INDEPENDENT AUDITOR’S REPORT TO THE MEMBERS OF THE UNITE GROUP PLC Report on the audit of the financial statements 1. Opinion In our opinion: • the financial statements of The Unite Group plc (the ‘Company’) and its subsidiaries (the ‘Group’) give a true and fair view of the state of the Group’s and of the Company’s affairs as at 31 December 2025 and of the Group’s profit for the year then ended; • the Group financial statements have been properly prepared in accordance with United Kingdom adopted international accounting standards; • the Company financial statements have been properly prepared in accordance with United Kingdom Generally Accepted Accounting Practice, including Financial Reporting Standard 101 “Reduced Disclosure Framework”; and • the financial statements have been prepared in accordance with the requirements of the Companies Act 2006. We have audited the financial statements which comprise: • the consolidated income statement; • the consolidated statement of comprehensive income; • the consolidated and Company balance sheets; • the consolidated and Company statements of changes in shareholders equity; • the consolidated statement of cash flows; • the related sections 1 to 8. The financial reporting framework that has been applied in the preparation of the Group financial statements is applicable law and United Kingdom adopted international accounting standards. The financial reporting framework that has been applied in the preparation of the Company financial statements is applicable law and United Kingdom Accounting Standards, including FRS 101 “Reduced Disclosure Framework” (United Kingdom Generally Accepted Accounting Practice). 2. Basis for opinion We conducted our audit in accordance with International Standards on Auditing (UK) (ISAs (UK)) and applicable law. Our responsibilities under those standards are further described in the auditor’s responsibilities for the audit of the financial statements section of our report. We are independent of the Group and the Company in accordance with the ethical requirements that are relevant to our audit of the financial statements in the UK, including the Financial Reporting Council’s (the ‘FRC’s’) Ethical Standard as applied to listed public interest entities, and we have fulfilled our other ethical responsibilities in accordance with these requirements. The non-audit services provided to the Group and Company for the year are disclosed in section 2.6 to the financial statements. We confirm that we have not provided any non-audit services prohibited by the FRC’s Ethical Standard to the Group or the Company. We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our opinion. 3. Summary of our audit approach Key audit matters The key audit matter that we identified in the current year was: • Investment property and investment property under development valuations. Within this report, the key audit matter is identified as follows: Similar level of risk to prior year Materiality The materiality that we used for the Group financial statements was £59.0m which was determined on the basis of net assets. Additionally, we use a lower materiality threshold of £10.8m for those balances which impact EPRA earnings. Scoping We have considered the scope of our audit on a financial statement line-item basis with our final scope covering 100% of revenue, 100% of net assets and 100% of EPRA earnings. All audit work was completed by the Group audit team. Significant changes in our approach In the prior year we identified separate components for the Group’s joint ventures, The Unite UK Student Accommodation Fund (“USAF”) and The London Students Accommodation Vehicle (“LSAV”). In the current year we have treated the Group (including the joint ventures) as one component. THE UNITE GROUP PLC Annual Report and Accounts 2025 138 FINANCIAL STATEMENTS