Material Agreement, Regulation FD Disclosure (Form 8-K)

Item 1.01 Entry into a Material Definitive Agreement.

Purchase and Sale Agreement for Torrance Property

On December 23, 2025, EQT Exeter Real Estate Income Trust, Inc. (the "Company"), through an indirect subsidiary (the "Torrance Buyer"), acquired a 76,007 square foot last mile industrial facility on approximately 9.6 acres of land in Torrance, California (the "Torrance Property"). Construction was completed on the Torrance Property in 2000, and the Torrance Property is 100% leased to a single tenant. On December 19, 2025, EQT Real Estate, LLC (the "Adviser"), the Company's external adviser, entered into a purchase and sale agreement in connection with a sale-leaseback transaction with Frito-Lay Sales, Inc. (the "Torrance Seller"), an affiliate of PepsiCo, Inc., to acquire the Torrance Property. On December 23, 2025, the Adviser assigned the purchase and sale agreement to the Torrance Buyer for $1.00. The Torrance Seller is not affiliated with the Company or the Adviser.

Pursuant to the purchase and sale agreement, the Torrance Buyer agreed to lease back the Torrance Property to the Torrance Seller for a term commencing on the date of closing and expiring on December 31, 2035, with two five-year extension options. The monthly rent for the Torrance Property and improvements is $216,619.95, subject to annual escalations of 3.0%.

The purchase price of the Torrance Property was approximately $51.5 million, exclusive of closing costs. The Company funded the acquisition of the Torrance Property with cash on hand, which primarily consists of proceeds from the Company's offerings of its shares of common stock.

Torrance Property Management Agreement

In connection with the acquisition of the Torrance Property, on December 23, 2025, the Company, through the Torrance Buyer, entered into a property management agreement with EQT Real Estate Advisors, LLC (the "Property Manager"), an affiliate of the Adviser (the "Property Management Agreement"). The Property Management Agreement has a term through the end of the calendar year and will be renewed automatically for successive one-year periods unless terminated by either party giving notice to the other party not less than thirty (30) days prior to the expiration of the then-current term. Pursuant to the Property Management Agreement, the Company will pay the Property Manager management fees equal to the lesser of the then-current market rate for services provided and the amount of such fee per the terms of the tenant lease. The Company will also pay the Property Manager leasing commissions based on the then-current market rate; provided if the tenant is represented by a broker, the aggregate commissions would be no more than the then-current market rate. The Company will reimburse the Property Manager for all reasonable and actual expenditures.

Item 7.01 Regulation FD Disclosure.

December 2025 Distributions

On December 30, 2025, the Company declared distributions for each outstanding class of its common stock in the amount per share set forth below:

As of December 30, 2025, the Company had no outstanding shares of Class S or Class D common stock. The net distributions for each class of common stock (which represents the gross distributions less distribution fees for the applicable class of common stock) are payable to stockholders of record immediately following the close of business on the record date set forth above. These distributions will be paid on or about January 12, 2026 and will be paid in cash or reinvested in shares of the Company's common stock for stockholders participating in the Company's distribution reinvestment plan.