SEVNR / Seven Hills Realty Trust - Equity Right - SEC-arkiveringar, Årsredovisning, Fullmaktsutlåtande

2 S E V E N H I L L S R E A L T Y T R U S T This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Re

Exhibit 99.1 June 2026 INVESTOR PRESENTATION 2 S E V E N H I L L S R E A L T Y T R U S T This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SEVN, uses words such as “believe”, “could”, “expect”, “anticipate”, “intend”, “plan”, “es

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): June 1, 2026 Seven Hills Realty T

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): June 1, 2026 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS E

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): April 28, 2026 Seven Hills Realty

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): April 28, 2026 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commission

Seven Hills Realty Trust Announces First Quarter 2026 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces First Quarter 2026 Results Newton, MA (April 28, 2026): Seven Hills Realty Trust (Nasdaq: SEVN) today announced its financial results for the quarter ended March 31, 2026, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx. A conference call

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2026 ☐ TRANSITION REPORT PURSUANT TO

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2026 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as S

Financial Results and Supplemental Information FIRST QUARTER 2026 April 28, 2026 Exhibit 99.2 Q1 2026 2 Seven Hills Realty Trust Announces First Quarter 2026 Results “Seven Hills delivered solid first quarter results, generating Distributable Earning

sevnq12026earningspresen Financial Results and Supplemental Information FIRST QUARTER 2026 April 28, 2026 Exhibit 99.

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2025AnnualReportUNITEDSTATES SECURITIESANDEXCHANGECOMMISSION WASHINGTON,D.C.20549 FORM10-K ☒ ANNUALREPORTPURSUANTTOSECTION13OR15(d)OFTHESECURITIES EXCHANGEACTOF1934 ForthefiscalyearendedDecember31,2025 or ☐ TRANSITIONREPORTPURSUANTTOSECTION13OR15(d)OFTHESECURITIES EXCHANGEACTOF1934 Commissionfilenumber001-34383 SevenHillsRealtyTrust (ExactNameof RegistrantasSpecifiedinItsCharter) Maryland (Stateof

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.       )

TABLE OF CONTENTS UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.       ) ☑ Filed by the Registrant ☐ Filed by a Party other than the Registrant Check the appropriate box: ☐ Preliminary Proxy Statement ☐ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY R

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) x Filed by the Registrant ¨ Filed by a Party other than the Re

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) x Filed by the Registrant ¨ Filed by a Party other than the Registrant Check the appropriate box: ¨ Preliminary Proxy Statement ¨ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RULE 14a-6(e)(2)) ¨

Seven Hills Realty Trust Insider Trading Policies and Procedures

Exhibit 19.1 Seven Hills Realty Trust Insider Trading Policies and Procedures To promote compliance with applicable insider trading laws and to protect our reputation for integrity and ethical conduct, we have adopted these insider trading policies and procedures, which we refer to as our “insider trading policy.” When we refer to the “Company” we are referring to Seven Hills Realty Trust and its

Financial Results and Supplemental Information FOURTH QUARTER 2025 February 18, 2026 Exhibit 99.2 Q4 2025 2 Seven Hills Realty Trust Announces Fourth Quarter 2025 Results “Seven Hills delivered a strong fourth quarter, reflecting the strength of our

sevn123125xearningsxpre Financial Results and Supplemental Information FOURTH QUARTER 2025 February 18, 2026 Exhibit 99.

SEVEN HILLS REALTY TRUST SUBSIDIARIES OF THE REGISTRANT

Exhibit 21.1 SEVEN HILLS REALTY TRUST SUBSIDIARIES OF THE REGISTRANT Name State of Formation, Organization or Incorporation Floral Vale LLC Delaware RMRM RTP Lender LLC Delaware RMTG Lender LLC Delaware RMTG Lender 2 LLC Delaware Seven Hills BH Lender LLC Delaware Seven Hills WF Finance LLC Delaware Seven Hills WF Lender LLC Delaware TRMT CB Lender LLC Delaware TRMT TCB Lender LLC Delaware TRMT TR

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2025 ☐ TRANSITION REPORT PURSUANT TO SECTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2025 or ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission file number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as Specif

Seven Hills Realty Trust Announces Fourth Quarter 2025 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Fourth Quarter 2025 Results Newton, MA (February 18, 2026): Seven Hills Realty Trust (Nasdaq: SEVN) today announced its financial results for the quarter and year ended December 31, 2025, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx. A

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): February 18, 2026 Seven Hills Rea

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): February 18, 2026 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commiss

AMENDMENT NO. 2 TO MASTER REPURCHASE AND SECURITIES CONTRACT

EXHIBIT 10.20 AMENDMENT NO. 2 TO MASTER REPURCHASE AND SECURITIES CONTRACT AMENDMENT NO. 2 TO MASTER REPURCHASE AND SECURITIES CONTRACT, dated as of February 17, 2026 (this “Amendment”) by and between SEVEN HILLS WF LENDER LLC, a Delaware limited liability company (“Seller”), and WELLS FARGO BANK, NATIONAL ASSOCIATION, a national banking association (“Buyer”). Capitalized terms used but not otherw

AMENDMENT NO. 3 TO MASTER REPURCHASE AGREEMENT

EXHIBIT 10.9 AMENDMENT NO. 3 TO MASTER REPURCHASE AGREEMENT Amendment No. 3 to Master Repurchase Agreement, dated as of February 9, 2026 (this “Amendment”), among UBS AG NEW YORK BRANCH (the “Buyer”), RMTG LENDER LLC (the “Seller”) and SEVEN HILLS REALTY TRUST (the “Guarantor”). RECITALS The Buyer and the Seller are parties to that certain Master Repurchase Agreement, dated as of February 18, 2021

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): December 4, 2025 Seven Hills Real

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): December 4, 2025 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (I

Seven Hills Realty Trust Announces the Completion of Rights Offering

Exhibit 99.1 Seven Hills Realty Trust Announces the Completion of Rights Offering Newton, MA (December 10, 2025): Seven Hills Realty Trust (Nasdaq: SEVN) today announced the results of its fully backstopped transferable rights offering, which expired on December 4, 2025. The offering resulted in subscriptions for approximately 5,517,113 of SEVN’s common shares, or approximately 73.2% of the 7,532,

EX-99.25

Sevnr-form25

NOTICE OF GUARANTEED DELIVERY For Common Shares of Seven Hills Realty Trust Subscribed for under the Primary Subscription and Pursuant to the Over-Subscription Privilege

Exhibit 99.6 NOTICE OF GUARANTEED DELIVERY For Common Shares of Seven Hills Realty Trust Subscribed for under the Primary Subscription and Pursuant to the Over-Subscription Privilege As set forth in the Prospectus Supplement, dated October 30, 2025, and the accompanying Prospectus, dated September 29, 2025 (collectively, the “Prospectus”) of Seven Hills Realty Trust (the “Trust”), this form or one

SEVEN HILLS REALTY TRUST LETTER TO SHAREHOLDERS WHO ARE RECORD HOLDERS Subscription Rights to Shareholders of Seven Hills Realty Trust on November 10, 2025

Exhibit 99.2 SEVEN HILLS REALTY TRUST LETTER TO SHAREHOLDERS WHO ARE RECORD HOLDERS Subscription Rights to Shareholders of Seven Hills Realty Trust on November 10, 2025 Dear Shareholder: This letter is being distributed by Seven Hills Realty Trust (the “Company”) at no charge to all holders of record of shares of its common shares of beneficial interest, par value $0.001 per share (“Common Shares”

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): November 10, 2025 Seven Hills Rea

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): November 10, 2025 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (

LETTER TO CLIENTS OF NOMINEE HOLDERS Subscription Rights to Shareholders of Seven Hills Realty Trust on November 10, 2025

Exhibit 99.4 LETTER TO CLIENTS OF NOMINEE HOLDERS Subscription Rights to Shareholders of Seven Hills Realty Trust on November 10, 2025 To Our Clients: Seven Hills Realty Trust (the “Company”) is offering common shares of beneficial interest, par value $0.001 per share (“Common Shares”), of the Company pursuant to transferable subscription rights (the “Subscription Rights”) distributed to all holde

BENEFICIAL OWNER ELECTION

Exhibit 99.5 BENEFICIAL OWNER ELECTION The undersigned acknowledge receipt of your letter and the enclosed materials referred to therein relating to the offering of transferable subscription rights (“Subscription Rights”) to purchase common shares of beneficial interest, par value $0.001 per share (“Common Shares”), of Seven Hills Realty Trust (the “Company”). With respect to any instructions to e

SEVEN HILLS REALTY TRUST TO NOMINEES WHOSE CLIENTS ARE BENEFICIAL HOLDERS Subscription Rights to Shareholders of Seven Hills Realty Trust on November 10, 2025

Exhibit 99.3 SEVEN HILLS REALTY TRUST TO NOMINEES WHOSE CLIENTS ARE BENEFICIAL HOLDERS Subscription Rights to Shareholders of Seven Hills Realty Trust on November 10, 2025 To Securities Dealers, Commercial Banks, Trust Companies and Other Nominees: This letter is being distributed to securities dealers, commercial banks, trust companies and other nominees in connection with the rights offering (th

INSTRUCTIONS AS TO USE OF SEVEN HILLS REALTY TRUST RIGHTS CERTIFICATES CONSULT THE INFORMATION AGENT, D.F. KING & CO., INC., YOUR BANK OR YOUR BROKER AS TO ANY QUESTIONS

Exhibit 99.1 INSTRUCTIONS AS TO USE OF SEVEN HILLS REALTY TRUST RIGHTS CERTIFICATES CONSULT THE INFORMATION AGENT, D.F. KING & CO., INC., YOUR BANK OR YOUR BROKER AS TO ANY QUESTIONS The following instructions relate to a rights offering (the “Rights Offering”) by Seven Hills Realty Trust, a Maryland real estate investment trust (the “Company"), to its shareholders of record (the “Record Holders”)

DELIVERY OPTIONS FOR SUBSCRIPTION RIGHTS CERTIFICATE Delivery other than in the manner or to the addresses listed below will not constitute valid delivery. If delivering by hand: Equiniti Trust Company, LLC Attn: Reorganization Department 1110 Centre

Exhibit 4.1 RIGHTS CERTIFICATE #: NUMBER OF RIGHTS THE TERMS AND CONDITIONS OF THE RIGHTS OFFERING ARE SET FORTH IN THE COMPANY'S PROSPECTUS SUPPLEMENT DATED OCTOBER 30, 2025 AND THE ACCOMPANYING PROSPECTUS (TOGETHER, THE "PROSPECTUS") AND ARE INCORPORATED HEREIN BY REFERENCE. COPIES OF THE PROSPECTUS ARE AVAILABLE UPON REQUEST FROM D.F. KING & CO., INC., THE INFORMATION AGENT. SEVEN HILLS REALTY

CERT

The Nasdaq Stock Market LLC, 1100 New York Ave. NW, Suite 310E, Washington, DC 20005 Eun Ah Choi Senior Vice President Global Head of Regulatory Operations November 7, 2025 Division of Corporation Finance U.S. Securities and Exchange Commission 100 F Street, N.E. Washington, D.C. 20549 Division of Corporation Finance: This is to certify that on November 7, 2025, The Nasdaq Stock Market (the "Excha

SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 Form 8-A For Registration of Certain Classes of Securities Pursuant to Section 12(b) or (g) of the Securities Exchange Act of 1934 Seven Hills Realty Trust (Exact name of registrant as specifi

SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 Form 8-A For Registration of Certain Classes of Securities Pursuant to Section 12(b) or (g) of the Securities Exchange Act of 1934 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 20-4649929 (State of incorporation of organization) (IRS Employer Identification No.) Two Newton Place 255 Washington Stre

Seven Hills Realty Trust Announces Rights Offering Transaction Expected to Provide Capital to Expand Lending Platform, Capitalize on Attractive Investment Opportunities, Broaden Portfolio Diversification and Increase Share Liquidity

Exhibit 99.1 Seven Hills Realty Trust Announces Rights Offering Transaction Expected to Provide Capital to Expand Lending Platform, Capitalize on Attractive Investment Opportunities, Broaden Portfolio Diversification and Increase Share Liquidity Newton, MA (October 30, 2025): Seven Hills Realty Trust (Nasdaq: SEVN) today announced that it intends to conduct a fully backstopped rights offering to r

SEVEN HILLS REALTY TRUST Up to 7,532,861 Common Shares of Beneficial Interest Issuable Upon Exercise of Rights to Subscribe for Such Shares

TABLE OF CONTENTS  Filed pursuant to Rule 424(b)(5)  Registration No. 333-290401 PROSPECTUS SUPPLEMENT (to Prospectus dated September 29, 2025) SEVEN HILLS REALTY TRUST Up to 7,532,861 Common Shares of Beneficial Interest Issuable Upon Exercise of Rights to Subscribe for Such Shares We are conducting a fully backstopped rights offering pursuant to which we are issuing, at no charge, transferable s

RIGHTS OFFERING BACKSTOP AGREEMENT

Exhibit 10.1 RIGHTS OFFERING BACKSTOP AGREEMENT THIS RIGHTS OFFERING BACKSTOP AGREEMENT (this “Agreement”), dated as of October 30, 2025, is by and between Seven Hills Realty Trust, a Maryland real estate investment trust (the “Company”), and Tremont Realty Capital LLC, a Maryland limited liability company (the “Backstop Investor”). RECITALS WHEREAS, in order to raise up to $65 million of addition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): October 30, 2025 Seven Hills Real

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): October 30, 2025 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (I

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): October 30, 2025 Seven Hills Real

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): October 30, 2025 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (I

SEVEN HILLS REALTY TRUST 7,532,861 Shares of Beneficial Interest Issuable Upon Exercise of Transferable Rights to Subscribe for Such Shares DEALER MANAGER AGREEMENT

Exhibit 10.2 SEVEN HILLS REALTY TRUST 7,532,861 Shares of Beneficial Interest Issuable Upon Exercise of Transferable Rights to Subscribe for Such Shares DEALER MANAGER AGREEMENT New York, New York October 30, 2025 UBS Securities LLC 11 Madison Avenue New York, New York 10010 Ladies and Gentlemen: Seven Hills Realty Trust, a Maryland real estate investment trust (the “Company”) and Tremont Realty C

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): October 27, 2025 Seven Hills Real

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): October 27, 2025 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commissi

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2025 ☐ TRANSITION REPORT PURSUANT

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2025 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant

Financial Results and Supplemental Information THIRD QUARTER 2025 October 27, 2025 Exhibit 99.2 Q3 2025 2 Seven Hills Realty Trust Announces Third Quarter 2025 Results “Seven Hills delivered strong third quarter results supported by our fully perform

sevn093025xearningsxpre Financial Results and Supplemental Information THIRD QUARTER 2025 October 27, 2025 Exhibit 99.

Seven Hills Realty Trust Announces Third Quarter 2025 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Third Quarter 2025 Results Newton, MA (October 27, 2025): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter and nine months ended September 30, 2025, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx.

EFFECT

X0101 EFFECT 33 LIVE 2025-09-29 16:00:00 S-3 0001452477 Seven Hills Realty Trust 333-290401

SEVEN HILLS REALTY TRUST Two Newton Place 255 Washington St., Suite 300 Newton, Massachusetts 02458-1634 (617) 332-9530

SEVEN HILLS REALTY TRUST Two Newton Place 255 Washington St., Suite 300 Newton, Massachusetts 02458-1634 (617) 332-9530 September 25, 2025 VIA EDGAR U.S. Securities and Exchange Commission Division of Corporation Finance 100 F. Street, N.E. Washington, D.C. 20549 RE: Seven Hills Realty Trust Registration Statement on Form S-3 (File No. 333-290401) Request for Acceleration Ladies and Gentlemen: Pur

LETTER

September 24, 2025 Matthew C. Brown Chief Financial Officer and Treasurer Seven Hills Realty Trust Two Newton Place 255 Washington Street, Suite 300 Newton, MA 02458-1634 Re: Seven Hills Realty Trust Registration Statement on Form S-3 Filed September 19, 2025 File No. 333-290401 Dear Matthew C. Brown: This is to advise you that we have not reviewed and will not review your registration statement.

SEVEN HILLS REALTY TRUST, as Issuer, as Trustee FORM OF INDENTURE Dated as of                     Debt Securities CROSS REFERENCE SHEET*

Exhibit 4.7 SEVEN HILLS REALTY TRUST, as Issuer, and                             , as Trustee FORM OF INDENTURE Dated as of                     Debt Securities CROSS REFERENCE SHEET* Between Provisions of Trust Indenture Act (as defined herein) and Indenture, dated as of                , between SEVEN HILLS REALTY TRUST and                , as Trustee: SECTION OF THE ACT SECTION OF INDENTURE 310(a

Security Type

Calculation of Filing Fee Tables S-3 Seven Hills Realty Trust Table 1: Newly Registered and Carry Forward Securities ☐Not Applicable Security Type Security Class Title Fee Calculation or Carry Forward Rule Amount Registered Proposed Maximum Offering Price Per Unit Maximum Aggregate Offering Price Fee Rate Amount of Registration Fee Carry Forward Form Type Carry Forward File Number Carry Forward Initial Effective Date Filing Fee Previously Paid in Connection with Unsold Securities to be Carried Forward Newly Registered Securities Equity Common Shares of Beneficial Interest, $.

As filed with the Securities and Exchange Commission on September 19, 2025

TABLE OF CONTENTS As filed with the Securities and Exchange Commission on September 19, 2025 Registration No.

Seven Hills Realty Trust Announces Second Quarter 2025 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Second Quarter 2025 Results Newton, MA (July 28, 2025): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter and six months ended June 30, 2025, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx. A confer

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2025 ☐ TRANSITION REPORT PURSUANT TO S

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2025 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as Sp

Financial Results and Supplemental Information SECOND QUARTER 2025 July 28, 2025 Exhibit 99.2 Q2 2025 2 Seven Hills Realty Trust Announces Second Quarter 2025 Results “During the second quarter, we delivered strong results despite continued downward

Financial Results and Supplemental Information SECOND QUARTER 2025 July 28, 2025 Exhibit 99.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): July 28, 2025 Seven Hills Realty

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): July 28, 2025 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commission

2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SE

Exhibit 99.1 June 2025 INVESTOR PRESENTATION 2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SEVN, uses words such as “believe”, “expect”, “anticipate”, “intend”, “plan”, “estimate”, “will”, “would”,

Regulation FD Disclosure, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): June 2, 2025 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS E

Second Amended and Restated Seven Hills Realty Trust 2021 Equity Compensation Plan (Filed herewith)

Exhibit 10.1 SECOND AMENDED AND RESTATED SEVEN HILLS REALTY TRUST 2021 EQUITY COMPENSATION PLAN Seven Hills Realty Trust hereby adopts the Second Amended and Restated Seven Hills Realty Trust 2021 Equity Compensation Plan (i) to increase the number of Shares available for issuance pursuant to the Plan; (ii) to make certain administrative changes to the Plan; and (iii) to extend the termination dat

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers, Financial Statements and Exhibits, Submission of Matters to a Vote of Security Holders

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): May 28, 2025 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS E

Calculation of Filing Fee Table. (Filed herewith.)

Exhibit 107 CALCULATION OF FILING FEE TABLE FORM S-8 (Form Type) SEVEN HILLS REALTY TRUST (Exact Name of Registrant as Specified in its Charter) Table I: Newly Registered Securities Security Type Security Class Title Fee Calculation Rule Amount Registered(1) Proposed Maximum Offering Price Per Unit(3) Maximum Aggregate Offering Price(4) Fee Rate Amount of Registration Fee Equity Common shares, par value $0.

As filed with the Securities and Exchange Commission on May 28, 2025

As filed with the Securities and Exchange Commission on May 28, 2025 Registration No.

Seven Hills Realty Trust Announces First Quarter 2025 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces First Quarter 2025 Results Newton, MA (April 28, 2025): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter ended March 31, 2025, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx. A conference call to d

Financial Results and Supplemental Information FIRST QUARTER 2025 April 28, 2025 Exhibit 99.2 Q1 2025 2 Seven Hills Realty Trust Announces First Quarter 2025 Results “We delivered solid first quarter results, highlighted by sequential quarter growth

Financial Results and Supplemental Information FIRST QUARTER 2025 April 28, 2025 Exhibit 99.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2025 ☐ TRANSITION REPORT PURSUANT TO

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2025 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as S

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): April 28, 2025 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commission

ARS

2024AnnualReportUNITEDSTATES SECURITIESANDEXCHANGECOMMISSION WASHINGTON,D.C.20549 FORM10-K ☒ ANNUALREPORTPURSUANTTOSECTION13OR15(d)OFTHESECURITIES EXCHANGEACTOF1934 ForthefiscalyearendedDecember31,2024 or ☐ TRANSITIONREPORTPURSUANTTOSECTION13OR15(d)OFTHESECURITIES EXCHANGEACTOF1934 Commissionfilenumber001-34383 SevenHillsRealtyTrust (ExactNameof RegistrantasSpecifiedinItsCharter) Maryland (Stateof

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) x Filed by the Registrant ¨ Filed by a Party other than the Re

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) x Filed by the Registrant ¨ Filed by a Party other than the Registrant Check the appropriate box: ¨ Preliminary Proxy Statement ¨ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RULE 14a-6(e)(2)) ¨

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.       )

TABLE OF CONTENTS UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.       ) ☑ Filed by the Registrant ☐ Filed by a Party other than the Registrant Check the appropriate box: ☐ Preliminary Proxy Statement ☐ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY R

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): March 9, 2025 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS

First Amendment to Master Repurchase and Securities Contract, dated October 25, 2024, by and between Seven Hills WF Lender LLC and Wells Fargo Bank, National Association. (Filed herewith.)

Exhibit 10.18 AMENDMENT NO. 1 TO MASTER REPURCHASE AND SECURITIES CONTRACT AMENDMENT NO. 1 TO MASTER REPURCHASE AND SECURITIES CONTRACT, dated as of October 25, 2024 (this “Amendment”) by and between SEVEN HILLS WF LENDER LLC, a Delaware limited liability company (“Seller”), and WELLS FARGO BANK, NATIONAL ASSOCIATION, a national banking association (“Buyer”). Capitalized terms used but not otherwi

First Amendment to Amended and Restated Master Repurchase Agreement, dated September 27, 2024, by and between TRMT CB Lender LLC and Citibank, N.A. (Filed herewith.)

Exhibit 10.11 FIRST AMENDMENT TO AMENDED AND RESTATED MASTER REPURCHASE AGREEMENT This First Amendment to Amended and Restated Master Repurchase Agreement (this “Amendment”), dated as of September 27, 2024, is between CITIBANK, N.A., a national banking association (in such capacity, together with its successors and assigns, the “Buyer”) and TRMT CB LENDER LLC, a Delaware limited liability company,

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2024 ☐ TRANSITION REPORT PURSUANT TO SECTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2024 or ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission file number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as Specif

Subsidiaries of the Company. (Filed herewith.)

Exhibit 21.1 SEVEN HILLS REALTY TRUST SUBSIDIARIES OF THE REGISTRANT Name State of Formation, Organization or Incorporation Floral Vale LLC Delaware RMRM RTP Lender LLC Delaware RMTG Lender LLC Delaware RMTG Lender 2 LLC Delaware Seven Hills BH Lender LLC Delaware Seven Hills WF Finance LLC Delaware Seven Hills WF Lender LLC Delaware TRMT CB Lender LLC Delaware TRMT TCB Lender LLC Delaware TRMT TR

Seven Hills Realty Trust Fourth Quarter 2024 Financial Results Exhibit 99.2 Q4 2024 2 Seven Hills Realty Trust Announces Fourth Quarter 2024 Results “For the fourth quarter, Seven Hills reported distributable earnings per share of $0.33 and for a sec

sevn123124xearningsxpre Seven Hills Realty Trust Fourth Quarter 2024 Financial Results Exhibit 99.

Seven Hills Realty Trust Insider Trading Policies and Procedures. (Filed herewith.)

Exhibit 19.1 Seven Hills Realty Trust Insider Trading Policies and Procedures To promote compliance with applicable insider trading laws and to protect our reputation for integrity and ethical conduct, we have adopted these insider trading policies and procedures, which we refer to as our “insider trading policy.” When we refer to the “Company” we are referring to Seven Hills Realty Trust and its

Seven Hills Realty Trust Announces Fourth Quarter 2024 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Fourth Quarter 2024 Results Newton, MA (February 18, 2025): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter and year ended December 31, 2024, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx. A conf

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): February 18, 2025 Seven Hills Rea

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): February 18, 2025 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commiss

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): December 11, 2024 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission file number) (

SEVN / Seven Hills Realty Trust / VANGUARD GROUP INC Passive Investment

SC 13G/A 1 UnitedStates13GSevenHills.txt 240.13d-102 Schedule 13G - Information to be included in statements filed pursuant to 240.13d-1(b), (c), and (d) and amendments thereto filed pursuant to 240.13d-2. Securities and Exchange Commission, Washington, D.C. 20549 Schedule 13G Under the Securities Exchange Act of 1934 (Amendment No. 1)* (Name of Issuer) Seven Hills Realty Trust (Title of Class of

SEVN / Seven Hills Realty Trust / MORGAN STANLEY - MS INITIAL Passive Investment

SC 13G 1 SevenHillRealtySEVN.txt MS INITIAL UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 SCHEDULE 13G Under the Securities Exchange Act of 1934 (Amendment No.)* SEVEN HILLS REALTY TRUST - (Name of Issuer) Common Shares of Beneficial Interest - (Title of Class of Securities) 81784E101 - (CUSIP Number) September 30, 2024 - (Date Of Event which Requires Filing of this State

SEVN / Seven Hills Realty Trust / BlackRock, Inc. Passive Investment

SC 13G 1 us81784e1010110824.txt us81784e1010110824.txt SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 SCHEDULE 13G Under the Securities Exchange Act of 1934 (Amendment No: ) SEVEN HILLS REALTY TRUST - (Name of Issuer) Common Stock - (Title of Class of Securities) 81784E101 - (CUSIP Number) September 30, 2024 - (Date of Event Which Requires Filing of this Statement) Check the appropriate

SEVN / Seven Hills Realty Trust / VANGUARD GROUP INC Passive Investment

SC 13G/A 1 UnitedStates13GSevenHills.txt 240.13d-102 Schedule 13G - Information to be included in statements filed pursuant to 240.13d-1(b), (c), and (d) and amendments thereto filed pursuant to 240.13d-2. Securities and Exchange Commission, Washington, D.C. 20549 Schedule 13G Under the Securities Exchange Act of 1934 (Amendment No. )* (Name of Issuer) Seven Hills Realty Trust (Title of Class of S

Seven Hills Realty Trust Announces Third Quarter 2024 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Third Quarter 2024 Results Newton, MA (October 28, 2024): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter and nine months ended September 30, 2024, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx.

First Amendment to Amended and Restated Master Repurchase Agreement, dated September 27, 2024, by and between TRMT CB Lender LLC and Citibank, N.A. (Filed herewith.)

FIRST AMENDMENT TO AMENDED AND RESTATED MASTER REPURCHASE AGREEMENT This First Amendment to Amended and Restated Master Repurchase Agreement (this “Amendment”), dated as of September 27, 2024, is between CITIBANK, N.

Seven Hills Realty Trust Third Quarter 2024 Financial Results Exhibit 99.2 Q3 2024 2 Seven Hills Realty Trust Announces Third Quarter 2024 Results “We delivered solid third quarter results with distributable earnings of $0.36 per share. Our results c

Seven Hills Realty Trust Third Quarter 2024 Financial Results Exhibit 99.2 Q3 2024 2 Seven Hills Realty Trust Announces Third Quarter 2024 Results “We delivered solid third quarter results with distributable earnings of $0.36 per share. Our results continue to reflect our diverse, high-quality portfolio, further demonstrated by the $70.6 million in repayment proceeds we received in the quarter. Wi

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): October 28, 2024 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commissi

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2024 ☐ TRANSITION REPORT PURSUANT

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2024 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant

SEVN / Seven Hills Realty Trust / BlackRock, Inc. Passive Investment

SC 13G 1 us81784e1010102224.txt us81784e1010102224.txt SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 SCHEDULE 13G Under the Securities Exchange Act of 1934 (Amendment No: ) SEVEN HILLS REALTY TRUST - (Name of Issuer) Common Stock - (Title of Class of Securities) 81784E101 - (CUSIP Number) September 30, 2024 - (Date of Event Which Requires Filing of this Statement) Check the appropriate

September 2024 INVESTOR PRESENTATION

Exhibit 99.1 September 2024 INVESTOR PRESENTATION 2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward - looking statements within the meaning of the Private Securities Li tigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SEVN, uses words such as “believe”, “expect” , “anticipate”, “intend”, “plan”, “estimate”, “will”,

Regulation FD Disclosure, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): September 16, 2024 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number)

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2024 ☐ TRANSITION REPORT PURSUANT TO S

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2024 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as Sp

Seven Hills Realty Trust Second Quarter 2024 Financial Results Exhibit 99.2 Q2 2024 2 Seven Hills Realty Trust Announces Second Quarter 2024 Results “SEVN reported strong second quarter results with distributable earnings per share exceeding consensu

Seven Hills Realty Trust Second Quarter 2024 Financial Results Exhibit 99.2 Q2 2024 2 Seven Hills Realty Trust Announces Second Quarter 2024 Results “SEVN reported strong second quarter results with distributable earnings per share exceeding consensus estimates and more than covering our quarterly dividend. Our results once again demonstrate the high quality of our loan portfolio with a weighted a

Seven Hills Realty Trust Announces Second Quarter 2024 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Second Quarter 2024 Results Newton, MA (July 29, 2024): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter and six months ended June 30, 2024, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx. A confer

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): July 29, 2024 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commission

Financial Statements and Exhibits, Other Events, Submission of Matters to a Vote of Security Holders, Amendments to Articles of Incorporation or Bylaws; Change in Fiscal Year

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): May 30, 2024 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS E

Second Amended and Restated Bylaws of the Company, as of May 30, 2024. (Incorporated by reference to Exhibit 3.2 of the Current Report on Form 8-K filed by the Company on June 3, 2024.)

Exhibit 3.2 SEVEN HILLS REALTY TRUST SECOND AMENDED AND RESTATED BYLAWS As of May 30, 2024 TABLE OF CONTENTS Page ARTICLE I OFFICES 1 Section 1.1 Principal Office 1 Section 1.2 Additional Offices 1 ARTICLE II MEETINGS OF SHAREHOLDERS 1 Section 2.1 Place 1 Section 2.2 Annual Meeting 1 Section 2.3 Special Meetings 1 Section 2.4 Notice of Regular or Special Meetings 1 Section 2.5 Notice of Adjourned

Second Amended and Restated Bylaws of the Company, adopted of May 30, 2024 (marked copy) (Filed herewith)

Exhibit 3.3 SEVEN HILLS REALTY TRUST SECOND AMENDED AND RESTATED BYLAWS As of September 14May 30, 20232024 TABLE OF CONTENTS Page ARTICLE I OFFICES 1 Section 1.1 Principal Office 1 Section 1.2 Additional Offices 1 ARTICLE II MEETINGS OF SHAREHOLDERS 1 Section 2.1 Place 1 Section 2.2 Annual Meeting 1 Section 2.3 Special Meetings 1 Section 2.4 Notice of AnnualRegular or Special Meetings 1 Section 2.

Regulation FD Disclosure, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): May 17, 2024 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS E

May 2024 INVESTOR PRESENTATION

Exhibit 99.1 May 2024 INVESTOR PRESENTATION 2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward - looking statements within the meaning of the Private Securities Li tigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SEVN, uses words such as “believe”, “expect” , “anticipate”, “intend”, “plan”, “estimate”, “will”, “would

Seven Hills Realty Trust Announces First Quarter 2024 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces First Quarter 2024 Results Newton, MA (April 29, 2024): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter ended March 31, 2024, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx. A conference call to d

Seven Hills Realty Trust First Quarter 2024 Financial Results Exhibit 99.2 Q1 2024 2 Seven Hills Realty Trust Announces First Quarter 2024 Results "SEVN reported strong first quarter results highlighted by distributable earnings per share once again

Seven Hills Realty Trust First Quarter 2024 Financial Results Exhibit 99.2 Q1 2024 2 Seven Hills Realty Trust Announces First Quarter 2024 Results "SEVN reported strong first quarter results highlighted by distributable earnings per share once again exceeding our guidance and more than covering our quarterly dividend. The credit quality of our loan portfolio remains strong and all loans remained c

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2024 ☐ TRANSITION REPORT PURSUANT TO

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2024 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as S

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): April 29, 2024 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commission

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      )

TABLE OF CONTENTS UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) ☑ Filed by the Registrant ☐ Filed by a Party other than the Registrant Check the appropriate box: ☐ Preliminary Proxy Statement ☐ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RU

ARS

2023AnnualReportUNITEDSTATES SECURITIESANDEXCHANGECOMMISSION WASHINGTON,D.C.20549 FORM10-K ☒ ANNUALREPORTPURSUANTTOSECTION13OR15(d)OFTHESECURITIES EXCHANGEACTOF1934 ForthefiscalyearendedDecember31,2023 or ☐ TRANSITIONREPORTPURSUANTTOSECTION13OR15(d)OFTHESECURITIES EXCHANGEACTOF1934 Commissionfilenumber001-34383 SevenHillsRealtyTrust (ExactNameof RegistrantasSpecifiedinItsCharter) Maryland (Stateof

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) x Filed by the Registrant ¨ Filed by a Party other than the Re

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) x Filed by the Registrant ¨ Filed by a Party other than the Registrant Check the appropriate box: ¨ Preliminary Proxy Statement ¨ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RULE 14a-6(e)(2)) ¨

Seven Hills Realty Trust Announces Fourth Quarter 2023 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Fourth Quarter 2023 Results Newton, MA (February 20, 2024): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter and year ended December 31, 2023, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx. A conf

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2023 ☐ TRANSITION REPORT PURSUANT TO SECTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2023 or ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission file number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as Specif

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): February 20, 2024 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commiss

even Hills Realty Trust Clawback Policy. (Furnished herewith.)

Exhibit 97.1 SEVEN HILLS REALTY TRUST CLAWBACK POLICY We do not currently pay incentive-based compensation. However, as required by the applicable rules of The Nasdaq Stock Market LLC, we are adopting this policy whereby we will recover in accordance with such rules, the amount of erroneously awarded incentive-based compensation received by our current or former executive officers in the event we

Seven Hills Realty Trust Fourth Quarter 2023 Financial Results Exhibit 99.2 Q4 2023 2 Seven Hills Realty Trust Announces Fourth Quarter 2023 Results "We continue to deliver attractive returns for our shareholders as demonstrated by distributable earn

Seven Hills Realty Trust Fourth Quarter 2023 Financial Results Exhibit 99.2 Q4 2023 2 Seven Hills Realty Trust Announces Fourth Quarter 2023 Results "We continue to deliver attractive returns for our shareholders as demonstrated by distributable earnings exceeding the high end of our guidance and comfortably covering our quarterly dividend. We received more than $100 million of loan repayments dur

Subsidiaries of the Company. (Filed herewith.)

Exhibit 21.1 SEVEN HILLS REALTY TRUST SUBSIDIARIES OF THE REGISTRANT Name State of Formation, Organization or Incorporation Floral Vale LLC Delaware RMRM RTP Lender LLC Delaware RMTG Lender LLC Delaware RMTG Lender 2 LLC Delaware Seven Hills BH Lender LLC Delaware Seven Hills WF Finance LLC Delaware Seven Hills WF Lender LLC Delaware TRMT CB Lender LLC Delaware TRMT TCB Lender LLC Delaware TRMT TR

2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SE

Exhibit 99.1 November 2023 INVESTOR PRESENTATION 2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SEVN, uses words such as “believe”, “expect”, “anticipate”, “intend”, “plan”, “estimate”, “will”, “woul

Regulation FD Disclosure, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): November 9, 2023 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (I

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): October 31, 2023 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commissi

Form of Share Award Agreement.(+) (Incorporated by reference to Exhibit 10.2 of the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2023.)

Exhibit 10.2 FORM OF SEVEN HILLS REALTY TRUST Share Award Agreement This Share Award Agreement (this “Agreement”) is made as of «DATE», 2023, between «NAME» (the “Recipient”) and Seven Hills Realty Trust (the “Company”). In consideration of the mutual promises and covenants contained in this Agreement, and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledg

Seven Hills Realty Trust Announces Third Quarter 2023 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Third Quarter 2023 Results Newton, MA (October 31, 2023): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter and nine months ended September 30, 2023, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx.

Seven Hills Realty Trust Third Quarter 2023 Financial Results Exhibit 99.2 Q3 2023 2 Seven Hills Realty Trust Announces Third Quarter 2023 Results "Our third quarter results once again underscore the quality of our loan portfolio in the current lendi

Seven Hills Realty Trust Third Quarter 2023 Financial Results Exhibit 99.2 Q3 2023 2 Seven Hills Realty Trust Announces Third Quarter 2023 Results "Our third quarter results once again underscore the quality of our loan portfolio in the current lending environment. Distributable earnings increased, more than fully covering our quarterly dividend, and the credit quality of our portfolio remained st

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2023 ☐ TRANSITION REPORT PURSUANT

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2023 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant

Form of Indemnification Agreement.(+) (Incorporated by reference to Exhibit 10.3 of the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2023.)

Exhibit 10.3 SEVEN HILLS REALTY TRUST FORM OF [AMENDED AND RESTATED]1 INDEMNIFICATION AGREEMENT THIS [AMENDED AND RESTATED] INDEMNIFICATION AGREEMENT (this “Agreement”), effective as of [DATE] (the “Effective Date”), by and between Seven Hills Realty Trust, a Maryland real estate investment trust (the “Company”), and [TRUSTEE/OFFICER] (“Indemnitee”). WHEREAS, Indemnitee currently serves as a trust

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): September 25, 2023 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number)

Amended and Restated Bylaws of the Company, as of September 14, 2023 (marked copy)

Exhibit 3.3 SEVEN HILLS REALTY TRUST AMENDED AND RESTATED BYLAWS December 22, 2021 As of September 14, 2023 TABLE OF CONTENTS ARTICLE I OFFICES 1 Section 1.1 Principal Office 1 Section 1.2 Additional Offices 1 ARTICLE II MEETINGS OF SHAREHOLDERS 1 Section 2.1 Place 1 Section 2.2 Annual Meeting 1 Section 2.3 Special Meetings 1 Section 2.4 Notice of Annual or Special Meetings 2 Section 2.5 Notice of

Amended and Restated Bylaws of the Company, as of September 14, 2023. (Incorporated by reference to Exhibit 3.2 of the Current Report on Form 8-K filed by the Company on September 15, 2023.)

Exhibit 3.2 SEVEN HILLS REALTY TRUST AMENDED AND RESTATED BYLAWS As of September 14, 2023 TABLE OF CONTENTS ARTICLE I OFFICES 1 Section 1.1 Principal Office 1 Section 1.2 Additional Offices 1 ARTICLE II MEETINGS OF SHAREHOLDERS 1 Section 2.1 Place 1 Section 2.2 Annual Meeting 1 Section 2.3 Special Meetings 1 Section 2.4 Notice of Annual or Special Meetings 2 Section 2.5 Notice of Adjourned Meeting

Amendments to Articles of Incorporation or Bylaws; Change in Fiscal Year, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): September 14, 2023 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number)

Regulation FD Disclosure, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): August 16, 2023 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IR

2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SE

Exhibit 99.1 August 2023 INVESTOR PRESENTATION 2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SEVN, uses words such as believe, expect, anticipate, intend, plan, estimate, will, may and negatives or

Seven Hills Realty Trust Second Quarter 2023 Financial Results Exhibit 99.2 Q2 2023 2 Seven Hills Realty Trust Announces Second Quarter 2023 Results "SEVN produced another quarter of strong results, while continuing to actively manage our portfolio a

exhibit992 Seven Hills Realty Trust Second Quarter 2023 Financial Results Exhibit 99.

Form of Common Share Certificate. (Incorporated by reference to Exhibit 4.1 of the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

sevncertxexx41 COMMON A MARYLAND REAL ESTATE INVESTMENT TRUST CUSIP 81784E 10 1 THIS CERTIFIES THAT is the registered holder of FULLY PAID AND NONASSESSABLE COMMON SHARES OF BENEFICIAL INTEREST IN SEVEN HILLS REALTY TRUST a Maryland real estate investment trust (the “Trust”) formed pursuant to a Declaration of Trust, effective December 22, 2021 (as further amended or supplemented from time to time, the “Declaration”), transferable on the books of the Trust by the registered holder hereof in person or by its duly authorized attorney, upon surrender of this Certificate properly endorsed.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2023 ☐ TRANSITION REPORT PURSUANT TO S

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2023 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as Sp

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): July 31, 2023 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commission

Seven Hills Realty Trust Announces Second Quarter 2023 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Second Quarter 2023 Results Newton, MA (July 31, 2023): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter and six months ended June 30, 2023, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx. A confer

Property Management Agreement, dated as of July 8, 2023, between The RMR Group LLC and Floral Vale LLC, a subsidiary of the Company. (Incorporated by reference to Exhibit 10.1 of the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.)

Exhibit 10.1 PROPERTY MANAGEMENT AGREEMENT THIS PROPERTY MANAGEMENT AGREEMENT (this “Agreement”) is made and entered into as of July 8, 2023, by and between The RMR Group LLC, a Maryland limited liability company (the “Managing Agent”), and Floral Vale LLC, a Maryland limited liability company (“Owner”). W I T N E S S E T H: WHEREAS, Owner owns the property and improvements located at 1000 and 110

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): May 23, 2023 Seven Hills Realty T

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): May 23, 2023 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) MARYLAND 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS E

May 2023 INVESTOR PRESENTATION 2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever

Exhibit 99.1 May 2023 INVESTOR PRESENTATION 2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SEVN, uses words such as believe, expect, anticipate, intend, plan, estimate, will, may and negatives or der

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): May 18, 2023 Seven Hills Realty T

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): May 18, 2023 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS E

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2023 ☐ TRANSITION REPORT PURSUANT TO

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2023 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as S

Seven Hills Realty Trust Announces First Quarter 2023 Results

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces First Quarter 2023 Results Newton, MA (April 24, 2023): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter ended March 31, 2023, which can be found at the Quarterly Results section of SEVN's website at https://sevnreit.com/investors/financial-information/default.aspx. A conference call to d

Seven Hills Realty Trust First Quarter 2023 Financial Results Exhibit 99.2 Q1 2023 2 Seven Hills Realty Trust Announces First Quarter 2023 Results "SEVN’s earnings continued to benefit from rising interest rates in the first quarter of 2023 and the c

exhibit992 Seven Hills Realty Trust First Quarter 2023 Financial Results Exhibit 99.

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): April 24, 2023 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commission

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      )

TABLE OF CONTENTS UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) ☑ Filed by the Registrant ☐ Filed by a Party other than the Registrant Check the appropriate box: ☐ Preliminary Proxy Statement ☐ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RU

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) x Filed by the Registrant ¨ Filed by a Party other than the Re

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      ) x Filed by the Registrant ¨ Filed by a Party other than the Registrant Check the appropriate box: ¨ Preliminary Proxy Statement ¨ CONFIDENTIAL, FOR USE OF THE COMMISSION ONLY (AS PERMITTED BY RULE 14a-6(e)(2)) ¨

ARS

2022AnnualReport UNITEDSTATES SECURITIESANDEXCHANGECOMMISSION WASHINGTON,D.C.20549 FORM10-K ☒ ANNUALREPORTPURSUANTTOSECTION13OR15(d)OFTHE SECURITIESEXCHANGEACTOF1934 ForthefiscalyearendedDecember31,2022 or ☐ TRANSITIONREPORTPURSUANTTOSECTION13OR15(d)OFTHE SECURITIESEXCHANGEACTOF1934 Commissionfilenumber001-34383 SevenHillsRealtyTrust (ExactNameof RegistrantasSpecifiedinItsCharter) Maryland (Stateo

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): February 28, 2023 Seven Hills Rea

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): February 28, 2023 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (

2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SE

Exhibit 99.1 Q4 2022 INVESTOR PRESENTATION 2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SEVN, uses words such as “believe”, “expect”, “anticipate”, “intend”, “plan”, “estimate”, “will”, “may” and n

Seven Hills Realty Trust Announces Fourth Quarter 2022 Results Net Income Per Share of $0.46, a 31% Sequential Quarter Increase Adjusted Distributable Earnings Per Share of $0.37, a 37% Sequential Quarter Increase Aggregate Loan Commitments of $728 M

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Fourth Quarter 2022 Results Net Income Per Share of $0.46, a 31% Sequential Quarter Increase Adjusted Distributable Earnings Per Share of $0.37, a 37% Sequential Quarter Increase Aggregate Loan Commitments of $728 Million Newton, MA (February 13, 2023): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results fo

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2022 ☐ TRANSITION REPORT PURSUANT TO SECTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2022 or ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission file number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as Specif

Subsidiaries of the Company. (Filed herewith.)

Exhibit 21.1 SEVEN HILLS REALTY TRUST SUBSIDIARIES OF THE REGISTRANT Name State of Formation, Organization or Incorporation RMRM RTP Lender LLC Delaware RMTG Lender LLC Delaware RMTG Lender 2 LLC Delaware Seven Hills BH Lender LLC Delaware Seven Hills WF Finance LLC Delaware Seven Hills WF Lender LLC Delaware TRMT CB Lender LLC Delaware TRMT TCB Lender LLC Delaware TRMT TRS Inc. Maryland

Description of Securities.

EX-4.2 2 sevn123122xexhibitx42.htm EX-4.2 Exhibit 4.2 DESCRIPTION OF THE REGISTRANT’S SECURITIES REGISTERED PURSUANT TO SECTION 12 OF THE SECURITIES EXCHANGE ACT OF 1934 Seven Hills Realty Trust (the “Company,” “we,” “us” or “our”) has one class of securities registered under Section 12 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), Common Shares of Beneficial Interest, $

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): February 13, 2023 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commiss

1 FOURTH QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 2 Supplemental Q4 2022 2 Table of Contents CORPORATE INFORMATION Company Profile ..................................................

1 FOURTH QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED.

Regulation FD Disclosure, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): November 10, 2022 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (

2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward - looking statements within the meaning of the Private Securities Li tigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or

Exhibit 99.1 Q3 2022 INVESTOR PRESENTATION 2 SEVEN HILLS REALTY TRUST This presentation contains statements that constitute forward - looking statements within the meaning of the Private Securities Li tigation Reform Act of 1995 and other securities laws. Whenever Seven Hills Realty Trust, or SEVN, uses words such as ?believe?, ?expect? , ?anticipate?, ?intend?, ?plan?, ?estimate?, ?will?, ?may? a

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2022 ☐ TRANSITION REPORT PURSUANT

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2022 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant

Seven Hills Realty Trust Announces Third Quarter 2022 Results Net Income Per Share of $0.35, a 13% Sequential Quarter Increase Adjusted Distributable Earnings Per Share of $0.27, a 13% Sequential Quarter Increase Aggregate Loan Commitments of $763 Mi

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Third Quarter 2022 Results Net Income Per Share of $0.35, a 13% Sequential Quarter Increase Adjusted Distributable Earnings Per Share of $0.27, a 13% Sequential Quarter Increase Aggregate Loan Commitments of $763 Million Newton, MA (October 26, 2022): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): October 26, 2022 Seven Hills Real

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): October 26, 2022 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commissi

1 THIRD QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 2 Supplemental Q3 2022 2 Table of Contents CORPORATE INFORMATION Company Profile ...................................................

exhibit992 1 THIRD QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED.

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): September 15, 2022 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number)

Seven Hills Realty Trust Announces Second Quarter 2022 Results Aggregate Loan Commitments Reach $735 Million Net Income Per Share of $0.31 Adjusted Distributable Earnings Per Share of $0.24

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Second Quarter 2022 Results Aggregate Loan Commitments Reach $735 Million Net Income Per Share of $0.31 Adjusted Distributable Earnings Per Share of $0.24 Newton, MA (July 27, 2022): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter and six months ended June 30, 2022. Tom Lorenzini, Presid

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2022 ☐ TRANSITION REPORT PURSUANT TO S

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ? QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2022 OR ? TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as Sp

1 SECOND QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2Shopping Center Acquisition Financing Brandywine, MD 2 Supplemental Q2 2022 2 Table of Contents CORPORATE INFORMATION Company Profil

1 SECOND QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED.

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): July 27, 2022 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commission

Amendment No. 2 to Master Repurchase Agreement, dated March 9, 2022, by and between RMTG Lender LLC and UBS AG. (Incorporated by reference to Exhibit 10.3 of the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2022.)

EXHIBIT 10.3 AMENDMENT NO. 2 TO MASTER REPURCHASE AGREEMENT AMENDMENT NO. 2 TO MASTER REPURCHASE AGREEMENT, dated as of March 9, 2022 (this ?Amendment?), between RMTG LENDER LLC, a Delaware limited liability company (?Seller?) and UBS AG, BY AND THROUGH ITS NEW YORK BRANCH OFFICE AT 1285 AVENUE OF THE AMERICAS, NEW YORK, NEW YORK, a Delaware corporation (?Buyer?). Capitalized terms used but not ot

Summary of Trustee Compensation.(+) (Incorporated by reference to Exhibit 10.1 of the Current Report on Form 8-K filed by the Company on May 27, 2022.)

Exhibit 10.1 SEVEN HILLS REALTY TRUST Summary of Trustee Compensation The following is a summary of the currently effective compensation of the Trustees of Seven Hills Realty Trust (the ?Company?) for services as Trustees, which is subject to modification at any time by the Board of Trustees (the ?Board?) or the Compensation Committee of the Board, as applicable: ? Each Independent Trustee receive

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers, Financial Statements and Exhibits, Other Events, Submission of Matters to a Vote of Security Holders

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): May 26, 2022 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS E

SEVN / Seven Hills Realty Trust / Tremont Realty Advisors LLC - SC 13D/A Activist Investment

SECURITIES AND EXCHANGE COMMISSION WASHINGTON, DC 20549 SCHEDULE 13D (Amendment No.

SEVN / Seven Hills Realty Trust / Portnoy Diane - SC 13G/A Passive Investment

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 SCHEDULE 13G/A Under the Securities Exchange Act of 1934 (Amendment No. 1)* Seven Hills Realty Trust (Name of Issuer) Common Shares of Beneficial Interest, $0.001 par value (Title of Class of Securities) 81784E101 (CUSIP Number) May 11, 2022 (Date of Event Which Requires Filing of this Statement) Check the appropriate box to d

First Amendment to Facility Loan Program Agreement and Security Agreement, dated April 25, 2022, by and between Seven Hills BH Lender, LLC and BMO Harris Bank N.A. (Incorporated by reference to Exhibit 10.4 of the Company’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2022.)

Exhibit 10.4 First Amendment to Facility Loan Program Agreement and Security Agreement This First Amendment to Facility Loan Program Agreement and Security Agreement is dated as of April 25, 2022 (this ?Amendment?) by and among Seven Hills BH Lender, LLC, a Delaware limited liability company (the ?Borrower?), and BMO Harris Bank N.A., a national banking association, as Administrative Agent for the

1 FIRST QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 2 Supplemental Q1 2022 2 Table of Contents CORPORATE INFORMATION Company Profile ...................................................

1 FIRST QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED.

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): April 27, 2022 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commission

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2022 ☐ TRANSITION REPORT PURSUANT TO

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ? QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2022 OR ? TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as S

Seven Hills Realty Trust Announces First Quarter 2022 Results Aggregate Loan Commitments Reach $685 Million Net Income Per Share of $0.76 Adjusted Distributable Earnings Per Share of $0.37

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces First Quarter 2022 Results Aggregate Loan Commitments Reach $685 Million Net Income Per Share of $0.76 Adjusted Distributable Earnings Per Share of $0.37 Newton, MA (April 27, 2022): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter ended March 31, 2022. Tom Lorenzini, President of SEVN, m

First Amendment to Guaranty, dated April 25, 2022, by the Company, to and for the benefit of BMO Harris Bank N.A. (Incorporated by reference to Exhibit 10.5 of the Company’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2022.)

Exhibit 10.5 First Amendment to Guaranty This First Amendment to Guaranty is dated as of April 25, 2022 (this ?Amendment?) by and among Seven Hills Realty Trust, a Maryland real estate investment trust, as Guarantor, and BMO Harris Bank N.A., a national banking association, as Administrative Agent and Lender. All capitalized terms used but not defined herein shall have the meanings assigned theret

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      )

TABLE OF CONTENTS UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.????? ) ? ?? ? ? Filed by the Registrant ? ? ?? ? ? Filed by a Party other than the Registrant ? ? ? Check the appropriate box: ? ? ? ? ?? ? ? ? Preliminary Proxy Statement ? ? ? ? ?? ? ? ? CONFIDENTIAL

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers, Financial Statements and Exhibits

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): March 22, 2022 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission file number) (IRS

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.      )

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 SCHEDULE 14A Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934 (Amendment No.????? ) ? ?? ? ? Filed by the Registrant ? ? ?? ? ? Filed by a Party other than the Registrant ? ? ? Check the appropriate box: ? ? ? ? ?? ? ? ? Preliminary Proxy Statement ? ? ? ? ?? ? ? ? CONFIDENTIAL, FOR USE OF THE C

Amended and Restated Master Repurchase Agreement, dated March 15, 2022, by and between TRMT CB Lender LLC and Citibank, N.A. (Incorporated by reference to Exhibit 10.3 of the Current Report on Form 8-K filed by the Company on March 16, 2022.)

Exhibit 10.3 AMENDED AND RESTATED MASTER REPURCHASE AGREEMENT Dated as of March 15, 2022 by and between TRMT CB LENDER LLC, as Seller, and CITIBANK, N.A., as Buyer TABLE OF CONTENTS Page ARTICLE 1 APPLICABILITY 1 ARTICLE 2 DEFINITIONS 1 ARTICLE 3 INITIATION; CONFIRMATION; TERMINATION; FEES 25 ARTICLE 4 MARGIN MAINTENANCE 35 ARTICLE 5 PAYMENTS; COLLECTION ACCOUNT 36 ARTICLE 6 SECURITY INTEREST 40 A

Master Repurchase and Securities Contract, dated March 11, 2022, by and between Seven Hills WF Lender LLC and Wells Fargo Bank, National Association. (Incorporated by reference to Exhibit 10.1 of the Current Report on Form 8-K filed by the Company on March 16, 2022.)

Exhibit 10.1 EXECUTION VERSION MASTER REPURCHASE AND SECURITIES CONTRACT between Seven Hills WF Lender LLC and WELLS FARGO BANK, NATIONAL ASSOCIATION Dated as of March 11, 2022 TABLE OF CONTENTS Page ARTICLE 1 APPLICABILITY 1 Section 1.01 Applicability 1 ARTICLE 2 DEFINITIONS AND INTERPRETATION 1 Section 2.01 Definitions 1 Section 2.02 Rules of Interpretation. 42 Section 2.03 Rates 43 ARTICLE 3 TH

Guarantee Agreement, dated March 11, 2022, by the Company, in favor of Wells Fargo Bank, National Association. (Incorporated by reference to Exhibit 10.2 of the Current Report on Form 8-K filed by the Company on March 16, 2022.)

Exhibit 10.2 EXECUTED VERSION GUARANTEE AGREEMENT GUARANTEE AGREEMENT, dated as of March 11, 2022 (as amended, restated, supplemented, or otherwise modified from time to time, this ?Guarantee?), made by Seven Hills Realty Trust, a Maryland real estate investment trust (?Guarantor?), in favor of WELLS FARGO BANK, NATIONAL ASSOCIATION, a national banking association (?Buyer?). RECITALS Pursuant to t

Entry into a Material Definitive Agreement, Financial Statements and Exhibits, Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of report (Date of earliest event reported): March 11, 2022 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission file number) (IRS

Form of Share Award Agreement.(+) (Filed herewith.)

Exhibit 10.4 FORM OF SEVEN HILLS REALTY TRUST Share Award Agreement This Share Award Agreement (this ?Agreement?) is made as of ?DATE?, 2021, between ?NAME? (the ?Recipient?) and Seven Hills Realty Trust (the ?Company?). In consideration of the mutual promises and covenants contained in this Agreement, and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledg

Exhibit 10.5 to our Annual Report on Form 10-K for the year ended December 31, 2021

Exhibit 10.5 SEVEN HILLS REALTY TRUST FORM OF [AMENDED AND RESTATED]1 INDEMNIFICATION AGREEMENT THIS [AMENDED AND RESTATED] INDEMNIFICATION AGREEMENT (this ?Agreement?), effective as of [DATE] (the ?Effective Date?), by and between Seven Hills Realty Trust, a Maryland real estate investment trust (the ?Company?), and [TRUSTEE/OFFICER] (?Indemnitee?). WHEREAS, Indemnitee currently serves as a trust

Seven Hills Realty Trust Announces Fourth Quarter 2021 Results Record Loan Originations of $165 Million Net Income Per Share of $1.42 Adjusted Distributable Earnings Per Share of $0.21

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Fourth Quarter 2021 Results Record Loan Originations of $165 Million Net Income Per Share of $1.42 Adjusted Distributable Earnings Per Share of $0.21 Newton, MA (February 17, 2022): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial results for the quarter and year ended December 31, 2021. Tom Lorenzini, President

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): February 17, 2022 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commiss

1 FOURTH QUARTER 2021 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 2 Supplemental Q4 2021 2 Table of Contents CORPORATE INFORMATION Company Profile ..................................................

1 FOURTH QUARTER 2021 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED.

Form of Common Share Certificate. (Incorporated by reference to Exhibit 4.1 of the Company’s Annual Report on Form 10-K for the year ended December 31, 2021.)

COMMON A MARYLAND REAL ESTATE INVESTMENT TRUST CUSIP 81784E 10 1 THIS CERTIFIES THAT is the registered holder of FULLY PAID AND NONASSESSABLE COMMON SHARES OF BENEFICIAL INTEREST IN SEVEN HILLS REALTY TRUST a Maryland real estate investment trust (the ?Trust?) formed pursuant to a Declaration of Trust, effective December 22, 2021 (as further amended or supplemented from time to time, the ?Declaration?), transferable on the books of the Trust by the registered holder hereof in person or by its duly authorized attorney, upon surrender of this Certificate properly endorsed.

Amended and Restated Guaranty, dated as of September 30, 2021, by the Company in favor of Citibank, N.A. (Incorporated by reference to Exhibit 10.13 of the Company’s Annual Report on Form 10-K for the year ended December 31, 2021.)

Exhibit 10.13 AMENDED AND RESTATED GUARANTY This AMENDED AND RESTATED GUARANTY (this ?Guaranty?) is made and entered into by SEVEN HILLS REALTY TRUST, a Maryland statutory trust, whose address is Two Newton Place, 255 Washington Street, Suite 300, Newton, Massachusetts 02458 (?Guarantor?), for the benefit of CITIBANK, N.A., a national banking association whose address is 388 Greenwich Street, New

Subsidiaries of the Company. (Filed herewith.)

Exhibit 21.1 SEVEN HILLS REALTY TRUST SUBSIDIARIES OF THE REGISTRANT Name State of Formation, Organization or Incorporation RMRM RTP Lender LLC Delaware RMTG Lender LLC Delaware RMTG Lender 2 LLC Delaware Seven Hills BH Lender LLC Delaware Seven Hills WF Finance LLC Delaware Seven Hills WF Lender LLC Delaware TRMT CB Lender LLC Delaware TRMT TCB Lender LLC Delaware TRMT TRS Inc. Maryland

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2021 ☐ TRANSITION REPORT PURSUANT TO SECTI

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K ? ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2021 or ? TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission file number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant as Specif

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 15 CERTIFICATION AND NOTICE OF TERMINATION OF REGISTRATION UNDER SECTION 12(g) OF THE SECURITIES EXCHANGE ACT OF 1934 OR SUSPENSION OF DUTY TO FILE REPORTS UNDER SECTIONS 13

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 15 CERTIFICATION AND NOTICE OF TERMINATION OF REGISTRATION UNDER SECTION 12(g) OF THE SECURITIES EXCHANGE ACT OF 1934 OR SUSPENSION OF DUTY TO FILE REPORTS UNDER SECTIONS 13 AND 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number: 001-34383 SEVEN HILLS REALTY TRUST (Exact name of registrant as specified in

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-A/A (Amendment No. 1) FOR REGISTRATION OF CERTAIN CLASSES OF SECURITIES PURSUANT TO SECTION 12(b) OR (g) OF THE SECURITIES EXCHANGE ACT OF 1934 SEVEN HILLS REALTY TRUST (E

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-A/A (Amendment No. 1) FOR REGISTRATION OF CERTAIN CLASSES OF SECURITIES PURSUANT TO SECTION 12(b) OR (g) OF THE SECURITIES EXCHANGE ACT OF 1934 SEVEN HILLS REALTY TRUST (Exact name of registrant as specified in its charter) Maryland (State or other jurisdiction of incorporation or organization) 20-4649929 (I.R.S. Employ

As filed with the Securities and Exchange Commission on December 22, 2021

As filed with the Securities and Exchange Commission on December 22, 2021 Registration No.

Amended and Restated Seven Hills Realty Trust 2021 Equity Compensation Plan.(+) (Incorporated by reference to the Company's Registration Statement on Form S-8 filed by the Company on December 23, 2021.)

Exhibit 99.1 AMENDED AND RESTATED SEVEN HILLS REALTY TRUST 2021 EQUITY COMPENSATION PLAN Seven Hills Realty Trust hereby adopts the Amended and Restated Seven Hills Realty Trust 2021 Equity Compensation Plan to reflect (i) the change of the Company?s name from ?RMR Mortgage Trust? to ?Seven Hills Realty Trust?, effective as of September 30, 2021 upon consummation of the merger of Tremont Mortgage

Description of Securities. (Incorporated by reference to Exhibit 99.1 of the Current Report on Form 8-K filed by the Company on December 22, 2021.)

EX-99.1 6 tm2135947d1ex99-1.htm EXHIBIT 99.1 Exhibit 99.1 DESCRIPTION OF THE REGISTRANT’S SECURITIES REGISTERED PURSUANT TO SECTION 12 OF THE SECURITIES EXCHANGE ACT OF 1934 After giving effect to the conversion on December 22, 2021, from a Maryland statutory trust to a Maryland real estate investment trust, Seven Hills Realty Trust (the “Company,” “we,” “us” or “our”) had one class of securities

Articles of Conversion of Seven Hills Realty Trust, a Maryland statutory trust, into the Company, dated December 21, 2021. (Incorporated by reference to Exhibit 2.2 of the Current Report on Form 8-K filed by the Company on December 22, 2021.)

Exhibit 2.2 ARTICLES OF CONVERSION OF SEVEN HILLS REALTY TRUST (a Maryland Statutory Trust) INTO SEVEN HILLS REALTY TRUST (a Maryland Real Estate Investment Trust) THIS IS TO CERTIFY THAT: FIRST:??????????Seven Hills Realty Trust, a Maryland statutory trust (?Converting Entity?), whose Certificate of Trust was filed with the State Department of Assessments and Taxation of Maryland (the ?SDAT?) on

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K12B CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): December 22, 2021 Seven Hills

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K12B CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): December 22, 2021 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) Maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number

Bylaws of the Company, dated December 22, 2021. (Incorporated by reference to Exhibit 3.2 of the Current Report on Form 8-K filed by the Company on December 22, 2021.)

Exhibit 3.2 SEVEN HILLS REALTY TRUST BYLAWS December 22, 2021 TABLE OF CONTENTS ARTICLE I OFFICES 1 Section 1.1 Principal Office 1 Section 1.2 Additional Offices 1 ARTICLE II MEETINGS OF SHAREHOLDERS 1 Section 2.1 Place 1 Section 2.2 Annual Meeting 1 Section 2.3 Special Meetings 1 Section 2.4 Notice of Annual or Special Meetings 1 Section 2.5 Notice of Adjourned Meetings 2 Section 2.6 Meeting Busi

Declaration of Trust of the Company, dated December 21, 2021. (Incorporated by reference to Exhibit 3.1 of the Current Report on Form 8-K filed by the Company on December 22, 2021.)

EX-3.1 4 tm2135947d1ex3-1.htm EXHIBIT 3.1 Exhibit 3.1 SEVEN HILLS REALTY TRUST DECLARATION OF TRUST Dated December 21, 2021 This DECLARATION OF TRUST is made as of the date set forth above by the undersigned Trustees (as defined herein) and shall become effective at 4:01 p.m., on December 22, 2021 (the “Effective Time”). Article I FORMATION Section 1.1 Formation. Seven Hills Realty Trust, a Maryla

Exhibit 2.1

EX-2.1 2 tm2135947d1ex2-1.htm EXHIBIT 2.1 Exhibit 2.1 PLAN OF CONVERSION of SEVEN HILLS REALTY TRUST, a Maryland statutory trust, into SEVEN HILLS REALTY TRUST, a Maryland real estate investment trust This Plan of Conversion (this “Plan”), pursuant to Section 12-1002 of the Maryland Statutory Trust Act and Section 8-702 of the Maryland REIT Law, sets forth and accounts for the conversion of Seven

Facility Loan Program Agreement and Security Agreement, dated November 9, 2021, by and between Seven Hills BH Lender LLC and BMO Harris Bank N.A. (Incorporated by reference to Exhibit 10.1 of the Current Report on Form 8-K filed by the Company on November 12, 2021.)

Exhibit 10.1 Facility Loan Program Agreement and Security Agreement dated as of November 9, 2021 between Seven Hills BH Lender LLC, as Borrower and BMO Harris Bank N.A., as Administrative Agent and Lender Table of Contents Section Heading Page Article I Definitions; Principles of Construction 1 Section 1.1. Definitions 1 Section 1.2. Interpretation 10 Article II The Facility 11 Section 2.1. The Fa

Entry into a Material Definitive Agreement, Financial Statements and Exhibits, Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): November 9, 2021 Seven Hills Realty Trust (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (I

Guaranty, dated November 9, 2021, by the Company, to and for the benefit of BMO Harris Bank N.A. (Incorporated by reference to Exhibit 10.2 of the Current Report on Form 8-K filed by the Company on November 12, 2021.)

Exhibit 10.2 Guaranty This Guaranty (?Guaranty?) is made as of November 9, 2021, by Seven Hills Realty Trust, a Maryland statutory trust (?Guarantor?), to and for the benefit of BMO Harris Bank N.A., a national banking association, as Administrative Agent (together with its successors and assigns, ?Administrative Agent?) for itself and such other lenders as may exist from time to time (collectivel

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): November 2, 2021 Seven Hills Realty Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commissi

Seven Hills Realty Trust Announces Third Quarter 2021 Results Completed Merger with Tremont Mortgage Trust on September 30, 2021 Combined Third Quarter Loan Originations of $140 Million Third Quarter Net Income and Distributable Earnings Per Common S

Exhibit 99.1 FOR IMMEDIATE RELEASE Seven Hills Realty Trust Announces Third Quarter 2021 Results Completed Merger with Tremont Mortgage Trust on September 30, 2021 Combined Third Quarter Loan Originations of $140 Million Third Quarter Net Income and Distributable Earnings Per Common Share of $0.24 Newton, MA (November 2, 2021): Seven Hills Realty Trust (Nasdaq: SEVN) today announced financial resu

1 THIRD QUARTER 2021 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 2 Supplemental Q3 2021 2 Table of Contents CORPORATE INFORMATION Company Profile ...................................................

1 THIRD QUARTER 2021 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2021 ☐ TRANSITION REPORT PURSUANT

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ? QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2021 OR ? TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 Seven Hills Realty Trust (Exact Name of Registrant

JOINT FILING AGREEMENT

Exhibit 99.1 JOINT FILING AGREEMENT The undersigned hereby agree that the Schedule 13D with respect to the common shares of beneficial interest, $0.001 par value per share, of Seven Hills Realty Trust, dated as of October 1, 2021, is, and any further amendments thereto, signed by each of the undersigned shall be, filed on behalf of each of us pursuant to and in accordance with the provisions of Ru

RMRM / RMR Mortgage Trust / RMR Group LLC - SC 13D Activist Investment

SECURITIES AND EXCHANGE COMMISSION WASHINGTON, DC 20549 SCHEDULE 13D (Rule 13d-101) INFORMATION TO BE INCLUDED IN STATEMENTS FILED PURSUANT TO § 240.

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers, Amendments to Articles of Incorporation or Bylaws; Change in Fiscal Year, Entry into a Material Definitive Agreement, Financial Statements and Exhibits, Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant, Completion of Acquisition or Disposition of Assets, Other Events

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): September 30, 2021 SEVEN HILLS REALTY TRUST (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number)

Summary of Trustee Compensation. (Filed herewith.)

Exhibit 10.7 Seven Hills Realty Trust Summary of Trustee Compensation The following is a summary of the currently effective compensation of the Trustees of Seven Hills Realty Trust (the ?Company?) for services as Trustees, which is subject to modification at any time by the Board of Trustees (the ?Board?) or the Compensation Committee of the Board, as applicable: ? Each Independent Trustee receive

Guaranty, dated as of September 30, 2021, by Seven Hills Realty Trust in favor of Citibank, N.A. (Filed herewith.)

Exhibit 10.6 AMENDED AND RESTATED GUARANTY This AMENDED AND RESTATED GUARANTY (this ?Guaranty?) is made and entered into by SEVEN HILLS REALTY TRUST, a Maryland statutory trust, whose address is Two Newton Place, 255 Washington Street, Suite 300, Newton, Massachusetts 02458 (?Guarantor?), for the benefit of CITIBANK, N.A., a national banking association whose address is 388 Greenwich Street, New Y

Amended and Restated Bylaws of Seven Hills Realty Trust, adopted September 30, 2021. (Filed herewith.)

Exhibit 3.3 SEVEN HILLS REALTY TRUST AMENDED AND RESTATED BYLAWS As Amended and Restated September 30, 2021 TABLE OF CONTENTS ARTICLE I OFFICES 1 Section 1.1 Principal Office 1 Section 1.2 Additional Offices ARTICLE II MEETINGS OF SHAREHOLDERS 1 Section 2.1 Place 1 Section 2.2 Annual Meeting 1 Section 2.3 Special Meetings 1 Section 2.4 Notice of Annual or Special Meetings 1 Section 2.5 Notice of A

Amended and Restated Declaration of Trust of Seven Hills Realty Trust, dated September 30, 2021. (marked copy) (Filed herewith.)

Exhibit 3.2 RMR MORTGAGE SEVEN HILLS REALTY TRUST AMENDED AND RESTATED AGREEMENT AND DECLARATION OF TRUST (Dated January 5 September 30, 2021) TABLE OF CONTENTS ARTICLE I NAME AND DEFINITIONS Section 1.1 Name 1 Section 1.2 Definitions 1 ARTICLE II PURPOSE ARTICLE III SHARES Section 3.1 Division of Beneficial Interest 3 Section 3.2 Ownership of Shares 4 Section 3.3 Investments in the Trust 5 Sectio

Amended and Restated Bylaws of Seven Hills Realty Trust, adopted September 30, 2021. (marked copy) (Filed herewith.)

Exhibit 3.4 RMR MORTGAGE SEVEN HILLS REALTY TRUST AMENDED AND RESTATED BYLAWS As Amended and Restated January 5 September 30, 2021 , and As Amended March 23, 2021 TABLE OF CONTENTS ARTICLE I OFFICES 1 Section 1.1 Principal Office 1 Section 1.2 Additional Offices 1 ARTICLE II MEETINGS OF SHAREHOLDERS 1 Section 2.1 Place 1 Section 2.2 Annual Meeting 1 Section 2.3 Special Meetings 1 Section 2.4 Notic

Changes in Control of Registrant, Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers, Amendments to Articles of Incorporation or Bylaws; Change in Fiscal Year, Material Modification to Rights of Security Holders, Notice of Delisting or Failure to Satisfy a Continued Listing Rule or Standard; Transfer of Listing, Financial Statements and Exhibits, Completion of Acquisition or Disposition of Assets

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Date of report (Date of earliest event reported): September 30, 2021 TREMONT MORTGAGE TRUST (by: Seven Hills Realty Trust, as successor by merger to Tremont Mortgage Trust) (Exact Name of Registrant as Specified in Its Charter) Maryl

Third Amendment to Master Repurchase Agreement and Fifth Amendment to Fee Agreement, dated as of September 30, 2021, between TRMT CB Lender LLC and Citibank, N.A. (Filed herewith.)

Exhibit 10.5 THIRD AMENDMENT TO MASTER REPURCHASE AGREEMENT AND FIFTH AMENDMENT TO FEE AGREEMENT THIS THIRD AMENDMENT TO MASTER REPURCHASE AGREEMENT AND FIFTH AMENDMENT TO FEE AGREEMENT (this ?Amendment?), dated as of September 30, 2021 (the ?Effective Date?), is made by and between TRMT CB LENDER LLC, a Delaware limited liability company (?Seller?) and CITIBANK, N.A., a national banking associati

Amended and Restated Declaration of Trust of Seven Hills Realty Trust, dated September 30, 2021. (Filed herewith.)

Exhibit 3.1 SEVEN HILLS REALTY TRUST AMENDED AND RESTATED AGREEMENT AND DECLARATION OF TRUST (Dated September 30, 2021) TABLE OF CONTENTS ARTICLE I NAME AND DEFINITIONS Section 1.1 Name 1 Section 1.2 Definitions 1 ARTICLE II PURPOSE ARTICLE III SHARES Section 3.1 Division of Beneficial Interest 3 Section 3.2 Ownership of Shares 4 Section 3.3 Investments in the Trust 5 Section 3.4 Share Restriction

Submission of Matters to a Vote of Security Holders

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): September 17, 2021 RMR MORTGAGE TRUST (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS E

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): September 17, 2021 RMR MORTGAGE T

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): September 17, 2021 RMR MORTGAGE TRUST (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS E

RMR Mortgage Trust Announces Results of Special Meeting of Shareholders Shareholders Approve the Issuance of Common Shares in the Merger with Tremont Mortgage Trust to Form a Combined Company Named Seven Hills Realty Capital Merger Expected to Create

Filed by RMR Mortgage Trust Commission File No. 001-34383 Registration Statement on Form S-4: 333-256951 pursuant to Rule 425 under the Securities Act of 1933 and deemed filed as definitive additional materials under the Securities Exchange Act of 1934 Subject Company: Tremont Mortgage Trust Commission File No. 001-38199 Date: September 20, 2021 On September 20, 2021, RMR Mortgage Trust, or RMRM,

Leading Proxy Advisory Firms ISS, Glass Lewis and Egan-Jones Recommend that RMR Mortgage Trust Shareholders Vote “FOR” the Issuance of Shares in Merger with Tremont Mortgage Trust Shareholders are Encouraged to Vote FOR the RMRM Share Issuance Propos

Filed by RMR Mortgage Trust Commission File No. 001-34383 Registration Statement on Form S-4: 333-256951 pursuant to Rule 425 under the Securities Act of 1933 and deemed filed as definitive additional materials under the Securities Exchange Act of 1934 Subject Company: Tremont Mortgage Trust Commission File No. 001-38199 Date: September 13, 2021 On September 13, 2021, RMRM Mortgage Trust, or RMRM,

TIME IS SHORT – PLEASE VOTE YOUR PROXY TODAY

Filed by RMR Mortgage Trust Commission File No. 001-34383 Registration Statement on Form S-4: 333-256951 pursuant to Rule 425 under the Securities Act of 1933 and deemed filed as definitive additional materials under the Securities Exchange Act of 1934 Subject Company: Tremont Mortgage Trust Commission File No. 001-38199 Date: September 13, 2021 On September 13, 2021, RMRM Mortgage Trust, or RMRM,

Other Events

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): September 7, 2021 RMR MORTGAGE TRUST (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS Em

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): September 7, 2021 RMR MORTGAGE TR

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): September 7, 2021 RMR MORTGAGE TRUST (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS Em

YOUR VOTE IS REQUESTED

Filed by RMR Mortgage Trust Commission File No. 001-34383 Registration Statement on Form S-4: 333-256951 pursuant to Rule 425 under the Securities Act of 1933 and deemed filed as definitive additional materials under the Securities Exchange Act of 1934 Subject Company: Tremont Mortgage Trust Commission File No. 001-38199 Date: September 3, 2021 On September 3, 2021, RMRM Mortgage Trust, or RMRM, c

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): August 26, 2021 RMR MORTGAGE TRUS

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): August 26, 2021 RMR MORTGAGE TRUST (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS Empl

Financial Statements and Exhibits, Other Events

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): August 26, 2021 RMR MORTGAGE TRUST (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS Empl

August 26, 2021

Exhibit 99.1 August 26, 2021 RMR Mortgage Trust Two Newton Place 255 Washington Street, Suite 300 Newton, Massachusetts 02458 Ladies and Gentlemen: Reference is made to that certain Agreement and Plan of Merger (the ?Merger Agreement?), dated as of April 26, 2021, by and between RMR Mortgage Trust (?RMRM?) and Tremont Mortgage Trust (?TRMT?). Capitalized terms used in this letter agreement without

PLEASE VOTE YOUR PROXY TODAY

425 1 tm2125994d4425.htm 425 Filing Info: Filed by RMR Mortgage Trust Commission File No. 001-34383 Registration Statement on Form S-4: 333-256951 pursuant to Rule 425 under the Securities Act of 1933 and deemed filed as definitive additional materials under the Securities Exchange Act of 1934 Subject Company: Tremont Mortgage Trust Commission File No. 001-38199 Date: August 26, 2021 On August 26,

YOUR VOTE IS IMPORTANT PLEASE VOTE YOUR PROXY TODAY

Filed by RMR Mortgage Trust Commission File No. 001-34383 Registration Statement on Form S-4: 333-256951 pursuant to Rule 425 under the Securities Act of 1933 and deemed filed as definitive additional materials under the Securities Exchange Act of 1934 Subject Company: Tremont Mortgage Trust Commission File No. 001-38199 Date: August 19, 2021 On August 19, 2021, RMRM Mortgage Trust, or RMRM, comme

The date of this Supplement is August 6, 2021. UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q

Prospectus Supplement No. 1 Filed Pursuant to Rule 424(b)(3) File No. 333-256951 This Prospectus Supplement No. 1 (the ?Supplement?) supplements and amends the joint proxy statement/prospectus dated July 26, 2021 (the ?Prospectus?), relating to the proposed merger of Tremont Mortgage Trust (?TRMT?) with and into RMR Mortgage Trust (?RMRM?), with RMRM continuing as the surviving entity in the merge

The date of this Supplement is August 6, 2021. UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q

Prospectus Supplement No. 2 Filed Pursuant to Rule 424(b)(3) File No. 333-256951 This Prospectus Supplement No. 2 (the ?Supplement?) supplements and amends the joint proxy statement/prospectus dated July 26, 2021 (the ?Prospectus?), relating to the proposed merger of Tremont Mortgage Trust with and into RMR Mortgage Trust (?RMRM?), with RMRM continuing as the surviving entity in the merger. This S

RMR Mortgage Trust Q2 2021 Earnings Call Script Wednesday, August 4, 2021 at 10:00 AM

Filed by RMR Mortgage Trust Commission File No. 001-34383 pursuant to Rule 425 under the Securities Act of 1933 and deemed filed pursuant to Rule 14a-12 under the Securities Exchange Act of 1934 Subject Company: Tremont Mortgage Trust Commission File No. 001-38199 Date: August 4, 2021 The following is the script for an earnings conference call of RMR Mortgage Trust (?RMRM?) hosted by Thomas J. Lor

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2021 ☐ TRANSITION REPORT PURSUANT TO S

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q ? QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2021 OR ? TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number 001-34383 RMR Mortgage Trust (Exact Name of Registrant as Specifie

1 SECOND QUARTER 2021 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 2 Supplemental Q2 2021 2 Table of Contents CORPORATE INFORMATION Company Profile...................................................

1 SECOND QUARTER 2021 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED.

RMR Mortgage Trust Announces Second Quarter 2021 Results Cumulative Loan Originations Since September 2020 of $298 Million Second Quarter Net Income Per Common Share of $0.11 Second Quarter Distributable Earnings Per Common Share of $0.13

Exhibit 99.1 FOR IMMEDIATE RELEASE RMR Mortgage Trust Announces Second Quarter 2021 Results Cumulative Loan Originations Since September 2020 of $298 Million Second Quarter Net Income Per Common Share of $0.11 Second Quarter Distributable Earnings Per Common Share of $0.13 Newton, MA (August 3, 2021): RMR Mortgage Trust (Nasdaq: RMRM) today announced financial results for the quarter and six month

RMR Mortgage Trust Announces Second Quarter 2021 Results Cumulative Loan Originations Since September 2020 of $298 Million Second Quarter Net Income Per Common Share of $0.11 Second Quarter Distributable Earnings Per Common Share of $0.13

Filed by RMR Mortgage Trust Commission File No. 001-34383 pursuant to Rule 425 under the Securities Act of 1933 and deemed filed pursuant to Rule 14a-12 under the Securities Exchange Act of 1934 Subject Company: Tremont Mortgage Trust Commission File No. 001-38199 Date: August 3, 2021 On August 3, 2021, RMR Mortgage Trust issued the following press release. Exhibit 99.1 FOR IMMEDIATE RELEASE RMR M

Financial Statements and Exhibits, Results of Operations and Financial Condition

UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 8-K CURRENT REPORT PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT of 1934 Date of report (Date of earliest event reported): August 3, 2021 RMR Mortgage Trust (Exact Name of Registrant as Specified in Its Charter) Maryland (State or other Jurisdiction of Incorporation) 001-34383 20-4649929 (Commission File

MERGER PROPOSED — YOUR VOTE IS VERY IMPORTANT

TABLE OF CONTENTS ?Filed Pursuant to Rule 424(b)(3) ?Registration No. 333-256951? ? ? ? ? MERGER PROPOSED???YOUR VOTE IS VERY IMPORTANT The boards of trustees of RMR Mortgage Trust, a Maryland statutory trust, or RMRM, and Tremont Mortgage Trust, a Maryland real estate investment trust, or TRMT, have approved an Agreement and Plan of Merger, dated as of April 26, 2021, as it may be amended from ti

Consent of Joseph L. Morea to be named as a Trustee.**

Exhibit 99.5 CONSENT OF WILLIAM A. LAMKIN TO BE NAMED AS A TRUSTEE CONSENT The undersigned hereby consents to being named in the Registration Statement on Form S-4 (Registration No. 333-256951) of RMR Mortgage Trust, a Maryland statutory trust (the "Company") and in all subsequent amendments and post-effective amendments or supplements thereto (the "Registration Statement"), as an individual to be

Opinion of Sullivan & Worcester LLP with respect to certain tax matters and REIT status of Tremont Mortgage Trust.**

Exhibit 8.3 July 22, 2021 Tremont Mortgage Trust Two Newton Place 255 Washington Street, Suite 300 Newton, Massachusetts 02458 Ladies and Gentlemen: The following opinions are furnished to Tremont Mortgage Trust, a Maryland real estate investment trust (the ?Company?), and this letter is to be filed as Exhibit 8.3 to the Registration Statement of RMR Mortgage Trust, a Maryland real estate investme

Consent of William A. Lamkin to be named as a Trustee.**

EX-99.6 14 tm2118433d5ex99-6.htm EXHIBIT 99.6 Exhibit 99.6 CONSENT OF JOSEPH L. MOREA TO BE NAMED AS A TRUSTEE CONSENT The undersigned hereby consents to being named in the Registration Statement on Form S-4 (Registration No. 333-256951) of RMR Mortgage Trust, a Maryland statutory trust (the "Company") and in all subsequent amendments and post-effective amendments or supplements thereto (the "Regi

Form of Proxy Card of Tremont Mortgage Trust.**

Exhibit 99.2 TREMONT MORTGAGE TRUST C/O BROADRIDGE FINANCIAL SOLUTIONS, INC. P.O. BOX 1342 BRENTWOOD, NY 11717 AUTHORIZE YOUR PROXY BY INTERNET - www.proxyvote.com Use the internet to transmit your voting instructions and for electronic delivery of information up until 11:59 p.m., Eastern time, on September 16, 2021. Have your proxy card in hand when you access the website and follow the instructi

Form of Proxy Card of RMR Mortgage Trust.**

Exhibit 99.1 RMR MORTGAGE TRUST C/O BROADRIDGE FINANCIAL SOLUTIONS, INC. P.O. BOX 1342 BRENTWOOD, NY 11717 AUTHORIZE YOUR PROXY BY INTERNET - www.proxyvote.com Use the internet to transmit your voting instructions and for electronic delivery of information up until 11:59 p.m., Eastern time, on September 16, 2021. Have your proxy card in hand when you access the website and follow the instructions

As filed with the Securities and Exchange Commission on July 22, 2021

TABLE OF CONTENTS As filed with the Securities and Exchange Commission on July 22, 2021 Registration No.

RMR MORTGAGE TRUST Two Newton Place, 255 Washington Street, Suite 300 Newton, Massachusetts 02458

RMR MORTGAGE TRUST Two Newton Place, 255 Washington Street, Suite 300 Newton, Massachusetts 02458 VIA EDGAR July 22, 2021 United States Securities and Exchange Commission Division of Corporation Finance 100 F Street, N.

Consent of UBS Securities LLC.**

Exhibit 99.3 CONSENT OF UBS SECURITIES LLC We hereby consent to the use of our opinion letter dated April 26, 2021 to the Board of Directors (the "Board") of RMR Mortgage Trust (the ?Company?) and the Special Committee of the Board included as Annex D to the Joint Proxy Statement/Prospectus which forms a part of the Registration Statement on Form S-4 relating to the proposed merger with Tremont Mo

Power of Attorney of Mr. John L. Harrington.**

Exhibit 24.2 POWER OF ATTORNEY The undersigned, John L. Harrington, hereby constitutes and appoints Matthew P. Jordan and G. Douglas Lanois, and each of them, with full power to act without the other, as his true and lawful attorney-in-fact and agent, with full power of substitution and resubstitution, for such person and in his name, place and stead, in any and all capacities, to sign any and all

LETTER

United States securities and exchange commission logo June 15, 2021 G. Douglas Lanois Chief Financial Officer and Treasurer RMR Mortgage Trust Two Newton Place, 255 Washington Street, Suite 300 Newton, Massachusetts 02458 Re: RMR Mortgage Trust Registration Statement on Form S-4 Filed June 9, 2021 File No. 333-256951 Dear Mr. Lanois: This is to advise you that we have not reviewed and will not rev

Consent of UBS Securities LLC.**

Exhibit 99.3 CONSENT OF UBS SECURITIES LLC We hereby consent to the use of our opinion letter dated April 26, 2021 to the Board of Directors (the ?Board?) of RMR Mortgage Trust (the ?Company?) and the Special Committee of the Board included as Annex D to the Joint Proxy Statement/Prospectus which forms a part of the Registration Statement on Form S-4 relating to the proposed merger with Tremont Mo

Power of Attorney.**

Exhibit 24.1 POWER OF ATTORNEY Each person whose signature appears immediately below hereby constitutes and appoints Matthew P. Jordan and G. Douglas Lanois, and each of them, with full power to act without the other, as his or her true and lawful attorney-in-fact and agent, with full power of substitution and resubstitution, for such person and in his or her name, place and stead, in any and all

Consent of Citigroup Global Markets Inc.**

EX-99.4 7 tm2118433d2ex99-4.htm EXHIBIT 99.4 Exhibit 99.4 Consent of Citigroup Global Markets Inc. The Special Committee of the Board of Trustees Tremont Mortgage Trust Two Newton Place 255 Washington Street, Suite 300 Newton, Massachusetts 02458 The Special Committee: We hereby consent to the inclusion of our opinion letter, dated April 26, 2021, to the Special Committee of the Board of Trustees

Registration Statement on Form S-4, as amended (File No. 333-259951)

TABLE OF CONTENTS As filed with the Securities and Exchange Commission on June 9, 2021 Registration No.

Summary of Trustee Compensation (Incorporated by reference to the Company’s Current Report on Form 8-K filed on May 28, 2021.)

Exhibit 10.2 RMR Mortgage Trust Summary of Trustee Compensation The following is a summary of the currently effective compensation of the Trustees of RMR Mortgage Trust (the ?Company?) for services as Trustees, which is subject to modification at any time by the Board of Trustees (the ?Board?) or the Compensation Committee of the Board, as applicable: ? Each Independent Trustee receives an annual

RMR Mortgage Trust 2021 Equity Compensation Plan (Incorporated by reference to the Company’s Current Report on Form 8-K filed on May 28, 2021.)

Exhibit 10.1 RMR MORTGAGE TRUST 2021 EQUITY COMPENSATION PLAN RMR Mortgage Trust hereby adopts the RMR Mortgage Trust 2021 Equity Compensation Plan, effective as of the Effective Date, subject to the approval of the Company?s shareholders. I. PURPOSE The Plan is intended to advance the interests of the Company and its subsidiaries, if any, by providing a means of rewarding selected officers and Tr

Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers, Financial Statements and Exhibits, Other Events, Submission of Matters to a Vote of Security Holders

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported): May 27, 2021 RMR MORTGAGE TRUST (Exact name of registrant as specified in its charter) maryland 001-34383 20-4649929 (State or other jurisdiction (Commission File Number) (IRS Employe