Service Properties Trust Fourth Quarter 2023 Financial Results and Supplemental Information February 28, 2024 Exhibit 99.2The Royal Sonesta Chicago Downtown Chicago, IL

2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Fourth Quarter 2023 Financial Results .............................................................................................................................................. 4 Fourth Quarter 2023 Highlights ........................................................................................................................................................................................................................... 5 FINANCIALS Key Financial Data .................................................................................................................................................................................................................................................. 7 Consolidated Statements of Income (Loss) ....................................................................................................................................................................................................... 8 Consolidated Balance Sheets ............................................................................................................................................................................................................................... 9 Debt Summary ......................................................................................................................................................................................................................................................... 10 Debt Maturity Schedule ......................................................................................................................................................................................................................................... 11 Leverage Ratios, Coverage Ratios and Public Debt Covenants .................................................................................................................................................................... 12 Capital Expenditures and Restricted Cash Activity .......................................................................................................................................................................................... 13 Property Acquisitions and Dispositions .............................................................................................................................................................................................................. 14 PORTFOLIO INFORMATION Portfolio Summary .................................................................................................................................................................................................................................................. 16 Consolidated Portfolio Diversification by Industry ........................................................................................................................................................................................... 17 Consolidated Portfolio by Geographical Diversification ................................................................................................................................................................................ 18 Hotel Portfolio by Brand ........................................................................................................................................................................................................................................ 19 Hotel Operating Statistics by Service Level - Comparable Hotels - Three Months Ended December 31, 2023 ................................................................................. 20 Hotel Operating Statistics by Service Level - Comparable Hotels - Year Ended December 31, 2023 .................................................................................................. 21 Hotel Operating Statistics by Service Level - All Hotels - Three Months Ended December 31, 2023 ................................................................................................... 22 Hotel Operating Statistics by Service Level - All Hotels - Year Ended December 31, 2023 .................................................................................................................... 23 Net Lease Portfolio by Brand ................................................................................................................................................................................................................................ 24 Net Lease Portfolio by Industry ............................................................................................................................................................................................................................ 25 Net Lease Portfolio by Tenant (Top 10) .............................................................................................................................................................................................................. 26 Net Lease Portfolio - Expiration Schedule ......................................................................................................................................................................................................... 27 Net Lease Portfolio - Occupancy Summary ....................................................................................................................................................................................................... 28 APPENDIX Company Profile and Research Coverage ......................................................................................................................................................................................................... 30 Governance Information ....................................................................................................................................................................................................................................... 31 Calculation of FFO and Normalized FFO ........................................................................................................................................................................................................... 32 Calculation of EBITDA, EBITDAre and Adjusted EBITDAre ............................................................................................................................................................................ 33 Calculation and Reconciliation of Hotel EBITDA - Comparable Hotels ....................................................................................................................................................... 34 Calculation and Reconciliation of Hotel EBITDA - All Hotels.......................................................................................................................................................................... 35 Notes to Consolidated Statements of Income (Loss) and Calculations of FFO, Normalized FFO, EBITDA, EBITDAre, Adjusted EBITDAre and Hotel EBITDA ................................................................................................................................................................................................................................................................. 36 Non-GAAP Financial Measures and Certain Definitions ................................................................................................................................................................................. 37 WARNING CONCERNING FORWARD-LOOKING STATEMENTS .............................................................................................................................................................................................. 39 SVC Nasdaq Listed Trading Symbols: Common Shares: SVC Investor Relations Contact: Stephen Colbert, Director (617) 231-3223 scolbert@svcreit.com ir@svcreit.com Corporate Headquarters: Two Newton Place 255 Washington Street, Suite 300 Newton, Massachusetts 02458-1634 www.svcreit.com All amounts in this presentation are unaudited. Additional information and reconciliations of Non-GAAP Financial 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 (February 28, 2024): Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended December 31, 2023. Dividend: SVC declared a quarterly distribution on its common shares of $0.20 per share to shareholders of record as of the close of business on January 22, 2024. This distribution was paid on February 15, 2024. Conference Call: A conference call to discuss SVC's fourth quarter results will be held on Thursday, February 29, 2024 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 6475223. 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 fourth 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 December 31, 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 December 31, 2023, SVC also owned 752 service-focused retail net lease properties totaling approximately 13.3 million square feet throughout the United States. SVC is managed by The RMR Group (Nasdaq: RMR), an alternative asset management company with over $41 billion in assets under management as of December 31, 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 Fourth Quarter 2023 Financial Results "SVC’s RevPAR performance this quarter met our expectations and was impacted by renovation activity at various hotels. We expect elevated renovation activity in the portfolio throughout 2024, which we believe will result in sustained operating improvements over time. Our net lease portfolio continues to provide a dependable cash flow stream led by our TA leases, which are guaranteed by an investment grade rated company in BP. After refinancing all our 2024 debt maturities during the quarter while maintaining a strong liquidity position, we are positioned to execute our plan of reinvesting in our hotels through strategic capital projects." Todd Hargreaves, President and Chief Investment Officer

5RETURN TO TABLE OF CONTENTS Fourth Quarter 2023 Highlights Financial Results • Net loss of $43.3 million, or $(0.26) per common share. • Normalized FFO of $50.0 million, or $0.30 per common share. • Adjusted EBITDAre of $141.2 million. Portfolio Update • Comparable Hotel RevPAR of $78.30. • Comparable Hotel EBITDA of $42.3 million. • Net Lease occupancy of 97.1% as of December 31, 2023. • Net Lease rent coverage of 2.46x. Investment Activity • Sold nine net lease properties with an aggregate 118,793 square feet for an aggregate sales price of $8.8 million, excluding closing costs. • Since January 1, 2024, SVC has sold one net lease property with 4,100 square feet for a sales price of $257 thousand, excluding closing costs. • As of February 22, 2024, SVC has entered into agreements to sell one hotel with 84 keys for a sales price of $3.3 million, excluding closing costs and four net lease properties with an aggregate of 55,276 square feet for an aggregate sales price of $3.1 million, excluding closing costs. Financing Activities • In November 2023, SVC issued $1.0 billion aggregate principal amount of 8.625% senior secured notes. The notes are secured by 70 travel centers. The net proceeds from this issuance were $967.5 million after initial purchaser discounts and offering costs. • In December 2023, SVC redeemed all $1.2 billion of senior unsecured notes maturing in 2024 at par. SVC funded these redemptions with the proceeds from the issuance of senior secured notes described above and cash on hand.

6RETURN TO TABLE OF CONTENTS Financials

7RETURN TO TABLE OF CONTENTS As of and For the Three Months Ended 12/31/2023 9/30/2023 6/30/2023 3/31/2023 12/31/2022 Selected Income Statement Data: Total revenues $ 444,050 $ 496,825 $ 503,779 $ 429,209 $ 455,219 Net (loss) income $ (43,323) $ (4,128) $ (11,278) $ 25,950 $ (31,409) FFO $ 51,316 $ 91,731 $ 93,751 $ 35,894 $ 73,128 Normalized FFO $ 50,036 $ 92,109 $ 95,127 $ 37,146 $ 73,266 Adjusted EBITDAre $ 141,154 $ 175,328 $ 185,324 $ 116,841 $ 150,534 Per Common Share Data (basic and diluted): Net (loss) income $ (0.26) $ (0.03) $ (0.07) $ 0.16 $ (0.19) FFO $ 0.31 $ 0.56 $ 0.57 $ 0.22 $ 0.44 Normalized FFO $ 0.30 $ 0.56 $ 0.58 $ 0.23 $ 0.44 Dividend Data: Annualized dividends paid per share during the period $ 0.80 $ 0.80 $ 0.80 $ 0.80 $ 0.80 Annualized dividend yield (at end of period) 9.4 % 10.4 % 9.2 % 8.0 % 11.0 % Annualized Normalized FFO payout ratio 66.7 % 35.7 % 34.5 % 87.0 % 45.5 % Selected Balance Sheet Data: Total gross assets $ 10,537,913 $ 10,733,398 $ 10,715,669 $ 10,505,429 $ 10,458,324 Total assets $ 7,356,116 $ 7,604,311 $ 7,649,651 $ 7,482,166 $ 7,488,191 Total liabilities $ 6,129,983 $ 6,302,361 $ 6,310,576 $ 6,100,261 $ 6,099,399 Total shareholders' equity $ 1,226,133 $ 1,301,950 $ 1,339,075 $ 1,381,905 $ 1,388,792 (dollars in thousands, except per share data) Key Financial Data Sonesta ES Suites Fort Lauderdale, FL As of 12/31/2023 Capitalization: Total common shares (at end of period) 165,769,595 Closing price (at end of period) $ 8.54 Equity market capitalization (at end of period) $ 1,415,672 Debt (principal balance) 5,633,569 Total market capitalization $ 7,049,241 Liquidity: Cash and cash equivalents $ 180,119 Available borrowings under secured revolving credit facility (1) 650,000 Total liquidity $ 830,119 (1) Availability under SVC's revolving credit facility is subject to meeting ongoing minimum performance and market values of the collateral properties, satisfying certain financial covenants and other credit facility conditions.

8RETURN TO TABLE OF CONTENTS Three Months Ended December 31, Year Ended December 31, 2023 2022 2023 2022 Revenues: Hotel operating revenues (1) $ 343,385 $ 350,501 $ 1,478,034 $ 1,467,344 Rental income (2) 100,665 104,718 395,829 395,667 Total revenues 444,050 455,219 1,873,863 1,863,011 Expenses: Hotel operating expenses (1)(3) 297,488 293,554 1,223,906 1,227,357 Net lease operating expenses 4,584 4,015 17,663 13,176 Depreciation and amortization 94,952 94,961 384,060 401,108 General and administrative 11,217 8,660 45,397 44,404 Transaction related costs (4) (3,556) — (1,623) 1,920 Loss on asset impairment, net (5) 27 1,269 9,544 10,989 Total expenses 404,712 402,459 1,678,947 1,698,954 Gain on sale of real estate, net (6) 1,280 3,583 43,239 47,818 (Loss) gain on equity securities, net — (10,841) 48,837 (8,104) Interest income 9,099 644 20,979 3,379 Interest expense (including amortization of debt issuance costs, discounts and premiums of $7,066, $3,846, $25,710 and $19,375, respectively) (89,979) (77,891) (336,342) (341,795) Loss on early extinguishment of debt (7) (1,242) — (1,524) (791) Loss before income tax benefit and equity in (losses) earnings of an investee (41,504) (31,745) (29,895) (135,436) Income tax benefit 723 1,757 1,498 199 Equity in (losses) earnings of an investee (2,542) (1,421) (4,382) 2,856 Net loss $ (43,323) $ (31,409) $ (32,779) $ (132,381) Weighted average common shares outstanding (basic and diluted) 165,154 164,862 164,988 164,738 Net loss per common share (basic and diluted) $ (0.26) $ (0.19) $ (0.20) $ (0.80) (amounts in thousands, except per share data) Consolidated Statements of Income (Loss) See accompanying notes on page 36.

9RETURN TO TABLE OF CONTENTS Consolidated Balance Sheets December 31, 2023 2022 ASSETS Real estate properties: Land $ 1,972,145 $ 1,902,587 Buildings, improvements and equipment 7,814,192 7,658,282 Total real estate properties, gross 9,786,337 9,560,869 Accumulated depreciation (3,181,797) (2,970,133) Total real estate properties, net 6,604,540 6,590,736 Acquired real estate leases and other intangibles, net 130,622 252,357 Assets held for sale 10,500 121,905 Cash and cash equivalents 180,119 38,369 Restricted cash 17,711 7,051 Equity method investment 113,304 112,617 Investment in equity securities — 53,055 Due from related persons 6,376 35,033 Other assets, net 292,944 277,068 Total assets $ 7,356,116 $ 7,488,191 LIABILITIES AND SHAREHOLDERS' EQUITY Revolving credit facility $ — $ — Senior secured notes, net 968,017 — Senior unsecured notes, net 3,993,327 5,655,530 Mortgage notes payable, net 558,876 — Accounts payable and other liabilities 587,005 425,960 Due to related persons 22,758 17,909 Total liabilities 6,129,983 6,099,399 Commitments and contingencies Shareholders' equity: Common shares of beneficial interest, $.01 par value; 200,000,000 shares authorized; 165,769,595 and 165,452,566 shares issued and outstanding, respectively 1,658 1,655 Additional paid in capital 4,557,473 4,554,861 Cumulative other comprehensive income 2,318 2,383 Cumulative net income 2,470,500 2,503,279 Cumulative common distributions (5,805,816) (5,673,386) Total shareholders' equity 1,226,133 1,388,792 Total liabilities and shareholders' equity $ 7,356,116 $ 7,488,191 (dollars in thousands, except per share data) Sonesta Irvine Irvine, CA