DIGITAL REALTY TRUST, INC.

For the period ended Jul 23, 2026. Filed Jul 23, 2026.

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A notice of a major event between regular reports, such as results, a deal or a change of executives. It is often the first formal record of the news.

Jul 23, 2026 · Filed Jul 23, 2026

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DLR$174.20-0.3%Stored close · as of Nov 6, 2026

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Contents

EX-99.1 · Development Lifecycle

Development Lifecycle (1)		Financial Supplement
Dollars in Thousands	Second Quarter 2026


· · Future Development Capacity · · Data Center Construction

· · IT Capacity (100% Share) (2) · · Total Investment (3) · · Project Summary (4) · · 100% Share (4) · · DLR Share (5)
· · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · · ·
· · · · · · · · · · Under · · · · Average · · Current · · Future · · Total · · Current · · Future · · Total · · ·
· · · · · · 100% Share · · DLR Share · · Construction · · · · Expected · · Investment · · Investment · · Investment · · Investment · · Investment · · Investment · · · Yields
Region	Land (MW)	Shell (MW)	(4) (10)	(5) (11)	(MW)	% Leased	Completion		(6)		(7)		(8)	(6)	(7)		(8)		(9)
Northern Virginia	780	30	$1,785,120		$1,590,669	422	56%	3Q27		$1,731,109		$3,654,947		$5,386,056		$1,392,496		$2,334,714		$3,727,211
Charlotte	200	—	392,436		392,436	212	94%	2Q28		294,694		3,076,840		3,371,534		177,269		1,847,784		2,025,053
Atlanta	1,080	—	616,762		616,762	192	—	1Q29		297,128		2,934,645		3,231,773		141,136		1,393,956		1,535,092
Other	3,360	150	2,106,477		1,630,465	314	85%	2Q27		1,198,324		2,885,540		4,083,864		979,514		1,913,797		2,893,311
Americas	5,420	180	$4,900,795		$4,230,332	1,140	62%			$3,521,255		$12,551,971		$16,073,227		$2,690,415		$7,490,252		$10,180,667	11.8%

Marseille	—	30	$220,431		$220,431	36	—	2Q28		$145,943		$476,457		$622,400		$145,943		$476,457		$622,400
Frankfurt	90	60	1,155,462		934,817	26	16%	1Q27		381,558		214,562		596,120		381,558		214,562		596,120
Zurich	—	—	—		—	15	—	3Q28		48,167		347,552		395,719		48,167		347,552		395,719
Other	810	150	1,446,137		1,225,549	106	17%	2Q27		660,294		941,647		1,601,941		588,347		678,466		1,266,813
EMEA	900	240	$2,822,030		$2,380,797	183	12%			$1,235,963		$1,980,218		$3,216,181		$1,164,016		$1,717,037		$2,881,053	10.4%

Tokyo	30	—	$32,768		$16,384	34	84%	1Q27		$242,585		$130,200		$372,785		$121,292		$65,100		$186,392
Seoul	—	50	365,342		365,342	12	—	4Q27		29,943		114,259		144,202		29,943		114,259		144,202
Osaka	20	10	200,741		100,370	18	50%	4Q27		79,995		152,324		232,319		39,998		76,162		116,160
Other	190	70	388,809		255,590	16	—	1Q28		52,183		88,745		140,928		40,546		63,409		103,955
APAC	240	130	$987,660		$737,686	80	47%			$404,706		$485,527		$890,233		$231,779		$318,930		$550,709	11.2%

Total	6,560	550	$8,710,485		$7,348,816	1,402	54%			$5,161,924		$15,017,717		$20,179,641		$4,086,209		$9,526,219		$13,612,428	11.5%

(1)	Includes development projects in consolidated and unconsolidated entities.

(2)	Represents the expected megawatt capacity to be developed based on our current plans and estimates; actual megawatt capacity developed may differ. Includes land and capacity held or actively under construction in preparation for future data center fit-out.

(3)	Represents cost incurred through June 30, 2026, plus remaining cost to complete on approved phases in preparation for future data center fit-out, including pro-rata share of acquisition, shell and infrastructure costs.

(4)	Includes Digital Realty's and partners' shares in development joint ventures projects.

(5)	Includes only Digital Realty's share in development joint ventures projects.

(6)	Represents cost incurred through June 30, 2026. Excludes $2.3 billion related to the impact of purchase accounting on the acquisition of three joint venture development projects in Northern Virginia acquired on June 30, 2026.

(7)	Represents estimated cost to complete scope of work pursuant to approved development budget.

(8)	Represents total cost to develop a data center, including pro-rata share of acquisition, shell and infrastructure costs, plus the direct investment in the data center fit-out.

(9)	Represents pre-tax estimated stabilized cash yields, which are based on total expected investment amounts and anticipated net operating income from leases signed or other assumptions based on market conditions.

(10)	Includes $4.2 billion of current investment.

(11)	Includes $3.7 billion of current investment.

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