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CubeSmart: Investor Presentation November 2015

The following excerpt is from the company's SEC filing.

The forward-looking statements contained in this presentation are subject to various risks and uncertainties. Although the Company believes the expectations reflected in such forward-looking statements are based on reasonable assumptions, there can be no assurance that its expectations will be achieved. You should not rely on our forward-looking statements because the matters they describe are subject to known and unknown risks and uncertainties that could cause the Companys future results, performance, or achievements to differ significantly from the results, performance, or achievements expres sed or implied by such statements. Such risks are set forth under the captions Item 1A. Risk Factors and Forward-Looking Statements in our annual report on Form 10-K and under the caption Item 2. Managements Discussion and Analysis of Financial Condition and Results of Operations (or similar captions) in our quarterly reports on Form 10-Q, and described from time to time in the CompanysfilingswiththeSEC. Forward-lookingstatementsarenotguaranteesof performance. For forward-looking statements herein, the Company claims the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. The Company assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events. 2

Self-storage REIT with expansive national platform Facilities1 629 Managed 191 Owned 438 Owned Portfolio by Market Boston 5 CT 21 Other Northeast 12 NY 50 Total Market Cap2 $6.0 billion Chicago 37 Other West 15 Ohio 20 hiladelphia 15 Balt/DC 26 CO/UT 13 Inland Empire 16 So. CA 12 Tenn 6 Other Southeast 6 Atlanta 16 AZ/LV 33 Headquarters Malvern, PA Other Midwest 10 Major TX 50 Other FL 56 Miami 19 3 1)Property count as of September 30, 2015. 2)Market value of common and book value of preferred equity and debt as of September 30, 2015.

Innovative platforms, disciplined growth, and prudent funding have combined to generate significant value for shareholders Cumulative Total Returns1 4 1)Returns through September 30, 2015. Self-Storage REITs represent a straight average of cumulative total returns for the four largest publicly traded storage REITs.

Internal Growth Maximize portfolio value through continued focus on customer service and operational advancement External Growth Continue to prudently build a portfolio of high-quality assets, with a focus on targeted markets Finance growth by accessing the full array of capital sources available through a BBB/Baa2 investment grade balance sheet Financial Strength 5

2015 Year-to-Date Same-Store Results1 Internal Growth NOI2 +9.1% Revenue +7.1% Expenses +2.8% Average Occupancy 92.3% (+150 bps YOY) 2015 Same-Store Guidance3 MaintCaionnBtiBnBu/eBtaoa2prinuvdeesnttmlyebnut igldraadpeobratflaonlicoeosfheet External Growth Revenue growth driven increasingly by effective rent growth Expense growth is expected to remain inflationary, except for continued pressure on real estate taxes  Financial Strength  1) 2) Financial data from January 1, 2015 through September 30, 2015. Net operating income, or revenues less property operating expenses. Please refer to CubeSmarts public filings for a detailed explanation of NOI and how it reconciles to a GAAP measure. As provided in the Companys Earnings Release dated November 5, 2015. 6 3) 2 thatRhaeifgfvoher-ndqusuebalriotyadasascectEse,xswsptietohntsaheefsofcuullsaornratyaorNgf ecOtaeIpdital +7.0% to +7.25%+2s.m5o%uarrtckoee+st3s .0%+8.75% to +9.5% Maximize portfolio value through continued focus on customer service and operational advancement

Enhancing the customer experience at all points of engagement through proprietary systems and processes Continued Engagement Attraction Reservation Rental - PREMIUM UNIT 7 Customer Service Internet Marketing Revenue Management 323 322 321 296 295 238 193-194 149 148 106 366 324 319 195 150 196 197 198 153 325 318 317 300 316 301 315 302 380 379 378 377 381 362 314 303 405 382 361 330 313 304 404 383 360 331 312 305 403 384 359 332 311 306 402 385 358 333 310 401 386 357 334 309 156 157 158 204 159 205 160 353 354 355 356 278 279 280 282 283 252 206 207 161-62 118 400 348 335 271 225 399 347 336 270 224 398 389 346 269 223 214 169 397 390 345 268 222 170 396 391 344 267 262 221 171 395 392 343263 220 217 394 393 342 341219 218 501 513 780 777 736 735 734 733 697 837 781 776 738694 836 782 775 739693 657 655-656 617 581 619 620 621 835 774 834 773 730 692 691 622 833 785 772 742 700 690 662 623 832 786 787 788 789 744 745 746 747 702 703 663-664 665 625 587 831 794 771 752 726 709 688 668 629 830 795 829 796 687 669 630 710 686 828 797 768 755 723 711 685 827 798 756 722 684 799721 712 683 800 765 720 713 824 801 764 759 719 714 823 763 760 715 762 761 716 633 634 635 636 676 637 677 638 805 806 807 810 811 812 813 552...


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