Financial Results and Supplemental Information THIRD QUARTER 2025 November 5, 2025 Exhibit 99.2 24225 W. Lorenzo Road Wilmington, IL

2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Third Quarter 2025 Financial Results .......................................................................................................................... 4 Third Quarter 2025 Highlights ....................................................................................................................................................................................................... 5 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 Debt Covenants .......................................................................................................................................................... 13 Capital Expenditures Summary ..................................................................................................................................................................................................... 14 Property Acquisitions and Dispositions ....................................................................................................................................................................................... 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 - All Hotels - Three Months Ended September 30, 2025 ............................................................................ 21 Hotel Operating Statistics by Service Level - All Hotels - Nine Months Ended September 30, 2025 .............................................................................. 22 Net Lease Portfolio by Brand ......................................................................................................................................................................................................... 23 Net Lease Portfolio by Industry ...................................................................................................................................................................................................... 24 Net Lease Portfolio by Tenant (Top 10) ....................................................................................................................................................................................... 25 Net Lease Portfolio - Expiration Schedule ................................................................................................................................................................................... 26 Net Lease Portfolio - Occupancy Summary ................................................................................................................................................................................. 27 APPENDIX Company Profile and Research Coverage .................................................................................................................................................................................. 29 Governance Information ................................................................................................................................................................................................................. 30 Calculation of FFO, Normalized FFO and CAD .......................................................................................................................................................................... 31 Calculation of EBITDA, EBITDAre and Adjusted EBITDAre ..................................................................................................................................................... 32 Calculation and Reconciliation of Hotel EBITDA and Adjusted Hotel EBITDA - All Hotels ................................................................................................ 33 Notes to Condensed Consolidated Statements of Income (Loss) and Calculations of FFO, Normalized FFO, CAD, EBITDA, EBITDAre, Adjusted EBITDAre, Hotel EBITDA and Adjusted Hotel EBITDA ........................................................................................................................................ 34 Non-GAAP Financial Measures and Certain Definitions ........................................................................................................................................................... 35 WARNING CONCERNING FORWARD-LOOKING STATEMENTS .................................................................................................................................................................... 38 SVC Nasdaq Listed Trading Symbols: Common Shares: SVC Investor Relations Contact: Kevin Barry, Senior Director (617) 796-8232 kbarry@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 (November 5, 2025): Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended September 30, 2025. Distribution: SVC declared a quarterly distribution on its common shares of $0.01 per share to shareholders of record as of the close of business on October 27, 2025. This distribution will be paid on or about November 13, 2025. Conference Call: A conference call to discuss SVC’s third quarter results will be held on Thursday, November 6, 2025 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 (877) 344-7529; the replay pass code is 1667248. 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: SVC is a real estate investment trust, or REIT, with over $10 billion invested in two asset categories: hotels and service-focused retail net lease properties. As of September 30, 2025, SVC owned 160 hotels with over 29,000 guest rooms throughout the United States and in Puerto Rico and Canada. As of September 30, 2025, SVC also owned 752 service-focused retail net lease properties with over 13.1 million square feet throughout the United States. SVC is managed by The RMR Group (Nasdaq: RMR), a leading U.S. alternative asset management company with approximately $39 billion in assets under management as of September 30, 2025, 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 2025 Financial Results “SVC’s third quarter performance underscores our ongoing efforts to reposition the company and enhance our financial stability. We were active in the capital markets, successfully completing a zero-coupon bond offering that raised $490 million in net proceeds, and we generated nearly $300 million through hotel asset sales. We used the net proceeds of the offering to reduce near-term debt, resulting in no significant maturities until 2027. Within our hotel portfolio, RevPAR was consistent with our guidance, while hotel EBITDA fell below our expectations, primarily due to the impact of hotel dispositions during the quarter. Looking ahead to 2026, our priorities remain centered on driving EBITDA growth within our hotel portfolio, supported by the completion of multiple renovations in 2024 and 2025, and a disciplined approach to acquiring net lease assets to further optimize our portfolio. We believe these initiatives will continue to strengthen the resilience and growth potential of our cash flows, delivering meaningful value to our shareholders.” Christopher Bilotto President and Chief Executive Officer Christopher Bilotto President and Chief Executive Officer

5RETURN TO TABLE OF CONTENTS Third Quarter 2025 Highlights Financial Results • Net loss of $46.9 million, or $0.28 per common share. • Normalized FFO of $33.9 million, or $0.20 per common share. • Adjusted EBITDAre of $145.0 million. Portfolio Update • Hotel RevPAR of $100.25. • Adjusted Hotel EBITDA of $45.4 million. • Net Lease occupancy of 97.3% as of September 30, 2025. • Net Lease rent coverage of 2.04x. Update on Hotel Sales • During the third quarter, sold 40 hotels with a total of 5,565 keys for a combined sales price of $292.4 million. • Since October 1st, sold six hotels with a total of 777 keys for a combined sales price of $66.5 million. • Remain under purchase and sale agreements for 69 hotels with a total of 8,695 keys for a combined sales price of $567.5 million. ◦ Closings expected to occur in Q4 2025. • Hotel sales proceeds expected to total $958.9 million in 2025. Note: All sales prices referenced above exclude closing costs.

6RETURN TO TABLE OF CONTENTS Third Quarter 2025 Highlights (Continued) Other Investment Activity • Invested $47.0 million in CapEx during the third quarter. • During the third quarter, acquired 13 net lease properties with a total of 67,450 square feet for a combined purchase price of $24.8 million, a weighted average lease term of 13.9 years and rent coverage of 2.61x. • Since October 1st, acquired four net lease properties with a total of 21,703 square feet for a combined purchase price of $15.9 million and entered into agreements to acquire five net lease properties with a total of 111,279 square feet for a combined purchase price of $25.4 million. • During the third quarter, sold three net lease properties with a total of 43,407 square feet for a combined sales price of $2.2 million. • Sold one net lease property in November 2025 with 37,440 square feet for a sales price of $0.6 million. Note: All sales and purchase prices referenced above exclude closing costs. Financing/ Liquidity • Redeemed $350.0 million of 5.25% senior unsecured notes due 2026 at par plus accrued interest using cash on hand. • Issued $580.2 million of zero coupon senior secured notes due September 2027, with a one-year extension option. The net proceeds from this offering were approximately $490.0 million. • In October 2025, SVC redeemed all $450.0 million of 4.75% senior unsecured notes due 2026 at par plus accrued interest and the make whole amount of $1.8 million using cash on hand and borrowings under its revolving credit facility. • SVC is currently in compliance with all of its debt covenants and has no significant debt maturities until February 2027 and $650.0 million of available borrowing capacity under its revolving credit facility.

7RETURN TO TABLE OF CONTENTS Financials

8RETURN TO TABLE OF CONTENTS As of and for the Three Months Ended 9/30/2025 6/30/2025 3/31/2025 12/31/2024 9/30/2024 Selected Income Statement Data: Total revenues $ 478,770 $ 503,436 $ 435,179 $ 456,559 $ 491,171 Net loss $ (46,945) $ (38,159) $ (116,435) $ (76,392) $ (46,901) FFO $ 30,432 $ 55,863 $ 10,186 $ 18,946 $ 52,736 Normalized FFO $ 33,910 $ 57,603 $ 10,836 $ 28,617 $ 52,869 CAD $ (14,600) $ 16,795 $ (34,606) $ (55,839) $ (37,510) Rolling four quarter CAD $ (88,250) $ (111,160) $ (124,511) $ (140,615) $ (148,057) Adjusted EBITDAre $ 145,018 $ 163,776 $ 115,821 $ 130,649 $ 154,992 Per Common Share Data (basic and diluted): Net loss $ (0.28) $ (0.23) $ (0.70) $ (0.46) $ (0.28) FFO $ 0.18 $ 0.34 $ 0.06 $ 0.11 $ 0.32 Normalized FFO $ 0.20 $ 0.35 $ 0.07 $ 0.17 $ 0.32 CAD $ (0.09) $ 0.10 $ (0.21) $ (0.34) $ (0.23) Rolling four quarter CAD $ (0.53) $ (0.67) $ (0.75) $ (0.85) $ (0.90) Dividend Data: Annualized dividends paid per share during the period $ 0.04 $ 0.04 $ 0.04 $ 0.04 $ 0.80 Annualized dividend yield (at end of period) 1.5 % 1.7 % 1.5 % 1.6 % 17.5 % Annualized Normalized FFO payout ratio 5.0 % 2.9 % 14.3 % 5.9 % 62.5 % Rolling four quarter CAD payout ratio (1) (7.4) % (5.9) % (5.3) % (4.7) % (88.9) % Selected Balance Sheet Data: Total gross assets $ 9,912,215 $ 10,198,221 $ 10,244,066 $ 10,358,194 $ 10,278,496 Total assets $ 6,980,324 $ 6,932,512 $ 6,976,079 $ 7,119,558 $ 7,086,792 Total liabilities $ 6,332,416 $ 6,236,568 $ 6,241,506 $ 6,267,685 $ 6,157,773 Total shareholders’ equity $ 647,908 $ 695,944 $ 734,573 $ 851,873 $ 929,019 (dollars in thousands, except per share data) Key Financial Data Sonesta ES Suites Fort Lauderdale, FL As of 9/30/2025 Capitalization: Total common shares (at end of period) 168,090,224 Closing price (at end of period) $ 2.71 Equity market capitalization (at end of period) $ 455,525 Debt (principal balance) 5,955,298 Total market capitalization $ 6,410,823 Liquidity: Cash and cash equivalents $ 417,415 Available borrowings under secured revolving credit facility (2) 650,000 Available borrowings under secured variable funding note(3) — Total liquidity $ 1,067,415 (1) Reflects the annualized dividends paid per common share during the period as a percentage of rolling four quarter CAD per common share. (2) 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. (3) As of September 30, 2025, SVC was fully drawn on its $45,000 variable funding note, or the VFN.