SWEF: September 2022 NAV (1466401)

Starwood European Real Estate Finance Ltd (SWEF) SWEF: September 2022 NAV 19-Oct-2022 / 07:00 GMT/BST Dissemination of a Regulatory Announcement that contains inside information in accordance with the Market Abuse Regulation (MAR), transmitted by EQS Group. The issuer is solely responsible for the content of this announcement.

----------------------------------------------------------------------------------------------------------------------- Starwood European Real Estate Finance Limited (the "Company") (Ticker: "SWEF")

Net Asset Value, 30 September 2022

This announcement contains price sensitive information.

As at the close of business on 30 September 2022 the unaudited net asset value (NAV) of the Company's Ordinary Shares was 103.58p (31 August 2022: 103.17p). Please refer to the Reconciliation of NAV per share movements below for more information.

Net Asset Value in total

Loans advanced                                              GBP453.4m 
Cash and cash equivalents                                   GBP4.0m 
Borrowing facilities (including accrued interest)           (GBP42.0m) 
Financial liabilities at fair value through profit or loss  (GBP0.7m) 
Other net assets/(liabilities)                              (GBP0.5m) 
Net assets                                                  GBP414.2m

Capital amounts drawn as at 30 September 2022 and amounts committed but undrawn as at 30 September 2022 is shown below.

                                Local Currency Sterling (2) 
Amounts drawn GBPm (1)            GBP270.4m        GBP270.4m 
Amounts drawn EURm (1)            EUR203.0m        GBP178.4m 
                                               GBP448.8m 
Committed but undrawn Loans GBPm  GBP47.2m         GBP47.2m 
Committed but undrawn Loans EURm  EUR4.3m          GBP3.8m 
                                               GBP51.0m

(1) The balances shown corresponds to cash advanced.

(2) Euro amounts drawn and commitments converted at the month end spot rate.

The difference between amounts drawn in the table above and "Loans advanced" in the first table is accrued income.

Reconciliation of NAV per share movements for the month ended 30 September 2022:

                                                         September 2022 
NAV at the beginning of period                           103.17 
      Operating Income available to distribute (3)       0.67 
      Realised FX gains / (losses) not distributable (4) 0.00 
      Unrealised FX gains / (losses) (5)                     (0.36) 
      Impact of share buyback programme on September NAV             0.1 
NAV at the end of the period                             103.58

(3) Operating Income available to distribute comprises loan income recognised in the period less the cost of debt facilities utilised by the Group and operating costs incurred. The Operating Income available to distribute also includes any realised foreign exchange gains or losses upon settlement of hedges, except those described in note 4. In the month to 30 September the balance includes circa GBP430,000 of realised FX gains.

(4) On occasion, the Group may realise a gain or loss on the roll forward of a hedge if it becomes necessary to extend a capital hedge beyond the initial anticipated loan term. If this situation arises the Group will separate the realised FX gain or loss from other realised FX gains or losses and not consider it available to distribute (or as a reduction in distributable profits). The FX gain or loss will only be considered part of distributable reserves when the rolled hedge matures or is settled and the final net gain or loss on the capital hedges can be determined.

(5) Unrealised foreign exchange gain/losses relate to the net impact of changes in the valuation of foreign exchange hedges and the sterling equivalent value of Euro loan investments (using the applicable month end rate). Mis-matches between the hedge valuations and the loan investments may occur depending on the shape of the forward FX curve and this causes some movement in the NAV. These unrealised FX gains / losses are not considered part of distributable reserves.

All figures herein are published based on current information, estimates and judgements. Enquiries:

Apex Fund and Corporate Services (Guernsey) Limited as Company Secretary

Duke Le Prevost

T: +44 203 5303 630

E: starwood@apexfs.com

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ISIN:           GG00B79WC100 
Category Code:  NAV 
TIDM:           SWEF 
LEI Code:       5493004YMVUQ9Z7JGZ50 
OAM Categories: 3.1. Additional regulated information required to be disclosed under the laws of a Member State 
Sequence No.:   195265 
EQS News ID:    1466401 
 
End of Announcement  EQS News Service 
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October 19, 2022 02:00 ET (06:00 GMT)

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