UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q


☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended ~~June~~September 30, 2025


☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from _______________ to _______________

Commission File Number 001-32205

CBRE GROUP, INC.

(Exact name of registrant as specified in its charter)

___________________________________________________________


Delaware						94-3391143
(State or other jurisdiction of incorporation or organization)						(I.R.S. Employer Identification No.)

2121 North Pearl Street, Suite 300, Dallas, Texas						75201
(Address of principal executive offices)						(Zip Code)

(214) 979-6100

(Registrant’s telephone number, including area code)

_____________________________________________________________________________________

Securities registered pursuant to Section 12(b) of the Act:


Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Class A Common Stock, $0.01 par value per share	“CBRE”	New York Stock Exchange

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Large accelerated filer

☒

Accelerated filer

☐

Non-accelerated filer

☐

Smaller reporting company

☐

Emerging growth company

☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

The number of shares of Class A common stock outstanding at ~~July~~October 2520, 2025 was 297,~~554~~592,~~325~~997.

Table of contents

FORM 10-Q

~~June~~September 30, 2025

TABLE OF CONTENTS

PART I – FINANCIAL INFORMATION		Page
Item 1.	Financial Statements (Unaudited)
	Consolidated Balance Sheets	1
	Consolidated Statements of Operations	2
	Consolidated Statements of Comprehensive Income	3
	Consolidated Statements of Cash Flows	4
	Consolidated Statements of Equity	5
	Notes to Consolidated Financial Statements	7
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	3335
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	5963
Item 4.	Controls and Procedures	6165
PART II – OTHER INFORMATION
Item 1.	Legal Proceedings	6266
Item 1A.	Risk Factors	6266
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	6266
Item 5.	Other Information	6266
Item 6.	Exhibits	6367
Signatures		6568

Table of contents

PART I – FINANCIAL INFORMATION

Item 1. Financial Statements

CBRE GROUP, INC.

CONSOLIDATED BALANCE SHEETS

(Dollars in millions, except share data)

	June 30,2025		December 31,2024
	September 30,2025		December 31,2024
	(Unaudited)
ASSETS
Current Assets:
Cash and cash equivalents	$	1,~~395~~669	$	1,114
Restricted cash	~~137~~140		107
Receivables, less allowance for doubtful accounts of $109 and $101 at June 30, 2025 and December 31, 2024, respectively	7,319		7,005
Receivables, less allowance for doubtful accounts of $121 and $101 at September 30, 2025 and December 31, 2024, respectively	7,562		7,005
Warehouse receivables	1,~~448~~647		561
Contract assets	~~382~~415		400
Prepaid expenses	~~420~~415		332
Income taxes receivable	~~306~~200		130
Other current assets	~~553~~525		321
Total Current Assets	1112,~~960~~573		9,970
Property and equipment, net of accumulated depreciation and amortization of $2,000 and $1,795 at June 30, 2025 and December 31, 2024, respectively	972		914
Property and equipment, net of accumulated depreciation and amortization of $2,065 and $1,795 at September 30, 2025 and December 31, 2024, respectively	976		914
Goodwill	6,~~410~~400		5,621
Other intangible assets, net of accumulated amortization of $2,731 and $2,494 at June 30, 2025 and December 31, 2024, respectively	2,485		2,298
Other intangible assets, net of accumulated amortization of $2,770 and $2,494 at September 30, 2025 and December 31, 2024, respectively	2,430		2,298
Operating lease assets	12,~~986~~012		1,198
Investments in unconsolidated subsidiaries (with $439 and $890 at fair value at June 30, 2025 and December 31, 2024, respectively)	858		1,295
Investments in unconsolidated subsidiaries (with $438 and $890 at fair value at September 30, 2025 and December 31, 2024, respectively)	870		1,295
Non-current contract assets	~~103~~120		89
Real estate under development	~~365~~560		505
Non-current income taxes receivable	8996		75
Deferred tax assets, net	~~656~~692		538
Other assets	1,~~809~~837		1,880
Total Assets	$	2728,~~693~~566	$	24,383
LIABILITIES AND EQUITY
Current Liabilities:
Accounts payable and accrued expenses	$	4,~~112~~438	$	4,102
Compensation and employee benefits payable	1,~~405~~490		1,419
Accrued bonus and profit sharing	1,~~029~~288		1,695
Operating lease liabilities	~~282~~277		200
Contract liabilities	~~420~~382		375
Income taxes payable	~~145~~100		209
Warehouse lines of credit (which fund loans that U.S. Government Sponsored Enterprises have committed to purchase)	1,~~432~~624		552
Revolving credit facilities	—		132
Other short-term borrowings	1,~~362~~090		222
Current maturities of long-term debt	71		36
Other current liabilities	~~365~~392		345
Total Current Liabilities	1011,~~623~~152		9,287
Long-term debt, net of current maturities	4,~~340~~321		3,245
Non-current operating lease liabilities	2,~~053~~098		1,307
Non-current tax liabilities	~~175~~181		160
Deferred tax liabilities, net	~~258~~242		247
Other liabilities	1,~~251~~279		945
Total Liabilities	1819,~~700~~273		15,191
Mezzanine Equity:
Redeemable non-controlling interests in consolidated entities	~~408~~409		—
Equity:
CBRE Group, Inc. Stockholders’ Equity:
Class A common stock; $0.01 par value; 525,000,000 shares authorized; 297,524,516 and 302,052,229 shares issued and outstanding at June 30, 2025 and December 31, 2024, respectively	3		3
Class A common stock; $0.01 par value; 525,000,000 shares authorized; 297,561,943 and 302,052,229 shares issued and outstanding at September 30, 2025 and December 31, 2024, respectively	3		3
Additional paid-in capital	—44		—
Accumulated earnings	9,~~393~~768		9,567
Accumulated other comprehensive loss	(1,~~143~~280)		(1,159)
Total CBRE Group, Inc. Stockholders’ Equity	8,~~253~~535		8,411
Non-controlling interests	~~332~~349		781
Total Equity	8,~~585~~884		9,192
Total Liabilities and Equity	$	2728,~~693~~566	$	24,383

The accompanying notes are an integral part of these consolidated financial statements.

Table of contents

CBRE GROUP, INC.

CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited)

(Dollars in millions, except share and per share data)

	Three Months EndedJune 30,				Six Months EndedJune 30,
	Three Months EndedSeptember 30,				Nine Months EndedSeptember 30,
	2025		2024		2025		2024
Revenue	$	910,~~754~~258	$	89,~~391~~036	$	1828,~~663~~921	$	1625,~~326~~363
Costs and expenses:
Cost of revenue	78,~~942~~304		67,~~793~~252		1523,~~207~~511		1320,~~268~~521
Operating, administrative and other	1,~~275~~328		1,~~191~~237		23,~~467~~794		23,~~302~~538
Depreciation and amortization	~~182~~181		~~161~~178		~~359~~540		~~319~~497
Total costs and expenses	9,~~399~~813		8,~~145~~667		1827,~~033~~845		1524,~~889~~556
Gain on disposition of real estate	19		—		19		13
Gain (loss) on disposition of real estate	36		(1)		55		12
Operating income	~~374~~481		~~246~~368		~~649~~1,131		~~450~~819
Equity loss from unconsolidated subsidiaries	(18)		(15)		(2)		(73)
Equity income (loss) from unconsolidated subsidiaries	53		(4)		50		(77)
Other income	53		612		710		1526
Interest expense, net of interest income	5950		6364		~~108~~159		99163
Write-off of financing costs on extinguished debt	2—		—		2		—
Income before provision for income taxes	~~300~~487		~~174~~312		~~544~~1,030		~~293~~605
Provision for income taxes	6191		3267		~~113~~203		370
Net income	~~239~~396		~~142~~245		~~431~~827		~~290~~535
Less: Net income attributable to non-controlling interests	2433		1220		5386		3454
Net income attributable to CBRE Group, Inc.	$	~~215~~363	$	~~130~~225	$	~~378~~741	$	~~256~~481
Basic income per share:
Net income per share attributable to CBRE Group, Inc.	$	01.7222	$	0.4273	$	12.2648	$	01.8457
Weighted average shares outstanding for basic income per share	297,~~950~~557,~~927~~891		306,~~745~~253,~~116~~811		~~299~~298,~~113~~589,~~472~~340		306,~~276~~269,~~871~~264
Diluted income per share:
Net income per share attributable to CBRE Group, Inc.	$	01.7221	$	0.4273	$	12.2546	$	01.8356
Weighted average shares outstanding for diluted income per share	300,~~008~~257,~~422~~330		308,~~035~~305,~~211~~013		301,~~455~~050,~~253~~341		308,~~269~~281,~~040~~111

The accompanying notes are an integral part of these consolidated financial statements.

Table of contents

CBRE GROUP, INC.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME

(Unaudited)

(Dollars in millions)

	Three Months EndedJune 30,				Six Months EndedJune 30,
	Three Months EndedSeptember 30,				Nine Months EndedSeptember 30,
	2025		2024		2025		2024
Net income	$	~~239~~396	$	~~142~~245	$	~~431~~827	$	~~290~~535
Other comprehensive income (loss):
Other comprehensive (loss) income:
Foreign currency translation gain (loss)	2		(26)		19		(115)
Foreign currency translation (loss) gain	(153)		178		(134)		63
Unrealized holding gains on available for sale debt securities, net of tax	1—		31		1		34
Other, net of tax	~~(27)~~10		~~(2)~~1		(155)		~~(1)~~—
Total other comprehensive (loss) income	(24143)		~~(25)~~180		5(138)		~~(113)~~67
Comprehensive income	~~215~~253		~~117~~425		~~436~~689		~~177~~602
Less: Comprehensive income attributable to non-controlling interests	3627		1364		77104		2892
Comprehensive income attributable to CBRE Group, Inc.	$	~~179~~226	$	~~104~~361	$	~~359~~585	$	~~149~~510

The accompanying notes are an integral part of these consolidated financial statements.

Table of Contents

CBRE GROUP, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited)

(Dollars in millions)

Six Months EndedJune 30,

Nine Months EndedSeptember 30,

2025

2024

CASH FLOWS FROM OPERATING ACTIVITIES:

Net income

~~431~~827

~~290~~535

Reconciliation of net income to net cash used in operating activities:

Reconciliation of net income to net cash provided by operating activities:

Depreciation and amortization

~~359~~540

~~319~~497

Amortization of other assets

~~103~~152

92140

Net non-cash mortgage servicing rights and premiums on loan sales

(74126)

(60111)

Deferred income taxes

(369)

(70110)

Stock-based compensation expense

63110

69112

Equity loss from investments

Equity (income) loss from investments

(50)

Other non-cash adjustments

4(12)

(42)

Changes in:

Sale of mortgage loans

59,~~776~~984

47,~~129~~479

Origination of mortgage loans

(611,~~646~~041)

(48,~~408~~212)

Warehouse lines of credit

~~880~~1,072

~~295~~756

Receivables, prepaid expenses and other assets

(~~167~~419)

75(200)

Accounts payable, accrued liabilities and other liabilities

~~(176)~~5

~~(64)~~89

Accrued compensation expenses

(~~787~~431)

(~~788~~525)

Income taxes, net

(~~254~~204)

(~~153~~157)

Net cash used in operating activities

(489)

(205)

Net cash provided by operating activities

338

368

CASH FLOWS FROM INVESTING ACTIVITIES:

Capital expenditures

(~~138~~222)

(~~135~~214)

Payments for business acquired, net of cash acquired

(~~311~~331)

(1,~~051~~052)

Capital contributions related to investments

(8593)

(73110)

Acquisition and development of real estate assets

(~~134~~240)

(~~136~~212)

Other investing activities, net

~~201~~222

8894

Net cash used in investing activities

(~~467~~664)

(1,~~307~~494)

CASH FLOWS FROM FINANCING ACTIVITIES:

Proceeds from revolving credit facility

—

23,~~505~~213

Repayment of revolving credit facility

(132)

(12,~~565~~530)

Proceeds from commercial paper, net

~~1,182~~910

—

Proceeds from long-term debt

1,~~674~~668

495

Repayment of long-term debt

(~~636~~651)

—

Repurchase of common stock

(680)

(47110)

Other financing activities, net

(~~248~~283)

(~~146~~141)

Net cash provided by financing activities

~~1,160~~832

~~1,242~~927

Effect of currency exchange rate changes on cash and cash equivalents and restricted cash

~~107~~82

(6815)

NET CHANGE IN CASH, CASH EQUIVALENTS AND RESTRICTED CASH

~~311~~588

(~~338~~214)

CASH, CASH EQUIVALENTS AND RESTRICTED CASH, AT BEGINNING OF PERIOD

1,221

1,371

CASH, CASH EQUIVALENTS AND RESTRICTED CASH, AT END OF PERIOD

1,~~532~~809

1,~~033~~157

SUPPLEMENTAL DISCLOSURES OF CASH FLOW INFORMATION:

Cash paid during the period for:

Interest

~~226~~326

~~170~~307

Income tax payments, net

~~351~~457

~~244~~351

Non-cash investing and financing activities:

Deferred and/or contingent consideration

2737

The accompanying notes are an integral part of these consolidated financial statements.

Table of Contents

CBRE GROUP, INC.

CONSOLIDATED STATEMENTS OF EQUITY

(Unaudited)

(Dollars in millions)

	CBRE Group, Inc. Stockholders’
	Class Acommonstock		Additionalpaid-incapital		Accumulatedearnings		Accumulatedothercomprehensive loss		Non-controllinginterests		Total		Redeemable Non-controlling interests
Balance at March 31, 2025	$	3	$	—	$	9,386	$	(1,107)	$	351	$	8,633	$	371
Balance at June 30, 2025	$	3	$	—	$	9,393	$	(1,143)	$	332	$	8,585	$	408
Net income	—		—		~~215~~363		—		2024		~~235~~387		49
Compensation expense for equity awards	—		4247		—		—		—		4247		—
Units repurchased for payment of taxes on equity awards	—		8(6)		—		—		—		8(6)		—
Repurchase of common stock	—		(42)		(219)		—		—		(261)		—
Foreign currency translation loss	—		—		—		(147)		(6)		(153)		(10)
Foreign currency translation (loss) gain	—		—		—		(10)		12		2		37
Other	—		3		12		10		(1)		24		2
Unrealized holding gains on available for sale debt securities, net of tax	—		—		—		1		—		1		—
Balance at September 30, 2025	$	3	$	44	$	9,768	$	(1,280)	$	349	$	8,884	$	409
Distributions to non-controlling interests	—		—		—		—		(36)		(36)		—
Acquisition of non-controlling interests	—		3		—		—		(15)		(12)		16
Other	—		(11)		11		(27)		—		(27)		(20)
Balance at June 30, 2025	$	3	$	—	$	9,393	$	(1,143)	$	332	$	8,585	$	408

	CBRE Group, Inc. Stockholders’
	Class Acommonstock		Additionalpaid-incapital		Accumulatedearnings		Accumulatedothercomprehensive loss		Non-controllinginterests		Total
Balance at March 31, 2024	$	3	$	—	$	9,263	$	(1,005)	$	838	$	9,099
Balance at June 30, 2024	$	3	$	—	$	9,384	$	(1,031)	$	833	$	9,189
Net income	—		—		~~130~~225		—		1220		~~142~~245
Compensation expense for equity awards	—		3943		—		—		—		3943
Units repurchased for payment of taxes on equity awards	—		(18)		—		—		—		(18)
Repurchase of common stock	—		(3937)		(925)		—		—		(4862)
Foreign currency translation (loss) gain	—		—		—		(27)		1		(26)
Foreign currency translation gain	—		—		—		134		44		178
Unrealized holding gains on available for sale debt securities, net of tax	—		—		—		31		—		31
Contributions from non-controlling interests	—		—		—		—		165		165
Distributions to non-controlling interests	—		—		—		—		(309)		(309)
Other	—		1		—		(2)		(4)		(5)
Deconsolidation of investments	—		—		—		—		(24)		(24)
Balance at June 30, 2024	$	3	$	—	$	9,384	$	(1,031)	$	833	$	9,189
Other	—		2		—		1		(5)		(2)
Balance at September 30, 2024	$	3	$	—	$	9,584	$	(895)	$	864	$	9,556

The accompanying notes are an integral part of these consolidated financial statements.

Table of Contents

CBRE GROUP, INC.

CONSOLIDATED STATEMENTS OF EQUITY (Continued)

(Unaudited)

(Dollars in millions)

	CBRE Group, Inc. Stockholders’
	Class Acommonstock		Additionalpaid-incapital		Accumulatedearnings		Accumulatedothercomprehensive loss		Non-controllinginterests		Total		Redeemable Non-controlling interests
Balance at December 31, 2024	$	3	$	—	$	9,567	$	(1,159)	$	781	$	9,192	$	—
Net income	—		—		~~378~~741		—		4468		~~422~~809		918
Compensation expense for equity awards	—		63110		—		—		—		63110		—
Units repurchased for payment of taxes on equity awards	—		(2834)		—		—		—		(2834)		—
Repurchase of common stock	—		(124)		(545)		—		—		(669)		—
Foreign currency translation (loss) gain	—		—		—		(5152)		2418		19(134)		3727
Unrealized holding gains on available for sale debt securities, net of tax	—		—		—		1		—		1		—
Distributions to non-controlling interests	—		—		—		—		(36)		(36)		—
Acquisition of non-controlling interests	—		83		—		35		(480)		(362)		364
Other	—		69		~~(7)~~5		(155)		(12)		~~(17)~~7		~~(2)~~—
Balance at June 30, 2025	$	3	$	—	$	9,393	$	(1,143)	$	332	$	8,585	$	408
Balance at September 30, 2025	$	3	$	44	$	9,768	$	(1,280)	$	349	$	8,884	$	409

	CBRE Group, Inc. Stockholders’
	Class Acommonstock		Additionalpaid-incapital		Accumulatedearnings		Accumulatedothercomprehensive loss		Non-controllinginterests		Total
Balance at December 31, 2023	$	3	$	—	$	9,188	$	(924)	$	800	$	9,067
Net income	—		—		~~256~~481		—		3454		~~290~~535
Compensation expense for equity awards	—		69112		—		—		—		69112
Units repurchased for payment of taxes on equity awards	—		(4654)		(51)		—		—		(97105)
Repurchase of common stock	—		(3976)		(934)		—		—		(48110)
Foreign currency translation loss	—		—		—		(109)		(6)		(115)
Foreign currency translation gain	—		—		—		25		38		63
Unrealized holding gains on available for sale debt securities, net of tax	—		—		—		34		—		34
Contributions from non-controlling interests	—		—		—		—		1722		1722
Distributions to non-controlling interests	—		—		—		—		(3039)		(3039)
Acquisition of non-controlling interests	—		—		—		—		22		22
Other	—		16		—		(1)		(4)		11
Deconsolidation of investments	—		—		—		—		(24)		(24)
Balance at June 30, 2024	$	3	$	—	$	9,384	$	(1,031)	$	833	$	9,189
Other	—		18		—		—		(9)		9
Balance at September 30, 2024	$	3	$	—	$	9,584	$	(895)	$	864	$	9,556

The accompanying notes are an integral part of these consolidated financial statements.

Table of contents

CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Unaudited)

1. Basis of Presentation

Readers of this Quarterly Report on Form 10-Q (Quarterly Report) should refer to the audited financial statements and notes to consolidated financial statements of CBRE Group, Inc., a Delaware corporation (which may be referred to in these financial statements as “CBRE,” “the company,” “we,” “us” and “our”), for the year ended December 31, 2024, which are included in our 2024 Annual Report on Form 10-K (2024 Annual Report), filed with the United States Securities and Exchange Commission (SEC) and also available on our website (www.cbre.com), since we have omitted from this Quarterly Report certain footnote disclosures which would substantially duplicate those contained in such audited financial statements. You should also refer to Note 2 – Significant Accounting Policies, in the notes to consolidated financial statements in our 2024 Annual Report for further discussion of our significant accounting policies and estimates.

Financial Statement Preparation

The accompanying consolidated financial statements have been prepared in accordance with the rules applicable to quarterly reports on Form 10-Q and include all information and footnotes required for interim financial statement presentation, but do not include all disclosures required under accounting principles generally accepted in the United States (U.S.), or Generally Accepted Accounting Principles (GAAP), for annual financial statements. Our consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the U.S., which require management to make estimates and assumptions about future events. These estimates and the underlying assumptions affect the amounts reported in our consolidated financial statements and accompanying notes and are based on our best judgment. We evaluate our estimates and assumptions on an ongoing basis using historical experience and other factors, including consideration of the current economic environment, and adjust such estimates and assumptions when facts and circumstances dictate. Actual results may differ from these estimates and assumptions.

Certain prior year amounts have been reclassified to conform to the fiscal 2025 presentation.

2. New Accounting Pronouncements

Recently Adopted Accounting Pronouncements

In December 2023, the Financial Accounting Standards Board (FASB) issued Accounting Standards Update (ASU) 2023-09, “Improvements to Income Tax Disclosures.” This ASU requires disaggregated information about a reporting entity’s effective tax rate reconciliation as well as information on income taxes paid and is effective for annual periods beginning after December 15, 2024. The new requirements should be applied on a prospective basis with an option to apply them retrospectively. Early adoption is permitted. We are evaluating the impact that ASU 2023-09 will have on our consolidated financial statements and related disclosures. We adopted ASU 2023-09 prospectively in the first quarter of 2025 and will include the required disclosures in our annual consolidated financial statements.

Recent Accounting Pronouncements Pending Adoption

In November 2024, the FASB issued ASU 2024-03, “Income Statement—Reporting Comprehensive Income—Expense Disaggregation Disclosures (Subtopic 220-40): Disaggregation of Income Statement Expenses.” This ASU requires public business entities to disclose additional information about specific expense categories in the notes to financial statements at interim and annual reporting periods. This guidance is effective for fiscal years beginning after December 15, 2026, and interim periods within fiscal years beginning after December 15, 2027 with early adoption permitted. These requirements should be applied on a prospective basis with an option to apply them retrospectively. We ~~are~~anticipate ~~evaluating the impact that~~ ASU 2024-03 will ~~have~~result onin ~~our~~expanded ~~consolidated~~disclosures ~~financial~~related to our income statement ~~disclosures~~expenses.

In May 2025, the FASB issued ASU 2025-03, “Business Combination (Topic 805) and Consolidation (Topic 810): Determining the Accounting Acquirer in the Acquisition of a Variable Interest Entity.” This ASU requires public business entities to assess which entity is the accounting acquirer for a business combination that is effected primarily by exchanging equity interest in which a Variable Interest Entity (VIE) is acquired. This guidance is effective for fiscal years and interim periods beginning after December 15, 2026, with early adoption permitted. These requirements should be applied on a prospective basis to any transaction that occurs after the initial application date. We ~~are~~do ~~evaluating~~not expect the ~~impact~~adoption ~~that~~of ASU 2025-03 ~~will~~to have a material impact on our consolidated financial ~~statement~~statements and related disclosures.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

In July 2025, the FASB issued ASU 2025-05, “Credit Losses (Topic 326): Financial Instruments.” This ASU provides a practical expedient to assume current economic conditions will not change for the remaining life of an asset when preparing forecasts as part of estimating expected credit losses. This guidance is effective for fiscal years and interim periods beginning after December 15, 2025, with early adoption permitted and should be applied on a prospective basis if the practical expedient is elected. We are evaluating the impact that ASU 2025-05 will have on our consolidated financial statements and related disclosures.

In September 2025, the FASB issued ASU 2025-06, “Intangibles—Goodwill and Other (Topic 350): Internal-use Software.” This ASU removes all references to prescriptive and sequential software development stages (referred to as “project stages”) throughout Subtopic 350-40 and requires the capitalization of software costs to begin when 1) management has authorized and committed to funding the software project and 2) it is probable that the project will be completed and the software will be used to perform the function intended. This guidance is effective for fiscal years and interim periods beginning after December 15, 2027, with early adoption permitted. These requirements should be applied using a prospective, modified transition, or retrospective approach. We are evaluating the impact that ASU 2025-06 will have on our consolidated financial statement disclosures.

In September 2025, the FASB issued ASU 2025-07, “Derivatives and Hedging (Topic 815) and Revenue from Contracts with Customers (Topic 606): Derivatives Scope Refinements and Scope Clarification for Share-Based Noncash Consideration from a Customer in a Revenue Contract.” This ASU excludes from derivative accounting non-exchange-traded contracts with underlyings based on operations or activities specific to one of the parties to the contract. This guidance is effective for fiscal years and interim periods beginning after December 15, 2026, with early adoption permitted. These requirements may be applied prospectively or on a modified retrospective basis through a cumulative-effect adjustment to the opening balance of retained earnings. We do not expect the adoption of ASU 2025-07 to have a material impact on our consolidated financial statements and related disclosures.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

3. Acquisitions

Industrious

On January 16, 2025, we acquired the remaining 60% ownership interest that we did not already own in Industrious National Management Company LLC (Industrious), a leading provider of flexible workplace solutions, increasing our ownership to 100%. Industrious forms part of our Building Operations & Experience (BOE) segment.

The Industrious acquisition was treated as a business combination under FASB Accounting Standards Codification (ASC) Topic 805, “Business Combinations,” and was accounted for using the acquisition method of accounting. We financed the acquisition with (i) borrowings under our existing commercial paper program; and (ii) cash on hand.

The following summarizes the consideration transferred at closing for the Industrious acquisition (dollars in millions):


Cash consideration	$	369
Fair value of existing equity method investment in Industrious	373
Forgiveness of note receivable	50

Other	49
Total consideration	$	841

The following represents the summary of the excess purchase price over the fair value of net assets acquired (dollars in millions):


Purchase price	$	841
Less: Estimated fair value of net assets acquired	270
Excess purchase price over estimated fair value of net assets acquired	$	571

The ~~preliminary~~ purchase accounting adjustments related to the Industrious acquisition have been recorded in the accompanying consolidated financial statements. The excess purchase price over the fair value of net assets acquired has been recorded to goodwill. The goodwill arising from the Industrious acquisition consists largely of the synergies and opportunities related to the flexible workplace solutions space. Of the goodwill generated, approximately $392 million is deductible for tax purposes.

The acquired assets and assumed liabilities of Industrious were recorded at their estimated fair values. The ~~preliminary~~ purchase price allocation for the business combination is primarily for intangible assets acquired, and subject to change within the respective measurement period which will not extend beyond one year from the acquisition date. Measurement period adjustments will be recognized in the reporting period in which the adjustment amounts are determined. Any such adjustments may be material.

The following table summarizes the ~~preliminary~~ fair values assigned to the identified assets acquired and liabilities assumed at the acquisition date on January 16, 2025 (dollars in millions):


Assets Acquired:
Current assets	$	98
Property, plant & equipment	42
Intangible assets	247
Goodwill	571
Right-of-use and other assets	694
Total assets acquired	1,652
Liabilities Assumed:
Current liabilities	123
Operating lease and other liabilities	688
Total liabilities assumed	811
Estimated Fair Value of Net Assets Acquired	$	841

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

In connection with the Industrious acquisition, below is a summary of the value allocated to the intangible assets acquired (dollars in millions):

Asset Class

Amortization
Period

Amount
Assigned at
Acquisition
Date

Customer relationships

7 years

Tradenames

11-13 years

137

Management agreements

10 years

Total identified intangible assets

247

The fair value of customer relationships and management agreements was determined using the Multi-Period Excess Earnings Method (MPEEM), a form of the Income Approach. The MPEEM is a specific application of the Discounted Cash Flow Method. The principle behind the MPEEM is that the value of an intangible asset is equal to the present value of the incremental cash flows attributable only to the subject intangible asset. This estimation used certain unobservable key inputs such as timing of projected cash flows, growth rates, expected contract renewal probabilities, discount rates, and the assessment of useful life.

The fair value of the tradenames was determined by using the Relief-from-Royalty Method, a form of the Income Approach, and relied on key unobservable inputs such as timing of the projected cash flows, growth rates, and royalty rates. The basic tenet of the Relief-from-Royalty Method is that without ownership of the subject intangible asset, the user of that intangible asset would have to make a stream of payments to the owner of the asset in return for the rights to use that asset. By acquiring the intangible asset, the user avoids these payments.

Supplemental pro forma information reflecting the impact of the Industrious acquisition is not provided as the acquisition did not have a material effect on the company’s results of operations.

Turner & Townsend

In early January 2025, we completed the combination of our project management business with our Turner & Townsend subsidiary, whereby we contributed CBRE’s project management businesses in exchange for an additional 10% ownership interest in the combined project management business (the “Combined Project Management Business”). Upon completion of the transaction, CBRE holds a 70% controlling interest in the Combined Project Management Business.

As part of the combination agreement, CBRE granted to the Turner & Townsend partners an option to require CBRE to purchase additional shares in the Combined Project Management Business, which is exercisable during the period between January 1, 2027 and March 31, 2030 (the “Put Option”). The price payable to the Turner & Townsend partners will be the fair value of the shares at the date the Put Option is exercised. As exercise of the Put Option is not solely in the control of the company, the interest in the Combined Project Management Business related to the Put Option has been classified as Mezzanine Equity on our balance sheet per ASC 480-10-S99, “Distinguishing liabilities from Equity – SEC Materials.” The shares in the Combined Project Management Business subject to the Put Option were valued at $~~408~~409 million as of ~~June~~September 30, 2025 and was estimated based on discounted forecasted cash flows for the business. We have elected to recognize changes in the redemption value as they occur by adjusting the amount of the redeemable shares to their redemption value at the end of each period.

~~4. Warehouse~~Other ~~Receivables & Warehouse Lines of Credit~~acquisitions

~~Our~~During ~~wholly-owned~~the ~~subsidiary~~nine ~~CBRE~~months ~~Capital~~ended ~~Markets~~September 30, ~~Inc.~~2025, ~~(CBRE~~the ~~Capital~~company ~~Markets)~~completed istwo ain-fill ~~Federal~~business ~~Home~~acquisitions, ~~Loan~~including ~~Mortgage~~one ~~Corporation~~in ~~(Freddie~~the ~~Mac)~~Advisory ~~approved~~Services ~~Multifamily~~segment ~~Program Plus Seller/Servicer~~ and anone ~~approved~~in ~~Federal~~the ~~National~~Project ~~Mortgage~~Management ~~Association (Fannie Mae) Aggregation and Negotiated Transaction Seller/Servicer. In addition~~segment, ~~CBRE~~with ~~Capital Markets’ wholly-owned subsidiary CBRE Multifamily Capital, Inc. (CBRE MCI) is~~ an ~~approved~~aggregate ~~Fannie~~purchase ~~Mae~~price ~~Delegated~~of ~~Underwriting~~approximately ~~and~~$31 million ~~Servicing~~in ~~(DUS)~~cash ~~Seller/Servicer~~ and ~~CBRE Capital Markets’ wholly~~non-~~owned~~cash ~~subsidiary CBRE HMF, Inc~~consideration. ~~(CBRE~~Assets ~~HMF)~~acquired ~~is a U.S. Department of Housing~~ and ~~Urban~~liabilities ~~Development~~assumed ~~(HUD)~~are ~~approved~~primarily ~~Non-Supervised~~working ~~Federal~~capital ~~Housing~~in ~~Authority~~nature. ~~(FHA)~~The ~~Title~~results IIof ~~Mortgagee,~~operations ~~an approved Multifamily Accelerated Processing (MAP) lender and an approved Government National Mortgage Association (Ginnie Mae) issuer~~ of ~~mortgage-backed~~all ~~securities~~acquisitions ~~(MBS).~~completed ~~Under~~during ~~these~~the ~~arrangements,~~nine ~~before~~months ~~loans~~ended ~~are originated through proceeds from warehouse lines of credit~~September 30, we2025 ~~obtain~~have ~~either~~been aincluded ~~contractual~~in ~~loan~~the ~~purchase~~company’s ~~commitment~~consolidated ~~from~~financial ~~either~~results ~~Freddie~~since ~~Mac~~their orrespective ~~Fannie~~acquisition ~~Mae~~dates. orThese aacquisitions ~~confirmed~~were ~~forward trade commitment for the issuance and purchase of a Fannie Mae or~~

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

~~Ginnie~~not ~~Mae~~significant ~~MBS~~in ~~that~~relation ~~will~~to ~~be secured by~~ the ~~loans.~~company’s ~~The~~consolidated ~~warehouse~~financial ~~lines~~results of credit are generally repaid within a one-month period when Freddie Mac or Fannie Mae buys the loans or upon settlement of the Fannie Mae or Ginnie Mae MBS, while we retain the servicing rights. Loans are funded at the prevailing market rates. We elected the fair value option for all warehouse receivables. At June 30, 2025 and ~~December 31~~, ~~2024~~therefore, ~~all~~pro-forma offinancial ~~the~~information ~~warehouse~~has ~~receivables~~not ~~included~~been in the accompanying consolidated balance sheets were either under commitment to be purchased by Freddie Mac or had confirmed forward trade commitments for the issuance and purchase of Fannie Mae or Ginnie Mae MBS that will be secured by the underlying loanspresented.

The following table identifies the company’s allocation of purchase price to goodwill and other intangible assets by category (dollars in millions):


	Amount Assigned at Acquisition Date		Weighted-Average Life (in years)
Goodwill	$	20	N/A
Customer relationships	16		11 years

Total	$	36

4. Warehouse Receivables & Warehouse Lines of Credit

Our wholly-owned subsidiary CBRE Capital Markets, Inc. (CBRE Capital Markets) is a Federal Home Loan Mortgage Corporation (Freddie Mac) approved Multifamily Program Plus Seller/Servicer and an approved Federal National Mortgage Association (Fannie Mae) Aggregation and Negotiated Transaction Seller/Servicer. In addition, CBRE Capital Markets’ wholly-owned subsidiary CBRE Multifamily Capital, Inc. (CBRE MCI) is an approved Fannie Mae Delegated Underwriting and Servicing (DUS) Seller/Servicer and CBRE Capital Markets’ wholly-owned subsidiary CBRE HMF, Inc. (CBRE HMF) is a U.S. Department of Housing and Urban Development (HUD) approved Non-Supervised Federal Housing Authority (FHA) Title II Mortgagee, an approved Multifamily Accelerated Processing (MAP) lender and an approved Government National Mortgage Association (Ginnie Mae) issuer of mortgage-backed securities (MBS). Under these arrangements, before loans are originated through proceeds from warehouse lines of credit, we obtain either a contractual loan purchase commitment from either Freddie Mac or Fannie Mae or a confirmed forward trade commitment for the issuance and purchase of a Fannie Mae or Ginnie Mae MBS that will be secured by the loans. The warehouse lines of credit are generally repaid within a one-month period when Freddie Mac or Fannie Mae buys the loans or upon settlement of the Fannie Mae or Ginnie Mae MBS, while we retain the servicing rights. Loans are funded at the prevailing market rates. We elected the fair value option for all warehouse receivables. At September 30, 2025 and December 31, 2024, all of the warehouse receivables included in the accompanying consolidated balance sheets were either under commitment to be purchased by Freddie Mac or had confirmed forward trade commitments for the issuance and purchase of Fannie Mae or Ginnie Mae MBS that will be secured by the underlying loans.

A roll forward of our warehouse receivables is as follows (dollars in millions):

Beginning balance at December 31, 2024	$	561
Origination of mortgage loans	611,~~646~~041
Gains (premiums on loan sales)	1221
Proceeds from sale of mortgage loans:
Sale of mortgage loans	(59,~~764~~963)
Cash collections of premiums on loan sales	(1221)
Proceeds from sale of mortgage loans	(59,~~776~~984)
Net increase in mortgage servicing rights included in warehouse receivables	58
Ending balance at June 30, 2025	$	1,448
Ending balance at September 30, 2025	$	1,647

~~The following table is a summary of our warehouse lines of credit in place as of June 30, 2025 and December 31, 2024 (dollars in millions):~~11

			June 30, 2025				December 31, 2024
Lender	CurrentMaturity	Pricing	MaximumFacilitySize		CarryingValue		MaximumFacilitySize		CarryingValue
JP Morgan Chase Bank, N.A. (JP Morgan) (1)	12/12/2025	daily floating Secured Overnight Financing Rate (SOFR) plus 1.50%,with a SOFR adjustment of 0.05%	$	1,660	$	956	$	1,310	$	306
JP Morgan (Business Lending Activity) (1)	12/12/2025	daily floating SOFR plus 2.75%,with a SOFR adjustment of 0.05%	15		—		15		—
JP Morgan (Bridge Loans) (1)	12/12/2025	daily floating SOFR plus 2.00%,with a SOFR adjustment of 0.05%	25		—		25		—
Fannie Mae Multifamily As Soon As Pooled Plus Agreement and Multifamily As Soon As Pooled Sale Agreement (ASAP) Program (2)	Cancelableanytime	1-month CME term SOFR plus 1.45%, with a SOFR floor of 0.25%	725		101		650		1
TD Bank, N.A. (TD Bank) (3)	7/15/2025	daily floating SOFR plus 1.25%, with a SOFR adjustment of 0.10%	600		206		900		103
Bank of America, N.A. (BofA) (4)	5/20/2026	daily floating SOFR plus 1.25%,with a SOFR adjustment of 0.10%	350		169		350		142
BofA (4)	5/20/2026	daily floating SOFR plus 1.25%,with a SOFR adjustment of 0.10%	250		—		250		—
			$	3,625	$	1,432	$	3,500	$	552

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

The following table is a summary of our warehouse lines of credit in place as of September 30, 2025 and December 31, 2024 (dollars in millions):


			September 30, 2025				December 31, 2024
Lender	Current Maturity	Pricing	Maximum Facility Size		Carrying Value		Maximum Facility Size		Carrying Value
JP Morgan Chase Bank, N.A. (JP Morgan) (1)	12/12/2025	daily floating Secured Overnight Financing Rate (SOFR) plus 1.50%, with a SOFR adjustment of 0.05%	$	1,310	$	970	$	1,310	$	306
JP Morgan (Business Lending Activity) (1)	12/12/2025	daily floating SOFR plus 2.75%, with a SOFR adjustment of 0.05%	15		—		15		—
JP Morgan (Bridge Loans) (1)	12/12/2025	daily floating SOFR plus 2.00%, with a SOFR adjustment of 0.05%	25		—		25		—
Fannie Mae Multifamily As Soon As Pooled Plus Agreement and Multifamily As Soon As Pooled Sale Agreement (ASAP) Program (2)	Cancelable anytime	1-month CME term SOFR plus 1.35%, with a SOFR floor of 0.25%	650		395		650		1
TD Bank, N.A. (TD Bank) (3)	7/15/2026	daily floating SOFR plus 1.25%, with a SOFR adjustment of 0.10%	600		35		900		103
Bank of America, N.A. (BofA) (4)	5/20/2026	daily floating SOFR plus 1.25%, with a SOFR adjustment of 0.10%	350		224		350		142
BofA (4)	5/20/2026	daily floating SOFR plus 1.25%, with a SOFR adjustment of 0.10%	250		—		250		—

			$	3,200	$	1,624	$	3,500	$	552

________________________________________________________________________________________________________________________________________

(1)Effective December 13, 2024, this facility was renewed through December 12, 2025 and there were no changes to the SOFR rate or the SOFR adjustment rate at renewal. In addition, a Bridge Loan sublimit was added with an interest rate of daily floating rate SOFR plus 2.00%. As of ~~June~~September 30, 2025, both sublimits were not utilized. On June 9, 2025, the Chase warehouse line was temporarily increased from $1.4 billion to $1.7 billion until July 18, 2025 and was not renewed upon expiration.

(2)Effective October 1, 2024, this facility transitioned to using 1-month CME term SOFR rate. On June 20, 2025, the ~~FNMA~~Fannie Mae ASAP line capacity was temporarily increased from $650 million to $725 million through July 11, 2025 and was not renewed upon expiration. Effective August 1, 2025 the Fannie Mae ASAP line margin rate was reduced from 1.45% to 1.35%.

(3)Effective July 3115, ~~2024~~2025, this facility was renewed with a maximum aggregate principal amount of $300 million, with an uncommitted $300 million temporary line of credit and a maturity date of July 15, ~~2025~~2026. ~~The~~There ~~SOFR~~were ~~rate~~no ~~was~~changes ~~adjusted~~ to ~~1.25%.~~the ~~The~~ SOFR ~~adjustment~~ rate ~~remained~~or ~~at 0.10% with~~ the ~~extension.~~SOFR ~~Effective~~adjustment ~~July 15,~~rate ~~2025,~~at ~~this facility was renewed to July 15, 2026~~renewal. Effective October 30, 2024, the accordion option was used to temporarily increase the line from $300 million to $600 million until January 28, 2025. The accordion option was not renewed upon expiration.

(4)Effective May 21, 2025, this facility was renewed to May 20, 2026 and there were no changes to the SOFR rate or the SOFR adjustment rate at renewal.

During the ~~six~~nine months ended ~~June~~September 30, 2025, we had a maximum of $1.9 billion of warehouse lines of credit principal outstanding.

105. Variable Interest Entities (VIEs)

We hold variable interests in certain VIEs primarily in our Real Estate Investments (REI) segment which are not consolidated as it was determined that we are not the primary beneficiary. Our involvement with these entities is in the form of equity co-investments and fee arrangements. As of September 30, 2025 and December 31, 2024, our maximum exposure to loss related to the VIEs that are not consolidated was as follows (dollars in millions):


	September 30, 2025		December 31, 2024
Investments in unconsolidated subsidiaries	$	185	$	192
Other current assets	1		13
Co-investment commitments	36		37
Maximum exposure to loss	$	222	$	242

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

5. Variable Interest Entities (VIEs)

We hold variable interests in certain VIEs primarily in our Real Estate Investments (REI) segment which are not consolidated as it was determined that we are not the primary beneficiary. Our involvement with these entities is in the form of equity co-investments and fee arrangements. As of June 30, 2025 and December 31, 2024, our maximum exposure to loss related to the VIEs that are not consolidated was as follows (dollars in millions):

	June 30, 2025		December 31, 2024
Investments in unconsolidated subsidiaries	$	182	$	192
Other current assets	—		13
Co-investment commitments	34		37
Maximum exposure to loss	$	216	$	242

6. Goodwill

We test each of our reporting units for goodwill impairment annually at October 1st, or upon a triggering event, in accordance with ASC Topic 350, “Intangibles – Goodwill and Other.” As of January 1, 2025, we reorganized our business into four reportable segments (see Note 16 – Segments for further discussion). This changed the composition of our reporting units which resulted in the reallocation of goodwill from our Advisory Services and Global Workplace Solutions reportable segments to our newly created ~~Building Operations & Experience (~~BOE) and Project Management reportable segments as of January 1, 2025. Additionally, the change in composition of our reporting units was considered a triggering event requiring an interim goodwill impairment test as of January 1, 2025. We determined that no impairment existed as the estimated fair values of our reporting units were in excess of their respective carrying values, both before and after the reorganization.

	AdvisoryServices		Global Workplace Solutions		Building Operations & Experience		Project Management		Real Estate Investments		Total Consolidated
Balance as of December 31, 2024 (1)	$	2,596	$	2,614	$	—	$	—	$	411	$	5,621
Reallocation	(290)		(2,614)		1,578		1,326		—		—
Acquisitions	324		—		566		—		—		~~569~~590
Foreign exchange movement	6455		—		8474		5949		1311		~~220~~189
Balance as of June 30, 2025	$	2,373	$	—	$	2,228	$	1,385	$	424	$	6,410
Balance as of September 30, 2025	$	2,385	$	—	$	2,218	$	1,375	$	422	$	6,400

________________________________________________________________________________________________________________________________________

(1) Beginning goodwill balance is presented net of prior accumulated impairment losses of $673 million, $175 million, $89 million, and $183 million related to the Advisory Services, ~~Building Operations & Experience~~BOE, Project Management, and ~~Real~~REI ~~Estate Investment~~ segments, respectively.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

7. Fair Value Measurements

FASB ASC Topic 820, “Fair Value Measurements and Disclosures,” (Topic 820) defines fair value as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. Topic 820 also establishes a three-level fair value hierarchy that prioritizes the inputs used to measure fair value. This hierarchy requires entities to maximize the use of observable inputs and minimize the use of unobservable inputs. The three levels of inputs used to measure fair value are as follows:

•Level 1 – Quoted prices in active markets for identical assets or liabilities.

•Level 2 – Observable inputs other than quoted prices included in Level 1, such as quoted prices for similar assets and liabilities in active markets; quoted prices for identical or similar assets and liabilities in markets that are not active; or other inputs that are observable or can be corroborated by observable market data.

•Level 3 – Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets or liabilities. This includes certain pricing models, discounted cash flow methodologies and similar techniques that use significant unobservable inputs.

There have been no significant changes to the valuation techniques and inputs used to develop the recurring fair value measurements from those disclosed in our 2024 Annual Report.

The following tables present the fair value of assets and liabilities measured at fair value on a recurring basis as of ~~June~~September 30, 2025 and December 31, 2024 (dollars in millions):

	As of June 30, 2025
	As of September 30, 2025
	Fair Value Measured and Recorded Using
	Level 1		Level 2		Level 3		Total
Assets
Available for sale debt securities:
U.S. treasury securities	$	34	$	—	$	—	$	34
Corporate debt securities	—		3435		—		3435
Asset-backed securities	—		7		—		7
Total available for sale debt securities	34		4142		—		4446
Equity securities	18		—		—		18
Investments in unconsolidated subsidiaries	—		—		24		24
Warehouse receivables	—		1,~~448~~647		—		1,~~448~~647
Derivative assets	—		4650		—		4650
Total assets at fair value	$	2122	$	1,~~535~~739	$	24	$	1,~~580~~785
Liabilities
Contingent consideration	—		—		2731		2731
Derivative liabilities	—		~~372~~454		—		~~372~~454
Total liabilities at fair value	$	—	$	~~372~~454	$	2731	$	~~399~~485

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(Unaudited)


	As of December 31, 2024
	Fair Value Measured and Recorded Using
	Level 1		Level 2		Level 3		Total
Assets
Available for sale debt securities:
U.S. treasury securities	$	3	$	—	$	—	$	3

Corporate debt securities	—		33		—		33
Asset-backed securities	—		7		—		7

Total available for sale debt securities	3		40		—		43
Equity securities	18		—		—		18
Investments in unconsolidated subsidiaries	100		—		412		512
Warehouse receivables	—		561		—		561
Derivative assets	—		43		—		43
Other assets	—		—		46		46
Total assets at fair value	$	121	$	644	$	458	$	1,223

Liabilities
Contingent consideration	—		—		36		36

Total liabilities at fair value	$	—	$	—	$	36	$	36

Fair value measurements for our available for sale debt securities are obtained from independent pricing services which utilize observable market data that may include quoted market prices, dealer quotes, market spreads, cash flows, the U.S. treasury yield curve, trading levels, market consensus prepayment speeds, credit information and the instrument’s terms and conditions.

The equity securities are generally valued at the last reported sales price on the day of valuation or, if no sales occurred on the valuation date, at the mean of the bid and ask prices on such date. The above tables do not include $147 million and $148 million related to capital investments as of ~~both June~~September 30, 2025 and December 31, 2024, respectively in certain non-public entities as they are non-marketable equity investments accounted for under the measurement alternative, which are measured at cost, with fair value adjustments for observable market transactions, minus impairment. These investments are included in “Other assets” in the accompanying consolidated balance sheets.

The fair values of the warehouse receivables are primarily calculated based on locked-in purchase prices. At ~~June~~September 30, 2025 and December 31, 2024, all of the warehouse receivables included in the accompanying consolidated balance sheets were either under commitment to be purchased by Freddie Mac or had confirmed forward trade commitments for the issuance and purchase of Fannie Mae or Ginnie Mae mortgage backed securities that will be secured by the underlying loans (see Note 4 – Warehouse Receivables & Warehouse Lines of Credit). These assets are classified as Level 2 in the fair value hierarchy as a substantial majority of inputs are readily observable.

As of ~~June~~September 30, 2025 and December 31, 2024, investments in unconsolidated subsidiaries at fair value using NAV were $~~415~~414 million and $378 million, respectively, and investments at fair value using NAV which are not accounted for under the equity method were $2122 million asand of$21 ~~both June 30~~million, ~~2025 and December 31, 2024~~respectively. These investments fall under practical expedient rules that do not require them to be included in the fair value hierarchy and as a result have been excluded from the tables above.

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(Unaudited)

The tables below present a reconciliation for assets and liabilities measured at fair value on a recurring basis using significant unobservable inputs (Level 3) (dollars in millions):

	Investment in Unconsolidated Subsidiaries		Other Assets		Contingent Consideration
Balance as of March 31, 2025	$	24	$	—	$	26
Balance as of June 30, 2025	$	24	$	—	$	27
Transfer in (out)	—		—		—
Net change in fair value	—		—		1—
Purchases / Additions	—		—		—4
Sales / Payments	—		—		—
Balance as of June 30, 2025	$	24	$	—	$	27
Balance as of September 30, 2025	$	24	$	—	$	31
Balance as of December 31, 2024	$	412	$	46	$	36
Transfer in (out)	(14)		—		(2)
Net change in fair value	(1)		—		(7)
Purchases / Additions	—		—		—4
Sales / Payments (1)	(373)		(46)		—
Balance as of June 30, 2025	$	24	$	—	$	27
Balance as of September 30, 2025	$	24	$	—	$	31

________________________________________________________________________________________________________________________________________

(1)As disclosed in Note 3 – Acquisitions, on January 16, 2025, we acquired the remaining 60% ownership interest in Industrious.

Net change in fair value, included in the table above, is reported in Net income as follows:

Category of Assets/Liabilities using Unobservable Inputs Consolidated Financial Statements Investments in unconsolidated subsidiaries Equity income (loss) from unconsolidated subsidiaries Other assets (liabilities) Other income Contingent consideration (short-term) Accounts payable and accrued expenses Contingent consideration (long-term) Other liabilities

FASB ASC Topic 825, “Financial Instruments,” requires disclosure of fair value information about financial instruments, whether or not recognized in the accompanying consolidated balance sheets. Our financial instruments are as follows:

•Cash and Cash Equivalents and Restricted Cash – These balances include cash and cash equivalents as well as restricted cash with maturities of less than three months. The carrying amount approximates fair value due to the short-term maturities of these instruments.

•Receivables, less Allowance for Doubtful Accounts – Due to their short-term nature, fair value approximates carrying value.

•Warehouse Receivables – These balances are carried at fair value. The primary source of value is either a contractual purchase commitment from Freddie Mac or a confirmed forward trade commitment for the issuance and purchase of a Fannie Mae or Ginnie Mae MBS (see Note 4 – Warehouse Receivables & Warehouse Lines of Credit).

•Investments in Unconsolidated Subsidiaries – A portion of these investments are carried at fair value as discussed above. It includes our equity investment and related interests in both public and non-public entities. Our ownership of common shares in Altus Power, Inc. (Altus) is considered Level 1 and is measured at fair value using a quoted price in an active market. Certain non-controlling equity investments are considered Level 3. The valuation of Altus’ common shares and alignment shares is dependent on Altus’ public stock price, which can be volatile and subject to wide fluctuations in response to various market conditions. Transfer out activities from Level 3 represents the reclassification of our alignment shares in Altus from Level 3 to Level 2. On April 16, 2025, Altus was acquired by a third-party and as a result we no longer hold any shares in Altus.

•Available for Sale Debt Securities – Primarily held by our wholly-owned captive insurance company, these investments are carried at their fair value.

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

•Equity Securities – Primarily held by our wholly-owned captive insurance company, these investments are carried at their fair value.

•Other Assets and Liabilities – Includes the fair value of the unfunded commitment related to a revolving facility designated as Level 3. Valuations are based on discounted cash flow techniques, for which the significant inputs are the amount and timing of expected future cash flows, market comparables and recovery assumptions.

•Derivative assets and liabilities – The fair value of cross-currency swaps reflects the net present value of expected payments and receipts under the swap agreement based on the market’s expectation of future spot foreign currency exchange rates. Additional inputs to the net present value calculation may include the contract terms, counterparty credit risk and discount rates. These financial instruments are designated as Level 2 under the fair value hierarchy. See Note 8 – Derivatives and Hedging Activities.

•Contingent Consideration – The fair values of contingent consideration related to business acquisitions are estimated using Monte Carlo simulations or the probability-weighted present value of estimated future payments resulting from the achievement levels of financial targets.

•Short-Term Borrowings – The majority of this balance represents outstanding amounts under our warehouse lines of credit of our wholly-owned subsidiary, CBRE Capital Markets, our commercial paper program, and our revolving credit facilities. Due to the short-term nature and/or variable interest rates of these instruments, fair value approximates carrying value (see Note 4 – Warehouse Receivables & Warehouse Lines of Credit and Note 10 – Long-Term Debt and Short-Term Borrowings).

•Senior Term Loans and Senior Notes – The table below presents the estimated fair value and actual carrying value of our long-term debt (net of unamortized discount and unamortized debt issuance costs) as of September 30, 2025 and December 31, 2024 (dollars in millions). The estimated fair value is determined based on dealers’ quotes (which falls within Level 2 of the fair value hierarchy). The actual carrying value is presented net of unamortized debt issuance costs and discount (see Note 10 – Long-Term Debt and Short-Term Borrowings).

	Estimated Fair Value				Carrying Value
Financial instrument	~~June~~September 30, 2025		December 31, 2024		~~June~~September 30, 2025		December 31, 2024
Senior term loans due in 2028	$	1,~~255~~256	$	708	$	1,~~359~~338	$	718
5.950% senior notes due in 2034	1,~~053~~069		1,033		977		976
4.875% senior notes due in 2026	—		600		—		599
4.800% senior notes due in 2030	~~603~~610		—		590		—
5.500% senior notes due in 2035	~~503~~515		—		~~493~~494		—
5.500% senior notes due in 2029	~~517~~519		509		496		496
2.500% senior notes due in 2031	~~443~~453		426		~~492~~493		492

•Notes Payable on Real Estate – As of ~~June~~September 30, 2025 and December 31, 2024, the carrying value of our notes payable on real estate, net of unamortized debt issuance costs, was $~~179~~177 million and $196 million, respectively. These borrowings have either fixed interest rates or floating interest rates at spreads added to a market index. Although it is possible that certain portions of our notes payable on real estate may have fair values that differ from their carrying values, based on the terms of such loans as compared to current market conditions, or other factors specific to the borrower entity, we do not believe that the fair value of our notes payable is significantly different than their carrying value.

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

8. Derivatives and Hedging Activities

We use fixed to fixed and float to float cross-currency swaps to hedge our exposure to changes in foreign exchange rates on certain foreign investments as well as foreign currency denominated loans. These swaps are designated as either fair value or net investment hedges. Derivative financial instruments that are not designated as hedges were immaterial as of ~~June~~September 30, 2025 and December 31, 2024.

We are exposed to credit risk in the event of nonperformance of counterparties, and we manage our exposure to credit risk by selecting major global banks and financial institutions as counterparties and monitoring their credit ratings on an on-going basis. We do not enter into derivative transactions for trading or speculative purposes. Certain of these contracts are subject to a credit support annex (CSA) establishing thresholds for posting collateral at certain future dates. There are currently no requirements for the company to post collateral.

None of our derivative transactions are subject to master netting arrangements that allow net settlement of contracts with the same counterparties.

The following table summarizes the fair value of outstanding cross-currency swaps as of ~~June~~September 30, 2025 and December 31, 2024 (dollars in millions):

	Derivative Assets					Derivative Liabilities
	Balance Sheet Line Item	Fair Value				Balance Sheet Line Item	Fair Value
		June 30, 2025		December 31, 2024			June 30, 2025		December 31, 2024
		September 30, 2025		December 31, 2024			September 30, 2025		December 31, 2024
Derivatives designated as hedging instruments (1)
Fair Value Hedge	Other current assets	$	43	$	8	Other current liabilities	$	—1	$	—
Fair Value Hedge	Other assets	21		12		Other liabilities	5853		—
Subtotal		64		20			5854		—
Net Investment Hedge	Other current assets	4045		18		Other current liabilities	—		—
Net Investment Hedge	Other assets	—1		5		Other liabilities	~~314~~400		—
Subtotal		4046		23			~~314~~400		—
Total Derivatives designated as Hedging		$	4650	$	43		$	~~372~~454	$	—

________________________________________________________________________________________________________________________________________

(1)As of ~~June~~September 30, 2025 and December 31, 2024, the gross notional amount of currency swaps designated as fair value hedges was $~~485~~479 million and $346 million, respectively; and the gross notional amount of currency swaps designated as net investment hedges was $3.67 billion and $1.0 billion, respectively.

Fair value hedges

On July 10, 2023 and March 14, 2025, we entered into cross-currency swaps, designated as fair value hedges, to manage foreign currency exposure from the Tranche A (USD) Term Loans and Incremental USD Term Loans entered into by Relam Amsterdam Holdings B.V., which has a Euro functional currency (see Note 10 – Long-Term Debt and Short-Term Borrowings). As of ~~June~~September 30, 2025 and December 31, 2024, the total principal outstanding balance of the loans was $~~457~~453 million, $24 million of which was current, and $~~344~~346 million, $17 million of which was current, respectively. The swaps have an aggregate notional value of $~~459~~453 million and $346 million as of ~~June~~September 30, 2025 and December 31, 2024, respectively, and will mature on July 10, 2028.

We also entered into two additional cross-currency swaps designated as fair value hedges to manage foreign currency exposure related to intercompany loans. The total notional amount of the swaps as of ~~June~~September 30, 2025 was $26 million.

We measure the effectiveness of fair value hedges on a spot -to -spot basis. Accordingly, the spot -to -spot change in the derivative fair values are recorded in the consolidated statements of operations. The fair value hedges offset the spot -to -spot change in the underlying loans, and as such, these hedges are deemed highly effective.

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

~~Losses~~The gains and losses on the fair value hedges outstanding resulting from the change in foreign currency rates for the three and ~~six~~nine months ended ~~June~~September 30, 2025 were gains of $401 million and losses of $5049 million, respectively, and recorded in operating, administrative, and other on the consolidated statements of operations. These losses were offset by foreign currency transaction gains on the hedged loans resulting in no net loss for the three and ~~six~~nine months ended ~~June~~September 30, 2025. Additionally, gains of $2 million and $5 million were reclassified from accumulated other comprehensive loss (AOCL) and recognized in interest expense, net of interest income on the consolidated statements of operations for the three and ~~six~~nine months ended ~~June~~September 30, 2025, respectively. Gains and losses for the three and ~~six~~nine months ended ~~June~~September 30, 2024 were immaterial.

Net investment hedges

During the third quarter of 2025 and during 2024, we entered into cross-currency swaps, designated as net investment hedges, to manage our foreign currency exposure to net investments of a USD subsidiary’s investment in Japanese Yen and Euro functional currency foreign subsidiaries. As of September 30, 2025 and December 31, 2024, the total notional amount of these swaps was $1.2 billion and $1.0 billion, respectively. The swaps will mature between 2026 and 2034.

During the second quarter of 2025, a GBP denominated subsidiary of the company entered cross-currency swap agreements, designated as net investment hedges, to manage its foreign currency exposure to a EUR denominated subsidiary. The total notional amount of the swaps was £1.9 billion, £0.7 billion of which was scheduled to mature on February 15, 2040, and £1.2 billion of which was scheduled to mature on February 15, 2045. We subsequently amended the critical terms of the swaps to extend the maturity dates to August 15, 2040 and August 15, 2045.

~~During~~The ~~2024,~~following wetable ~~entered~~summarizes ~~into~~the ~~cross-currency~~impact ~~swaps,~~of ~~designated~~the asoutstanding net investment hedges, toin ~~manage~~AOCL ~~our~~and ~~foreign~~the ~~currency~~pre-tax ~~exposure~~impact toon ~~net~~the ~~investments~~consolidated statement of ~~our~~operations ~~USD~~for ~~subsidiary’s~~the ~~investment~~three ~~in Japanese Yen~~ and ~~Euro~~nine ~~functional~~months ~~currency~~ended ~~foreign subsidiaries. As of June~~September 30, 2025 ~~and~~(dollars ~~December 31,~~in ~~2024, the total notional amount of these swaps was $1.0 billion. The swaps will mature between 2026 and 2034.~~ millions):

The following table summarizes the impact of the outstanding net investment hedges in AOCL and the pre-tax impact on the consolidated statement of operations for the three and six months ended June 30, 2025 (dollars in millions):


	Three Months Ended September 30, 2025		Nine Months Ended September 30, 2025
Derivative instruments designated as net investment hedges:
Losses recognized in AOCL on cross-currency swaps	$	(81)	$	(377)
Gains recognized in income (amount excluded from effectiveness testing):
Interest expense, net of interest income	$	(14)	$	(32)

	Three Months Ended June 30, 2025		Six Months Ended June 30, 2025
Derivative instruments designated as net investment hedges:
Losses recognized in AOCL on cross-currency swaps	$	(303)	$	(308)
Gains recognized in income (amount excluded from effectiveness testing):
Interest expense, net of interest income	$	(13)	$	(18)

The impact of the outstanding derivatives in AOCL and the pre-tax impact to the consolidated statement of operations for the three and nine months ended September 30, 2024 was not material.

~~The impact of the outstanding derivatives in AOCL and the pre-tax impact to the consolidated statement of operations for the three and six months ended June 30, 2024 was not material.~~19

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

9. Investments in Unconsolidated Subsidiaries

Investments in unconsolidated subsidiaries are accounted for under the equity method of accounting. Our investment ownership percentages in equity method investments vary, generally ranging from 1% to 50%. The following table represents the composition of investments in unconsolidated subsidiaries under the equity method of accounting and fair value option (dollars in millions):

Investment type	~~June~~September 30, 2025		December 31, 2024
Real Estate Investments (in projects and funds)	$	~~760~~770	$	702
Investment in Altus: (1)
Class A common stock	—		100
Alignment shares	—		15
Subtotal	—		115
Other (2) (3)	98100		478
Total investment in unconsolidated subsidiaries	$	~~858~~870	$	1,295

________________________________________________________________________________________________________________________________________

(1)On April 16, 2025, Altus was acquired by a third-party.

(2)Consists of our investments in Industrious and other non-public entities. As disclosed in Note 3 – Acquisitions, on January 16, 2025, we acquired the remaining 60% ownership interest in Industrious.

(3)During the ~~three~~nine ~~and six~~ months ended ~~June~~September 30, 2025 and 2024, we recorded non-cash asset impairment charges of $20 million and $9 million related to equity method investments. There were no significant impairment charges in the third quarter of 2025.

Combined condensed financial information for the entities accounted for using the equity method is as follows (dollars in millions):

Three Months EndedJune 30,

Six Months EndedJune 30,

Three Months EndedSeptember 30,

Nine Months EndedSeptember 30,

2025

2024

2025

2024

Revenue

~~722~~876

~~950~~797

12,~~483~~360

12,~~963~~760

Operating income

~~293~~366

~~340~~243

~~536~~902

~~655~~898

Net income (loss) (1)

~~117~~184

~~(198)~~1

~~308~~492

(1,235)

________________________________________________________________________________________________________________________________________

(1)Included in Net income (loss) are realized and unrealized earnings and losses in investments in unconsolidated investment funds and realized earnings and losses from sales of real estate projects in investments in unconsolidated subsidiaries. These realized and unrealized earnings and losses are not included in Revenue and Operating income.

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

10. Long-Term Debt and Short-Term Borrowings

Long-Term Debt

Long-term debt and short-term borrowings consist of the following (dollars in millions):

	June 30,2025		December 31,2024
	September 30,2025		December 31,2024
Long-Term Debt
Senior term loans due in 2028	$	1,~~363~~342	$	720
5.950% senior notes due in 2034	1,000		1,000
4.875% senior notes due in 2026	—		600
4.800% senior notes due in 2030	600		—
5.500% senior notes due in 2035	500		—
5.500% senior notes due in 2029	500		500
2.500% senior notes due in 2031	500		500
Other	4		—
Total long-term debt	4,~~467~~446		3,320
Less: current maturities of long-term debt	71		36
Less: unamortized discount	4443		30
Less: unamortized debt issuance costs	1211		9
Total long-term debt, net of current maturities	$	4,~~340~~321	$	3,245
Short-Term Borrowings
Warehouse lines of credit	$	1,~~432~~624	$	552
Commercial paper program	1,~~356~~085		175
Revolving credit facilities	—		132
Other	65		47
Total short-term borrowings	$	2,~~794~~714	$	906

We maintain credit facilities with third-party lenders, which we use for a variety of purposes. On July 10, 2023, CBRE Group, Inc., CBRE Services, Inc. (CBRE Services) and Relam Amsterdam Holdings B.V., a wholly- owned subsidiary of CBRE Services (Relam Borrower), entered into a new 5-year senior unsecured Credit Agreement (2023 Credit Agreement) maturing on July 10, 2028, which refinanced and replaced a prior credit agreement. The 2023 Credit Agreement provides for a senior unsecured term loan credit facility comprised of (i) tranche A Euro-denominated term loans in an aggregate principal amount of €367 million (Tranche A (Euro) Loans) and (ii) tranche A U.S. Dollar-denominated term loans in an aggregate principal amount of $350 million (Tranche A (USD) Loans), both requiring quarterly principal payments beginning on December 31, 2024 and continuing through maturity on July 10, 2028. The proceeds of the term loans under the 2023 Credit Agreement were applied to the repayment of all remaining outstanding senior term loans under the prior 2022 Credit Agreement, the payment of related fees and expenses and other general corporate purposes. We entered into a cross-currency swap to hedge the associated foreign currency exposure related to this transaction. See Note 8 – Derivatives and Hedging Activities.

On March 13, 2025, CBRE Group, Inc., CBRE Services and Relam Borrower entered into Amendment No. 1 to the 2023 Credit Agreement, which provided for, among other things, the ability of Relam Borrower to obtain incremental commitments and loans under the 2023 Credit Agreement in an aggregate principal amount of $750 million (or the Euro equivalent). On March 14, 2025, CBRE Group, Inc., CBRE Services and Relam Borrower entered into Amendment No. 2 and Incremental Assumption Agreement to the 2023 Credit Agreement, pursuant to which Relam Borrower incurred incremental term loans (i) denominated in Euros in the aggregate principal amount of €425 million (Incremental Euro Term Loans) and (ii) denominated in U.S. Dollars in the aggregate principal amount of $125 million (Incremental USD Term Loans). The Incremental Euro Term Loans have the same terms applicable to, and constitute the same class as, the Tranche A (Euro) Loans, and the Incremental USD Term Loans have the same terms applicable to, and constitute the same class as, the Tranche A (USD) Loans under the 2023 Credit Agreement. The proceeds of the Incremental Euro Term Loans and the Incremental USD Term Loans were used for working capital and other general corporate purposes (including the partial repayment of borrowings under the commercial paper program), and to pay fees and expenses incurred in connection with entering into the amendments to the 2023 Credit Agreement. On June 24, 2025, CBRE Group, Inc., CBRE Services and Relam Borrower entered into Amendment No. 3 to the 2023 Credit Agreement, for the purpose of, among other things, amending the financial covenants to remove the

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

interest coverage ratio covenant and to increase certain baskets and thresholds in the 2023 Credit Agreement in a manner consistent with the terms of the Revolving Credit Agreements described below.

Borrowings denominated in euros under the 2023 Credit Agreement bear interest at a rate equal to (i) the applicable percentage plus (ii) at our option, either (1) the EURIBOR rate for the applicable interest period or (2) a rate determined by reference to Daily Simple Euro Short-Term Rate (ESTR). Borrowings denominated in U.S. dollars under the 2023 Credit Agreement bear interest at a rate equal to (i) the applicable percentage, plus (ii) at our option, either (1) a Term SOFR rate published by CME Group Benchmark Administration Limited for the applicable interest period plus 10 basis points (Adjusted Term SOFR) or (2) a base rate determined by the reference to the greatest of (x) the prime rate, (y) the federal funds rate plus 1/2 of 1% and (z) the sum of (A) a Term SOFR rate published by CME Group Benchmark Administration Limited for an interest period of one month and (B) 1.00%. The applicable rate for borrowings under the 2023 Credit Agreement is determined by reference to our Credit Rating (as defined in the 2023 Credit Agreement). As of ~~June~~September 30, 2025, we had (i) $~~902~~887 million of euro term loan borrowings outstanding under the 2023 Credit Agreement (at an interest rate of 1.25% plus EURIBOR) and (ii) $~~457~~451 million of U.S. Dollar term loan borrowings outstanding under the 2023 Credit Agreement (at an interest rate of 1.25% plus Adjusted Term SOFR), net of unamortized debt issuance costs, included in the accompanying consolidated balance sheets.

The term loan borrowings under the 2023 Credit Agreement are guaranteed on a senior basis by CBRE Group, Inc. and CBRE Services.

The 2023 Credit Agreement also requires us to maintain a maximum leverage ratio of total debt less available cash to consolidated EBITDA (as defined in the 2023 Credit Agreement) of 4.25x (and in the case of the first four full fiscal quarters following consummation of a qualified acquisition (as defined in the 2023 Credit Agreement), 4.75x) as of the end of each fiscal quarter. In addition, the 2023 Credit Agreement also contains other customary affirmative and negative covenants and events of default. We were in compliance with the covenants under this agreement as of ~~June~~September 30, 2025.

On May 12, 2025, CBRE Services issued $600 million in aggregate principal amount of 4.800% senior notes due June 15, 2030 (the 4.800% senior notes) at a price equal to 99.065% of their face value. The 4.800% senior notes are unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 4.800% senior notes are guaranteed on a senior basis by CBRE Group, Inc. Interest accrues at a rate of 4.800% per year and is payable semi-annually in arrears on June 15 and December 15 of each year, beginning on December 15, 2025. The 4.800% senior notes are redeemable at our option, in whole or in part, on or after May 15, 2030 at a redemption price of 100% of the principal amount on that date, plus accrued and unpaid interest, if any, to, but excluding the date of redemption. At any time prior to May 15, 2030, we may redeem all or a portion of the notes at a redemption price equal to the greater of (1) 100% of the principal amount of the notes to be redeemed and (2) the sum of the present value at the date of redemption of the remaining scheduled payments of principal and interest thereon to May 15, 2030, assuming the notes matured on May 15, 2030, discounted to the date of redemption on a semi-annual basis at an adjusted rate equal to the treasury rate plus 20 basis points, minus accrued interest to the date of redemption, plus, in either case, accrued and unpaid interest, if any, to the redemption date.

On May 12, 2025, CBRE Services issued $500 million in aggregate principal amount of 5.500% senior notes due June 15, 2035 (the 2035 5.500% senior notes) at a price equal to 99.549% of their face value. The 2035 5.500% senior notes are unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 2035 5.500% senior notes are guaranteed on a senior basis by CBRE Group, Inc. Interest accrues at a rate of 5.500% per year and is payable semi-annually in arrears on June 15 and December 15 of each year, beginning on December 15, 2025. The 2035 5.500% senior notes are redeemable at our option, in whole or in part, on or after March 15, 2035 at a redemption price of 100% of the principal amount on that date, plus accrued and unpaid interest, if any, to, but excluding the date of redemption. At any time prior to March 15, 2035, we may redeem all or a portion of the notes at a redemption price equal to the greater of (1) 100% of the principal amount of the notes to be redeemed and (2) the sum of the present value at the date of redemption of the remaining scheduled payments of principal and interest thereon to March 15, 2035, assuming the notes matured on March 15, 2035, discounted to the date of redemption on a semi-annual basis at an adjusted rate equal to the treasury rate plus 25 basis points, minus accrued interest to the date of redemption, plus, in either case, accrued and unpaid interest, if any, to the redemption date.

On February 23, 2024, CBRE Services issued $500 million in aggregate principal amount of 5.500% senior notes due April 1, 2029 (the 2029 5.500% senior notes) at a price equal to 99.837% of their face value. The 2029 5.500% senior notes are unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 2029 5.500% senior notes are guaranteed on a senior basis by CBRE Group, Inc. Interest accrues at a rate of 5.500% per year and is payable semi-annually in arrears on April 1 and October 1 of each year, beginning on October 1, 2024.

20On June 23, 2023, CBRE Services issued $1.0 billion in aggregate principal amount of 5.950% senior notes due August 15, 2034 (the 5.950% senior notes) at a price equal to 98.174% of their face value. The 5.950% senior notes are unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 5.950% senior notes are guaranteed on a senior basis by CBRE Group, Inc. Interest accrues at a rate of 5.950% per year and is payable semi-annually in arrears on February 15 and August 15 of each year, beginning on February 15, 2024.

On March 18, 2021, CBRE Services issued $500 million in aggregate principal amount of 2.500% senior notes due April 1, 2031 (the 2.500% senior notes) at a price equal to 98.451% of their face value. The 2.500% senior notes are unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 2.500% senior notes are guaranteed on a senior basis by CBRE Group, Inc. Interest accrues at a rate of 2.500% per year and is payable semi-annually in arrears on April 1 and October 1 of each year.

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

On ~~June~~August 2313, ~~2023~~2015, CBRE Services issued $~~1.0~~600 ~~billion~~million in aggregate principal amount of 54.~~950~~875% senior notes due ~~August~~March 151, ~~2034~~2026 (the 54.~~950~~875% senior notes) at a price equal to 9899.~~174~~24% of their face value. ~~The~~We ~~5.950%~~redeemed ~~senior~~the ~~notes are unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness~~4. ~~The 5.950~~875% ~~senior~~ notes ~~are guaranteed on a senior basis by CBRE Group, Inc. Interest accrues at a rate of 5.950% per year and is payable semi-annually~~ in ~~arrears~~full on ~~February~~May ~~15 and August 15 of each year~~28, ~~beginning on February 15, 2024~~2025.

OnThe ~~March 18,~~indentures ~~2021,~~governing ~~CBRE~~our ~~Services~~outstanding ~~issued $500 million in aggregate principal amount of 2.500%~~ senior notes ~~due~~described ~~April 1,~~above ~~2031~~ (~~the~~1) ~~2.500%~~contain ~~senior~~restrictive ~~notes)~~covenants atthat, aamong ~~price~~other ~~equal~~things, tolimit ~~98.451%~~our ofability ~~their~~to ~~face~~create ~~value.~~or ~~The~~permit ~~2.500%~~liens ~~senior~~on ~~notes~~assets ~~are~~securing ~~unsecured~~indebtedness, ~~obligations~~enter ofinto ~~CBRE~~sale/leaseback ~~Services,~~transactions ~~senior~~and toenter ~~all~~into ofconsolidations ~~its~~or ~~current~~mergers, and ~~future~~(2) ~~subordinated~~require ~~indebtedness.~~that ~~The~~the ~~2.500%~~notes ~~senior~~be ~~notes~~jointly ~~are~~and severally guaranteed on a senior basis by CBRE Group, Inc. ~~Interest~~and ~~accrues~~any atdomestic asubsidiary ~~rate~~that ofguarantees 2the 2023 Credit Agreement or the Revolving Credit Agreements (as defined below).~~500%~~ ~~per~~The ~~year~~indentures also contain other customary affirmative and isnegative ~~payable~~covenants ~~semi-annually~~and events of default. We were in ~~arrears~~compliance onwith ~~April 1~~the ~~and~~covenants ~~October 1~~under our debt instruments as of ~~each~~September 30, ~~year~~2025.

On August 13, 2015, CBRE Services issued $600 million in aggregate principal amount of 4.875% senior notes due March 1, 2026 (the 4.875% senior notes) at a price equal to 99.24% of their face value. The 4.875% senior notes were unsecured obligations of CBRE Services, senior to all of its current and future subordinated indebtedness. The 4.875% senior notes were guaranteed on a senior basis by CBRE Group, Inc. Interest accrued at a rate of 4.875% per year and was payable semi-annually in arrears on March 1 and September 1 of each year. We redeemed the 4.875% notes in full on May 28, 2025 and incurred charges of $2 million, including a premium of $1 million and the write-off of $1 million of unamortized premium and debt issuance costs. We funded this redemption using net proceeds from the offering of our 4.800% senior notes and 2035 5.500% senior notes.

The indentures governing our outstanding senior notes described above (1) contain restrictive covenants that, among other things, limit our ability to create or permit liens on assets securing indebtedness, enter into sale/leaseback transactions and enter into consolidations or mergers, and (2) require that the notes be jointly and severally guaranteed on a senior basis by CBRE Group, Inc. and any domestic subsidiary that guarantees the 2023 Credit Agreement or the Revolving Credit Agreements (as defined below). The indentures also contain other customary affirmative and negative covenants and events of default. We were in compliance with the covenants under our debt instruments as of June 30, 2025.

Short-Term Borrowings

Revolving Credit Agreements

On June 24, 2025, we entered into a new 5-year senior unsecured Revolving Credit Agreement (the 5-Year Revolving Credit Agreement) which replaced our prior revolving credit agreement dated August 5, 2022. The 5-Year Revolving Credit Agreement provides for a senior unsecured revolving credit facility available to CBRE Services with commitments in an aggregate principal amount of up to $3.5 billion and a maturity date of June 24, 2030. Borrowings bear interest at (i) CBRE Services’ option, either (a) a Term SOFR rate published by CME Group Benchmark Administration Limited for the applicable interest period or (b) a base rate determined by reference to the greatest of (1) the prime rate determined by Wells Fargo, (2) the federal funds rate plus 1/2 of 1% and (3) the sum of (x) a Term SOFR rate published by CME Group Benchmark Administration Limited for an interest period of one month and (y) 1.00% plus (ii) a rate equal to an applicable rate (in the case of borrowings based on the Term SOFR rate, 0.630% to 1.100% and in the case of borrowings based on the base rate, 0.0% to 0.100%, in each case, as determined by reference to our Debt Rating (as defined in the 5-Year Revolving Credit Agreement)).

The 5-Year Revolving Credit Agreement requires us to pay a fee based on the total amount of the revolving credit facility commitment (whether used or unused). In addition, the 5-Year Revolving Credit Agreement also includes capacity for letters of credit not to exceed $300 million in the aggregate and capacity for swingline loans not to exceed $300 million in the aggregate.

The 5-Year Revolving Credit Agreement also requires us to maintain a maximum leverage ratio of total debt less available cash to consolidated EBITDA (as defined in the 5-Year Revolving Credit Agreement) of 4.25x (and in the case of the first four full fiscal quarters following consummation of a qualified acquisition (as defined in the 5-Year Revolving Credit Agreement), 4.75x) as of the end of each fiscal quarter. In addition, the 5-Year Revolving Credit Agreement also contains other customary affirmative and negative covenants and events of default. We were in compliance with the covenants under this agreement as of ~~June~~September 30, 2025.

21As of September 30, 2025, no amount was outstanding under the revolving credit facility provided for by the 5-Year Revolving Credit Agreement. $61 million of letters of credit were outstanding as of September 30, 2025. As of December 31, 2024, $132 million was outstanding under this revolving credit facility. No letters of credit were outstanding as of December 31, 2024. Letters of credit are issued in the ordinary course of business and reduce the amount we may borrow under this revolving credit facility.

On June 24, 2025, we entered into a new 364-day senior unsecured Revolving Credit Agreement (the 364-Day Revolving Credit Agreement, and together with the 5-Year Revolving Credit Agreement, the Revolving Credit Agreements). The 364-Day Revolving Credit Agreement provides for a senior unsecured revolving credit facility available to CBRE Services with commitments in an aggregate principal amount of up to $1.0 billion and a maturity date of June 23, 2026. Borrowings bear interest at (i) CBRE Services’ option, either (a) a Term SOFR rate published by CME Group Benchmark Administration Limited for the applicable interest period or (b) a base rate determined by reference to the greatest of (1) the prime rate determined by Wells Fargo, (2) the federal funds rate plus 1/2 of 1% and (3) the sum of (x) a Term SOFR rate published by CME Group Benchmark Administration Limited for an interest period of one month and (y) 1.00%, plus (ii) a rate equal to an applicable rate (in the case of borrowings based on the Term SOFR rate, 0.645% to 1.125% and in the case of borrowings based on the base rate, 0.0% to 0.100%, in each case, as determined by reference to our Debt Rating (as defined in the 364-Day Revolving Credit Agreement)).

The 364-Day Revolving Credit Agreement requires us to pay a fee based on the total amount of the revolving credit facility commitment (whether used or unused).

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

AsThe of364-Day ~~June 30,~~Revolving ~~2025,~~Credit noAgreement ~~amount~~also ~~was~~requires ~~outstanding~~us ~~under~~to ~~the~~maintain ~~revolving~~a ~~credit~~maximum ~~facility~~leverage ~~provided~~ratio ~~for~~of bytotal debt less available cash to consolidated EBITDA (as defined in the 5364-~~Year~~Day Revolving Credit Agreement) of 4.25x ~~$1 million~~(and ofin ~~letters~~the case of ~~credit~~the ~~were~~first ~~outstanding~~four asfull offiscal ~~June 30,~~quarters ~~2025.~~following Asconsummation of ~~December 31,~~a ~~2024,~~qualified ~~$132 million~~acquisition ~~was~~(as ~~outstanding~~defined ~~under~~in ~~this~~the ~~revolving~~364-Day ~~credit~~Revolving ~~facility.~~Credit NoAgreement), ~~letters~~4.75x) as of ~~credit~~the ~~were~~end ~~outstanding~~of aseach offiscal ~~December 31~~quarter. In addition, ~~2024.~~the ~~Letters~~364-Day ofRevolving ~~credit~~Credit ~~are~~Agreement ~~issued~~also incontains ~~the~~other ~~ordinary~~customary ~~course~~affirmative ofand ~~business~~negative covenants and ~~reduce~~events ~~the~~of ~~amount~~default. weWe ~~may~~were ~~borrow~~in compliance with the covenants under this ~~revolving~~agreement ~~credit~~as ~~facility~~of September 30, 2025.

OnAs ~~June~~of September 2430, 2025, weno ~~entered~~amount ~~into~~was aoutstanding ~~new~~under ~~364-day senior unsecured Revolving Credit Agreement (~~the ~~364-Day Revolving Credit Agreement, and together with the 5-Year Revolving Credit Agreement, the Revolving Credit Agreements). The 364-Day Revolving Credit Agreement provides for a senior unsecured~~ revolving credit facility ~~available~~provided to CBRE Services with commitments in an aggregate principal amount of up to $1.0 billion and a maturity date of June 23, 2026. Borrowings bear interest at (i) CBRE Services’ option, either (a) a Term SOFR rate published by CME Group Benchmark Administration Limited for ~~the applicable interest period or (b) a base rate determined~~ by ~~reference to~~ the greatest of (1) the prime rate determined by Wells Fargo, (2) the federal funds rate plus 1/2 of 1% and (3) the sum of (x) a Term SOFR rate published by CME Group Benchmark Administration Limited for an interest period of one month and (y) 1.00%, plus (ii) a rate equal to an applicable rate (in the case of borrowings based on the Term SOFR rate, 0.645% to 1.125% and in the case of borrowings based on the base rate, 0.0% to 0.100%, in each case, as determined by reference to our Debt Rating (as defined in the 364-Day Revolving Credit Agreement)).

The 364-Day Revolving Credit Agreement requires us to pay a fee based on the total amount of the revolving credit facility commitment (whether used or unused).

The 364-Day Revolving Credit Agreement also requires us to maintain a maximum leverage ratio of total debt less available cash to consolidated EBITDA (as defined in the 364-Day Revolving Credit Agreement) of 4.25x (and in the case of the first four full fiscal quarters following consummation of a qualified acquisition (as defined in the 364-Day Revolving Credit Agreement), 4.75x) as of the end of each fiscal quarter. In addition, the 364-Day Revolving Credit Agreement also contains other customary affirmative and negative covenants and events of default. We were in compliance with the covenants under this agreement as of June 30, 2025.

As of June 30, 2025, no amount was outstanding under the revolving credit facility provided for by the 364-Day Revolving Credit Agreement.

Commercial Paper Program

On December 2, 2024, CBRE Services established a commercial paper program pursuant to which we may issue and sell up to $3.5 billion of short-term, unsecured and unsubordinated commercial paper notes with up to 397-day maturities, under the exemption from registration contained in Section 4(a)(2) of the Securities Act of 1933, as amended. Amounts available under the program may be borrowed, repaid and re-borrowed from time to time. Payment of the commercial paper notes is guaranteed on an unsecured and unsubordinated basis by CBRE Group, Inc. The program notes and the guarantee rank pari passu with all other unsecured and unsubordinated indebtedness. The proceeds from issuances under the program may be used for general corporate purposes. As of ~~June~~September 30, 2025, we had $1.41 billion in borrowings outstanding under our commercial paper program with a weighted average annual interest rate of 4.7334%. As of December 31, 2024, we had $175 million in borrowings outstanding under our commercial paper program. At any point in time, the company intends to maintain available commitments under the Revolving Credit Agreement in an amount at least equal to the amount of the commercial paper notes outstanding.

Turner & Townsend Revolving Credit Facility

Turner & Townsend maintains a £120 million revolving credit facility pursuant to a credit agreement dated March 31, 2022, with an additional accordion option of £20 million, that matures on March 31, 2027. As of ~~June~~September 30, 2025, no amount was outstanding under this revolving credit facility. As of December 31, 2024, $44 million (£35 million) was outstanding under this revolving credit facility.

22Warehouse Lines of Credit

CBRE Capital Markets has warehouse lines of credit with third-party lenders for the purpose of funding mortgage loans that will be resold, and a funding arrangement with Fannie Mae for the purpose of selling a percentage of certain closed multifamily loans to Fannie Mae. These warehouse lines are recourse only to CBRE Capital Markets and related subsidiaries, based on the related deal type, which are secured by our related warehouse receivables. See Note 4 – Warehouse Receivables & Warehouse Lines of Credit for additional information.

For additional information regarding our long-term debt and short-term borrowings, see Note 11 – Long-Term Debt and Short-Term Borrowings to our Consolidated Financial Statements for fiscal year 2024, included in the 2024 Annual Report, and Management’s Discussion and Analysis of Financial Condition and Results of Operations included in this quarterly report.

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

Warehouse Lines of Credit

11. Leases

We are the lessee in contracts for our office space tenancies, for leased vehicles, for office space in our flexible workplace solutions business, Industrious, and for leases of land in our global development business. As it relates to service arrangements, we monitor these types of contracts to evaluate whether they meet the definition of a lease.

Supplemental balance sheet information related to our leases is as follows (dollars in millions):

Category

Classification

~~June~~September 30,2025

December 31,2024

Assets

Operating (1)

Operating lease assets

12,~~986~~012

1,198

Financing

Other assets

~~291~~294

260

Total leased assets

2,~~277~~306

1,458

Liabilities

Current:

Operating (2)

Operating lease liabilities

~~282~~277

200

Financing

Other current liabilities

5153

Non-current:

Operating (2)

Non-current operating lease liabilities

2,~~053~~098

1,307

Financing

Other liabilities

~~138~~142

122

Total lease liabilities

2,~~524~~570

1,672

________________________________________________________________________________________________________________________________________

(1)Operating lease assets as of ~~June~~September 30, 2025 includes operating lease assets acquired from Industrious.

(2)Current and non-current operating lease liabilities as of ~~June~~September 30, 2025 include operating lease liabilities acquired from Industrious.

Supplemental cash flow information and non-cash activity related to our operating and financing leases are as follows (dollars in millions):

	Six Months EndedJune 30,
	Nine Months EndedSeptember 30,
	2025		2024
Right-of-use assets obtained in exchange for new operating lease liabilities (1)	$	~~781~~872	$	6689
Right-of-use assets obtained in exchange for new financing lease liabilities	4063		3058
Other non-cash increases in operating lease right-of-use assets (2)	6978		45132
Other non-cash decreases in financing lease right-of-use assets (2)	(58)		(59)

________________________________________________________________________________________________________________________________________

(1)Increase in right-of-use assets obtained in exchange for new operating lease liabilities for the ~~six~~nine months ended ~~June~~September 30, 2025 primarily relates to Industrious acquisition.

(2)The non-cash activity in the right-of-use assets resulted from lease modifications/remeasurements and terminations.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

12. Commitments and Contingencies

We are a party to a number of pending or threatened lawsuits arising out of, or incident to, our ordinary course of business. We believe that any losses in excess of the amounts accrued as liabilities on our consolidated financial statements are unlikely to be significant, but litigation is inherently uncertain and there is the potential for a material adverse effect on our consolidated financial statements if one or more matters are resolved in a particular period in an amount materially in excess of what we anticipated.

In January 2008, CBRE MCI, a wholly-owned subsidiary of CBRE Capital Markets, entered into an agreement with Fannie Mae under Fannie Mae’s Delegated Underwriting and Servicing Lender Program (DUS Program) to provide financing for multifamily housing with five or more units. Under the DUS Program, CBRE MCI originates, underwrites, closes and services loans without prior approval by Fannie Mae, and typically, is subject to sharing up to one-third of any losses on loans originated under the DUS Program. CBRE MCI has funded loans with unpaid principal balances of $4648.84 billion at ~~June~~September 30, 2025, of which $4345.53 billion is subject to such loss sharing arrangements. CBRE MCI, under its agreement with Fannie Mae, must post cash reserves or other acceptable collateral under formulas established by Fannie Mae to provide for sufficient capital in the event losses occur. As of ~~June~~September 30, 2025 and December 31, 2024, CBRE MCI had $165 million and $160 million, respectively, of letters of credit under this reserve arrangement and had recorded a liability of approximately $6468 million and $63 million as of ~~June~~September 30, 2025 and December 31, 2024, respectively, for its loan loss guarantee obligation under such arrangement. Fannie Mae’s recourse under the DUS Program is limited to the assets of CBRE MCI, which assets totaled approximately $~~820~~1.6 ~~million~~billion (including $~~255~~972 million of warehouse receivables, which are pledged against warehouse lines of credit and are therefore not available to Fannie Mae) at ~~June~~September 30, 2025.

CBRE Capital Markets participates in Freddie Mac’s Multifamily Small Balance Loan (SBL) Program. Under the SBL Program, CBRE Capital Markets has certain repurchase and loss reimbursement obligations. We could potentially be obligated to repurchase any SBL loan originated by CBRE Capital Markets that remains in default for 120 days following the forbearance period, if the default occurred during the first 12 months after origination and such loan had not been earlier securitized. In addition, CBRE Capital Markets may be responsible for a loss not to exceed 10% of the original principal amount of any SBL loan that is not securitized and goes into default after the 12-month repurchase period. CBRE Capital Markets must post a cash reserve or other acceptable collateral to provide for sufficient capital in the event the obligations are triggered. As of both ~~June~~September 30, 2025 and December 31, 2024, CBRE Capital Markets had posted a $5 million letter of credit under this reserve arrangement.

Letters of credit

We had outstanding letters of credit totaling $~~292~~347 million as of ~~June~~September 30, 2025, excluding letters of credit for which we have outstanding liabilities already accrued on our consolidated balance sheets related to our subsidiaries’ outstanding reserves for claims under certain insurance programs as well as letters of credit related to operating leases. The CBRE Capital Markets letters of credit totaling $170 million as of ~~June~~September 30, 2025 referred to in the preceding paragraphs ~~represented~~are ~~the~~included ~~majority~~in of the $~~292~~347 million outstanding letters of credit as of such date. The remaining letters of credit are primarily executed by us in the ordinary course of business and expire at the end of each of the respective agreements.

Guarantees

We had guarantees totaling $~~180~~189 million as of ~~June~~September 30, 2025, excluding guarantees related to pension liabilities, operating leases, consolidated indebtedness and other obligations for which we have outstanding liabilities already accrued on our consolidated balance sheets. The $~~180~~189 million primarily represents guarantees executed by us in the ordinary course of business, including various guarantees of management and vendor contracts in our operations overseas, which expire at the end of each of the respective agreements.

In addition, as of ~~June~~September 30, 2025, we had issued numerous non-recourse carveout, completion and budget guarantees relating to development projects for the benefit of third parties. These guarantees are commonplace in our industry and are made by us in the ordinary course of our REI business. Non-recourse carveout guarantees generally require that our project-entity borrower not commit specified improper acts, with us potentially liable for all or a portion of such entity’s indebtedness or other damages suffered by the lender if those acts occur. Completion and budget guarantees generally require us to complete construction of the relevant project within a specified timeframe and/or within a specified budget, with us potentially being liable for costs to complete in excess of such timeframe or budget. While there can be no assurance, we do not expect to incur any material losses under these guarantees.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

Performance and payment bonds

In the ordinary course of business, we are required by certain customers to provide performance and payment bonds for contractual commitments related to our projects. These bonds provide a guarantee to the customer that the company will perform under the terms of a contract and that we will pay our subcontractors and vendors. If we fail to perform under a contract or to pay our subcontractors and vendors, the customer may demand that the surety make payments or provide services under the bond. We must reimburse the surety for expenses or outlays it incurs. As of ~~June~~September 30, 2025 and December 31, 2024, outstanding performance and payment bonds approximated $~~904~~968 million and $808 million, respectively.

Deferred and contingent consideration

The purchase price for our business acquisitions often includes deferred and contingent consideration. As of ~~June~~September 30, 2025 and December 31, 2024, we had short-term deferred and contingent consideration of $~~221~~234 million and $199 million, respectively, which was included within accounts payable and accrued expenses, and long-term deferred and contingent consideration of $~~110~~105 million and $93 million, respectively, which was included within other liabilities in the accompanying consolidated balance sheets.

Indirect Taxes

The company is subject to indirect taxes, including sales and use tax in the United States and value-add tax in certain foreign jurisdictions in which it conducts business. The company had indirect tax liabilities primarily related to sales and use tax of $9694 million and $91 million as of ~~June~~September 30, 2025 and December 31, 2024, respectively. Indirect tax liabilities are adjusted considering changing facts and circumstances, such as the closing of a tax examination, further interpretation of existing tax laws, or new tax laws. We are currently under audit in several jurisdictions. In accordance with FASB ASC Topic 450, “Contingencies,” the company establishes accruals for contingencies, including uncertainties related to taxes not based on income, when the company believes it is probable that a loss has been incurred, and the amount of the loss can be reasonably estimated.

Other

An important part of the strategy for our REI segment involves co-investing our capital in certain real estate investments with our clients. For our investment funds, we generally co-invest a minority interest of the equity in a particular fund. As of ~~June~~September 30, 2025, we had aggregate future commitments of $~~183~~187 million related to co-investment funds. Additionally, we make selective investments in real estate development projects on our consolidated account or co-invest with our clients with up to 50% of the project’s equity as a principal in unconsolidated real estate projects. We had unfunded capital commitments of $~~328~~357 million and $5462 million to consolidated and unconsolidated projects, respectively, as of ~~June~~September 30, 2025.

Also refer to Note 17 – Telford Fire Safety Remediation for the details relating to the provision associated with fire safety remediation efforts by our subsidiary, Telford Homes.

13. Income Taxes

Our provision for income taxes on a consolidated basis was $6191 million for the three months ended ~~June~~September 30, 2025 as compared to a provision for income taxes of $3267 million for the three months ended ~~June~~September 30, 2024. The increase of $2924 million is primarily related to an increase in ~~current~~earnings ~~year~~and ~~earnings~~favorable permanent book tax differences. Our effective tax rate ~~increased~~decreased to 2018.37% for the three months ended ~~June~~September 30, 2025 from 1821.5% for the three months ended ~~June~~September 30, 2024.

Our provision for income taxes on a consolidated basis was $~~113~~203 million for the ~~six~~nine months ended ~~June~~September 30, 2025 as compared to a provision for income taxes of $370 million for the ~~six~~nine months ended ~~June~~September 30, 2024. The increase of $~~110~~133 million is primarily related to an increase in current year earnings, ~~and~~favorable apermanent ~~prior~~book ~~year~~tax ~~benefit~~differences, ~~for~~and ~~the~~a reversal of unrecognized tax positions in the prior year. Our effective tax rate increased to 2019.87% for the ~~six~~nine months ended ~~June~~September 30, 2025 from 111.16% for the ~~six~~nine months ended ~~June~~September 30, 2024.

Our effective tax rates for the three and ~~six~~nine months ended ~~June~~September 30, 2025 were different than the U.S. federal statutory tax rate of 21.0% primarily due to the U.S. state taxes and favorable permanent book tax differences.

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

On July 4, 2025, the U.S. federal government enacted H.R.1, the One Big Beautiful Bill Act (OBBBA), a budget reconciliation package that changes the U.S. federal income tax laws, including extensions of various expiring provisions from the Tax Cuts and Jobs Act of 2017~~, was signed into law~~. The ~~company~~2025 isimpacts ~~evaluating the impact~~ of the ~~legislation~~OBBBA ~~and~~are ~~forthcoming~~insignificant ~~administrative~~based ~~guidance~~on ~~and regulations to~~ our ~~financial~~current ~~statements and results of~~ operations.

As of ~~June~~September 30, 2025 and December 31, 2024, the company had gross unrecognized tax benefits of $~~360~~364 million and $347 million, respectively. ~~The increase of $13 million primarily relates to the accrual of gross unrecognized tax benefits.~~

14. Income Per Share and Stockholders’ Equity

The calculations of basic and diluted income per share attributable to CBRE Group, Inc. stockholders are as follows (dollars in millions, except share and per share data):

	Three Months EndedJune 30,				Six Months EndedJune 30,
	Three Months EndedSeptember 30,				Nine Months EndedSeptember 30,
	2025		2024		2025		2024
Basic Income Per Share
Net income attributable to CBRE Group, Inc. stockholders	$	~~215~~363	$	~~130~~225	$	~~378~~741	$	~~256~~481
Weighted average shares outstanding for basic income per share	297,~~950~~557,~~927~~891		306,~~745~~253,~~116~~811		~~299~~298,~~113~~589,~~472~~340		306,~~276~~269,~~871~~264
Basic income per share attributable to CBRE Group, Inc. stockholders	$	01.7222	$	0.4273	$	12.2648	$	01.8457
Diluted Income Per Share
Net income attributable to CBRE Group, Inc. stockholders	$	~~215~~363	$	~~130~~225	$	~~378~~741	$	~~256~~481
Weighted average shares outstanding for basic income per share	297,~~950~~557,~~927~~891		306,~~745~~253,~~116~~811		~~299~~298,~~113~~589,~~472~~340		306,~~276~~269,~~871~~264
Dilutive effect of contingently issuable shares	2,~~057~~699,~~495~~439		12,~~290~~051,~~095~~202		2,~~341~~461,~~781~~001		12,~~992~~011,~~169~~847
Weighted average shares outstanding for diluted income per share	300,~~008~~257,~~422~~330		308,~~035~~305,~~211~~013		301,~~455~~050,~~253~~341		308,~~269~~281,~~040~~111
Diluted income per share attributable to CBRE Group, Inc. stockholders	$	01.7221	$	0.4273	$	12.2546	$	01.8356

~~For~~No shares were excluded from the ~~three~~computation ~~and~~of ~~six~~diluted income per share for the three months ended ~~June~~September 30, 2025,. ~~639,807~~For ~~and~~the ~~412~~nine months ended September 30,~~610~~ 2025, ~~respectively~~331,034 of contingently issuable shares were excluded from the computation of diluted income per share because their inclusion would have had an anti-dilutive effect.

For the three and ~~six~~nine months ended ~~June~~September 30, 2024, ~~983~~5,~~949~~875 and ~~693~~238,~~772~~815, respectively, of contingently issuable shares were excluded from the computation of diluted income per share because their inclusion would have had an anti-dilutive effect.

On November 21, 2024, our board of directors authorized an additional $5.0 billion to our existing $4.0 billion share repurchase program (as amended, the 2024 program) bringing the total authorized amount under the 2024 program to a total of $9.0 billion as of ~~June~~September 30, 2025. The board also extended the term of the 2024 program through December 31, 2029.

~~During~~We ~~the~~did ~~three~~not ~~months~~repurchase ~~ended~~any ~~June 30, 2025, we repurchased 2,123,191~~ shares of our common stock ~~with~~during anthe ~~average~~three ~~price~~months ofended ~~$120.43~~September 30, ~~per~~2025 ~~share for an aggregate of $256 million~~ under the 2024 program. During the ~~six~~nine months ended ~~June~~September 30, 2025, we repurchased 5,185,163 shares of our common stock with an average price of $127.82 per share for an aggregate of $663 million under the 2024 program. As of ~~June~~September 30, 2025, we had approximately $5.2 billion of capacity remaining under the 2024 program.

During the three ~~and~~months ~~six~~ended September 30, 2024, we repurchased 567,209 shares of our common stock with an average price of $109.20 per share for an aggregate of $62 million under the 2024 program. During the nine months ended ~~June~~September 30, 2024, we repurchased ~~554~~1,~~741~~121,950 shares of our common stock with an average price of $8798.2535 per share for an aggregate of $48110 million under the 2024 program.

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

15. Revenue from Contracts with Customers

We account for revenue with customers in accordance with FASB ASC Topic 606, “Revenue from Contracts with Customers” (Topic 606). Revenue is recognized when or as control of the promised services is transferred to our customers, in an amount that reflects the consideration we expect to be entitled to receive in exchange for those services.

Disaggregated Revenue

The following tables represent a disaggregation of revenue from contracts with customers by type of service and/or segment (dollars in millions):

	Three Months Ended June 30, 2025
	Three Months Ended September 30, 2025
	AdvisoryServices		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate, other and eliminations		Consolidated
Topic 606 Revenue:
Facilities management	$	—	$	5,~~119~~137	$	—	$	—	$	—	$	5,~~119~~137
Project management	—		—		12,~~786~~027		—		—		12,~~786~~027
Advisory leasing	~~995~~1,145		—		—		—		—		~~995~~1,145
Advisory sales	~~460~~544		—		—		—		—		~~460~~544
Property management	—		~~645~~657		—		—		(79)		~~638~~648
Valuation	~~196~~194		—		—		—		—		~~196~~194
Other portfolio services	9690		—		—		—		—		9690
Commercial mortgage origination (1)	5855		—		—		—		—		5855
Loan servicing (2)	2147		—		—		—		—		2147
Investment management	—		—		—		~~144~~148		—		~~144~~148
Development services	—		—		—		7161		—		7161
Topic 606 Revenue	12,~~826~~075		5,~~764~~794		12,~~786~~027		~~215~~209		(79)		910,~~584~~096
Out of Scope of Topic 606 Revenue:
Commercial mortgage origination	6980		—		—		—		—		6980
Loan servicing	~~101~~80		—		—		—		—		~~101~~80
Total Out of Scope of Topic 606 Revenue	170		—		—		—		—		170
Development services (3)	—		—		—		2		—		2
Total Revenue	$	1,996	$	5,764	$	1,786	$	215	$	(7)	$	9,754
Total Out of Scope of Topic 606 Revenue	160		—		—		2		—		162
Total Revenue	$	2,235	$	5,794	$	2,027	$	211	$	(9)	$	10,258

	Three Months Ended June 30, 2024
	Three Months Ended September 30, 2024
	AdvisoryServices		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate, other and eliminations		Consolidated
Topic 606 Revenue:
Facilities management	$	—	$	4,~~360~~638	$	—	$	—	$	—	$	4,~~360~~638
Project management	—		—		1,~~563~~683		—		—		1,~~563~~683
Advisory leasing	~~875~~974		—		—		—		—		~~875~~974
Advisory sales	~~384~~420		—		—		—		—		~~384~~420
Property management	—		~~495~~507		—		—		(37)		~~492~~500
Valuation	~~184~~178		—		—		—		—		~~184~~178
Other portfolio services	9296		—		—		—		—		9296
Commercial mortgage origination (1)	44		—		—		—		—		44
Loan servicing (2)	3524		—		—		—		—		3524
Investment management	—		—		—		~~149~~196		—		~~149~~196
Development services	—		—		—		80104		—		80104
Topic 606 Revenue	1,~~614~~736		45,~~855~~145		1,~~563~~683		~~229~~300		(37)		8,~~258~~857
Out of Scope of Topic 606 Revenue:
Commercial mortgage origination	4471		—		—		—		—		4471
Loan servicing	86106		—		—		—		—		86106
Development services (3)	—		—		—		32		—		32
Total Out of Scope of Topic 606 Revenue	~~130~~177		—		—		32		—		~~133~~179
Total Revenue	$	1,~~744~~913	$	45,~~855~~145	$	1,~~563~~683	$	~~232~~302	$	(37)	$	89,~~391~~036

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

	Six Months Ended June 30, 2025
	Nine Months Ended September 30, 2025
	AdvisoryServices		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate, other and eliminations		Consolidated
Topic 606 Revenue:
Facilities management	$	—	$	915,~~887~~024	$	—	$	—	$	—	$	915,~~887~~024
Project management	—		—		35,~~417~~444		—		—		35,~~417~~444
Advisory leasing	13,~~857~~001		—		—		—		—		13,~~857~~001
Advisory sales	~~819~~1,364		—		—		—		—		~~819~~1,364
Property management	—		1,~~232~~889		—		—		(1120)		1,~~221~~869
Valuation	~~379~~573		—		—		—		—		~~379~~573
Other portfolio services	~~178~~267		—		—		—		—		~~178~~267
Commercial mortgage origination (1)	99155		—		—		—		—		99155
Loan servicing (2)	45136		—		—		—		—		45136
Investment management	—		—		—		~~299~~447		—		~~299~~447
Development services	—		—		—		~~143~~204		—		~~143~~204
Topic 606 Revenue	35,~~377~~496		1116,~~119~~913		35,~~417~~444		~~442~~651		(1120)		1828,~~344~~484
Out of Scope of Topic 606 Revenue:
Commercial mortgage origination	~~116~~196		—		—		—		—		~~116~~196
Loan servicing	~~197~~233		—		—		—		—		~~197~~233
Development services (3)	—		—		—		68		—		68
Total Out of Scope of Topic 606 Revenue	~~313~~429		—		—		68		—		~~319~~437
Total Revenue	$	35,~~690~~925	$	1116,~~119~~913	$	35,~~417~~444	$	~~448~~659	$	(1120)	$	1828,~~663~~921

	Six Months Ended June 30, 2024
	Nine Months Ended September 30, 2024
	AdvisoryServices		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate, other and eliminations		Consolidated
Topic 606 Revenue:
Facilities management	$	—	$	813,~~626~~263	$	—	$	—	$	—	$	813,~~626~~263
Project management	—		—		34,~~082~~766		—		—		34,~~082~~766
Advisory leasing	12,~~607~~582		—		—		—		—		12,~~607~~582
Advisory sales	~~709~~1,129		—		—		—		—		~~709~~1,129
Property management	—		~~929~~1,437		—		—		(916)		~~920~~1,421
Valuation	~~351~~528		—		—		—		—		~~351~~528
Other portfolio services	~~185~~282		—		—		—		—		~~185~~282
Commercial mortgage origination (1)	75117		—		—		—		—		75117
Loan servicing (2)	71143		—		—		—		—		71143
Investment management	—		—		—		~~298~~494		—		~~298~~494
Development services	—		—		—		~~158~~261		—		~~158~~261
Topic 606 Revenue	24,~~998~~781		914,~~555~~700		34,~~082~~766		~~456~~755		(916)		1624,~~082~~986
Out of Scope of Topic 606 Revenue:
Commercial mortgage origination	72144		—		—		—		—		72144
Loan servicing	~~168~~226		—		—		—		—		~~168~~226
Development services (3)	—		—		—		47		—		47
Total Out of Scope of Topic 606 Revenue	~~240~~370		—		—		47		—		~~244~~377
Total Revenue	$	35,~~238~~151	$	914,~~555~~700	$	34,~~082~~766	$	~~460~~762	$	(916)	$	1625,~~326~~363

________________________________________________________________________________________________________________________________________

(1)We earn fees for arranging financing for borrowers with third-party lender contacts. Such fees are in scope of Topic 606.

(2)Loan servicing fees earned from servicing contracts for which we do not hold mortgage servicing rights are in scope of Topic 606.

(3)Out of scope revenue for development services represents selling profit from transfers of sales-type leases in the scope of FASB ASC Topic 842, “Leases.”

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

Contract Assets and Liabilities

We had contract assets totaling $~~485~~535 million ($~~382~~415 million of which was current) and $489 million ($400 million of which was current) as of ~~June~~September 30, 2025 and December 31, 2024, respectively.

We had contract liabilities totaling $~~420~~382 million (all of which was current) and $375 million (all of which was current) as of ~~June~~September 30, 2025 and December 31, 2024, respectively. During the three and ~~six~~nine months ended ~~June~~September 30, 2025, we recognized revenue of $4858 million and $~~148~~206 million, respectively, that was included in the contract liability balance at December 31, 2024.

16. Segments

In January 2025, we combined our project management business with our Turner & Townsend majority-owned subsidiary and created a fourth reportable segment, Project Management. In addition, on January 16, 2025, we acquired full ownership of Industrious, a provider of premium flexible workplace solutions and established a new business segment, Building Operations & Experience, comprised of enterprise and local facilities management, property management and flexible workplace solutions.

In connection with the transactions described above, we reorganized our operations around and publicly report our financial results on four reportable segments – Advisory Services, Building Operations & Experience, Project Management and Real Estate Investments. We have recast prior period segment results to conform with the current presentation. In addition, we also have a “Corporate, other and eliminations” segment. Our Corporate segment primarily consists of corporate costs for leadership and certain other central functions. We track our strategic non-core equity investments in “other” which is considered an operating segment and reported together with Corporate as it does not meet the aggregation criteria for presentation as a separate reportable segment. These activities are not allocated to the other business segments. Corporate and other also includes eliminations related to inter-segment revenue.

Segment operating profit (SOP) is the measure reported to Robert Sulentic, CBRE’s Chair and Chief Executive Officer (CEO), who is our chief operating decision maker (CODM) for purposes of assessing performance and making decisions about allocating resources to each segment. The CODM uses SOP results compared to prior periods and previously forecasted amounts to assess performance and identify trends of ongoing operations within each segment. SOP excludes the impact of certain costs and charges that may obscure the underlying performance of our businesses and related trends, including restructuring charges and other costs incurred, which are outside the ordinary course of business. SOP represents earnings, inclusive of amounts attributable to non-controlling interests, before net interest expense, write-off of financing costs on extinguished debt, income taxes, depreciation and amortization, and asset impairments. In addition, management excludes the following costs from SOP (Other segment adjustments):

•integration and other costs related to acquisitions,

•carried interest incentive compensation expense (reversal) to align with the timing of associated revenue,

•charges related to indirect tax audits and settlements,

•net results related to the wind-down of certain businesses,

•the impact of fair value adjustments related to unconsolidated equity investments,

•business and finance transformation,

•costs associated with efficiency and cost-reduction initiatives, ~~and~~

•costs incurred related to legal entity restructuring., and

•provision associated with Telford’s fire safety remediation efforts.

There have been no significant changes to the measurement methods of expenses or methods of allocating expenses to segments during 2025.

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

Summarized financial information by segment is as follows (dollars in millions):

Three Months Ended June 30, 2025	Advisory Services		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate,other and eliminations (2)		Consolidated
Three Months Ended September 30, 2025	Advisory Services		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate,other and eliminations (3)		Consolidated
Adjusted net revenue	$	1,983	$	2,630	$	847	$	215	$	(7)	$	5,668
Revenue	2,235		5,794		2,027		211		(9)		10,258
Pass-through costs also recognized as revenue	13		3,134		939		—		—		4,086
Pass-through costs (1)	13		3,085		1,113		—		—		4,211
Total revenue	1,996		5,764		1,786		215		(7)		9,754
Cost of revenue, excluding pass-through costs	1,298		2,119		639		39		(2)		4,093
Cost of revenue	1,164		5,192		1,545		36		5		7,942
Operating expenses and allocations	481		348		124		192		183		1,328
Operating expenses and allocations	455		339		122		182		177		1,275
Other adjustments to segment operating profit (loss):
Equity (loss) income from unconsolidated subsidiaries	(1)		(16)		—		(3)		2		(18)
Equity income from unconsolidated subsidiaries	—		3		—		49		1		53
Other income	21		31		—		—		—1		53
Gain on disposition of real estate	—		—		—		1933		—3		1936
Other segment adjustments (1)	2		41		2		12		60		117
Other segment adjustments (2)	—		39		2		11		51		103
Segment operating profit (loss)	$	~~380~~444	$	~~261~~285	$	~~121~~153	$	2573	$	(~~127~~134)	$	~~660~~821

Three Months Ended June 30, 2024	Advisory Services		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate,other and eliminations (2)		Consolidated
Three Months Ended September 30, 2024	Advisory Services		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate,other and eliminations (3)		Consolidated
Adjusted net revenue	$	1,732	$	2,228	$	782	$	232	$	(3)	$	4,971
Revenue	1,913		5,145		1,683		302		(7)		9,036
Pass-through costs also recognized as revenue	12		2,627		781		—		—		3,420
Pass-through costs (1)	17		2,804		897		—		—		3,718
Total revenue	1,744		4,855		1,563		232		(3)		8,391
Cost of revenue, excluding pass-through costs	1,105		1,830		541		60		(2)		3,534
Cost of revenue	1,016		4,375		1,345		57		—		6,793
Operating expenses and allocations	447		282		117		229		162		1,237
Operating expenses and allocations	440		314		115		169		153		1,191
Other adjustments to segment operating profit (loss):
Equity income (loss) from unconsolidated subsidiaries	—		3		—		4		(22)		(15)
Equity (loss) income from unconsolidated subsidiaries	(9)		—		1		14		(10)		(4)
Other (loss) income	(1)		1		(1)		(1)		8		6
Other income (loss)	2		(1)		—		8		3		12
Other segment adjustments (1)	—		43		—		1		50		94
Loss on disposition of real estate	—		—		—		(1)		—		(1)
Segment operating profit (loss)	$	287	$	213	$	102	$	10	$	(120)	$	492
Other segment adjustments (2)	22		16		—		33		55		126
Segment operating profit (loss)	$	359	$	244	$	129	$	67	$	(119)	$	680

Six Months Ended June 30, 2025	Advisory Services		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate,other and eliminations (2)		Consolidated
Nine Months Ended September 30, 2025	Advisory Services		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate,other and eliminations (3)		Consolidated
Adjusted net revenue	$	3,665	$	5,057	$	1,621	$	448	$	(11)	$	10,780
Revenue	5,925		16,913		5,444		659		(20)		28,921
Pass-through costs also recognized as revenue	25		6,062		1,796		—		—		7,883
Pass-through costs (1)	39		9,147		2,909		—		—		12,095
Total revenue	3,690		11,119		3,417		448		(11)		18,663
Cost of revenue, excluding pass-through costs	3,403		6,095		1,797		121		—		11,416
Cost of revenue	2,131		10,039		2,954		82		1		15,207
Operating expenses and allocations	1,364		983		365		540		542		3,794
Operating expenses and allocations	883		635		241		348		360		2,467
Other adjustments to segment operating profit (loss):
Equity (loss) income from unconsolidated subsidiaries	—		(1614)		—		~~(9)~~40		2324		~~(2)~~50
Other income (loss)	34		46		1		—		(1)		710
Gain on disposition of real estate	—		—		—		1952		—3		1955
Other segment adjustments (1)	2		44		11		22		128		207
Other segment adjustments (2)	2		82		13		33		180		310
Segment operating profit (loss)	$	~~681~~1,125	$	~~477~~762	$	~~234~~387	$	50123	$	(~~222~~356)	$	12,~~220~~041

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CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

Six Months Ended June 30, 2024	Advisory Services		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate,other and eliminations (2)		Consolidated
Nine Months Ended September 30, 2024	Advisory Services		Building Operations & Experience		Project Management		Real EstateInvestments		Corporate,other and eliminations (3)		Consolidated
Adjusted net revenue	$	3,212	$	4,244	$	1,508	$	460	$	(9)	$	9,415
Revenue	5,151		14,700		4,766		762		(16)		25,363
Pass-through costs also recognized as revenue	26		5,311		1,574		—		—		6,911
Pass-through costs (1)	43		8,114		2,472		—		—		10,629
Total revenue	3,238		9,555		3,082		460		(9)		16,326
Cost of revenue, excluding pass-through costs	2,941		5,165		1,622		161		3		9,892
Cost of revenue	1,863		8,644		2,656		100		5		13,268
Operating expenses and allocations	1,304		885		320		586		443		3,538
Operating expenses and allocations	856		604		203		357		282		2,302
Other adjustments to segment operating profit (loss):
Equity income (loss) from unconsolidated subsidiaries	1		4		—		15		(93)		(73)
Equity (loss) income from unconsolidated subsidiaries	(8)		4		—		29		(102)		(77)
Other income (loss)	—		2		2		(2)		13		15
Other income	2		1		2		6		15		26
Gain on disposition of real estate	—		—		—		1312		—		1312
Other segment adjustments (1)	—		60		(22)		15		82		135
Other segment adjustments (2)	22		76		(22)		49		137		262
Segment operating profit (loss)	$	~~520~~879	$	~~373~~617	$	~~203~~332	$	44111	$	(~~294~~412)	$	~~846~~1,527

________________________________________________________________________________________________________________________________________

(1)~~Other~~Pass-through ~~segment~~costs ~~adjustments,~~represent ascertain ~~defined~~costs ~~above~~incurred associated with subcontracted third-party vendor work performed for clients. These costs are reimbursable by clients and the corresponding amounts owed are reflected within Revenue.

(2)~~Eliminations~~Other ~~represent~~segment ~~revenue~~adjustments, ~~from~~as ~~transactions~~defined ~~between operating segments~~above.

	Three Months EndedJune 30,				Six Months EndedJune 30,
	2025		2024		2025		2024
Depreciation and Amortization
Advisory Services	$	67	$	60	$	134	$	126
Building Operations & Experience	61		56		131		102
Project Management	26		28		51		56
Real Estate Investments	3		3		6		7
Corporate, other and eliminations	25		14		37		28
Total depreciation and amortization	$	182	$	161	$	359	$	319
Equity loss from unconsolidated subsidiaries
Advisory Services	$	(1)	$	—	$	—	$	1
Building Operations & Experience	(16)		3		(16)		4
Project Management	—		—		—		—
Real Estate Investments	(3)		4		(9)		15
Corporate, other and eliminations	2		(22)		23		(93)
Equity loss from unconsolidated subsidiaries	$	(18)	$	(15)	$	(2)	$	(73)

(3)Eliminations represent revenue from transactions between operating segments.


	Three Months Ended September 30,				Nine Months Ended September 30,
	2025		2024		2025		2024
Depreciation and Amortization
Advisory Services	$	69	$	67	$	203	$	192
Building Operations & Experience	65		67		196		169
Project Management	28		26		78		83
Real Estate Investments	2		4		8		10
Corporate, other and eliminations	17		14		55		43
Total depreciation and amortization	$	181	$	178	$	540	$	497

Equity income (loss) from unconsolidated subsidiaries
Advisory Services	$	—	$	(9)	$	—	$	(8)
Building Operations & Experience	3		—		(14)		4
Project Management	—		1		—		—
Real Estate Investments	49		14		40		29
Corporate, other and eliminations	1		(10)		24		(102)
Equity income (loss) from unconsolidated subsidiaries	$	53	$	(4)	$	50	$	(77)

Table of contents

CBRE GROUP, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (Continued)

(Unaudited)

Reconciliation of total segment operating profit to net income is as follows (dollars in millions):

	Three Months EndedJune 30,				Six Months EndedJune 30,
	Three Months EndedSeptember 30,				Nine Months EndedSeptember 30,
	2025		2024		2025		2024
Net income attributable to CBRE Group, Inc.	$	~~215~~363	$	~~130~~225	$	~~378~~741	$	~~256~~481
Net income attributable to non-controlling interests	2433		1220		5386		3454
Net income	~~239~~396		~~142~~245		~~431~~827		~~290~~535
Adjustments to increase (decrease) net income:
Depreciation and amortization	~~182~~181		~~161~~178		~~359~~540		~~319~~497
Interest expense, net of interest income	5950		6364		~~108~~159		99163
Write-off of financing costs on extinguished debt	2—		—		2		—
Provision for income taxes	6191		3267		~~113~~203		370
Integration and other costs related to acquisitions	7560		1322		~~144~~204		830
Carried interest incentive compensation expense to align with the timing of associated revenue	3		1		7		15
Carried interest incentive compensation expense (reversal) to align with the timing of associated revenue	3		(4)		10		12
Charges related to indirect tax audits and settlements	—		1325		(1)		1339
Net results related to the wind-down of certain businesses (1)	930		—		1444		—
Impact of fair value non-cash adjustments related to unconsolidated equity investments	2—		—9		2		—9
Business and finance transformation	2810		—		2838		—
Costs associated with efficiency and cost-reduction initiatives	—		6741		13		97137
Costs incurred related to legal entity restructuring	—		—		—		2
Total segment operating profit	$	660	$	492	$	1,220	$	846
Provision associated with Telford’s fire safety remediation efforts	—		33		—		33
Total segment operating profit	$	821	$	680	$	2,041	$	1,527

________________________________________________________________________________________________________________________________________

(1) In the first quarter of 2025, management made the decision to wind down Telford Homes’ legacy construction business. A new Telford entity, Telford Living, is developing residential housing in the U.K. under a new business model under which the company does not self-perform general contracting. In the third quarter of 2025, management made the decision to wind down certain businesses within the BOE Segment.

Our CODM is not provided with total asset information by segment and accordingly, does not measure or allocate total assets on a segment basis. As a result, we have not disclosed any asset information by segment.

Geographic Information

Revenue in the table below is allocated based upon the country in which services are performed (dollars in millions):

Three Months EndedJune 30,

Six Months EndedJune 30,

Three Months EndedSeptember 30,

Nine Months EndedSeptember 30,

2025

2024

2025

2024

Revenue

United States

5,~~526~~736

45,~~670~~210

1016,~~695~~431

914,~~092~~302

United Kingdom

1,~~386~~446

1,~~195~~257

24,~~620~~066

23,~~280~~537

All other countries

23,~~842~~076

2,~~526~~569

58,~~348~~424

47,~~954~~524

Total revenue

910,~~754~~258

89,~~391~~036

1828,~~663~~921

1625,~~326~~363

17. Telford Fire Safety Remediation

The accompanying consolidated balance sheets include an estimated liability of approximately $~~212~~196 million (of which $~~116~~129 million was current) and $204 million (of which $102 million was current) as of ~~June~~September 30, 2025 and December 31, 2024, respectively, related to ~~the~~fire safety remediation efforts. ~~The~~for ~~increase~~buildings inhistorically ~~the~~developed ~~balance~~by asour ~~of June 30~~subsidiary, ~~2025~~Telford ~~is due to the change in exchange rates less actual remediation costs and other direct costs incurred during the period~~Homes.

The estimated cost of remediation ~~costs~~was ~~for~~based ~~in-scope~~on ~~buildings~~the ~~are~~best information available at that time, acknowledging the subjective, highly complex, and ~~dependent~~variable onnature ~~a number~~ of ~~variables~~these ~~outside~~remediation ~~of Telford Homes’ control~~costs. ~~These~~Key ~~include,~~variables ~~but~~previously ~~are~~identified ~~not~~included ~~limited to,~~ individual remediation requirements ~~for each building~~, ~~the~~ time ~~required~~ for ~~the remediation to be completed~~completion, cost ofand ~~construction or remediation materials,~~ availability of ~~construction~~ materials, potential discoveries made during ~~remediation that could necessitate incremental work, investigation costs, availability of qualified fire safety engineers, potential business disruption costs, potential changes to or new regulations~~

~~and~~remediation, ~~regulatory~~investigation ~~approval.~~costs, Weavailability ~~will~~of ~~continue~~qualified tofire ~~assess~~safety ~~new~~engineers, ~~information~~potential asbusiness itdisruption ~~becomes~~costs, ~~available~~and ~~during~~changes ~~the~~to ~~remediation~~or ~~process~~new regulations and ~~adjust~~regulatory ~~our estimated liability accordingly~~approval.

32During the three months ended September 30, 2025, developments have occurred that, while reinforcing the probability of additional remediation obligations, have introduced a high degree of uncertainty regarding the ultimate scope, nature, and cost of these works. These developments include, but are not limited to, evolving regulatory interpretation, expanded scope of required works, conflicting technical assessments and increased commercial and operational uncertainty.

We are actively working to navigate these complexities and will continue to evaluate the potential impact on the company’s estimates as further information emerges on regulatory expectations, design requirements, and contractor pricing.

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

Management’s Discussion and Analysis of Financial Condition and Results of Operations (MD&A) provides the reader with management’s perspective on our financial condition, results of operations, liquidity and certain other factors that may affect future results. The MD&A in this Quarterly Report on Form 10-Q (Quarterly Report) for CBRE Group, Inc. for the three and ~~six~~nine months ended ~~June~~September 30, 2025 should be read in conjunction with our consolidated financial statements and related notes included in our 2024 Annual Report on Form 10-K (2024 Annual Report) as well as the unaudited financial statements included elsewhere in this Quarterly Report.

In addition, the statements and assumptions in this Quarterly Report that are not statements of historical fact are forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 or Section 21E of the Securities Exchange Act of 1934, each as amended, including, in particular, statements about our plans, strategies and prospects as well as estimates of industry growth for the next quarter and beyond. For important information regarding these forward-looking statements, please see the discussion below under the caption “Cautionary Note on Forward-Looking Statements.”

Business Environment

The operating environment for commercial real estate ~~continued~~has toimproved ~~recover~~considerably in ~~the first half of~~ 2025. This ~~was~~is evident in notably strong occupier demand for office, ~~space~~data incenter ~~most~~and ~~parts~~industrial ~~of the world~~leases, particularly in the U.S., ~~Real~~as ~~estate~~well ~~sales~~as ~~and~~increased ~~financing~~real ~~activity~~estate ~~also~~sales ~~continued~~activity. toLarge ~~rebound~~occupiers’ ~~strongly.~~growing ~~Demand~~appetite for ~~facilities~~outsourcing ~~and project management~~ services ~~remained~~underpins ~~underpinned~~demand byfor ~~large~~facilities ~~occupiers’~~management ~~growing~~and ~~appetite~~project ~~for~~management ~~outsourcing~~work. ~~real~~We ~~estate~~continue ~~services.~~to ~~Concerns~~monitor ~~over~~the ~~rapidly~~potential ~~changing~~impact of U.S. trade policy, ~~and~~including higher tariffs, ~~have~~but ~~not~~to ~~yet materially affected real estate transaction activity. However~~date, wehave ~~continue~~not toseen ~~monitor~~a ~~their~~material ~~potential~~effect ~~impacts~~ on ~~investor and occupier sentiment as well as~~ capital deployment ~~and~~or real estate occupancy decisions.

Capital Allocation

We did not repurchase any shares during the third quarter of 2025. We repurchased approximately $~~256~~663 million worth of shares inthrough the ~~second~~nine ~~quarter~~months ~~and~~ended ~~$663~~September ~~million through June~~ 30, 2025, while maintaining substantial liquidity to finance future growth.

3335

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Results of Operations

The following table sets forth items derived from our consolidated statements of operations for the three and ~~six~~nine months ended ~~June~~September 30, 2025 and 2024 (dollars in millions):

	Three Months Ended June 30, (1)								Six Months Ended June 30, (1)
	Three Months Ended September 30, (1)								Nine Months Ended September 30, (1)
	2025				2024				2025				2024
Revenue:
Adjusted net revenue:
Facilities management	$	5,137	50.1	%	$	4,638	51.3	%	$	15,024	51.9	%	$	13,263	52.3	%
Facilities management	$	2,010	20.6	%	$	1,752	20.9	%	$	3,876	20.8	%	$	3,354	20.5	%
Property management	657		6.4	%	507		5.6	%	1,889		6.5	%	1,437		5.7	%
Property management	620		6.4	%	476		5.7	%	1,181		6.3	%	890		5.5	%
Project management	2,027		19.8	%	1,683		18.6	%	5,444		18.8	%	4,766		18.8	%
Project management	847		8.7	%	782		9.3	%	1,621		8.7	%	1,508		9.2	%
Advisory leasing	1,145		11.2	%	974		10.8	%	3,001		10.4	%	2,582		10.2	%
Advisory leasing	995		10.2	%	875		10.4	%	1,857		10.0	%	1,607		9.8	%
Valuation	194		1.9	%	178		2.0	%	573		2.0	%	528		2.1	%
Valuation	196		2.0	%	184		2.2	%	379		2.0	%	351		2.1	%
Loan servicing	127		1.2	%	130		1.4	%	369		1.3	%	369		1.5	%
Loan servicing	122		1.3	%	121		1.4	%	242		1.3	%	239		1.5	%
Other portfolio services	90		0.9	%	96		1.1	%	267		0.9	%	282		1.1	%
Other portfolio services	83		0.9	%	80		1.0	%	153		0.8	%	159		1.0	%
Capital markets:
Capital markets:
Advisory sales	544		5.3	%	420		4.6	%	1,364		4.7	%	1,129		4.5	%
Advisory sales	460		4.7	%	384		4.6	%	819		4.4	%	709		4.3	%
Commercial mortgage origination	135		1.3	%	115		1.3	%	351		1.2	%	261		1.0	%
Commercial mortgage origination	127		1.3	%	88		1.0	%	215		1.2	%	147		0.9	%
Investment management	148		1.4	%	196		2.2	%	447		1.5	%	494		1.9	%
Investment management	144		1.5	%	149		1.8	%	299		1.6	%	298		1.8	%
Development services	63		0.6	%	106		1.2	%	212		0.7	%	268		1.1	%
Development services	71		0.7	%	83		1.0	%	149		0.8	%	162		1.0	%
Corporate, other and eliminations	(9)		(0.1)	%	(7)		(0.1)	%	(20)		(0.1)	%	(16)		(0.1)	%
Corporate, other and eliminations	(7)		(0.1)	%	(3)		0.0	%	(11)		(0.1)	%	(9)		(0.1)	%
Total revenue	10,258		100.0	%	9,036		100.0	%	28,921		100.0	%	25,363		100.0	%
Total adjusted net revenue	5,668		58.1	%	4,971		59.2	%	10,780		57.8	%	9,415		57.7	%
Costs and expenses:
Pass-through costs also recognized as revenue	4,086		41.9	%	3,420		40.8	%	7,883		42.2	%	6,911		42.3	%
Pass-through costs (2)	4,211		41.1	%	3,718		41.1	%	12,095		41.8	%	10,629		41.9	%
Total revenue	9,754		100.0	%	8,391		100.0	%	18,663		100.0	%	16,326		100.0	%
Cost of revenue, excluding pass-through costs	4,093		39.9	%	3,534		39.1	%	11,416		39.5	%	9,892		39.0	%
Costs and expenses:
Operating, administrative and other	1,328		12.9	%	1,237		13.7	%	3,794		13.1	%	3,538		13.9	%
Cost of revenue	7,942		81.4	%	6,793		81.0	%	15,207		81.5	%	13,268		81.3	%
Depreciation and amortization	181		1.8	%	178		2.0	%	540		1.9	%	497		2.0	%
Operating, administrative and other	1,275		13.1	%	1,191		14.2	%	2,467		13.2	%	2,302		14.1	%
Total costs and expenses	9,813		95.7	%	8,667		95.9	%	27,845		96.3	%	24,556		96.8	%
Depreciation and amortization	182		1.9	%	161		1.9	%	359		1.9	%	319		2.0	%
Gain (loss) on disposition of real estate	36		0.4	%	(1)		0.0	%	55		0.2	%	12		0.0	%
Total costs and expenses	9,399		96.4	%	8,145		97.1	%	18,033		96.6	%	15,889		97.3	%
Operating income	481		4.7	%	368		4.1	%	1,131		3.9	%	819		3.2	%
Gain on disposition of real estate	19		0.2	%	—		0.0	%	19		0.1	%	13		0.1	%
Equity income (loss) from unconsolidated subsidiaries	53		0.5	%	(4)		0.0	%	50		0.2	%	(77)		(0.3)	%
Operating income	374		3.8	%	246		2.9	%	649		3.5	%	450		2.8	%
Other income	3		0.0	%	12		0.1	%	10		0.0	%	26		0.1	%
Equity loss from unconsolidated subsidiaries	(18)		(0.2)	%	(15)		(0.2)	%	(2)		0.0	%	(73)		(0.4)	%
Interest expense, net of interest income	50		0.5	%	64		0.7	%	159		0.5	%	163		0.6	%
Other income	5		0.1	%	6		0.1	%	7		0.0	%	15		0.1	%
Write-off of financing costs on extinguished debt	—		0.0	%	—		0.0	%	2		0.0	%	—		0.0	%
Interest expense, net of interest income	59		0.6	%	63		0.8	%	108		0.6	%	99		0.6	%
Income before provision for income taxes	487		4.7	%	312		3.5	%	1,030		3.6	%	605		2.4	%
Write-off of financing costs on extinguished debt	2		0.0	%	—		0.0	%	2		0.0	%	—		0.0	%
Provision for income taxes	91		0.9	%	67		0.7	%	203		0.7	%	70		0.3	%
Income before provision for income taxes	300		3.1	%	174		2.1	%	544		2.9	%	293		1.8	%
Net income	396		3.9	%	245		2.7	%	827		2.9	%	535		2.1	%
Provision for income taxes	61		0.6	%	32		0.4	%	113		0.6	%	3		0.0	%
Less: Net income attributable to non-controlling interests	33		0.3	%	20		0.2	%	86		0.3	%	54		0.2	%
Net income	239		2.5	%	142		1.7	%	431		2.3	%	290		1.8	%
Net income attributable to CBRE Group, Inc.	$	363	3.5	%	$	225	2.5	%	$	741	2.6	%	$	481	1.9	%
Less: Net income attributable to non-controlling interests	24		0.2	%	12		0.1	%	53		0.3	%	34		0.2	%
Core EBITDA	$	821	8.0	%	$	688	7.6	%	$	2,019	7.0	%	$	1,618	6.4	%
Net income attributable to CBRE Group, Inc.	$	215	2.2	%	$	130	1.5	%	$	378	2.0	%	$	256	1.6	%
Core EBITDA	$	658	6.7	%	$	505	6.0	%	$	1,198	6.4	%	$	930	5.7	%

________________________________________________________________________________________________________________________________________

(1)Calculated as a percentage of Total Revenue.

34(2)Pass-through costs represent certain costs incurred associated with subcontracted third-party vendor work performed for clients. These costs are reimbursable by clients and the corresponding amounts owed are reflected within Revenue.

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Three Months Ended ~~June~~September 30, 2025 Compared to the Three Months Ended ~~June~~September 30, 2024

We reported consolidated net income of $~~215~~363 million for the quarter, on revenue of $910.83 billion as compared to consolidated net income of $~~130~~225 million on revenue of $89.40 billion in the prior year.

The revenue increase of 1613.25% reflected growth in leasing activity, particularly for office space, industrial and data centers, along with increased revenue from commercial mortgage origination and property sales in the Advisory segment and continued growth in the Business Operations & Experience (BOE) segment, which benefited from strong new business activity, contract expansions and acquisitions. Revenue from our Project Management segment increased, driven by ~~continued~~strength ~~strong~~in ~~performance~~the ~~from~~United Kingdom, the ~~legacy~~Middle ~~Turner~~East &and ~~Townsend~~North ~~business~~America. Revenue decreased in the Real Estate Investments (REI) segment, driven by ~~lower~~incentive ~~carried~~fees ~~interest~~recognized in the prior year quarter.

Foreign currency translation had a 1.17% positive impact on revenue, reflecting strength in the euro and British pound sterling ~~and the euro~~ partially offset by weakness in the ~~Mexican~~Indian ~~peso~~rupee.

~~Cost~~Pass-through ofcosts ~~revenue~~ increased 1613.93% during the quarter as compared to the same period in 2024 primarily due to revenue growth ~~consisting~~in ofthe ~~higher~~BOE ~~pass-through costs, higher commission expense,~~ and ~~higher~~Project ~~indirect~~Management ~~reimbursed costs~~segments. Foreign currency translation had a 1.18% negative impact on ~~total~~pass-through ~~cost of revenue. Cost of revenue increased slightly to 81.4% of total revenue from 81.0% driven by higher~~ costs ~~to support growth in revenues~~.

~~Operating,~~Cost ~~administrative~~of ~~and~~revenue, ~~other~~excluding ~~expenses~~pass-through costs increased 715.18% during the quarter as compared to the same period in 2024. ~~The~~primarily ~~increase~~due ~~was~~to ~~driven~~revenue bygrowth anconsisting ~~increase~~of inhigher ~~third-party~~commission ~~fees~~expense ~~related to acquisitions~~ and ~~integration~~employee ~~activities~~compensation, ~~along~~as ~~with~~well anas ~~increase~~higher inindirect ~~bad~~reimbursed ~~debt expense~~costs. Foreign currency translation had a 1.26% negative impact on total ~~operating~~cost ~~expenses~~of ~~during~~revenue, ~~the~~excluding ~~quarter~~pass-through costs. ~~Operating~~Cost ~~expenses~~of asrevenue, aexcluding ~~percentage~~pass-through ofcosts ~~revenue~~increased ~~decreased~~slightly to 1339.19% inof ~~the~~total ~~second~~revenue ~~quarter 2025~~ from 1439.21% indriven ~~the~~by ~~second~~higher ~~quarter~~costs ~~2024,~~to assupport ~~operating~~growth ~~expenses~~in ~~grew slower than revenue~~revenues.

~~Depreciation~~Operating, administrative and ~~amortization~~other ~~expense~~expenses increased ~~by 13~~7.04% during the quarter, as compared to the same period in 2024. The increase was driven by an increase in third-party fees related to acquisitions and integration activities, ~~reflecting~~along ~~higher~~with ~~depreciation~~an increase in employee compensation, driven by revenue growth. Foreign currency translation had a 1.7% negative impact on total operating expenses during the quarter. Operating, administrative and ~~amortization~~other ~~expense~~expenses ~~related~~as a percentage of revenue decreased to ~~assets~~12.9% ~~acquired~~in the third quarter 2025 from ~~recent~~13.7% ~~acquisitions~~in ~~such~~the third quarter 2024, as ~~Industrious~~operating expenses grew slower than revenue.

~~Gain~~Depreciation onand ~~disposition~~amortization ofexpense ~~real estate~~ increased by ~~$19 million~~1.7% during the quarter, ~~driven~~as bycompared ~~monetization~~to ofthe ~~real~~same ~~estate~~period ~~development~~in 2024, reflecting higher depreciation and amortization expense related to assets inacquired ~~the~~from ~~REI~~recent ~~segment.~~acquisitions, such as Industrious.

~~Interest~~Gain ~~expense,~~on ~~net~~disposition of ~~interest~~real ~~income,~~estate ~~decreased~~increased by ~~6.3%,~~$36 million ~~compared~~during ~~with~~ the ~~second~~ quarter ~~2024. This decrease was primarily attributable to increased net investment hedging activity~~, ~~offset~~driven by ~~the~~monetization ~~impact~~ of ~~increased~~real ~~commercial~~estate ~~paper~~development ~~borrowings~~assets ~~and~~in the ~~issuance~~REI ~~of senior term loans and new senior unsecured notes~~segment.

~~Our~~We ~~provision~~recorded ~~for~~equity income ~~taxes~~from onunconsolidated asubsidiaries ~~consolidated~~of ~~basis~~approximately ~~was~~ $6153 million ~~for the three months ended June 30~~, ~~2025 as~~ compared to aequity ~~provision~~loss ~~for income taxes~~ of $324 million ~~for the three months ended June 30, 2024. The increase of $29 million is primarily related to an increase~~ in ~~current year earnings. Our effective tax rate increased to 20.3% for~~ the ~~three~~third ~~months~~quarter ~~ended June 30, 2025 from 18.5% for the three months ended June 30,~~ 2024~~. Our effective tax rate for the three months ended June 30~~, ~~2025 is different than the U.S. federal statutory tax rate of 21.0%,~~ primarily due to ~~U.S.~~positive ~~state~~co-investment ~~taxes~~returns and ~~favorable~~sales ~~permanent~~in ~~book~~the ~~tax~~current ~~differences~~quarter.

Interest expense, net of interest income, decreased by 21.9%, compared with the third quarter 2024. This decrease was primarily attributable to increased net investment hedging activity, offset by the impact of increased commercial paper borrowings and the issuance of senior term loans and new senior unsecured notes.

Our provision for income taxes on a consolidated basis was $91 million for the three months ended September 30, 2025 as compared to a provision for income taxes of $67 million for the three months ended September 30, 2024. The increase of $24 million is primarily related to an increase in current year earnings and favorable permanent book tax differences. Our effective tax rate decreased to 18.7% for the three months ended September 30, 2025 from 21.5% for the three months ended September 30, 2024. Our effective tax rate for the three months ended September 30, 2025 is different than the U.S. federal statutory tax rate of 21.0%, primarily due to U.S. state taxes and favorable permanent book tax differences.

Legislative Developments

The Organization for Economic Co-operation & Development (OECD) Pillar Two Model Rules established a minimum global effective tax rate of 15% on country-by-country profits for large multinational companies. European Union member states along with many other countries adopted or expect to adopt the OECD Pillar Two Model effective January 1, 2024 or thereafter. The OECD and other countries continue to publish guidelines and legislation which include transition and safe harbor rules. We continue to monitor new legislative changes and assess the global impact of the Pillar Two Model Rules.

On July 4, 2025, the One Big Beautiful Bill Act (OBBBA), a budget reconciliation package that changes the U.S. federal income tax laws, including extensions of various expiring provisions from the Tax Cuts and Jobs Act of 2017, was signed into law. The Company is evaluating the impact of the legislation and forthcoming administrative guidance and regulations to our financial statements and results of operations.37

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~~Six~~On ~~Months~~July ~~Ended~~4, ~~June~~2025, 30the U.S. Government enacted, ~~2025~~H.R.1, ~~Compared~~the toOne Big Beautiful Bill Act ("OBBBA"), a budget reconciliation package that changes the ~~Six~~U.S. ~~Months~~federal ~~Ended~~income ~~June~~tax 30laws, ~~2024~~including extensions of various expiring provisions from the Tax Cuts and Jobs Act of 2017. The 2025 impacts of the OBBBA are insignificant based on our current operations.

WeNine ~~reported~~Months ~~consolidated~~Ended ~~net~~September ~~income of $378 million for the six months ended June~~ 30, 2025 onCompared ~~revenue of $18.7 billion as compared~~ to ~~consolidated net income of $256 million on revenue of $16.3 billion for~~ the ~~six~~Nine ~~months~~Months ~~ended~~Ended ~~June~~ September 30, 2024.

~~The~~We ~~revenue~~reported ~~increase~~consolidated ofnet ~~14.3%~~income ~~reflected~~of ~~growth~~$741 million ~~in leasing activity, particularly~~ for ~~office space, commercial mortgage origination and property sales in~~ the ~~Advisory~~nine ~~segment~~months ~~and~~ended ~~continued growth in the BOE segment~~September 30, ~~which~~2025 ~~benefited~~on ~~from~~revenue ~~strong~~of ~~new business activity, contract expansions and acquisitions~~$28.9 billion ~~Revenue~~as ~~from~~compared ~~our~~to ~~Project~~consolidated ~~Management~~net ~~segment~~income ~~increased,~~of ~~driven~~$481 million byon ~~continued~~revenue ~~strong~~of ~~performance~~$25.4 billion ~~from~~for the ~~legacy~~nine ~~Turner~~months &ended ~~Townsend business. Revenue decreased in the REI segment~~September 30, ~~driven by lower carried interest~~2024.

~~Foreign~~The ~~currency~~revenue ~~translation~~increase ~~had~~of ~~a 0~~14.40% ~~negative~~reflected ~~impact~~growth onin ~~total~~leasing activity, particularly for office space, industrial and data centers, along with increased revenue ~~during~~from commercial mortgage origination and property sales in the ~~six~~Advisory ~~months~~segment ~~ended~~and ~~June 30~~continued growth in the BOE segment, ~~2025~~which benefited from strong new business activity, ~~primarily~~contract expansions and acquisitions. Revenue from our Project Management segment increased, driven by ~~weakness~~continued instrong performance from the ~~Canadian~~United ~~dollar~~Kingdom, North America and ~~Mexican~~the ~~peso,~~Middle ~~partially~~East. ~~offset~~Revenue decreased in the REI segment, driven by ~~strength~~lower carried interest and incentive fees recognized in the ~~British~~prior ~~pound sterling~~year.

~~Cost~~Foreign ofcurrency ~~revenue~~translation ~~increased~~had 14a 0.64% positive impact on total revenue during the ~~six~~nine months ended ~~June~~September 30, 2025, asprimarily ~~compared~~driven toby ~~the~~strength ~~same period~~ in ~~2024~~the ~~primarily~~British ~~due~~pound tosterling ~~revenue~~and ~~growth consisting of higher pass-through costs~~euro, ~~higher~~partially ~~commission~~offset ~~expense~~by ~~and~~weakness ~~higher~~in ~~indirect~~the ~~reimbursed~~Canadian ~~costs.~~dollar, ~~Foreign~~Australian ~~currency~~dollar, ~~translation~~Indian ~~had~~rupee aand ~~0.4%~~Mexican ~~positive impact on total cost of revenue~~peso. ~~Cost of revenue increased slightly to 81.5% of total revenue from 81.3%.~~

~~Operating,~~Pass-through ~~administrative~~costs ~~and other expenses~~ increased 713.28% asduring ~~compared to~~ the ~~same~~nine ~~period~~months ~~last~~ended ~~year.~~September 30, ~~The~~2025 ~~increase~~as ~~was~~compared ~~driven~~to bythe ansame ~~increase~~period in ~~third-party~~2024 ~~fees~~primarily ~~related~~due to ~~acquisitions~~revenue ~~and~~growth ~~integration~~in ~~activities,~~the ~~along~~BOE ~~with~~and anProject ~~increase~~Management ~~in bad debt expenses~~segments. Foreign currency translation had a 0.24% ~~positive~~negative impact on ~~total~~pass-through ~~operating expenses during the six months ended June 30, 2025~~costs. ~~Operating expenses as a percentage of revenue decreased to 13.2% from 14.1%, as operating expenses grew slower than revenue.~~

~~Depreciation~~Cost ~~and~~of ~~amortization~~revenue, ~~expense~~excluding ~~increased~~pass-through bycosts 12increased 15.54% during the ~~six~~nine months ended ~~June~~September 30, 2025 as compared to the same period in 2024, ~~reflecting~~primarily due to revenue growth consisting of higher ~~depreciation~~commission expense and ~~amortization~~employee ~~expense~~compensation, ~~related~~as towell ~~assets~~as ~~acquired~~higher ~~from~~indirect ~~recent~~reimbursed ~~acquisitions~~costs. ~~such~~Foreign ascurrency ~~Industrious~~translation had a 0.3% negative impact on total cost of revenue, excluding pass-through costs. Cost of revenue, excluding pass-through costs increased slightly to 39.5% of total revenue from 39.0%.

~~Gain~~Operating, onadministrative ~~disposition~~and ofother ~~real~~expenses ~~estate~~ increased 7.2% as compared to the same period last year. The increase was driven by ~~$6 million~~an increase in third-party fees related to acquisitions and integration activities, along with an increase in bad debt expenses and employee compensation, driven by revenue growth. Foreign currency translation had a 0.3% negative impact on total operating expenses during the ~~six~~nine months ended ~~June~~September 30, 2025. Operating, ~~driven~~administrative byand ~~monetization~~other ofexpenses ~~real~~as ~~estate~~a ~~development~~percentage ~~assets~~of inrevenue ~~the~~decreased ~~REI~~to ~~segment~~13.1% from 13.9%, as operating expenses grew slower than revenue.

WeDepreciation ~~reported~~and ~~equity~~amortization ~~loss~~expense ofincreased $2by ~~million~~8.7% during the ~~six~~nine months ended ~~June~~September 30, 2025 as compared to ~~equity loss of $73 million in~~ the same period in 2024., ~~The~~reflecting ~~decrease was primarily driven by~~ higher ~~unrealized~~depreciation ~~equity~~and ~~losses~~amortization inexpense ~~the prior period, driven by a fair value adjustment~~ related to ~~our~~assets ~~non-core~~acquired ~~strategic~~from ~~equity~~recent ~~investment~~acquisitions, insuch ~~Altus~~as Industrious.

~~Interest~~Gain ~~expense,~~on ~~net~~disposition of ~~interest~~real ~~income,~~estate increased by ~~9.1%~~$43 million ~~for~~during the ~~six~~nine months ended ~~June~~September 30, 2025, asdriven ~~compared~~by tomonetization ~~the same period in 2024. This increase was primarily due to the impact~~ of ~~increased~~real ~~commercial~~estate ~~paper~~development ~~borrowings~~assets ~~and~~in the ~~issuance~~REI ~~of senior term loans and new senior unsecured notes, partially offset by the impact of net investment hedging activity~~segment.

~~Our~~We ~~provision~~reported ~~for~~equity income ~~taxes~~of ~~on a consolidated basis was~~ $~~113~~ 50 million ~~for~~during the ~~six~~nine months ended ~~June~~September 30, 2025 as compared to aequity ~~provision~~loss ~~for income taxes~~ of $377 million ~~for~~in the ~~six~~same ~~months~~period ~~ended~~in ~~June 30,~~ 2024. ~~The~~This ~~increase~~was ~~of $110 million is~~ primarily ~~related~~driven toby anpositive ~~increase~~co-investment inreturns ~~current year earnings~~ and asales ~~prior~~in ~~year benefit for~~ the ~~reversal~~current ofperiod, ~~unrecognized~~compared ~~tax positions. Our effective tax rate increased~~ to ~~20.8%~~higher ~~for~~unrealized ~~the~~equity ~~six~~losses ~~months~~in ~~ended June 30, 2025 from 1.1% for~~ the ~~six~~prior ~~months ended June 30~~period, ~~2024.~~driven ~~Our~~by ~~effective~~a ~~tax~~fair ~~rate~~value ~~for~~adjustment ~~the~~related ~~six months ended June 30, 2025 is different than the U.S. federal statutory tax rate of 21.0% primarily due~~ to ~~the~~our ~~U.S.~~non-core ~~state~~strategic ~~taxes~~equity ~~and~~investment ~~favorable~~in ~~permanent book tax differences~~Altus.

36Interest expense, net of interest income, decreased by 2.5% for the nine months ended September 30, 2025, compared to the same period in 2024. This decrease was primarily due to the impact of net investment hedging activity, partially offset by the impact of increased commercial paper borrowings and the issuance of senior term loans and new senior unsecured notes.

Our provision for income taxes on a consolidated basis was $203 million for the nine months ended September 30, 2025 as compared to a provision for income taxes of $70 million for the nine months ended September 30, 2024. The increase of $133 million is primarily related to an increase in earnings, favorable permanent book tax differences, and a prior year benefit for the reversal of unrecognized tax positions. Our effective tax rate increased to 19.7% for the nine months ended September 30, 2025 from 11.6% for the nine months ended September 30, 2024. Our effective tax rate for the nine months

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ended September 30, 2025 is different than the U.S. federal statutory tax rate of 21.0% primarily due to the U.S. state taxes and favorable permanent book tax differences.

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Segment Operations

In January 2025, we combined our project management business with our Turner & Townsend majority-owned subsidiary and created a fourth reportable segment, Project Management. In addition, on January 16, 2025, we acquired full ownership of Industrious, a provider of premium flexible workplace solutions, and established a new business segment, Building Operations & Experience (BOE), comprised of enterprise and local facilities management, property management and flexible workplace solutions.

In connection with the transactions described above, we organized our operations around, and publicly report our financial results on, four reportable business segments: (1) Advisory Services; (2) BOE; (3) Project Management; and (4) Real Estate Investments (REI).

Advisory Services provides a comprehensive range of services globally, including property leasing, capital markets (property sales and loan origination), loan servicing, and valuation. BOE provides a broad suite of integrated, contractually based outsourcing services to occupiers and owners of real estate, including facilities management and property management. Our Project Management business delivers program management, project management and cost consultancy services across commercial real estate, infrastructure and natural resources sectors. REI is a major real assets developer, investor and operator and is comprised of two businesses: investment management and development services.

We also have a Corporate and Other segment. Corporate primarily consists of corporate overhead costs. Other consists of activities from strategic non-core non-controlling equity investments and is considered an operating segment but does not meet the aggregation criteria for presentation as a separate reportable segment and is, therefore, combined with Corporate and reported as Corporate and other. It also includes eliminations related to inter-segment revenue. For additional information on our segments, see Note 16 – Segments of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report.

3740

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Advisory Services

The following table summarizes our results of operations for our Advisory Services operating segment for the three and ~~six~~nine months ended ~~June~~September 30, 2025 and 2024 (dollars in millions):

	Three Months Ended June 30, (1)								Six Months Ended June 30, (1)
	Three Months Ended September 30, (1)								Nine Months Ended September 30, (1)
	2025				2024				2025				2024
Revenue:
Adjusted net revenue:
Advisory leasing	$	1,145	51.2	%	$	974	50.9	%	$	3,001	50.6	%	$	2,582	50.1	%
Advisory leasing	$	995	49.8	%	$	875	50.2	%	$	1,857	50.3	%	$	1,607	49.6	%
Valuation	194		8.7	%	178		9.3	%	573		9.7	%	528		10.3	%
Valuation	196		9.8	%	184		10.6	%	379		10.3	%	351		10.8	%
Loan servicing	127		5.7	%	130		6.8	%	369		6.2	%	369		7.2	%
Loan servicing	122		6.1	%	121		6.9	%	242		6.6	%	239		7.4	%
Other portfolio services	90		4.0	%	96		5.0	%	267		4.5	%	282		5.5	%
Other portfolio services	83		4.2	%	80		4.6	%	153		4.1	%	159		4.9	%
Capital markets:
Capital markets:
Advisory sales	544		24.3	%	420		22.0	%	1,364		23.0	%	1,129		21.9	%
Advisory sales	460		23.0	%	384		22.0	%	819		22.2	%	709		21.9	%
Commercial mortgage origination	135		6.0	%	115		6.0	%	351		5.9	%	261		5.1	%
Commercial mortgage origination	127		6.4	%	88		5.0	%	215		5.8	%	147		4.5	%
Total segment revenue	2,235		100.0	%	1,913		100.0	%	5,925		100.0	%	5,151		100.0	%
Total segment adjusted net revenue	1,983		99.3	%	1,732		99.3	%	3,665		99.3	%	3,212		99.2	%
Costs and expenses:
Pass-through costs also recognized as revenue	13		0.7	%	12		0.7	%	25		0.7	%	26		0.8	%
Pass-through costs (2)	13		0.6	%	17		0.9	%	39		0.7	%	43		0.8	%
Total segment revenue	1,996		100.0	%	1,744		100.0	%	3,690		100.0	%	3,238		100.0	%
Cost of revenue, excluding pass-through costs	1,298		58.1	%	1,105		57.8	%	3,403		57.4	%	2,941		57.1	%
Costs and expenses:
Operating, administrative and other	481		21.5	%	447		23.4	%	1,364		23.0	%	1,304		25.3	%
Cost of revenue	1,164		58.3	%	1,016		58.3	%	2,131		57.8	%	1,863		57.5	%
Depreciation and amortization	69		3.1	%	67		3.5	%	203		3.4	%	192		3.7	%
Operating, administrative and other	455		22.8	%	440		25.2	%	883		23.9	%	856		26.4	%
Total costs and expenses	1,861		83.3	%	1,636		85.5	%	5,009		84.5	%	4,480		87.0	%
Depreciation and amortization	67		3.4	%	60		3.4	%	134		3.6	%	126		3.9	%
Operating income	374		16.7	%	277		14.5	%	916		15.5	%	671		13.0	%
Total costs and expenses	1,686		84.5	%	1,516		86.9	%	3,148		85.3	%	2,845		87.9	%
Equity loss from unconsolidated subsidiaries	—		0.0	%	(9)		(0.5)	%	—		0.0	%	(8)		(0.2)	%
Operating income	310		15.5	%	228		13.1	%	542		14.7	%	393		12.1	%
Other income	1		0.0	%	2		0.1	%	4		0.1	%	2		0.0	%
Equity (loss) income from unconsolidated subsidiaries	(1)		(0.1)	%	—		0.0	%	—		0.0	%	1		0.0	%
Add-back: Depreciation and amortization	69		3.1	%	67		3.5	%	203		3.4	%	192		3.7	%
Other income (loss)	2		0.1	%	(1)		(0.1)	%	3		0.1	%	—		0.0	%
Adjustments:
Add-back: Depreciation and amortization	67		3.4	%	60		3.4	%	134		3.6	%	126		3.9	%
Impact of fair value non-cash adjustments related to unconsolidated equity investments	—		0.0	%	9		0.5	%	2		0.0	%	9		0.2	%
Adjustments:
Costs associated with efficiency and cost-reduction initiatives	—		0.0	%	13		0.7	%	—		0.0	%	13		0.3	%
Impact of fair value non-cash adjustments related to unconsolidated equity investments	2		0.1	%	—		0.0	%	2		0.1	%	—		0.0	%
Segment operating profit	$	444			$	359			$	1,125			$	879
Segment operating profit and segment operating profit on revenue margin	$	380	19.0	%	$	287	16.5	%	$	681	18.5	%	$	520	16.1	%
Segment operating profit on adjusted net revenue margin			19.2	%			16.6	%			18.6	%			16.2	%

________________________________________________________________________________________________________________________________________

(1)Calculated as a percentage of Total Revenue.

~~Three~~(2)Pass-through ~~Months~~costs ~~Ended~~represent ~~June~~certain ~~30,~~costs ~~2025~~incurred ~~Compared~~associated towith subcontracted third-party vendor work performed for clients. These costs are reimbursable by clients and the ~~Three~~corresponding ~~Months~~amounts ~~Ended~~owed ~~June~~are ~~30,~~reflected ~~2024~~within Revenue.

~~Revenue~~Three ~~increased~~Months ~~14.4%~~Ended ~~during~~September ~~the~~30, ~~quarter~~2025 ~~compared~~Compared to the ~~same~~Three ~~period~~Months inEnded ~~2024.~~September Property sales revenue grew 19.8%, led by data centers, office and retail sales in the U.S. Global leasing revenue rose 13.7%, led by office and industrial leasing, and driven by Americas which grew 13.2%, including 13.5% in the United States and the United Kingdom, which grew 30~~.8%. Foreign currency translation had a 0.6% positive impact on total revenue during the quarter~~, ~~primarily driven by strength in the British pound sterling and euro partially offset by weakness in the Australian dollar.~~2024

~~Cost~~Revenue ofincreased 16.8% during the quarter compared to the same period in 2024. Property sales revenue ~~increased~~grew 1429.65%, ~~primarily~~led ~~reflecting~~by ~~business~~office, ~~growth~~industrial, land and ~~higher~~data ~~commission~~centers ~~expense~~in the U.S., ~~Foreign~~APAC ~~currency~~and ~~translation~~Europe. ~~had~~Globally, asales ~~0.7%~~grew ~~negative~~double-digits ~~impact~~across onoffice, ~~total~~industrial ~~cost~~and ofmultifamily. Global leasing revenue rose 17.6%, ~~Cost~~led ofby ~~revenue~~data ofcenters, ~~total~~office ~~revenue~~and ~~remained~~industrial ~~flat~~leasing atdriven ~~58.3%~~by ~~for~~Americas ~~both~~which ~~periods~~grew 19.1%, asincluding ~~costs~~17.9% ofin ~~revenue~~the ~~increased~~United ~~proportionately~~States ~~with~~and ~~the~~APAC ~~increase~~which ingrew ~~revenue~~21.6%.

38Foreign currency translation had a 1.0% positive impact on total revenue during the quarter, primarily driven by strength in the euro and British pound sterling partially offset by weakness in the Australian dollar and Indian rupee.

Cost of revenue, excluding pass-through costs increased 17.5%, primarily reflecting business growth and higher commission expense. Foreign currency translation had a 0.9% negative impact on total cost of revenue, excluding pass-through costs. Cost of revenue, excluding pass-through costs as a percentage of total revenue increased slightly to 58.1% compared to the same period in 2024, as costs of revenue increased proportionately with the increase in revenue.

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Operating, administrative and other expenses increased by 37.46%, as compared to the same period in 2024, primarily due to higher employee compensation and business promotion, advertising and travel expenses ~~and employee compensation,~~ driven by the growth in the business. Foreign currency translation had a 01.73% negative impact on total operating expenses.

In connection with the origination and sale of mortgage loans with servicing rights retained, we record servicing assets or liabilities based on the fair value of mortgage servicing rights (MSRs) on the date the loans are sold. Upon origination of a mortgage loan held for sale, the fair value of the mortgage servicing rights to be retained is included in the forecasted proceeds from the anticipated loan sale and results in a net gain (which is reflected in revenue). Our MSRs are initially recorded at fair value. Subsequent to the initial recording, MSRs are amortized in proportion to and over the period that the servicing income is expected to be received based on projections and timing of estimated future net cash flows and assessed for impairment based on the fair value each reporting period.

For the three months ended ~~June~~September 30, 2025, MSRs contributed $3241 million to operating income, offset by $3736 million of amortization of related intangible assets. The MSR contribution to ~~second~~third quarter 2024 operating income was $2338 million and amortization totaled $3436 million. The increase was associated with higher origination activity given an increase in financing activities and strong performance in both agency and non-agency lending.

Depreciation and amortization expense increased 113.70% primarily due to higher amortization of mortgage servicing rights as described above.

~~Six~~Nine Months Ended ~~June~~September 30, 2025 Compared to the ~~Six~~Nine Months Ended ~~June~~September 30, 2024

Revenue increased 1415.0% for the ~~six~~nine months ended ~~June~~September 30, 2025 as compared to the ~~six~~nine months ended ~~June~~September 30, 2024. ~~Global~~Property ~~leasing~~sales revenue ~~rose~~increased 1520.58%, ~~driven~~led by ~~Americas~~office, ~~which~~industrial, ~~grew~~land ~~17.0%,~~and ~~including~~data ~~18.2%~~centers in the ~~United~~U.S., ~~States~~APAC and ~~the United Kingdom, which grew 22~~Europe.~~1%.~~ ~~Property~~Global ~~sales~~leasing revenue ~~increased~~rose 1516.52%., ~~Foreign~~led ~~currency~~by ~~translation~~data ~~had~~centers, aoffice ~~0.4%~~and ~~negative~~industrial ~~impact~~leasing ondriven ~~total~~by ~~revenue~~Americas ~~during~~which ~~the~~grew ~~six months ended June 30~~17.8%, ~~2025,~~including ~~primarily~~18.1% ~~driven by weakness~~ in the ~~Canadian~~United ~~dollar~~States and ~~Australian~~the ~~dollar~~United Kingdom, ~~partially~~which ~~offset~~grew ~~by strength in the British pound sterling~~15.3%.

~~Cost of revenue increased 14.4%, primarily reflecting business growth and higher commission expense.~~ Foreign currency translation had a 0.41% positive impact on total ~~cost of~~ revenue. ~~Cost~~during ofthe ~~revenue~~nine ~~slightly~~months ~~increased~~ended toSeptember 30, ~~57.8%~~2025, ofprimarily ~~total~~driven ~~revenue~~by ~~from~~strength ~~57.5%~~in ~~for~~ the ~~same~~British ~~period~~pound insterling ~~2024~~and ~~primarily~~euro, ~~due~~partially tooffset ~~escalating~~by ~~commission~~weakness ~~payouts~~in ~~driven~~the byAustralian ~~strong~~dollar ~~revenue~~and ~~growth~~Canadian dollar.

~~Operating,~~Cost ~~administrative~~of ~~and~~revenue, ~~other~~excluding ~~expenses~~pass-through costs increased ~~by 3~~15.27%, ~~for~~primarily ~~the~~reflecting ~~six~~business ~~months~~growth ~~ended~~and ~~June 30,~~higher ~~2025~~commission asexpense. ~~compared~~Foreign tocurrency ~~the~~translation ~~same~~had ~~period~~a innegligible ~~2024,~~impact ~~driven~~on bytotal ~~higher~~cost ~~business~~of ~~promotion~~revenue, ~~advertising~~excluding ~~and~~pass-through ~~travel~~costs. ~~expense~~Cost ~~and~~of ~~higher~~revenue, ~~software~~excluding ~~expense.~~pass-through ~~Foreign~~costs ~~currency~~slightly ~~translation~~increased ~~had~~to a57.4% 0of total revenue from 57.81% ~~positive~~for ~~impact~~the onsame ~~total~~period ~~operating~~in ~~expenses~~2024 primarily due to escalating commission payouts driven by strong revenue growth.

~~For~~Operating, administrative and other expenses increased by 4.6% for the ~~six~~nine months ended ~~June~~September 30, 2025, ~~MSRs~~as ~~contributed~~compared ~~$55 million~~ to ~~operating~~the ~~income,~~same ~~offset~~period byin ~~$72 million~~2024, ofprimarily ~~amortization~~due ofto ~~related~~higher ~~intangible~~employee ~~assets.~~compensation, ~~For~~higher ~~the~~business ~~six months ended June 30~~promotion, ~~2024,~~advertising ~~MSRs~~and ~~contributed~~travel ~~$36 million to operating income~~expense, ~~offset~~driven by ~~$68 million~~growth ofin ~~amortization~~the ~~of related intangible assets~~business. ~~The~~Foreign ~~increase~~currency ~~was~~translation ~~associated~~had ~~with~~a ~~higher~~0.1% ~~origination~~positive ~~activity~~impact ~~given~~on antotal ~~increase~~operating ~~in financing activities~~expenses.

~~Depreciation~~For ~~and~~the nine months ended September 30, 2025, MSRs contributed $96 million to operating income, offset by $108 million of amortization ~~expense~~of ~~increased~~related 6intangible assets.3% ~~primarily~~For ~~due~~the nine months ended September 30, 2024, MSRs contributed $74 million to ~~higher~~operating income, offset by $104 million of amortization of ~~mortgage~~related ~~servicing~~intangible ~~rights~~assets. asThe ~~described~~increase ~~above.~~was associated with higher origination activity given an increase in financing activities.

39Depreciation and amortization expense increased 5.7% primarily due to higher amortization of mortgage servicing rights as described above.

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Building Operations & Experience

The following table summarizes our results of operations for our Building Operations & Experience (BOE) operating segment for the three and ~~six~~nine months ended ~~June~~September 30, 2025 and 2024 (dollars in millions):

	Three Months Ended June 30, (1)								Six Months Ended June 30, (1)
	Three Months Ended September 30, (1)								Nine Months Ended September 30, (1)
	2025				2024				2025				2024
Revenue:
Adjusted net revenue:
Facilities management	$	5,137	88.7	%	$	4,638	90.1	%	$	15,024	88.8	%	$	13,263	90.2	%
Facilities management	$	2,010	34.9	%	$	1,752	36.1	%	$	3,876	34.9	%	$	3,354	35.1	%
Property management	657		11.3	%	507		9.9	%	1,889		11.2	%	1,437		9.8	%
Property management	620		10.8	%	476		9.8	%	1,181		10.6	%	890		9.3	%
Total segment revenue	5,794		100.0	%	5,145		100.0	%	16,913		100.0	%	14,700		100.0	%
Total segment adjusted net revenue	2,630		45.6	%	2,228		45.9	%	5,057		45.5	%	4,244		44.4	%
Costs and expenses:
Pass-through costs also recognized as revenue	3,134		54.4	%	2,627		54.1	%	6,062		54.5	%	5,311		55.6	%
Pass-through costs (2)	3,085		53.2	%	2,804		54.5	%	9,147		54.1	%	8,114		55.2	%
Total segment revenue	5,764		100.0	%	4,855		100.0	%	11,119		100.0	%	9,555		100.0	%
Cost of revenue, excluding pass-through costs	2,119		36.6	%	1,830		35.6	%	6,095		36.0	%	5,165		35.1	%
Costs and expenses:
Operating, administrative and other	348		6.0	%	282		5.5	%	983		5.8	%	885		6.0	%
Cost of revenue	5,192		90.1	%	4,375		90.1	%	10,039		90.3	%	8,644		90.5	%
Depreciation and amortization	65		1.1	%	67		1.3	%	196		1.2	%	169		1.1	%
Operating, administrative and other	339		5.9	%	314		6.5	%	635		5.7	%	604		6.3	%
Total costs and expenses	5,617		96.9	%	4,983		96.9	%	16,421		97.1	%	14,333		97.5	%
Depreciation and amortization	61		1.1	%	56		1.2	%	131		1.2	%	102		1.1	%
Operating income	177		3.1	%	162		3.1	%	492		2.9	%	367		2.5	%
Total costs and expenses	5,592		97.0	%	4,745		97.7	%	10,805		97.2	%	9,350		97.9	%
Equity income (loss) from unconsolidated subsidiaries	3		0.1	%	—		0.0	%	(14)		(0.1)	%	4		0.0	%
Operating income	172		3.0	%	110		2.3	%	314		2.8	%	205		2.1	%
Other income (loss)	1		0.0	%	(1)		0.0	%	6		0.0	%	1		0.0	%
Equity (loss) income from unconsolidated subsidiaries	(16)		(0.3)	%	3		0.1	%	(16)		(0.1)	%	4		0.0	%
Add-back: Depreciation and amortization	65		1.1	%	67		1.3	%	196		1.2	%	169		1.1	%
Other income	3		0.1	%	1		0.0	%	4		0.0	%	2		0.0	%
Adjustments:
Add-back: Depreciation and amortization	61		1.1	%	56		1.2	%	131		1.2	%	102		1.1	%
Integration and other costs related to acquisitions	17		0.3	%	5		0.1	%	60		0.4	%	35		0.2	%
Adjustments:
Costs associated with efficiency and cost-reduction initiatives	—		0.0	%	11		0.2	%	—		0.0	%	41		0.3	%
Integration and other costs related to acquisitions	41		0.7	%	13		0.3	%	44		0.4	%	30		0.3	%
Net results related to the wind-down of certain businesses (3)	22		0.4	%	—		0.0	%	22		0.1	%	—		0.0	%
Costs associated with efficiency and cost-reduction initiatives	—		0.0	%	30		0.6	%	—		0.0	%	30		0.3	%
Segment operating profit	$	285			$	244			$	762			$	617
Segment operating profit and segment operating profit on revenue margin	$	261	4.5	%	$	213	4.4	%	$	477	4.3	%	$	373	3.9	%
Segment operating profit on adjusted net revenue margin			9.9	%			9.6	%			9.4	%			8.8	%

________________________________________________________________________________________________________________________________________

(1)Calculated as a percentage of Total Revenue.

~~Revenue~~(3)In ~~increased~~the ~~18.7%,~~third ~~reflecting~~quarter aof ~~double-digit increase in property management and facilities management~~2025, ~~primarily due to growth in clients driving increased~~ management ~~fees~~made ~~and reimbursements as well as~~ the ~~impact~~decision ~~from~~to ~~acquisitions.~~wind ~~Foreign~~down ~~currency~~certain ~~translation~~businesses ~~had~~within ~~a 1.2% positive impact on total revenue during~~ the ~~quarter,~~BOE ~~primarily driven by strength in the British pound sterling partially offset by weakness in the Mexican peso~~Segment.

~~Cost~~Three ofMonths ~~revenue~~Ended ~~increased~~September ~~18.7%~~30, ~~driven~~2025 ~~primarily~~Compared byto ~~higher~~the ~~pass-through~~Three ~~costs.~~Months ~~Foreign~~Ended ~~currency~~September ~~translation had a 1.1% negative impact on total cost of revenue. Cost of revenue was 90.1% of total revenue~~30, ~~and remained flat compared to 90.1% in the second quarter~~ 2024.

~~Operating~~Revenue increased 12.6%, ~~administrative~~reflecting ~~and~~a ~~other~~double-digit ~~expenses~~increase ~~increased~~in ~~8.0%~~property management and facilities management, primarily due to angrowth ~~increase~~ in ~~bad~~clients ~~debt~~driving ~~expense~~increased management fees and reimbursements as well as the impact from acquisitions. Foreign currency translation had a 1.39% ~~negative~~positive impact on total ~~operating~~revenue ~~expenses~~ during the quarter, primarily driven by strength in the euro and British pound sterling, partially offset by weakness in the Indian rupee.

~~Depreciation~~Pass-through ~~and~~costs ~~amortization expense~~ increased 810.90%, ~~reflecting~~during ~~higher~~the ~~amortization~~quarter ~~expense~~as ~~related~~compared to ~~intangibles~~the ~~from~~same ~~recent~~period ~~acquisitions~~in ~~such~~2024 asprimarily ~~Industrious~~due to revenue growth in the BOE segment. Foreign currency translation had a 1.9% negative impact on pass-through costs.

~~Six~~Cost ~~Months~~of ~~Ended~~revenue, ~~June~~excluding 30pass-through costs increased 15.8%, ~~2025~~driven ~~Compared~~primarily by higher professional compensation and indirect managed spend, due to ~~the~~revenue ~~Six~~growth, ~~Months~~as ~~Ended~~well ~~June~~as 30an increase driven by acquisitions. Foreign currency translation had a 1.8% negative impact on total cost of revenue, excluding pass-through costs. Cost of revenue, excluding pass-through costs was 36.6% of total revenue, and increased compared to 35.6% in the third quarter 2024.

~~Revenue~~Operating, administrative and other expenses increased 1623.4%, ~~for~~primarily ~~the~~due ~~six~~to ~~months~~higher ~~ended~~employee ~~June 30,~~compensation ~~2025~~and asbenefit ~~compared~~expenses toand ~~the~~an ~~same~~increase ~~period~~ in ~~2024,~~bad ~~reflecting~~debt aexpense. ~~double-digit~~Foreign ~~increase~~currency intranslation ~~property~~had ~~management~~a ~~and~~2.1% ~~facilities~~negative ~~management,~~impact ~~primarily~~on ~~due~~total tooperating ~~growth~~expenses induring ~~clients~~the ~~driving increased~~ quarter.

40Depreciation and amortization expense decreased 3.0%, reflecting lower amortization expense related to intangibles assets, which became fully-amortized.

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~~management~~Nine ~~fees~~Months ~~well~~Ended asSeptember ~~the impact from acquisitions. Foreign currency translation had a 0.3% negative impact on total revenue~~30, ~~primarily~~2025 ~~driven~~Compared byto ~~weakness in~~ the ~~Canadian~~Nine ~~dollar~~Months ~~and~~Ended ~~Mexican~~September ~~peso~~30, ~~partially offset by strength in the British pound sterling.~~2024

~~Cost~~Revenue ~~of revenue~~ increased 1615.1% for the nine months ended September 30, ~~driven~~2025 byas ~~higher~~compared ~~pass~~to the same period in 2024, reflecting a double-~~through~~digit ~~costs~~increase in property management and facilities management, primarily due to growth in clients driving increased management fees well as the impact from acquisitions. Foreign currency translation had a 0.45% positive impact on total ~~cost~~revenue, ofprimarily ~~revenue.~~driven ~~Cost~~by ofstrength ~~revenue~~in ~~was~~the ~~90.3%~~British ofpound ~~total~~sterling ~~revenue~~and euro, apartially ~~slight~~offset ~~decrease~~by ~~from~~weakness ~~90.5%~~in ~~for~~ the ~~six~~Canadian ~~months~~dollar, ~~ended~~Indian ~~June 30,~~rupee ~~2024~~and Mexican peso.

~~Operating,~~Pass-through ~~administrative~~costs ~~and other expenses~~ increased 512.17%, ~~primarily~~during ~~due~~the tonine ~~increase~~months inended ~~bad~~September 30, ~~debt~~2025 ~~expense,~~as ~~higher~~compared ~~business~~to ~~promotion,~~the ~~advertising~~same ~~and~~period ~~travel~~in ~~expenses~~2024 ~~partially~~primarily ~~offset~~due byto ~~lower~~revenue ~~acquisition~~growth ~~and~~in ~~transaction~~the ~~related~~BOE ~~costs~~segment. Foreign currency translation had a 0.24% ~~positive~~negative impact on ~~total~~pass-through ~~operating expenses during the six months ended June 30, 2025~~costs.

~~Depreciation~~Cost ~~and~~of ~~amortization~~revenue, ~~expense~~excluding pass-through costs increased 2818.40%, ~~reflecting~~driven by higher ~~amortization~~professional ~~expense~~compensation ~~related~~and indirect managed spend, due to ~~intangibles~~revenue ~~from~~growth, ~~recent~~as well as an increase driven by acquisitions. ~~such~~Foreign ascurrency ~~Industrious~~translation had a 0.4% negative impact on total cost of revenue, excluding pass-through costs. Cost of revenue, excluding pass-through costs was 36.0% of total revenue, an increase from 35.1% for the nine months ended September 30, 2024.

41Operating, administrative and other expenses increased 11.1%, primarily due to higher employee compensation and benefit expenses and an increase in bad debt, business promotion, advertising and travel expenses. Foreign currency translation had a 0.6% negative impact on total operating expenses during the nine months ended September 30, 2025.

Depreciation and amortization expense increased 16.0%, reflecting higher expense related to intangibles from recent acquisitions such as Industrious.

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Project Management

The following table summarizes our results of operations for our Project Management operating segment for the three and ~~six~~nine months ended ~~June~~September 30, 2025 and 2024 (dollars in millions):

	Three Months Ended June 30, (1)								Six Months Ended June 30, (1)
	Three Months Ended September 30, (1)								Nine Months Ended September 30, (1)
	2025				2024				2025				2024
Revenue:
Segment revenue	2,027		100.0	%	1,683		100.0	%	5,444		100.0	%	4,766		100.0	%
Total segment adjusted net revenue	$	847	47.4	%	$	782	50.0	%	1,621		47.4	%	1,508		48.9	%
Costs and expenses:
Pass-through costs also recognized as revenue	939		52.6	%	781		50.0	%	1,796		52.6	%	1,574		51.1	%
Pass-through costs (2)	1,113		54.9	%	897		53.3	%	2,909		53.4	%	2,472		51.9	%
Total segment revenue	1,786		100.0	%	1,563		100.0	%	3,417		100.0	%	3,082		100.0	%
Cost of revenue, excluding pass-through costs	639		31.5	%	541		32.1	%	1,797		33.0	%	1,622		34.0	%
Costs and expenses:
Operating, administrative and other	124		6.1	%	117		7.0	%	365		6.7	%	320		6.7	%
Cost of revenue	1,545		86.5	%	1,345		86.1	%	2,954		86.5	%	2,656		86.2	%
Depreciation and amortization	28		1.4	%	26		1.5	%	78		1.4	%	83		1.7	%
Operating, administrative and other	122		6.8	%	115		7.4	%	241		7.1	%	203		6.6	%
Total costs and expenses	1,904		93.9	%	1,581		93.9	%	5,149		94.6	%	4,497		94.4	%
Depreciation and amortization	26		1.5	%	28		1.8	%	51		1.5	%	56		1.8	%
Operating income	123		6.1	%	102		6.1	%	295		5.4	%	269		5.6	%
Total costs and expenses	1,693		94.8	%	1,488		95.2	%	3,246		95.0	%	2,915		94.6	%
Equity income from unconsolidated subsidiaries	—		0.0	%	1		0.1	%	—		0.0	%	—		0.0	%
Operating income	93		5.2	%	75		4.8	%	171		5.0	%	167		5.4	%
Other income	—		0.0	%	—		0.0	%	1		0.0	%	2		0.0	%
Other (loss) income	—		0.0	%	(1)		(0.1)	%	1		0.0	%	2		0.1	%
Add-back: Depreciation and amortization	28		1.4	%	26		1.5	%	78		1.4	%	83		1.7	%
Add-back: Depreciation and amortization	26		1.5	%	28		1.8	%	51		1.5	%	56		1.8	%
Adjustments:
Adjustments:
Integration and other costs related to acquisitions	2		0.1	%	—		0.0	%	13		0.2	%	(22)		(0.5)	%
Integration and other costs related to acquisitions	2		0.1	%	—		0.0	%	11		0.3	%	(22)		(0.7)	%
Segment operating profit	$	153			$	129			$	387			$	332
Segment operating profit and segment operating profit on revenue margin	$	121	6.8	%	$	102	6.5	%	$	234	6.8	%	$	203	6.6	%
Segment operating profit on adjusted net revenue margin			14.3	%			13.0	%			14.4	%			13.5	%

________________________________________________________________________________________________________________________________________

(1)Calculated as a percentage of Total Revenue

~~Revenue~~Three ~~increased~~Months ~~14.3%~~Ended ~~due~~September to30, ~~continued~~2025 ~~strong~~Compared ~~performance~~to ~~from~~ the ~~legacy~~Three ~~Turner~~Months &Ended ~~Townsend~~September ~~business. Foreign currency translation had a 1.4% positive impact on total revenue during the quarter~~30, ~~primarily driven by strength in the British pound sterling.~~2024

~~Cost~~Revenue ~~of revenue~~ increased 1420.94% due to strong business activity in the United Kingdom, ~~driven~~the byMiddle ~~higher~~East ~~pass-through~~and ~~costs~~North America and increased ~~professional~~revenue ~~compensation~~from pass-through costs. Foreign currency translation had a 1.39% ~~negative~~positive impact on total ~~cost of~~ revenue. ~~Cost~~during ofthe ~~revenue was 86.5% of total revenue~~quarter, ~~slightly~~primarily updriven ~~from~~by ~~86.1%~~strength in the ~~second~~British ~~quarter~~pound ~~2024.~~sterling and euro.

~~Operating,~~Pass-through ~~administrative~~costs ~~and other expenses~~ increased 624.1%, ~~primarily~~during ~~due~~the quarter as compared to ~~higher~~the ~~business~~same ~~promotion,~~period ~~advertising~~in ~~and~~2024 ~~travel~~primarily ~~and~~due ~~higher~~to ~~employee~~revenue ~~compensation~~growth ~~expenses~~in the Project Management segment. Foreign currency translation had a 21.65% negative impact on ~~total~~pass-through ~~operating expenses during the quarter~~costs.

~~Depreciation~~Cost ~~and~~of ~~amortization~~revenue, ~~expense~~excluding ~~fell~~pass-through 7costs increased 18.1%, ~~reflecting~~driven ~~lower~~by ~~amortization~~increased ~~expense~~professional ~~due~~compensation. toForeign ~~intangible~~currency ~~assets~~translation ~~being~~had ~~fully~~a ~~amortized~~2.2% negative impact on total cost of revenue, excluding pass-through costs. Cost of revenue, excluding pass-through costs was 31.5% of total revenue, slightly down from 32.1% in the third quarter 2024.

~~Six~~Operating, ~~Months~~administrative ~~Ended~~and ~~June~~other 30expenses increased 6.0%, ~~2025~~primarily ~~Compared~~due to ~~the~~higher ~~Six~~employee ~~Months~~compensation ~~Ended~~expenses ~~June~~and 30higher business promotion, ~~2024~~advertising and travel expense. Foreign currency translation had a 2.6% negative impact on total operating expenses during the quarter.

~~Revenue~~Depreciation ~~increased~~and ~~10.9%~~amortization ~~for~~expense ~~the~~increased ~~six months ended June 30, 2025 due to continued strong performance from the legacy Turner & Townsend business~~7. ~~Foreign currency translation had a 0.2~~7% ~~negative impact on total revenue~~, ~~primarily~~reflecting ~~driven~~higher bydepreciation ~~weakness in the Mexican peso, Australian dollar and Canadian dollar, partially offset by strength in the British pound sterling~~expense.

~~Cost~~Nine ofMonths ~~revenue~~Ended ~~increased~~September ~~11.2%~~30, ~~driven~~2025 byCompared ~~higher~~to pass-through costs and increased professional compensation. Foreign currency translation had a 0.3% positive impact on total cost of revenue. Cost of revenue was 86.5% of total revenue, a slight increase from 86.2% for the ~~six~~Nine ~~months~~Months ~~ended~~Ended ~~June~~ September 30, 2024.

42Revenue increased 14.2% for the nine months ended September 30, 2025, due to strong business activity and increased revenue from pass-through costs. Foreign currency translation had a 0.5% positive impact on total revenue, primarily driven by strength in the British pound sterling and euro partially offset by weakness in the Indian rupee, Australian dollar and Mexican peso.

Pass-through costs increased 17.7% during the nine months ended September 30, 2025 as compared to the same period in 2024 primarily due to revenue growth in the Project Management segment. Foreign currency translation had a 0.3% negative impact on pass-through costs.

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~~Operating,~~Cost ~~administrative~~of ~~and~~revenue, ~~other~~excluding ~~expenses~~pass-through costs increased 1810.78%, ~~primarily~~driven ~~due~~by toincreased ~~higher~~professional ~~employee~~ compensation ~~expenses~~. Foreign currency translation had a ~~negligible~~0.6% negative impact on total ~~operating~~cost ~~expenses~~of ~~during~~revenue, excluding pass-through costs. Cost of revenue, excluding pass-through costs was 33.0% of total revenue, a slight decrease from 34.0% for the ~~six~~nine months ended ~~June~~September 30, ~~2025~~2024.

~~Depreciation~~Operating, administrative and ~~amortization~~other ~~expense~~expenses ~~decreased~~increased 814.91%, ~~reflecting~~primarily ~~lower~~due ~~amortization~~to ~~expense~~higher ~~due~~employee tocompensation ~~intangible~~expenses. ~~assets~~Foreign ~~being~~currency ~~fully~~translation ~~amortized~~had ina ~~2024~~1.0% negative impact on total operating expenses during the nine months ended September 30, 2025.

43Depreciation and amortization expense decreased 6.0%, reflecting lower amortization expense due to intangible assets being fully amortized in 2024.

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Real Estate Investments

The following table summarizes our results of operations for our Real Estate Investments (REI) operating segment for the three and ~~six~~nine months ended ~~June~~September 30, 2025 and 2024 (dollars in millions):

	Three Months Ended June 30, (1)								Six Months Ended June 30, (1)
	Three Months Ended September 30, (1)								Nine Months Ended September 30, (1)
	2025				2024				2025				2024
Revenue:
Investment management	$	~~144~~148	6770.01	%	$	~~149~~196	64.29	%	$	~~299~~447	6667.78	%	$	~~298~~494	64.8	%
Development services	7163		3329.09	%	83106		35.81	%	~~149~~212		3332.32	%	~~162~~268		35.2	%
Total segment revenue	~~215~~211		100.0	%	~~232~~302		100.0	%	~~448~~659		100.0	%	~~460~~762		100.0	%
Costs and expenses:
Cost of revenue	3639		1618.75	%	5760		2419.69	%	82121		18.34	%	~~100~~161		21.71	%
Operating, administrative and other	~~182~~192		8491.70	%	~~169~~229		7275.8	%	~~348~~540		7781.79	%	~~357~~586		7776.69	%
Depreciation and amortization	32		10.49	%	34		1.3	%	68		1.32	%	710		1.53	%
Total costs and expenses	~~221~~233		~~102~~110.84	%	~~229~~293		9897.70	%	~~436~~669		97101.35	%	~~464~~757		~~100~~99.93	%
Gain on disposition of real estate	19		8.8	%	—		0.0	%	19		4.2	%	13		2.8	%
Gain (loss) on disposition of real estate	33		15.6	%	(1)		(0.3)	%	52		7.9	%	12		1.6	%
Operating income	1311		65.02	%	38		12.36	%	3142		6.94	%	917		2.02	%
Equity (loss) income from unconsolidated subsidiaries	(3)		(1.4)	%	4		1.7	%	(9)		(2.0)	%	15		3.3	%
Equity income from unconsolidated subsidiaries	49		23.2	%	14		4.6	%	40		6.1	%	29		3.8	%
Other loss	—		0.0	%	(1)		(0.4)	%	—		0.0	%	(2)		(0.4)	%
Other income	—		0.0	%	8		2.6	%	—		0.0	%	6		0.8	%
Add-back: Depreciation and amortization	32		10.49	%	34		1.3	%	68		1.32	%	710		1.53	%
Adjustments:
Carried interest incentive compensation expense to align with the timing of associated revenue	3		1.4	%	1		0.4	%	7		1.6	%	15		3.3	%
Carried interest incentive compensation expense (reversal) to align with the timing of associated revenue	3		1.4	%	(4)		(1.3)	%	10		1.5	%	12		1.6	%
Costs associated with efficiency and cost-reduction initiatives	—		0.0	%	—4		01.03	%	1		0.2	%	—4		0.05	%
Net results related to the wind-down of certain businesses (2)	98		43.28	%	—		0.0	%	1422		3.13	%	—		0.0	%
Segment operating profit and segment operating profit on revenue margin	$	25	11.6	%	$	10	4.3	%	$	50	11.2	%	$	44	9.6	%
Provision associated with Telford’s fire safety remediation efforts	—		0.0	%	33		10.9	%	—		0.0	%	33		4.3	%
Segment operating profit	$	73			$	67			$	123			$	111

________________________________________________________________________________________________________________________________________

(1)Calculated as a percentage of Total Revenue

(2)In the first quarter of 2025, management made the decision to wind down Telford Homes’ legacy construction business. A new Telford entity, Telford Living, is developing residential housing in the U.K. under a new business model under which the company does not self-perform general contracting.

Three Months Ended ~~June~~September 30, 2025 Compared to the Three Months Ended ~~June~~September 30, 2024

Revenue decreased 730.31% for the current quarter primarily due to lower ~~development~~incentive fees ~~from~~in ~~Telford~~our ~~and~~Investment ~~lower~~Management ~~carried~~business ~~interest~~and ~~partially~~lower ~~offset~~construction bymanagement ~~higher~~and ~~asset~~development ~~management~~ fees infrom ~~the~~development ~~Investment Management business~~services. Foreign currency translation had a 12.80% positive impact on total revenue during the quarter primarily driven by strength in the British pound sterling and euro.

Cost of revenue decreased 3635.80% in the quarter as compared to the same period in 2024 due to lower construction costs incurred on our real estate development projects. Foreign currency translation had a 3.63% negative impact on total cost of revenue during the quarter.

Operating, administrative and other expenses ~~increased~~decreased 716.72% primarily due to ana ~~increase~~decrease in total compensation in our investment management ~~line~~and development services lines of business. Foreign currency translation had a 1.83% negative impact on total operating expenses.

We recorded equity loss from unconsolidated subsidiaries of approximately $3 million versus equity income of $4 million in the second quarter 2024, primarily due to net negative co-investment returns in the current quarter. Gain on disposition of real estate increased by $1934 million compared with ~~second~~third quarter 2024, driven by monetization of real estate development assets in the current period versus none in the prior year quarter.

44We recorded equity income from unconsolidated subsidiaries of approximately $49 million versus equity income of $14 million in the third quarter 2024, primarily due to positive co-investment returns and sales in the current quarter.

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A roll forward of our AUM by product type for the three months ended ~~June~~September 30, 2025 is as follows (dollars in billions):

	Funds		Separate Accounts		Securities		Total
Balance at March 31, 2025	$	66.3	$	72.8	$	10.0	$	149.1
Inflows	0.5		1.5		0.2		2.2
Outflows	(0.4)		(1.4)		(0.3)		(2.1)
Market appreciation	2.1		3.7		0.3		6.1
Balance at June 30, 2025	$	68.5	$	76.6	$	10.2	$	155.3
Inflows	1.4		1.5		0.7		3.6
Outflows	(1.7)		(1.2)		(0.3)		(3.2)
Market appreciation (depreciation)	0.4		(0.6)		0.3		0.1
Balance at September 30, 2025	$	68.6	$	76.3	$	10.9	$	155.8

AUM generally refers to the properties and other assets with respect to which we provide (or participate in) oversight, investment management services and other advice, and which generally consist of real estate properties or loans, securities portfolios and investments in operating companies and joint ventures. Our AUM is intended principally to reflect the extent of our presence in the real estate market, not to be the basis for determining our management fees. Our assets under management consist of:

•the total fair market value of the real estate properties and other assets either wholly-owned or held by joint ventures and other entities in which our sponsored funds or investment vehicles and client accounts have invested or to which they have provided financing. Committed (but unfunded) capital from investors in our sponsored funds is not included in this component of our AUM. The value of development properties is included at estimated completion cost. In the case of real estate operating companies, the total value of real properties controlled by the companies, generally through joint ventures, is included in AUM; and

•the net asset value of our managed securities portfolios, including investments (which may be comprised of committed but uncalled capital) in private real estate funds under our fund of funds investments.

Our calculation of AUM may differ from the calculations of other asset managers, and as a result, this measure may not be comparable to similar measures presented by other asset managers.

~~Six~~Nine Months Ended ~~June~~September 30, 2025 Compared to the ~~Six~~Nine Months Ended ~~June~~September 30, 2024

Revenue decreased 213.65% for the ~~six~~nine months ended ~~June~~September 30, 2025 primarily due to lower ~~development~~incentive fees ~~from Telford~~ and ~~lower~~ carried interest, partially offset by higher asset management fees in ~~the~~our Investment Management business and lower construction management and development fees from development services. Foreign currency translation had a 0.29% positive impact on total revenue during the ~~six~~nine months ended ~~June~~September 30, 2025, primarily driven by strength in the British pound sterling.

Cost of revenue decreased 1824.08% for the ~~six~~nine months ended ~~June~~September 30, 2025 as compared to the same period in 2024 due to lower construction costs incurred on our real estate development projects. Foreign currency translation had a ~~negligible~~1.9% negative impact on total cost of revenue during the ~~six~~nine months ended ~~June~~September 30, 2025.

Operating, administrative and other expenses decreased 27.58%, primarily due to a decrease in variable incentive compensation in our investment management ~~line~~and development services lines of business. Foreign currency translation had a ~~negligible~~0.6% negative impact on total operating expenses.

We recorded equity loss from unconsolidated subsidiaries of approximately $9 million versus equity income of $15 million during the same period in 2024, primarily due to negative co-investment returns in the current quarter. Gain on disposition of real estate increased by $640 million compared to the same period in 2024 due primarily to gains recognized upon monetization of real estate development projects.

45We recorded equity income from unconsolidated subsidiaries of approximately $40 million versus equity income of $29 million during the same period in 2024, primarily due to positive co-investment returns and sales in the current quarter.

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A roll forward of our AUM by product type for the ~~six~~nine months ended ~~June~~September 30, 2025 is as follows (dollars in billions):

	Funds		Separate Accounts		Securities		Total
Balance at December 31, 2024	$	64.0	$	73.4	$	8.8	$	146.2
Inflows	12.48		35.94		12.52		610.84
Outflows	(02.63)		(56.57)		(0.69)		(69.79)
Market appreciation	34.71		4.82		0.58		9.01
Balance at June 30, 2025	$	68.5	$	76.6	$	10.2	$	155.3
Balance at September 30, 2025	$	68.6	$	76.3	$	10.9	$	155.8

We describe above how we calculate AUM. Also, as noted above, our calculation of AUM may differ from the calculations of other asset managers, and as a result, this measure may not be comparable to similar measures presented by other asset managers.

4649

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Corporate and Other

Our Corporate segment primarily consists of corporate overhead costs. Other consists of activities from strategic non-core non-controlling equity investments and is considered an operating segment but does not meet the aggregation criteria for presentation as a separate reportable segment and is, therefore, combined with our core Corporate function and reported as Corporate and other. The following table summarizes our results of operations for our core Corporate and other segment for the three and ~~six~~nine months ended ~~June~~September 30, 2025 and 2024 (dollars in millions):

	Three Months Ended June 30, (1)				Six Months Ended June 30, (1)
	Three Months Ended September 30, (1)				Nine Months Ended September 30, (1)
	2025		2024		2025		2024
Elimination of inter-segment revenue	$	(79)	$	(37)	$	(1120)	$	(916)
Costs and expenses:
Cost of revenue (2)	5(2)		—(2)		1—		53
Operating, administrative and other	~~177~~183		~~153~~162		~~360~~542		~~282~~443
Depreciation and amortization	2517		14		3755		2843
Total costs and expenses	~~207~~198		~~167~~174		~~398~~597		~~315~~489
Operating loss	(214)		(170)		(409)		(324)
Gain on disposition of real estate	3		—		3		—
Equity income (loss) from unconsolidated subsidiaries	2		(22)		23		(93)
Operating loss	(204)		(181)		(614)		(505)
Other income (loss)	—		8		(1)		13
Equity income (loss) from unconsolidated subsidiaries	1		(10)		24		(102)
Add-back: Depreciation and amortization	25		14		37		28
Other income (loss)	1		3		(1)		15
Adjustments:
Add-back: Depreciation and amortization	17		14		55		43
Business and finance transformation	28		—		28		—
Adjustments:
Costs associated with efficiency and cost-reduction initiatives	—		37		12		67
Business and finance transformation	10		—		38		—
Charges related to indirect tax audits and settlements	—		13		(1)		13
Costs associated with efficiency and cost-reduction initiatives	—		13		12		79
Costs incurred related to legal entity restructuring	—		—		—		2
Charges related to indirect tax audits and settlements	—		25		(1)		39
Integration and other costs related to acquisitions	32		—		89		—
Costs incurred related to legal entity restructuring	—		—		—		2
Segment operating loss	$	(127)	$	(120)	$	(222)	$	(294)
Integration and other costs related to acquisitions	41		17		131		17
Segment operating loss	$	(134)	$	(119)	$	(356)	$	(412)

________________________________________________________________________________________________________________________________________

(1)Percentage of revenue calculations are not meaningful and therefore not included.

(2)Primarily relates to inter-segment eliminations.

Three Months Ended ~~June~~September 30, 2025 Compared to the Three Months Ended ~~June~~September 30, 2024

Core corporate

Operating, administrative and other expenses for our core corporate functions rose 1513.70% to $~~177~~183 million for the ~~second~~third quarter of 2025, mainly due to higher costs related to acquisitions, ~~and~~ integration activities and higher management incentive compensation.

Other (non-core)

We recorded equity income of $21 million in the third quarter of 2025, compared to a $2210 million loss in the ~~second~~third quarter of 2024, reflecting the lower ~~valuation~~value of our investment in ~~Altus~~publicly attraded ~~the~~Altus ~~end of the second quarter of 2024~~Power. Altus was acquired by a third-party on April 16, 2025.

~~Six~~Nine Months Ended ~~June~~September 30, 2025 Compared to the ~~Six~~Nine Months Ended ~~June~~September 30, 2024

Core corporate

Operating, administrative and other expenses for our core corporate functions rose 2722.73% to $~~360~~542 million for the ~~six~~nine months ended ~~June~~September 30, 2025, mainly due to higher costs related to acquisitions, ~~and~~ integration activities and higher management incentive compensation.

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Other (non-core)

We recorded equity income of $2324 million in the nine months ended September 30, 2025, reflecting the higher value of our investment in publicly traded Altus, which was acquired by a third-party on April 16, 2025. This compares with a $93102 million loss during the same period in 2024, reflecting the lower valuation of our investment in Altus.

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Liquidity and Capital Resources

We believe that we can satisfy our working capital and funding requirements with internally generated cash flow and, as necessary, borrowings under our revolving credit facilities and commercial paper program. Our expected capital requirements for 2025 include up to $~~363~~339 million of anticipated capital expenditures, net of tenant concessions. During the ~~six~~nine months ended ~~June~~September 30, 2025, we incurred $~~138~~222 million of capital expenditures. As of ~~June~~September 30, 2025, we had aggregate future commitments of $~~183~~187 million related to co-investments funds in our REI segment, $2122 million of which is expected to be funded in 2025. Additionally, as of ~~June~~September 30, 2025, we are committed to fund additional capital of $~~328~~357 million and $5462 million to consolidated and unconsolidated projects, respectively, within our REI segment. As of ~~June~~September 30, 2025, we had $3.35 billion of borrowings available under our revolving credit facilities (under both the 5-Year Revolving Credit Agreement and 364-Day Revolving Credit Agreement, as described below, and the Turner & Townsend revolving credit facility) and $1.47 billion of cash and cash equivalents. We intend to maintain available commitments under the 5-Year Revolving Credit Agreement in an amount at least equal to the amount of commercial paper notes outstanding from time to time. As of ~~June~~September 30, 2025 and December 31, 2024, we had $1.41 billion and $175 million, respectively, in outstanding borrowings under the commercial paper program.

We have historically relied on our internally generated cash flow, our revolving credit facilities and commercial paper program to fund our working capital, capital expenditure and general investment requirements (including in-fill acquisitions) and have not sought other external sources of financing to help fund these requirements. In the absence of extraordinary events, large strategic acquisitions or large returns of capital to shareholders, we anticipate that our cash flow from operations, our revolving credit facilities and commercial paper program would be sufficient to meet our anticipated cash requirements for the foreseeable future, and at a minimum for the next 12 months. Given compensation is our largest expense and our sales and leasing professionals are generally paid on a commission and/or bonus basis that correlates with their revenue production, the negative effect of difficult market conditions is partially mitigated by the inherent variability of our compensation cost structure. We may seek to take advantage of market opportunities to refinance existing debt instruments, as we have done in the past, with new debt instruments at interest rates, maturities and terms we deem attractive. We may also, from time to time in our sole discretion, purchase, redeem, or retire our existing senior notes, through tender offers, in privately negotiated or open market transactions, or otherwise.

On May 12, 2025, we issued $600 million in aggregate principal amount of 4.800% senior notes due in 2030 and $500 million in aggregate principal amount of 5.500% senior notes due in 2035, generating aggregate net proceeds of approximately $1.1 billion after offering expenses. On May 28, 2025, we used a portion of the proceeds from this offering to redeem in full the $600 million aggregate outstanding principal amount of our 4.875% senior notes due 2026.

As noted above, we believe that any future significant acquisitions we may make could require us to obtain additional debt or equity financing. In the past, we have been able to obtain such financing for material transactions on terms that we believed to be reasonable. However, it is possible that we may not be able to obtain acquisition financing on favorable terms, or at all, in the future.

Our long-term liquidity needs, other than those related to ordinary course obligations and commitments such as operating leases, are generally comprised of the following elements. The first is the repayment of the outstanding and anticipated principal amounts of our long-term indebtedness. If our cash flow is insufficient to repay our long-term debt when it comes due, then we expect that we would need to refinance such indebtedness or otherwise amend its terms to extend the maturity dates. We cannot make any assurances that such refinancing or amendments would be available on attractive terms, if at all.

The second long-term liquidity need is the payment of obligations related to acquisitions. Our acquisition structures often include deferred and/or contingent purchase consideration in future periods that are subject to the passage of time or achievement of certain performance metrics and other conditions. As of ~~June~~September 30, 2025 and December 31, 2024, we had accrued deferred purchase consideration totaling $~~331~~339 million ($~~221~~234 million of which was a current liability) and $292 million ($199 million of which was a current liability), respectively, which was included in “Accounts payable and accrued expenses” and in “Other long-term liabilities” in the accompanying consolidated balance sheets set forth in Item 1 of this Quarterly Report.

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Lastly, as described in Note 14 – Income Per Share and Stockholders’ Equity of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report, in November 2024, our Board of Directors (Board) authorized an additional $5.0 billion to our existing $4.0 billion share repurchase program (as amended, the 2024 program) bringing the total authorized amount under the 2024 program to a total of $9.0 billion as of ~~June~~September 30, 2025. The Board also extended the term of the 2024 program through December 31, 2029.

~~During~~We ~~the~~did ~~three~~not ~~months~~repurchase ~~ended~~any ~~June 30, 2025, we repurchased 2,123,191~~ shares of our ~~Class A~~ common stock ~~with~~during anthe ~~average~~three ~~price~~months ofended ~~$120.43~~September 30, ~~per~~2025 ~~share~~under ~~for~~the an2024 ~~aggregate of $256 million~~program. During the ~~six~~nine months ended ~~June~~September 30, 2025, we repurchased 5,185,163 shares of our common stock with an average price of $127.82 per share for an aggregate of $663 million under the 2024 program. As of ~~June~~September 30, 2025, we had $5.2 billion of capacity remaining under the 2024 program.

Our stock repurchases have been funded with cash on hand and we intend to continue funding future repurchases with existing cash. We may utilize our stock repurchase programs to continue offsetting the impact of our stock-based compensation program and on a more opportunistic basis if we believe our stock presents a compelling investment compared to other discretionary uses. The timing of any future repurchases and the actual amounts repurchased will depend on a variety of factors, including the market price of our common stock, general market and economic conditions and other factors.

Historical Cash Flows

Operating Activities

Net cash ~~used~~provided inby operating activities totaled $~~489~~338 million for the ~~six~~nine months ended ~~June~~September 30, 2025 as compared to net cash ~~used~~provided inby operating activities of $~~205~~368 million during the ~~six~~nine months ended ~~June~~September 30, 2024. The primary drivers that contributed to the ~~increase~~decrease in net cash ~~used~~provided inby operating activities were as follows: ~~(1)~~ working capital movements, driven by ~~higher~~timing ~~outflows~~of ~~related~~cash toreceipts ~~accounts payable~~ and ~~accrued~~payment ~~expenses and higher accounts receivable due~~ to ~~the timing of payments~~vendors, partially offset by, ~~and (2)~~ higher ~~net~~ cash flows from ~~operations~~earnings, driven by revenue growth.

Investing Activities

Net cash used in investing activities totaled $~~467~~664 million for the ~~six~~nine months ended ~~June~~September 30, 2025, aas ~~decrease~~compared to net cash used in investing activities of $~~840~~1,494 million asduring ~~compared to~~ the ~~six~~nine months ended ~~June~~September 30, 2024, a decrease of $830 million. The decrease was primarily due to lower cash outflows from acquisitions in the current period (primarily consisting of the acquisition of Industrious), compared to the prior period when we acquired J&J Worldwide Services and Direct Line.

Financing Activities

Net cash provided by financing activities totaled $~~1,160~~832 million for the ~~six~~nine months ended ~~June~~September 30, 2025 as compared to $~~1,242~~927 million for the ~~six~~nine months ended ~~June~~September 30, 2024. The decreased cash inflow was primarily driven by ~~an increase in~~ cash paid to repurchase common stock in the ~~current~~nine ~~period~~months ended September 30, 2025, offset by net proceeds from the issuance of ~~commercial~~long-term ~~paper,~~debt ~~senior~~in ~~term~~the ~~loans~~current ~~and~~period, ~~new~~compared ~~senior~~to ~~unsecured~~the ~~notes~~prior period.

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Indebtedness

We use a variety of financing arrangements, both long-term and short-term, to fund our operations in addition to cash generated from operating activities. We also use several funding sources to avoid becoming overly dependent on one financing source, and to lower funding costs.

Long-Term Debt

On July 10, 2023, CBRE Group, Inc., CBRE Services, Inc. (CBRE Services) and Relam Amsterdam Holdings B.V., a wholly-owned subsidiary of CBRE Services (Relam Borrower), entered into a new 5-year senior unsecured Credit Agreement (2023 Credit Agreement) maturing on July 10, 2028, which refinanced and replaced the previous credit agreement. The 2023 Credit Agreement provides for a senior unsecured term loan credit facility comprised of (i) tranche A Euro-denominated term loans in an aggregate principal amount of €367 million (Tranche A (Euro) Loans) and (ii) tranche A U.S. Dollar-denominated term loans in an aggregate principal amount of $350 million (Tranche A (USD) Loans) with weighted average interest rate of 4.0% as of ~~June~~September 30, 2025, both requiring quarterly principal payments beginning on December 31, 2024 and continuing through maturity on July 10, 2028. The proceeds of these term loans under the 2023 Credit Agreement were applied to the repayment of all remaining outstanding senior term loans, approximately $437 million, under the previous credit agreement, the payment of related fees and expenses and other general corporate purposes.

On March 13, 2025, CBRE Group, Inc., CBRE Services and Relam Borrower entered into Amendment No. 1 to the 2023 Credit Agreement, which provided for, among other things, the ability of Relam Borrower to obtain incremental commitments and loans under the 2023 Credit Agreement in an aggregate principal amount of $750 million (or the Euro equivalent). On March 14, 2025, CBRE Group, Inc., CBRE Services and Relam Borrower entered into Amendment No. 2 and Incremental Assumption Agreement to the 2023 Credit Agreement, pursuant to which Relam Borrower incurred incremental term loans (i) denominated in Euros in the aggregate principal amount of €425 million (Incremental Euro Term Loans) and (ii) denominated in U.S. Dollars in the aggregate principal amount of $125 million (Incremental USD Term Loans). The Incremental Euro Term Loans have the same terms applicable to, and constitute the same class as, the Tranche A (Euro) Loans, and the Incremental USD Term Loans have the same terms applicable to, and constitute the same class as, the Tranche A (USD) Loans under the 2023 Credit Agreement. The proceeds of the Incremental Euro Term Loans and the Incremental USD Term Loans were used for working capital and other general corporate purposes (including the partial repayment of borrowings under the commercial paper program) and to pay fees and expenses incurred in connection with entering into the amendments to the 2023 Credit Agreement. On June 24, 2025, CBRE Group, Inc., CBRE Services and Relam Borrower entered into Amendment No. 3 to the 2023 Credit Agreement, for the purpose of, among other things, amending the financial covenants to remove the interest coverage ratio covenant and to increase certain baskets and thresholds in the 2023 Credit Agreement in a manner consistent with the terms of the Revolving Credit Agreements described below.

The term loan borrowings under the 2023 Credit Agreement are fully and unconditionally guaranteed on a senior basis by CBRE Group, Inc. and CBRE Services.

On February 23, 2024, CBRE Services issued $500 million in aggregate principal amount of 5.500% senior notes due April 1, 2029 (the 2029 5.500% senior notes) at a price equal to 99.837% of their face value. The 2029 5.500% senior notes are unsecured obligations of CBRE Services and are guaranteed on a senior basis by CBRE Group, Inc. Interest accrues at a rate of 5.500% per year and is payable semi-annually in arrears on April 1 and October 1 of each year.

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On June 23, 2023, CBRE Services issued $1.0 billion in aggregate principal amount of 5.950% senior notes due August 15, 2034 (the 5.950% senior notes) at a price equal to 98.174% of their face value. The 5.950% senior notes are unsecured obligations of CBRE Services and are guaranteed on a senior basis by CBRE Group, Inc. Interest accrues at a rate of 5.950% per year and is payable semi-annually in arrears on February 15 and August 15 of each year.

On March 18, 2021, CBRE Services issued $500 million in aggregate principal amount of 2.500% senior notes due April 1, 2031 (the 2.500% senior notes) at a price equal to 98.451% of their face value. The 2.500% senior notes are unsecured obligations of CBRE Services and are guaranteed on a senior basis by CBRE Group, Inc. Interest accrues at a rate of 2.500% per year and is payable semi-annually in arrears on April 1 and October 1 of each year.

On August 13, 2015, CBRE Services issued $600 million in aggregate principal amount of 4.875% senior notes due March 1, 2026 (the 4.875% senior notes) at a price equal to 99.24% of their face value. We redeemed these notes in full on May 28, 2025. This redemption was funded using net proceeds from the offering of our 4.800% senior notes and 2035 5.500% senior notes.

The indentures governing our outstanding senior notes described above contain restrictive covenants that, among other things, limit our ability to create or permit liens on assets securing indebtedness, enter into sale/leaseback transactions and enter into consolidations or mergers.

Our senior notes are fully and unconditionally guaranteed by CBRE Group, Inc.

Combined summarized financial information for CBRE Group, Inc. (parent) and CBRE Services (subsidiary issuer) is as follows (dollars in millions):

	June 30, 2025		December 31, 2024
	September 30, 2025		December 31, 2024
Balance Sheet Data:
Current assets	$	6025	$	29
Non-current assets	1,~~753~~752		1,730
Total assets	$	1,~~813~~777	$	1,759
Current liabilities	$	1,~~418~~142	$	1,072
Non-current liabilities (1)	711,~~605~~047		511,~~817~~506
Total liabilities (1)	$	912,~~023~~189	$	612,~~889~~578

	Six Months EndedJune 30,
	Nine Months EndedSeptember 30,
	2025		2024
Statement of Operations Data:
Revenue	$	—	$	—
Operating loss	(74)		(12)
Net loss	$	(~~193~~305)	$	(63115)

________________________________________________________________________________________________________________________________________

(1)Includes $47.29 billion and $38.39 billion of intercompany loan payables to non-guarantor subsidiaries as of ~~June~~September 30, 2025 and December 31, 2024, respectively. All intercompany balances and transactions between CBRE Group, Inc. and CBRE Services have been eliminated.

For additional information on all of our long-term debt, see Note 11 – Long-Term Debt and Short-Term Borrowings of the Notes to Consolidated Financial Statements set forth in Item 8 included in our 2024 Annual Report and Note 10 – Long-Term Debt and Short-Term Borrowings of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report.

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Short-Term Borrowings

As of ~~June~~September 30, 2025, no amount was outstanding under the revolving credit facility provided for by the 5-Year Revolving Credit Agreement. $161 million of letters of credit were outstanding as of ~~June~~September 30, 2025. Letters of credit are issued in the ordinary course of business and would reduce the amount we may borrow under this revolving credit facility. As of December 31, 2024, $132 million was outstanding under our prior revolving credit facility. No letters of credit were outstanding as of December 31, 2024.

The 364-Day Revolving Credit Agreement requires us to pay a fee based on the total amount of the revolving credit facility commitment (whether used or unused). The 364-Day Revolving Credit Agreement is fully and unconditionally guaranteed by CBRE Group, Inc.

As of ~~June~~September 30, 2025, no amount was outstanding under the revolving credit facility provided for by the 364-Day Revolving Credit Agreement.

On December 2, 2024, CBRE Services established a commercial paper program pursuant to which we may issue and sell up to $3.5 billion of short-term, unsecured and unsubordinated commercial paper notes with up to 397-day maturities, under the exemption from registration contained in Section 4(a)(2) of the Securities Act of 1933, as amended. Amounts available under the program may be borrowed, repaid and re-borrowed from time to time. Payment of the commercial paper notes is guaranteed on an unsecured and unsubordinated basis by CBRE Group, Inc. The program notes and the guarantee will rank pari passu with all other unsecured and unsubordinated indebtedness. The proceeds from issuances under the program may be used for general corporate purposes. The company intends to maintain available commitments under the Revolving Credit Agreement in an amount at least equal to the amount of commercial paper notes outstanding from time to time. As of ~~June~~September 30, 2025, we had $1.41 billion in outstanding borrowings under the commercial paper program with a weighted average annual interest rate of 4.7334%. As of ~~July~~October 2520, 2025 and December 31, 2024, we had $1.60 billion and $175 million, respectively, in outstanding borrowings under the commercial paper program.

In addition, Turner & Townsend maintains a £120 million revolving credit facility pursuant to a credit agreement dated March 31, 2022, with an additional accordion option of £20 million, that matures on March 31, 2027. As of ~~June~~September 30, 2025, no amount was outstanding under this revolving credit facility. As of December 31, 2024, $44 million (£35 million) was outstanding under this revolving credit facility.

For additional information on all of our short-term borrowings, see Note 5 – Warehouse Receivables & Warehouse Lines of Credit and Note 11 – Long-Term Debt and Short-Term Borrowings of the Notes to Consolidated Financial Statements set forth in Item 8 included in our 2024 Annual Report and Note 4 – Warehouse Receivables & Warehouse Lines of Credit and Note 10 – Long-Term Debt and Short-Term Borrowings of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report.

We also maintain warehouse lines of credit with certain third-party lenders. See Note 4 – Warehouse Receivables & Warehouse Lines of Credit of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report.

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Off –Balance Sheet Arrangements

We do not have off-balance sheet arrangements that we believe could have a material current or future impact on our financial condition, liquidity or results of operations. Our off-balance sheet arrangements are described in Note 12 – Commitments and Contingencies of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report and are incorporated by reference herein.

Critical Accounting Policies and Estimates

Our consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States, or GAAP, which require us to make estimates and assumptions that affect reported amounts. The estimates and assumptions are based on historical experience and on other factors that we believe to be reasonable. Actual results may differ from those estimates. We believe that the following critical accounting policies represent the areas where more significant judgments and estimates are used in the preparation of our consolidated financial statements. A discussion of such critical accounting policies, which include revenue recognition, business combinations, goodwill and other intangible assets, income taxes, contingencies, and investments in unconsolidated subsidiaries – fair value option can be found in our 2024 Annual Report. There have been no material changes to these policies and estimates as of ~~June~~September 30, 2025.

New Accounting Pronouncements

See Note 2 – New Accounting Pronouncements of the Notes to Consolidated Financial Statements (Unaudited) set forth in Item 1 of this Quarterly Report.

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Non-GAAP Financial Measures

~~Adjusted~~Core ~~net revenue, segment operating profit on revenue margin, segment operating profit on adjusted net revenue margin and core~~ EBITDA are not recognized measurements under accounting principles generally accepted in the United States, or GAAP. When analyzing our operating performance, investors should use these measures in addition to, and not as an alternative for, their most directly comparable financial measure calculated and presented in accordance with GAAP. We generally use these non-GAAP financial measures to evaluate operating performance and for other discretionary purposes. We believe these measures provide a more complete understanding of ongoing operations, enhance comparability of current results to prior periods and may be useful for investors to analyze our financial performance because they eliminate the impact of selected costs and charges that may obscure the underlying performance of our business and related trends. Because not all companies use identical calculations, our presentation of ~~adjusted net revenue and~~ core EBITDA may not be comparable to similarly titled measures of other companies.

Adjusted net revenue is gross revenue less costs largely associated with subcontracted vendor work performed for clients and is passed through to the client generally with no margin. Segment operating profit on revenue margin is computed by dividing segment operating profit by revenue and provides a comparable profitability measure against our peers. Segment operating profit on adjusted net revenue margin is computed by dividing segment operating profit by adjusted net revenue and is a better indicator of the segment’s margin since it does not include the diluting effect of pass-through revenue which generally has no margin.

We use core EBITDA as an indicator of the company’s ongoing operating financial performance. Core EBITDA represents earnings before depreciation and amortization, net interest expense and income taxes, further adjusted for the following items:

•write-off of financing costs on extinguished debt,

•integration and other costs related to acquisitions,

•carried interest incentive compensation expense (reversal) to align with the timing of associated revenue,

•charges related to indirect tax audits and settlements,

•net results related to the wind-down of certain businesses,

•the impact of fair value adjustments related to unconsolidated equity investments,

•business and finance transformation,

•efficiency and cost-reduction initiatives,

•costs incurred related to legal entity restructuring, ~~and~~

•net fair value adjustments on strategic non-core investments., and

We•provision ~~believe~~associated ~~that~~with ~~investors~~Telford’s ~~may~~fire ~~find~~safety ~~these~~remediation measures useful in evaluating our operating performance compared to that of other companies because their calculations generally eliminate the effects of acquisitions, which would include impairment charges of goodwill and intangibles created from acquisitions, the effects of financings and income taxes and the accounting effects of capital spendingefforts.

We believe that investors may find these measures useful in evaluating our operating performance compared to that of other companies because their calculations generally eliminate the effects of acquisitions, which would include impairment charges of goodwill and intangibles created from acquisitions, the effects of financing and income taxes and the accounting effects of capital spending.

Core EBITDA is not intended to be a measure of free cash flow for our discretionary use because it does not consider certain cash requirements such as tax and debt service payments. This measure may also differ from the amounts calculated under similarly titled definitions in our credit facilities and debt instruments, which are further adjusted to reflect certain other cash and non-cash charges and are used by us to determine compliance with financial covenants therein and our ability to engage in certain activities, such as incurring additional debt. We also use core EBITDA as a significant component when measuring our operating performance under our employee incentive compensation programs.

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Core EBITDA is calculated as follows (dollars in millions):

	Three Months EndedJune 30,				Six Months EndedJune 30,
	Three Months EndedSeptember 30,				Nine Months EndedSeptember 30,
	2025		2024		2025		2024
Net income attributable to CBRE Group, Inc.	$	~~215~~363	$	~~130~~225	$	~~378~~741	$	~~256~~481
Net income attributable to non-controlling interests	2433		1220		5386		3454
Net income	~~239~~396		~~142~~245		~~431~~827		~~290~~535
Adjustments:
Depreciation and amortization	~~182~~181		~~161~~178		~~359~~540		~~319~~497
Interest expense, net of interest income	5950		6364		~~108~~159		99163
Write-off of financing costs on extinguished debt	2—		—		2		—
Provision for income taxes	6191		3267		~~113~~203		370
Integration and other costs related to acquisitions	7560		1322		~~144~~204		830
Carried interest incentive compensation expense to align with the timing of associated revenue	3		1		7		15
Carried interest incentive compensation expense (reversal) to align with the timing of associated revenue	3		(4)		10		12
Charges related to indirect tax audits and settlements	—		1325		(1)		1339
Net results related to the wind-down of certain businesses (1)	930		—		1444		—
Impact of fair value non-cash adjustments related to unconsolidated equity investments	2—		—9		2		—9
Business and finance transformation	2810		—		2838		—
Costs associated with efficiency and cost-reduction initiatives	—		6741		13		97137
Costs incurred related to legal entity restructuring	—		—		—		2
Net fair value adjustments on strategic non-core investments	~~(2)~~—		138		(22)		8491
Core EBITDA	$	658	$	505	$	1,198	$	930
Provision associated with Telford’s fire safety remediation efforts	—		33		—		33
Core EBITDA	$	821	$	688	$	2,019	$	1,618

________________________________________________________________________________________________________________________________________

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Cautionary Note on Forward-Looking Statements

This Quarterly Report contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the Exchange Act. The words “anticipate,” “believe,” “could,” “should,” “propose,” “continue,” “estimate,” “expect,” “intend,” “may,” “plan,” “predict,” “project,” “will,” “forecast,” “target,” and similar terms and phrases are used in this Quarterly Report to identify forward-looking statements. Except for historical information contained herein, the matters addressed in this Quarterly Report are forward-looking statements. These statements relate to analyses and other information based on forecasts of future results and estimates of amounts not yet determinable. These statements also relate to our future prospects, developments and business strategies.

These forward-looking statements are made based on our management’s expectations and beliefs concerning future events affecting us and are subject to uncertainties and factors relating to our operations and business environment, all of which are difficult to predict and many of which are beyond our control. These uncertainties and factors could cause our actual results to differ materially from those matters expressed in or implied by these forward-looking statements.

The following factors are among those, but are not only those, that may cause actual results to differ materially from the forward-looking statements:

•disruptions in general economic, political and regulatory conditions and significant public health events, particularly in geographies or industry sectors where our business may be concentrated;

•volatility or adverse developments in the securities, capital or credit markets, interest rate increases and conditions affecting the value of real estate assets, inside and outside the U.S.;

•poor performance of real estate investments or other conditions that negatively impact clients’ willingness to make real estate or long-term contractual commitments and the cost and availability of capital for investment in real estate;

•foreign currency fluctuations and changes in currency restrictions, trade sanctions and import/export and transfer pricing rules;

•our ability to compete globally, or in specific geographic markets or business segments that are material to us;

•our ability to identify, acquire and integrate accretive businesses;

•costs and potential future capital requirements relating to businesses we may acquire;

•integration challenges arising out of companies we may acquire;

•increases in unemployment and general slowdowns in economic and commercial activity;

•trends in pricing and risk assumption for commercial real estate services;

•the effect of significant changes in capitalization rates across different property types;

•a reduction by companies in their reliance on outsourcing for their commercial real estate needs, which would affect our revenues and operating performance;

•client actions to restrain project spending and reduce outsourced staffing levels;

•our ability to further diversify our revenue model to offset cyclical economic trends in the commercial real estate industry;

•our ability to attract new user and investor clients;

•our ability to retain major clients and renew related contracts;

•our ability to leverage our global services platform to maximize and sustain long-term cash flow;

•our ability to continue investing in our platform and client service offerings;

•our ability to maintain expense discipline;

•the emergence of disruptive business models and technologies;

•negative publicity or harm to our brand and reputation;

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•the failure by third parties to comply with service level agreements or regulatory or legal requirements;

•the ability of our investment management business to maintain and grow assets under management and achieve desired investment returns for our investors, and any potential related litigation, liabilities or reputational harm possible if we fail to do so;

•our ability to manage fluctuations in net earnings and cash flow, which could result from poor performance in our investment programs, including our participation as a principal in real estate investments;

•the ability of our indirect wholly-owned subsidiary CBRE Capital Markets to periodically amend, or replace, on satisfactory terms, the agreements for its warehouse lines of credit;

•declines in lending activity of U.S. Government Sponsored Enterprises, regulatory oversight of such activity and our mortgage servicing revenue from the commercial real estate mortgage market;

•changes in U.S. and international law and regulatory environments (including relating to anti-corruption, anti-money laundering, trade sanctions, tariffs, currency controls and other trade control laws), particularly in Asia, Africa, Russia, Eastern Europe and the Middle East, due to the level of political instability in those regions;

•litigation and its financial and reputational risks to us;

•our exposure to liabilities in connection with real estate advisory and property management activities and our ability to procure sufficient insurance coverage on acceptable terms;

•our ability to retain, attract and incentivize key personnel;

•our ability to manage organizational challenges associated with our size;

•liabilities under guarantees, or for construction defects, that we incur in our development services business;

•our leverage under our debt instruments as well as the limited restrictions therein on our ability to incur additional debt, and the potential increased borrowing costs to us from a credit-ratings downgrade;

•our and our employees’ ability to execute on, and adapt to, information technology strategies and trends;

•cybersecurity threats or other threats to our information technology networks, including the potential misappropriation of assets or sensitive information, corruption of data or operational disruption;

•our ability to comply with laws and regulations related to our global operations, including real estate licensure, tax, labor and employment laws and reg

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