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Ayalon Insurance Comp Ltd. acquired a new stake in shares of Digital Realty Trust, Inc. (NYSE:DLR – Free Report) in the third quarter, according to the company in its most recent disclosure with the Securities and Exchange Commission. The institutional investor acquired 91,197 shares of the real estate investment trust’s stock, valued at approximately $16,008,000. Digital Realty Trust comprises approximately 1.4% of Ayalon Insurance Comp Ltd.’s portfolio, making the stock its 21st biggest holding.

Other large investors have also modified their holdings of the company. BlackRock Inc. purchased a new stake in Digital Realty Trust in the second quarter valued at approximately $7,277,032,000. Cohen & Steers Inc. boosted its holdings in shares of Digital Realty Trust by 18.0% in the 4th quarter. Cohen & Steers Inc. now owns 28,001,340 shares of the real estate investment trust’s stock valued at $4,332,366,000 after purchasing an additional 4,276,073 shares during the last quarter. Bank of America Corp DE boosted its holdings in shares of Digital Realty Trust by 6.0% in the 1st quarter. Bank of America Corp DE now owns 9,470,695 shares of the real estate investment trust’s stock valued at $1,706,714,000 after purchasing an additional 534,158 shares during the last quarter. Canada Pension Plan Investment Board purchased a new stake in shares of Digital Realty Trust during the 2nd quarter valued at $1,178,095,000. Finally, UBS AM a distinct business unit of UBS ASSET MANAGEMENT AMERICAS LLC increased its holdings in shares of Digital Realty Trust by 17,256.9% during the 2nd quarter. UBS AM a distinct business unit of UBS ASSET MANAGEMENT AMERICAS LLC now owns 4,890,993 shares of the real estate investment trust’s stock worth $878,325,000 after buying an additional 4,862,814 shares during the last quarter. 99.71% of the stock is currently owned by hedge funds and other institutional investors.

Insiders Place Their Bets In other news, Director Mark Patterson sold 200 shares of Digital Realty Trust stock in a transaction dated Thursday, August 27th. The stock was sold at an average price of $193.96, for a total transaction of $38,792.00. Following the sale, the director directly owned 6,322 shares of the company’s stock, valued at approximately $1,226,215.12. The trade was a 3.07% decrease in their ownership of the stock. The sale was disclosed in a legal filing with the Securities & Exchange Commission, which can be accessed through this hyperlink. 0.15% of the stock is currently owned by insiders.

Digital Realty Trust Stock Performance Shares of NYSE:DLR opened at $180.41 on Thursday. The company has a market cap of $66.93 billion, a P/E ratio of 87.58, a PEG ratio of 3.54 and a beta of 0.99. The company has a debt-to-equity ratio of 0.68, a quick ratio of 1.06 and a current ratio of 1.06. Digital Realty Trust, Inc. has a one year low of $146.23 and a one year high of $208.14. The business’s 50-day simple moving average is $187.33 and its 200 day simple moving average is $187.17. Digital Realty Trust (NYSE:DLR – Get Free Report) last released its quarterly earnings results on Thursday, July 23rd. The real estate investment trust reported $1.21 earnings per share for the quarter, missing analysts’ consensus estimates of $1.98 by ($0.77). The company had revenue of $1.92 billion during the quarter, compared to analysts’ expectations of $1.66 billion. Digital Realty Trust had a return on equity of 3.34% and a net margin of 11.80%.The firm’s revenue was up 28.9% compared to the same quarter last year. During the same quarter in the prior year, the company earned $1.87 EPS. Digital Realty Trust has set its FY 2026 guidance at 8.150-8.200 EPS. On average, sell-side analysts forecast that Digital Realty Trust, Inc. will post 8.4 earnings per share for the current fiscal year.

Digital Realty Trust Dividend Announcement The company also recently disclosed a quarterly dividend, which was paid on Wednesday, September 30th. Shareholders of record on Tuesday, September 15th were issued a $1.22 dividend. The ex-dividend date was Tuesday, September 15th. This represents a $4.88 dividend on an annualized basis and a yield of 2.7%. Digital Realty Trust’s payout ratio is currently 236.89%.

Analyst Ratings Changes DLR has been the topic of several research reports. Wall Street Zen raised Digital Realty Trust from a “sell” rating to a “hold” rating in a research report on Saturday, July 25th. TD Cowen upgraded Digital Realty Trust from a “hold” rating to a “buy” rating and upped their price target for the stock from $192.00 to $222.00 in a research note on Friday, July 24th. Citigroup restated a “market outperform” rating on shares of Digital Realty Trust in a report on Friday, July 24th. Truist Financial reduced their price objective on Digital Realty Trust from $225.00 to $220.00 and set a “buy” rating on the stock in a research note on Thursday, July 30th. Finally, HSBC dropped their target price on shares of Digital Realty Trust from $240.00 to $235.00 and set a “buy” rating for the company in a research report on Wednesday, September 23rd. One investment analyst has rated the stock with a Strong Buy rating, twenty-six have given a Buy rating and six have assigned a Hold rating to the company. According to MarketBeat.com, the stock has a consensus rating of “Moderate Buy” and an average price target of $219.69.

View Our Latest Stock Analysis on DLR

Digital Realty Trust Company Profile (Free Report)

Digital Realty Trust, Inc is a real estate investment trust that owns, operates and develops data centers and related digital infrastructure. The company provides facilities and technology environments that support the computing, storage, networking and connectivity needs of enterprises, cloud service providers, telecommunications companies and other organizations.

Through its PlatformDIGITAL platform, Digital Realty offers data center colocation, interconnection and hyperscale data center solutions.

See Also Five stocks we like better than Digital Realty Trust Skydance Just Became a Media Giant—With an $80 Billion Debt Load Could Velo3D Be the Next Defense Buyout Target? Penguin Solutions Is Soaring as AI Memory Demand Explodes Alphabet’s Chart Is Coiling—and the Fundamentals May Be Ready to Back It Up Want to see what other hedge funds are holding DLR? Visit HoldingsChannel.com to get the latest 13F filings and insider trades for Digital Realty Trust, Inc. (NYSE:DLR – Free Report).

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 | Source: Digital Realty

AUSTIN, Texas, Oct. 06, 2026 (GLOBE NEWSWIRE) -- Digital Realty (NYSE: DLR), the world’s largest cloud- and carrier-neutral data center platform, announced today that Digital Euro Finco, LLC, a wholly owned indirect finance subsidiary of the company’s operating partnership, Digital Realty Trust, L.P., priced an offering of €1 billion aggregate principal amount of 5.125% Guaranteed Notes due 2036 at a price of 99.289% of the principal amount (the “Euro Notes”).

The Euro Notes will be senior unsecured obligations of Digital Euro Finco, LLC and will be fully and unconditionally guaranteed by the company and the operating partnership. Interest on the Euro Notes will be payable annually in arrears at a rate of 5.125% per annum from and including October 9, 2026 and will mature on October 9, 2036. Closing of the offering is expected to occur on October 9, 2026, subject to the satisfaction of customary closing conditions.

The company intends to allocate an amount equal to the net proceeds from the offering of the Euro Notes to finance or refinance, in part or in full, new and/or existing projects consistent with Digital Realty’s Green Bond Framework, including the development and redevelopment of such projects. Pending the allocation of the net proceeds of the Euro Notes to such projects, all or a portion of an amount equal to the net proceeds from the Euro Notes may be used to temporarily repay borrowings outstanding under the operating partnership’s global revolving credit facilities, acquire additional properties or businesses, fund development opportunities, invest in interest-bearing accounts and short-term, interest-bearing securities which are consistent with the company’s intention to qualify as a REIT for U.S. federal income tax purposes, and to provide for working capital and other general corporate purposes, including potentially for the repayment of other debt, or the redemption, repurchase, repayment or retirement of outstanding equity or debt securities, or a combination of the foregoing.

The Euro Notes are being sold only outside the United States in reliance on Regulation S under the U.S. Securities Act of 1933, as amended (the “Securities Act”). The Euro Notes have not been and will not be registered under the Securities Act and may not be offered or sold in the United States or to United States persons (within the meaning of Regulation S under the Securities Act) absent registration or an applicable exemption from registration requirements. This press release shall not constitute an offer to sell or a solicitation of an offer to buy the Euro Notes, nor shall there be any offer, solicitation or sale of the Euro Notes in any jurisdiction in which such offer, solicitation or sale would be unlawful.

Safe Harbor Statement

This press release contains forward-looking statements which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially, including statements related to the timing and consummation of the offering of the Euro Notes and the expected use of the net proceeds. The company can provide no assurances that it will be able to complete the offering on the anticipated terms, or at all. For a further list and description of such risks and uncertainties, see the company’s reports and other filings with the U.S. Securities and Exchange Commission, including the Annual Report on Form 10-K for the year ended December 31, 2025 and the Quarterly Report on Form 10-Q for the quarters ended March 31, 2026 and June 30, 2026. The company disclaims any intention or obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise.

Reg S Statement

This communication is not an offer to sell or a solicitation of an offer to buy securities of Digital Realty Trust, Inc. or its subsidiaries. The securities have not been and will not be registered under the Securities Act, or with any securities regulatory authority of any state or other jurisdiction of the United States. Consequently, the securities may not be offered, sold, resold, transferred, delivered or distributed, directly or indirectly, into or within the United States except pursuant to an exemption from, or in a transaction not subject to, the registration requirements of the Securities Act and in compliance with any applicable securities laws of any state or other jurisdiction of the United States. Any offering of the securities will be conducted pursuant to Regulation S under the Securities Act.

Notice to European Economic Area Retail Investors

The Euro Notes are not intended to be offered, sold or otherwise made available to and, with effect from such date, should not be offered, sold or otherwise made available to any retail investor in the European Economic Area (the “EEA”). For these purposes, a retail investor means a person who is one (or more) of: (i) a retail client as defined in point (11) of Article 4(1) of Directive 2014/65/EU (as amended, “MiFID II”); or (ii) a customer within the meaning of Directive 2016/97/EU (as amended, the “IMD”), where that customer would not qualify as a professional client as defined in point (10) of Article 4(1) of MiFID II. No key information document required by Regulation (EU) No 1286/2014 (as amended, the “PRIIPs Regulation”) for offering or selling any in scope instrument or otherwise making such instruments available to retail investors in the EEA has been prepared. Offering or selling the Euro Notes or otherwise making them available to any retail investor in the EEA may be unlawful under the PRIIPs Regulation. This communication has been prepared on the basis that any offers or sales of Euro Notes in any Member State of the EEA will be made pursuant to an exemption under Regulation (EU) 2017/1129 (as amended or superseded, the “Prospectus Regulation”) from the requirement to publish a prospectus for offers or sales of Euro Notes. This communication is not a prospectus for the purposes of the Prospectus Regulation.

Notice to UK Retail Investors

This announcement is for distribution only to, and is directed at, persons who (i) have professional experience in matters relating to investments falling within Article 19(5) of the Financial Services and Markets Act 2000 (Financial Promotion) Order 2005 (as amended, the “Financial Promotion Order”), (ii) are persons falling within Article 49(2)(a) to (d) (“high net worth companies, unincorporated associations, etc.”) of the Financial Promotion Order, (iii) are outside the United Kingdom, or (iv) are persons to whom an invitation or inducement to engage in investment activity (within the meaning of section 21 of the Financial Services and Markets Act 2000) in connection with the issue or sale of any securities may otherwise lawfully be communicated or caused to be communicated (all such persons together being referred to as “relevant persons”). This announcement is directed only at relevant persons and must not be acted on or relied on by persons who are not relevant persons. Any investment or investment activity to which this announcement relates is available only to relevant persons and will be engaged in only with relevant persons.

The Euro Notes are not intended to be offered, sold or otherwise made available to and should not be offered, sold or otherwise made available to any retail investor in the United Kingdom. For these purposes, a retail investor means a person who is one (or more) of: (i) a retail client, as defined in point (8) of Article 2 of Regulation (EU) No 2017/565 as it forms part of domestic law by virtue of the European Union (Withdrawal) Act 2018 (“EUWA”); or (ii) a customer within the meaning of the provisions of the Financial Services and Markets Act 2000, as amended (the “FSMA”) and any rules or regulations made under the FSMA to implement Directive (EU) 2016/97, where that customer would not qualify as a professional client, as defined in point (8) of Article 2(1) of Regulation (EU) No 600/2014 as it forms part of domestic law by virtue of the EUWA (“UK MiFIR”). Consequently, no key information document required by Regulation (EU) No 1286/2014 as it forms part of domestic law by virtue of the EUWA (the “UK PRIIPs Regulation”) for offering or selling the Euro Notes or otherwise making them available to retail investors in the United Kingdom has been prepared and therefore offering or selling the Euro Notes or otherwise making them available to any retail investor in the United Kingdom may be unlawful under the UK PRIIPs Regulation.

Relevant stabilization regulations including FCA/ICMA apply. Manufacturer target market (MIFID II and UK MiFIR product governance) is eligible counterparties and professional clients only (all distribution channels). No PRIIPs or UK PRIIPs key information document (KID) has been prepared as not available to retail in EEA or UK.

Investor Relations
Jordan Sadler / Jim Huseby
Digital Realty
+1 (737) 281-0101
[email protected]

AI is rewriting the rent roll for a handful of landlords sitting at the center of every hyperscaler's buildout, and three of them are paying dividends right now with coverage ratios that most tech stocks cannot touch.

This post may contain links from our sponsors and affiliates, and Flywheel Publishing may receive compensation for actions taken through them.

Data centers are the rent roll AI is writing. The Department of Energy projects data centers will account for up to 12% of U.S. electrical demand by 2028, driven by AI development, according to a Government Accountability Office report. All three REITs below own their properties outright, so none of them are mortgage REITs. They lease space, power and connectivity to hyperscalers, enterprises and AI model providers (we rounded up seven more companies quietly powering, cooling and wiring the same buildout in a free AI infrastructure report). Their yields are modest, the dividends are covered, and the dividend checks are backed by record leasing.

Equinix Pairs a Roughly 2% Yield With the Fastest Dividend Growth Here Equinix (NASDAQ:EQIX) owns and operates interconnected colocation data centers, with 52 major projects underway across 33 markets. Its pitch is density: management says its ecosystem is approximately twice the size of the next largest provider, and eight of the top 10 model providers already run key networking workloads on the platform.

Demand backdrop: Second-quarter revenue reached $2.625B, up 16.4% YoY, and the company added a record 9,700 net interconnections. Annualized gross bookings hit $424 million, up 23% year over year. Its 194 stabilized assets were collectively 82% utilized and generated a 27% cash-on-cash yield on gross P&E.

Yield: The annualized forward dividend is $20.64 per share. With the stock at $1,023.44, that works out to a yield of about 2.0%. The quarterly payout rose from $4.69 in 2025 to $5.16 in 2026.

Payout coverage (AFFO): Equinix guides full-year 2026 AFFO per share to $42.69 to $43.29. Measured against the midpoint, the forward dividend uses about 48% of AFFO per share, which matches the 50% range payout management describes. That is the most cushion of any name on this list.

Bull case: Management raised its 2027 to 2029 outlook to 10% to 13% annual revenue growth and 9% to 12% annual AFFO per share growth, and said dividend growth should approximate AFFO per share growth. CEO Adaire Fox-Martin put it this way: “Demand for neutral, interconnected, sovereign infrastructure is compounding across our business.”

Risk: The buildout is expensive. Capex is planned at $5 to $7 billion per year through 2029, and management expects leverage to rise by about a turn and its blended cost of capital to climb by about 150 basis points. Power procurement remains the bottleneck for every new build.

Digital Realty Holds a Record Backlog and a Flat Dividend Digital Realty (NYSE:DLR) is the hyperscale landlord of the group. It serves roughly 6,000 cloud, network, enterprise, and service provider customers across more than 300 data centers worldwide, and also runs a small-footprint colocation and interconnection business.

Demand backdrop: Same-capital cash NOI grew 8.9% year-over-year in the second quarter. Cash releasing spreads came in at over 25%, a company record. Total backlog reached $1.9 billion at 100% share, and that figure excludes two U.S. hyperscale leases signed after quarter end worth $205 million at Digital Realty share. The development pipeline, at 1.4 gigawatts under construction, is 63% pre-leased pro forma for those July deals.

Yield: The quarterly dividend is $1.22, or $4.88 annualized. At $179.96 per share, the yield is about 2.7%.

Payout coverage (Core FFO): Management raised 2026 Core FFO guidance, excluding net promote income, to $8.15 to $8.20 per share. At the midpoint, the dividend uses about 60% of Core FFO. Retirees should know one more detail: the payout has sat at $1.22 for every quarter from 2022-03-14 through the latest record. Core FFO is growing while the dividend holds steady, so coverage is getting stronger, but income growth has stalled.

Bull case: Scheduled rent commencements total $635 million in the second half of 2026 and $480 million in 2027. Management also sees renewal pricing getting better in 2027 and 2028 as older, lower-rate leases roll off. A larger share of Core FFO that goes unpaid gives the board room to resume raises.

Risk: Growth is partly funded with new shares. Digital Realty sold 7.3M shares via ATM for ~$1.3B net and issued 12.3 million shares in the Blackstone transaction, while net capex guidance rose to $4.25 billion to $4.75 billion. Heavy issuance can dilute per-share growth for income holders.

Iron Mountain Uses Paper Storage Cash to Fund a Data Center Surge Iron Mountain (NYSE:IRM) is a hybrid. It owns a global records storage network holding a record 735M+ cubic feet with 93.4% retention, plus a fast-growing data center business and an IT asset lifecycle management (ALM) arm.

Demand backdrop: Data center revenue rose to $263 million, up 39% year-on-year. Year-to-date leasing reached 110 megawatts, including 75 megawatts in July, among them a 51 megawatt lease in Mumbai with a major global hyperscaler. Renewal spreads were 12 and 14% on a cash and GAAP basis.

Yield: The quarterly dividend of 0.864 per share annualizes to 3.456. At $112.33, the yield is about 3.1%, the highest of the three. The quarterly rate has stepped up from 0.65 to 0.715 to 0.785 to the current level.

Payout coverage (AFFO): The trailing four-quarter AFFO payout ratio was 60%. Against 2026 AFFO per share guidance of $5.87 to $5.93, the forward dividend uses about 59% at the midpoint.

Bull case: The growth businesses now make up 35% of revenue and grew more than 50% in the quarter, while records storage provides a steady base of cash. About 325 megawatts of leasable capacity is expected to energize over the next 24 months.

Risk: This is the most leveraged balance sheet of the three. Iron Mountain carries negative shareholders’ equity of -$955M and net debt $17.3B, and net lease-adjusted leverage ended the quarter at 4.8 times. Its newest bond carries a 6.25% coupon, so refinancing has gotten more expensive.

Data Center REITs Offer Covered Payouts Over Big Yields Note that none of these REITs yields more than about 3%, and all three cover their payouts with room to spare: roughly 48% of AFFO at Equinix, 60% of Core FFO at Digital Realty and 59% of AFFO at Iron Mountain. Equinix has the widest cushion and a stated plan to grow dividends in line with AFFO. Iron Mountain pays the most current income, with the most debt behind it. For Digital Realty, the next thing to watch is whether its record backlog finally ends a dividend that has stayed flat since 2022.

Contact [email protected] for any questions or corrections.

MassMutual Private Wealth & Trust FSB boosted its position in Digital Realty Trust, Inc. (NYSE:DLR – Free Report) by 32.1% in the 3rd quarter, according to the company in its most recent disclosure with the Securities and Exchange Commission (SEC). The fund owned 34,817 shares of the real estate investment trust’s stock after purchasing an additional 8,467 shares during the period. MassMutual Private Wealth & Trust FSB’s holdings in Digital Realty Trust were worth $6,111,000 as of its most recent filing with the Securities and Exchange Commission (SEC).

A number of other hedge funds have also recently modified their holdings of DLR. Cherry Creek Investment Advisors Inc. increased its stake in Digital Realty Trust by 0.3% in the first quarter. Cherry Creek Investment Advisors Inc. now owns 18,745 shares of the real estate investment trust’s stock worth $3,378,000 after purchasing an additional 51 shares during the period. Columbia Bank boosted its stake in shares of Digital Realty Trust by 0.9% during the first quarter. Columbia Bank now owns 6,167 shares of the real estate investment trust’s stock valued at $1,111,000 after purchasing an additional 53 shares during the period. GHP Investment Advisors Inc. grew its holdings in shares of Digital Realty Trust by 9.1% in the first quarter. GHP Investment Advisors Inc. now owns 657 shares of the real estate investment trust’s stock worth $118,000 after purchasing an additional 55 shares during the last quarter. South Plains Financial Inc. grew its holdings in shares of Digital Realty Trust by 25.7% in the fourth quarter. South Plains Financial Inc. now owns 274 shares of the real estate investment trust’s stock worth $42,000 after purchasing an additional 56 shares during the last quarter. Finally, Denali Advisors LLC increased its stake in Digital Realty Trust by 1.3% in the 2nd quarter. Denali Advisors LLC now owns 4,359 shares of the real estate investment trust’s stock worth $783,000 after buying an additional 56 shares during the period. Institutional investors own 99.71% of the company’s stock.

Digital Realty Trust Price Performance Shares of DLR stock opened at $178.41 on Monday. Digital Realty Trust, Inc. has a 1-year low of $146.23 and a 1-year high of $208.14. The stock’s 50-day moving average is $187.97 and its 200 day moving average is $187.13. The company has a market cap of $66.19 billion, a P/E ratio of 86.61, a PEG ratio of 3.42 and a beta of 0.99. The company has a debt-to-equity ratio of 0.68, a current ratio of 1.06 and a quick ratio of 1.06.

Digital Realty Trust (NYSE:DLR – Get Free Report) last announced its earnings results on Thursday, July 23rd. The real estate investment trust reported $1.21 EPS for the quarter, missing analysts’ consensus estimates of $1.98 by ($0.77). The firm had revenue of $1.92 billion during the quarter, compared to the consensus estimate of $1.66 billion. Digital Realty Trust had a return on equity of 3.34% and a net margin of 11.80%.The business’s revenue for the quarter was up 28.9% compared to the same quarter last year. During the same quarter in the prior year, the firm posted $1.87 earnings per share. Digital Realty Trust has set its FY 2026 guidance at 8.150-8.200 EPS. Research analysts predict that Digital Realty Trust, Inc. will post 8.4 earnings per share for the current fiscal year. Digital Realty Trust Announces Dividend The company also recently announced a quarterly dividend, which was paid on Wednesday, September 30th. Investors of record on Tuesday, September 15th were given a dividend of $1.22 per share. The ex-dividend date of this dividend was Tuesday, September 15th. This represents a $4.88 dividend on an annualized basis and a yield of 2.7%. Digital Realty Trust’s dividend payout ratio is presently 236.89%.

Analyst Upgrades and Downgrades A number of brokerages have recently commented on DLR. Argus raised shares of Digital Realty Trust from a “hold” rating to a “buy” rating and set a $212.00 target price on the stock in a research report on Wednesday, August 5th. Mizuho set a $223.00 price target on Digital Realty Trust in a report on Monday, August 10th. Weiss Ratings cut Digital Realty Trust from a “buy (b-)” rating to a “hold (c+)” rating in a research note on Wednesday, August 12th. Evercore reaffirmed an “outperform” rating and set a $240.00 target price on shares of Digital Realty Trust in a research report on Tuesday, August 18th. Finally, TD Cowen upgraded Digital Realty Trust from a “hold” rating to a “buy” rating and upped their target price for the stock from $192.00 to $222.00 in a report on Friday, July 24th. One equities research analyst has rated the stock with a Strong Buy rating, twenty-six have assigned a Buy rating and six have given a Hold rating to the stock. Based on data from MarketBeat, the stock presently has a consensus rating of “Moderate Buy” and a consensus target price of $219.69.

View Our Latest Stock Report on Digital Realty Trust

Insiders Place Their Bets In other Digital Realty Trust news, Director Mark Patterson sold 200 shares of the firm’s stock in a transaction that occurred on Thursday, August 27th. The shares were sold at an average price of $193.96, for a total value of $38,792.00. Following the completion of the sale, the director directly owned 6,322 shares in the company, valued at $1,226,215.12. This trade represents a 3.07% decrease in their ownership of the stock. The sale was disclosed in a legal filing with the Securities & Exchange Commission, which is available at the SEC website. 0.15% of the stock is currently owned by company insiders.

Digital Realty Trust Company Profile (Free Report)

Digital Realty Trust, Inc is a real estate investment trust that owns, operates and develops data centers and related digital infrastructure. The company provides facilities and technology environments that support the computing, storage, networking and connectivity needs of enterprises, cloud service providers, telecommunications companies and other organizations.

Through its PlatformDIGITAL platform, Digital Realty offers data center colocation, interconnection and hyperscale data center solutions.

See Also Five stocks we like better than Digital Realty Trust Could Nike’s Brutal Sell-Off Finally Be Running Out of Steam? The AI Buildout Needs Power It Cannot Get: 4 Energy Stocks Already Have It McDonald’s Is Undergoing a Massive New Growth Strategy. Can It Win Back Consumers? MGM Resorts Stock Sinks After Diller Deal Collapse: Overreaction or Warning? Want to see what other hedge funds are holding DLR? Visit HoldingsChannel.com to get the latest 13F filings and insider trades for Digital Realty Trust, Inc. (NYSE:DLR – Free Report).

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Analyst’s Disclosure: I/we have a beneficial long position in the shares of DLR, NVDA, EQIX, O, NNN either through stock ownership, options, or other derivatives. I wrote this article myself, and it expresses my own opinions. I am not receiving compensation for it (other than from Seeking Alpha). I have no business relationship with any company whose stock is mentioned in this article.

The information, opinions, and thoughts included in this article do not constitute an investment recommendation or any form of investment advice.

Seeking Alpha's Disclosure: Past performance is no guarantee of future results. No recommendation or advice is being given as to whether any investment is suitable for a particular investor. Any views or opinions expressed above may not reflect those of Seeking Alpha as a whole. Seeking Alpha is not a licensed securities dealer, broker or US investment adviser or investment bank. Our analysts are third party authors that include both professional investors and individual investors who may not be licensed or certified by any institute or regulatory body.

Data Centers Got the AI Hype—But Office REITs May Get the Rent HikesDigital Realty Trust NYSE: DLR is seeing early signs that agentic artificial intelligence workloads are expanding demand for interconnected data center capacity, with Chief Financial Officer Matt Mercier pointing to record activity in smaller deployments, cross-connects and related connectivity products.

Speaking at an RBC communications infrastructure session, Mercier said agentic AI remains in its “early innings,” but Digital Realty has seen an increase in diverse deployments in its 0-1 megawatt business. He said those customers are increasingly using interconnection services, including cross-connects, ServiceFabric and bulk fiber offerings.

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3 Stocks Built for Higher Rates—And 2 That Could Break“The last three quarters, we’ve set records in our 0-1 MW business,” Mercier said. “That includes records within our interconnection as well.” He added that the company posted a record quarter for interconnections in the most recent period.

AI Workloads Drive Larger Requirements Mercier said inference and agentic AI workflows are increasing space and power requirements in Digital Realty’s highly connected facilities. Deployments that historically averaged 300 kilowatts or less are increasingly exceeding 500 kilowatts to 1 megawatt, while 1-5 megawatt requirements are becoming more common among enterprise and service-provider customers.

Why the Landlord of the AI Boom Could Outlast the ChipmakersThe company is also seeing higher demand for bulk fiber as customers seek to connect training-oriented facilities with denser, carrier- and telecom-focused sites. Mercier said this trend is helping bring training deployments into Digital Realty’s interconnected campuses in Chicago and other global markets.

Capacity Pipeline and Power Constraints Mercier said Digital Realty has 3 gigawatts of operating capacity and 1.4 gigawatts under development, which he said could expand the portfolio by roughly 50% over the next two years. The company also has 7 gigawatts of land capacity that it expects to bring online over the next two to five years or more.

Of that land capacity, approximately 3.5 to 4 gigawatts has energy service agreements in hand, according to Mercier, while the company works to secure power for the remainder. He acknowledged that obtaining power and related capacity has become more difficult, even as industry demand remains strong.

“There’s never been a better time to be in this industry, but it’s never been probably harder in terms of bringing on power and related capacity,” Mercier said.

He said the company’s prior investments in capital, land and power procurement have positioned it to pursue continued growth. Mercier said Digital Realty delivered what he characterized as 10% bottom-line growth last year, expects to do so again this year and expects that trajectory to continue for several years.

Supply Constraints Support Pricing Mercier said tighter data center supply conditions, including regulatory constraints in some markets, are contributing to stronger pricing. He pointed to Europe and Singapore as markets that have faced capacity constraints for years, while noting that similar pressures have become more visible in the United States.

According to Mercier, pricing has increased across most of the company’s global markets, beginning several years ago in Northern Virginia. He said the company has seen improvement in new-signing pricing, development yields and renewal spreads.

Digital Realty recorded renewal spreads above 60% for contracts greater than 1 megawatt in the latest quarter, Mercier said, while renewal spreads were also “very healthy” in the 0-1 megawatt category. He added that expiring rents over the next several years are trending downward relative to market rates, which he expects to rise amid inflation, interest-rate trends and favorable supply-demand conditions.

Capital Strategy, Neoclouds and Regional Demand Mercier said all $1.4 billion of the company’s signings in the first half of 2026 came from investment-grade, traditional hyperscale customers. Digital Realty has taken a cautious approach to neocloud exposure, he said, although it has pursued some smaller, more interconnected neocloud workloads in gateway facilities.

The company has sought to broaden its capital sources while reducing leverage, Mercier said. He noted that Digital Realty expanded its private-capital business through joint ventures and launched its first closed-end fund last year, raising more than $3 billion of equity capital. He also cited a recent CHF 600 million Swiss bond offering with a 2% coupon.

Mercier said the development pipeline has shifted toward the United States from Europe because of the scale of AI and cloud deployments, though the company continues to develop in Europe, the Middle East and Africa and Asia-Pacific. He described Asia-Pacific as relatively receptive to AI growth and said Digital Realty has expanded in Johor, Malaysia, and continued transactions in Japan.

On regulatory uncertainty and local opposition to data center development, Mercier said the company does not currently plan to reduce its pipeline. He cited Digital Realty’s presence in more than 50 global markets and its customer base of about 6,000 customers as factors supporting demand diversification.

About Digital Realty Trust (NYSE:DLR)Digital Realty Trust, Inc is a real estate investment trust that owns, operates and develops data centers and related digital infrastructure. The company provides facilities and technology environments that support the computing, storage, networking and connectivity needs of enterprises, cloud service providers, telecommunications companies and other organizations.

Through its PlatformDIGITAL platform, Digital Realty offers data center colocation, interconnection and hyperscale data center solutions.

This instant news alert was generated by narrative science technology and financial data from MarketBeat in order to provide readers with the fastest reporting and unbiased coverage. Please send any questions or comments about this story to [email protected].

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Digital Realty Trust, Inc. (DLR) Presents at RBC Capital Markets 2026 Global Communications and Infrastructure Conference Transcript

QRG Capital Management Inc. raised its holdings in Digital Realty Trust, Inc. (NYSE:DLR – Free Report) by 36.8% in the 2nd quarter, according to the company in its most recent filing with the SEC. The firm owned 68,322 shares of the real estate investment trust’s stock after acquiring an additional 18,377 shares during the quarter. QRG Capital Management Inc.’s holdings in Digital Realty Trust were worth $12,269,000 as of its most recent SEC filing.

A number of other hedge funds also recently modified their holdings of the business. BlackRock Inc. bought a new position in shares of Digital Realty Trust during the second quarter worth about $7,277,032,000. Cohen & Steers Inc. lifted its position in shares of Digital Realty Trust by 18.0% in the 4th quarter. Cohen & Steers Inc. now owns 28,001,340 shares of the real estate investment trust’s stock worth $4,332,366,000 after purchasing an additional 4,276,073 shares during the period. Norges Bank bought a new stake in shares of Digital Realty Trust in the 4th quarter valued at $3,402,995,000. Bank of America Corp DE boosted its stake in shares of Digital Realty Trust by 6.0% in the 1st quarter. Bank of America Corp DE now owns 9,470,695 shares of the real estate investment trust’s stock valued at $1,706,714,000 after purchasing an additional 534,158 shares during the last quarter. Finally, Geode Capital Management LLC increased its position in shares of Digital Realty Trust by 2.2% during the fourth quarter. Geode Capital Management LLC now owns 9,234,073 shares of the real estate investment trust’s stock worth $1,423,373,000 after buying an additional 197,180 shares during the period. Institutional investors and hedge funds own 99.71% of the company’s stock.

Analysts Set New Price Targets DLR has been the topic of several recent analyst reports. Deutsche Bank Aktiengesellschaft restated a “buy” rating and issued a $229.00 target price on shares of Digital Realty Trust in a report on Monday, July 27th. Barclays lifted their price objective on Digital Realty Trust from $189.00 to $197.00 and gave the stock an “equal weight” rating in a research report on Wednesday, July 1st. Wells Fargo & Company upgraded Digital Realty Trust from an “overweight” rating to a “buy” rating in a research report on Wednesday, August 5th. TD Cowen raised Digital Realty Trust from a “hold” rating to a “buy” rating and raised their target price for the stock from $192.00 to $222.00 in a research note on Friday, July 24th. Finally, Wall Street Zen upgraded Digital Realty Trust from a “sell” rating to a “hold” rating in a report on Saturday, July 25th. One research analyst has rated the stock with a Strong Buy rating, twenty-six have given a Buy rating and six have issued a Hold rating to the company. Based on data from MarketBeat.com, the stock currently has an average rating of “Moderate Buy” and a consensus target price of $219.84.

Read Our Latest Analysis on DLR Digital Realty Trust Stock Performance Shares of DLR opened at $181.14 on Thursday. The stock has a 50-day moving average of $188.27 and a 200-day moving average of $187.22. Digital Realty Trust, Inc. has a one year low of $146.23 and a one year high of $208.14. The company has a debt-to-equity ratio of 0.68, a current ratio of 1.06 and a quick ratio of 1.06. The company has a market cap of $67.20 billion, a PE ratio of 87.93, a P/E/G ratio of 3.56 and a beta of 1.02.

Digital Realty Trust (NYSE:DLR – Get Free Report) last announced its quarterly earnings results on Thursday, July 23rd. The real estate investment trust reported $1.21 earnings per share (EPS) for the quarter, missing the consensus estimate of $1.98 by ($0.77). The firm had revenue of $1.92 billion during the quarter, compared to the consensus estimate of $1.66 billion. Digital Realty Trust had a return on equity of 3.34% and a net margin of 11.80%.The firm’s revenue was up 28.9% on a year-over-year basis. During the same quarter in the previous year, the company posted $1.87 EPS. Digital Realty Trust has set its FY 2026 guidance at 8.150-8.200 EPS. On average, equities research analysts predict that Digital Realty Trust, Inc. will post 8.4 EPS for the current fiscal year.

Digital Realty Trust Dividend Announcement The firm also recently disclosed a quarterly dividend, which will be paid on Wednesday, September 30th. Shareholders of record on Tuesday, September 15th will be paid a $1.22 dividend. This represents a $4.88 dividend on an annualized basis and a dividend yield of 2.7%. The ex-dividend date of this dividend is Tuesday, September 15th. Digital Realty Trust’s dividend payout ratio (DPR) is 236.89%.

Insider Buying and Selling at Digital Realty Trust In related news, Director Mark Patterson sold 200 shares of the firm’s stock in a transaction dated Thursday, August 27th. The shares were sold at an average price of $193.96, for a total value of $38,792.00. Following the transaction, the director owned 6,322 shares of the company’s stock, valued at approximately $1,226,215.12. This trade represents a 3.07% decrease in their position. The sale was disclosed in a legal filing with the Securities & Exchange Commission, which can be accessed through the SEC website. 0.15% of the stock is owned by corporate insiders.

Digital Realty Trust Company Profile (Free Report)

Digital Realty Trust, Inc is a real estate investment trust that owns, operates and develops data centers around the world. The company provides the physical infrastructure businesses need to house information technology equipment, cloud-computing resources and critical digital systems.

Its services include data center colocation, hyperscale facilities, interconnection and related infrastructure solutions. Through its PlatformDIGITAL offering, Digital Realty helps customers connect to cloud providers, network operators, internet service providers, enterprises and other digital ecosystems.

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Expands Subsea Infrastructure Capabilities to Strengthen Connectivity Between Asia Pacific and North America  | Source: Digital Realty Trust, L.P.

AUSTIN, Texas, Sept. 22, 2026 (GLOBE NEWSWIRE) -- Digital Realty (NYSE: DLR), the world’s largest cloud- and carrier-neutral data center platform, today announced plans to develop a new cable landing station (CLS) at its LAX12 data center in Los Angeles in partnership with Assured Communications, a specialist in subsea infrastructure design and delivery. The new subsea infrastructure deployment is expected to further strengthen connectivity across Digital Realty’s Los Angeles footprint by enabling closer integration between subsea and terrestrial networks.

The new CLS is designed to provide subsea cable operators with a turnkey solution for landing and powering their systems while providing access to the robust connectivity available in the Los Angeles market through interconnection with terrestrial networks. By bringing together cable landing infrastructure, connectivity and colocation within Digital Realty’s broader platform, the CLS is expected to enable subsea customers to access a broad range of networks, cloud providers, and carriers available across Digital Realty’s Los Angeles campus.

“This development reflects our continued focus on expanding Digital Realty’s role in supporting global connectivity,” said Andy Power, President and Chief Executive Officer of Digital Realty. “By bringing together subsea landing infrastructure with our existing interconnection and data center platform, we are strengthening the intercontinental connectivity available across our Los Angeles campus and providing our customers with a more seamless and scalable environment for connecting across regions.”

“Assured Communications is supporting the design, engineering and construction of the project, drawing on its experience in subsea cable systems and landing infrastructure development. Projects like this are reshaping how global infrastructure is deployed and connected. We’re excited to help bring a new subsea cable landing station to Los Angeles to further strengthen connectivity between Asia Pacific and North America,” said Joel Ogren, Founder and Chief Executive Officer of Assured Communications.

The project is currently in development and is expected to begin supporting cables in 2028. Once complete, the CLS is expected to provide critical infrastructure to support subsea cables landing in Los Angeles, giving carriers, cloud providers, and content platforms additional routes and greater flexibility to connect between Asia Pacific and North America.

____________________________________________________________________________________
About Digital Realty
Digital Realty brings companies and data together by delivering the full spectrum of data center, colocation, and interconnection solutions. PlatformDIGITAL®, the company’s global data center platform, provides customers with a secure data meeting place and a proven Pervasive Datacenter Architecture (PDx®) solution methodology for powering innovation, from cloud and digital transformation to emerging technologies like artificial intelligence (AI), and efficiently managing Data Gravity challenges. Digital Realty gives its customers access to the connected data communities that matter to them with a global data center footprint of 300+ facilities in 55+ metros across 30+ countries on six continents. To learn more about Digital Realty, please visit digitalrealty.com or follow us on LinkedIn and X.

For Additional Information

Media Contacts
Helen Bleasdale
Digital Realty
[email protected]

Investor Relations
Jordan Sadler / Jim Huseby
Digital Realty
+1 (737) 281-0101
[email protected]

Safe Harbor Statement
This press release contains forward-looking statements which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially, including statements related the company’s development plans, subsea infrastructure and expected benefits, the company’s partnership with Assured Communications, growth in digital transformation and demand, company strategy and customer demand. For a list and description of risks and uncertainties, please see the company's reports and other filings with the U.S. Securities and Exchange Commission. The company disclaims any intention or obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise.

Top Wall Street analysts changed their outlook on these top names. For a complete view of all analyst rating changes, including upgrades, downgrades and initiations, please see our analyst ratings page.

The joint offering enables global system integrators and managed service providers to deliver dedicated private AI, private cloud, and edge infrastructure through Digital Realty's global data center platform, PlatformDigital®, and AXG's multi-technology infrastructure-as-a-service model.

, /PRNewswire/ -- AXG, the global enterprise private infrastructure platform, and Digital Realty (NYSE: DLR), the world's largest cloud- and carrier-neutral data center provider, today announced a partnership designed to help global system integrators (GSIs) and managed service providers (MSPs) deliver fully hosted, lifecycle-managed private infrastructure as a service across more than 30 countries.

Engagements are delivered together with GSIs and MSPs, which retain ownership of the customer relationship, solution design, managed services, orchestration, and application layer. AXG and Digital Realty provide the underlying hosting, commercial, and operational infrastructure required to deliver those solutions globally under a simplified as-a-service model.

The partnership brings together two complementary platforms. Digital Realty provides ServiceFabric®, Digital Realty's interconnection solution and orchestration platform, including data center space, power, cooling, connectivity, interconnection, and sovereign-ready colocation. AXG delivers and lifecycle-manages the infrastructure deployed within it, including the customer's technology stack of choice across hardware, software, and supporting services.

The result is dedicated infrastructure with the commercial simplicity of cloud: one harmonized agreement, one predictable monthly recurring charge, and no upfront infrastructure capital requirement. This allows GSIs and MSPs to expand their managed services scope and deliver a consistent solution across multiple technologies and geographies without building the underlying asset ownership, financing, procurement, contracting, and lifecycle-delivery capabilities themselves.

The joint offering supports four areas of enterprise and government demand:

Private AI. Hosted AI infrastructure for training and inference workloads. Edge as a Service. Distributed compute, networking, and AI infrastructure across dozens of locations worldwide. Cloud repatriation. Dedicated, cost-controlled private infrastructure for workloads moving from public cloud. Neo-cloud capacity. Hosted infrastructure for AI service providers and GPU-as-a-Service operators. The joint offering is available today across 31 markets spanning NA, EMEA, APAC, and LATAM.

"By combining Digital Realty's global, connected, and AI-ready infrastructure platform with AXG's flexible as-a-service model, we are creating a powerful new route to market. Together, we can help enterprises deploy and scale mission-critical infrastructure faster, with greater flexibility and alignment to their business priorities."

— Jules Johnston, Senior Vice President, Channels & Alliances, Digital Realty

"Enterprises and governments are becoming far more deliberate about where each workload runs. AI is a big part of that: for workloads with high utilization, dedicated infrastructure can offer more attractive economics, and they are placing greater importance on data residency, architectural choice, and deploying inference closer to where data is generated. But they still expect the simplicity and flexibility they learned from cloud."

"That is the gap we're closing with Digital Realty. We're excited to partner alongside them to bring a simple, globally scalable hosted private infrastructure-as-a-service offering to market across more than 30 countries."

— Bo White, CEO, AXG

About AXG

AXG is a global enterprise private infrastructure platform, extending the as-a-service model to dedicated private, hosted, edge, and sovereign infrastructure, serving enterprise and government customers through a partner ecosystem of global system integrators, managed service providers, and OEMs.

AXG procures, finances, deploys, and lifecycle-manages infrastructure across more than 50 countries, supported by an institutional capital and risk ecosystem.

Learn more at www.alignxglobal.com

SOURCE AXG

Key Takeaways Digital Realty is entering Turkiye through a joint venture with Ronesans Infrastructure.The Ankara campus will offer more than 22MW of carrier-neutral IT capacity, with completion set for 2028.Digital Realty and Ronesans plan an Istanbul expansion to build a connected regional infrastructure platform. Digital Realty (DLR - Free Report) is strengthening its international footprint with its entry into Turkiye through a strategic joint venture with Ronesans Infrastructure. The partnership will bring Digital Realty’s PlatformDIGITAL to the Turkish market, targeting rising demand for cloud, artificial intelligence, connectivity and enterprise digital infrastructure.

Turkiye’s strategic location between Europe, the Middle East and Asia makes it an important hub for international internet traffic and regional data flows. Its expanding digital economy and growing adoption of cloud and AI technologies also create attractive opportunities for global cloud providers, enterprises, network operators and content platforms.

The joint venture’s first project will be a next-generation data center campus in Ankara with more than 22 megawatts of carrier-neutral IT capacity. Land, power and permitting have already been secured, and early construction has begun. The first facility is scheduled for completion in 2028 and is expected to serve enterprises, public-sector organizations and digital service providers.

Digital Realty and Ronesans also plan to expand into Istanbul, Turkiye’s largest commercial and financial hub. Together, the planned Ankara and Istanbul facilities are expected to create a connected and resilient digital infrastructure platform capable of supporting both domestic and international customers.

Final Outlook on DLRDigital Realty’s entry into Turkiye through its joint venture with Ronesans Infrastructure strengthens its EMEA expansion strategy and positions the company to benefit from rising demand for cloud, AI and enterprise digital infrastructure. With the Ankara campus underway and further expansion planned in Istanbul, the partnership could enhance Digital Realty’s regional connectivity, broaden its customer reach and support long-term growth across an increasingly important digital corridor linking Europe, the Middle East and Asia.

However, competition, metro concentration, heavy development spending and sizable funding needs can constrain Digital Realty’s returns despite favorable near-term demand and pricing conditions.

Over the past three months, shares of this Zacks Rank #2 (Buy) company have tumbled 5.9% compared with the industry’s fall of 2.8%.

Image Source: Zacks Investment Research

Other Stocks to ConsiderSome other top-ranked stocks from the broader REIT sector are Lamar Advertising (LAMR - Free Report) and OUTFRONT Media (OUT - Free Report) , each carrying a Zacks Rank of 2 at present. You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.

The Zacks Consensus Estimate for LAMR’s 2026 FFO per share is pegged at $8.93, which indicates year-over-year growth of 8.1%.

The consensus estimate for OUT’s 2026 FFO per share has moved 1.3% upward over the past month to $2.32, calling for a rise of 16.6% year over year.

Note: Anything related to earnings presented in this write-up represents funds from operations (FFO), a widely used metric to gauge the performance of REITs.

AUSTIN, Texas, Sept. 15, 2026 (GLOBE NEWSWIRE) -- Digital Realty (NYSE: DLR), the world’s largest cloud- and carrier-neutral data center platform, today announced the availability of ServiceFabric® Model Context Protocol (MCP), an emerging open protocol that helps make infrastructure programmable for Private AI environments. ServiceFabric MCP extends Digital Realty's global interconnection platform with programmable controls designed for enterprise AI deployments. The launch reflects Digital Realty’s view that the next era of enterprise AI will be defined by physical infrastructure – power density, advanced cooling, and sovereign placement – made programmable through open, AI-native control.

AI Private Exchange (AIPx), the underlying architecture behind ServiceFabric MCP, includes patented policy and orchestration technology for programmable AI infrastructure. This announcement builds on Digital Realty’s broader Foundation for AI strategy focused on enabling enterprise AI at global scale.

Model Context Protocol (MCP) is an emerging open standard that can enable AI systems and agents to securely interact with infrastructure, applications, and enterprise services through standardized interfaces. These capabilities help enterprises securely connect AI workloads, data, and infrastructure across distributed environments. Across more than 800 Digital Realty and third-party data centers, ServiceFabric MCP extends Digital Realty’s global platform into a programmable foundation for deploying and managing enterprise AI infrastructure at scale.

“Our strategy is simple: provide the foundational infrastructure enterprises need for sustained AI workloads, while enabling flexible scale as demand grows. ServiceFabric MCP extends the foundation of AIPx with programmable controls and agent-ready interfaces, and our patent position reflects the long-term investment we’ve made in this architecture,” said Chris Sharp, Chief Technology Officer, Digital Realty.

Validated Across Digital Realty's Platform and Ecosystem
ServiceFabric MCP and AIPx, Digital Realty's private interconnection fabric for AI workloads, are being validated across internal deployments, enterprise AI environments, and partner ecosystem implementations.

“Enterprise adoption of Private AI infrastructure has reached an inflection point. Production AI workloads now demand control over data movement, policy enforcement, and partner integration that public cloud APIs alone cannot deliver. Providers combining global footprint with programmable, agent-ready interconnection are well positioned to support this next wave of enterprise AI investment,” said Mary Johnston Turner, Research VP, IDC.

Digital Realty has launched AI solutions with partners including ePlus, Lenovo, and Dell, built on infrastructure powered by technologies from NVIDIA and AMD. Additional providers are in active development.

Proven Internally, Validated by Customers
Digital Realty operates ServiceFabric MCP and related AIPx across its own infrastructure environments, using internal AI workloads and operational deployments. These deployments help Digital Realty validate and orchestrate its own AI infrastructure. Insights from these internal deployments are now helping inform customer AI infrastructure implementations.

“At See All AI, we are developing advanced medical imaging AI systems that demand both massive compute performance and highly scalable data infrastructure. Digital Realty's Boston campus and ServiceFabric provide the high-bandwidth, low-latency connectivity required to support our NVIDIA DGX B200 environment, enabling secure movement of large imaging datasets, dynamic connectivity to cloud resources, and the operational resiliency needed for production healthcare AI,” said T. Michael Thornton, Chief Executive Officer, See All AI.

What ServiceFabric MCP Delivers
ServiceFabric MCP provides an AI-native control surface across four capability areas:

Design and provisioning: enabling intent-based connectivity design, provisioning, and API access through MCP.Discovery and telemetry: allowing real-time capacity, topology, and inventory discovery, plus live network telemetry signals covering throughput, latency, and link health.Identity and security: enabling identity and access control via OAuth 2, with programmable controls over network connectivity.Operations integration: allowing agent-assisted diagnostics and troubleshooting, with integration hooks for Slack, Microsoft Teams, Splunk, and Datadog. Open by Design
ServiceFabric MCP is built for how enterprises deploy AI – across public cloud, network service providers, bare metal platforms, and other colocation environments – supporting commercial, open-source, and future AI models. Connections remain private, operating at Layer 2 and Layer 3 with strong authentication and access controls. Enterprises are not required to operate exclusively in Digital Realty facilities, and they are not required to commit to a single AI model.

The First Programmable Surface of a Foundation for AI Architecture
ServiceFabric MCP is designed as the first programmable surface of Digital Realty’s broader Foundation for AI architecture. Over time, that architecture is expected to extend beyond programmable networking into space, power, inventory, partner ecosystems, and sovereign deployment patterns. Digital Realty sees ServiceFabric MCP as a key part of its broader private AI infrastructure strategy.

Availability
By exposing programmable controls and agent-ready interfaces across the global platform, ServiceFabric MCP is designed to help shorten enterprise time-to-deployment for Private AI workloads and support a broader ecosystem of customers and partners building AI infrastructure on Digital Realty's platform. ServiceFabric MCP is available today.

Enterprises designing or operating Private AI environments can engage Digital Realty to explore capacity, interconnection, and integration options across the company's global platform. Learn more at https://www.digitalrealty.com/platform-digital/connectivity/service-fabric.

About Digital Realty
Digital Realty brings companies and data together by delivering the full spectrum of data center, colocation, and interconnection solutions. PlatformDIGITAL®, the company’s global data center platform, provides customers with a secure data meeting place and a proven Pervasive Datacenter Architecture (PDx®) solution methodology for powering innovation, from cloud and digital transformation to emerging technologies like artificial intelligence (AI), and efficiently managing Data Gravity challenges. Digital Realty gives its customers access to the connected data communities that matter to them with a global data center footprint of 300+ facilities in 55+ metros across 30+ countries on six continents. To learn more about Digital Realty, please visit digitalrealty.com or follow us on LinkedIn and X.

For Additional Information

Media Contacts
Helen Bleasdale
Digital Realty
+1 (737) 267-6822
[email protected]

Investor Relations
Jordan Sadler / Jim Huseby
Digital Realty
+1 (737) 281-0101
[email protected]

Safe Harbor Statement
This press release contains forward-looking statements which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially, including statements related to the company’s strategy, expectations, anticipated benefits of ServiceFabric MCP and related technologies, availability and participation of partners, emerging technologies including AI, expected growth in digital transformation, customer demand for company’s products and services and growth, and adoption of private AI infrastructure. For a list and description of risks and uncertainties, see the reports and other filings by the company with the U.S. Securities and Exchange Commission. The company disclaims any intention or obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise.

AUSTIN, Texas, Sept. 14, 2026 (GLOBE NEWSWIRE) -- Digital Realty (NYSE: DLR), the world’s largest cloud- and carrier-neutral data center platform, and Rönesans Infrastructure, one of the largest investment companies in Türkiye and a top 50 international contractor on ENR International Contractors List, today announced the formation of a strategic joint venture (JV) to develop and operate next-generation data centers across Türkiye. The JV extends PlatformDIGITAL® into the Turkish market, supporting the continued growth of the country's digital economy and increasing demand for cloud, AI, connectivity, and enterprise digital infrastructure.

Positioned at the crossroads of Europe, the Middle East and Asia, Türkiye serves as a critical hub for international internet traffic, data flows and regional connectivity. Combined with its large population, rapidly growing digital economy and rising demand for cloud and AI infrastructure, Türkiye represents a compelling growth opportunity for global cloud providers, enterprises, network operators and content platforms. More broadly, Türkiye extends Digital Realty’s regional footprint, supporting the development of a highly connected digital infrastructure platform spanning Southeastern Europe, the Eastern Mediterranean and the strategic connectivity corridor linking Europe, the Middle East and Asia.

The JV's first investment will be a state-of-the-art data center campus in Ankara, designed to support more than 22 megawatts (MW) of carrier-neutral IT capacity, to support Türkiye's growing demand for cloud, enterprise and connectivity infrastructure. With land, power and permitting already secured, early construction work has already commenced. Scheduled for completion in 2028, the first facility is designed to establish one of Türkiye's leading digital infrastructure hubs, strategically positioned to support national enterprises, public sector organizations and digital service providers while bringing content and applications closer to Turkish end users.

“We are delighted to partner with Rönesans Infrastructure to establish Digital Realty's presence in Türkiye, one of the most compelling emerging digital infrastructure market opportunities in the region,” said Greg Wright, Chief Investment Officer, Digital Realty. “By combining Rönesans' deep expertise and development capabilities with Digital Realty's global platform, customer relationships and operational experience, this joint venture is well positioned to support growing demand for cloud, AI and enterprise infrastructure while creating a strong foundation for long-term growth across Türkiye.”

Beyond Ankara, the JV intends to expand its footprint into Istanbul, with plans to develop an additional data center in Türkiye's largest commercial, financial and connectivity hub. Together, the Ankara and Istanbul facilities are expected to create a highly connected and resilient digital infrastructure platform capable of serving both domestic and international customers while supporting the continued growth and digital transformation of Türkiye's economy.

“Expanding our footprint to Türkiye represents a key milestone in our EMEA growth strategy,” said Paula Cogan, Managing Director EMEA, Digital Realty. “Positioned at the crossroads of Europe, the Middle East and Asia, Türkiye is emerging as an increasingly important hub for digital transformation, cloud adoption and AI innovation. This expansion complements our growing presence across Southern Europe and the Eastern Mediterranean, strengthens connectivity across our regional platform, and provides customers with greater flexibility, resilience and reach as they scale their digital infrastructure globally.”

Dr. Erman ılıcak, President Emeritus of Rönesans Holding, said, “Having delivered more than $10 billion of private sector investment in Türkiye, Rönesans has consistently focused on sectors that strengthen our country’s long-term competitiveness and create lasting value. Today, digital infrastructure is one of the most critical enablers of economic growth, innovation and technological progress. We are delighted to enter into this partnership with Digital Realty. Over the years, we have built strong and enduring relationships with international partners including IFC, TotalEnergies, Meridiam, GIC, Samsung and Sojitz, and we look forward to fostering an equally successful long-term partnership with Digital Realty. Together, we aim to enhance Türkiye’s digital infrastructure, support its ambitions as a regional technology hub, and create sustainable value for businesses, communities and future generations.”

About Digital Realty
Digital Realty brings companies and data together by delivering the full spectrum of data center, colocation, and interconnection solutions. PlatformDIGITAL®, the company’s global data center platform, provides customers with a secure data meeting place and a proven Pervasive Datacenter Architecture (PDx®) solution methodology for powering innovation, from cloud and digital transformation to emerging technologies like artificial intelligence (AI), and efficiently managing Data Gravity challenges. Digital Realty gives its customers access to the connected data communities that matter to them with a global data center footprint of 300+ facilities in 55+ metros across 30+ countries on six continents. To learn more about Digital Realty, please visit digitalrealty.com or follow us on LinkedIn and X.

About Rönesans Infrastructure
Rönesans Infrastructure is an international infrastructure investment, development, and operating platform with integrated construction capabilities, focused on delivering critical assets that support sustainable economic growth and long-term prosperity. Active across social, transport, renewable energy and digital infrastructure, the company combines its infrastructure development, investment, construction and operating capabilities across the project lifecycle. With more than 30 years of international experience, Rönesans Infrastructure has built a strong track record in the development, financing, construction and operation of large-scale and complex infrastructure projects. The company has built long-term partnerships with leading international equity partners, including TotalEnergies, Meridiam, Samsung and Sojitz, and established relationships with blue-chip international creditors, including IFC, EBRD, and DEG. These relationships reflect its strong international network and ability to develop, finance and deliver large-scale infrastructure investments alongside globally recognised institutions. Supported by the broader Rönesans Infrastructure’s workforce of more than 40,000 professionals* across more than 30 countries, Rönesans Infrastructure combines global expertise with proven execution capabilities and deep local market knowledge to deliver infrastructure that supports sustainable development, economic resilience and long-term value creation. *Including subcontractors.

For Additional Information
Rémi Andreassian
Digital Realty
+33 1 53 56 69 23
[email protected]

Investor Relations
Jordan Sadler / Jim Huseby
Digital Realty
+1 (737) 281-0101
[email protected]

Ipek Duman Okek
Ronesans Infrastructure
+90 535 333 57 69
[email protected]

Safe Harbor Statement
This press release contains forward-looking statements which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially, including statements related to the JV, the European, Middle Eastern and Asian markets, the company’s development plans, the company’s strategy, customer demand and expected benefits. For a list and description of such risks and uncertainties, see the reports and other filings by the company with the U.S. Securities and Exchange Commission. The company disclaims any intention or obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise.

Digital Realty Trust Inc. (NYSE:DLR) stock traded higher Friday after BTIG raised its price forecast on the data center real estate investment trust, citing accelerating demand for AI infrastructure and a growing development pipeline.

BTIG Sees Data Center Demand AcceleratingBTIG analyst Thomas Catherwood maintained a Buy rating on Digital Realty and raised the price forecast to $220 from $215. The firm said evidence from hyperscaler spending, cloud growth, utility backlogs and NVIDIA Corp. results points to stronger data center demand.

Hyperscaler capital spending remains a major tailwind. Hyperscaler capital spending remains a major tailwind. Amazon.com Inc., Alphabet Inc.’s Google, Meta Platforms Inc. and Microsoft Corp. spent about $165 billion combined in the second quarter, up roughly 89% from a year earlier. BTIG expects elevated spending to support demand for third-party data center capacity.

Cloud growth is also strengthening the case. BTIG said AI workloads are moving from experimentation into production, driving higher cloud consumption and increasing demand for data center capacity.

Digital Realty Pipeline Offers Growth RunwayBTIG highlighted Digital Realty’s $20.2 billion active development pipeline, which grew 22% sequentially and 126% year over year. The pipeline was 54% leased, leaving about $1 billion of potential incremental annualized revenue at Digital Realty’s share beyond its existing backlog.

The analyst also pointed to Digital Realty’s recently acquired 1,440-acre site in De Soto, Kansas. The property could eventually support up to 2 gigawatts of utility capacity, with an initial 600 megawatts expected to become available in early 2028.

BTIG raised its 2026 adjusted funds from operations estimate by 5 cents to $7.16 per share and lifted its 2027 estimate by 4 cents to $8.02. The new $220 price forecast reflects about 27.5 times BTIG’s 2027 AFFO estimate.

BTIG sees Digital Realty’s recent pullback as a buying opportunity as the fundamental backdrop for data centers strengthens.

The stock has retreated 7.3% after its gains were concentrated in the first four months of the year. The firm called the pullback a "compelling re-entry point".

DLR Price Action: Digital Realty Trust shares were up 1.48% at $186.51 at the time of publication on Friday, according to Benzinga Pro data.

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Key Takeaways Digital Realty received a provisional 50-MW allocation for a new Singapore data center.The Jurong Island facility will support AI inference, high-performance computing and digital workloads.The project will expand Digital Realty's interconnected Singapore campus and PlatformDIGITAL ecosystem. Digital Realty (DLR - Free Report) is strengthening its presence in Singapore after being selected under the country’s second Data Center Call for Application. The company received a provisional allocation of 50 megawatts of capacity to develop a new data center at Jurong Town Corporation’s low-carbon data center park on Jurong Island. The planned facility is expected to expand Digital Realty’s Singapore platform with AI-ready and sustainability-focused infrastructure.

The new facility should enhance Digital Realty’s ability to support rising demand for artificial intelligence inference, high-performance computing and enterprise digital workloads across the Asia-Pacific region. Singapore has been a key market for Digital Realty since 2010 and currently houses its regional headquarters, Global Command Center and three operational data centers with roughly 84 MW of combined capacity. The Jurong Island project will become the company’s fourth data center in the country.

Growing adoption of cloud services, digital platforms and enterprise data processing is driving demand for additional digital infrastructure. AI is adding to this momentum as enterprises increasingly require infrastructure located closer to users and corporate data. Once operational, the new data center is expected to connect customers with Digital Realty’s global PlatformDIGITAL ecosystem and expand its interconnected Singapore campus through ServiceFabric, supporting connectivity and workload deployment across multiple sites.

Final Outlook on DLRDigital Realty appears well positioned to benefit from the continued expansion of AI, cloud computing and enterprise digital workloads. The planned addition of 50 MW of capacity in Singapore strengthens its presence in a strategically important Asia-Pacific market. The company’s established Singapore operations, global PlatformDIGITAL ecosystem and expanding interconnected campus reinforce its competitive position, supporting long-term growth opportunities.

Over the past three months, shares of this Zacks Rank #2 (Buy) company have gained 1.9% against the industry’s fall of 2.2%.

Image Source: Zacks Investment Research

Other Stocks to ConsiderSome other top-ranked stocks from the broader REIT sector are Lamar Advertising (LAMR - Free Report) and OUTFRONT Media (OUT - Free Report) , each carrying a Zacks Rank of 2 at present. You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.

The Zacks Consensus Estimate for LAMR’s 2026 FFO per share is pegged at $8.93, which indicates year-over-year growth of 8.1%.

The consensus estimate for OUT’s 2026 FFO per share has moved 3.4% upward over the past month to $2.32, calling for a rise of 16.6% year over year.

Note: Anything related to earnings presented in this write-up represents funds from operations (FFO), a widely used metric to gauge the performance of REITs.

NAIROBI, Kenya, Sept. 07, 2026 (GLOBE NEWSWIRE) -- Digital Realty (NYSE: DLR), the world’s largest cloud- and carrier-neutral data center platform, today announced the opening of the 6.4-megawatt (MW) Nairobi Two Data Center (NBO2), expanding its Nairobi campus. The opening coincides with iColo’s transition to the Digital Realty brand in Kenya and Mozambique and expands the company’s capacity and interconnection footprint in one of East Africa’s most important digital infrastructure markets.

Built alongside Nairobi One (NBO1), NBO2 strengthens a campus designed for cloud, interconnection and data-driven growth in East Africa. Customers can connect to more than 100 networks, two internet exchange points and a satellite teleport, creating a dense ecosystem for content delivery, cross-border connectivity, data sovereignty strategies and resilient digital services. The satellite teleport provides an additional route for connecting locations where terrestrial infrastructure is limited, strengthening options for resilient and geographically distributed connectivity.

“The opening of NBO2 and our transition to Digital Realty are part of one story: the continued growth of Kenya’s digital economy and iColo’s evolution within a global platform,” said Wanja Muriithi, Country General Manager, Kenya. “By combining our strong local ecosystem in Nairobi with Digital Realty’s global brand, we are giving customers the ability to grow in Kenya while connecting with the broader communities of carriers, clouds, content providers and enterprises that are shaping the global digital economy.”

The announcement comes as cloud adoption, enterprise digitization, data sovereignty requirements and demand for always-on digital services are reshaping infrastructure decisions across East Africa. With additional capacity in Nairobi and deeper interconnection options, Digital Realty will work to ensure that customers keep critical data and applications sovereign while maintaining access to global platforms, partners and routes to market.

“Digital transformation depends on infrastructure that is local, connected and globally scalable,” said Marcel Louw, Managing Director, Africa, Digital Realty. “With NBO2 now live, Digital Realty is strengthening Nairobi’s position as a gateway for East Africa and extending the value of PlatformDIGITAL® to customers seeking resilient colocation, interconnection and hybrid IT solutions. This campus gives businesses the foundation to bring data, applications and partners closer together, whether they are serving customers in Kenya, across Africa or around the world.”

About Digital Realty

Digital Realty brings companies and data together by delivering the full spectrum of data center, colocation, and interconnection solutions. PlatformDIGITAL®, the company’s global data center platform, provides customers with a secure data meeting place and a proven Pervasive Datacenter Architecture (PDx®) solution methodology for powering innovation, from cloud and digital transformation to emerging technologies like artificial intelligence (AI), and efficiently managing Data Gravity challenges. Digital Realty gives its customers access to the connected data communities that matter to them with a global data center footprint of 300+ facilities in 55+ metros across 30+ countries on six continents. To learn more about Digital Realty, please visit digitalrealty.com or follow us on LinkedIn and X.

For Additional Information

Media Contacts 
Helen Bleasdale
Digital Realty
+1 (737) 267-6822
[email protected]

Investor Relations
Jordan Sadler / Jim Huseby
Digital Realty
+1 (737) 281-0101
[email protected]

Safe Harbor Statement
This press release contains forward-looking statements which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially, including statements related to the African market, development plans in Africa, the company's strategy, expected growth in digital transformation, and customer demand. For a list and description of such risks and uncertainties, see the reports and other filings by the company with the U.S. Securities and Exchange Commission. The company disclaims any intention or obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise.

MADRID, Sept. 03, 2026 (GLOBE NEWSWIRE) -- Digital Realty (NYSE: DLR), the world’s largest cloud- and carrier-neutral data center platform, today announced the appointment of Guilherme Reis as Managing Director for Iberia, overseeing the operations and growth strategy across Spain and Portugal.

Based in Madrid, Reis will lead Digital Realty's strategy across the Iberian Peninsula, a fast-growing market at the heart of Southern Europe’s digital infrastructure expansion. He will drive Digital Realty’s continued investment in the region, including the development of its Madrid and Barcelona campuses, and the entry into the Lisbon market, reinforcing Iberia's position as a strategic hub for data exchange, connectivity and digital infrastructure across the broader Mediterranean region.

Reis brings more than 15 years of international experience across the technology, data and analytics sectors. He will report to Fabrice Coquio, SVP Europe Mediterranean, Managing Director France, and will work closely with Digital Realty’s regional leadership to accelerate the company’s commercial momentum, strengthen relationships with customers and partners, and support the growing demand for AI-ready, interconnected and sustainable digital infrastructure in the region.

“We are delighted to welcome Guilherme to lead our operations across Iberia. Spain and Portugal are among the most dynamic digital infrastructure markets in Southern Europe, and his leadership experience and deep market knowledge make him ideally suited to drive our ambitions in the region. With our new Barcelona campus and our entry into Lisbon, we are investing to position Iberia as a strategic gateway for connectivity, data exchange and AI-ready infrastructure across the Mediterranean. I am confident Guilherme will build on this momentum for our customers and partners,” said Coquio.

“I am honoured to join Digital Realty at such a pivotal moment for the region. Having spent much of my career helping organisations harness the power of data and technology across markets in Europe and the Americas, I have seen first-hand how critical resilient, interconnected infrastructure has become. Iberia is now a key hub for digital infrastructure, driven by growing demand for interconnection, cloud and AI-ready capacity. I look forward to working with our teams, customers and partners across Spain and Portugal to accelerate this growth, deliver on our commitments and reinforce Digital Realty's role as a trusted partner in the region's digital transformation,” said Reis.

____________________________________________________________________________________

About Digital Realty
Digital Realty brings companies and data together by delivering the full spectrum of data center, colocation, and interconnection solutions. PlatformDIGITAL®, the company’s global data center platform, provides customers with a secure data meeting place and a proven Pervasive Datacenter Architecture (PDx®) solution methodology for powering innovation, from cloud and digital transformation to emerging technologies like artificial intelligence (AI), and efficiently managing Data Gravity challenges. Digital Realty gives its customers access to the connected data communities that matter to them with a global data center footprint of 300+ facilities in 55+ metros across 30+ countries on six continents. To learn more about Digital Realty, please visit digitalrealty.com or follow us on LinkedIn and X.

Investor Relations
Jordan Sadler / Jim Huseby
Digital Realty
+1 (737) 281-0101
[email protected]

Safe Harbor Statement
This press release contains forward-looking statements which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially, including statements related to the company's development plans, company strategy, including its strategy in the Mediterranean, and customer demand. For a list and description of risks and uncertainties, see the reports and other filings by the company with the U.S. Securities and Exchange Commission. The company disclaims any intention or obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise.

ZURICH, Aug. 27, 2026 (GLOBE NEWSWIRE) -- Digital Realty (NYSE: DLR), the world’s largest cloud- and carrier-neutral data center platform, today announced the start of construction on a new, state-of-the-art data center in Glattbrugg. The facility – ZUR4 – will provide 15 megawatts (MW) of IT capacity across approximately 6,300 m2 of space, serving the growing demand for digital infrastructure in one of Europe's most important data and financial hubs.

ZUR4 is planned to expand the already best-connected data center campus in Switzerland, comprising ZUR1, ZUR2, and ZUR3. Digital Realty's entire European portfolio, including its data centers in Switzerland, is powered by 100% renewable energy. ZUR2 has also been awarded the first-ever PLATINUM Plus certification by the Swiss Datacenter Efficiency Association (SDEA), which is a significant milestone for sustainable infrastructure and data center operations in Switzerland.

The new data center is designed to support high-density deployments and AI workloads. Thanks to state-of-the-art cooling systems and an energy-efficient architecture, it is planned to meet the growing requirements of companies driving innovation in AI and machine learning.

The campus also is expected to offer direct cloud connectivity with outstanding connectivity options and serves as a gateway to Digital Realty’s global data center platform, PlatformDIGITAL® with more than 300 data centers worldwide.

With ZUR4, Digital Realty is also expanding locally operated, highly secure data center capacity in Switzerland, supporting customers who have data location, resilience and connectivity requirements as part of their own digital infrastructure strategies.

“Our continued investments in Zurich and across Europe – including the ongoing construction of FRA20 in Frankfurt and VIE13 in Vienna – reflect both the strategic importance of the region and the growing demand for AI-optimized, data-sovereign and sustainable digital infrastructure,” says Yves Zischek, Managing Director of Digital Realty in Austria and Switzerland. “With ZUR4 and the continued expansion of our campus in Glattbrugg, we are creating a future-proof ecosystem that connects more than 200 customers on-site and more than 6,000 customers worldwide.”

“The expansion of ZUR4 vividly demonstrates how much digital infrastructure has become the backbone of the Canton of Zurich's economy. Investments like this not only secure jobs and innovative capacity, but also strengthen our digital self-determination as a location,” says Barbara Franzen, Member of the Cantonal Council, FDP, Canton of Zurich.

“Secure, locally anchored data infrastructure is crucial to our country's digital future. With ZUR4, Digital Realty will be making an important contribution to Switzerland's digital sovereignty, which is decisive, as well as to the innovative strength of the Canton of Zurich,” says Nik Gugger, Member of the National Council, EVP, and President of the Swiss Cyber Security Days.

Completion of ZUR4 is planned for 2028.

About Digital Realty
Digital Realty brings companies and data together by delivering the full spectrum of data center, colocation, and interconnection solutions. PlatformDIGITAL®, the company’s global data center platform, provides customers with a secure data meeting place and a proven Pervasive Datacenter Architecture (PDx®) solution methodology for powering innovation, from cloud and digital transformation to emerging technologies like artificial intelligence (AI), and efficiently managing Data Gravity challenges. Digital Realty gives its customers access to the connected data communities that matter to them with a global data center footprint of 300+ facilities in 55+ metros across 30+ countries on six continents. To learn more about Digital Realty, please visit digitalrealty.com or follow us on LinkedIn and X.

For Additional Information

Media Contact
Rémi Andreassian
Digital Realty
+33 7 70 29 47 38
[email protected]

Investor Relations
Jordan Sadler / Jim Huseby
Digital Realty
+1 415 275 5344
[email protected]

Safe Harbor Statement
This press release contains forward-looking statements which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially, including statements related to expected completion dates, ZUR4 capacity and other capabilities and expected benefits, expected growth in digital transformation, sustainability goals, company strategy and customer demand. For a list and description of such risks and uncertainties, see the reports and other filings by the company with the U.S. Securities and Exchange Commission. The company disclaims any intention or obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise.

Key Takeaways Digital Realty has started construction of ZUR4, a 15MW data center in Glattbrugg, Switzerland.ZUR4 will support high-density deployments and AI workloads with advanced cooling and architecture.The facility will join DLR's Swiss campus, offering cloud connectivity and access to PlatformDIGITAL. Digital Realty Trust (DLR - Free Report) started construction of a new state-of-the-art data center, ZUR4, in Glattbrugg, Switzerland, expanding the company’s digital infrastructure in one of Europe’s important financial and data hubs. The facility is planned to deliver 15 megawatts of IT capacity across approximately 6,300 square meters and is scheduled for completion in 2028.

ZUR4 is being designed specifically to support high-density deployments and AI workloads. Digital Realty plans to equip the facility with advanced cooling systems and energy-efficient architecture, allowing it to support growing requirements of businesses developing AI and machine-learning applications.

The new facility will become part of Digital Realty’s existing campus in Switzerland, joining ZUR1, ZUR2 and ZUR3. Digital Realty’s European portfolio, including its Swiss data centers, is powered by 100% renewable energy. The Glattbrugg campus is expected to provide direct cloud connectivity and access to PlatformDIGITAL, Digital Realty’s global data center platform spanning more than 300 data centers worldwide.

The expansion is intended to increase locally operated, highly secure data center capacity for customers requiring data location, resilience and reliable connectivity as part of their digital infrastructure strategies.

DLR’s Other Data Center DealsZUR4 follows several other capacity-expansion moves by Digital Realty. During the second quarter, the company acquired two Malaysian data centers with 16.5 MW of IT capacity, along with land supporting another 14 MW. It also acquired a 64% stake in three fully leased Northern Virginia data centers totaling 288 MW while securing land in Kansas City capable of supporting up to 2 gigawatts of utility power.

For investors, these investments expand Digital Realty’s presence in major cloud and AI markets while adding capacity available for future leasing. The strategy is supported by strong demand: DLR ended the second quarter with a record $1.9 billion rental backlog and raised its 2026 Core FFO-per-share outlook to $8.15-$8.20. Management believes its connectivity, hyperscale and private-capital initiatives can extend its long-term growth runway.

Over the past six months, shares of this Zacks Rank #3 (Hold) company have gained 7.5%, outperforming the industry's growth of 3%.

Image Source: Zacks Investment Research

Stocks to ConsiderSome better-ranked stocks from the broader REIT sector are American Tower (AMT - Free Report) and Host Hotels & Resorts (HST - Free Report) , each carrying a Zacks Rank #2 (Buy) at present. You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.

The Zacks Consensus Estimate for AMT’s 2026 FFO per share is pinned at $11.07. This indicates year-over-year growth of 2.88%.

The Zacks Consensus Estimate for HST’s 2026 FFO per share is pegged at $2.17. This calls for a year-over-year increase of 4.83%.

Note: Anything related to earnings presented in this write-up represents funds from operations (FFO), a widely used metric to gauge the performance of REITs.

Bank of New York Mellon Corp acquired a new position in shares of Digital Realty Trust, Inc. (NYSE:DLR – Free Report) in the 2nd quarter, according to the company in its most recent disclosure with the Securities & Exchange Commission. The firm acquired 1,963,128 shares of the real estate investment trust’s stock, valued at approximately $352,539,000. Bank of New York Mellon Corp owned approximately 0.53% of Digital Realty Trust at the end of the most recent quarter.

Other hedge funds also recently modified their holdings of the company. Sunbelt Securities Inc. lifted its holdings in Digital Realty Trust by 347.2% during the third quarter. Sunbelt Securities Inc. now owns 161 shares of the real estate investment trust’s stock worth $28,000 after acquiring an additional 125 shares in the last quarter. Bell Investment Advisors Inc lifted its position in shares of Digital Realty Trust by 56.9% in the first quarter. Bell Investment Advisors Inc now owns 171 shares of the real estate investment trust’s stock valued at $31,000 after buying an additional 62 shares during the last quarter. Harvest Fund Management Co. Ltd lifted its position in shares of Digital Realty Trust by 970.6% in the third quarter. Harvest Fund Management Co. Ltd now owns 182 shares of the real estate investment trust’s stock valued at $31,000 after buying an additional 165 shares during the last quarter. Caitong International Asset Management Co. Ltd bought a new position in shares of Digital Realty Trust during the 3rd quarter worth approximately $34,000. Finally, MCF Advisors LLC acquired a new position in shares of Digital Realty Trust during the 4th quarter worth approximately $35,000. Institutional investors own 99.71% of the company’s stock.

Digital Realty Trust Stock Performance Shares of DLR stock opened at $190.81 on Friday. The company has a market capitalization of $70.79 billion, a price-to-earnings ratio of 92.63, a price-to-earnings-growth ratio of 5.51 and a beta of 1.03. The company has a debt-to-equity ratio of 0.68, a quick ratio of 1.06 and a current ratio of 1.06. Digital Realty Trust, Inc. has a one year low of $146.23 and a one year high of $208.14. The company’s 50-day moving average is $186.89 and its 200 day moving average is $185.41.

Digital Realty Trust (NYSE:DLR – Get Free Report) last issued its earnings results on Thursday, July 23rd. The real estate investment trust reported $1.21 earnings per share (EPS) for the quarter, missing the consensus estimate of $1.98 by ($0.77). Digital Realty Trust had a return on equity of 3.34% and a net margin of 11.80%.The firm had revenue of $1.92 billion during the quarter, compared to analysts’ expectations of $1.66 billion. During the same period last year, the firm posted $1.87 earnings per share. The firm’s quarterly revenue was up 28.9% on a year-over-year basis. Digital Realty Trust has set its FY 2026 guidance at 8.150-8.200 EPS. Sell-side analysts expect that Digital Realty Trust, Inc. will post 8.4 EPS for the current fiscal year. Digital Realty Trust Announces Dividend The company also recently disclosed a quarterly dividend, which will be paid on Wednesday, September 30th. Investors of record on Tuesday, September 15th will be issued a $1.22 dividend. The ex-dividend date of this dividend is Tuesday, September 15th. This represents a $4.88 annualized dividend and a dividend yield of 2.6%. Digital Realty Trust’s payout ratio is presently 236.89%.

Analyst Upgrades and Downgrades DLR has been the topic of a number of research reports. JPMorgan Chase & Co. upped their price target on shares of Digital Realty Trust from $230.00 to $235.00 and gave the company an “overweight” rating in a research note on Friday, July 24th. HSBC raised Digital Realty Trust from a “hold” rating to a “buy” rating and boosted their target price for the stock from $210.00 to $240.00 in a research note on Thursday, August 13th. BTIG Research started coverage on Digital Realty Trust in a research note on Friday, July 10th. They issued a “buy” rating and a $215.00 price objective on the stock. Royal Bank Of Canada boosted their price objective on Digital Realty Trust from $207.00 to $227.00 and gave the company an “outperform” rating in a report on Monday, July 27th. Finally, KeyCorp reaffirmed a “sector weight” rating on shares of Digital Realty Trust in a report on Friday, July 24th. One equities research analyst has rated the stock with a Strong Buy rating, twenty-five have issued a Buy rating and six have assigned a Hold rating to the stock. Based on data from MarketBeat.com, Digital Realty Trust presently has a consensus rating of “Moderate Buy” and a consensus target price of $219.45.

Read Our Latest Stock Report on Digital Realty Trust

(Free Report)

Digital Realty Trust, Inc (NYSE: DLR) is a real estate investment trust that owns, acquires and operates carrier-neutral data centers and provides related colocation and interconnection solutions. The company focuses on large-scale, mission-critical facilities that support the physical infrastructure needs of cloud providers, enterprises, network operators and content companies. Digital Realty’s offerings are designed to enable secure, reliable and highly available IT infrastructure with an emphasis on power density, cooling, and physical security.

Digital Realty’s product set spans wholesale data center space, turnkey build-to-suit facilities, and retail colocation suites, complemented by interconnection services that allow customers to establish private and public connections to networks, cloud on-ramps and other ecosystem partners.

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Digital Realty Trust (DLR - Free Report) is looking like an interesting pick from a technical perspective, as the company reached a key level of support. Recently, DLR crossed above the 20-day moving average, suggesting a short-term bullish trend.

The 20-day simple moving average is a well-liked trading tool because it provides a look back at a stock's price over a 20-day period. Additionally, short-term traders find this SMA very beneficial, as it smooths out short-term price trends and shows more trend reversal signals than longer-term moving averages.

The 20-day moving average can show signals that are similar to other SMAs as well. If a stock's price is moving above the 20-day, the trend is considered positive. When the price falls below the moving average, it can signal a downward trend.

Shares of DLR have been moving higher over the past four weeks, up 8.3%. Plus, the company is currently a Zacks Rank #3 (Hold) stock, suggesting that DLR could be poised for a continued surge.

The bullish case solidifies once investors consider DLR's positive earnings estimate revisions. No estimate has gone lower in the past two months for the current fiscal year, compared to 8 higher, while the consensus estimate has increased too.

Given this move in earnings estimate revisions and the positive technical factor, investors may want to keep their eye on DLR for more gains in the near future.

The PrintThe two ratios are 11.7 percentage points apart. What produces that gap is not the same at each company’s own quarter.

Digital Realty’s Quarter Splits Between 46.0% And 57.3%Digital Realty’s second-quarter results separately disclosed a $94 million insurance settlement, net of income tax, of which approximately $27 million was recognized in Core FFO as business interruption recovery.

Equinix’s Quarter Is Not A Clean Number EitherDigital Realty is not the only one of the two whose quarter resists a single reading.

Equinix’s second-quarter AFFO was $1.168 billion, or $11.78 per diluted share. Against the $5.16 dividend, that is 43.8%. Equinix said second-quarter revenue, operating income and AFFO growth were driven by strong underlying performance and one-time xScale fees, without separately quantifying a dollar contribution from those fees. The second-quarter AFFO figure cannot be split the way Digital Realty’s second-quarter Core FFO can.

What The Full-Year Ratios Do Not CarryDigital Realty’s 2026 Core FFO per share guidance excluding net promote has moved three times: $7.90 to $8.00 when first issued alongside fourth-quarter 2025 results on Feb. 5, raised to $8.00 to $8.10 alongside first-quarter 2026 results on April 23, and raised again to $8.15 to $8.20 alongside second-quarter results on July 23. Each of the three ranges is tied to a different quarter’s earnings, not to the same guidance restated.

Equinix also raised its longer-range outlook, projecting 2027-2029 AFFO per share growth of 9% to 12% annually and stating that dividend per share growth is intended to approximate AFFO per share growth over that period. The company’s 2026 capital expenditures guidance is $5.0 billion to $6.0 billion.

The full-year ratios shift the denominator away from a single quarter. They do not make the quarter-specific items irrelevant.

Digital Realty’s guidance is already stated on an ex-net-promote basis, which is why the quarter’s 46.0%-to-57.3% swing does not carry into the 59.7% full-year figure the same way. That figure sits on the excluding side of the quarter’s own split.

Equinix’s full-year guidance carries no equivalent exclusion for the one-time xScale fees. Its guidance table shows the $42.31-to-$43.11 prior range moving to $42.69-to-$43.29 through a $0.46 per share guidance adjustment and a $0.18 per share foreign-exchange impact. The release does not quantify how much, if any, of that $0.46 adjustment reflects the one-time xScale fees recognized in the same quarter.

Neither ratio ranks the two companies. Each describes what one dividend claims against that issuer’s own stated basis for what the rest of the year is expected to produce.

The author holds no position in any security mentioned. Structural research, not personalized investment advice.

Further dividend structure research is published at dividendforensics.com.

Benzinga Disclaimer: This article is from an unpaid external contributor. It does not represent Benzinga’s reporting and has not been edited for content or accuracy.

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Key Takeaways Digital Realty raised 2026 Core FFO guidance as leasing and revenue visibility strengthen.DLR trades at premium earnings and sales multiples, leaving less room for execution shortfalls.DLR's larger development program adds capacity but raises stakes around timing and stabilized returns. Digital Realty Trust, Inc. (DLR - Free Report) is benefiting from faster expected Core funds from operations (FFO) growth, rising revenue visibility and sustained demand from AI, cloud and enterprise customers. The growth case strengthened after management raised its 2026 Core FFO per share outlook, excluding net promote.

The trade-off is valuation. DLR commands premiums to its Zacks sub-industry and the S&P 500, while a larger development program increases the importance of timely project delivery and attractive returns.

DLR’s Growth Outlook Has StrengthenedManagement raised 2026 Core FFO per share guidance, excluding net promote, to $8.15-$8.20 from $8.00-$8.10. The Zacks Consensus Estimate calls for 2026 sales growth of 16.3% and FFO per share growth of 13.7%, while the estimate for current-year earnings has risen 4.3% over the past four weeks.

Leasing supports that outlook. Digital Realty ended the second quarter with a record $1.9 billion backlog of annualized GAAP base rent at 100% share, while renewal rents rose 25.4% on a cash basis. Equinix, Inc. (EQIX - Free Report) also reported 23% year-over-year growth in annualized gross bookings in the second quarter, underscoring broad demand for digital infrastructure. Iron Mountain Incorporated (IRM - Free Report) said its data center, digital and asset lifecycle management growth businesses collectively grew more than 50% year over year in the same quarter, with data center leasing reaching 110 megawatts year to date.

Digital Realty Trades at a Premium ValuationDLR trades at 21.84X forward 12-month earnings, above the 16.12X multiple for its Zacks sub-industry and the S&P 500’s 20.8X. That premium leaves less room for execution shortfalls if expected earnings growth or leasing conversion moderates.

Image Source: Zacks Investment Research

The stock’s 9.43X price-to-sales multiple also stands well above the sub-industry’s 5.31X. Investors are therefore paying for sustained growth, making backlog conversion, renewal pricing and development returns central to the valuation case.

Image Source: Zacks Investment Research

DLR’s Capital Program Raises Execution StakesDevelopment capital expenditures, net of partner contributions, are projected at $4.25-$4.75 billion in 2026, up from the prior $3.50-$4.00 billion range. The company had about 1.4 gigawatts under construction at June 30, 2026, with an 11.5% average expected stabilized yield and 54% pre-leasing.

Digital Realty is also adding future capacity through large land purchases and acquisitions. Its roughly $475 million Kansas City land acquisition can support up to two gigawatts of utility power. The expanded pipeline lengthens the growth runway, but it also raises the stakes around project timing, pre-leasing and stabilized returns.

Digital Realty’s Balance Sheet Offers FlexibilityNet debt to Adjusted EBITDA remained at 4.7X at June 30, 2026, while fixed-charge coverage improved to 5.2X. As of July 29, 2026, Digital Realty also had roughly $3.6 billion of borrowings available under its revolving credit facilty.

Management estimated more than $12 billion of remaining private-capital capacity for hyperscale development. That funding flexibility can help support the larger capital program, although total debt of about $18.6 billion keeps financing discipline important.

DLR’s Mixed Scores Support a Cautious StanceThe improving earnings outlook and leasing visibility support the growth case, but the premium valuation and heavier development program argue against chasing the shares. The setup currently looks more balanced than decisively bullish.

DLR carries a Zacks Rank #3 (Hold). You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.

Its Growth Score of B points to favorable growth characteristics, while the Value Score of D signals a weaker valuation profile. The VGM Score of C is also mixed. Together, those readings support a hold-or-wait posture rather than a strong buy case at the current valuation.