Breaking Down Xior Student Housing NV Financial Health: Key Insights for Investors

From its founding in 2007 to its accreditation as a Belgian REIT on 24 November 2015, Xior Student Housing NV has scaled a purpose-driven mission-offering as many students as possible a great first living experience-by building a portfolio that, as of 30 September 2025, comprises 21,953 rooms across 42 cities in 8 countries (Belgium, the Netherlands, Spain, Portugal, Poland, Germany, Denmark and Sweden); guided by the vision "Housing the future" and six core values captured in the acronym FAMILY, Xior positions itself not merely as a landlord but as a community-focused operator aiming to provide safe, sustainable, student-centered environments that support academic success, personal growth, and collective responsibility toward the planet.

Xior Student Housing NV (XIOR.BR) - Intro

• Operational rooms: 21,953 (30 Sep 2025)
• Cities: 42
• Countries: 8
• REIT status under Belgian law since 24 Nov 2015

• F - Focus on Students: design and operate with the student experience as the primary KPI.
• A - Accountability: transparent reporting, investor alignment and responsible governance.
• M - Meaningful Community: build social frameworks and on-site services that foster belonging.
• I - Integrity: ethical behaviour, compliance with REIT obligations and tenant fairness.
• L - Long-term Sustainability: energy efficiency, renovation programs and ESG targets.
• Y - You-centric Service: responsive property management and tenant-first processes.

• Energy renovation programs underway across multiple assets targeting meaningful reductions in energy intensity and utility costs per room.
• High tenant satisfaction scores and community engagement events to reduce churn and improve on-site wellbeing.
• Compliance with REIT reporting and enhanced disclosure aligned with EPRA sustainability recommendations.

Xior Student Housing NV (XIOR.BR) Overview

• Primary mission: deliver reliable, high-quality accommodation that helps students transition to independent living and succeed academically.
• Student focus: shape living environments that reflect students' values, needs and expectations (safety, study areas, social spaces, accessibility).
• Sector role: as a leading owner-operator, set standards, innovate on services, and expand access to education-supporting housing.
• Sustainability & inclusion: create communities where diversity is accepted, environmental impact is managed, and long-term wellbeing is promoted.

• Asset quality: invest in fit-for-student design (study-friendly rooms, communal kitchens, study zones, digital connectivity).
• Service model: onsite management, safety protocols, events and community programming to foster belonging and soft-skill development.
• Accessibility: locate close to universities and transport hubs to reduce commuting time and cost for students.
• Affordability focus: balance long-term returns with pricing strategies tuned to local student markets and scholarship/financial-aid realities.
• Sustainability measures: energy-efficiency upgrades, waste reduction, and building standards aligned with local regulations and investor ESG expectations.

• Students: continuous feedback loops, resident councils and programming shaped by student needs.
• Universities & municipalities: partnerships to align supply with campus growth and urban planning.
• Investors: demonstrate recurring cashflows, predictable seasonality, and growth potential in resilient student housing demand.
• Employees & on-site teams: trained to deliver a safe, supportive student experience and operational excellence.

Xior Student Housing NV (XIOR.BR) - Mission Statement

• Primary mission: develop, acquire, manage and operate high-quality student housing that supports student wellbeing, academic success and sustainable living.
• Stakeholder focus: students, universities, investors, local communities and municipalities.
• Sustainability ambition: incorporate energy efficiency, circular construction principles and tenant education to lower environmental impact and embed responsible behaviors.

• Housing the future: Xior frames student housing as a lever for social and environmental change, acknowledging students as both beneficiaries and agents of future societal direction.
• Alignment with student values: the company engages with resident needs and student-led sustainability expectations, designing services and infrastructure that reflect those priorities.
• Collective impact: through operations, partnerships and on-site programs, Xior seeks measurable positive outcomes for student communities and the environment.
• Adaptive solutions: the vision emphasizes flexibility in housing models to meet changing demographics, hybrid learning modalities and urban planning shifts.

• Expand portfolio in core markets while ensuring high occupancy and affordability.
• Integrate ESG targets into development/refurbishment criteria and asset management processes.
• Engage residents via sustainability programs, waste reduction initiatives and mobility solutions.
• Report transparently on social and environmental KPIs aligned with investor expectations and regulatory frameworks.

• Green refurbishments and new-build standards aimed at reducing energy consumption and CO2 emissions in student residences.
• On-site initiatives: recycling programs, energy-awareness campaigns, shared-mobility partnerships and community events to build social cohesion.
• Collaboration with universities and municipalities to integrate student housing into broader city planning and sustainability goals.

• Long-term demand resilience: student housing is positioned as a defensive, countercyclical real estate segment driven by demographics and higher education trends.
• Value creation via sustainable asset management: lower operating costs, improved tenant retention and regulatory alignment.
• Transparent reporting: ongoing disclosure of social and environmental KPIs alongside financial results to demonstrate mission alignment.

Xior Student Housing NV (XIOR.BR) - Vision Statement

• Focus on the client - students' safety, comfort, affordability and academic success are the primary drivers of property design, services and community programs.
• Act sustainably - embed energy efficiency, climate resilience and circularity across design, operations and asset management to reduce emissions and operating costs.
• Move as one team - align corporate functions and local teams to ensure consistent service quality, rapid problem solving and scalable best-practice rollout.
• Integrity & Diversity - foster an inclusive workplace and transparent governance, valuing differences that strengthen decision-making and culture.
• Learn, Teach, Grow - capture operational learnings, share knowledge across markets and invest in people development to raise service standards.
• You can make the difference - empower employees at every level to propose improvements, own outcomes and contribute measurably to student experience and company results.

• Student-first design metrics: percentage of rooms with private bathrooms, high-speed internet uptime targets, on-site study/community space per bed.
• Sustainability KPIs: energy consumption (kWh/m2), % renewable electricity, annual CO2 emissions per unit and retrofit pipeline (number of assets with planned decarbonisation works).
• Operational KPIs: occupancy rate, net rental yield, average rent per bed, tenant satisfaction score (NPS) and average lease length.
• Financial governance KPIs: LTV, interest coverage ratio, EPRA earnings and EPRA NAV per share growth.
• People & culture KPIs: employee engagement score, internal promotion rate, diversity metrics and training hours per FTE.

• Portfolio densification and selective development in university cities to capture structural demand for student housing.
• Standardised, scalable service propositions that elevate student experience and enable premium rents while controlling operating costs.
• Targeted sustainability investments (energy efficiency, green procurement, tenant engagement) that lower long-term operating costs and risk.
• Prudent capital allocation to sustain balanced growth, maintain investment-grade-like metrics and preserve flexibility for accretive acquisitions.