Service Properties Trust Second Quarter 2023 Financial Results and Supplemental Information August 7, 2023 Exhibit 99.2Sonesta Philadelphia Downtown Philadelphia, PA

2RETURN TO TABLE OF CONTENTS Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Second Quarter 2023 Financial Results ............................................................................................................................................ 4 Second Quarter 2023 Highlights ......................................................................................................................................................................................................................... 5 Second Quarter 2023 Results ............................................................................................................................................................................................................................... 6 FINANCIALS Key Financial Data .................................................................................................................................................................................................................................................. 8 Condensed Consolidated Statements of Income (Loss) ................................................................................................................................................................................. 9 Condensed Consolidated Balance Sheets ........................................................................................................................................................................................................ 10 Debt Summary ......................................................................................................................................................................................................................................................... 11 Debt Maturity Schedule ......................................................................................................................................................................................................................................... 12 Leverage Ratios, Coverage Ratios and Public Debt Covenants .................................................................................................................................................................... 13 Capital Expenditures and Restricted Cash Activity .......................................................................................................................................................................................... 14 Property Acquisitions and Dispositions Information Since January 1, 2023 ............................................................................................................................................... 15 PORTFOLIO INFORMATION Portfolio Summary .................................................................................................................................................................................................................................................. 17 Consolidated Portfolio Diversification by Industry ........................................................................................................................................................................................... 18 Consolidated Portfolio Geographical Diversification ...................................................................................................................................................................................... 19 Hotel Portfolio by Brand ........................................................................................................................................................................................................................................ 20 Hotel Operating Statistics by Service Level - Comparable Hotels - three months ended June 30, 2023 ............................................................................................. 21 Hotel Operating Statistics by Service Level - Comparable Hotels - six months ended June 30, 2023 .................................................................................................. 22 Hotel Operating Statistics by Service Level - All Hotels - three months ended June 30, 2023 ............................................................................................................... 23 Hotel Operating Statistics by Service Level - All Hotels - six months ended June 30, 2023 .................................................................................................................... 24 Net Lease Portfolio by Brand ................................................................................................................................................................................................................................ 25 Net Lease Portfolio by Industry ............................................................................................................................................................................................................................ 26 Net Lease Portfolio by Tenant (Top 10) .............................................................................................................................................................................................................. 27 Net Lease Portfolio - Expiration Schedule ......................................................................................................................................................................................................... 28 Net Lease Portfolio - Occupancy Summary ....................................................................................................................................................................................................... 29 APPENDIX Company Profile and Research Coverage ......................................................................................................................................................................................................... 31 Governance Information ....................................................................................................................................................................................................................................... 32 Non-GAAP Financial Measures and Certain Definitions ................................................................................................................................................................................. 33 Calculation of FFO and Normalized FFO ........................................................................................................................................................................................................... 35 Calculation of EBITDA, EBITDAre and Adjusted EBITDAre ............................................................................................................................................................................ 36 Calculation and Reconciliation of Hotel EBITDA - Comparable Hotels ...................................................................................................................................................... 37 Calculation and Reconciliation of Hotel EBITDA - All Hotels.......................................................................................................................................................................... 38 Notes to Condensed Consolidated Statements of Income (Loss) and Calculations of FFO, Normalized FFO, EBITDA, EBITDAre, Adjusted EBITDAre and Hotel EBITDA ...................................................................................................................................................................................................................................................... 39 WARNING CONCERNING FORWARD-LOOKING STATEMENTS .............................................................................................................................................................................................. 40 SVC Nasdaq Listed Trading Symbols: Common Shares: SVC Investor Relations Contact: Stephen Colbert, Director (617) 231-3223 scolbert@svcreit.com Corporate Headquarters: Two Newton Place 255 Washington Street, Suite 300 Newton, Massachusetts 02458-1634 All amounts in this presentation are unaudited. Additional information and reconciliations of Non-GAAP measures to amounts determined in accordance with U.S. GAAP appear in the appendix to this presentation. Please refer to Non-GAAP Financial Measures and Certain Definitions for terms used throughout this presentation. Dollar amounts in thousands, unless otherwise noted.

3RETURN TO TABLE OF CONTENTS Quarterly Results

4RETURN TO TABLE OF CONTENTS Newton, MA (August 7, 2023): Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended June 30, 2023. Dividend: SVC has declared a quarterly distribution on its common shares of $0.20 per share to shareholders of record as of the close of business on July 24, 2023. This distribution will be paid on or about August 17, 2023. Conference Call: A conference call to discuss SVC's second quarter results will be held on Tuesday, August 8, 2023 at 10:00 a.m. Eastern Time. The conference call may be accessed by dialing (877) 329-3720 or (412) 317-5434 (if calling from outside the United States and Canada); a pass code is not required. A replay will be available for one week by dialing (412) 317-0088; the replay pass code is 7508126. A live audio webcast of the conference call will also be available in a listen-only-mode on SVC’s website, at www.svcreit.com. The archived webcast will be available for replay on SVC’s website after the call. The transcription, recording and retransmission in any way of SVC's second quarter conference call are strictly prohibited without the prior written consent of SVC. About Service Properties Income Trust: Service Properties Trust (Nasdaq: SVC) is a real estate investment trust, or REIT, with over $11 billion invested in two asset categories: hotels and service-focused retail net lease properties. As of June 30, 2023, SVC owned 221 hotels with over 37,000 guest rooms throughout the United States and in Puerto Rico and Canada, the majority of which are extended stay and select service. As of June 30, 2023, SVC also owned 763 retail service-focused net lease properties totaling approximately 13.5 million square feet throughout the United States. SVC is managed by The RMR Group (Nasdaq: RMR), an alternative asset management company with approximately $36 billion in assets under management as of June 30, 2023 and more than 35 years of institutional experience in buying, selling, financing and operating commercial real estate. SVC is headquartered in Newton, MA. For more information, visit www.svcreit.com. Service Properties Trust Announces Second Quarter 2023 Financial Results "Second quarter results continued solid year over year growth seen in our hotel portfolio along with the ongoing strength in the net lease business. Our largest tenant is now backed by an investment grade company in BP and with our new long term revolving credit facility and the cash we received from the TA transaction, we currently have over $1 billion in total liquidity." Todd Hargreaves, President and Chief Investment Officer

5RETURN TO TABLE OF CONTENTS Second Quarter 2023 Highlights Financial Results • Net loss of $11.3 million, or $(0.07) per common share. • Normalized FFO of $95.1 million, or $0.58 per common share. • Adjusted EBITDAre of $185.3 million. Portfolio Update • Comparable Hotel RevPAR of $97.07. • Comparable Hotel EBITDA of $93.4 million. • Net Lease occupancy of 96.1%. • Net Lease rent coverage of 2.94x. Investment Activity • Purchased one hotel with 250 keys for a purchase price of $165.4 million, excluding closing costs. • Sold two net lease properties with 2,384 square feet for an aggregate sales price of $620.0 thousand, excluding closing costs. Liquidity and Financing Activities • As of June 30, 2023, SVC had over $1.0 billion of liquidity, including $434.9 million of cash and cash equivalents and $650.0 million available to borrow under its revolving credit facility. • SVC entered into a new $650.0 million secured revolving credit facility. The maturity date of the new facility is June 29, 2027, and includes two six-month extensions at the borrower’s option. Interest paid on drawings under the new facility is based on SOFR plus a margin (currently 2.50%). The new facility is secured by 69 properties (66 hotels and three net lease properties). TA Agreement • As previously announced, SVC amended its leases and guarantees with TravelCenters of America Inc. (Nasdaq: TA) effective upon the completion of the acquisition of TA by BP p.l.c. (NYSE: BP) on May 15, 2023 for cash consideration of $86.00 per share of TA common stock outstanding. • SVC received a total of $379.2 million in cash for the TA shares it owned, the sale of the TA tradenames and trademarks to BP and rent prepaid by BP.

6RETURN TO TABLE OF CONTENTS Second Quarter 2023 Results Three Months Ended June 30, Consolidated Financial Results 2023 2022 Change Net (loss) income $ (11,278) $ 11,350 $ (22,628) Net (loss) income per common share (basic and diluted) $ (0.07) $ 0.07 $ (0.14) FFO $ 93,751 $ 87,031 $ 6,720 FFO per common share (basic and diluted) $ 0.57 $ 0.53 $ 0.04 Normalized FFO $ 95,127 $ 89,158 $ 5,969 Normalized FFO per common share (basic and diluted) $ 0.58 $ 0.54 $ 0.04 EBITDA $ 171,043 $ 202,163 (15.4 %) Adjusted EBITDAre $ 185,324 $ 181,873 1.9 % Hotel Results Comparable Hotels No. of hotels 219 219 — No. of rooms or suites 37,429 37,429 — Occupancy 67.7 % 67.4 % 0.3 pts ADR $ 143.38 $ 140.06 2.4 % Hotel RevPAR $ 97.07 $ 94.40 2.8 % Hotel EBITDA $ 93,398 $ 86,852 7.5 % Hotel EBITDA margin 23.2 % 22.9 % 0.3 pts All Hotels No. of hotels 221 247 (26) No. of rooms or suites 37,777 41,166 (3,389) Occupancy 67.6 % 66.6 % 1.0 pts ADR $ 144.32 $ 138.43 4.3 % Hotel RevPAR $ 97.56 $ 92.19 5.8 % Hotel EBITDA $ 93,144 $ 89,997 3.5 % Hotel EBITDA margin 23.0 % 21.5 % 1.5 pts Net Lease Metrics Number of properties 763 775 (12) Occupancy 96.1 % 97.8 % (1.7 pts) Rent Coverage 2.94x 2.80x 0.14x Sonesta Suites Scottsdale Gainey Ranch Scottsdale, AZ * Dollars are in thousands, except per share data and hotel statistics.

7RETURN TO TABLE OF CONTENTS Financials

8RETURN TO TABLE OF CONTENTS As of and For the Three Months Ended 6/30/2023 3/31/2023 12/31/2022 9/30/2022 6/30/2022 Selected Income Statement Data: Total revenues $ 503,779 $ 429,209 $ 455,219 $ 498,521 $ 515,777 Net (loss) income $ (11,278) $ 25,950 $ (31,409) $ 7,500 $ 11,350 FFO $ 93,751 $ 35,894 $ 73,128 $ 88,397 $ 87,031 Normalized FFO $ 95,127 $ 37,146 $ 73,266 $ 88,458 $ 89,158 Adjusted EBITDAre $ 185,324 $ 116,841 $ 150,534 $ 173,455 $ 181,873 Per Common Share Data (basic and diluted): Net (loss) income $ (0.07) $ 0.16 $ (0.19) $ 0.05 $ 0.07 FFO $ 0.57 $ 0.22 $ 0.44 $ 0.54 $ 0.53 Normalized FFO $ 0.58 $ 0.23 $ 0.44 $ 0.54 $ 0.54 Dividend Data: Annualized dividends paid per share during the period $ 0.80 $ 0.80 $ 0.80 $ 0.04 $ 0.04 Annualized dividend yield (at end of period) 9.2 % 8.0 % 11.0 % 0.8 % 0.8 % Annualized Normalized FFO payout ratio 34.5 % 87.0 % 45.5 % 1.9 % 1.9 % Selected Balance Sheet Data: Total gross assets $ 10,715,669 $ 10,505,429 $ 10,458,324 $ 10,561,906 $ 11,222,613 Total assets $ 7,649,651 $ 7,482,166 $ 7,488,191 $ 7,632,713 $ 8,331,559 Total liabilities $ 6,310,576 $ 6,100,261 $ 6,099,399 $ 6,180,795 $ 6,886,687 Total shareholders' equity $ 1,339,075 $ 1,381,905 $ 1,388,792 $ 1,451,918 $ 1,444,872 (amounts in thousands, except per share data) Key Financial Data Sonesta ES Suites Fort Lauderdale, FL As of 6/30/2023 Capitalization: Total common shares (at end of period) 165,484 Closing price (at end of period) $ 8.69 Equity market capitalization (at end of period) $ 1,438,056 Debt (principal balance) 5,809,548 Total market capitalization $ 7,247,604 Liquidity: Cash and cash equivalents $ 434,867 Available borrowings under revolving credit facility 650,000 Total liquidity $ 1,084,867

9RETURN TO TABLE OF CONTENTS Three Months Ended June 30, Six Months Ended June 30, 2023 2022 2023 2022 Revenues: Hotel operating revenues (1) $ 404,327 $ 418,984 $ 739,123 $ 716,390 Rental income (2) 99,452 96,793 193,865 193,151 Total revenues 503,779 515,777 932,988 909,541 Expenses: Hotel operating expenses (1)(3) 309,100 325,194 608,666 615,537 Other operating expenses 4,372 3,179 8,277 5,650 Depreciation and amortization 94,571 100,520 194,610 204,633 General and administrative 12,420 12,665 23,331 24,452 Transaction related costs (4) 931 743 1,818 1,920 Loss on asset impairment, net (5) 9,005 3,048 9,005 8,548 Total expenses 430,399 445,349 845,707 860,740 (Loss) gain on sale of real estate, net (6) (62) 38,851 41,836 44,399 (Loss) gain on equity securities, net (7) (593) (10,059) 48,837 (20,319) Interest income 3,468 1,021 6,254 1,294 Interest expense (including amortization of debt issuance costs and debt discounts and premiums of $6,804, $5,021, $12,036 and $10,934, respectively) (82,503) (89,820) (164,083) (182,164) Loss on early extinguishment of debt (8) (238) (791) (282) (791) (Loss) income before income taxes and equity in earnings of an investee (6,548) 9,630 19,843 (108,780) Income tax expense (5,247) (473) (1,467) (1,168) Equity in earnings (losses) of an investee (9) 517 2,193 (3,704) 1,476 Net (loss) income $ (11,278) $ 11,350 $ 14,672 $ (108,472) Weighted average common shares outstanding (basic and diluted) 164,902 164,677 164,884 164,672 Net (loss) income per common share (basic and diluted) $ (0.07) $ 0.07 $ 0.09 $ (0.66) (amounts in thousands, except per share data) Condensed Consolidated Statements of Income (Loss) See accompanying notes on page 39. Sonesta Simply Suites Jacksonville Jacksonville, FL

10RETURN TO TABLE OF CONTENTS June 30, 2023 December 31, 2022 ASSETS Real estate properties: Land $ 1,975,339 $ 1,902,587 Buildings, improvements and equipment 7,705,657 7,658,282 Total real estate properties, gross 9,680,996 9,560,869 Accumulated depreciation (3,066,018) (2,970,133) Total real estate properties, net 6,614,978 6,590,736 Acquired real estate leases and other intangibles, net 145,597 252,357 Assets held for sale 14,080 121,905 Cash and cash equivalents 434,867 38,369 Restricted cash 15,758 7,051 Equity method investments 108,913 112,617 Investment in equity securities — 53,055 Due from related persons 30,017 35,033 Other assets, net 285,441 277,068 Total assets $ 7,649,651 $ 7,488,191 LIABILITIES AND SHAREHOLDERS' EQUITY Senior unsecured notes, net $ 5,161,403 $ 5,655,530 Mortgage notes payable, net 554,058 — Accounts payable and other liabilities 584,522 425,960 Due to related persons 10,593 17,909 Total liabilities 6,310,576 6,099,399 Commitments and contingencies Shareholders' equity: Common shares of beneficial interest, $.01 par value; 200,000,000 shares authorized; 165,483,834 and 165,452,566 shares issued and outstanding, respectively 1,655 1,655 Additional paid in capital 4,556,650 4,554,861 Cumulative other comprehensive income 2,384 2,383 Cumulative net income available for common shareholders 2,517,951 2,503,279 Cumulative common distributions (5,739,565) (5,673,386) Total shareholders' equity 1,339,075 1,388,792 Total liabilities and shareholders' equity $ 7,649,651 $ 7,488,191 Condensed Consolidated Balance Sheets (dollars in thousands, except share data) Sonesta Simply Suites Falls Church Falls Church, VA