ $182 ​ ​ ​ ​ ​ ​ ​ ​ ​  EMEA (2) ​ ​   ​     ​ ​ ​   ​ 0-1 MW ​ ​ $42,149   13.0 ​ ​ $269 > 1 MW ​ ​ 4,999   2.5 ​ ​ 167 Other (1) ​ ​ 21   — ​ ​ — Total ​ ​ $47,168   15.5 ​ ​ $253 ​ ​ ​ ​ ​ ​ ​ ​ ​  Asia Pacific (2) ​ ​   ​     ​ ​ ​   ​ 0-1 MW ​ ​ $8,541   2.5 ​ ​ $286 > 1 MW ​ ​ 12,141   6.2 ​ ​ 165 Other (1) ​ ​ 170   — ​ ​ — Total ​ ​ $20,851   8.6 ​ ​ $199 ​ ​ ​ ​ ​ ​ ​ ​ ​ All Regions (2) ​ ​   ​     ​ ​ ​   ​ 0-1 MW ​ ​ $87,821   26.1 ​ ​ $280 > 1 MW ​ ​ 99,846   52.9 ​ ​ 157 Other (1) ​ ​ 332   — ​ ​ — Total ​ ​ $187,999   79.0 ​ ​ $198 ​ ​ ​ ​ ​ ​ ​ ​ ​ Interconnection ​ ​ $20,497   N/A ​ ​ N/A ​ ​ ​ ​ ​ ​ ​ ​ ​ Grand Total at DLR Share ​ ​ $208,495   79.0 ​ ​ $198 ​ ​ ​ ​ ​ ​ ​ ​ ​ Grand Total at 100% Share ​ ​ $306,944   129.8 ​ ​ $183 ​ Note: Totals may not foot due to rounding differences. (1) Other includes Powered Base Building ® shell capacity as well as storage and office space within fully improved data center facilities. (2) Based on quarterly average exchange rates during the three months ended June 30, 2026. Investment Activity During the second quarter of 2026, Digital Realty acquired: ​ ● Land in Marseille, France for approximately €46.5 million, or $53.1 million, that is expected to support the development of up to 48 megawatts of IT capacity. ● Land in the Atlanta metro area for approximately $20 million. Together with an adjacent parcel that was acquired in the first quarter, this campus is expected to support over one gigawatt of IT capacity. ​ As previously announced, during the quarter, Digital Realty also acquired: ​ ● Land in the Kansas City metro area for approximately $475 million to support hyperscale data center development for up to two gigawatts of utility power. ● Two data centers in Malaysia containing 16.5 megawatts of IT capacity, and a land parcel that is expected to support the development of up to 14 megawatts of IT capacity, for total consideration of approximately $134 million. ● A 64% stake in three fully leased data centers in Northern Virginia containing 288 megawatts of IT capacity, at a gross value of approximately $7.8 billion, reflecting an expected initial stabilized cap rate of over 6.5%. The newly developed assets are expected to be fully stabilized in the first half of 2027 and first half of 2028. Total consideration for our joint venture partners’ equity interest in the assets was approximately $3.5 billion, including $1.2 billion of cash and 12.3 million shares of Digital Realty common stock.   As previously disclosed, during the quarter, Digital Realty sold a non-core asset in the Atlanta metro area for $24 million. ​ ​ ​ 8 Table of Contents Digital Realty Trust Financial Supplement Earnings Release ​ Second Quarter 2026 ​ Balance Sheet ​ Digital Realty had approximately $18.6 billion of total debt outstanding as of June 30, 2026, comprised of $17.0 billion of unsecured debt and approximately $1.6 billion of secured debt and other debt. At the end of the second quarter of 2026, net debt-to-Adjusted EBITDA was 4.7x, debt-plus-preferred-to-total enterprise value was 22.3% and fixed charge coverage was 5.2x. ​ From our first quarter earnings report on April 23, 2026 through June 30, 2026, the company sold approximately 6.2 million shares of common stock under its At-The-Market (ATM) equity issuance program at a weighted average price of $191.63 per share, for net proceeds of approximately $1.2 billion. Year-to-date, the company has sold approximately 13.5 million shares under its ATM equity issuance program at a weighted average price of $184.94 per share, for net proceeds of approximately $2.5 billion. ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ 9 Table of Contents Digital Realty Trust Financial Supplement Earnings Release ​ Second Quarter 2026 ​ ​ 2026 Outlook Digital Realty raised its 2026 Core FFO per share (excluding net promote) outlook to $8.15 - $8.20 and its 2026 Constant-Currency Core FFO per share (excluding net promote) outlook to $8.10 - $8.15. The assumptions underlying the outlook are summarized in the following table. ​ ​ ​ ​ ​ ​ ​ ​ ​   ​ ​ As of   ​ ​ As of   ​ ​ As of    Top-Line and Cost Structure ​ February 5, 2026 ​ April 23, 2026 ​ July 23, 2026 ​ Total revenue (excluding promote income) ​ $6.600 - $6.700 billion ​ $6.650 - $6.750 billion ​ $6.850 - $6.950 billion   Net non-cash rent adjustments (1) ​ ($90 - $95 million) ​ ($90 - $95 million) ​ ($145 - $150 million) ​ Adjusted EBITDA ​ $3.600 - $3.700 billion ​ $3.650 - $3.750 billion ​ $3.750 - $3.850 billion ​ G&A ​ $610 - $620 million ​ $615 - $625 million ​ $620 - $630 million ​ ​ ​ ​ ​ ​ ​ ​ ​  Internal Growth ​ ​ ​ ​ ​ ​ ​ Rental rates on renewal leases ​ ​ ​ ​ ​ ​ ​ Cash basis ​ 6.0% - 8.0% ​ 6.5% - 8.5% ​ 9.0% - 11.0% ​ GAAP basis ​ 8.5% - 10.5% ​ 9.5% - 11.5% ​ 12.0% - 14.0% ​ Year-end portfolio occupancy (2) ​ +50 - 100 bps ​ +50 - 100 bps ​ +75 - 125 bps ​ "Same-Capital" cash NOI growth (3) ​ 4.0% - 5.0% ​ 4.0% - 5.0% ​ 4.25% - 5.25% ​ ​ ​ ​ ​ ​ ​ ​ ​ Foreign Exchange Rates ​ ​ ​ ​ ​ ​ ​ U.S. Dollar / Pound Sterling ​ $1.30 - $1.35 ​ $1.32 - $1.37 ​ $1.32 - $1.37 ​ U.S. Dollar / Euro ​ $1.13 - $1.18 ​ $1.15 - $1.20 ​ $1.13 - $1.18 ​ ​ ​ ​ ​ ​ ​ ​ ​  External Growth ​ ​ ​ ​ ​ ​ ​ Dispositions / Joint Venture Capital ​ ​ ​ ​ ​ ​ ​ Dollar volume ​ $500 - $1,000 million ​ $500 - $1,000 million ​ $1,000 - $1,500 million ​ Cap rate ​ 0.0% - 10.0% ​ 0.0% - 10.0% ​ 0.0% - 10.0% ​ Development ​ ​ ​ ​ ​ ​ ​ CapEx (Net of Partner Contributions) (4) ​ $3,250 - $3,750 million ​ $3,500 - $4,000 million ​ $4,250 - $4,750 million ​ Average stabilized yields ​ 10.0%+ ​ 10.0%+ ​ 10.0%+ ​ Enhancements and other non-recurring CapEx  (5) ​ $30 - $35 million ​ $30 - $35 million ​ $30 - $35 million ​ Recurring CapEx + capitalized leasing costs (6) ​ $400 - $425 million ​ $400 - $425 million ​ $400 - $425 million ​ ​ ​ ​ ​ ​ ​ ​ ​  Balance Sheet ​ ​ ​ ​ ​ ​ ​ Long-term debt issuance ​ ​ ​ ​ ​ ​ ​ Dollar amount ​ $1,000 - $1,500 million ​ $1,500 - $2,000 million ​ $1,500 - $2,000 million ​ Pricing ​ 4.0% - 4.5% ​ 4.0% - 4.5% ​ 4.5% - 5.5% ​ Timing ​ Mid-Year ​ Mid-Year ​ 2H-2026 ​ ​ ​ ​ ​ ​ ​ ​ ​  Net income per diluted share ​ $2.55 - $2.65 ​ $2.65 - $2.75 ​ $3.10 - $3.15 ​ Real estate depreciation and (gain) / loss on sale ​ $4.90 - $4.90 ​ $4.95 - $4.95 ​ $5.30 - $5.30 ​  Funds From Operations / share (NAREIT-Defined) ​ $7.45 - $7.55 ​ $7.60 - $7.70 ​ $8.40 - $8.45 ​ Non-core expenses and revenue streams ​ $0.45 - $0.45 ​ $0.40 - $0.40 ​ $0.25 - $0.25 ​ Net Promote ​ $0.00 - $0.00 ​ $0.00 - $0.00 ​ ($0.50) - ($0.50) ​  Core Funds From Operations / share (excluding net promote) ​ $7.90 - $8.00 ​ $8.00 - $8.10 ​ $8.15 - $8.20 ​ Foreign currency translation adjustments ​ $0.00 - $0.00 ​ ($0.05) - ($0.05) ​ ($0.05) - ($0.05) ​ Constant-Currency Core FFO / share (excluding net promote) ​ $7.90 - $8.00 ​ $7.95 - $8.05 ​ $8.10 - $8.15 ​ ​ (1) Net non-cash rent adjustments represent the sum of straight-line rental revenue and straight-line rental expense, as well as the amortization of above- and below-market leases (i.e., ASC 805 adjustments). (2) Year-end portfolio occupancy guidance based on IT load (kW). (3) The “ Same-Capital ” pool includes properties owned as of December 31, 2024 with less than 5% of total rentable square feet under development. It excludes properties that were undergoing, or were expected to undergo, development activities in 2025-2026, properties classified as held for sale and contribution, and properties sold or contributed to joint ventures for all periods presented. The 2026 “ Same-Capital ” cash NOI growth outlook is presented on a constant currency basis. (4) Excludes land acquisitions and includes Digital Realty ’ s share of joint venture and fund contributions. Figure is net of joint venture and fund partners ’ share of contributions. (5) Other non-recurring CapEx represents costs incurred to enhance the capacity or marketability of operating properties, such as network fiber initiatives and software development costs. (6) Recurring CapEx represents non-incremental improvements required to maintain current revenues, including second-generation tenant improvements and leasing commissions. ​ Note: The company does not provide a reconciliation for non-GAAP estimates on a forward-looking basis, where it is unable to provide a meaningful or accurate calculation or estimation of reconciling items, and the information is not available without unreasonable effort. Please see Non-GAAP Financial Measures in this document for further discussion. 10 Table of Contents Digital Realty Trust Financial Supplement Earnings Release ​ Second Quarter 2026 ​ ​ Non-GAAP Financial Measures This document contains non-GAAP financial measures, including FFO, Core FFO, Core FFO (excluding net promote), Constant Currency Core FFO (excluding net promote), Adjusted FFO, Net Operating Income (NOI), “Same-Capital” Cash NOI and Adjusted EBITDA. A reconciliation from U.S. GAAP net income available to common stockholders to FFO, a reconciliation from FFO to Core FFO, a reconciliation from Core FFO (excluding net promote) to Constant Currency Core FFO (excluding net promote), a reconciliation from Core FFO to Adjusted FFO, a reconciliation from NOI to Cash NOI, and definitions of FFO, Core FFO, Constant Currency Core FFO, Core FFO (excluding net promote), Adjusted FFO, NOI and “Same-Capital” Cash NOI are included as an attachment to this document. A reconciliation from U.S. GAAP net income available to common stockholders to Adjusted EBITDA, a definition of Adjusted EBITDA and definitions of net debt-to-Adjusted EBITDA, debt-plus-preferred-to-total enterprise value, cash NOI, and fixed charge coverage ratio are included as an attachment to this document. The company does not provide a reconciliation for non-GAAP estimates on a forward-looking basis, where it is unable to provide a meaningful or accurate calculation or estimation of reconciling items and the information is not available without unreasonable effort. This is due to the inherent difficulty of forecasting the timing and/or amount of various items that would impact net income attributable to common stockholders per diluted share, which is the most directly comparable forward-looking GAAP financial measure. This includes, for example, external growth factors, such as dispositions, and balance sheet items such as debt issuances, that have not yet occurred, are out of the company's control and/or cannot be reasonably predicted. For the same reasons, the company is unable to address the probable significance of the unavailable information. Forward-looking non-GAAP financial measures provided without the most directly comparable GAAP financial measures may vary materially from the corresponding GAAP financial measures. Investor Conference Call Prior to Digital Realty’s investor conference call at 5:00 p.m. ET / 4:00 p.m. CT on July 23, 2026, a presentation will be posted to the Investors section of the company’s website at https://investor.digitalrealty.com . The presentation is designed to accompany the discussion of the company’s second quarter 2026 financial results and operating performance. The conference call will feature President & Chief Executive Officer Andy Power and Chief Financial Officer Matt Mercier. A live webcast of the call will be available on the Investors section of Digital Realty’s website at https://investor.digitalrealty.com . The webcast will be archived for one year and the replay will be available shortly after the conclusion of the live event. About Digital Realty Digital Realty brings companies and data together by delivering the full spectrum of data center, colocation and interconnection solutions. PlatformDIGITAL®, the company’s global data center platform, provides customers with a secure data meeting place and a proven Pervasive Datacenter Architecture (PDx®) solution methodology for powering innovation, from cloud and digital transformation to emerging technologies like artificial intelligence (AI), and efficiently managing Data Gravity challenges. Digital Realty gives its customers access to the connected data communities that matter to them with a global data center footprint of 300+ facilities in 55+ metros across 30+ countries on six continents. To learn more about Digital Realty, please visit digitalrealty.com or follow us on LinkedIn and X . ​ Contact Information Matt Mercier Chief Financial Officer Digital Realty ​ Jordan Sadler / Jim Huseby Investor Relations Digital Realty InvestorRelations@digitalrealty.com ​ ​ ​ ​ ​ ​ ​ ​ 11 Table of Contents Consolidated Quarterly Statements of Operations Financial Supplement Unaudited and in Thousands, Except Per Share Data ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Three Months Ended ​ ​ Six Months Ended ​   ​ ​ 30-Jun-26   ​ ​ 31-Mar-26   ​ ​ 31-Dec-25   ​ ​ 30-Sep-25   ​ ​ 30-Jun-25 ​ ​ ​ 30-Jun-26   ​ ​ ​ ​ 30-Jun-25 Rental revenues ​ ​ $1,145,936 ​ ​ $1,103,946 ​ ​ $1,074,703 ​ ​ $1,045,708 ​ ​ $1,003,550 ​ ​ ​ $2,249,882 ​ ​ $1,964,076 Tenant reimbursements - Utilities ​ ​ 352,897 ​ ​ 333,909 ​ ​ 356,084 ​ ​ 332,681 ​ ​ 294,503 ​ ​ ​ 686,807 ​ ​ 565,692 Tenant reimbursements - Other ​ ​ 45,391 ​ ​ 38,093 ​ ​ 34,406 ​ ​ 37,302 ​ ​ 37,355 ​ ​ ​ 83,484 ​ ​ 79,532 Interconnection and other ​ ​ 130,409 ​ ​ 124,278 ​ ​ 123,414 ​ ​ 120,399 ​ ​ 121,952 ​ ​ ​ 254,687 ​ ​ 234,921 Fee income ​ ​ 248,927 ​ ​ 34,899 ​ ​ 45,692 ​ ​ 36,398 ​ ​ 34,427 ​ ​ ​ 283,826 ​ ​ 55,070 Other ​ ​ 480 ​ ​ 47 ​ ​ 372 ​ ​ 4,746 ​ ​ 1,363 ​ ​ ​ 527 ​ ​ 1,496 Total Operating Revenues ​ ​ $1,924,040 ​ ​ $1,635,173 ​ ​ $1,634,671 ​ ​ $1,577,234 ​ ​ $1,493,150 ​ ​ ​ $3,559,213 ​ ​ $2,900,787 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Utilities ​ ​ $396,454 ​ ​ $372,385 ​ ​ $398,185 ​ ​ $375,627 ​ ​ $339,288 ​ ​ ​ $768,839 ​ ​ $652,673 Rental property operating ​ ​ 291,408 ​ ​ 266,115 ​ ​ 295,948 ​ ​ 278,292 ​ ​ 267,724 ​ ​ ​ 557,523 ​ ​ 506,324 Property taxes ​ ​ 55,160 ​ ​ 54,964 ​ ​ 50,791 ​ ​ 51,823 ​ ​ 49,570 ​ ​ ​ 110,124 ​ ​ 98,426 Insurance ​ ​ 4,744 ​ ​ 4,799 ​ ​ 4,711 ​ ​ 4,508 ​ ​ 4,946 ​ ​ ​ 9,543 ​ ​ 9,429 Depreciation and amortization ​ ​ 507,106 ​ ​ 499,511 ​ ​ 493,458 ​ ​ 497,002 ​ ​ 461,167 ​ ​ ​ 1,006,617 ​ ​ 904,176 General and administration ​ ​ 153,316 ​ ​ 151,923 ​ ​ 159,283 ​ ​ 139,911 ​ ​ 133,755 ​ ​ ​ 305,239 ​ ​ 254,867 Severance, equity acceleration and legal expenses ​ ​ 4,384 ​ ​ 2,835 ​ ​ 4,937 ​ ​ 1,794 ​ ​ 2,262 ​ ​ ​ 7,219 ​ ​ 4,690 Transaction and integration expenses ​ ​ 38,703 ​ ​ 15,685 ​ ​ 36,083 ​ ​ 86,559 ​ ​ 22,546 ​ ​ ​ 54,388 ​ ​ 62,448 Provision for impairment ​ ​ — ​ ​ — ​ ​ 78,553 ​ ​ — ​ ​ — ​ ​ ​ — ​ ​ — Other expenses ​ ​ 13,508 ​ ​ 23 ​ ​ 98 ​ ​ 3,297 ​ ​ 195 ​ ​ ​ 13,531 ​ ​ 307 Total Operating Expenses ​ ​ $1,464,783 ​ ​ $1,368,240 ​ ​ $1,522,047 ​ ​ $1,438,813 ​ ​ $1,281,453 ​ ​ ​ $2,833,023 ​ ​ $2,493,340 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Operating income before gain (loss) on disposition of properties, net ​ ​ $459,257 ​ ​ $266,933 ​ ​ $112,624 ​ ​ $138,420 ​ ​ $211,698 ​ ​ ​ $726,190 ​ ​ $407,447 Gain (loss) on disposition of properties, net ​ ​ 7,988 ​ ​ 873 ​ ​ 42,865 ​ ​ 19,780 ​ ​ 931,830 ​ ​ ​ 8,861 ​ ​ 932,941 Operating Income ​ ​ $467,245 ​ ​ $267,806 ​ ​ $155,489 ​ ​ $158,200 ​ ​ $1,143,527 ​ ​ ​ $735,051 ​ ​ $1,340,388 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Equity in earnings (loss) of unconsolidated entities ​ ​ 36 ​ ​ (1,833) ​ ​ 4,659 ​ ​ (16,944) ​ ​ (12,062) ​ ​ ​ (1,797) ​ ​ (19,702) Interest and other income (expense), net ​ ​ 137,944 ​ ​ 45,342 ​ ​ 42,797 ​ ​ 47,735 ​ ​ 37,747 ​ ​ ​ 183,286 ​ ​ 70,520 Interest (expense) ​ ​ (113,943) ​ ​ (116,384) ​ ​ (116,516) ​ ​ (113,584) ​ ​ (109,383) ​ ​ ​ (230,327) ​ ​ (207,847) Income tax benefit (expense) ​ ​ (33,675) ​ ​ (16,008) ​ ​ 9,673 ​ ​ (11,695) ​ ​ (12,883) ​ ​ ​ (49,683) ​ ​ (30,018) Gain (loss) on debt extinguishment and modifications ​ ​ — ​ ​ (4,119) ​ ​ 9 ​ ​ — ​ ​ — ​ ​ ​ (4,119) ​ ​ — Net Income ​ ​ $457,607 ​ ​ $174,804 ​ ​ $96,111 ​ ​ $63,713 ​ ​ $1,046,946 ​ ​ ​ $632,411 ​ ​ $1,153,341 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Net (income) loss attributable to noncontrolling interests ​ ​ (4,318) ​ ​ 4,470 ​ ​ 2,536 ​ ​ 4,099 ​ ​ (14,790) ​ ​ ​ 152 ​ ​ (11,211) Net Income Attributable to Digital Realty Trust, Inc. ​ ​ $453,289 ​ ​ $179,274 ​ ​ $98,647 ​ ​ $67,812 ​ ​ $1,032,156 ​ ​ ​ $632,563 ​ ​ $1,142,130 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Preferred stock dividends ​ ​ (10,181) ​ ​ (10,181) ​ ​ (10,181) ​ ​ (10,181) ​ ​ (10,181) ​ ​ ​ (20,362) ​ ​ (20,362) Net Income (Loss) Available to Common Stockholders ​ ​ $443,108 ​ ​ $169,093 ​ ​ $88,466 ​ ​ $57,631 ​ ​ $1,021,975 ​ ​ ​ $612,201 ​ ​ $1,121,768 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Weighted-average shares outstanding - basic ​ ​ 354,118 ​ ​ 345,013 ​ ​ 343,493 ​ ​ 341,370 ​ ​ 337,589 ​ ​ ​ 349,591 ​ ​ 337,139 Weighted-average shares outstanding - diluted ​ ​ 361,542 ​ ​ 353,255 ​ ​ 351,570 ​ ​ 349,234 ​ ​ 345,734 ​ ​ ​ 357,355 ​ ​ 345,305 Weighted-average fully diluted shares and units ​ ​ 367,605 ​ ​ 359,300 ​ ​ 357,430 ​ ​ 355,165 ​ ​ 351,691 ​ ​ ​ 363,462 ​ ​ 351,239 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Net income / (loss) per share - basic ​ ​ $1.25 ​ ​ $0.49 ​ ​ $0.26 ​ ​ $0.17 ​ ​ $3.03 ​ ​ ​ $1.75 ​ ​ $3.33 Net income / (loss) per share - diluted ​ ​ $1.21 ​ ​ $0.46 ​ ​ $0.24 ​ ​ $0.15 ​ ​ $2.94 ​ ​ ​ $1.68 ​ ​ $3.21 ​ ​ ​ ​ 12 Table of Contents Funds From Operations and Core Funds From Operations Financial Supplement Unaudited and in Thousands, Except Per Share Data ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Three Months Ended ​ ​ Six Months Ended Reconciliation of Net Income to Funds From Operations (FFO) ​ ​ 30-Jun-26 ​ ​ 31-Mar-26 ​ ​ 31-Dec-25 ​ ​ 30-Sep-25 ​ ​ 30-Jun-25 ​ ​ ​ 30-Jun-26 ​ ​ 30-Jun-25 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Net Income (Loss) Available to Common Stockholders ​ ​ $443,108 ​ ​ $169,093 ​ ​ $88,466 ​ ​ $57,631 ​ ​ $1,021,975 ​ ​ ​ $612,201 ​ ​ $1,121,768 Adjustments: ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Noncontrolling interest in operating partnership ​ ​ 9,000 ​ ​ 4,000 ​ ​ 2,000 ​ ​ 2,000 ​ ​ 21,000 ​ ​ ​ 13,000 ​ ​ 24,000 Real estate related depreciation and amortization (1) ​ ​ 499,106 ​ ​ 490,965 ​ ​ 484,260 ​ ​ 487,182 ​ ​ 451,050 ​ ​ ​ 990,071 ​ ​ 883,700 Reconciling items related to noncontrolling interests ​ ​ (24,292) ​ ​ (23,726) ​ ​ (22,753) ​ ​ (22,888) ​ ​ (21,038) ​ ​ ​ (48,018) ​ ​ (40,518) Unconsolidated entities real estate related depreciation and amortization ​ ​ 62,972 ​ ​ 60,291 ​ ​ 70,260 ​ ​ 65,922 ​ ​ 59,172 ​ ​ ​ 123,263 ​ ​ 115,033 (Gain) loss on real estate transactions ​ ​ (7,988) ​ ​ (226) ​ ​ (42,865) ​ ​ (19,780) ​ ​ (931,830) ​ ​ ​ (8,214) ​ ​ (932,941) Provision for impairment ​ ​ — ​ ​ — ​ ​ 78,553 ​ ​ — ​ ​ — ​ ​ ​ — ​ ​ — Funds From Operations ​ ​ $981,906 ​ ​ $700,398 ​ ​ $657,921 ​ ​ $570,067 ​ ​ $600,329 ​ ​ ​ $1,682,303 ​ ​ $1,171,044 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Weighted-average shares and units outstanding - basic ​ ​ 360,181 ​ ​ 351,059 ​ ​ 349,354 ​ ​ 347,301 ​ ​ 343,546 ​ ​ ​ 355,698 ​ ​ 343,073 Weighted-average shares and units outstanding - diluted (2) (3) ​ ​ 367,605 ​ ​ 359,300 ​ ​ 357,430 ​ ​ 355,165 ​ ​ 351,691 ​ ​ ​ 363,462 ​ ​ 351,239 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Funds From Operations per share - basic ​ ​ $2.73 ​ ​ $2.00 ​ ​ $1.88 ​ ​ $1.64 ​ ​ $1.75 ​ ​ ​ $4.73 ​ ​ $3.41 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Funds From Operations per share - diluted (2) (3) ​ ​ $2.73 ​ ​ $1.99 ​ ​ $1.89 ​ ​ $1.65 ​ ​ $1.75 ​ ​ ​ $4.73 ​ ​ $3.42 ​ s ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Reconciliation of FFO to Core FFO ​ ​ 30-Jun-26 ​ ​ 31-Mar-26 ​ ​ 31-Dec-25 ​ ​ 30-Sep-25 ​ ​ 30-Jun-25 ​ ​ ​ 30-Jun-26 ​ ​ 30-Jun-25 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Funds From Operations ​ ​ $981,906 ​ ​ $700,398 ​ ​ $657,921 ​ ​ $570,067 ​ ​ $600,329 ​ ​ ​ $1,682,303 ​ ​ $1,171,044 Other non-core revenue adjustments (4) ​ ​ (80,837) ​ ​ (29) ​ ​ (10,633) ​ ​ (4,746) ​ ​ 4,228 ​ ​ ​ (80,866) ​ ​ 2,303 Transaction and integration expenses ​ ​ 38,703 ​ ​ 15,685 ​ ​ 36,083 ​ ​ 86,559 ​ ​ 22,546 ​ ​ ​ 54,388 ​ ​ 62,448 Gain (loss) on debt extinguishment and modifications ​ ​ — ​ ​ 4,119 ​ ​ (9) ​ ​ — ​ ​ — ​ ​ ​ 4,119 ​ ​ — Severance, equity acceleration and legal expenses (5) ​ ​ 4,384 ​ ​ 2,835 ​ ​ 4,937 ​ ​ 1,794 ​ ​ 2,262 ​ ​ ​ 7,219 ​ ​ 4,690 (Gain) loss on FX and derivatives revaluation ​ ​ (1,608) ​ ​ (4,398) ​ ​ (16,295) ​ ​ 252 ​ ​ 8,827 ​ ​ ​ (6,006) ​ ​ 6,764 Other non-core expense adjustments (6) ​ ​ 13,208 ​ ​ (2,538) ​ ​ (21,794) ​ ​ 2,075 ​ ​ 5,092 ​ ​ ​ 10,670 ​ ​ 4,390 Core Funds From Operations ​ ​ $955,756 ​ ​ $716,071 ​ ​ $650,210 ​ ​ $656,001 ​ ​ $643,284 ​ ​ ​ $1,671,827 ​ ​ $1,251,639 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Net promote ​ ​ (187,871) ​ ​ — ​ ​ — ​ ​ — ​ ​ — ​ ​ ​ (187,871) ​ ​ — ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Core Funds From Operations (excluding net promote) ​ ​ $767,885 ​ ​ $716,071 ​ ​ $650,210 ​ ​ $656,001 ​ ​ $643,284 ​ ​ ​ $1,483,956 ​ ​ $1,251,639 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Weighted-average shares and units outstanding - diluted (2) (3) ​ ​ 360,648 ​ ​ 351,293 ​ ​ 349,740 ​ ​ 347,700 ​ ​ 343,909 ​ ​ ​ 356,113 ​ ​ 343,436 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Core Funds From Operations per share - diluted (2) ​ ​ $2.65 ​ ​ $2.04 ​ ​ $1.86 ​ ​ $1.89 ​ ​ $1.87 ​ ​ ​ $4.69 ​ ​ $3.64 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Core FFO per share (excluding net promote) - diluted (2) ​ ​ $2.13 ​ ​ $2.04 ​ ​ $1.86 ​ ​ $1.89 ​ ​ $1.87 ​ ​ ​ $4.17 ​ ​ $3.64 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ (1) Real Estate Related Depreciation & Amortization ​ ​ 30-Jun-26 ​ ​ 31-Mar-26 ​ ​ 31-Dec-25 ​ ​ 30-Sep-25 ​ ​ 30-Jun-25 ​ ​ ​ 30-Jun-26 ​ ​ 30-Jun-25 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Depreciation and amortization per income statement ​ ​ $507,106 ​ ​ $499,511 ​ ​ $493,458 ​ ​ $497,002 ​ ​ $461,167 ​ ​ ​ $1,006,617 ​ ​ $904,175 Non-real estate depreciation ​ ​ (8,000) ​ ​ (8,546) ​ ​ (9,198) ​ ​ (9,820) ​ ​ (10,117) ​ ​ ​ (16,546) ​ ​ (20,473) Real Estate Related Depreciation & Amortization ​ ​ $499,106 ​ ​ $490,965 ​ ​ $484,259 ​ ​ $487,182 ​ ​ $451,050 ​ ​ ​ $990,071 ​ ​ $883,702 ​ (2) Certain of Teraco's minority indirect shareholders have the right to put their shares in an upstream parent company of Teraco to Digital Realty in exchange for cash or the equivalent value of shares of Digital Realty common stock, or a combination thereof. U.S. GAAP requires Digital Realty to assume the put right is settled in shares for purposes of calculating diluted EPS. This same approach was utilized to calculate FFO/share. The potential future dilutive impact associated with this put right will be excluded from Core FFO and AFFO until settlement occurs – causing diluted share count to be higher for FFO than for Core FFO and AFFO. When calculating diluted FFO, Teraco related noncontrolling interest is added back to the FFO numerator as the denominator assumes all shares have been put back to Digital Realty. ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Three Months Ended ​ ​ Six Months Ended ​ ​ ​ 30-Jun-26 ​ ​ 31-Mar-26 ​ ​ 31-Dec-25 ​ ​ 30-Sep-25 ​ ​ 30-Jun-25 ​ ​ ​ 30-Jun-26 ​ ​ 30-Jun-25 Teraco noncontrolling share of FFO ​ ​ $19,979 ​ ​ $15,410 ​ ​ $18,240 ​ ​ $17,018 ​ ​ $15,850 ​ ​ ​ $35,389 ​ ​ $29,136 Teraco related minority interest ​ ​ $19,979 ​ ​ $15,410 ​ ​ $18,240 ​ ​ $17,018 ​ ​ $15,850 ​ ​ ​ $35,389 ​ ​ $29,136 ​ (3) For all periods presented, we have excluded the effect of dilutive series J, series K and series L preferred stock, as applicable, that may be converted into common stock upon the occurrence of specified change in control transactions as described in the articles supplementary governing the series J, series K and series L preferred stock, as applicable, which we consider highly improbable. See above for calculations of FFO and the share count detail section that follows the reconciliation of Core FFO to AFFO for calculations of weighted average common stock and units outstanding. For definitions and discussion of FFO, Core FFO and Core FFO (excluding net promote), see the Definitions section. (4) Includes development fees included in gains, lease termination fees, gain on sale of equity investment included in other income, insurance proceeds related to property damage and unconsolidated entities non-core adjustments within equity in earnings. (5) Relates to severance and other charges related to the departure of company executives and integration-related severance. (6) Includes write-offs associated with non-recurring legal and insurance expenses, impact of foreign tax rate changes, non-core adjustments attributable to noncontrolling interests, impact on tax expense due to insurance proceeds related to property damage and adjustments to reflect our proportionate share of transaction costs associated with noncontrolling interests . ​ ​ 13 Table of Contents Adjusted Funds From Operations (AFFO) Financial Supplement Unaudited and in Thousands, Except Per Share Data ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Three Months Ended ​ ​ Six Months Ended  Reconciliation of Core FFO to AFFO ​ ​ 30-Jun-26 ​ ​ 31-Mar-26 ​ ​ 31-Dec-25 ​ ​ 30-Sep-25 ​ ​ 30-Jun-25 ​ ​ ​ 30-Jun-26 ​ ​ 30-Jun-25 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Core Funds From Operations ​ ​ $955,756 ​ ​ $716,071 ​ ​ $650,210 ​ ​ $656,001 ​ ​ $643,284 ​ ​ ​ $1,671,827 ​ ​ $1,251,638 Adjustments: ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Non-real estate depreciation ​ ​ 8,000 ​ ​ 8,546 ​ ​ 9,198 ​ ​ 9,820 ​ ​ 10,117 ​ ​ ​ 16,546 ​ ​ 20,473 Amortization of deferred financing costs ​ ​ 6,343 ​ ​ 6,443 ​ ​ 6,781 ​ ​ 6,565 ​ ​ 6,451 ​ ​ ​ 12,786 ​ ​ 12,999 Amortization of debt discount/premium ​ ​ 1,595 ​ ​ 1,581 ​ ​ 1,341 ​ ​ 1,293 ​ ​ 1,251 ​ ​ ​ 3,176 ​ ​ 2,377 Non-cash stock-based compensation expense ​ ​ 21,379 ​ ​ 20,908 ​ ​ 17,327 ​ ​ 18,174 ​ ​ 18,026 ​ ​ ​ 42,287 ​ ​ 34,726 Straight-line rental revenue ​ ​ (26,955) ​ ​ (21,741) ​ ​ (34,351) ​ ​ (33,351) ​ ​ (23,698) ​ ​ ​ (48,696) ​ ​ (33,390) Straight-line rental expense ​ ​ (602) ​ ​ (1,410) ​ ​ (97) ​ ​ (271) ​ ​ (475) ​ ​ ​ (2,012) ​ ​ (635) Above- and below-market rent amortization ​ ​ (962) ​ ​ (1,007) ​ ​ (972) ​ ​ (864) ​ ​ (752) ​ ​ ​ (1,969) ​ ​ (1,458) Deferred tax (benefit) / expense ​ ​ (12,681) ​ ​ (10,919) ​ ​ (26,184) ​ ​ 18,187 ​ ​ (30,714) ​ ​ ​ (23,600) ​ ​ (31,232) Leasing compensation and internal lease commissions ​ ​ 13,857 ​ ​ 15,476 ​ ​ 14,644 ​ ​ 15,013 ​ ​ 14,721 ​ ​ ​ 29,333 ​ ​ 28,126 Recurring capital expenditures (1) ​ ​ (76,674) ​ ​ (59,665) ​ ​ (168,539) ​ ​ (77,998) ​ ​ (62,083) ​ ​ ​ (136,339) ​ ​ (97,388) ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Adjusted Funds From Operations (2) ​ ​ $889,056 ​ ​ $674,283 ​ ​ $469,358 ​ ​ $612,569 ​ ​ $576,127 ​ ​ ​ $1,563,339 ​ ​ $1,186,235 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Weighted-average shares and units outstanding - basic ​ ​ 360,181 ​ ​ 351,059 ​ ​ 349,354 ​ ​ 347,301 ​ ​ 343,546 ​ ​ ​ 355,698 ​ ​ 343,073 Weighted-average shares and units outstanding - diluted (3) ​ ​ 360,648 ​ ​ 351,293 ​ ​ 349,740 ​ ​ 347,700 ​ ​ 343,909 ​ ​ ​ 356,113 ​ ​ 343,436 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ AFFO per share - diluted (3) ​ ​ $2.47 ​ ​ $1.92 ​ ​ $1.34 ​ ​ $1.76 ​ ​ $1.68 ​ ​ ​ $4.39 ​ ​ $3.45 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Dividends per share and common unit ​ ​ $1.22 ​ ​ $1.22 ​ ​ $1.22 ​ ​ $1.22 ​ ​ $1.22 ​ ​ ​ $2.44 ​ ​ $2.44 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Diluted AFFO Payout Ratio ​ ​ 49.5% ​ ​ 63.6% ​ ​ 90.9% ​ ​ 69.2% ​ ​ 72.8% ​ ​ ​ 55.6% ​ ​ 70.6% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Three Months Ended ​ ​ Six Months Ended Share Count Detail ​ ​ 30-Jun-26 ​ ​ 31-Mar-26 ​ ​ 31-Dec-25 ​ ​ 30-Sep-25 ​ ​ 30-Jun-25 ​ ​ ​ 30-Jun-26 ​ ​ 30-Jun-25 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Weighted Average Common Stock and Units Outstanding ​ ​ 360,181 ​ ​ 351,059 ​ ​ 349,354 ​ ​ 347,301 ​ ​ 343,546 ​ ​ ​ 355,698 ​ ​ 343,073 Add: Effect of dilutive securities ​ ​ 467 ​ ​ 234 ​ ​ 386 ​ ​ 399 ​ ​ 362 ​ ​ ​ 415 ​ ​ 363 Weighted Avg. Common Stock and Units Outstanding - diluted ​ ​ 360,648 ​ ​ 351,293 ​ ​ 349,740 ​ ​ 347,700 ​ ​ 343,909 ​ ​ ​ 356,113 ​ ​ 343,436 ​ (1) Recurring capital expenditures represent non-incremental building improvements required to maintain current revenues, including second-generation tenant improvements and external leasing commissions. Recurring capital expenditures do not include acquisition costs contemplated when underwriting the purchase of a building, costs which are incurred to bring a building up to Digital Realty ’ s operating standards, or internal leasing commissions. (2) For a definition and discussion of AFFO, see the Definitions section. For a reconciliation of net income (loss) available to common stockholders to FFO and Core FFO, see above. (3) For all periods presented, we have excluded the effect of dilutive series J, series K and series L preferred stock, as applicable, that may be converted into common stock upon the occurrence of specified change in control transactions as described in the articles supplementary governing the series J, series K and series L preferred stock, as applicable, which we consider highly improbable. See above for calculations of FFO and for calculations of weighted average common stock and units outstanding. ​ ​ ​ ​ ​ ​ ​ 14 Table of Contents Consolidated Balance Sheets Financial Supplement Unaudited and in Thousands, Except Per Share Data ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ 30-Jun-26 ​ 31-Mar-26 ​ 31-Dec-25 ​ 30-Sep-25 ​ 30-Jun-25 Assets ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Investments in real estate: ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Real estate ​ $33,700,303 ​ ​ $31,633,899 ​ ​ $31,359,298 ​ ​ $30,194,891 ​ ​ $29,836,218 Construction in progress ​ 9,770,384 ​ ​ 5,381,071 ​ ​ 4,976,785 ​ ​ 5,422,338 ​ ​ 5,080,701 Land held for future development ​ 122,841 ​ ​ 199,681 ​ ​ 91,130 ​ ​ 66,668 ​ ​ 73,665 Investments in Real Estate ​ $43,593,528 ​ ​ $37,214,651 ​ ​ $36,427,213 ​ ​ $35,683,897 ​ ​ $34,990,583 Accumulated depreciation and amortization ​ (10,736,127) ​ ​ (10,355,181) ​ ​ (9,993,596) ​ ​ (9,665,380) ​ ​ (9,341,719) Net Investments in Properties ​ $32,857,401 ​ ​ $26,859,470 ​ ​ $26,433,617 ​ ​ $26,018,517 ​ ​ $25,648,865 Investment in unconsolidated entities ​ 3,548,297 ​ ​ 3,536,757 ​ ​ 3,427,903 ​ ​ 3,690,749 ​ ​ 3,622,677 Net Investments in Real Estate ​ $36,405,698 ​ ​ $30,396,227 ​ ​ $29,861,520 ​ ​ $29,709,266 ​ ​ $29,271,542 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Operating lease right-of-use assets, net ​ $1,093,015 ​ ​ $1,105,080 ​ ​ $1,135,645 ​ ​ $1,167,398 ​ ​ $1,180,657 Cash and cash equivalents ​ 1,864,796 ​ ​ 2,426,631 ​ ​ 3,451,647 ​ ​ 3,299,703 ​ ​ 3,554,126 Accounts and other receivables, net (1) ​ 1,564,955 ​ ​ 1,430,242 ​ ​ 1,358,895 ​ ​ 1,496,105 ​ ​ 1,586,146 Deferred rent, net ​ 792,045 ​ ​ 765,198 ​ ​ 750,907 ​ ​ 710,624 ​ ​ 681,375 Goodwill ​ 9,592,127 ​ ​ 9,591,250 ​ ​ 9,711,953 ​ ​ 9,647,754 ​ ​ 9,636,513 Customer relationship value, deferred leasing costs and other intangibles, net ​ 2,595,046 ​ ​ 2,053,368 ​ ​ 2,134,698 ​ ​ 2,080,898 ​ ​ 2,171,318 Assets held for sale and contribution ​ ​ — ​ ​ 441,064 ​ ​ 349,826 ​ ​ 116,624 ​ ​ 139,993 Other assets ​ 610,232 ​ ​ 650,913 ​ ​ 655,377 ​ ​ 500,262 ​ ​ 493,325 Total Assets ​ $54,517,914 ​ ​ $48,859,973 ​ ​ $49,410,468 ​ ​ $48,728,634 ​ ​ $48,714,995 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Liabilities and Equity ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Global unsecured revolving credit facilities, net ​ $709,756 ​ ​ $707,961 ​ ​ $899,090 ​ ​ $1,152,042 ​ ​ $567,699 Unsecured term loans, net ​ 427,681 ​ ​ 432,450 ​ ​ 439,536 ​ ​ 438,933 ​ ​ 440,788 Unsecured senior notes, net of discount ​ 15,906,794 ​ ​ 16,013,977 ​ ​ 16,194,441 ​ ​ 15,808,565 ​ ​ 16,641,367 Secured and other debt, net of discount ​ 1,591,118 ​ ​ 842,245 ​ ​ 869,068 ​ ​ 825,894 ​ ​ 802,294 Operating lease liabilities ​ 1,209,459 ​ ​ 1,218,509 ​ ​ 1,253,217 ​ ​ 1,285,067 ​ ​ 1,298,085 Accounts payable and other accrued liabilities ​ 3,922,825 ​ ​ 2,419,888 ​ ​ 2,600,979 ​ ​ 2,377,726 ​ ​ 2,310,882 Deferred tax liabilities ​ 1,124,899 ​ ​ 1,093,955 ​ ​ 1,124,724 ​ ​ 1,151,374 ​ ​ 1,137,305 Accrued dividends and distributions ​ — ​ ​ — ​ ​ 428,337 ​ ​ — ​ ​ — Security deposits and prepaid rents ​ 759,979 ​ ​ 733,974 ​ ​ 754,920 ​ ​ 699,528 ​ ​ 653,640 Obligations associated with assets held for sale and contribution ​ ​ — ​ ​ — ​ ​ 182 ​ ​ 283 ​ ​ 1,089 Total Liabilities ​ $25,652,511 ​ ​ $23,462,959 ​ ​ $24,564,494 ​ ​ $23,739,412 ​ ​ $23,853,149 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Redeemable noncontrolling interests ​ 886,249 ​ ​ 1,594,718 ​ ​ 1,498,975 ​ ​ 1,535,972 ​ ​ 1,505,889 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Equity ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Preferred Stock: $0.01 par value per share, 110,000 shares authorized: ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Series J Cumulative Redeemable Preferred Stock (2) ​ $193,540 ​ ​ $193,540 ​ ​ $193,540 ​ ​ $193,540 ​ ​ $193,540 Series K Cumulative Redeemable Preferred Stock (3) ​ 203,264 ​ ​ 203,264 ​ ​ 203,264 ​ ​ 203,264 ​ ​ 203,264 Series L Cumulative Redeemable Preferred Stock (4) ​ 334,886 ​ ​ 334,886 ​ ​ 334,886 ​ ​ 334,886 ​ ​ 334,886 Common Stock: $0.01 par value per share, 502,000 shares authorized (5) ​ 3,669 ​ ​ 3,459 ​ ​ 3,406 ​ ​ 3,400 ​ ​ 3,374 Additional paid-in capital ​ 34,160,613 ​ ​ 30,093,165 ​ ​ 29,350,487 ​ ​ 29,182,332 ​ ​ 28,720,826 Dividends in excess of earnings ​ (6,939,476) ​ ​ (6,946,676) ​ ​ (6,690,722) ​ ​ (6,358,501) ​ ​ (5,997,607) Accumulated other comprehensive loss, net ​ (522,024) ​ ​ (512,885) ​ ​ (469,198) ​ ​ (533,891) ​ ​ (543,756) Total Stockholders' Equity ​ $27,434,472 ​ ​ $23,368,753 ​ ​ $22,925,663 ​ ​ $23,025,030 ​ ​ $22,914,527 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Noncontrolling Interests ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Noncontrolling interest in operating partnership ​ $533,620 ​ ​ $426,853 ​ ​ $415,456 ​ ​ $420,280 ​ ​ $431,000 Noncontrolling interest in consolidated entities ​ 11,062 ​ ​ 6,690 ​ ​ 5,880 ​ ​ 7,940 ​ ​ 10,430 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total Noncontrolling Interests ​ $544,682 ​ ​ $433,543 ​ ​ $421,336 ​ ​ $428,220 ​ ​ $441,430 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total Equity ​ $27,979,154 ​ ​ $23,802,296 ​ ​ $23,346,999 ​ ​ $23,453,250 ​ ​ $23,355,957 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total Liabilities and Equity ​ $54,517,914 ​ ​ $48,859,973 ​ ​ $49,410,468 ​ ​ $48,728,634 ​ ​ $48,714,995 ​ (1) Net of allowance for doubtful accounts of $73,428 and $80,832 as of June 30, 2026 and June 30, 2025, respectively. (2) Series   J Cumulative Redeemable Preferred Stock, 5.250%, $200,000 liquidation preference ($25.00 per share), 8,000 shares issued and outstanding as of June 30, 2026 and June 30, 2025. (3) Series   K Cumulative Redeemable Preferred Stock, 5.850%, $210,000 liquidation preference ($25.00 per share), 8,400 shares issued and outstanding as of June 30, 2026 and June 30, 2025. (4) Series   L Cumulative Redeemable Preferred Stock, 5.200%, $345,000 liquidation preference ($25.00 per share), 13,800 shares issued and outstanding as of June 30, 2026 and June 30, 2025. (5) Common Stock: 370,010 and 340,372 shares issued and outstanding as of June 30, 2026 and June 30, 2025, respectively . ​ ​ ​ ​ ​ ​ ​ 15 Table of Contents Components of Net Asset Value (NAV) (1) Financial Supplement Unaudited and in Thousands ​ Second Quarter 2026 44 ​ ​ ​ ​ ​ ​ Consolidated Properties Cash Net Operating Income (NOI) (2) , Annualized (3) ​ ​ ​ Network-Dense ​ ​ $1,443,042 Campus ​ ​ 2,068,433 Other (4) ​ ​ 81,858 Total Cash NOI, Annualized ​ ​ $3,593,333 less: Partners' share of consolidated JVs ​ ​ (100,654) Acquisitions / dispositions / expirations ​ ​ 77,280 FY 2026 backlog cash NOI and 2Q26 carry-over (stabilized) (5) ​ ​ 336,841 Total Consolidated Cash NOI, Annualized ​ ​ $3,906,800 ​ ​ ​ ​ Digital Realty's Pro Rata Share of Unconsolidated Entities Cash NOI (3) (6) ​ ​ $375,581 ​ ​ ​ ​ Other Income ​ ​ ​ Development and Management Fees (net), Annualized (excluding promote income) ​ ​ $190,182 ​ ​ ​ ​ Other Assets ​ ​ ​ Pre-stabilized inventory, at cost (7) ​ ​ $917,416 Land held for development ​ ​ 122,841 Development CIP ​ ​ 9,770,384 less: Investment associated with FY26 Backlog NOI (8) ​ ​ (2,152,379) Cash and cash equivalents ​ ​ 1,864,796 Accounts and other receivables, net ​ ​ 1,564,955 Other assets ​ ​ 610,232 less: Partners' share of consolidated entities assets ​ ​ (166,589) Total Other Assets ​ ​ $12,531,656 ​ ​ ​ ​ Liabilities ​ ​ ​ Global unsecured revolving credit facilities ​ ​ $726,207 Unsecured term loans ​ ​ 428,325 Unsecured senior notes ​ ​ 16,019,337 Secured and other debt ​ ​ 1,593,736 Accounts payable and other accrued liabilities ​ ​ 3,393,133 Deferred tax liabilities ​ ​ 1,124,899 Security deposits and prepaid rents ​ ​ 759,979 Backlog NOI cost to complete (8) ​ ​ 486,827 Preferred stock ​ ​ 755,000 Digital Realty's share of unconsolidated entities debt ​ ​ 1,985,418 less: Partners' share of consolidated entities liabilities ​ ​ (502,009) Total Liabilities ​ ​ $26,770,852 ​ ​ ​ ​ ​ (1) Backlog and associated financial line items include activity related to properties held in unconsolidated entities . (2) For definitions and discussion of NOI and cash NOI and a reconciliation of operating income before gain (loss) on disposition of properties, net to NOI and cash NOI, see page 29 . (3) Annualized cash NOI is calculated by multiplying results for the most recent quarter by four. Annualized results may not be indicative of any four-quarter period and do not take into account scheduled lease expirations, among other things. Annualized data is presented for illustrative purposes only. Reflects annualized 2Q26 Cash NOI of $3.6 billion. NOI is allocated based on management’s estimates derived using contractual ABR and stabilized margins. (4) Other includes Powered Base Building ® shell capacity as well as storage and office space within fully improved data center facilities. (5) Estimated cash NOI related to signed leases that are expected to commence through December 31, 2026. Includes Digital Realty’s share of signed leases at properties held in unconsolidated entities . (6) For a reconciliation of Digital Realty’s pro rata share of unconsolidated entities operating income to cash NOI, see page 26 . (7) Excludes Digital Realty’s share of cost at properties held in unconsolidated entities . (8) Includes Digital Realty’s share of construction in progress and expected cost to complete at properties held in unconsolidated entities . ​ ​ ​ ​ ​ 16 Table of Contents Debt Maturitie s Financial Supplement Unaudited and Dollars in thousands ​ Second Quarter 2026 66 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ As of June 30, 2026 ​ ​ ​ ​ Interest Rate ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Interest ​ Including ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Rate ​ Swaps ​ 2026 ​ 2027 ​ 2028 ​ 2029 ​ 2030 ​ Thereafter ​ Total Global Unsecured Revolving Credit Facilities (1) ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Global unsecured revolving credit facility ​ 1.713% ​ 1.713% ​ — ​ — ​ — ​ — ​ $627,160 ​ — ​ $627,160 Yen revolving credit facility ​ 1.597% ​ 1.597% ​ — ​ — ​ — ​ — ​ 99,047 ​ — ​ 99,047 Deferred financing costs, net ​ — ​ — ​ — ​ — ​ — ​ — ​ — ​ — ​ (16,451) Total Global Unsecured Revolving Credit Facilities ​ 1.697% ​ 1.697% ​ — ​ — ​ — ​ — ​ $726,207 ​ — ​ $709,756 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Unsecured Term Loans (1) ​ ​ ​ ​   ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Euro term loan facility ​ 3.075% ​ 3.075% ​ — ​ $428,325 ​ — ​ — ​ — ​ — ​ $428,325 Deferred financing costs, net ​ — ​ — ​ — ​ — ​ — ​ — ​ — ​ — ​ (644) Total Unsecured Term Loans ​ 3.075% ​ 3.075% ​ — ​ $428,325 ​ — ​ — ​ — ​ — ​ $427,681 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Senior Notes ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ₣275 million 0.200% Notes due 2026 ​ 0.200% ​ 0.200% ​ $340,176 ​ — ​ — ​ — ​ — ​ — ​ $340,176 ₣150 million 1.700% Notes due 2027 ​ 1.700% ​ 1.700% ​ — ​ $185,550 ​ — ​ — ​ — ​ — ​ 185,550 $1.00 billion 3.700% Notes due 2027 (2) ​ 3.700% ​ 2.485% ​ — ​ 1,000,000 ​ — ​ — ​ — ​ — ​ 1,000,000 €500 million 1.125% Notes due 2028 ​ 1.125% ​ 1.125% ​ — ​ — ​ $571,100 ​ — ​ — ​ — ​ 571,100 $900 million 5.550% Notes due 2028 (2) ​ 5.550% ​ 3.996% ​ — ​ — ​ 900,000 ​ — ​ — ​ — ​ 900,000 $650 million 4.450% Notes due 2028 ​ 4.450% ​ 4.450% ​ — ​ — ​ 650,000 ​ — ​ — ​ — ​ 650,000 ₣270 million 0.550% Notes due 2029 ​ 0.550% ​ 0.550% ​ — ​ — ​ — ​ $333,991 ​ — ​ — ​ 333,991 $900 million 3.600% Notes due 2029 ​ 3.600% ​ 3.600% ​ — ​ — ​ — ​ 900,000 ​ — ​ — ​ 900,000 £350 million 3.300% Notes due 2029 ​ 3.300% ​ 3.300% ​ — ​ — ​ — ​ 464,170 ​ — ​ — ​ 464,170 $1.15 billion 1.875% Exchangeable Notes due 2029 (2) ​ 1.875% ​ 1.263% ​ — ​ — ​ — ​ 1,150,000 ​ — ​ — ​ 1,150,000 €750 million 1.500% Notes due 2030 ​ 1.500% ​ 1.500% ​ — ​ — ​ — ​ — ​ $856,650 ​ — ​ 856,650 £550 million 3.750% Notes due 2030 ​ 3.750% ​ 3.750% ​ — ​ — ​ — ​ — ​ 729,410 ​ — ​ 729,410 €500 million 1.250% Notes due 2031 ​ 1.250% ​ 1.250% ​ — ​ — ​ — ​ — ​ — ​ $571,100 ​ 571,100 €1.00 billion 0.625% Notes due 2031 ​ 0.625% ​ 0.625% ​ — ​ — ​ — ​ — ​ — ​ 1,142,200 ​ 1,142,200 €750 million 1.000% Notes due 2032 ​ 1.000% ​ 1.000% ​ — ​ — ​ — ​ — ​ — ​ 856,650 ​ 856,650 €750 million 1.375% Notes due 2032 ​ 1.375% ​ 1.375% ​ — ​ — ​ — ​ — ​ — ​ 856,650 ​ 856,650 €600 million 3.750% Notes due 2033 ​ 3.750% ​ 3.750% ​ — ​ — ​ — ​ — ​ — ​ 685,320 ​ 685,320 €850 million 3.875% Notes due 2033 ​ 3.875% ​ 3.875% ​ — ​ — ​ — ​ — ​ — ​ 970,870 ​ 970,870 €850 million 3.875% Notes due 2034 ​ 3.875% ​ 3.875% ​ — ​ — ​ — ​ — ​ — ​ 970,870 ​ 970,870 €850 million 3.875% Notes due 2035 ​ 3.875% ​ 3.875% ​ — ​ — ​ — ​ — ​ — ​ 970,870 ​ 970,870 €800 million 4.250% Notes due 2037 ​ 4.250% ​ 4.250% ​ — ​ — ​ — ​ — ​ — ​ 913,760 ​ 913,760 Unamortized discounts, net ​ — ​ — ​ — ​ — ​ — ​ — ​ — ​ — ​ (41,662) Deferred financing costs, net ​ — ​ — ​ — ​ — ​ — ​ — ​ — ​ — ​ (70,882) Total Senior Notes ​ 2.806% ​ 2.599% ​ $340,176 ​ $1,185,550 ​ $2,121,100 ​ $2,848,161 ​ $1,586,060 ​ $7,938,290 ​ $15,906,793 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Secured Debt ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ICN10 Facilities ​ 4.970% ​ 3.228% ​ — ​ — ​ — ​ — ​ $10,753 ​ — ​ $10,753 Westin ​ 3.290% ​ 3.290% ​ — ​ $135,000 ​ — ​ — ​ — ​ — ​ 135,000 Teraco Loans ​ 8.978% ​ 10.050% ​ $56,668 ​ 113,335 ​ $406,741 ​ $20,135 ​ 70,472 ​ $34,367 ​ 701,719 Telepoint ​ 3.918% ​ 3.918% ​ — ​ — ​ 811 ​ 438 ​ — ​ — ​ 1,249 N. Virginia credit facility ​ 5.725% ​ 5.725% ​ — ​ — ​ — ​ 725,638 ​ — ​ — ​ 725,638 Deferred financing costs, net ​ — ​ — ​ — ​ — ​ — ​ — ​ — ​ — ​ (2,618) Total Secured Debt ​ 6.959% ​ 7.426% ​ $56,668 ​ $248,335 ​ $407,552 ​ $746,211 ​ $81,225 ​ $34,367 ​ $1,571,741 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Other Debt ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Icolo loans ​ 12.741% ​ 12.741% ​ — ​ $5,175 ​ $1,263 ​ $6,133 ​ — ​ $6,806 ​ $19,377 Total Other Debt ​ 12.741% ​ 12.741% ​ — ​ $5,175 ​ $1,263 ​ $6,133 ​ — ​ $6,806 ​ $19,377 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total unhedged variable rate debt ​ — ​ — ​ $2,319 ​ $432,962 ​ $17,145 ​ $727,468 ​ $736,725 ​ $11,193 ​ $1,927,812 Total fixed rate / hedged variable rate debt ​ — ​ — ​ 394,525 ​ 1,434,423 ​ 2,512,770 ​ 2,873,037 ​ 1,656,767 ​ 7,968,270 ​ 16,839,794 Total Debt ​ 3.128% ​ 2.990% ​ $396,844 ​ $1,867,385 ​ $2,529,915 ​ $3,600,505 ​ $2,393,492 ​ $7,979,463 ​ $18,767,606 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Weighted Average Interest Rate ​ ​ ​ ​ ​ 1.607% ​ 3.088% ​ 4.442% ​ 3.012% ​ 2.505% ​ 2.711% ​ 2.990% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Summary ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Weighted Average Term to Initial Maturity ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ 4.4 Years ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Weighted Average Maturity (assuming exercise of extension options) ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ 4.5 Years ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Global Unsecured Revolving Credit Facilities Detail As of June 30, 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Maximum Available ​ Existing Capacity (3) ​ Currently Drawn ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Global Unsecured Revolving Credit Facilities $4,452,064 ​ $3,643,855 ​ $726,207 ​ (1) Assumes all extensions will be exercised. (2) Subject to cross-currency swaps. (3) Net of letters of credit issued of $82.0 million. ​ ​ 17 Table of Contents Same-Capital Operating Trend Summary Financial Supplement Unaudited and Dollars in Thousands ​ Second Quarter 2026 ​ Stabilized (“Same-Capital”) Portfolio (1) ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Three Months Ended ​ ​ Six Months Ended ​ ​ ​ 30-Jun-26 ​ 30-Jun-25 ​ % Change ​ 31-Mar-26 ​ % Change ​ ​ 30-Jun-26 ​ 30-Jun-25 ​ % Change ​ Rental revenues ​ ​ $860,191 ​ ​ $798,338 ​ ​ 7.7% ​ ​ $849,758 ​ ​ 1.2% ​ ​ ​ $1,709,949 ​ ​ $1,581,098 ​ ​ 8.1% ​ Tenant reimbursements - Utilities ​ ​ 269,255 ​ ​ 250,296 ​ ​ 7.6% ​ ​ 268,277 ​ ​ 0.4% ​ ​ ​ 537,532 ​ ​ 480,880 ​ ​ 11.8% ​ Tenant reimbursements - Other ​ ​ 37,983 ​ ​ 31,524 ​ ​ 20.5% ​ ​ 30,553 ​ ​ 24.3% ​ ​ ​ 68,536 ​ ​ 63,512 ​ ​ 7.9% ​ Interconnection and other ​ ​ 104,210 ​ ​ 95,640 ​ ​ 9.0% ​ ​ 99,250 ​ ​ 5.0% ​ ​ ​ 203,460 ​ ​ 184,840 ​ ​ 10.1% ​ Total Revenue ​ ​ $1,271,639 ​ ​ $1,175,798 ​ ​ 8.2% ​ ​ $1,247,838 ​ ​ 1.9% ​ ​ ​ $2,519,477 ​ ​ $2,310,329 ​ ​ 9.1% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Utilities ​ ​ $298,503 ​ ​ $275,249 ​ ​ 8.4% ​ ​ $297,775 ​ ​ 0.2% ​ ​ ​ $596,279 ​ ​ $538,301 ​ ​ 10.8% ​ Rental property operating ​ ​ 220,489 ​ ​ 208,364 ​ ​ 5.8% ​ ​ 207,957 ​ ​ 6.0% ​ ​ ​ 428,446 ​ ​ 394,433 ​ ​ 8.6% ​ Property taxes ​ ​ 44,400 ​ ​ 39,093 ​ ​ 13.6% ​ ​ 42,551 ​ ​ 4.3% ​ ​ ​ 86,951 ​ ​ 77,456 ​ ​ 12.3% ​ Insurance ​ ​ 5,419 ​ ​ 5,339 ​ ​ 1.5% ​ ​ 5,474 ​ ​ (1.0%) ​ ​ ​ 10,894 ​ ​ 10,259 ​ ​ 6.2% ​ Total Expenses ​ ​ $568,812 ​ ​ $528,045 ​ ​ 7.7% ​ ​ $553,757 ​ ​ 2.7% ​ ​ ​ $1,122,570 ​ ​ $1,020,449 ​ ​ 10.0% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Net Operating Income (2) ​ ​ $702,827 ​ ​ $647,753 ​ ​ 8.5% ​ ​ $694,081 ​ ​ 1.3% ​ ​ ​ $1,396,907 ​ ​ $1,289,880 ​ ​ 8.3% ​ Less: ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Stabilized straight-line rent ​ ​ $4,636 ​ ​ $6,988 ​ ​ (33.7%) ​ ​ $1,566 ​ ​ 196.1% ​ ​ ​ $6,202 ​ ​ $7,039 ​ ​ (11.9%) ​ Above- and below-market rent ​ ​ 683 ​ ​ 537 ​ ​ 27.3% ​ ​ 637 ​ ​ 7.3% ​ ​ ​ 1,320 ​ ​ 1,102 ​ ​ 19.8% ​ Cash Net Operating Income (2) ​ ​ $697,508 ​ ​ $640,228 ​ ​ 8.9% ​ ​ $691,878 ​ ​ 0.8% ​ ​ ​ $1,389,385 ​ ​ $1,281,739 ​ ​ 8.4% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Constant Currency Cash Net Operating Income (3) ​ ​ $686,593 ​ ​ $640,228 ​ ​ 7.2% ​ ​ ​ ​ ​ ​ ​ ​ ​ $1,344,251 ​ ​ $1,281,739 ​ ​ 4.9% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Stabilized Portfolio Occupancy at period end (4) ​ ​ 92.5% ​ ​ 91.5% ​ ​ 1.1% ​ ​ 91.6% ​ ​ 1.0% ​ ​ ​ 92.5% ​ ​ 91.5% ​ ​ 1.1% ​ ​ (1) Represents data centers owned as of December 31, 2024 with less than 5% of total rentable square feet under development. Excludes data centers that were undergoing, or were expected to undergo, development activities in 2025-2026, data centers classified as held for sale and contribution, and data centers sold or contributed to joint ventures for all periods presented. Prior period numbers adjusted to reflect current same-capital pool. (2) For definitions and discussion of NOI and cash NOI and a reconciliation of operating income before gain (loss) on disposition of properties, net to NOI and cash NOI, see page   29 . (3) Adjustment calculated by holding currency translation rates for 2026 constant with average currency translation rates that were applicable to the same periods in 2025. (4) Occupancy excludes capacity under active development and capacity held for development. ​ ​ ​ ​ ​ ​ ​ 18 Table of Contents Summary of Leasing Activity Financial Supplement Leases Signed and Renewed in the Quarter End June 30, 2026 ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ 0-1 MW (Based on kW) ​ > 1 MW (Based on kW) ​ Data Center Total ​ Other (Based on NRSF) (3)  Leasing Activity - New (1) (2)   ​ ​ ​ 2Q26   ​ ​ ​ ​ YTD ​ ​ LTM   ​ ​ ​ 2Q26   ​ ​ ​ ​ YTD ​ LTM   ​ ​ ​ 2Q26   ​ ​ ​ ​ YTD ​ LTM   ​ ​ ​ ​ 2Q26   ​ ​ ​ ​ YTD ​ LTM ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Annualized GAAP Rent at 100% Share (in thousands)   ​ $95,861 ​ ​ $182,528   ​ $334,616 ​ ​ $188,674 ​ ​ $787,469 ​ ​ $1,190,753 ​ ​ $284,534 ​ ​ $969,997 ​ ​ $1,525,369 ​ ​ $424 ​ ​ $1,368 ​ ​ $3,925 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ At Digital Realty Share ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Annualized GAAP Rent (in thousands) ​ ​ $87,821   ​ $166,774   ​ $308,772   ​ $99,846 ​ ​ $424,327 ​ ​ $578,462 ​ ​ $187,666 ​ ​ $591,102 ​ ​ $887,234 ​ ​ $332 ​ ​ $1,060 ​ ​ $2,909 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Kilowatt Leased / NRSF (in thousands) ​ ​ 26,117 ​ ​ 52,745   ​ 93,720   ​ 52,875 ​ ​ 202,219 ​ ​ 269,684 ​ ​ 78,992 ​ ​ 254,964 ​ ​ 363,404 ​ ​ 9 ​ ​ 22 ​ ​ 51 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Weighted Average Lease Term (years) ​ ​ 4.1   ​ 4.2   ​ 4.3   ​ 8.8 ​ ​ 12.2 ​ ​ 11.5 ​ ​ 6.6 ​ ​ 10.0 ​ ​ 9.1 ​ ​ 4.4 ​ ​ 4.3 ​ ​ 6.1 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Initial Stabilized cash rent per Kilowatt / NRSF ​ ​ $278   ​ $261   ​ $271   ​ $147 ​ ​ $151 ​ ​ $156 ​ ​ $190 ​ ​ $174 ​ ​ $185 ​ ​ $35 ​ ​ $45 ​ ​ $54 GAAP Rent per Kilowatt / NRSF ​ ​ $280   ​ $263   ​ $275   ​ $157 ​ ​ $175 ​ ​ $179 ​ ​ $198 ​ ​ $193 ​ ​ $203 ​ ​ $37 ​ ​ $47 ​ ​ $57 Leasing cost per Kilowatt / NRSF ​ ​ $25   ​ $21   ​ $32   ​ — ​ ​ $0 ​ ​ $1 ​ ​ $8 ​ ​ $4 ​ ​ $9 ​ ​ $3 ​ ​ $2 ​ ​ $3 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ 0-1 MW (Based on kW) ​ ​ > 1 MW (Based on kW) ​ ​ Data Center Total ​ ​ Other (Based on NRSF) (3)  Leasing Activity - Renewals (1) (2)   ​ ​ ​ 2Q26   ​ ​ ​ ​ YTD ​ LTM   ​ ​ ​ ​ 2Q26   ​ ​ ​ ​ YTD ​ LTM   ​ ​ ​ ​ 2Q26   ​ ​ ​ ​ YTD ​ LTM   ​ ​ ​ ​ 2Q26   ​ ​ ​ ​ YTD ​ LTM ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ At Digital Realty Share ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Leases renewed Kilowatt / NRSF (in thousands) ​ ​ 34,788   ​ 79,367   ​ 153,323   ​ 35,835 ​ ​ 50,209 ​ ​ 108,392 ​ ​ 70,623 ​ ​ 129,576 ​ ​ 261,715 ​ ​ 35 ​ ​ 167 ​ ​ 296 Leasing cost per Kilowatt / NRSF ​ ​ $2   ​ $1   ​ $1   ​ — ​ ​ — ​ ​ $3 ​ ​ $1 ​ ​ $1 ​ ​ $2 ​ ​ $1 ​ ​ $1 ​ ​ $1 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Weighted Average Lease Term (years) ​ ​ 1.4   ​ 1.4   ​ 1.5   ​ 4.6 ​ ​ 4.2 ​ ​ 5.0 ​ ​ 2.8 ​ ​ 2.3 ​ ​ 2.8 ​ ​ 2.9 ​ ​ 4.5 ​ ​ 4.1 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Cash Rent ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Expiring cash rent per Kilowatt / NRSF ​ ​ $331   ​ $303   ​ $320   ​ $159 ​ ​ $163 ​ ​ $170 ​ ​ $244 ​ ​ $249 ​ ​ $258 ​ ​ $57 ​ ​ $32 ​ ​ $48 Renewed cash rent per Kilowatt / NRSF ​ ​ $348   ​ $318   ​ $334   ​ $265 ​ ​ $243 ​ ​ $218 ​ ​ $306 ​ ​ $289 ​ ​ $286 ​ ​ $61 ​ ​ $36 ​ ​ $57 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Cash Rent % Change kW / NRSF ​ ​ 5.2%   ​ 4.7%   ​ 4.5%   ​ 66.7% ​ ​ 48.7% ​ ​ 28.4% ​ ​ 25.6% ​ ​ 15.9% ​ ​ 11.0% ​ ​ 7.6% ​ ​ 13.2% ​ ​ 19.4% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ GAAP Rent ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Expiring GAAP rent per Kilowatt / NRSF ​ ​ $330   ​ $302   ​ $319   ​ $142 ​ ​ $150 ​ ​ $153 ​ ​ $235 ​ ​ $243 ​ ​ $250 ​ ​ $55 ​ ​ $31 ​ ​ $45 Renewed GAAP rent per Kilowatt / NRSF ​ ​ $349   ​ $318   ​ $335   ​ $272 ​ ​ $248 ​ ​ $223 ​ ​ $310 ​ ​ $291 ​ ​ $289 ​ ​ $64 ​ ​ $37 ​ ​ $59 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ GAAP Rent % Change kW / NRSF ​ ​ 5.5%   ​ 5.3%   ​ 5.0%   ​ 92.3% ​ ​ 65.6% ​ ​ 46.0% ​ ​ 32.1% ​ ​ 19.7% ​ ​ 15.4% ​ ​ 15.2% ​ ​ 21.9% ​ ​ 30.3% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Churn (4) ​ ​ 2.0%   ​ 4.4%   ​ 8.3%   ​ 0.4% ​ ​ 0.9% ​ ​ 3.3% ​ ​ 1.1% ​ ​ 2.4% ​ ​ 5.5% ​ ​ 2.6% ​ ​ 5.6% ​ ​ 6.3% ​ ​ ​ ​ ​ ​ Note:  Data center totals may not foot due to rounding differences. (1) Excludes short-term, roof, storage, and garage leases. (2) Includes leases for new and re-leased capacity. (3) Other includes Powered Base Building ® shell capacity as well as storage and office space within fully improved data center facilities. (4) Churn is defined as recurring revenue lost during the period due to leases terminated or not renewed, divided by recurring revenue at the beginning of the period. ​ Note: LTM is last twelve months, including current quarter. Weighted average lease term excludes renewal options and is weighted by annualized GAAP rent. ​ ​ ​ 19 Table of Contents Lease Expirations - By Size Financial Supplement Dollars in Thousands (except per kW data) ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   ​ ​ ​ ​   ​ ​ ​ % of   ​ ​ ​ ​   ​ ​ ​ ​   ​ ​ ​ ​   ​ ​ ​ Rent Per kW ​ ​ Annualized ​ Annualized ​ Annualized Rent ​ kW of Expiring ​ Rent per kW ​ Per Month at Year ​ Rent (1) ​ Rent ​ at Expiration ​ Leases ​ Per Month ​ Expiration 0-1 MW     ​     ​     ​     ​     ​     ​    Month to Month (2)   $70,777   1.5%   $69,153   12,831   $460   $449 ​ 2026   422,830   8.8%   421,602   92,044   383   382 ​ 2027   553,360   11.5%   549,945   139,079   332   330 ​ 2028   183,932   3.8%   188,815   51,266   299   307 ​ 2029   140,233   2.9%   148,541   40,610   288   305 ​ 2030   88,266   1.8%   93,449   26,439   278   295 ​ 2031   61,964   1.3%   70,506   21,030   246   279 ​ 2032   33,941   0.7%   38,120   9,254   306   343 ​ 2033   13,440   0.3%   16,339   4,410   254   309 ​ 2034   2,596   0.1%   2,629   814   266   269 ​ 2035   10,025   0.2%   13,078   3,779   221   288 ​  Thereafter   5,800   0.1%   6,847   2,822   171   202 ​ Total / Wtd. Avg.   $1,587,165   33.0% ​ $1,619,023 ​ 404,377 ​ $327 ​ $334 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ > 1 MW   ​   Annualized ​ ​ ​ ​ ​ ​ ​    Month to Month (2)   $8,105   0.2%   $8,254   4,730   $143   $145 ​ 2026   148,258   3.1%   148,381   96,545   128   128 ​ 2027   321,151   6.7%   325,066   181,301   148   149 ​ 2028   268,868   5.6%   276,823   172,279   130   134 ​ 2029   375,859   7.8%   393,047   236,980   132   138 ​ 2030   304,121   6.3%   321,302   197,116   129   136 ​ 2031   293,350   6.1%   339,237   176,891   138   160 ​ 2032   203,067   4.2%   224,015   130,540   130   143 ​ 2033   115,123   2.4%   125,691   67,144   143   156 ​ 2034   162,763   3.4%   183,183   124,019   109   123 ​ 2035   82,186   1.7%   85,150   51,814   132   137 ​  Thereafter   721,062   15.0%   1,052,299   413,681   145   212 ​ Total / Wtd. Avg.   $3,003,914   62.5% ​ $3,482,448 ​ 1,853,040 ​ $135 ​ $157 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Data Center Total   ​   Annualized ​ ​ ​ ​ ​ ​ ​ ​  Month to Month (2)   $78,882   1.6%   $77,407   17,562   $374   $367 ​ 2026   571,088   11.9%   569,983   188,588   252   252 ​ 2027   874,512   18.2%   875,011   320,380   227   228 ​ 2028   452,800   9.4%   465,638   223,545   169   174 ​ 2029   516,092   10.7%   541,588   277,590   155   163 ​ 2030   392,388   8.2%   414,752   223,554   146   155 ​ 2031   355,314   7.4%   409,743   197,921   150   173 ​ 2032   237,009   4.9%   262,135   139,794   141   156 ​ 2033   128,562   2.7%   142,029   71,554   150   165 ​ 2034   165,359   3.4%   185,812   124,832   110   124 ​ 2035   92,211   1.9%   98,228   55,593   138   147 ​  Thereafter   726,861   15.1%   1,059,145   416,503   145   212 ​ Total / Wtd. Avg.   $4,591,078   95.5% ​ $5,101,471 ​ 2,257,417 ​ $169 ​ $188 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Other (3)   ​   Annualized ​ ​ ​ ​ ​ ​ ​ Total   $217,769   4.5% ​ $228,855 ​ — ​ — ​ — ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Grand Total   ​   Annualized ​ ​ ​ ​ ​ ​ ​ Total   $4,808,848   100.0% ​ $5,330,326 ​ — ​ — ​ — ​ ​ ​ (1) Annualized rent represents the monthly contractual base rent (defined as cash base rent before abatements) under existing leases as of June 30, 2026, multiplied by 12. (2) Includes leases, licenses, and similar agreements that upon expiration have been automatically renewed on a   month-to-month basis. (3) Other includes unimproved data center shell capacity as well as storage and office space within fully improved data center facilities. ​ Note: Represents consolidated portfolio in addition to our managed and non-managed portfolio of unconsolidated entities based on our ownership percentage. ​ ​ 20 Table of Contents Top 20 Customers by Annualized Rent Financial Supplement Dollars in Thousands ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   ​ ​ ​ ​ ​   ​ ​ ​ ​   ​ ​ ​ Weighted ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Average ​ ​ ​ ​ ​ ​ Annualized ​ % of Annualized ​ Remaining ​ ​ ​ ​ Number of ​ Recurring ​ Recurring ​ Lease Term in ​ ​ Customer ​ Locations ​ Revenue  (1) ​ Revenue ​ Years 1 ​ Fortune 50 Software Company ​ 75 ​ ​ $550,059 ​ 10.8% ​ 8.4 2 ​ Oracle Corporation ​ 42 ​ ​ 509,151 ​ 10.0% ​ 10.8 3 ​ Social Content Platform ​ 32 ​ ​ 282,065 ​ 5.6% ​ 2.5 4 ​ Global Cloud Provider ​ 65 ​ ​ 225,391 ​ 4.4% ​ 2.7 5 ​ Fortune 25 Tech Company ​ 61 ​ ​ 128,884 ​ 2.5% ​ 8.9 6 ​ IBM ​ 33 ​ ​ 105,623 ​ 2.1% ​ 2.4 7 ​ Meta Platforms, Inc. ​ 51 ​ ​ 103,305 ​ 2.0% ​ 2.9 8 ​ Equinix ​ 14 ​ ​ 97,616 ​ 1.9% ​ 2.9 9 ​ Leading AI Chip Maker ​ 7 ​ ​ 81,255 ​ 1.6% ​ 13.7 10 ​ LinkedIn Corporation ​ 7 ​ ​ 71,757 ​ 1.4% ​ 1.7 11 ​ Fortune 25 Investment Grade-Rated Company ​ 29 ​ ​ 68,365 ​ 1.3% ​ 3.1 12 ​ Specialized Cloud Provider ​ 5 ​ ​ 67,130 ​ 1.3% ​ 3.3 13 ​ Space Technology and Connectivity Provider ​ 6 ​ ​ 64,739 ​ 1.3% ​ 5.0 14 ​ Lumen Technologies, Inc. ​ 109 ​ ​ 59,073 ​ 1.2% ​ 2.9 15 ​ AT&T ​ 70 ​ ​ 50,124 ​ 1.0% ​ 1.3 16 ​ Global Commerce Platform ​ 15 ​ ​ 49,528 ​ 1.0% ​ 5.3 17 ​ Zayo ​ 112 ​ ​ 48,227 ​ 0.9% ​ 0.8 18 ​ Comcast Corporation ​ 41 ​ ​ 47,762 ​ 0.9% ​ 1.9 19 ​ JPMorgan Chase & Co. ​ 20 ​ ​ 44,449 ​ 0.9% ​ 1.3 20 ​ Global Technology and Entertainment Platform ​ 22 ​ ​ 43,600 ​ 0.9% ​ 2.3 ​ ​ Total / Weighted Average ​ ​ ​ ​ $2,698,103 ​ 53.1% ​ 6.3 ​ (1) Annualized recurring revenue represents the monthly contractual base rent (defined as cash base rent before abatements) and interconnection revenue under existing leases as of June 30, 2026, multiplied by 12. ​ Note: Represents consolidated portfolio in addition to our managed portfolio of unconsolidated entities based on ownership percentage. Our direct customers may be the entities named in the table above or their subsidiaries or affiliates. ​ ​ ​ 21 ​ Occupancy Analysis Financial Supplement Dollars in Thousands ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ 100% Share ​ Digital Realty Share ​ ​ ​ ​ White Space ​ Annualized ​ Occupancy  (3) ​ White Space ​ Annualized ​ Occupancy  (3) ​ Data Center Metropolitan Area   ​ IT Load (1)   ​ Rent (2)   ​ 30-Jun-26   ​ 31-Mar-26   ​ IT Load (1)   ​ Rent  (2) ​ 30-Jun-26   ​ 31-Mar-26   ​ Count   Americas     ​     ​     ​     ​     ​     ​     ​     ​     ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Northern Virginia   842   $1,299,128   98.6% ​ 98.6% ​ 656 ​ $1,054,237   98.8% ​ 98.7% ​ 32 Chicago   177   403,447   97.1% ​ 95.9% ​ 103 ​ 298,307   95.4% ​ 94.2% ​ 10 Dallas   123   238,586   93.9% ​ 93.2% ​ 102 ​ 205,848   92.6% ​ 91.8% ​ 20 New York   67   214,053   85.4% ​ 84.9% ​ 61 ​ 197,485   84.0% ​ 83.5% ​ 10 Silicon Valley   99   213,624   92.4% ​ 78.8% ​ 95 ​ 192,410   92.1% ​ 78.0% ​ 15 Other Markets   502   903,863   92.7% ​ 92.7% ​ 405 ​ 742,482   92.3% ​ 92.1% ​ 69 ​   ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Americas Total   1,809   $3,272,701   95.7% ​ 94.7% ​ 1,421 ​ $2,690,768   95.2% ​ 93.8% ​ 156 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   EMEA ​   ​     ​     ​     ​     ​ ​   ​     ​     ​     ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Frankfurt   184   $341,532   93.3% ​ 93.5% ​ 154 ​ $299,488   93.4% ​ 93.6% ​ 29 London   96   239,500   71.9% ​ 72.0% ​ 96 ​ 239,500   71.9% ​ 72.0% ​ 13 Amsterdam   140   221,966   79.7% ​ 87.0% ​ 140 ​ 221,966   79.7% ​ 87.0% ​ 13 Paris   153   243,902   86.2% ​ 83.3% ​ 129 ​ 202,735   85.2% ​ 83.9% ​ 13 Johannesburg   97   193,357   80.1% ​ 79.9% ​ 59 ​ 117,948   80.1% ​ 79.9% ​ 5 Other Markets   308   597,127   78.2% ​ 81.2% ​ 292 ​ 567,375   79.2% ​ 81.8% ​ 57 ​   ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ EMEA Total   978   $1,837,384   82.1% ​ 83.6% ​ 870 ​ $1,649,011   81.9% ​ 83.7% ​ 130 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   Asia Pacific     ​     ​     ​     ​     ​ ​   ​     ​     ​     ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Singapore   72   $276,174   93.9% ​ 93.3% ​ 72 ​ $276,174   93.9% ​ 93.3% ​ 3 Tokyo   89   116,216   90.3% ​ 90.3% ​ 44 ​ 58,108   90.3% ​ 90.3% ​ 5 Osaka   65   81,449   89.3% ​ 89.2% ​ 32 ​ 40,724   89.3% ​ 89.2% ​ 4 Sydney   30   31,203   81.7% ​ 74.8% ​ 30 ​ 31,000   81.7% ​ 74.8% ​ 4 Hong Kong   24   30,461   59.6% ​ 59.7% ​ 19 ​ 26,957   71.4% ​ 71.4% ​ 2 Other Markets   35   38,666   57.7% ​ 54.3% ​ 27 ​ 36,103   68.3% ​ 64.1% ​ 6 ​   ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Asia Pacific Total   315   $574,169   84.1% ​ 83.1% ​ 225 ​ $469,068   85.9% ​ 84.6% ​ 24 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Portfolio Total/Weighted Average   3,102   $5,684,254   90.2% ​ 90.1% ​ 2,515 ​ $4,808,848   89.8% ​ 89.4% ​ 310 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Unconsolidated Portfolio Total ​ 817 ​ $1,168,106 ​ 92.9% ​ 92.6% ​ 282 ​ $401,275 ​ 91.2% ​ 91.1% ​ 88 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Consolidated Portfolio Total ​ 2,285 ​ $4,516,148 ​ 89.3% ​ 89.2% ​ 2,234 ​ $4,407,573 ​ 89.6% ​ 89.2% ​ 222 ​ ​ ​ (1) White Space IT Load represents UPS-backed utility power in megawatts dedicated to Digital Realty’s operated data center capacity. (2) Annualized base rent represents the monthly contractual base rent (defined as cash base rent before abatements) under existing leases as of June 30, 2026, multiplied by 12. (3) Occupancy excludes capacity under active development and capacity held for development. ​ Note: Totals may not foot due to rounding differences. ​ s 22 Table of Contents Development Lifecycle (1) Financial Supplement Dollars in Thousands ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Future Development Capacity ​ Data Center Construction ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ IT Capacity (100% Share) (2) ​ Total Investment (3) ​ Project Summary (4) ​ 100% Share (4) ​ DLR Share (5) ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Under ​ ​ ​ Average ​ Current ​ Future ​ Total ​ Current ​ Future ​ Total ​ ​ ​ ​ ​ ​ ​ ​ ​ 100% Share ​ DLR Share ​ Construction ​ ​ ​ Expected ​ Investment ​ Investment ​ Investment ​ Investment ​ Investment ​ Investment ​ ​ Yields Region ​ Land (MW) ​ Shell (MW) ​ ​ (4) (10) (5) (11) ​ (MW) ​ % Leased ​ Completion ​ ​ (6) ​ ​ ​ (7) ​ ​ ​ (8) ​ ​ (6) ​ ​ (7) ​ ​ ​ (8) ​ ​ ​ (9) ​  Northern Virginia ​ 780   30 ​ ​ $1,785,120 ​ ​ $1,590,669   422   56%   3Q27 ​ ​ $1,731,109 ​ ​ $3,654,947 ​ ​ $5,386,056 ​ ​ $1,392,496 ​ ​ $2,334,714 ​ ​ $3,727,211 ​ ​ ​  Charlotte ​ 200   — ​ ​ 392,436 ​ ​ 392,436   212   94%   2Q28 ​ ​ 294,694 ​ ​ 3,076,840 ​ ​ 3,371,534 ​ ​ 177,269 ​ ​ 1,847,784 ​ ​ 2,025,053 ​ ​ ​  Atlanta ​ 1,080   — ​ ​ 616,762 ​ ​ 616,762   192   —   1Q29 ​ ​ 297,128 ​ ​ 2,934,645 ​ ​ 3,231,773 ​ ​ 141,136 ​ ​ 1,393,956 ​ ​ 1,535,092 ​ ​ ​  Other ​ 3,360   150 ​ ​ 2,106,477 ​ ​ 1,630,465   314   85%   2Q27 ​ ​ 1,198,324 ​ ​ 2,885,540 ​ ​ 4,083,864 ​ ​ 979,514 ​ ​ 1,913,797 ​ ​ 2,893,311 ​ ​ ​ Americas   5,420   180 ​ ​ $4,900,795 ​ ​ $4,230,332   1,140   62%   ​ ​ ​ $3,521,255 ​ ​ $12,551,971 ​ ​ $16,073,227 ​ ​ $2,690,415 ​ ​ $7,490,252 ​ ​ $10,180,667 ​ ​ 11.8% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Marseille   —   30 ​ ​ $220,431 ​ ​ $220,431   36   —   2Q28 ​ ​ $145,943 ​ ​ $476,457 ​ ​ $622,400 ​ ​ $145,943 ​ ​ $476,457 ​ ​ $622,400 ​ ​ ​  Frankfurt   90   60 ​ ​ 1,155,462 ​ ​ 934,817   26   16%   1Q27 ​ ​ 381,558 ​ ​ 214,562 ​ ​ 596,120 ​ ​ 381,558 ​ ​ 214,562 ​ ​ 596,120 ​ ​ ​  Zurich   —   — ​ ​ — ​ ​ —   15   —   3Q28 ​ ​ 48,167 ​ ​ 347,552 ​ ​ 395,719 ​ ​ 48,167 ​ ​ 347,552 ​ ​ 395,719 ​ ​ ​  Other   810   150 ​ ​ 1,446,137 ​ ​ 1,225,549   106   17%   2Q27 ​ ​ 660,294 ​ ​ 941,647 ​ ​ 1,601,941 ​ ​ 588,347 ​ ​ 678,466 ​ ​ 1,266,813 ​ ​ ​ EMEA   900   240 ​ ​ $2,822,030 ​ ​ $2,380,797   183   12%   ​ ​ ​ $1,235,963 ​ ​ $1,980,218 ​ ​ $3,216,181 ​ ​ $1,164,016 ​ ​ $1,717,037 ​ ​ $2,881,053 ​ ​ 10.4% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Tokyo   30   — ​ ​ $32,768 ​ ​ $16,384   34   84%   1Q27 ​ ​ $242,585 ​ ​ $130,200 ​ ​ $372,785 ​ ​ $121,292 ​ ​ $65,100 ​ ​ $186,392 ​ ​ ​  Seoul   —   50 ​ ​ 365,342 ​ ​ 365,342   12   —   4Q27 ​ ​ 29,943 ​ ​ 114,259 ​ ​ 144,202 ​ ​ 29,943 ​ ​ 114,259 ​ ​ 144,202 ​ ​ ​  Osaka   20   10 ​ ​ 200,741 ​ ​ 100,370   18   50%   4Q27 ​ ​ 79,995 ​ ​ 152,324 ​ ​ 232,319 ​ ​ 39,998 ​ ​ 76,162 ​ ​ 116,160 ​ ​ ​  Other   190   70 ​ ​ 388,809 ​ ​ 255,590   16   —   1Q28 ​ ​ 52,183 ​ ​ 88,745 ​ ​ 140,928 ​ ​ 40,546 ​ ​ 63,409 ​ ​ 103,955 ​ ​ ​ APAC   240   130 ​ ​ $987,660 ​ ​ $737,686   80   47%   ​ ​ ​ $404,706 ​ ​ $485,527 ​ ​ $890,233 ​ ​ $231,779 ​ ​ $318,930 ​ ​ $550,709 ​ ​ 11.2% ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total   6,560   550 ​ ​ $8,710,485 ​ ​ $7,348,816   1,402   54% ​ ​ ​ ​ $5,161,924 ​ ​ $15,017,717 ​ ​ $20,179,641 ​ ​ $4,086,209 ​ ​ $9,526,219 ​ ​ $13,612,428 ​ ​ 11.5% ​ (1) Includes development projects in consolidated and unconsolidated entities. (2) Represents the expected megawatt capacity to be developed based on our current plans and estimates; actual megawatt capacity developed may differ. Includes land and capacity held or actively under construction in preparation for future data center fit-out. (3) Represents cost incurred through June 30, 2026, plus remaining cost to complete on approved phases in preparation for future data center fit-out, including pro-rata share of acquisition, shell and infrastructure costs. (4) Includes Digital Realty's and partners' shares in development joint ventures projects. (5) Includes only Digital Realty's share in development joint ventures projects. (6) Represents cost incurred through June 30, 2026. Excludes $2.3 billion related to the impact of purchase accounting on the acquisition of three joint venture development projects in Northern Virginia acquired on June 30, 2026. (7) Represents estimated cost to complete scope of work pursuant to approved development budget. (8) Represents total cost to develop a data center, including pro-rata share of acquisition, shell and infrastructure costs, plus the direct investment in the data center fit-out. (9) Represents pre-tax estimated stabilized cash yields, which are based on total expected investment amounts and anticipated net operating income from leases signed or other assumptions based on market conditions. (10) Includes $4.2 billion of current investment. (11) Includes $3.7 billion of current investment. ​ ​ ​ ​ 23 Table of Contents Historical Capital Expenditures and Investments in Real Estate Financial Supplement Dollars in Thousands ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Three Months Ended ​ ​ Six Months Ended ​   ​ ​ 30-Jun-26 ​ ​ 31-Mar-26 31-Dec-25   ​ ​ 30-Sep-25   ​ ​ 30-Jun-25   ​   ​ 30-Jun-26   ​ ​ 30-Jun-25 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Non-Recurring Capital Expenditures (1)       ​       ​       ​       ​       ​ ​       ​       ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Development (2) ​ ​ $747,113 ​ ​ $729,959 ​ ​ $756,758 ​ ​ $532,590 ​ ​ $565,168 ​ ​ ​ $1,477,072 ​ ​ $1,251,790 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Enhancements and Other Non-Recurring ​ ​ 7,913 ​ ​ 5,760 ​ ​ 4,385 ​ ​ 8,114 ​ ​ 10,234 ​ ​ ​ 13,673 ​ ​ 15,822 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total Non-Recurring Capital Expenditures ​ ​ $755,026 ​ ​ $735,719 ​ ​ $761,143 ​ ​ $540,704 ​ ​ $575,402 ​ ​ ​ $1,490,745 ​ ​ $1,267,612 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Recurring Capital Expenditures (3) ​ ​ $76,674 ​ ​ $59,665 ​ ​ $168,539 ​ ​ $77,998 ​ ​ $62,083 ​ ​ ​ $136,339 ​ ​ $97,388 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total Direct Capital Expenditures ​ ​ $831,700 ​ ​ $795,384 ​ ​ $929,682 ​ ​ $618,702 ​ ​ $637,485 ​ ​ ​ $1,627,084 ​ ​ $1,365,000 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Indirect Capital Expenditures ​ ​   ​ ​ ​   ​ ​ ​   ​ ​ ​   ​ ​ ​   ​ ​ ​ ​   ​ ​ ​   ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Capitalized Interest ​ ​ $37,102 ​ ​ $35,637 ​ ​ $34,783 ​ ​ $32,923 ​ ​ $29,393 ​ ​ ​ $72,739 ​ ​ $59,488 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Capitalized Overhead ​ ​ 45,389 ​ ​ 39,017 ​ ​ 37,696 ​ ​ 35,767 ​ ​ 37,445 ​ ​ ​ 84,406 ​ ​ 67,138 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total Indirect Capital Expenditures ​ ​ $82,491 ​ ​ $74,654 ​ ​ $72,479 ​ ​ $68,690 ​ ​ $66,838 ​ ​ ​ $157,145 ​ ​ $126,626 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total Improvements to and Advances for Investment in Real Estate ​ ​ $914,191 ​ ​ $870,038 ​ ​ $1,002,161 ​ ​ $687,392 ​ ​ $704,323 ​ ​ ​ $1,784,229 ​ ​ $1,491,626 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ (1) Non-recurring capital expenditures are primarily for development of land and capacity, excluding acquisition costs. (2) Amount reflects the total capital expenditures on consolidated development projects during the quarter. The total includes 100% of spending on projects contributed to joint ventures and fund prior to their contribution . (3) Recurring capital expenditures represent non-incremental data center improvements required to maintain current revenues, including second-generation tenant improvements and external leasing commissions. Recurring capital expenditures do not include acquisition costs contemplated when underwriting the purchase of a data center, costs which are incurred to bring a building up to Digital Realty’s operating standards, or internal leasing commissions. ​ ​ ​ ​ ​ 24 Table of Contents Acquisitions / Dispositions/ Joint Ventures Financial Supplement Dollars in Thousands ​ Second Quarter 2026 ​ Closed Acquisitions: ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   ​ ​   ​ ​   ​ ​   ​ ​   ​   ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Acquisition ​ Metropolitan ​ Date ​ Purchase ​ Cap Property ​ Type ​ Area ​ Acquired ​ Price  (1) ​ Rate (2) 15 MW Development ​ Building ​ Malaysia  ​ 4/2/2026 ​ $117,000 ​ NA 2 GW Hyperscale Development ​ Land ​ Kansas City ​ 4/30/2026 ​ 475,000 ​ NA 48 MW Development ​ Land ​ Marseille ​ 5/18/2026 ​ 53,112 ​ NA 1.5 MW Data Center and 14 MW Development ​ Building and Land ​ Malaysia  ​ 6/9/2026 ​ 17,040 ​ NA Assemblage for 1 GW+ Campus ​ Land ​ Atlanta ​ 6/11/2026 ​ 5,500 ​ NA Assemblage for 1 GW+ Campus ​ Land ​ Atlanta ​ 6/30/2026 ​ 15,000 ​ NA Three Hyperscale Assets (3) ​ Building ​ Northern Virginia ​ 6/30/2026 ​ 4,127,398 ​ > 6.5% Total ​ ​ ​ ​ ​ ​ ​ $4,810,050   — ​ ​ Closed Dispositions: ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   ​ ​   ​ ​   ​ ​   ​ ​   ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Disposition ​ Metropolitan ​ Date ​ Sale ​ Cap Property ​ Type ​ Area ​ Disposed ​   ​ ​ ​Price (1)      ​ Rate (2) Non-Core Asset ​ Building ​ Atlanta, GA ​ 4/15/2026 ​ $24,000 ​ NA Total ​ ​ ​ ​ ​ ​ ​ $24,000 ​ — ​ ​ Closed Joint Venture / Fund Contributions: ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​   ​ ​ ​ ​   ​ ​ ​ ​   ​ ​ ​ ​   ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Metropolitan ​ ​ ​ Contribution ​ Cap Property ​ Area ​ Date ​ Price ​ Rate (2) U.S. Hyperscale Data Center Fund (4) ​ Charlotte and Atlanta ​ 5/1/2026 ​ $436,000 ​ NA Total   ​   ​   $436,000   — ​ (1) Represents the purchase price or sale price, as applicable before contractual price adjustments, transaction expenses, taxes, and potential currency fluctuations. All prices were converted to USD based on FX rate as of June 30, 2026. (2) We calculate the cash capitalization rate on acquisitions, dispositions, and joint venture and fund contributions by dividing anticipated annual net operating income by the purchase/sale/contribution price, including assumed debt and related pre-payment penalties. Net operating income represents rental revenue and tenant reimbursement revenue from in-place leases, less rental property operating and maintenance expenses, property taxes and insurance expenses, and is not a financial measure calculated in accordance with GAAP. We caution you not to place undue reliance on our cash capitalization rates because they are based solely on data made available to us in the diligence process in connection with the relevant acquisitions and are calculated on a non-GAAP basis. Our calculation of the cash capitalization rate on acquisitions may change, based on our experience operating the data centers subsequent to closing of the acquisitions. In addition, the actual cash capitalization rates may differ from our expectations based on numerous other factors, including the results of our final purchase price allocation, difficulties collecting anticipated rental revenues, tenant bankruptcies, property tax reassessments and unanticipated expenses at the data centers that we cannot pass on to tenants. (3) Reflects Digital Realty ’ s purchase of its partner's 64% interest in three hyperscale data centers in Northern Virginia including cash, equity and assumed debt; excludes $900 million of remaining capex spend. (4) Digital Realty contributed interests in two development sites to the Fund, the value of which are presented at 100% share. Digital Realty received approximately $170 million of proceeds as a result of the contribution.   ​ ​ ​ ​ ​ ​ ​ ​ 25 Table of Contents Unconsolidated Entities Financial Supplement Dollars in Thousands Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ Summary Balance Sheet - ​ As of June 30, 2026 at the JV's 100% Share ​ ​ ​ Total (1) ​ ​ ​ ​ ​ Gross cost of operating real estate       $14,762,195 Accumulated depreciation and amortization ​ ​ ​ (2,121,799) Net Book Value of Operating Real Estate ​ ​ ​ $12,640,396 Cash ​ ​ ​ 1,111,577 Other assets ​ ​ ​ 2,827,601 Total Assets ​ ​ ​ $16,579,574 ​ ​ ​ ​ ​ Debt ​ ​ ​ 5,939,413 Other liabilities ​ ​ ​ 2,244,218 Equity / (deficit) ​ ​ ​ 8,395,942 Total Liabilities and Equity ​ ​ ​ $16,579,574 ​ ​ ​ ​ ​ Digital Realty's Pro Rata Share of Unconsolidated entities Debt ​ ​ ​ $1,985,418 ​ ​ ​ ​ ​ ​ ​ Summary Statement of Operations - ​ Three Months Ended June 30, 2026 at the JV's 100% Share ​ ​ ​ Total (1) ​ ​ ​ ​ ​ Total revenues       $513,779 Operating expenses ​ ​ ​ (212,210) Net Operating Income (NOI) ​ ​ ​ $301,569 ​ ​ ​ ​ ​ Straight-line rent ​ ​ ​ (20,267) Above and below market rent ​ ​ ​ (8,203) Cash Net Operating Income (NOI) ​ ​ ​ $273,099 ​ ​ ​ ​ ​ Interest expense ​ ​ ​ ($91,704) Depreciation and amortization ​ ​ ​ (193,084) Other income / (expense) ​ ​ ​ (12,251) FX remeasurement on USD debt ​ ​ ​ 15,152 Total Other Expenses, net ​ ​ ​ ($281,888) ​ ​ ​ ​ ​ Net Income / (Loss) ​ ​ ​ $19,681 ​ ​ ​ ​ ​ Digital Realty's Pro Rata Share of Unconsolidated entities NOI ​ ​ ​ $102,776 ​ ​ ​ ​ ​ Digital Realty's Pro Rata Share of Unconsolidated entities Cash NOI ​ ​ ​ $93,894 ​ ​ ​ ​ ​ Digital Realty's Earnings (loss) from unconsolidated entities ​ ​ ​ $36 ​ ​ ​ ​ ​ Digital Realty's Pro Rata Share of Core FFO (2) ​ ​ ​ $58,143 ​ ​ ​ ​ ​ Digital Realty's Fee Income from Unconsolidated entities ​ ​ ​ $44,821 ​ (1) Includes Ascenty, Blackstone NoVa, Clise, Digital Realty DC Partners NA Fund, GI Partners, Mapletree, Menlo, Mitsubishi, Realty Income, TPG Real Estate, Walsh, Digital Realty Bersama, Digital Connexion, Lumen, MC Digital Realty, Blackstone Frankfurt, Blackstone Paris, Medallion, Mivne and Digital Core REIT. (2) For a definition of Core FFO , see page 28 . ​ ​ ​ ​ 26 Table of Contents Reconciliation of Earnings Before Interest, Taxes, Depreciation & Amortization and Financial Ratios Financial Supplement Unaudited and Dollars in Thousands ​ Second Quarter 2026 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Three Months Ended Reconciliation of Earnings Before Interest, Taxes, Depreciation & Amortization (EBITDA) (1) ​ ​ 30-Jun-26 ​ ​ 31-Mar-26 ​ ​ 31-Dec-25 ​ ​ 30-Sep-25 ​ ​ 30-Jun-25 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Net Income (Loss) Available to Common Stockholders ​ ​ $443,108 ​ ​ $169,093 ​ ​ $88,466 ​ ​ $57,631 ​ ​ $1,021,975 Interest expense     113,943     116,384     116,516     113,584     109,383 (Gain) loss on debt extinguishment and modifications ​ ​ — ​ ​ 4,119 ​ ​ (9) ​ ​ — ​ ​ — Income tax expense (benefit) ​ ​ 33,675 ​ ​ 16,008 ​ ​ (9,673) ​ ​ 11,695 ​ ​ 12,883 Depreciation and amortization ​ ​ 507,106 ​ ​ 499,511 ​ ​ 493,458 ​ ​ 497,002 ​ ​ 461,167 EBITDA ​ ​ $1,097,832 ​ ​ $805,115 ​ ​ $688,758 ​ ​ $679,912 ​ ​ $1,605,408 Unconsolidated JV real estate related depreciation and amortization ​ ​ 62,972 ​ ​ 60,291 ​ ​ 70,260 ​ ​ 65,922 ​ ​ 59,172 Unconsolidated JV interest expense and tax expense ​ ​ 37,142 ​ ​ 35,814 ​ ​ 38,498 ​ ​ 44,795 ​ ​ 31,243 Severance, equity acceleration and legal expenses ​ ​ 4,384 ​ ​ 2,835 ​ ​ 4,937 ​ ​ 1,794 ​ ​ 2,262 Transaction and integration expenses ​ ​ 38,703 ​ ​ 15,685 ​ ​ 36,083 ​ ​ 86,559 ​ ​ 22,546 (Gain) loss on disposition of properties, net ​ ​ (7,988) ​ ​ (873) ​ ​ (42,865) ​ ​ (19,780) ​ ​ (931,830) Provision for impairment ​ ​ — ​ ​ — ​ ​ 78,553 ​ ​ — ​ ​ — Other non-core adjustments, net (2) ​ ​ (82,084) ​ ​ (4,270) ​ ​ (25,033) ​ ​ 2,523 ​ ​ 9,545 Net promote ​ ​ (187,871) ​ ​ — ​ ​ — ​ ​ — ​ ​ — Noncontrolling interests ​ ​ 4,318 ​ ​ (4,470) ​ ​ (2,536) ​ ​ (4,099) ​ ​ 14,790 Preferred stock dividends ​ ​ 10,181 ​ ​ 10,181 ​ ​ 10,181 ​ ​ 10,181 ​ ​ 10,181 Adjusted EBITDA ​ ​ $977,589 ​ ​ $920,307 ​ ​ $856,836 ​ ​ $867,807 ​ ​ $823,319 ​ (1) For definitions and discussion of EBITDA and Adjusted EBITDA, see the Definitions section. (2) Includes foreign exchange remeasurement (gain) loss, net, impact of foreign tax rate changes, non-recurring legal and insurance expenses, lease termination fees, insurance proceeds related to property damage and similar adjustments on unconsolidated entities. ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Three Months Ended Financial Ratios ​ ​ 30-Jun-26 ​ ​ 31-Mar-26 ​ ​ 31-Dec-25 ​ ​ 30-Sep-25 ​ ​ 30-Jun-25 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Total GAAP interest expense     $113,943     $116,384     $116,516     $113,584     $109,383 Capitalized interest expense ​ ​ 37,102 ​ ​ 35,637 ​ ​ 34,783 ​ ​ 32,923 ​ ​ 29,393 Change in accrued interest and other non-cash amounts ​ ​ (104,924) ​ ​ 30,268 ​ ​ (52,014) ​ ​ 41,265 ​ ​ (92,065) Cash Interest Expense (3) ​ ​ $46,121 ​ ​ $182,289 ​ ​ $99,285 ​ ​ $187,772 ​ ​ $46,711 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Preferred stock dividends ​ ​ 10,181 ​ ​ 10,181 ​ ​ 10,181 ​ ​ 10,181 ​ ​ 10,181 Total Fixed Charges (4) ​ ​ $161,226 ​ ​ $162,202 ​ ​ $161,479 ​ ​ $156,687 ​ ​ $148,957 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Coverage ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Interest coverage ratio (5) ​ ​ 5.5x ​ ​ 5.2x ​ ​ 4.8x ​ ​ 4.9x ​ ​ 5.0x Cash interest coverage ratio (6) ​ ​ 13.2x ​ ​ 4.4x ​ ​ 6.8x ​ ​ 3.9x ​ ​ 11.2x Fixed charge coverage ratio (7) ​ ​ 5.2x ​ ​ 4.9x ​ ​ 4.5x ​ ​ 4.6x ​ ​ 4.7x Cash fixed charge coverage ratio (8) ​ ​ 11.6x ​ ​ 4.2x ​ ​ 6.3x ​ ​ 3.8x ​ ​ 9.9x ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Leverage ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Debt to total enterprise value (9)(10) ​ ​ 21.4% ​ ​ 21.7% ​ ​ 25.1% ​ ​ 23.0% ​ ​ 23.2% Debt-plus-preferred-stock-to-total-enterprise-value (10)(11) ​ ​ 22.3% ​ ​ 22.7% ​ ​ 26.1% ​ ​ 23.9% ​ ​ 24.1% Pre-tax income to interest expense (12) ​ ​ 5.0x ​ ​ 2.5x ​ ​ 1.8x ​ ​ 1.6x ​ ​ 10.6x Net Debt-to-Adjusted EBITDA (13) ​ ​ 4.7x ​ ​ 4.7x ​ ​ 4.9x ​ ​ 4.9x ​ ​ 5.1x ​ (3) Cash interest expense is interest expense less amortization of debt discount and deferred financing fees and includes interest that we capitalized. We consider cash interest expense to be a useful measure of interest as it excludes non-cash-based interest expense. (4) Fixed charges consist of GAAP interest expense, capitalized interest, scheduled debt principal payments and preferred stock dividends. (5) Adjusted EBITDA (including our pro rata share of unconsolidated entities EBITDA), divided by GAAP interest expense plus capitalized interest (including our pro rata share of unconsolidated entities interest expense). (6) Adjusted EBITDA (including our pro rata share of unconsolidated entities EBITDA), divided by cash interest expense (including our pro rata share of unconsolidated entities interest expense). (7) Adjusted EBITDA (including our pro rata share of unconsolidated entities EBITDA), divided by fixed charges (including our pro rata share of unconsolidated entities fixed charges). (8) Adjusted EBITDA (including our pro rata share of unconsolidated entities EBITDA), divided by the sum of cash interest expense and preferred stock dividends (including our pro rata share of unconsolidated entities cash fixed charges). (9) Total debt divided by market value of common equity plus debt plus preferred stock. (10) Total enterprise value defined as market value of common equity plus debt plus preferred stock. (11) Same as (9), except numerator includes preferred stock. (12) Calculated as net income plus interest expense divided by GAAP interest expense. (13) Calculated as total debt at balance sheet carrying value, plus finance lease obligations, plus Digital Realty ’ s pro rata share of unconsolidated entities debt, less cash and cash equivalents (including Digital Realty ’ s pro rata share of unconsolidated entities cash) divided by the product of Adjusted EBITDA (including Digital Realty ’ s pro rata share of unconsolidated entities EBITDA), multiplied by four. ​ 27 Table of Contents Management Statements on Non-GAAP Measures Financial Supplement Unaudited ​ Second Quarter 2026 ​ Definition s Funds From Operations (FFO): We calculate funds from operations, or FFO, in accordance with the standards established by the National Association of Real Estate Investment Trusts (Nareit) in the Nareit Funds From Operations White Paper - 2018 Restatement. FFO is a non-GAAP financial measure and represents net income (loss) available to common stockholders (computed in accordance with GAAP), excluding gain (loss) from the disposition of real estate assets, provision for impairment, real estate related depreciation and amortization (excluding amortization of deferred financing costs), our share of unconsolidated JV real estate related depreciation & amortization, net income attributable to noncontrolling interests in operating partnership and reconciling items related to noncontrolling interests. Management uses FFO as a supplemental performance measure because, in excluding real estate related depreciation and amortization and gains and losses from property dispositions and after adjustments for unconsolidated partnerships and joint ventures, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare our operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our data centers that result from use or market conditions, nor the level of capital expenditures and capitalized leasing commissions necessary to maintain the operating performance of our data centers, all of which have real economic effect and could materially impact our financial condition and results from operations, the utility of FFO as a measure of our performance is limited. Other REITs may not calculate FFO in accordance with the Nareit definition and, accordingly, our FFO may not be comparable to other REITs’ FFO. FFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance. Core Funds from Operations (Core FFO) and Core FFO (excluding net promote) : We present core funds from operations, or Core FFO, as a supplemental operating measure because, in excluding certain items that do not reflect core revenue or expense streams, it provides a performance measure that, when compared year over year, captures trends in our core business operating performance. We calculate Core FFO by adding to or subtracting from FFO (i) other non-core revenue adjustments, (ii) transaction and integration expenses, (iii) gain (loss) on debt extinguishment and modifications, (iv) gain on / issuance costs associated with redeemed preferred stock, (v) severance, equity acceleration and legal expenses, (vi) gain/loss on FX and derivatives revaluation, and (vii) other non-core expense adjustments. We calculate Core FFO (excluding net promote) by adding to Core FFO the net impact of (i) promote income and (ii) promote expense (collectively “net promote”). Because certain of these adjustments have a real economic impact on our financial condition and results from operations, the utility of Core FFO and Core FFO (excluding net promote) as a measure of our performance is limited. Other REITs may calculate Core FFO and Core FFO (excluding net promote) differently than we do and accordingly, our Core FFO and Core FFO (excluding net promote) may not be comparable to other REITs’ Core FFO and Core FFO (excluding net promote). Core FFO and Core FFO (excluding net promote) should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance. Adjusted Funds from Operations (AFFO) : We present adjusted funds from operations, or AFFO, as a supplemental operating measure because, when compared year over year, it assesses our ability to fund dividend and distribution requirements from our operating activities. We also believe that, as a widely recognized measure of the operations of REITs, AFFO will be used by investors as a basis to assess our ability to fund dividend payments in comparison to other REITs, including on a per share and unit basis. We calculate AFFO by adding to or subtracting from Core FFO (i) non-real estate depreciation, (ii) amortization of deferred financing costs, (iii) amortization of debt discount/premium, (iv) non-cash stock-based compensation expense, (v) straight-line rental revenue, (vi) straight-line rental expense, (vii) above- and below-market rent amortization, (viii) deferred tax expense / (benefit), (ix) leasing compensation and internal lease commissions, and (x) recurring capital expenditures. Other REITs may calculate AFFO differently than we do and, accordingly, our AFFO may not be comparable to other REITs’ AFFO. AFFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance. EBITDA and Adjusted EBITDA : We believe that earnings before interest expense, gain (loss) on debt extinguishment and modifications, income tax expense (benefit), and depreciation and amortization, or EBITDA, and Adjusted EBITDA (as defined below), are useful supplemental performance measures because they allow investors to view our performance without the impact of non-cash depreciation and amortization or the cost of debt and, with respect to Adjusted EBITDA, (i) unconsolidated entities real estate related depreciation & amortization, (ii) unconsolidated entities interest expense and tax expense, (iii) severance, equity acceleration and legal expenses, (iv) transaction and integration expenses, (v) gain (loss) on sale / deconsolidation, (vi) provision for impairment, (vii) other non-core adjustments, net, (viii) noncontrolling interests, (ix) preferred stock dividends, (x) gain on / issuance costs associated with redeemed preferred stock and (xi) net promote. In addition, we believe EBITDA and Adjusted EBITDA are frequently used by securities analysts, investors, and other interested parties in the evaluation of REITs. Because EBITDA and Adjusted EBITDA are calculated before recurring cash charges including interest expense and income taxes, exclude capitalized costs, such as leasing commissions, and are not adjusted for capital expenditures or other recurring cash requirements of our business, their utility as a measure of our performance is limited. Other REITs may calculate EBITDA and Adjusted EBITDA differently than we do and, accordingly, our EBITDA and Adjusted EBITDA may not be comparable to other REITs’ EBITDA and Adjusted EBITDA. Accordingly, EBITDA and Adjusted EBITDA should be considered only as supplements to net income computed in accordance with GAAP as a measure of our financial performance. 28 Table of Contents Management Statements on Non-GAAP Measures Financial Supplement Unaudited ​ Second Quarter 2026 ​ Net Operating Income (NOI) and Cash NOI : Net operating income, or NOI, represents rental revenue, tenant reimbursement revenue and interconnection revenue less utilities expense, rental property operating expenses, property taxes and insurance expenses (as reflected in the statement of operations). NOI is commonly used by stockholders, company management and industry analysts as a measurement of operating performance of the company’s rental portfolio. Cash NOI is NOI less straight-line rents and above- and below-market rent amortization. Cash NOI is commonly used by stockholders, company management and industry analysts as a measure of property operating performance on a cash basis. Same-Capital Cash NOI represents data centers owned as of December 31, 2024 with less than 5% of total rentable square feet under development and excludes data centers that were undergoing, or were expected to undergo, development activities in 2025-2026, data centers classified as held for sale and contribution, and data centers sold or contributed to joint ventures for all periods presented (prior period numbers adjusted to reflect current same-capital pool). However, because NOI and cash NOI exclude depreciation and amortization and capture neither the changes in the value of our data centers that result from use or market conditions, nor the level of capital expenditures and capitalized leasing commissions necessary to maintain the operating performance of our data centers, all of which have real economic effect and could materially impact our results from operations, the utility of NOI and cash NOI as measures of our performance is limited. Other REITs may calculate NOI and cash NOI differently than we do and, accordingly, our NOI and cash NOI may not be comparable to other REITs’ NOI and cash NOI. NOI and cash NOI should be considered only as supplements to net income computed in accordance with GAAP as measures of our performance. Additional Definitions GAAP refers to United States generally accepted accounting principles. Net debt-to-Adjusted EBITDA ratio is calculated as total debt at balance sheet carrying value, plus finance lease obligations, plus Digital Realty’s pro rata share of unconsolidated entities debt, less cash and cash equivalents (including Digital Realty’s pro rata share of unconsolidated entities cash) divided by the product of Adjusted EBITDA (including Digital Realty’s pro rata share of unconsolidated entities EBITDA), multiplied by four. Debt-plus-preferred-to-total enterprise value is total debt plus preferred stock divided by total debt plus the liquidation value of preferred stock and the market value of outstanding Digital Realty Trust, Inc. common stock and Digital Realty Trust, L.P. units, assuming the redemption of Digital Realty Trust, L.P. units for shares of Digital Realty Trust, Inc. common stock. Fixed charge coverage ratio is Adjusted EBITDA divided by the sum of GAAP interest expense, capitalized interest and preferred stock dividends. For the quarter ended June 30, 2026, GAAP interest expense was $114 million, capitalized interest was $37 million and preferred stock dividends were $10 million. ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Reconciliation of Net Operating Income (NOI) ​ Three Months Ended ​ ​ Six Months Ended (in thousands)   ​ ​ ​ 30-Jun-26   ​ ​ ​ 31-Mar-26   ​ ​ ​ 30-Jun-25   ​   ​ 30-Jun-26   ​ ​ ​ 30-Jun-25 ​ ​   ​ ​   ​ ​   ​ ​ ​   ​ ​   ​ Operating income before gain (loss) on disposition of properties, net ​ ​ $459,257 ​ ​ $266,933 ​ ​ $211,698 ​ ​ ​ $726,190 ​ ​ $407,447 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Fee income ​ ​ (248,927) ​ ​ (34,899) ​ ​ (34,427) ​ ​ ​ (283,826) ​ ​ (55,070)  Other income ​ ​ (480) ​ ​ (47) ​ ​ (1,363) ​ ​ ​ (527) ​ ​ (1,496)  Depreciation and amortization ​ ​ 507,106 ​ ​ 499,511 ​ ​ 461,167 ​ ​ ​ 1,006,617 ​ ​ 904,176  General and administrative ​ ​ 153,316 ​ ​ 151,923 ​ ​ 133,755 ​ ​ ​ 305,239 ​ ​ 254,867 Severance, equity acceleration and legal expenses ​ ​ 4,384 ​ ​ 2,835 ​ ​ 2,262 ​ ​ ​ 7,219 ​ ​ 4,690 Transaction and integration expenses ​ ​ 38,703 ​ ​ 15,685 ​ ​ 22,546 ​ ​ ​ 54,388 ​ ​ 62,448 Provision for impairment ​ ​ — ​ ​ — ​ ​ — ​ ​ ​ — ​ ​ — Other expenses ​ ​ 13,508 ​ ​ 23 ​ ​ 195 ​ ​ ​ 13,531 ​ ​ 307 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Net Operating Income ​ ​ $926,867 ​ ​ $901,963 ​ ​ $795,832 ​ ​ ​ $1,828,831 ​ ​ $1,577,368 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Cash Net Operating Income (Cash NOI) ​ ​   ​ ​ ​   ​ ​ ​   ​ ​ ​ ​   ​ ​ ​   ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Net Operating Income ​ ​ $926,867 ​ ​ $901,963 ​ ​ $795,832 ​ ​ ​ $1,828,831 ​ ​ $1,577,368 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​  Straight-line rental revenue ​ ​ (26,955) ​ ​ (21,813) ​ ​ (24,015) ​ ​ ​ (48,767) ​ ​ (33,708)  Straight-line rental expense ​ ​ (617) ​ ​ (1,423) ​ ​ (469) ​ ​ ​ (2,040) ​ ​ (445)  Above- and below-market rent amortization ​ ​ (962) ​ ​ (1,007) ​ ​ (752) ​ ​ ​ (1,969) ​ ​ (1,458) ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Cash Net Operating Income ​ ​ $898,333 ​ ​ $877,720 ​ ​ $770,595 ​ ​ ​ $1,776,055 ​ ​ $1,541,757 ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Constant Currency Core FFO (Excluding Net Promote) Reconciliation ​ Three Months Ended ​ ​ Six Months Ended (in thousands, except per share data)   ​ ​ ​ 30-Jun-26   ​ ​ ​ ​   ​ ​ ​ 30-Jun-25   ​   ​ 30-Jun-26   ​ ​ ​ 30-Jun-25 ​ ​   ​ ​   ​ ​   ​ ​ ​   ​ ​   ​ Core FFO (Excluding Net Promote) (1) ​ ​ $767,885 ​ ​ ​ ​ ​ $643,284 ​ ​ ​ $1,483,956 ​ ​ $1,251,639 Core FFO impact of holding '25 Exchange Rates Constant (2) ​ ​ (7,720) ​ ​ ​ ​ ​ — ​ ​ ​ (34,138) ​ ​ — ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ Constant Currency Core FFO (Excluding Net Promote) ​ ​ $760,165 ​ ​ ​ ​ ​ $643,284 ​ ​ ​ $1,449,818 ​ ​ $1,251,639 Weighted-average shares and units outstanding - diluted ​ ​ 360,648 ​ ​ ​ ​ ​ 343,909 ​ ​ ​ 356,113 ​ ​ 343,436 Constant Currency Core FFO Per Share (Excluding Net Promote) ​ ​ $2.11 ​ ​ ​ ​ ​ $1.87 ​ ​ ​ $4.07 ​ ​ $3.64 ​ ​ 1) As reconciled to net income above. 2) Adjustment calculated by holding currency translation rates for 2026 constant with average currency translation rates that were applicable to the same periods in 2025 . ​ ​ 29 Table of Contents Forward-Looking Statements Financial Supplement ​ ​ Second Quarter 2026 ​ ​ This document contains forward-looking statements within the meaning of the federal securities laws, which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially. Such forward-looking statements include statements relating to: our economic outlook, our expected investment and expansion activity, anticipated continued demand for our products and service, our liquidity, our joint ventures, supply and demand for data center and colocation capacity, our acquisition and disposition activity, pricing and net effective leasing economics, market dynamics and data center fundamentals, our strategic priorities, our product offerings, available inventory, rent from leases that have been signed but have not yet commenced and other contracted rent to be received in future periods, rental rates on future leases, lag between signing and commencement, cap rates and yields, investment activity, the company’s FFO, Core FFO, constant currency Core FFO, Core FFO (excluding net promote), Constant Currency Core FFO (excluding net promote), adjusted FFO, adjusted EBITDA, net income, 2026 outlook and underlying assumptions, information related to trends, our strategy and plans, leasing expectations, weighted average lease terms, the exercise of lease extensions, lease expirations, debt maturities, annualized rent at expiration of leases, the effect new leases and increases in rental rates will have on our rental revenue, our credit ratings, construction and development activity and plans, projected construction costs, estimated yields on investment, expected occupancy, expected square footage and IT load capacity upon completion of development projects, backlog NOI, NAV components, and other forward-looking financial data. Such statements are based on management’s beliefs and assumptions made based on information currently available to management. Such statements are subject to risks, uncertainties and assumptions and are not guarantees of future performance and may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, estimated, or projected. Some of the risks and uncertainties that may cause our actual results, performance, or achievements to differ materially from those expressed or implied by forward-looking statements include, among others, the following: ● reduced demand for data centers or decreases in information technology spending; ● decreased rental rates, increased operating costs or increased vacancy rates; ● increased competition or available supply of data center capacity; ● the suitability of our data centers and data center infrastructure, delays or disruptions in connectivity or availability of power, or failures or breaches of our physical and information security infrastructure or services; ● breaches of our obligations or restrictions under our contracts with our customers; ● our inability to successfully develop and lease new properties and development capacity, and delays or unexpected costs in development of properties; ● the impact of current global and local economic, credit and market conditions; ● increased tariffs, global supply chain or procurement disruptions, or increased supply chain costs; ● the impact from periods of heightened inflation on our costs, such as operating and general and administrative expenses, interest expense and real estate acquisition and construction costs; ● the impact on our customers ’ and our suppliers ’ operations during an epidemic, pandemic, or other global events; ● our dependence upon significant customers, bankruptcy or insolvency of a major customer or a significant number of smaller customers, or defaults on or   non-renewal   of leases by customers; ● changes in political conditions, geopolitical turmoil, political instability, civil disturbances, restrictive governmental actions or nationalization in the countries in which we operate; ● our inability to retain data center capacity that we lease or sublease from third parties; ● information security, cyberattacks, security breaches and data privacy breaches; ● difficulties managing an international business and acquiring or operating properties in foreign jurisdictions and unfamiliar metropolitan areas; ● our failure to realize the intended benefits from, or disruptions to our plans and operations or unknown or contingent liabilities related to, our recent and future acquisitions; ● our failure to successfully integrate and operate acquired or developed properties or businesses; ● difficulties in identifying properties to acquire and completing acquisitions; ● risks related to joint venture investments, including as a result of our lack of control of such investments; ● risks associated with using debt to fund our business activities, including re-financing and interest rate risks, our failure to repay debt when due, adverse changes in our credit ratings or our breach of covenants or other terms contained in our loan facilities and agreements; ● our failure to obtain necessary debt and equity financing, and our dependence on external sources of capital; ● financial market fluctuations and changes in foreign currency exchange rates; ● adverse economic or real estate developments in our industry or the industry sectors that we sell to, including risks relating to decreasing real estate valuations and impairment charges and goodwill and other intangible asset impairment charges; ● our inability to manage our growth effectively; ● losses in excess of our insurance coverage; ● our inability to attract and retain talent; ● environmental liabilities, risks related to natural disasters and our inability to achieve our sustainability goals; ● the expected operating performance of anticipated near-term acquisitions and descriptions relating to these expectations; ● our inability to comply with rules   and regulations applicable to our company; ● Digital Realty Trust,   Inc. ’ s failure to maintain its status as a REIT for U.S. federal income tax purposes; ● Digital Realty Trust,   L.P. ’ s failure to qualify as a partnership for U.S. federal income tax purposes; ● restrictions on our ability to engage in certain business activities; ● changes in local, state, federal and international laws and regulations, including related to taxation, real estate and zoning laws, and increases in real property tax rates; and ● the impact of any financial, accounting, legal or regulatory issues or litigation that may affect us. The risks included here are not exhaustive, and additional factors could adversely affect our business and financial performance. Several additional material risks are discussed in our annual report on Form 10-K for the year ended December 31, 2025, and other filings with the U.S. Securities and Exchange Commission. Those risks continue to be relevant to our performance and financial condition. Moreover, we operate in a competitive and rapidly changing environment. New risk factors emerge from time to time and it is not possible for management to predict all such risk factors, nor can it assess the impact of all such risk factors on the business or the extent to which any factor, or combination of factors, may cause actual results to differ materially from those contained in any forward-looking statements. We expressly disclaim any responsibility to update forward-looking statements, whether as a result of new information, future events or otherwise. Digital Realty, Digital Realty Trust, the Digital Realty logo, Interxion, Turn-Key Flex, Powered Base Building, ServiceFabric, AnyScale Colo, Pervasive Data Center Architecture, PlatformDIGITAL, PDx, Data Gravity Index and Data Gravity Index DGx are registered trademarks and service marks of Digital Realty Trust, Inc. in the United States and/or other countries. All other names, trademarks and service marks are the property of their respective owners. 30