Digital Realty Trust, Inc. (DLR) Q3 2025 Earnings Call Transcript
Access earnings results, analyst expectations, report, slides, earnings call, and transcript.
Overview
The earnings call summary and Q&A session indicate strong demand for data center capacity, robust leasing activity, and increased guidance for 2025. Management's strategic focus on primary markets, partnerships with established hyperscalers, and sustainable pricing power contribute positively. However, concerns over debt maturity and lower interest income slightly temper the outlook. Overall, the positive guidance and strong market demand suggest a positive stock price movement in the short term.
Key Financial Performance
Core FFO per share $1.89, a quarterly record and 13% higher than the third quarter of last year. Constant currency core FFO per share was $1.85, 11% higher than last year. The increase was driven by strong earnings results, 10% operating revenue growth, and disciplined expense management.
AFFO per share Increased by 16% year-over-year. The growth was attributed to strong earnings results and operational efficiency.
Adjusted EBITDA Increased by 14% year-over-year. This was driven by growth in data center revenue and higher fee income.
Backlog Grew to $852 million, with the majority slated to commence through the end of next year. The growth was supported by strong visibility and crisp execution.
Same capital cash NOI growth 8% year-over-year. This was driven by 7.8% growth in data center revenue.
Bookings $201 million at 100% share or $162 million at Digital Realty share. This included $85 million in new leases in the 0-1 megawatt plus interconnection category and $76 million in greater than a megawatt leasing. The growth was globally diversified and supported by strong demand.
Interconnection leasing $20 million, marking a second consecutive record quarter and 13% higher than the last quarter's record. This was driven by increased demand for high-volume data movement and AI-oriented fiber offerings.
Renewal leases $192 million with a blended 8% increase on a cash basis. Renewals in the 0-1 megawatt category were $138 million at a 4.2% uplift, while greater than a megawatt renewals were $49 million with a 20% cash re-leasing spread.
Leverage Reduced to 4.9x, below the long-term target of 5.5x. This reduction was achieved while maintaining significant liquidity.
Development CapEx Over $900 million on a gross basis and approximately $700 million on a net basis to Digital Realty. This included delivering 50 megawatts of new capacity, 85% of which was pre-leased.
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Operating Highlights
PlatformDIGITAL: Global reach and full spectrum product offering are key differentiators, supporting cloud providers, enterprises, and service partners worldwide.
AI-oriented deployments: Since mid-2023, AI has averaged more than 50% of quarterly bookings, with significant focus on AI workloads in the 5 gigawatts of IT load in the power bank.
Interconnection leasing: Record interconnection bookings in Q3, with $20 million in leasing, 13% higher than the previous quarter.
Quantum AI computer deployment: Oxford Quantum Circuits deployed New York's first Quantum AI computer in Digital Realty's JFK10 data center.
Geographic expansion: Leasing activity was globally diversified across Americas, EMEA, and APAC, with notable strength in Silicon Valley, Amsterdam, and Singapore.
New customer acquisition: Added 156 new logos in Q3, near-record level.
Financial performance: Core FFO per share reached $1.89, a 13% increase year-over-year, driven by 10% revenue growth and disciplined expense management.
Leasing performance: $201 million in bookings at 100% share, with $85 million in 0-1 megawatt plus interconnection leases and $76 million in greater than a megawatt leases.
Sustainability initiatives: Received EcoVadis Gold rating, expanded renewable energy commitments in Illinois, and signed agreements for 500 gigawatt hours of hydro power.
AI and connectivity focus: AI-oriented demand accounted for 50% of bookings in Q3, with a focus on connectivity-driven value proposition and high-volume data movement.
Future capacity planning: 5 gigawatts of large contiguous capacity blocks planned for late 2026 and beyond, targeting AI and hyperscale customers.
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Risk or Challenges
Power availability and infrastructure constraints: Challenges in bringing new supply online due to power availability, permitting challenges, and infrastructure constraints, which could delay meeting customer demand.
Competitive pressures from new market entrants: Emergence of new market entrants developing massive and complex remote campuses, potentially increasing competition and impacting market share.
Dependence on AI-oriented deployments: Heavy reliance on AI-oriented deployments, which accounted for more than 50% of bookings since mid-2023, could pose risks if AI demand slows or shifts.
Geographic and regulatory hurdles: Difficulties in building data centers in highly connected cloud zonal markets due to regulatory and geographic constraints, potentially limiting expansion.
Seasonal and operational cost increases: Seasonal increases in repairs and maintenance expenses, rising employment costs, and other operational expenses could impact profitability.
Economic and currency fluctuations: Exposure to economic uncertainties and currency fluctuations, which could affect financial performance and guidance.
Dependence on hyperscale customers: Significant reliance on hyperscale customers for future leasing opportunities, which could be a risk if customer demand or relationships weaken.
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Guidance & Outlook
Revenue and Financial Growth: Digital Realty increased its full-year 2025 core FFO guidance range to $7.32 to $7.38 per share, reflecting approximately 10% year-over-year growth. Constant currency core FFO per share growth is expected to exceed 8%. Revenue and adjusted EBITDA guidance ranges for 2025 were raised by $75 million each. Same-capital cash NOI growth assumption was increased by 50 basis points to 4.5%.
AI and Data Center Demand: AI-related deployments have averaged over 50% of quarterly bookings since mid-2023. Digital Realty expects its 5 gigawatts of IT load in its power bank to be significantly weighted toward AI workloads over the next several years. The company anticipates strong demand for its highly connected data center capacity in major metro markets, with new capacity blocks coming online in late 2026 and 2027.
Leasing and Backlog: The company signed $201 million in new leases in Q3 2025, bringing the year-to-date total to $776 million. The backlog increased to $852 million, with $165 million of leases expected to commence in Q4 2025 and $555 million scheduled for 2026. Renewals in Q3 showed an 8% blended increase in cash basis, with notable strength in the greater than 1-megawatt category.
Capital Expenditures and Development: Digital Realty spent over $900 million on development CapEx in Q3 2025, with 85% of the 50 megawatts of new capacity delivered being pre-leased. The company has 730 megawatts under construction and a gross development pipeline valued at $9.7 billion. Future growth includes a 5-gigawatt runway of sellable IT load.
Market Trends and Strategic Positioning: The company highlighted robust demand for scalable connected infrastructure driven by digital transformation, cloud expansion, and AI proliferation. It expects connectivity to become increasingly important as AI models evolve, requiring lower latency and inference-oriented deployments. Digital Realty's strategic footprint in major metro markets positions it to capitalize on these trends.
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Shareholder Return Plan
The selected topic was not discussed during the call.
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Key Q&A
Q:Can you discuss the guidance increase on core FFO growth of 9.5% this year and the ability to sustain or accelerate growth in 2026?
A:Management highlighted a strong performance this year with an 8.5% growth on a constant currency basis. For 2026, they are targeting 10% top-line growth supported by a $550 million backlog and robust fundamentals. However, they noted headwinds such as $1.3 billion of debt maturing in January, lower interest income due to rate cuts, and planned contributions to their North America hyperscale fund.
Q:What are you seeing from hyperscalers in terms of demand in major metro markets?
A:Management reported strong demand from hyperscalers, particularly in major markets supporting cloud computing and AI. They noted diversity in customer signings and a robust pipeline, with significant interest in their 5 gigawatts of capacity across markets.
Q:How are you addressing the 2026 expirations and the potential for increasing re-leasing spreads?
A:Management stated they are seeing strong pricing power in the less-than-a-megawatt category and healthier market rates for larger deals. They anticipate continued tight supply-demand dynamics in the market, which supports pricing.
Q:Can you elaborate on the diversity of hyperscalers you are engaging with and the funding strategy for large capacity blocks?
A:Management is primarily engaging with established hyperscalers for large capacity blocks, while supporting smaller neo-clouds in edge locations. They plan to fund growth through private capital, joint ventures, and balance sheet liquidity, with an expected increase in CapEx spending in 2026.
Q:How are you balancing on-balance sheet projects versus joint ventures and private capital?
A:Management emphasized the benefits of private capital and joint ventures, which allow them to scale their platform and fund growth effectively. They aim to maintain a target leverage of 5.5 while utilizing private capital to support large-scale projects.
Q:Would you reconsider chasing multi-hundred megawatt deals in tertiary markets?
A:Management is focused on primary markets with robust demand and locational sensitivity. They are monitoring opportunities in tertiary markets but prioritize long-term investments in strategic locations.
Q:Are you considering behind-the-meter power solutions for new projects?
A:Yes, management is exploring behind-the-meter power solutions as a bridge in markets with grid constraints. They cited an example in South Africa where they implemented solar power to supplement the grid.
Q:Is it feasible to bring gas to the Dulles site to expedite building delivery?
A:Management is considering various solutions, including gas, to address power shortages and delays in multiple markets. They aim to implement thoughtful and community-friendly solutions.
Q:What is the timeline for the 5 gigawatts of future developable capacity?
A:Management indicated that the timeline depends on customer demand, with significant interest in 2026 and 2027 deliveries. They are prioritizing strategically important locations with robust demand.
Q:How are you planning for technical requirements like 800-volt architectures and liquid cooling for AI deployments?
A:Management is working with partners like NVIDIA to ensure new facilities are AI-ready and capable of supporting advanced technologies. They are also retrofitting existing facilities to accommodate higher densities and liquid cooling.
Q:What is the average size of enterprise deployments, and are you gaining market share?
A:Management noted an increase in power density and deal size for enterprise deployments. They believe they are gaining market share, with 50% of total signings being AI-related and a new high watermark of 18% AI-related signings in the 0-1 megawatt category.
Q:Are the double-digit spreads in the 1 megawatt plus segment sustainable?
A:Management believes the robust supply-constrained market supports continued strong re-leasing spreads. They anticipate higher rates and robust spreads as expiring rates drop in the coming years.
Q:How is future CapEx spending being allocated?
A:Future CapEx will primarily focus on new capacity, with an expected increase in spending in 2026. Management is committed to supporting both large-scale hyperscale projects and enterprise customers in multiple metros.
Q:Why hasn't development CapEx guidance changed despite increased demand?
A:Management explained that development projects are dynamic, with new projects being added as others are completed. They are focusing on major markets with diverse demand and strategically important locations.
Q:What is the credit quality of new mega projects, and are returns commensurate with risks?
A:Management is aligning large-scale projects with high-credit-quality customers, primarily established hyperscalers. They have not pursued major one-off projects with neo-clouds.
Q:Review of Unclear Management Responses
A:Management avoided providing specific details on the timeline for the 5 gigawatts of developable capacity, instead offering general comments about prioritizing strategically important locations. Additionally, they did not provide clear metrics or examples to substantiate claims of gaining market share in enterprise deployments.
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Earnings Word Cloud
The most frequently occurring keywords in this quarter's earning call
AI deployment
AI model
AI use
AI workload
HPC AI
Interconnection leasing
Oxford Quantum
Quantum Circuits
advantage PlatformDIGITAL
agreement
announcement
capability HPC
case record
challenge
cloud platform
colocation connectivity
community
constraint
deployment Digital
ecosystem
expansion
gigawatts load
implementation
latency
leasing strength
power bank
product offering
proliferation AI
provider enterprise
recognition
record logo
scalability
scale
share record
spectrum product
user
year center
DLR Transcript
Digital Realty Trust, Inc. (DLR) Q3 2025 Earnings Call Transcript
Positive10-23
The earnings call summary and Q&A session indicate strong demand for data center capacity, robust leasing activity, and increased guidance for 2025. Management's strategic focus on primary markets, partnerships with established hyperscalers, and sustainable pricing power contribute positively. However, concerns over debt maturity and lower interest income slightly temper the outlook. Overall, the positive guidance and strong market demand suggest a positive stock price movement in the short term.
Digital Realty Trust, Inc. (DLR) Presents at Global Communications Infrastructure Conference Transcript
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Digital Realty Trust, Inc. (DLR) Presents At BofA Securities 2025 Global Real Estate Conference Transcript
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Digital Realty Trust, Inc. (DLR) Q2 2025 Earnings Call Transcript
Positive7-24
The earnings call summary highlights strong leasing activity, a significant development pipeline, and strategic global expansion, indicating robust growth prospects. The Q&A session reveals active demand, particularly in North America, and a promising outlook for AI adoption. Management's increased CapEx and U.S. hyperscale fund initiatives further support future growth. Despite some vague responses, the overall sentiment is positive, bolstered by increased core FFO guidance and anticipated revenue growth. The lack of market cap data limits precise impact estimation, but the strong fundamentals suggest a positive stock price movement.
DLR Slides
DLR Report
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