SEVN

SEC source: 0001104659-26-108919 · tm2625735-4_4seq1.xml · nonDerivative · entry 1

PORTNOY ADAM D. · CIK 0001273871 · Director · 10% owner

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 361,266

F1 · kind: Payment of tax liability by withholding securities incident to the vesting of the security issued in accordance with Rule 16b-3.

SEC source: 0001104659-26-108917 · tm2625735-2_4seq1.xml · nonDerivative · entry 1

Jordan Matthew P. · CIK 0001657779 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 118,244

F1 · kind: Payment of tax liability by withholding securities incident to the vesting of the security issued in accordance with Rule 16b-3.

SEC source: 0001104659-26-108918 · tm2625735-3_4seq1.xml · nonDerivative · entry 1

Lorenzini Thomas J. · CIK 0001836710 · President and CIO

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 57,022

F1 · kind: Payment of tax liability by withholding securities incident to the vesting of the security issued in accordance with Rule 16b-3.

SEC source: 0001104659-26-108916 · tm2625735-1_4seq1.xml · nonDerivative · entry 1

Brown Matthew C. · CIK 0001777742 · CFO and Treasurer

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 32,364

F1 · kind: Payment of tax liability by withholding securities incident to the vesting of the security issued in accordance with Rule 16b-3.

SEC source: 0001104659-26-107521 · tm2625390-4_4seq1.xml · nonDerivative · entry 1

PORTNOY ADAM D. · CIK 0001273871 · Director · 10% owner

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 366,232

F1 · price: Transaction reported is grant of shares pursuant to issuer's equity compensation plan.

SEC source: 0001104659-26-107519 · tm2625390-3_4seq1.xml · nonDerivative · entry 1

Lorenzini Thomas J. · CIK 0001836710 · President and CIO

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 59,754

F1 · price: Transaction reported is grant of shares pursuant to issuer's equity compensation plan.

SEC source: 0001104659-26-107518 · tm2625390-2_4seq1.xml · nonDerivative · entry 1

Jordan Matthew P. · CIK 0001657779 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 126,359

F1 · price: Transaction reported is grant of shares pursuant to issuer's equity compensation plan.

SEC source: 0001104659-26-107516 · tm2625390-1_4seq1.xml · nonDerivative · entry 1

Brown Matthew C. · CIK 0001777742 · CFO and Treasurer

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 34,988

F1 · price: Transaction reported is grant of shares pursuant to issuer's equity compensation plan.

SEC source: 0001104659-26-072503 · tm2617496-5_4seq1.xml · nonDerivative · entry 1

Danner Ann Marie · CIK 0002048002 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 26,005

F1 · price: Transaction reported is grant of shares pursuant to issuer's equity compensation plan.

SEC source: 0001104659-26-072500 · tm2617496-2_4seq1.xml · nonDerivative · entry 1

Talley Mark A. · CIK 0001921680 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 9,976

F1 · price: Transaction reported is grant of shares pursuant to issuer's equity compensation plan.

SEC source: 0001104659-26-072506 · tm2617496-8_4seq1.xml · nonDerivative · entry 3

LAMKIN WILLIAM A. · CIK 0001362950 · Director

10b5-1 filing: No plan indicated

Ownership: Indirect · By Trust

Disclosed balance after: 38,784

F2 · kind: This transaction is being reported to reflect the transfer of these shares to Janet W. Lamkin and William A. Lamkin, Trustees U/T/D 9-28-18, of which the Reporting Person is a trustee and beneficiary.

SEC source: 0001104659-26-072506 · tm2617496-8_4seq1.xml · nonDerivative · entry 2

LAMKIN WILLIAM A. · CIK 0001362950 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 0

F2 · kind: This transaction is being reported to reflect the transfer of these shares to Janet W. Lamkin and William A. Lamkin, Trustees U/T/D 9-28-18, of which the Reporting Person is a trustee and beneficiary.

SEC source: 0001104659-26-072506 · tm2617496-8_4seq1.xml · nonDerivative · entry 1

LAMKIN WILLIAM A. · CIK 0001362950 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 9,976

F1 · price: Transaction reported is grant of shares pursuant to issuer's equity compensation plan.

SEC source: 0001104659-26-072505 · tm2617496-7_4seq1.xml · nonDerivative · entry 1

Jordan Matthew P. · CIK 0001657779 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 99,112

F1 · price: Transaction reported is grant of shares pursuant to issuer's equity compensation plan.

SEC source: 0001104659-26-072504 · tm2617496-6_4seq1.xml · nonDerivative · entry 1

GILMORE BARBARA D. · CIK 0001276316 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 43,688

F1 · price: Transaction reported is grant of shares pursuant to issuer's equity compensation plan.

SEC source: 0001104659-26-072502 · tm2617496-4_4seq1.xml · nonDerivative · entry 1

Morea Joseph · CIK 0001554534 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 73,562

F1 · price: Transaction reported is grant of shares pursuant to issuer's equity compensation plan.

SEC source: 0001104659-26-072501 · tm2617496-3_4seq1.xml · nonDerivative · entry 1

PORTNOY ADAM D. · CIK 0001273871 · Director · 10% owner

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 338,985

F1 · price: Transaction reported is grant of shares pursuant to issuer's equity compensation plan.

SEC source: 0001104659-25-121268 · tm2533548-1_4seq1.xml · derivative · entry 2

Lorenzini Thomas J. · CIK 0001836710 · President and CIO

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 0

Underlying: Common Shares · 12,525 shares

Expires 2025-12-04

F1 · shares: Shares acquired by the reporting person on December 12, 2025, in connection with the exercise of his oversubscription privilege in connection with Seven Hills Realty Trust's rights offering.

SEC source: 0001104659-25-121268 · tm2533548-1_4seq1.xml · nonDerivative · entry 1

Lorenzini Thomas J. · CIK 0001836710 · President and CIO

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 39,319

F1 · shares: Shares acquired by the reporting person on December 12, 2025, in connection with the exercise of his oversubscription privilege in connection with Seven Hills Realty Trust's rights offering.

F2 · balance_after: Includes common shares acquired by the reporting person under the Issuer's dividend reinvestment plan.

SEC source: 0001104659-25-120317 · tm2533211-2_4seq1.xml · nonDerivative · entry 1

Tremont Realty Capital LLC · CIK 0001716421 · 10% owner

RMR Group LLC · CIK 0001613503 · 10% owner

RMR GROUP INC. · CIK 0001644378 · 10% owner

ABP Trust · CIK 0001613450 · 10% owner

Joint disclosure: these amounts are not allocated separately to each reporting owner.

10b5-1 filing: No plan indicated

Ownership: Indirect · By Tremont Realty Capital LLC

Disclosed balance after: 4,577,835

F1 · shares: On October 30, 2025, in connection with a pro rata offering of transferable subscription rights (the "Rights Offering"), Seven Hills Realty Trust (the "Company") and Tremont Realty Capital LLC ("TRC") entered into a backstop agreement, pursuant to which, among other things, TRC agreed to purchase 100% of all remaining common shares of the Company not otherwise subscribed for in the Rights Offering (the "Backstop Commitment"). Pursuant to the Backstop Commitment, TRC purchased the 2,015,748 common shares of the Company that remained unsubscribed following the expiration date of the Rights Offering.

F2 · ownership.nature: Each of the Reporting Persons disclaims beneficial ownership of the securities reported herein, except to the extent of such Reporting Person's pecuniary interest therein, and, pursuant to Rule 16a-1(a)(4) under the Securities Exchange Act of 1934, each of the Reporting Persons states that the inclusion of these securities in this report shall not be deemed an admission of beneficial ownership of all of the reported securities for purposes of Section 16 or for any other purpose.

F3 · ownership.nature: Reflects shares held directly by TRC. TRC is a direct wholly owned subsidiary of The RMR Group LLC ("RMR LLC"), which is a direct majority owned operating subsidiary of The RMR Group Inc. ("RMR Inc."). ABP Trust, a Maryland statutory trust, is the controlling shareholder of RMR Inc. ABP Trust, RMR Inc. and RMR LLC may be deemed to beneficially own the shares owned directly by TRC. Adam D. Portnoy is the president, sole trustee and beneficial owner of ABP Trust. Mr. Portnoy has separately filed Section 16 reports with respect to his interests in the Company's securities held by TRC and ABP Trust.

SEC source: 0001104659-25-120314 · tm2533211-1_4seq1.xml · nonDerivative · entry 1

PORTNOY ADAM D. · CIK 0001273871 · Director · 10% owner

10b5-1 filing: No plan indicated

Ownership: Indirect · See Footnote

Disclosed balance after: 4,577,835

F1 · kind: Tremont Realty Capital LLC ("TRC") purchased 2,015,748 common shares pursuant to the Rights Offering Backstop Agreement, dated October 30, 2025, by and between Seven Hills Realty Trust (the "Company") and TRC, pursuant to which TRC agreed to exercise its pro rata primary subscription right in full and, upon the completion of the Company's rights offering, to purchase the rest of all remaining common shares not otherwise subscribed for in the offering.

F1 · shares: Tremont Realty Capital LLC ("TRC") purchased 2,015,748 common shares pursuant to the Rights Offering Backstop Agreement, dated October 30, 2025, by and between Seven Hills Realty Trust (the "Company") and TRC, pursuant to which TRC agreed to exercise its pro rata primary subscription right in full and, upon the completion of the Company's rights offering, to purchase the rest of all remaining common shares not otherwise subscribed for in the offering.

F2 · ownership.nature: 4,577,835 common shares are held by TRC. TRC is a direct wholly owned subsidiary of The RMR Group LLC ("RMR LLC"), which is a direct majority owned subsidiary of The RMR Group Inc. ("RMR Inc."), of which Mr. Portnoy is a managing director and controlling shareholder through ABP Trust. Mr. Portnoy is also a beneficial owner and a director of TRC, RMR LLC and RMR Inc. and Mr. Portnoy may be deemed to beneficially own the common shares owned directly by TRC, but Mr. Portnoy disclaims such beneficial ownership except to the extent of his pecuniary interest therein.

SEC source: 0001104659-25-119420 · tm2532998-4_4seq1.xml · derivative · entry 2

Danner Ann Marie · CIK 0002048002 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 0

Underlying: Common Shares · 5,343 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119420 · tm2532998-4_4seq1.xml · nonDerivative · entry 1

Danner Ann Marie · CIK 0002048002 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 16,029

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119424 · tm2532998-8_4seq1.xml · derivative · entry 6

PORTNOY ADAM D. · CIK 0001273871 · Director · 10% owner

10b5-1 filing: No plan indicated

Ownership: Indirect · See Footnote

Disclosed balance after: 0

Underlying: Common Shares · 854,029 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

F3 · ownership.nature: 2,562,087 common shares are held by Tremont Realty Capital LLC ("TRC"). TRC is a direct wholly owned subsidiary of The RMR Group LLC ("RMR LLC"), which is a direct majority owned subsidiary of The RMR Group Inc. ("RMR Inc."), of which Mr. Portnoy is a managing director and controlling shareholder through ABP Trust. Mr. Portnoy is also a beneficial owner and a director of TRC, RMR LLC and RMR Inc. and Mr. Portnoy may be deemed to beneficially own the common shares owned directly by TRC, but Mr. Portnoy disclaims such beneficial ownership except to the extent of his pecuniary interest therein.

SEC source: 0001104659-25-119424 · tm2532998-8_4seq1.xml · derivative · entry 5

PORTNOY ADAM D. · CIK 0001273871 · Director · 10% owner

10b5-1 filing: No plan indicated

Ownership: Indirect · See Footnote

Disclosed balance after: 0

Underlying: Common Shares · 58,266 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

F2 · ownership.nature: 178,488 common shares are held by ABP Trust, which includes common shares acquired under a dividend reinvestment plan. Mr. Portnoy is a holder of shares of beneficial interest in, and the sole trustee of, ABP Trust. Mr. Portnoy may be deemed to be a beneficial owner of the common shares owned directly by ABP Trust, but Mr. Portnoy disclaims such beneficial ownership except to the extent of his pecuniary interest therein.

SEC source: 0001104659-25-119424 · tm2532998-8_4seq1.xml · derivative · entry 4

PORTNOY ADAM D. · CIK 0001273871 · Director · 10% owner

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 0

Underlying: Common Shares · 109,669 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119424 · tm2532998-8_4seq1.xml · nonDerivative · entry 3

PORTNOY ADAM D. · CIK 0001273871 · Director · 10% owner

10b5-1 filing: No plan indicated

Ownership: Indirect · See Footnote

Disclosed balance after: 2,562,087

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

F3 · ownership.nature: 2,562,087 common shares are held by Tremont Realty Capital LLC ("TRC"). TRC is a direct wholly owned subsidiary of The RMR Group LLC ("RMR LLC"), which is a direct majority owned subsidiary of The RMR Group Inc. ("RMR Inc."), of which Mr. Portnoy is a managing director and controlling shareholder through ABP Trust. Mr. Portnoy is also a beneficial owner and a director of TRC, RMR LLC and RMR Inc. and Mr. Portnoy may be deemed to beneficially own the common shares owned directly by TRC, but Mr. Portnoy disclaims such beneficial ownership except to the extent of his pecuniary interest therein.

SEC source: 0001104659-25-119424 · tm2532998-8_4seq1.xml · nonDerivative · entry 2

PORTNOY ADAM D. · CIK 0001273871 · Director · 10% owner

10b5-1 filing: No plan indicated

Ownership: Indirect · See Footnote

Disclosed balance after: 178,488

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

F2 · ownership.nature: 178,488 common shares are held by ABP Trust, which includes common shares acquired under a dividend reinvestment plan. Mr. Portnoy is a holder of shares of beneficial interest in, and the sole trustee of, ABP Trust. Mr. Portnoy may be deemed to be a beneficial owner of the common shares owned directly by ABP Trust, but Mr. Portnoy disclaims such beneficial ownership except to the extent of his pecuniary interest therein.

SEC source: 0001104659-25-119424 · tm2532998-8_4seq1.xml · nonDerivative · entry 1

PORTNOY ADAM D. · CIK 0001273871 · Director · 10% owner

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 329,009

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119423 · tm2532998-7_4seq1.xml · derivative · entry 2

Brown Matthew C. · CIK 0001777742 · CFO and Treasurer

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 0

Underlying: Common Shares · 7,121 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119423 · tm2532998-7_4seq1.xml · nonDerivative · entry 1

Brown Matthew C. · CIK 0001777742 · CFO and Treasurer

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 21,365

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119421 · tm2532998-5_4seq1.xml · derivative · entry 4

GILMORE BARBARA D. · CIK 0001276316 · Director

10b5-1 filing: No plan indicated

Ownership: Indirect · By husband

Disclosed balance after: 0

Underlying: Common Shares · 1,000 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119421 · tm2532998-5_4seq1.xml · derivative · entry 3

GILMORE BARBARA D. · CIK 0001276316 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 0

Underlying: Common Shares · 3,000 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119421 · tm2532998-5_4seq1.xml · nonDerivative · entry 2

GILMORE BARBARA D. · CIK 0001276316 · Director

10b5-1 filing: No plan indicated

Ownership: Indirect · By husband

Disclosed balance after: 3,000

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119421 · tm2532998-5_4seq1.xml · nonDerivative · entry 1

GILMORE BARBARA D. · CIK 0001276316 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 33,712

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119422 · tm2532998-6_4seq1.xml · derivative · entry 2

Jordan Matthew P. · CIK 0001657779 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 0

Underlying: Common Shares · 6,000 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119422 · tm2532998-6_4seq1.xml · nonDerivative · entry 1

Jordan Matthew P. · CIK 0001657779 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 89,136

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119419 · tm2532998-3_4seq1.xml · derivative · entry 2

Lorenzini Thomas J. · CIK 0001836710 · President and CIO

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 0

Underlying: Common Shares · 1,918 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119419 · tm2532998-3_4seq1.xml · nonDerivative · entry 1

Lorenzini Thomas J. · CIK 0001836710 · President and CIO

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 26,671

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119418 · tm2532998-2_4seq1.xml · derivative · entry 2

Morea Joseph · CIK 0001554534 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 0

Underlying: Common Shares · 16,339 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119418 · tm2532998-2_4seq1.xml · nonDerivative · entry 1

Morea Joseph · CIK 0001554534 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 58,730

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119671 · tm2533070-1_4seq1.xml · derivative · entry 4

Tremont Realty Capital LLC · CIK 0001716421 · 10% owner

RMR Group LLC · CIK 0001613503 · 10% owner

RMR GROUP INC. · CIK 0001644378 · 10% owner

ABP Trust · CIK 0001613450 · 10% owner

Joint disclosure: these amounts are not allocated separately to each reporting owner.

10b5-1 filing: No plan indicated

Ownership: Indirect · By Tremont Realty Capital LLC

Disclosed balance after: 0

Underlying: Common Shares · 854,029 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

F3 · ownership.nature: Each of the Reporting Persons disclaims beneficial ownership of the securities reported herein, except to the extent of such Reporting Person's pecuniary interest therein, and, pursuant to Rule 16a-1(a)(4) under the Securities Exchange Act of 1934, each of the Reporting Persons states that the inclusion of these securities in this report shall not be deemed an admission of beneficial ownership of all of the reported securities for purposes of Section 16 or for any other purpose.

F4 · ownership.nature: Reflects shares held directly by Tremont Realty Capital LLC ("TRC"). TRC is a direct wholly owned subsidiary of The RMR Group LLC ("RMR LLC"), which is a direct majority owned operating subsidiary of RMR Inc. ABP Trust, a Maryland statutory trust, is the controlling shareholder of RMR Inc. ABP Trust, RMR Inc. and RMR LLC may be deemed to beneficially own the shares owned directly by TRC. Adam D. Portnoy is the president, sole trustee and beneficial owner of ABP Trust. Mr. Portnoy has separately filed Section 16 reports with respect to his interests in the Issuer securities held by TRC and ABP Trust.

SEC source: 0001104659-25-119671 · tm2533070-1_4seq1.xml · derivative · entry 3

Tremont Realty Capital LLC · CIK 0001716421 · 10% owner

RMR Group LLC · CIK 0001613503 · 10% owner

RMR GROUP INC. · CIK 0001644378 · 10% owner

ABP Trust · CIK 0001613450 · 10% owner

Joint disclosure: these amounts are not allocated separately to each reporting owner.

10b5-1 filing: No plan indicated

Ownership: Indirect · By ABP Trust

Disclosed balance after: 0

Underlying: Common Shares · 58,266 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

F2 · ownership.nature: Reflects shares held directly by ABP Trust, which includes common shares acquired under a dividend reinvestment plan. ABP Trust is a Maryland statutory trust and controlling shareholder of The RMR Group Inc. ("RMR Inc.").

F3 · ownership.nature: Each of the Reporting Persons disclaims beneficial ownership of the securities reported herein, except to the extent of such Reporting Person's pecuniary interest therein, and, pursuant to Rule 16a-1(a)(4) under the Securities Exchange Act of 1934, each of the Reporting Persons states that the inclusion of these securities in this report shall not be deemed an admission of beneficial ownership of all of the reported securities for purposes of Section 16 or for any other purpose.

SEC source: 0001104659-25-119671 · tm2533070-1_4seq1.xml · nonDerivative · entry 2

Tremont Realty Capital LLC · CIK 0001716421 · 10% owner

RMR Group LLC · CIK 0001613503 · 10% owner

RMR GROUP INC. · CIK 0001644378 · 10% owner

ABP Trust · CIK 0001613450 · 10% owner

Joint disclosure: these amounts are not allocated separately to each reporting owner.

10b5-1 filing: No plan indicated

Ownership: Indirect · By Tremont Realty Capital LLC

Disclosed balance after: 2,562,087

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

F3 · ownership.nature: Each of the Reporting Persons disclaims beneficial ownership of the securities reported herein, except to the extent of such Reporting Person's pecuniary interest therein, and, pursuant to Rule 16a-1(a)(4) under the Securities Exchange Act of 1934, each of the Reporting Persons states that the inclusion of these securities in this report shall not be deemed an admission of beneficial ownership of all of the reported securities for purposes of Section 16 or for any other purpose.

F4 · ownership.nature: Reflects shares held directly by Tremont Realty Capital LLC ("TRC"). TRC is a direct wholly owned subsidiary of The RMR Group LLC ("RMR LLC"), which is a direct majority owned operating subsidiary of RMR Inc. ABP Trust, a Maryland statutory trust, is the controlling shareholder of RMR Inc. ABP Trust, RMR Inc. and RMR LLC may be deemed to beneficially own the shares owned directly by TRC. Adam D. Portnoy is the president, sole trustee and beneficial owner of ABP Trust. Mr. Portnoy has separately filed Section 16 reports with respect to his interests in the Issuer securities held by TRC and ABP Trust.

SEC source: 0001104659-25-119671 · tm2533070-1_4seq1.xml · nonDerivative · entry 1

Tremont Realty Capital LLC · CIK 0001716421 · 10% owner

RMR Group LLC · CIK 0001613503 · 10% owner

RMR GROUP INC. · CIK 0001644378 · 10% owner

ABP Trust · CIK 0001613450 · 10% owner

Joint disclosure: these amounts are not allocated separately to each reporting owner.

10b5-1 filing: No plan indicated

Ownership: Indirect · By ABP Trust

Disclosed balance after: 178,488

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

F2 · ownership.nature: Reflects shares held directly by ABP Trust, which includes common shares acquired under a dividend reinvestment plan. ABP Trust is a Maryland statutory trust and controlling shareholder of The RMR Group Inc. ("RMR Inc.").

F3 · ownership.nature: Each of the Reporting Persons disclaims beneficial ownership of the securities reported herein, except to the extent of such Reporting Person's pecuniary interest therein, and, pursuant to Rule 16a-1(a)(4) under the Securities Exchange Act of 1934, each of the Reporting Persons states that the inclusion of these securities in this report shall not be deemed an admission of beneficial ownership of all of the reported securities for purposes of Section 16 or for any other purpose.

SEC source: 0001104659-25-121634 · tm2533548-2_4seq1.xml · derivative · entry 2

Morea Joseph · CIK 0001554534 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 0

Underlying: Common Shares · 21,195 shares

Expires 2025-12-04

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-121634 · tm2533548-2_4seq1.xml · nonDerivative · entry 1

Morea Joseph · CIK 0001554534 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 63,586

F1 · shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-119417 · tm2532998-1_4seq1.xml · derivative · entry 1

SOMERS JEFFREY P. · CIK 0001454728 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 0

Underlying: Common Shares · 720 shares

Expires 2025-12-04

F1 · security: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

F1 · derivative.underlying_shares: On October 30, 2025, Seven Hills Realty Trust (the "Company") announced the terms of a pro rata offering of transferable subscription rights (the "Rights") to holders of the Company's common shares as of the record date of November 10, 2025 ("Record Date Shareholders"), entitling the holders of such Rights to subscribe for up to an aggregate of 7,532,861 of the Company's common shares (the "Rights Offering"). Record Date Shareholders received one Right for each outstanding common share they owned on the record date. The Rights entitled the Record Date Shareholders to purchase one new common share for every two Rights held. The Rights Offering expired on December 4, 2025.

SEC source: 0001104659-25-096666 · tm2527931-3_4seq1.xml · nonDerivative · entry 1

Brown Matthew C. · CIK 0001777742 · CFO and Treasurer

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 14,244

F1 · kind: Payment of tax liability by withholding securities incident to the vesting of the security issued in accordance with Rule 16b-3.

SEC source: 0001104659-25-096665 · tm2527931-2_4seq1.xml · nonDerivative · entry 1

Jordan Matthew P. · CIK 0001657779 · Director

10b5-1 filing: No plan indicated

Ownership: Direct

Disclosed balance after: 83,136

F1 · kind: Payment of tax liability by withholding securities incident to the vesting of the security issued in accordance with Rule 16b-3.