Hudson Pacific Properties

Our office portfolio consists of 41 office properties totaling approximately 13.9 million square feet located in Los Angeles, the San Francisco Bay Area, Seattle and Vancouver, British Columbia.

In-Service Office Portfolio

Our in-service office portfolio consists of owned office properties, excluding repositioning, redevelopment, development and held for sale properties. As of December 31, 2025, the weighted average remaining lease term for our in-service office portfolio was 4.9 years

The following table summarizes information relating to the consolidated and unconsolidated in-service office properties owned as of December 31, 2025:

Location · Submarket · Square Feet(1) · Percent Occupied(2) · Percent Leased(3) · Annualized Base Rent(4) · Annualized Base Rent Per Square Foot(5)

ICON(6) · Hollywood · 326,792 · 100.0 · 100.0 · 22,582,675 · 69.10

EPIC(6) · Hollywood · 301,127 · 100.0 · 100.0 · 23,885,394 · 79.32

Harlow(6) · Hollywood · 129,931 · 100.0 · 100.0 · 8,448,785 · 65.03

6040 Sunset(6) · Hollywood · 114,958 · 100.0 · 100.0 · 999,996 · 8.70

CUE(6) · Hollywood · 94,386 · 100.0 · 100.0 · 6,603,787 · 69.97

11601 Wilshire · West Los Angeles · 501,078 · 93.5 · 94.7 · 22,148,575 · 47.28

Fourth & Traction · Downtown Los Angeles · 131,701 · 100.0 · 100.0 · 6,549,823 · 49.73

San Francisco Bay Area, California

Concourse · North San Jose · 943,052 · 57.7 · 58.6 · 23,379,131 · 42.97

Gateway · North San Jose · 608,895 · 72.6 · 74.4 · 20,379,297 · 46.09

Metro Plaza · North San Jose · 480,039 · 60.3 · 60.3 · 13,967,987 · 48.28

Skyport Plaza · North San Jose · 419,142 · 10.4 · 10.9 · 1,187,925 · 27.37

1740 Technology · North San Jose · 215,857 · 100.0 · 100.0 · 12,031,216 · 55.74

1455 Market · San Francisco · 1,007,646 · 47.2 · 47.2 · 18,822,822 · 39.54

Rincon Center · San Francisco · 530,135 · 97.4 · 97.4 · 34,346,022 · 66.49

Ferry Building(7) · San Francisco · 266,402 · 98.8 · 99.9 · 25,461,952 · 96.71

901 Market · San Francisco · 204,381 · 32.4 · 32.4 · 3,723,320 · 56.27

875 Howard · San Francisco · 188,252 · 83.9 · 83.9 · 13,194,810 · 83.56

275 Brannan · San Francisco · 57,120 · 100.0 · 100.0 · 3,427,200 · 60.00

Palo Alto Square · Palo Alto · 318,180 · 98.4 · 98.4 · 29,463,288 · 94.15

3400 Hillview · Palo Alto · 207,857 · 100.0 · 100.0 · 17,265,132 · 83.06

Page Mill Hill · Palo Alto · 182,562 · 75.5 · 75.5 · 8,080,150 · 58.59

Page Mill Center · Palo Alto · 172,666 · 100.0 · 100.0 · 11,553,425 · 66.91

Clocktower Square · Palo Alto · 100,655 · 100.0 · 100.0 · 9,456,493 · 93.95

Towers at Shore Center · Redwood Shores · 334,570 · 75.3 · 75.7 · 18,567,027 · 73.73

Shorebreeze · Redwood Shores · 230,931 · 69.7 · 69.7 · 10,427,380 · 64.75

555 Twin Dolphin · Redwood Shores · 201,219 · 68.3 · 70.1 · 8,598,991 · 62.58

333 Twin Dolphin · Redwood Shores · 183,035 · 56.3 · 56.3 · 6,191,897 · 60.12

Metro Center · Foster City · 724,121 · 88.3 · 89.5 · 37,905,051 · 59.28

Techmart · Santa Clara · 285,764 · 89.0 · 90.0 · 11,305,679 · 44.44

Seattle, Washington

1918 Eighth(7) · Denny Triangle · 667,724 · 99.4 · 99.4 · 29,971,507 · 45.16

Hill7 · Denny Triangle · 285,310 · 46.9 · 46.9 · 5,460,279 · 40.84

5th & Bell · Denny Triangle · 197,136 · 100.0 · 100.0 · 8,443,294 · 42.83

Met Park North · Denny Triangle · 191,450 · 25.6 · 40.5 · 1,251,258 · 25.52

505 First · Pioneer Square · 291,290 · 25.5 · 25.5 · 2,163,813 · 29.14

83 King · Pioneer Square · 185,790 · 35.6 · 35.6 · 1,470,233 · 22.23

450 Alaskan · Pioneer Square · 171,594 · 95.9 · 95.9 · 7,638,438 · 46.43

411 First · Pioneer Square · 164,426 · 89.8 · 95.2 · 5,361,744 · 36.31

95 Jackson · Pioneer Square · 32,078 · 76.4 · 76.4 · 360,888 · 14.73

Vancouver, British Columbia

Bentall Centre(8) · Downtown Vancouver · 1,528,789 · 92.5 · 93.2 · 43,483,392 · 30.74

Total In-Service · 13,178,041 · 76.3 · 77.0 · 535,560,076 · 53.27

1.Determined by management based upon estimated leasable square feet, which may be less or more than the Building Owners and Managers Association (“BOMA”) rentable area. Square footage may change over time due to re-measurement or re-leasing.

2.Calculated as (i) square footage under commenced leases as of December 31, 2025, divided by (ii) total square feet, expressed as a percentage.

3.Calculated as (i) square footage under commenced and uncommenced leases as of December 31, 2025, divided by (ii) total square feet, expressed as a percentage.

4.Presented on an annualized basis and is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements or deferments)) under commenced leases as of December 31, 2025, by (ii) 12. Annualized base rent does not reflect tenant reimbursements.

5.Calculated as (i) annualized base rent divided by (ii) square footage under commenced leases as of December 31, 2025. Annualized base rent does not reflect tenant reimbursements.

6.We own 51% of the ownership interest in the consolidated joint venture that owns ICON, EPIC, Harlow, 6040 Sunset and CUE.

7.We own 55% of the ownership interest in the consolidated joint ventures that own Ferry Building and1918 Eighth.

8.We own 20% of the ownership interest in the unconsolidated joint venture that owns Bentall Centre. Annualized base rent and rental rates have been converted from CAD to USD using the foreign currency exchange rate as of December 31, 2025.

Office Tenant Diversification

Tenant · # of Properties · Lease Expiration · Total Occupied Square Feet · HPP’s Share

Annualized Base Rent(1) · Percent of Annualized Base Rent

1 · Google, Inc. · 3 · 2028-2029 · 458,054 · (2) · 39,743,079 · 8.9

• Hudson 3400 Hillview Avenue, LLC Delaware⁷
• Hudson 3401 Exposition, LLC Delaware⁷
• Hudson 405 Mateo, LLC Delaware⁷
• Hudson 450 Alaskan Way, LLC Delaware⁷
• Hudson 4th & Traction, LLC Delaware⁷
• Hudson 555 Twin Dolphin Plaza, LLC Delaware⁷
• Hudson 5th & Bell, LLC Delaware⁷
• Hudson 604 Arizona, LLC Delaware⁷
• Hudson 6040 Sunset, LLC Delaware⁷
• Hudson 625 Second, LLC Delaware⁷
• Hudson 6922 Hollywood, LLC Delaware⁷
• Hudson 901 Market, LLC Delaware⁷
• Hudson Bentall GP, LLC Delaware⁷
• Hudson Bentall Holdings, LLC Delaware⁷
• Hudson Bentall Tenant, LLC Delaware⁷
• Hudson Bentall, LP Ontario⁷
• Hudson Canada Management ULC British Columbia⁷
• Hudson Clocktower Square, LLC Delaware⁷
• Hudson Concourse, LLC Delaware⁷
• Hudson Del Amo Office, LLC Delaware⁷
• Hudson Element LA Holdco, LLC Delaware⁷
• Hudson Element LA, LLC Delaware⁷
• Hudson First & King, LLC Delaware⁷
• Hudson Foothill Research Center, LLC Delaware⁷
• Hudson Gateway Place, LLC Delaware⁷
• Hudson Media and Entertainment Management, LLC Delaware⁷
• Hudson Merrill Place, LLC Delaware⁷
• Hudson Met Park North, LLC Delaware⁷
• Hudson Metro 919, LLC Delaware⁷
• Hudson Metro 989, LLC Delaware⁷
• Hudson Metro Center, LLC Delaware⁷
• Hudson Metro Plaza, LLC Delaware⁷
• Hudson Metro Retail, LLC Delaware⁷
• Hudson Metro Tower, LLC Delaware⁷
• Hudson New York Holdings, LLC Delaware⁷
• Hudson Northview, LLC Delaware⁷
• Hudson OP Management, LLC Delaware⁷
• Hudson One Ferry GP, LLC Delaware⁷
• Hudson One Ferry JV, L.P. Delaware⁷
• Hudson One Ferry Operating GP, LLC Delaware⁷
• Hudson One Ferry Operating, L.P. Delaware⁷
• Hudson One Ferry REIT GP, LLC Delaware⁷
• Hudson One Ferry REIT, L.P. Delaware⁷
• Hudson One Ferry, LLC Delaware⁷
• Hudson Pacific Properties, L.P. Maryland⁷
• Hudson Pacific Services, Inc. Maryland⁷
• Hudson Page Mill Center, LLC Delaware⁷
• Hudson Page Mill Hill, LLC Delaware⁷
• Hudson Palo Alto Square, LLC Delaware⁷
• Hudson Rincon Center, LLC Delaware⁷
• Hudson SDS Holdings, LLC Delaware⁷
• Hudson Shorebreeze, LLC Delaware⁷
• Hudson Skyport Plaza Land, LLC Delaware⁷
• Hudson Skyport Plaza, LLC Delaware⁷
• Hudson Skyway Landing, LLC Delaware⁷
• Hudson Techmart Commerce Center, LLC Delaware⁷
• Hudson Towers at Shore Center, LLC Delaware⁷
• Hudson UK Holdings Limited United Kingdom⁷
• Hudson UK Management Company Limited United Kingdom⁷
• Hudson WSP, LLC Delaware⁷
• NEW LED ASSETS ATL, LLC Georgia⁷
• New L.E.D. Productions, LLC California⁷
• New RSD Studio Rentals, LLC California⁷
• One Westside, LLC Delaware⁷
• Q LeaseCo, LLC Delaware⁷
• Q Nola, LLC Delaware⁷
• Quixote Studios, LLC Delaware⁷
• Rincon Center Commercial, LLC Delaware⁷
• SSPS 5801 Bobby Foster, LLC Delaware⁷
• Services Holdings, LLC Delaware⁷
• Star Waggons North, Inc. California⁷
• Star Waggons, LLC California⁷
• Studio Services, LLC California⁷
• Sunset Bond Holdings, LLC Delaware⁷
• Sunset Bronson Entertainment Properties, LLC Delaware⁷
• Sunset Bronson Services, LLC Delaware⁷
• Sunset Gower Entertainment Properties, LLC Delaware⁷
• Sunset Gower Services, LLC Delaware⁷
• Sunset Las Palmas Entertainment Properties, LLC Delaware⁷
• Sunset Las Palmas Services, LLC Delaware⁷
• Sunset Q Holdings, LLC Delaware⁷
• Sunset Quixote Holdings, LLC Delaware⁷
• Sunset Services Holdings, LLC Delaware⁷
• Sunset Studios Holdings, LLC Delaware⁷
• Sunset Studios Production Services Holdings, LLC Delaware⁷
• Sunset Studios Production Services, LLC Delaware⁷
• Transpoman, LLC Delaware⁷
• ZEN OPS ATL, LLC Georgia⁷

• We face significant competition, which may decrease or prevent increases in the occupancy and rental rates of our properties.
• We depend on significant tenants.
• We may be unable to renew leases, lease vacant space or re-let space as leases expire.
• We may be required to make rent or other concessions and/or significant capital expenditures to improve our properties in order to retain and attract tenants, causing our financial condition, results of operations, cash flow and per share trading price of our securities to be adversely affected.
• The actual rents we receive for the properties in our portfolio may be less than our asking rents, and we may experience lease roll-down from time to time.
• Some of our properties are subject to ground leases, the termination or expiration of which could cause us to lose our interest in, and the right to receive rental income from, such properties.
• Our success depends on key personnel whose continued service is not guaranteed.
• Some of our workforce is covered by collective bargaining agreements and our business may be adversely affected by any disruptions caused by union activities.
• Joint venture investments could be adversely affected by our lack of sole decision-making authority, our reliance on co-venturers’ financial condition and disputes between us and our co-venturers.
• If we fail to maintain an effective system of integrated internal controls, we may not be able to accurately report our financial results.
• Volatility in market and economic conditions may impact the accuracy of the various estimates used in the preparation of our financial statements and footnotes to the financial statements.
• We have suspended paying dividends on our common stock and we cannot assure you of our ability to pay dividends in the future or the amount of any dividends.
• We cannot provide any assurance that our Quixote business will be able to fully respond to the challenging market conditions prevailing within the entertainment industry.
• Risks Related to the Real Estate Industry
• Our performance and value are subject to risks associated with real estate assets and the real estate industry.
• Illiquidity of real estate investments could significantly impede our ability to respond to adverse changes in the performance of our properties and harm our financial condition.
• We could incur significant costs related to government regulation and litigation over environmental matters.
• Our properties may contain or develop harmful mold or suffer from other air quality issues, which could lead to liability for adverse health effects and costs of remediation.
• We may incur significant costs complying with various federal, state and local laws, regulations and covenants that are applicable to our properties.
• We are exposed to risks associated with property development and redevelopment.
• Risks Related to Our Organizational Structure
• The series A preferred units that were issued to some contributors in connection with our IPO in exchange for the contribution of their properties have certain preferences, which could limit our ability to pay dividends or other distributions to the holders of our securities or engage in certain business combinations, recapitalizations or other fundamental changes.
• Our common stock is ranked junior to our series C preferred stock.
• Conflicts of interest exist or could arise in the future between the interests of our stockholders and the interests of holders of units in our operating partnership, which may impede business decisions that could benefit our stockholders.
• Our charter and bylaws, the partnership agreement of our operating partnership and Maryland law contain provisions that may delay, defer or prevent a change of control transaction, even if such a change in control may be in our interest, and as a result may depress the market price of our securities.
• Our charter contains certain ownership limits.
• We could increase the number of authorized shares of stock, classify and reclassify unissued stock and issue stock without stockholder approval.
• Certain provisions of Maryland law could inhibit changes in control, which may discourage third parties from conducting a tender offer or seeking other change of control transactions that our stockholders otherwise believe to be in their best interest.
• Certain provisions in the partnership agreement of our operating partnership may delay or prevent unsolicited acquisitions of us.
• Our board of directors may change our investment and financing policies without stockholder approval and we may become more highly leveraged, which may increase our risk of default under our debt obligations.
• Our rights and the rights of our stockholders to take action against our directors and officers are limited.
• We are a holding company with no direct operations and, as such, we rely on funds received from our operating partnership to pay liabilities, and the interests of our stockholders are structurally subordinated to all liabilities and obligations of our operating partnership and its subsidiaries.
• Risks Related to Our Status as a REIT
• Failure to qualify as a REIT would have significant adverse consequences to us and the value of our stock.
• If our operating partnership were to fail to qualify as a partnership for federal income tax purposes, we would cease to qualify as a REIT and suffer other adverse consequences.
• The tax imposed on REITs engaging in “prohibited transactions” may limit our ability to engage in transactions that would be treated as sales for federal income tax purposes.
• Our ownership of taxable REIT subsidiaries is subject to certain restrictions, and we will be required to pay a 100% penalty tax on certain income or deductions if our transactions with our taxable REIT subsidiaries are not conducted on arm’s length terms.
• To maintain our REIT status, we may be forced to borrow funds during unfavorable market conditions.
• Complying with REIT requirements may affect our profitability and may force us to liquidate or forgo otherwise attractive investments.
• Dividends payable by REITs do not qualify for the reduced tax rates available for some dividends.
• The power of our board of directors to revoke our REIT election without stockholder approval may cause adverse consequences to our stockholders and unitholders.
• Legislative or other actions affecting REITs could have a negative effect on our investors and us.
• Risks Related to General and Global Factors
• Adverse economic and geopolitical conditions and dislocations in the credit markets could have a material adverse effect on our financial condition, results of operations, cash flow and per share trading price of our securities.
• Epidemics, pandemics or other outbreaks, and restrictions intended to prevent their spread, could adversely impact our business, financial condition, results of operations, cash flows, liquidity and ability to satisfy our debt service obligations and to pay dividends and distributions to security holders.
• Social, political, and economic instability, unrest, and other circumstances beyond our control could adversely affect our business operations.
• Potential losses, including from adverse weather conditions, natural disasters and title claims, may not be covered by insurance.
• We may become subject to litigation, which could have an adverse effect on our financial condition, results of operations, cash flow and the per share trading price of our securities.
• We face risks associated with security breaches through cyber attacks, cyber intrusions or otherwise, as well as other significant disruptions of our information technology (“IT”) networks and related systems.
• Our business and operations would suffer in the event of IT networks and related systems failures.
• Future terrorist activity or engagement in war by the United States may have an adverse effect on our financial condition and operating results.