Service Properties Trust Third Quarter 2023 Financial Results and Supplemental Information November 6, 2023 Exhibit 99.2TA - 065 Seymour Seymour, IN

2RETURN TO TABLE OF CONTENTS Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Third Quarter 2023 Financial Results ................................................................................................................................................ 4 Third Quarter 2023 Highlights ............................................................................................................................................................................................................................. 5 Third 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 by Geographical Diversification ................................................................................................................................................................................ 19 Hotel Portfolio by Brand ........................................................................................................................................................................................................................................ 20 Hotel Operating Statistics by Service Level - Comparable Hotels - three months ended September 30, 2023 ................................................................................. 21 Hotel Operating Statistics by Service Level - Comparable Hotels - nine months ended September 30, 2023 ................................................................................... 22 Hotel Operating Statistics by Service Level - All Hotels - three months ended September 30, 2023 ................................................................................................... 23 Hotel Operating Statistics by Service Level - All Hotels - nine months ended September 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.

3RETURN TO TABLE OF CONTENTS Quarterly Results

4RETURN TO TABLE OF CONTENTS Newton, MA (November 6, 2023): Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended September 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 October 23, 2023. This distribution will be paid on or about November 16, 2023. Conference Call: A conference call to discuss SVC's third quarter results will be held on Tuesday, November 7, 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 4473174. 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 third quarter conference call are strictly prohibited without the prior written consent of SVC. About Service Properties 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 September 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 September 30, 2023, SVC also owned 761 retail service-focused net lease properties totaling approximately 13.4 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 September 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 Third Quarter 2023 Financial Results "SVC’s third quarter hotel portfolio performance was in line with our expectations and reflects ongoing year over year RevPAR growth. The net lease portfolio continues to provide dependable cash flows and is anchored by our TA leases, which are backed by an investment grade company in BP. With over $1 billion of total liquidity and a large portfolio of unencumbered assets, our balance sheet is well positioned to address upcoming debt maturities." Todd Hargreaves, President and Chief Investment Officer

5RETURN TO TABLE OF CONTENTS Third Quarter 2023 Highlights Financial Results • Net loss of $4.1 million, or $(0.03) per common share. • Normalized FFO of $92.1 million, or $0.56 per common share. • Adjusted EBITDAre of $175.3 million. Portfolio Update • Comparable Hotel RevPAR of $94.54. • Comparable Hotel EBITDA of $77.0 million. • Net Lease occupancy of 95.8%. • Net Lease rent coverage of 2.72x. Investment Activity • Sold two net lease properties with an aggregate 39,133 square feet for an aggregate sales price of $3.7 million, excluding closing costs. • Since October 1, 2023, SVC has sold two net lease properties with an aggregate 9,537 square feet for an aggregate sales price of $1.2 million, excluding closing costs. Liquidity and Financing Activities • As of September 30, 2023, SVC had over $1.0 billion of liquidity, including $418.2 million of cash and cash equivalents and $650.0 million available to borrow under its revolving credit facility.

6RETURN TO TABLE OF CONTENTS Third Quarter 2023 Results Three Months Ended September 30, Consolidated Financial Results 2023 2022 Change Net (loss) income $ (4,128) $ 7,500 $ (11,628) Net (loss) income per common share (basic and diluted) $ (0.03) $ 0.05 $ (0.08) FFO $ 91,731 $ 88,397 $ 3,334 FFO per common share (basic and diluted) $ 0.56 $ 0.54 $ 0.02 Normalized FFO $ 92,109 $ 88,458 $ 3,651 Normalized FFO per common share (basic and diluted) $ 0.56 $ 0.54 $ 0.02 EBITDA $ 170,408 $ 191,144 (10.8 %) Adjusted EBITDAre $ 175,328 $ 173,455 1.1 % Hotel Results Comparable Hotels No. of hotels 219 219 — No. of rooms or suites 37,429 37,429 — Occupancy 67.3 % 66.4 % 0.9 pts ADR $ 140.47 $ 141.23 (0.5 %) Hotel RevPAR $ 94.54 $ 93.78 0.8 % Hotel EBITDA $ 76,981 $ 77,744 (1.0 %) Hotel EBITDA margin 19.7 % 20.5 % (0.8) pts All Hotels No. of hotels 221 242 (21) No. of rooms or suites 37,777 40,563 (2,786) Occupancy 67.2 % 65.8 % 1.4 pts ADR $ 140.77 $ 140.05 0.5 % Hotel RevPAR $ 94.60 $ 92.15 2.7 % Hotel EBITDA $ 75,495 $ 78,944 (4.4 %) Hotel EBITDA margin 19.1 % 19.7 % (0.6) pts Net Lease Metrics Number of properties 761 769 (8) Occupancy 95.8 % 97.3 % (1.5) pts Rent Coverage 2.72x 2.88x -0.16x Royal Sonesta Houston Galleria Houston, TX * 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 9/30/2023 6/30/2023 3/31/2023 12/31/2022 9/30/2022 Selected Income Statement Data: Total revenues $ 496,825 $ 503,779 $ 429,209 $ 455,219 $ 498,521 Net (loss) income $ (4,128) $ (11,278) $ 25,950 $ (31,409) $ 7,500 FFO $ 91,731 $ 93,751 $ 35,894 $ 73,128 $ 88,397 Normalized FFO $ 92,109 $ 95,127 $ 37,146 $ 73,266 $ 88,458 Adjusted EBITDAre $ 175,328 $ 185,324 $ 116,841 $ 150,534 $ 173,455 Per Common Share Data (basic and diluted): Net (loss) income $ (0.03) $ (0.07) $ 0.16 $ (0.19) $ 0.05 FFO $ 0.56 $ 0.57 $ 0.22 $ 0.44 $ 0.54 Normalized FFO $ 0.56 $ 0.58 $ 0.23 $ 0.44 $ 0.54 Dividend Data: Annualized dividends paid per share during the period $ 0.80 $ 0.80 $ 0.80 $ 0.80 $ 0.04 Annualized dividend yield (at end of period) 10.4 % 9.2 % 8.0 % 11.0 % 0.8 % Annualized Normalized FFO payout ratio 35.7 % 34.5 % 87.0 % 45.5 % 1.9 % Selected Balance Sheet Data: Total gross assets $ 10,733,398 $ 10,715,669 $ 10,505,429 $ 10,458,324 $ 10,561,906 Total assets $ 7,604,311 $ 7,649,651 $ 7,482,166 $ 7,488,191 $ 7,632,713 Total liabilities $ 6,302,361 $ 6,310,576 $ 6,100,261 $ 6,099,399 $ 6,180,795 Total shareholders' equity $ 1,301,950 $ 1,339,075 $ 1,381,905 $ 1,388,792 $ 1,451,918 (amounts in thousands, except per share data) Key Financial Data Sonesta ES Suites Fort Lauderdale, FL As of 9/30/2023 Capitalization: Total common shares (at end of period) 165,772 Closing price (at end of period) $ 7.69 Equity market capitalization (at end of period) $ 1,274,787 Debt (principal balance) 5,809,058 Total market capitalization $ 7,083,845 Liquidity: Cash and cash equivalents $ 418,162 Available borrowings under revolving credit facility 650,000 Total liquidity $ 1,068,162

9RETURN TO TABLE OF CONTENTS Three Months Ended September 30, Nine Months Ended September 30, 2023 2022 2023 2022 Revenues: Hotel operating revenues (1) $ 395,526 $ 400,453 $ 1,134,649 $ 1,116,843 Rental income (2) 101,299 97,798 295,164 290,949 Total revenues 496,825 498,251 1,429,813 1,407,792 Expenses: Hotel operating expenses (1)(3) 317,752 318,266 926,418 933,803 Other operating expenses 4,802 3,511 13,079 9,162 Depreciation and amortization 94,498 101,514 289,108 306,147 General and administrative 10,849 11,293 34,180 35,743 Transaction related costs (4) 115 — 1,933 1,920 Loss on asset impairment, net (5) 512 1,172 9,517 9,720 Total expenses 428,528 435,756 1,274,235 1,296,495 Gain (loss) on sale of real estate, net (6) 123 (164) 41,959 44,235 Gain on equity securities, net (7) — 23,056 48,837 2,737 Interest income 5,626 1,442 11,880 2,735 Interest expense (including amortization of debt issuance costs and debt discounts and premiums of $6,608, $4,595, $18,644 and $15,529, respectively) (82,280) (81,740) (246,363) (263,904) Loss on early extinguishment of debt (8) — — (282) (791) (Loss) income before income taxes and equity in earnings of an investee (8,234) 5,089 11,609 (103,691) Income tax benefit (expense) 2,242 (390) 775 (1,558) Equity in earnings (losses) of an investee (9) 1,864 2,801 (1,840) 4,277 Net (loss) income $ (4,128) $ 7,500 $ 10,544 $ (100,972) Weighted average common shares outstanding (basic and diluted) 165,027 164,745 164,933 164,697 Net (loss) income per common share (basic and diluted) $ (0.03) $ 0.05 $ 0.06 $ (0.61) (amounts in thousands, except per share data) Condensed Consolidated Statements of Income (Loss) See accompanying notes on page 39. Sonesta ES Suites Andover Boston Andover, MA

10RETURN TO TABLE OF CONTENTS September 30, 2023 December 31, 2022 ASSETS Real estate properties: Land $ 1,972,945 $ 1,902,587 Buildings, improvements and equipment 7,745,858 7,658,282 Total real estate properties, gross 9,718,803 9,560,869 Accumulated depreciation (3,129,087) (2,970,133) Total real estate properties, net 6,589,716 6,590,736 Acquired real estate leases and other intangibles, net 137,366 252,357 Assets held for sale 13,567 121,905 Cash and cash equivalents 418,162 38,369 Restricted cash 17,366 7,051 Equity method investments 110,533 112,617 Investment in equity securities — 53,055 Due from related persons 28,497 35,033 Other assets, net 289,104 277,068 Total assets $ 7,604,311 $ 7,488,191 LIABILITIES AND SHAREHOLDERS' EQUITY Senior unsecured notes, net $ 5,164,302 $ 5,655,530 Mortgage notes payable, net 556,447 — Accounts payable and other liabilities 568,325 425,960 Due to related persons 13,287 17,909 Total liabilities 6,302,361 6,099,399 Commitments and contingencies Shareholders' equity: Common shares of beneficial interest, $.01 par value; 200,000,000 shares authorized; 165,772,040 and 165,452,566 shares issued and outstanding, respectively 1,658 1,655 Additional paid in capital 4,556,991 4,554,861 Cumulative other comprehensive income 2,139 2,383 Cumulative net income available for common shareholders 2,513,823 2,503,279 Cumulative common distributions (5,772,661) (5,673,386) Total shareholders' equity 1,301,950 1,388,792 Total liabilities and shareholders' equity $ 7,604,311 $ 7,488,191 Condensed Consolidated Balance Sheets (dollars in thousands, except share data) Sonesta Select Miami Lakes Hialeah (Miami Lakes), FL