Quantitative information about fair value measurements using unobservable inputs (Level 3) 2025 Class of asset Fair value £m Valuation technique Unobservable inputs Range Weighted average London – rental properties 1,316.0 RICS Red Book Net rental income (£ per week) £224 – £508 £347 Estimated future rent increase (%) 3% 3% Net initial yield/discount rate (%) 4.4% – 4.8% 4.5% Prime regional – rental properties 1,512.8 RICS Red Book Net rental income (£ per week) £168 - £377 £205 Estimated future rent increase (%) 2% – 3% 3% Net initial yield/discount rate (%) 4.5% – 7.2% 5.2% Major regional – rental properties 1,226.6 RICS Red Book Net rental income (£ per week) £100 – £232 £169 Estimated future rent increase (%) 3% 3% Net initial yield/discount rate (%) 5.3% – 7.0% 5.8% Provincial – rental properties 96.1 RICS Red Book Net rental income (£ per week) £127 – £166 £142 Estimated future rent increase (%) 3% 3% Net initial yield/discount rate (%) 7.5% – 16.2% 9.0% London – development properties 372.0 RICS Red Book Estimated costs to complete (£m) £21m – £136m £71m Net rental income (£ per week) £311 – £513 £358 Estimated future rent increase (%) 3% 3% Net initial yield/discount rate (%) 4.5% – 4.5% 4.5% Prime regional – development properties 21.0 RICS Red Book Estimated costs to complete (£m) £56m £56m Net rental income (£ per week) £263 £263 Estimated future rent (%) 3% 3% Net initial yield/discount rate (%) 4.5% 4.5% Major regional – development properties 40.8 RICS Red Book Estimated costs to complete (£m) £88m £88m Net rental income (£ per week) £241 £241 Estimated future rent (%) 3% 3% Net initial yield/discount rate (%) 5.4% 5.4% 4,585.3 Investment property (BTR) 68.7 RICS Red Book Net rental income (£ per week) £504.7 £504.7 Estimated future rent increase (%) 3% 3% Net initial yield/discount rate (%) 4.6% 4.6% Development Property (BTR) 4.9 RICS Red Book Estimated costs to complete (£m) £29m £29m Net rental income (£ per week) £370 £370 Estimated future rent increase (%) 3% 3% Net initial yield/discount rate (%) 4.8% 4.8% 73.6 Investment property (leased) 60.3 Discounted cash flows Net rental income (£ per week) £119 – £213 £155 Estimated future rent increase (%) 2% – 4% 3% Net initial yield/discount rate (%) 10.0% 10.0% 4,719.1 NOTES TO THE FINANCIAL STATEMENTS continued THE UNITE GROUP PLC Annual Report and Accounts 2025 170 FINANCIAL STATEMENTS