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Dexus

Dexus is a leading Australasian fully integrated real asset group that actively manages a diversified portfolio of and assets valued at $50.1 billion as of 30 June 2025, including $14.5 billion in owned and $35.6 billion in funds investments. It is listed on the Australian Securities Exchange under the ticker DXS and is Australia's largest owner and manager of , with a focus on high-quality assets in sectors such as , industrial, retail, healthcare, and . The company's roots trace back to 1984, when initiated management of property trusts in , including the Deutsche Diversified Trust (DDF) and Deutsche Industrial Trust (DIT), followed by the Deutsche Office Trust () in 1998. In , these trusts were stapled together to form the DB RREEF Trust, which underwent a significant and restructuring in 2008 to become the internally managed Dexus Property Group. Key milestones in its evolution include the 2014 acquisition of the $3.4 billion Commonwealth Property Office Fund in partnership with the Investment Board, expanding its office portfolio, and the transformative 2023 purchase of AMP Capital's $18 billion and equity business, which positioned Dexus as a comprehensive real asset manager with over three decades of expertise in the Australian property landscape. Dexus operates through segments including office ($9.7 billion), industrial ($3.6 billion), and other diversified assets, while also maintaining a $13.3 billion development pipeline to support future growth. Supported by approximately 900 employees across offices in , , , , and , the group delivers end-to-end services such as investment and funds management, asset and property management, leasing, tenant services, and development, with a strong emphasis on and innovative workspace solutions to meet evolving tenant needs.

Overview

Company Description

Dexus is a leading Australasian fully integrated real asset group, specializing in the ownership, management, and development of high-quality and assets across and . The company focuses on creating value through strategic investment and operations in key sectors including office, , (such as shopping centres), healthcare, and properties. Headquartered in , , at Level 30, , 50 Bridge Street, Dexus has been listed on the Australian Securities Exchange (ASX) under the DXS since its inception as a listed entity. Its mission centers on unlocking the potential of real assets to deliver long-term value for investors, customers, communities, and other stakeholders through innovative leasing, , and practices. As of 2025, Dexus employs approximately 900 engaged professionals across offices in Sydney, Melbourne, Brisbane, Perth, and Auckland. The company's official website is www.dexus.com, with primary investor relations contact available at [email protected].

Key Financial Metrics

Dexus manages total assets under management (AUM) of $35.6 billion in its funds management business as of the fiscal year ended June 30, 2025 (FY2025), encompassing third-party capital invested in diversified real estate funds. The broader Dexus Platform, including direct and indirect ownership, holds a portfolio valued at $50.1 billion as of the same date, reflecting the scale of its integrated real asset operations. Key revenue metrics for the trailing 12 months (TTM) ended June 30, 2025, show total revenue of $951.2 million, marking a modest increase from $848.4 million in FY2023 and underscoring steady operational performance amid market challenges. As a (REIT), Dexus prioritizes funds from operations (FFO) and adjusted FFO (AFFO) as core performance indicators; for FY2025, AFFO reached $483.9 million or 45.0 cents per security, while distributions to unitholders totaled $398.0 million or 37.0 cents per security, providing consistent returns to investors. Following the release of its FY2025 on August 19, 2025, Dexus's stood at $7.2 billion, with total securityholder return (TSR) of 8.4% for the year, supported by portfolio valuation stabilization and strategic . This growth was partly influenced by the 2023 acquisition of Capital's property business, which expanded Dexus's scale.
MetricFY2025 Value (AUD)Notes
Funds Management AUM$35.6 billionThird-party investments in funds.
Total Portfolio Value$50.1 billionDirect and indirect ownership across sectors.
(TTM)$951.2 millionEnded June 30, 2025.
AFFO$483.9 million (45.0 cents per )Key REIT profitability measure.
Distributions$398.0 million (37.0 cents per )Paid to unitholders.
$7.2 billionAs of August 2025.

History

Origins and Early Trusts

Dexus's foundational entities emerged in 1984 under the auspices of , which launched the Deutsche Diversified Trust (DDF) as a listed vehicle on the Australian Securities Exchange (ASX). This trust was designed to offer investors diversified exposure to a range of Australian commercial properties, including office, retail, and industrial assets, marking an early entry into the managed property funds sector. Concurrently in 1984, Deutsche Bank established the Deutsche Industrial Trust (DIT), also listed on the ASX, with a targeted focus on industrial real estate to meet the expanding needs of manufacturing and logistics sectors in Australia. These initial trusts were externally managed by Deutsche Bank's dedicated real estate investment management division, DB RREEF, which provided expertise in asset selection, portfolio oversight, and operational strategy for Australian commercial properties. The portfolio of specialized trusts expanded in 1998 with the introduction of the Deutsche Office Trust (), listed on the ASX and centered on high-quality office buildings in key urban centers such as and . Throughout the 1980s and 1990s, these entities achieved initial growth by pursuing strategic acquisitions in the office and industrial sectors, steadily building their asset bases amid Australia's evolving commercial real estate landscape.

Mergers, Acquisitions, and Rebranding

In 2004, the Deutsche Diversified Trust, Deutsche Industrial Trust, and Deutsche Office Trust were stapled together to form the DB RREEF Trust, consolidating Deutsche Bank's property holdings into a single entity with assets valued at approximately $2.6 billion. This merger, built on earlier Deutsche Bank-affiliated trusts, positioned DB RREEF as one of Australia's largest listed trusts at the time. Key developments included the 2012 formation of the Australian Industrial Partnership with the of and the 2013 sale of and portfolios to reinvest $1.1 billion in Australian office markets. By 2008, DB RREEF acquired Deutsche Bank's remaining 50% stake in the funds management business for A$130 million, achieving full and prompting a to Dexus Property Group. This transaction marked a pivotal shift toward self-managed operations, with the group managing over $10 billion in shortly thereafter. On March 27, 2017, Dexus Property Group simplified its name to Dexus to better encompass its growing focus on diversified beyond traditional . The rebranding, developed by agency Hulsbosch, emphasized innovation and integration in and , aligning with strategic expansions into funds . Milestones in this period included the 2017 launch of the Dexus Healthcare Property Fund. In April 2022, Dexus announced the acquisition of AMP Capital's and domestic equity business for an upfront payment of $250 million plus up to $300 million in earn-outs, adding approximately $18 billion in and enhancing diversification into . The deal, completed in December 2023, integrated the platform—rebranded as Collimate Capital—into Dexus by 2024, creating a fully integrated real asset group. Other notable transactions included the 2014 joint acquisition with the Canada Pension Plan Investment Board of the $3.4 billion Commonwealth Property Office Fund, bolstering Dexus's office portfolio; the 2021 purchase of APN Property Group, which was fully integrated by 2022; and the 2022 acquisition of the Jandakot Airport industrial precinct. In 2025, Dexus acquired a 25% stake in Westfield Chermside for $683 million and increased its stake in Powerco to 51% via a 9% additional purchase on behalf of a client, while divesting $2.7 billion on behalf of several funds as part of portfolio optimization. These moves reflected ongoing strategic evolution through targeted expansions and selective divestitures up to the 2025 annual report.

Operations

Real Estate Sectors

Dexus maintains a diversified presence across key sectors, with a primary focus on , , , healthcare, and alternatives, all geared toward delivering long-term value through strategic and integration. As of 30 June 2025, these sectors comprise a total of 384 properties, concentrated mainly in and with limited exposure in . The company's operational strategies emphasize quality assets that align with evolving market demands, such as workplace innovation, logistics efficiency, and resilience, while prioritizing environmental performance across holdings. In the office sector, Dexus targets premium central business district (CBD) assets in major Australian cities including Sydney, Melbourne, and Brisbane, with a strategy centered on sustainable, high-occupancy buildings that incorporate advanced energy-efficient designs and certifications to attract corporate tenants. This approach supports modern hybrid work environments, achieving an occupancy rate of 92.3% as of 30 June 2025, which exceeds market averages and underscores the sector's emphasis on tenant retention and operational excellence. The industrial sector involves warehouses and facilities located in prominent Australian urban centers, strategically positioned to address growth and requirements through proximity to hubs and networks. Dexus's operations here focus on scalable that facilitates efficient goods handling, resulting in a robust 96.2% occupancy rate as of 30 June 2025, with notable concentrations in (43% of the sector) and (30%). Within the sector, Dexus invests in shopping centers that integrate mixed-use elements and experiential retail formats to foster community interaction and adapt to shifting consumer behaviors, such as increased demand for leisure-integrated destinations. The strategy prioritizes locations in high-traffic metropolitan areas, enhancing through diversified tenant mixes that balance essential and discretionary retail. Dexus's healthcare and alternatives sectors encompass medical facilities and non-traditional assets, including specialized clinical and infrastructure investments that capitalize on steady demand from demographic shifts like population aging. Operational efforts in healthcare emphasize reliable, purpose-built spaces for hospitals and life sciences, while alternatives provide diversification into stable, income-generating opportunities beyond conventional real estate. Geographically, Dexus's activities are centered in , with core markets in , , , and , supplemented by selective holdings to broaden regional footprint without diluting focus. This concentration enables tailored sector strategies responsive to local economic dynamics.

Funds Management and Development

Dexus engages in comprehensive funds management, overseeing both listed and unlisted investment vehicles that provide to diversified and assets across and . The primary listed fund, Dexus (ASX: DXS), manages a $14.5 billion comprising , , , and properties, enabling investors to access high-quality, income-generating real assets through strategies. Complementing this, unlisted funds such as the Dexus Wholesale Australian Property Fund feature 21 prime commercial assets valued at approximately $1.8 billion in gross assets as of mid-2025, targeting institutional investors seeking diversified . Overall, Dexus's funds management platform handles $35.6 billion in third-party as of FY2025, connecting external capital to specialized real asset opportunities while prioritizing long-term value creation. In parallel, Dexus drives value through its development activities, maintaining a robust $13.3 billion pipeline as of 30 June 2025 to expand and enhance its managed portfolios. Key initiatives include the Waterfront Brisbane project, a $2.5 billion transforming the into a premium business and leisure precinct, with Stage 1 office completion targeted for 2028. The company also constructed 190,400 square meters of industrial space across 10 projects in FY2025, focusing on modern warehouses that support portfolio growth in high-demand sectors. Sustainability forms a core component of Dexus's development and asset enhancement efforts, with (ESG) principles integrated into processes to mitigate risks and deliver resilient outcomes. This approach emphasizes , resource efficiency, and community benefits in projects, aligning developments with broader strategic objectives for long-term environmental and social impact. As of September 2025, the overall portfolio occupancy stood at 91.2%, reflecting a slight decline from June 2025 levels.

Portfolio

Current Holdings

As of June 2025, Dexus's listed portfolio totals $14.5 billion in direct and indirect ownership across , , , healthcare, , alternatives, and other sectors. This includes 177 assets, comprising 29 properties and 148 properties, all externally valued at that date. The holdings emphasize premium-grade assets, with key examples including 1 Bligh Street in , a 31-level A-grade tower completed in 2007 featuring advanced features, and 25 Martin Place in , a undergoing refurbishment to enhance its environmental performance. Another notable property is 33 Alfred Street in , a high-quality building with strong occupancy rates. In retail and infrastructure, Dexus holds significant stakes in community-focused assets such as Indooroopilly Shopping Centre in , a major western suburbs retail hub with over 300 stores and recent awards for property excellence. The portfolio also includes a 50% stake in Optus Stadium in , a multi-purpose venue with 60,000 seats hosting major events and contributing to stable income streams, as well as the Australian National University () Student Accommodation in the Australian Capital Territory, encompassing over 4,000 beds across multiple residences managed under a long-term concession. Industrial assets form a core component, highlighted by the Jandakot Stabilised Portfolio in , part of the broader precinct with modern logistics facilities leased to diverse tenants. Additional industrial holdings include various logistics sites across major Australian cities, aggregated within the Dexus Industria REIT valued at $1.5 billion as of June 2025, comprising 97 properties with a weighted average of 5.91%. Healthcare and other alternative investments represent a minor portion of the overall portfolio, focusing on specialized medical facilities and social infrastructure to provide defensive income and growth potential. Examples include stakes in such as the Royal Adelaide Hospital and retail precincts at facilities like the Royal North Shore Hospital in , supporting with long-term leases.

Former Holdings

Following the 2004 merger that formed DB RREEF Trust from various Deutsche Bank-related trusts, Dexus began divesting select industrial sites inherited from the DB RREEF era to streamline its portfolio toward core Australian assets. For instance, in the early , sold portions of its international industrial holdings, including 65 industrial properties across the central U.S. to , as part of a broader exit from the U.S. market. These divestitures, totaling approximately A$746 million in for the bulk of U.S. industrial assets sold to , allowed Dexus to recycle capital into higher-yield Australian developments. After to Dexus Property Group in 2008 amid the , the company accelerated sales of non-core office buildings in secondary markets to reduce exposure to underperforming segments and bolster liquidity. Between 2008 and 2015, this included divestments of offshore and peripheral properties, such as the remaining U.S. in 2013 for US$56.2 million (A$54.6 million), completing the exit from the U.S. market. By 2015, Dexus had completed approximately A$150 million in non-core property sales, contributing to funds from operations (FFO) through realized gains and enabling a sharper focus on high-quality, urban . These actions supported , with proceeds funding strategic acquisitions and maintaining gearing levels below 35%. In recent years, particularly through 2024 and 2025, Dexus continued its divestment program to enhance portfolio quality and fund growth initiatives, targeting A$2 billion in total sales by FY27. Notable 2025 disposals included industrial assets such as 3 Brookhollow Avenue in Baulkham Hills, NSW (A$110 million, settled July 2025), 149 in , NSW (50% share for A$60.9 million), 6 Bellevue Circuit in , NSW (A$45.6 million, July 2024), and 1-21 McPhee Drive in Berrinba, QLD (A$60.8 million, exchanged August 2025), alongside office properties like 100 Harris Street in Pyrmont, NSW (A$229.3 million, January 2025) and Flinders Gate Complex in (A$254.5 million, exchanged August 2025). For retail, the Dexus Wholesale Shopping Centre Fund sold its 50% interest in , with proceeds reinvested into a 25% stake in to prioritize higher-performing assets. These transactions, totaling circa A$1.1 billion in Dexus direct divestments and A$3.8 billion platform-wide for FY25, generated post-tax trading profits of A$3.9 million in FY25 and an expected additional A$49 million in FY26, while facilitating A$1.8 billion in redemptions and supporting developments. Overall, the strategy emphasized capital recycling into premium-grade properties, lifting the office portfolio's Premium assets from 55% to 58% and aligning with improving market conditions.

Leadership and Governance

Executive Team

Ross Du Vernet serves as Group and Managing Director of Dexus, overseeing the company's overall , investment decisions, and operational leadership. He joined Dexus in 2012 as part of the investment team and was appointed in 2012, a role he held until his elevation to CEO, announced in December 2023 and effective March 2024. With over 20 years of experience in the real estate sector, including expertise in corporate transactions, , development, and funds management across and , Du Vernet holds a from the and an MBA from the Australian Graduate School of Management. Keir Barnes is the , responsible for financial planning, reporting, and . Appointed to the role in October 2021, Barnes previously served as Deputy CFO at Dexus and brings extensive experience in finance and . He holds a and an MBA from the Australian Graduate School of Management. Michael Sheffield leads as Executive General Manager, Funds Management, managing the performance and operations of Dexus's approximately $40 billion and funds platform. He was appointed in February 2025, drawing on his prior leadership in fund management and within the property sector. Chris heads development activities as , Development, focusing on project delivery and expansion of Dexus's property portfolio. With a demonstrated in , has been instrumental in advancing key initiatives since joining the executive team. Under Du Vernet's , the executive team has driven the integration of AMP Capital's and assets, acquired with completion in 2023 and valued at approximately $28 billion, which expanded Dexus's funds under management and diversified its offerings, with full operational completion achieved in late 2023. The team has also advanced 2025 sustainability goals, including the release of Dexus's Climate Transition Action Plan in June 2025, aimed at aligning portfolio emissions reductions with net-zero targets by 2050 and supporting Australian Sustainability Reporting Standards compliance. The executive team reports directly to the CEO, who in turn reports to the , ensuring alignment with frameworks.

Board of Directors

The of Dexus Funds Management Limited, the responsible entity for Dexus, comprises six members as of November 2025, with a strong emphasis on independent oversight to guide the company's real asset strategy. Five directors are independent non-executive, providing expertise across , , , and risk management, while one serves as the and Group CEO. This composition aligns with ASX principles for listed REITs, ensuring balanced strategic direction and accountability. Warwick Negus has served as since 2022, bringing over 30 years of experience in funds management, , and property sectors in , , and . His tenure predates the 2017 AMP Capital rebrand, during which he held senior roles in property investment and has previously chaired entities like . As , Negus leads board deliberations on major decisions, including the approval of the 2025 annual report and key acquisitions, while fostering robust practices. The board's independent directors include Mark Ford, appointed in 2016, who offers deep property industry knowledge from over 25 years in real estate funds management, including prior leadership at DB Real Estate Australia; Elana Rubin AM, appointed in 2021, with extensive background in technology, financial services, infrastructure, and government, including roles at Telstra and the Reserve Bank of Australia Governance Board; Rhoda Harrington, appointed in 2023, specializing in energy, technology, operations, and change management across industries; and Peeyush Gupta AM, appointed in 2024, with more than 30 years in wealth management, co-founding IPAC Securities and serving on boards like Liberty Financial. Ross Du Vernet, the executive director and Group CEO since 2024, contributes operational insight from his prior role as Chief Investment Officer at Dexus since 2012, with experience in property strategy and transactions from Commonwealth Bank. Key board committees support and oversight: the Board , chaired by Mark Ford, reviews financial reporting and compliance; the Board and Committee, chaired by Warwick Negus, handles director appointments and board performance; the Board People and Remuneration Committee, chaired by Elana Rubin AM, oversees and talent strategy; the Board Committee, chaired by Rhoda Harrington, monitors enterprise including market and operational exposures; and the Board Sustainability Committee, with Peeyush Gupta AM as Acting Chair, integrates principles into decision-making, such as sustainability-linked acquisitions approved in 2025. These committees met regularly throughout the year, with full attendance records detailed in the 2025 annual report. Board selection emphasizes diversity and integration, particularly following the 2022 portfolio expansion into and sustainability-focused assets. As of 2025, the board achieves 33% female representation with two women among six members, alongside a blend of ages (ranging from mid-50s to 70s) and expertise to address evolving challenges like and . This structure underscores Dexus's commitment to inclusive governance, with independent directors comprising the majority to mitigate conflicts and enhance long-term value creation.

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