CubeSmart Investor Presentation Deck

Proven Record of Cash Flow Growth Continued execution of our business plan generating solid results $1.75 $1.50 $1.25 $1.00 $0.75 $0.50 $0.25 $0.00 Continued Strategic Execution FFO per Share, as adjusted 2015 2016 2017 9 CUBESMART Execution on our core operations has driven strong organic growth We continue to grow the portfolio through all available avenues to maximize risk-adjusted returns for shareholders, including meaningful cash flow growth +7.8% CAGR 2018 2019 $1.40 $1.20 $1.00 $0.80 $0.60 $0.40 $0.20 $0.00 Annual Dividend per Share 2015 2016 2017 +16.9% CAGR 2018 2019 Cumulative Total Shareholder Return 140.0% 120.0% 100.0% 80.0% 60.0% 40.0% 20.0% 0.0% +10.4% CAGR 11 2015 2016 2017 2018 2019

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