KEY INFORMATION DOCUMENT Purpose This document provides you with key information about this investment product. It is not marketing material. The information is required by law* to help you understand the nature, risks, cost, potential gains and losses of this product and help you compare it with other products. *please note that this document is no longer mandatory due to the temporary exemption provided by the FCA. This document does not follow the requirements prescribed in the UK PRIIPs Regulation1 or the MiFID Org Regulation2. Supermarket Income REIT Plc (the “Company”) ISIN: GB00BF345X11 Website: https://www.supermarketincomereit.com/ Email: ir@suprplc.com PRIIP manufacturer (for the purposes of this document only): Supermarket Income REIT Plc. You are about to purchase a product that is not simpleand may be difficult to understand. This key information document was produced on 14 October 2024 What is this product? Type: The Company is a closed-ended investment fund domiciled in England and Wales and listed on the Closed-ended investment funds category of the FCA’s Official List and its Ordinary Shares are traded on the LSE’s Main market. The Company has an unlimited life and there is no maturity date for the ordinary shares. There is no recommended holding period for the ordinary shares. The return from an investment in the ordinary shares will be driven by the price at which the ordinary shares are sold compared to the original purchase price, and by any dividends paid by the Company to the investors in its ordinary shares during the holding period. The price at which an investor may dispose of ordinary shares will depend on the prevailing secondary market price, which may, or may not, reflect the prevailing net asset value per ordinary share. Investment Objective: The Company’s investment objective is to provide its shareholders with an attractive level of income together with the potential for capital growth by investing in a portfolio of supermarket real estate assets. The Company invests principally in freehold and long leasehold operational properties, let to leading supermarket operators, which benefit from long-term growing income streams and strong, structurally supported tenant covenants. The Company primarily invests in omnichannel supermarkets, being supermarkets which are able to fulfil both in-store and online shopping, through click and collect or home delivery. The integration of this online and offline fulfilment provides the Company’s tenants with economies of scale and operational efficiencies. The Company may also invest in assets let to non-supermarket operators, when these assets are located on the same site, or complimentary to an existing asset. The Company will acquire assets with long unexpired lease terms, with predominantly index-linked or fixed rental uplifts in order to provide investors with income security and considerable inflation protection. In the UK, the Company expects the majority of its tenants to consist of leading supermarket operators by market share. The Company may also invest in assets let to other supermarket operators, where it believes the covenant is consistent with the overarching objective of providing regular and sustainable income as well as the potential for some capital value uplift over the longer term. Intended Retail Investor: An investment in the Company is intended for institutional investors and professionally- advised or knowledgeable retail investors. It is suitable for investors who are capable of evaluating the risks and merits of such an investment and who have sufficient resources to bear the economic risk of a substantial or entire loss of their investment and who can accept that there may be limited liquidity in the shares. Maturity Date: The Company has an unlimited life and there is no maturity date for the ordinary shares.What are the risks and what could I get in return? Risk indicator 1 2 3 4 5 6 7 Lower riskHigher risk1The retained version of Regulation (EU) 1286/2014 of the European Parliament and the Council on key information documents for packaged retail and insurance-based investment products as implemented into the laws of the United Kingdom under the European Union (Withdrawal) Act 2018 2Article 50(2)(b) and Article 51 of the UK version of Commission Delegated Regulation (EU) 2017/565 of 25 April 2016 The summary risk indicator is a guide to the level of risk of the Product compared to other products. It shows how likely it is that the Product will lose money because of movements in the market or because we are not able to pay you. We have classified this Product as 5 out 7, which is a medium-high risk class. This rates the potential losses from future performance at a medium-high level, and poor market conditions will likely impact our capacity to pay you. This Product does not include any protection from future market performance so you could lose some or all of your investment. If we are not able to pay what is owed, you could lose your entire investment. The Company is a closed-ended investment fund, as such you do not have discretion to cash out your investment early however an investor may transfer all or any of his or her shares in any manner which is permitted under the articles of association of the Product or in any other manner which is approved by the Board. The following are some of the other risks materially relevant to the Product which are not taken into account in the summary risk indicator include the following: • Portfolio fails to perform in line with objective • Borrowings will magnify any gains or losses • No protection from future market performance, you could lose all or some of your investment You should refer to the Prospectus for the Product for further information on relevant risk factors. Investment Performance Information The main factors that will affect the performance of the Company’s shares are the supermarket real estate market trading conditions; the ability of the Company to acquire assets and generate rental income from its supermarket property portfolio and issue dividends; the ability of the Investment Adviser to negotiate long-term leases on advantageous terms, achieve efficient rent collections and asset management opportunities; the ability of the Investment Adviser to identify and secure efficient funding for future investment opportunities; and broader macroeconomic factors that affect the real estate rental market. Since the Company began trading publicly in July 2017 until 19 September 2024, the Product has had an average rolling one-year shareholder total return of 2.56% per annum. To examine evidence for the longer-term performance characteristics of the Company’s shares, we backfilled Supermarket Income REIT’s total return index with the FTSE EPRA NAREIT UK REITs Total Return Index. This gives a representative performance proxy (the “proxy”) with a history dating back to 18 January 2007. The volatility of the Company’s share price will vary. The average volatility observed over a rolling one-year period for the Product was 16.4% per annum, however, during adverse market conditions, the volatility temporarily rose to 31.4% per annum. What could affect my return positively? Specific factors that could affect returns positively would be an increase in the market valuations of properties within the portfolio, scope for rental increases, and the ability of the Board to effectively manage the property portfolio and make promising acquisitions. General factors that affect positive returns for the Product would be an extended period of UK economic growth and fiscal stability. As at 30 June 2024, 75% of the Company’s rental income comes from Tesco and Sainsbury’s, so good trading conditions from these counterparties will likely benefit returns. Day to day, the Company has low correlations to the UK equity market, but we would expect larger upward market movements in the UK market to correlate with improvements in the Company’s valuation. In terms of quantitative evidence, the best one-year shareholder total return experienced by the Company was 26.2%. Over the longer performance history available from the proxy, the proxy experienced the most favourable one-year shareholder total return of 94.7%, and the most favourable five-year rolling shareholder total return of 27.5% per annum. What could affect my return negatively? Specific factors that affect returns negatively would be a series of poor investment decisions from the Investment Adviser through poor due diligence, asset management and rental negotiations, which could lower capital returns to shareholders; the default of a major supermarket tenant on their rental obligations; and the disposal of property investments at unsatisfactory prices. A general factor that will affect returns negatively would be a period of recession and economic uncertainty which could lead to a decline in the UK real estate market. In addition, a sharp decrease in property valuations could impact on the Company’s financing terms and limit growth opportunities. In terms of quantitative evidence, the most unfavourable one-year shareholder total return the Company’s shareholders have experienced has been -40.5%. Over the longer performance history using the proxy, the most unfavourable one- year and five-year shareholder total return was -69.2% and -15.3% per annum respectively. What could happen under severely adverse market conditions? The markets have recently experienced adverse market conditions, and from June 2022 to July 2023, the Company experienced a shareholder loss of 43.9%. For comparison, the FTSE EPRA NAREIT UK REIT index lost 31.4% of its value over the same period. In addition, over the financial crisis, February 2007 to March 2009, the FTSE EPRA NAREIT UK REIT index experienced a larger loss of 79.6%. Under these market conditions we could expect the value of the shares to fall by amounts relative to the scale of the market crash. During such periods of stress, there is a risk that the capital value of an investment in the Company’s shares could reduce significantly, potentially down to zero. What happens if Supermarket Income REIT Plc is unable to pay dividends or other returns? The Company is required to declare dividends to maintain compliance with the UK REIT rules and to pay you dividends once declared . If the Company were liquidated, you would be entitled to receive a distribution equal to your share of the Company’s assets, after payment of all of its creditors. There is no compensation or guarantee scheme in place that applies to the Company and, if you invest in the Company, you should be prepared to assume the risk that you could lose all of your investment. What are the costs? Important note: The costs have been set to zero in response to the FCA Forbearance Statement, published on 19 September 2024 and AIC guidance. No ongoing costs are payable by the investor and are paid by the company out of the assets. More information on company expenses can be found in SUPR’s annual report and accounts. Composition of costs The table below shows:• The impact each year of the different types of costs on the investment returns you might get; and• The meaning of the different cost categories. This table shows the impact on return per yearThe impact of the costs you pay when entering your investment. (This is the One-off Entry costs 0.00 % most you could pay and could pay less). The impact of costs already included in costs the price. Exit costs 0.00 % The impact of costs of exiting your investment when it matures. Portfolio transactionThe impact of the costs of us buying and selling underlying investments for the 0.00 % costsProduct. Ongoing costsOtherThe impact of the costs that we take each year for managing your investment 0.00 % and other ongoing costs. ongoing costs*The impact of the performance fee. We take these from your investment if the Incidental Performance fees0.00 %Product outperforms its benchmark. costs Carried interests 0.00 % The impact of carried interests. How long should I hold the Company's shares? There is no required minimum holding period for the shares in the Company. They are designed for long-term investment with investors being able to sell their investment in the Company’s shares on the London Stock Exchange. The Company is not obliged to acquire any of the Company’s shares. You may sell your shares in the Company on any day which is a dealing day on the London Stock Exchange. No fees or penalties are payable to the Company on the sale of your investment but you may be required to pay fees or commissions to any person arranging the sale on your behalf. The sale of shares may be at a discount to the net asset value per share.