#1CUBESMART LOADING WE SELL BOXES Cuentione MONTH FREE #Cuneither CUBESMART LOADING CUBESMART self storage+logistics Ⓡ 800-800-1717 OFFICE CURESHUTT CUBESMART New York City Portfolio Presentation May 2021 RENT THIS 337#2Safe Harbor Statement The forward-looking statements contained in this presentation are subject to various risks and known and unknown uncertainties. Although the Company believes the expectations reflected in such forward-looking statements are based on reasonable assumptions, there can be no assurance that the Company's expectations will be achieved. Factors which could cause the Company's actual results, performance, or achievements to differ significantly from the results, performance, or achievements expressed or implied by such statements are set forth under the captions "Item 1A. Risk Factors" and "Forward-Looking Statements” in our annual report on Form 10-K and in our quarterly reports on Form 10-Q and described from time to time in the Company's filings with the SEC. Forward-looking statements are not guarantees of 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 New York City Portfolio Presentation#3CubeSmart's New York City Strategy CUBE remains uniquely positioned to outperform in the country's strongest self-storage market Market Dominance Vibrant Demographics Advantageous Supply-Demand Characteristics Positive Recent Trends • The scale of our portfolio in both New York City and the surrounding suburbs creates competitive advantages • New York City is the strongest self storage market in the world, as the unique market demographics support outsized cash flows • New York City continues to have the lowest square feet of storage per capita, even accounting for recent development deliveries • New ICAP legislation should limit future supply • New York City has performed well over the last year, as occupancies are at all-time highs and rates continue to grow | New York City Portfolio Presentation#4New York City Portfolio Summary Over the last 10 years, we have assembled the highest quality portfolio of stores in New York City, providing both breadth of coverage across all five boroughs and depth within key submarkets Properties Owned Total Brooklyn 15 20 15 15 1 2 53 Bronx Queens Manhattan Staten Island Total 14 14 1 1 45 4 New York City Portfolio Presentation Staten Island Manhattan Brooklyn Bronx Queens Owned Managed#5Greater New York MSA Portfolio New York-Northern New Jersey-Long Island, NY-NJ-PA Owned Managed Properties NYC | New York City Portfolio Presentation North NJ Long Island Westchester Total Owned 45 19 7 5 76 ▪ The third-party management platform supplements the portfolio, adding CubeSmart branded locations in additional submarkets Total ▪ Our portfolio in the New York City boroughs is complemented by a significant presence across the major suburbs, allowing us to meet our customers' changing needs as they transition through the various stages of their lives 53 35 12 7 107#6New York City Long Term Strategic Plan Our market-leading portfolio was built methodically over the last ten years as a result of our strategic focus on this market as core to our growth strategy Pre- 2010 2010 2011 2014 2015- 2019 2020 • One NYC borough property in the legacy portfolio (Queens) ● ● ● ● ● Established a relationship with Storage Deluxe through the acquisition of a two- property portfolio, entering Brooklyn & the Bronx Agreed to acquire a 22-property portfolio from Storage Deluxe for $560M, including 16 properties in the NYC boroughs Opened our first NYC development property in the Bronx Acquired a portfolio of two operating & two C of O properties for $141.5M Opened nine newly developed stores in the boroughs, including our entrance into Manhattan Acquired an eight-property NYC portfolio from Storage Deluxe for $540M | New York City Portfolio Presentation#7Dominant Market Position ▪ Our portfolio in the New York MSA is well diversified across seven distinct markets which each have unique demographic trends and economic drivers that are supportive of strong self-storage demand ▪ Our dominant market position in the three major outer boroughs, with 23% of available square footage, is supplemented with significant presence in major suburban submarkets 7| New York MSA Portfolio¹ Other Markets Bronx 5.7% Brooklyn 5.0% Queens 4.2% Other NYC 1.1% Northern NJ 4.5% Westchester 1.8% Long Island 1.6% New York City Portfolio Presentation Total CUBE Square Feet 1,400,000 1,200,000 1,000,000 CubeSmart Market Share 800,000 600,000 400,000 200,000 # of Customers² CUBE Market Position m Brooklyn Brooklyn 1. Trailing 12-month net operating income for total owned store portfolio As of March 31, 2021 2. 3. Source: YardiMatrix, CUBE internal market data 17,602 Queens Bronx Bronx 21,894 30.0% 25.0% m 20.0% 15.0% 10.0% 5.0% 0.0% CUBE Market Share % 3 Queens 18,818#8High Quality Assets. Our NYC stores make up the largest portfolio of purpose-built Class A properties in the market 1.0 SELF STORAGE OFFICE CUBESMART LOADING self storage CHEESWIVECT 718 STORAGE 338 self storage CUBESMART 8 New York City Portfolio Presentation CUMART 1. 2021 Same-Store Portfolio ▪ Our portfolio has exposure to attractive submarkets in New York, with purpose- built climate-controlled stores that have an average age of just 12 years ▪ These distinctive assets create vibrant billboards for our brand $50.00 $40.00 $30.00 $20.00 $10.00 1 In-Place Rent Per Occupied Square Foot Annualized As of March 31, 2021 $38.91 Brooklyn $32.94 Bronx $32.11 Que ens $18.12 Total Portfolio#9High Quality Real Estate Our purpose-built portfolio is built in exceptional locations CubeSmart at 2880 Exterior Street, Bronx, NY Significant multifamily presence with 37k residents per square mile THA New York City Portfolio Presentation 0110 Property stands out with great visibility for distinctive branding 800-800-1717 Walf storlige CUBESMART Right off the Major Deegan with 148,000 cars daily Easily accessible from highway exit TED#10Brand Recognition Our dominant position affords us competitive advantages from the ubiquity of our brand within the market ▪ Our distinct properties act like billboards and our significant presence allows for efficiency with out-of-home marketing, all driving meaningful brand recognition Our NYC properties receive 11% more of their reservations through brand-related search terms compared to the rest of our portfolio SMART OFFICE 800-800-1717. self storage + logistics 10 New York City Portfolio Presentation LOADING LOADING CUBESMART ONE NAY BETA selfstorage LinkNYC CUBESMART self storage 800-800-1717 1 CUBESMART GOODBYE MOVING STRESS Hello, selfstorage CUBESMART self storage D-040-171770onet.com#11CubeSmart Competitive Advantage - Bronx The high quality of our properties and the strength of our market position in the NYC boroughs positions us at a premium to the competition + logis D Ta TREASURE ISLAND ti STORAGE D CUBESMART AD M 11 New York City Portfolio Presentation a MA B 0.45 mes M CUBESMART se storage Inglisten ET 800-800-1717 5-9988 CUBESMART TREASURE ISLAND ti STORAGE Premium 1. Internet rate from company website as of 5/10/2021 63 American Self-Storage M 71 5x5 CC Internet Rate¹ $124 $105 +18%#12CubeSmart Competitive Advantage - Brooklyn The high quality of our properties and the strength of our market position in the NYC boroughs positions us at a premium to the competition 0.0 # SELF STORAGE OFFICE CUBESMART LOADING Unile dira 718 STORAGE 338 ExtraSpace Storage CUBESMART 12 New York City Portfolio Presentation a CUBESMART CUBESMART ExtraSpace Storage Premium DSpace St 1. Internet rate from company website as of 5/10/2021 Ⓡ Extra Space Storage -SSAGE Entre Space Stevege SEE-STORAGE 5x5 CC Internet Rate¹ $115 $104 +11%