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State Street SPDR Dow Jones Global Real Estate UCITS ETF
1
SSGA SPDR ETFs Europe I Plc 19 February 2026
State Street SPDR Dow Jones Global
Real Estate UCITS ETF
Suppleme n t No. 31
(A sub-fund of SSGA SPDR ETFs Europe I plc (the “Company”) an open-ended investment company constituted as an umbrella fund with segregated liability between sub-funds authorised by the Central Bank of Ireland pursuant to the UCITS Regulations).
This Supplement (the “Supplement”) forms part of the Prospectus dated 19 February 2026 as amended from time to time (the “Prospectus”) in relation to the Company. This Supplement should be read together with the Prospectus and Packaged Retail and Insurance-based Investment Product document (“PRIIPs KID”) or Key Investor Information Document (“KIID”). It contains information relating to the State Street SPDR Dow Jones Global Real Estate UCITS ETF (the “Fund”) which is represented by the State Street SPDR Dow Jones Global Real Estate UCITS ETF series of shares in the Company (the “Shares”).
All Shares in this Fund have been designated as ETF Shares. Unless otherwise defined herein or unless the context otherwise requires, all defined terms used in this Supplement shall bear the same meaning as in the Prospectus.
Prospective investors should review the entire Supplement, Prospectus and PRIIPs KID or KIID carefully. If you have any questions, you should consult your stockbroker, bank manager or financial adviser. Potential investors should consider the risk factors set out in the Prospectus and in this Supplement before investing in this Fund. The Company and the Directors listed in the “Management” section of the Prospectus, accept responsibility for the information contained in this Supplement.
Page 2
State Street SPDR Dow Jones Global Real Estate UCITS ETF
2
Fund Characteristics Base Currency USD Investment Manager State Street Global Advisors Europe Limited. Sub-Investment Manager(s) State Street Global Advisors Limited.
Dividend Policy
For distributing share classes, quarterly distribution of income (in or around March, June, September and December), except where the Management Company in its sole discretion, determines not to pay a dividend on any given distribution date. For accumulating share classes, all income and gains will be accumulated in the Net Asset Value per Share. Distributing / accumulating status indicate in Share class information overleaf.
SFDR Fund Classification For the purposes of SFDR Article 6, the integration of Sustainability Risk is not relevant for this Fund.
Dealing Information
Dealing Deadline
Cash subscriptions and redemptions: 4.00 p.m. (Irish time) on each Dealing Day. Cash subscriptions and redemptions on the last Dealing Day prior to 25 December and 1 January each year: 11.00 a.m. (Irish time). Earlier or later times may be determined by the Management Company at its discretion with prior notice to the Authorised Participants. In-kind dealing by Shareholders is not permitted.
Settlement Deadline
For subscriptions 3.00 p.m. (Irish time) on the second Business Day after the Dealing Day: for redemptions 3.00 p.m. (Irish time) on the third Business Day after the Dealing Day, or such earlier or later date as may be determined by or agreed with the Management Company. The Management Company/Company will notify Shareholders if, (i) an earlier Settlement Deadline applies in respect of subscriptions, or (ii) a later Settlement Deadline applies in respect of redemptions. Settlement may be impacted by the settlement schedule of the underlying markets.
Dealing NAV The Net Asset Value per Share calculated as at the Valuation Point on the Business Day following the relevant Dealing Day. Minimum Subscription and Redemption Amount
Authorised Participants should refer to the Authorised Participant Operating Guidelines for details of the current minimum subscription and redemption amounts for the Fund.
Index Information Index (Ticker) Dow Jones Global Select Real Estate Securities Index (DWGRSN). Index Rebalance Frequency Quarterly.
Additional Index Information
Further details of the Index and its performance can be found at: https://www.spglobal.com/spdji/en/indices/equity/dow-jones-global-select-real-estate-securities index/#overview https://www.spglobal.com/spdji/en/supplemental-data/europe/
Valuation Information
Valuation The Net Asset Value per Share is calculated in accordance with the “ Determination of Net Asset Value ” section of the Prospectus. Valuation Pricing Used Last Traded. Valuation Point 10.15 p.m. (Irish time) on each Business Day.
Page 3
State Street SPDR Dow Jones Global Real Estate UCITS ETF
3
Share Classes
Share Class Type USD unhedged
Name State Street SPDR Dow Jones Global Real Estate UCITS ETF
Dividend Policy* Dist Acc
Share Class Currency USD
Index Ticker DWGRSN TER (further information in this respect is set out in the “Fees and Expenses” section of the Prospectus)
Up to 0.40%
*Dividend Policy: ‘Dist’ = Distributing shares, ‘Acc’ = Accumulating shares
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State Street SPDR Dow Jones Global Real Estate UCITS ETF
4
Investment Objective and Policy
Investment Objective: The objective of the Fund is to track the performance of the global listed real estate securities market.
Investment Policy: The investment policy of the Fund is to track the performance of the Index (or any other index determined by the Directors from time to time to track substantially the same markets as the Index) as closely as possible, while seeking to minimise as far as possible the tracking difference between the Fund’s performance and that of the Index.
The Index measures the performance of listed real estate companies, equity real estate investment trusts (“ REITS ”) and real estate operating companies (“ REOCs ”) from emerging and developed markets around the world. Securities are liquidity, size and revenue screened, and then market capitalisation weighted. Index constituents may on occasion be rebalanced more often than the Index Rebalance Frequency, if required by the Index methodology, including for example where corporate actions such as mergers or acquisitions affect components of the Index.
Although the Index is generally well diversified, because of the market it reflects it may, depending on market conditions, contain constituents issued by the same body that may represent more than 10% of the Index. In order for the Fund to track the Index accurately, the Fund will make use of the increased diversification limits available under Regulation 71 of the UCITS Regulations. These limits permit the Fund to hold positions in individual constituents of the Index issued by the same body of up to 20%.
The Investment Manager and/or Sub-Investment Manager, on behalf of the Fund, will invest using the replication strategy as further described in the " Investment Objectives and Policies – Index Tracking Funds " section of the Prospectus, primarily in the securities of the Index, at all times in accordance with the Investment Restrictions set forth in the Prospectus. The Investment Manager and/or Sub-Investment Manager also may, in exceptional circumstances, invest in securities not included in the Index but that it believes closely reflect the risk and distribution characteristics of securities of the Index. The equity securities in which the Fund invests will be primarily listed or traded on Recognised Markets in accordance with the limits set out in the UCITS Regulations. Details of the Fund’s portfolio and the indicative net asset value per Share for the Fund are available on the Website daily.
Permitted Investments
Equities: The securities in which the Fund invests may include equities, or equity-related securities such as American Depositary Receipts (ADRs) or Global Depositary Receipts (GDRs). ADRs and GDRs are typically used instead of local shares, where owning the local shares
represented in the Index is not possible or prohibitively expensive.
REITS and REOCs: The Fund may also invest in equity real estate investment trusts (“ REITs ”) and real estate operating companies (“ REOCs ”) traded globally.
Other Funds / Liquid Assets: The Fund may invest up to 10% of its net assets in other regulated open-ended funds (including Money Market Funds) where the objectives of such funds are consistent with the objective of the Fund and where such funds are authorised in member states of the EEA, United Kingdom, USA, Jersey, Guernsey or the Isle of Man and where such funds comply in all material respects with the provisions of the UCITS Regulations. The Fund may hold ancillary liquid assets such as deposits in accordance with the UCITS Regulations.
Derivatives: The Fund may, for efficient portfolio management purposes only, use financial derivative instruments (“ FDIs ”). Any use of FDIs by the Fund shall be limited to futures and forward foreign exchange contracts (including non-deliverable forwards). Efficient portfolio management means investment decisions involving transactions that are entered into for one or more of the following specific aims: the reduction of risk; the reduction of cost; the generation of additional capital or income for the Fund with an appropriate level of risk, taking into account the risk profile of the Fund; or the minimisation of tracking error, i.e. the risk that the Fund return varies from the Index return. FDIs are described in the "Investment Objectives and Policies – Use of Financial Derivative Instruments" section of the Prospectus.
Securities Lending, Repurchase Agreements & Reverse Repurchase Agreements
Investors should note that the Company may engage in securities lending on behalf of the Fund where the Investment Manager and/or Sub-Investment Manager believes it is appropriate to do so and in accordance with the “Investment Objectives and Policies - Use of Repurchase/Reverse Repurchase Agreements/Securities Lending Agreements” section of the Prospectus. Investors should read the risk warning headed “Securities Lending Risk” in the “Risk Information” section of the Prospectus in this regard. The Fund’s maximum exposure to securities lending as a percentage of its Net Asset Value will not exceed 40%. Lending levels will be influenced by market factors and, subject to the maximum referenced above, cannot be predicted with any certainty. Past lending figures are not a reliable indicator of future levels. The Fund does not intend to engage in repurchase agreements or reverse repurchase agreements.
The Company has appointed State Street Bank and Trust Company, a bank incorporated under the laws of Massachusetts whose registered office is at One Congress
Page 5
State Street SPDR Dow Jones Global Real Estate UCITS ETF
5
Street, Boston, Massachusetts, 02114-2016, U.S.A., and acting for the purposes of the securities lending agreement through its London branch (Branch Registration No. in England BR002088) at 20 Churchill Place, London E14 5HJ, England as a securities lending agent to the Company pursuant to a securities lending agreement between the Company, State Street Bank and Trust Company and the Depositary dated 27 October 2023 (a “Securities Lending Agreement”). This Securities Lending Agreement appoints State Street Bank and Trust Company acting through its London Branch to manage the Fund's securities lending activities and provides for State Street Bank and Trust Company acting through its London Branch to receive a fee at normal commercial rates to cover all fees and costs associated with the provision of this service. Any income earned from securities lending, net of direct and indirect operational costs (including the fee paid to State Street Bank and Trust Company acting through its London Branch), will be returned to the Fund. Full financial details of any revenue earned and direct and indirect operational costs and fees incurred with respect to securities lending for the Fund, including fees paid or payable to State Street Bank and Trust Company acting through its London Branch, will be included in the annual financial statements.
Please note that should the Directors elect to change the Company’s securities lending policy in the future, due notification will be given to Shareholders and this Supplement will be updated accordingly. Investment Risks
Investment in the Fund carries with it a degree of risk. Investors should read the “Risk Information” section of the Prospectus. In addition, the following risks are particularly relevant for the Fund.
Index Tracking Risk: The Fund’s return may not match the return of the Index. It is currently anticipated that the Fund will track the Index with a potential variation of up to 2% annually under normal market conditions. The Fund’s ability to track the Index will be affected by Fund expenses, the amount of cash and cash equivalents held in its portfolio, and the frequency and the timing of purchases and sales of interests in the Fund. The Investment Manager and/or Sub Investment Manager may attempt to replicate the Index return by investing in a sub-set of the securities in the Index, or in some securities not included in the Index, potentially increasing the risk of divergence between the Fund’s return and that of the Index.
Liquidity Risk & ETF Liquidity Risk: Lack of a ready market or restrictions on resale may limit the ability of the Fund to sell a security at an advantageous time or price or at all. Illiquid securities may trade at a discount from comparable, more liquid investments and may be subject to wide fluctuations in market value. Illiquidity of the Fund’s holdings may limit the ability of the Fund to obtain cash to meet redemptions on a timely basis. Where the fund invests in illiquid securities or does not trade in large volumes, the
bid offer spreads of the Fund may widen, the Fund may be exposed to increased valuation risk and reduced ability to trade. Shares in the Fund may also trade at prices that are materially different to the last available NAV.
Concentration Risk : When the Fund focuses its investments in a particular sector, the financial, economic, business, and other developments affecting issuers in that sector will have a greater effect on the Fund than if it was more diversified. This concentration may also limit the liquidity of the Fund. Investors may buy or sell substantial amounts of the Fund’s shares in response to factors affecting or expected to affect a sector in which the Fund focuses its investments.
Real Estate Investment Trusts (“REITs”) Risk: REITs are dependent upon specialised management skills, and their investments may be highly concentrated. In the event of a default, the REIT may experience delays and incur substantial costs in enforcing its rights as a lessor. REITs are heavily dependent on cash flow and, as a result, are particularly reliant on capital markets. Investments in REITs are also subject to the risks affecting equity markets generally.
Derivatives Risk: The Fund may use FDIs for efficient portfolio management purposes as described in the derivatives section under Permitted Investments above. The Fund’s use of FDIs involves risks different from, and possibly greater than, the risks associated with investing directly in securities.
Integrating Sustainability Risk: Sustainability Risk has not been integrated into the Fund’s investment process. Any deterioration in the financial profile of an underlying investment affected by a Sustainability Risk may have a corresponding negative impact on the Net Asset Value and/or performance of the investing Fund. Where a Sustainability Risk event occurs, this Fund may be more impacted than an equivalent Fund that integrates Sustainability Risk. Shareholders should refer to the “ Index Strategies and Sustainability Integration ” section of the Prospectus for further information.
Investor Profile
The typical investors of the Fund are expected to be institutional, intermediary and retail investors who want to take medium or long-term exposure to the performance of the listed real estate securities market from developed and emerging markets, and are prepared to accept the risks associated with an investment of this type and the expected high volatility of the Fund.
Subscriptions, Redemptions & Conversions
Investors may subscribe for or redeem Shares in the Fund on each Dealing Day at the Dealing NAV with an appropriate
Page 6
State Street SPDR Dow Jones Global Real Estate UCITS ETF
6
provision for Duties and Charges and in accordance with the provisions in the “Purchase and Sale Information” section of the Prospectus.
For subscriptions, consideration, in the form of cash must be received by the Settlement Deadline. For redemptions, a written redemption request signed by the Shareholder is required to be received by the Administrator by the Dealing Deadline on the relevant Dealing Day. In-kind dealing by Shareholders is not permitted.
Shareholders should refer to the terms of the “Purchase and Sale Information” section of the Prospectus for information on Share conversions.
Page 7
State Street SPDR Dow Jones Global Real Estate UCITS ETF
Standard & Poor’s® and S&P® are registered trademarks of Standard & Poor’s Financial Services LLC (“S&P”) and Dow Jones® is a registered trademark of Dow Jones Trademark Holdings LLC (“Dow Jones”). The trademarks have been licensed to S&P Dow Jones Indice s LLC and its affiliates and have been sublicensed for use for certain purposes by State Street Global Advisors. The "Dow Jones Global Select Real Estate Index" is a product of S&P Dow Jones Indices LLC and its affiliates, and has been licensed for use by State Street Global Advisors. The State Street SPDR Dow Jones Global Real Estate ETF is not sponsored, endorsed, sold or promoted by S&P Dow Jones Indices LLC, Dow Jones, S&P, any of their respective affiliates (collectively, “S&P Dow Jones Indices”). S&P Dow Jones Indices do not make any representat ion or warranty, express or implied, to the owners of the State Street SPDR Dow Jones Global Real Estate ETF or any member of the public regarding the advisability of investing in securities generally or in the State Street SPDR Dow Jones Global Real Estate ETF particularly or the ability of the Dow Jones Global Select Real Estate Index to track general market performance. S&P Dow Jones Indices’ only relationship to State Street Global Advisors with respect to the Dow Jones Global Select Real Estate Index is the licensing of the Index and certain trademarks, service marks and/or trade names of S&P Dow Jones Indices. The Dow Jones Global Select Real Estate Index is determined, composed and calculated by S&P Dow Jones Indices without regard to State Street Global Advisors or the State Street SPDR Dow Jones Global Real Estate ETFs. S&P Dow Jones Indices have no obligation to take the needs of State Street Global Advisors or the owners of State Street SPDR Dow Jones Global Real Estate UCITS ETF s into consideration in determining, composing or calculating the Dow Jones Global Select Real Estate Index. S&P Dow Jones Indices are not responsible for and have not participated in the determination of the prices, and amount of State Street SPDR Dow Jones Global Real Estate ETFs or the timing of the issuance or sale of State Street SPDR Dow Jones Global Real Estate ETFs or in the determination or calculation of the equation by which the State Street SPDR Dow Jones Global Real Estate ETFs are to be converted into cash. S&P Dow Jones Indices have no obligation or liability in connection with the administration, marketing or trading of the State Street SPDR Dow Jones Global Real Estate ETFs. There is no assurance that investment products based on the Dow Jones Global Select Real Estate Index will accurately tr ack index performance or provide positive investment returns. S&P Dow Jones Indices LLC and its subsidiaries are not investment advisors. Inclusion of a security within an index is not a recommendation by S&P Dow Jones Indices to buy, sell, or hold such security, nor is it considered to be investment advice.
S&P DOW JONES INDICES DO NOT GUARANTEE THE ADEQUACY, ACCURACY, TIMELINESS AND/OR THE COMPLETENESS OF THE DOW JONES GLOBAL SELECT REAL ESTATE INDEX OR ANY DATA RELATED THERETO OR ANY COMMUNICATION, INCLUDING BUT NOT LIMITED TO, ORAL OR WRITTEN COMMUNICATION (INCLUDING ELECTRONIC COMMUNICATIONS) WITH RESPECT THERETO. S&P DOW JONES INDICES SHALL NOT BE SUBJECT TO ANY DAMAGES OR LIABILITY FOR ANY ERRORS, OMISSIONS, OR DELAYS THEREIN. S&P DOW JONES INDICES MAKE NO EXPRESS OR IMPLIED WARRANTIES, AND EXPRESSLY DISCLAIMS ALL WARRANTIES, OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE OR USE OR AS TO RESULTS TO BE OBTAINED BY STATE STREET GLOBAL ADVISORS, OWNERS OF THE STATE STREET SPDR DOW JONES GLOBAL REAL ESTATE ETFS, OR ANY OTHER PERSON OR ENTITY FROM THE USE OF THE DOW JONES GLOBAL SELECT REAL ESTATE INDEX OR WITH RESPECT TO ANY DATA RELATED THERETO. WITHOUT LIMITING ANY OF THE FOREGOING, IN NO EVENT WHATSOEVER SHALL S&P DOW JONES INDICES BE LIABLE FOR ANY INDIRECT, SPECIAL, INCIDENTAL, PUNITIVE, OR CONSEQUENTIAL DAMAGES INCLUDING BUT NOT LIMITED TO, LOSS OF PROFITS, TRADING LOSSES, LOST TIME OR GOODWILL, EVEN IF THEY HAVE BEEN ADVISED OF THE POSSIBLITY OF SUCH DAMAGES, WHETHER IN CONTRACT, TORT, STRICT LIABILITY, OR OTHERWISE. THERE ARE NO THIRD PARTY BENEFICIARIES OF ANY AGREEMENTS OR ARRANGEMENTS BETWEEN S&P DOW JONES INDICES AND STATE STREET GLOBAL ADVISORS, OTHER THAN THE LICENSORS OF S&P DOW JONES INDICES.
As of the date of this Supplement the Fund uses (within the meaning of the Benchmark Regulation) the following S&P Dow Jones Indices LLC benchmark:
Dow Jones Global Select Real Estate Securities Index As of the date of this Supplement, S&P Dow Jones Indices LLC is listed on the ESMA Register for third country benchmarks referred to in Article 36 of the Benchmark Regulation as an administrator endorsed pursuant to Article 33 of the Benchmark Regulation.
"SPDR®" is a registered trademark of Standard & Poor's Financial Services LLC ("S&P") and has been licensed for use by State Street Corporation. No financial product offered by State Street Corporation or its affiliates is sponsored, endorsed, sold or promoted by S&P or its affiliates, and S&P and its affiliates make no representation, warranty or condition regarding the advisability of buying, selling or holding units/shares in such products. Standard & Poor's®, S&P®, SPDR®, S&P 500® are registered trademarks of Standard & Poor's Financial Services LLC and have been licensed for use by State Street Corporation.
© 202 6 State Street Corporation. All Rights Reserved.
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