Logport logistics facility

• The hall is fully leased for 10 years, ensuring investors a stable rental income, with any potential rent shortfall covered by a bank guarantee.
• Returns from rent up to 3% annually, plus proceeds from the property's sale.
• The total expected return (IRR) is 12.9% annually according to the model. Should the property be sold at its acquisition yield, Crowdberry investors are projected to achieve a 10% annual return.
• Clear investment horizon: 3 to 5 years.
• Strategic location: Kladno near Prague, with direct access to highways D6, D7, and the Prague Ring Road (D0).
• Invest from as little as €4,336 (approx. CZK 100,000)—a unique opportunity to invest in the commercial real estate sector. The Czech industrial market is the most attractive in Central Europe for foreign investors.
• Investors hold a 90% stake, providing both control and the primary share of returns.
• Option to divide the hall into two units, lowering risk in case of market changes.
• The property is financed by Česká sporiteľňa, which underscores its quality and potential for price appreciation.

The long-term tenant, the location with growing potential, the investment parameter setup, the developer's experience, and the hall's flexibility (the option to divide it into two units) provide investors with solid security in the event of market changes.

• Expected Return: 10 to 15% annually, with a modeled IRR of 12.9% annually
• Expected Exit: 2029
• Minimum Investment: €4,336
• Total Target Amount: €3,812,263

• Inflation Protection: The rent increases annually based on the HICP index*, ensuring your investment retains its value even as prices rise.
• Protection Against Rent Default: A six-month bank guarantee from the tenant secures rental payments.
• New Building (from 2024) with a Triple-Net Lease: The tenant covers all maintenance and operational costs, meaning the investor isn't responsible for routine wear and tear repairs.
• Control over the Property and its Sale through the Supervisory Board: Representatives of the company representing Crowdberry investors hold the majority, ensuring control.
• Option to Recall the Developer's Executives and Vote at the General Meeting Without the Developer's Votes: This is possible if conditions are breached or 66 months after the investment, allowing investors to enforce the sale of the hall.

*HICP – the inflation rate expressed as the increase in the average annual Harmonized Index of Consumer Prices for European Monetary Union countries (HICP) over the preceding calendar year.

We delve into the investment parameters and protective mechanisms in more detail within the Investment Information (IoI) document, which is available after expressing non-binding interest in investing.

Rental income, Future sale proceeds, and full control for Crowdberry investors through majority stake

By investing in Logport Kladno, investors will gain regular rental income (a potential dividend of up to 3% annually) and a share in the property's appreciation upon its planned sale.

Crowdberry investors will own a 90% stake in the target company, providing them with:

• Control over key decisions
• 90% share of all revenues

The developer will retain a 10% stake and continue to professionally manage the project. The exit, meaning the sale of the hall (either as part of a larger portfolio or individually, to an institutional or other investor), is planned within a 3 to 5-year horizon.

The European logistics real estate market is experiencing the highest growth in investor interest; the share of investments in this segment has doubled from 12% to 24% of total real estate investments over the past 7 years. This increased interest has a positive impact on the appreciation of logistics property prices.

The Czech market stands out even more significantly. Over the past 5 years, rental rates in the Czech Republic have grown the most among all countries in the Central and Eastern European region. The primary reason for this is limited supply, driven by expensive land and complex permitting processes. This has resulted in one of the lowest vacancy rates in Europe, consistently remaining below 5%, which is considered the threshold indicating a shortage of available space in the market.

This makes the Czech industrial real estate market exceptionally strong and stable, both from the perspective of investment activity and high liquidity. This liquidity is fueled not only by domestic investors but also by global institutional players (large investment funds). Up to 70% of investments in Czech industrial properties originate from abroad, which underscores their attractiveness to international capital.

The logistics real estate sector attracts global players and domestic investors

At the end of 2024, American investment firm Blackstone acquired ten Czech logistics parks for nearly 12 billion Czech crowns. This was one of the largest real estate transactions in Europe that year, demonstrating significant global investor interest in high-quality logistics properties in the Czech Republic.

Therefore, Logport Kladno Poldi presents a unique investment opportunity in the commercial real estate segment. While typically only large institutional funds or qualified investor funds invest in this area, Crowdberry offers individual investors the chance to acquire a stake in a specific property, benefit from attractive returns, and gain from planned sale profits.

For a more detailed look at the market situation, please refer to the Investment Information (IoI) document, available upon expressing non-binding interest in investing.

Higher yield than in Germany

Although a record 500,000 sq m of new logistics halls were completed in 2024, most were leased almost immediately. 380,000 sq m were leased last year, with an additional 150,000 sq m in the first half of 2025. This highlights the sustained demand for modern warehousing space and an ongoing supply shortage in the market.

The prime yield for top-quality logistics halls and parks remains stable at around 5.2% (2023–2024). This is noticeably higher than, for example, in Germany (~4.5%). Higher yields also indicate potential for further property value growth upon future sale. Since 2020, rents have increased from approximately €4/sq m to €7.5–€7.75/sq m (2023–2025), while the vacancy rate has dropped from 6.5% (2020) to 1% (2022), and currently remains below 3%.

The rapid expansion of e-commerce and the trend of reshoring (bringing manufacturing closer to customers) further support stable demand. Modern logistics parks meet the increasing demands for sustainability (ESG). High energy efficiency, solar panels, and water recycling are now becoming standard.

The investment in Logport Kladno Poldi is denominated in Euros, which eliminates currency risk upon sale and ensures full compatibility with attractive institutional investors.

The project's developer is Logport, a specialist in transforming brownfields into modern logistics parks. Among Logport's key references is the Logport Prague West project, a 40,000 sq m logistics complex in Jinočany near Prague, optimized for last-mile distribution. This complex was developed in collaboration with the American investment fund Invesco, which manages over $1.5 billion in assets. The facility achieved BREEAM sustainability certification and was completed in spring 2024. Logport Prague West also received the Best of Realty 2024 award (2nd place in the logistics park category).

The company was founded by Dávid Vais, who previously worked at real estate firms like CTP and JLL and possesses extensive experience in the industrial real estate market. Peter Pecník (formerly of HB Reavis and EBRD) also brings significant expertise to the firm. Logport boasts an in-house team of architects, project managers, construction engineers, and facility management experts. From the outset, the company has emphasized sustainable solutions, including the installation of solar panels, water recycling, and support for electromobility. This approach results in properties that are not only environmentally friendly but also energy-efficient and prepared for increasingly stringent standards.

Logport successfully manages projects from land acquisition and construction through full leasing and subsequent sale. This makes them a reliable partner for investors seeking stability, quality, and growth potential.

🟢 Tenant Risk: low The hall is leased for a longer period than the planned investment horizon. The tenant is a financially stable Czech company with over 20 years of market experience. Furthermore, should the tenant vacate, the hall can be easily divided into two independently rentable units. This increases the chance of quickly finding a new tenant and reduces the risk of income loss. Any potential rent default, for example, if the tenant is unable to pay on time, is covered by a bank guarantee.

🟢 Market risk: low The valuation of logistics properties is based on the prime yield, which is currently around 5.2%. The hall is located in a premium Class A location near Prague, which has seen sustained investor interest. A sensitivity analysis also shows that even with a market price drop of approximately 7%, investors would still achieve the lower end of the target return, around 10% p.a.

🟢 Financing Risk: low Project financing is secured from Česká spořitelna under very favorable terms, with the interest rate fixed for nearly three years in advance. The loan-to-value (LTV) ratio is a conservative 53%, meaning the project is not overleveraged.

🟢 Management Risk: Low Following investor entry, the developer will manage the project jointly with Crowdberry investors under clearly defined rules. Executives nominated by the developer can only make decisions within predefined parameters, and all key contracts (lease, sale, etc.) are subject to approval by investors on the supervisory board. In case of deviations from the approved business plan or significant actions (e.g., property sale, tenant change), the consent of Crowdberry investors is required. Should an executive violate their authority or act contrary to investor interests, investors have the right to recall them and replace them with their own nominee. These measures significantly limit the possibility of the developer managing the project incompetently or contrary to the interests of co-owners among the investors.

We cover risks in more detail in the Investment Information (IoI) document, which is available upon expressing non-binding interest in investing.