Starwood Real Estate Income Trust Inc.

10/16/2026 | Press release | Distributed by Public on 10/16/2026 14:32

Supplemental Prospectus (Form 424B3)

Filed Pursuant to Rule 424(b)(3)

Registration No. 333-288705

STARWOOD REAL ESTATE INCOME TRUST, INC.

SUPPLEMENT NO. 9 DATED OCTOBER 16, 2026

TO THE PROSPECTUS DATED APRIL 7, 2026

This prospectus supplement ("Supplement") is part of and should be read in conjunction with the prospectus of Starwood Real Estate Income Trust, Inc., dated April 7, 2026 (as supplemented to date, the "Prospectus"). Unless otherwise defined herein, capitalized terms used in this Supplement shall have the same meanings as in the Prospectus. References herein to the "Company," "we," "us," or "our" refer to Starwood Real Estate Income Trust, Inc. and its subsidiaries unless the context specifically requires otherwise.

The purposes of this Supplement are as follows:

•
to disclose the transaction price for each class of our common stock as of November 2, 2026;
•
to disclose the calculation of our September 30, 2026 NAV per share for each class of our common stock;
•
to provide an update on our share repurchase requests; and
•
to provide an update on the status of our current public offering (the "Offering").

November 2, 2026 Transaction Price

The transaction price for each share class of our common stock for subscriptions accepted as of November 2, 2026 (and repurchases as of October 31, 2026) is as follows:

Transaction Price
(per share)

Class S

$

19.34

Class T

$

19.34

Class D

$

18.92

Class I

$

19.16

The November 2, 2026 transaction price for each of our share classes is equal to such class's NAV per share as of September 30, 2026. A detailed presentation of the NAV per share is set forth below. The purchase price of our common stock for each share class equals the transaction price of such class, plus applicable upfront selling commissions and dealer manager fees.

September 30, 2026 NAV Per Share

NAV per share is calculated in accordance with the valuation guidelines that have been approved by our board of directors. Our NAV per share, which is updated as of the last calendar day of each month, is posted on our website at www.starwoodNAV.reit. Please refer to "Net Asset Value Calculation and Valuation Guidelines" in the Prospectus for information on how our NAV is determined. The Advisor is ultimately responsible for determining our NAV. We have included a breakdown of the components of total NAV and NAV per share as of September 30, 2026 along with the immediately preceding month.

SREIT-SUP9-1026

1

Our total NAV presented in the following tables includes the NAV of our Class S, Class T, Class D, and Class I common shares, as well as partnership interests of the Operating Partnership held by parties other than the Company. The following table provides a breakdown of the major components of our NAV as of September 30, 2026 ($ and shares/units in thousands):

Components of NAV

September 30, 2026

Investments in real estate

$

20,907,043

Investment in real estate debt

955,584

Cash and cash equivalents

193,491

Restricted cash

247,906

Other assets

215,317

Debt obligations

(11,771,357

)

Secured financings on investment in real estate debt

(573,350

)

Subscriptions received in advance

-

Other liabilities

(1,144,377

)

Performance participation accrual

-

Management fee payable

(6,587

)

Accrued stockholder servicing fees (1)

(2,497

)

Non-controlling interests in consolidated entities

(1,154,396

)

Net asset value

$

7,866,777

Number of outstanding shares/units

409,209

(1)
Stockholder servicing fees only apply to Class S, Class T and Class D shares. For purposes of NAV we recognize the stockholder servicing fee as a reduction of NAV on a monthly basis. Under accounting principles generally accepted in the United States of America ("GAAP"), we accrue the full cost of the stockholder servicing fee as an offering cost at the time we sell Class S, Class T and Class D shares. As of September 30, 2026, we have accrued under GAAP $201.0 million of stockholder servicing fees payable to the Dealer Manager related to the Class S, Class T and Class D shares sold.

The following table provides a breakdown of our total NAV and NAV per share, by share class, as of September 30, 2026 ($ and shares/units in thousands, except per share/unit data):

NAV Per Share

Class S
Shares

Class T
Shares

Class D
Shares

Class I
Shares

Third-party Operating Partnership Units (1)

Total

Net asset value

$

3,336,532

$

85,589

$

461,132

$

3,600,442

$

383,082

$

7,866,777

Number of outstanding shares/units

172,543

4,425

24,370

187,881

19,990

409,209

NAV Per Share/Unit as of September 30, 2026

$

19.34

$

19.34

$

18.92

$

19.16

$

19.16

(1)
Includes the Operating Partnership units held by the Special Limited Partner and other third parties.

Set forth below are the weighted averages of the key assumptions in the discounted cash flow methodology used in the September 30, 2026 valuations, based on property types. Once we own more than one single-family, one self-storage and one extended stay investment, we will include the key assumptions for the property types.

Property Type

Discount
Rate

Exit
Capitalization
Rate

Multifamily

6.9%

5.5%

Industrial

7.4%

5.8%

Office

8.0%

6.8%

Other

8.3%

6.7%

2

For quarter-end months, these assumptions are determined by the independent valuation advisor or third party appraisers, as

applicable, per the terms of our valuation guidelines. The Advisor reviews the assumptions from each of the appraisals. A change in

these assumptions would impact the calculation of the value of our property investments. For example, assuming all other factors

remain unchanged, the changes listed below would result in the following effects on our investment values:

Input

Hypothetical
Change

Multifamily
Investment
Values

Industrial
Investment
Values

Office
Investment
Values

Other
Investment
Values

Discount Rate

0.25% decrease

+1.9%

+1.9%

+1.9%

+1.9%

(weighted average)

0.25% increase

(1.9)%

(1.9)%

(1.9)%

(1.8)%

Exit Capitalization Rate

0.25% decrease

+2.9%

+2.8%

+2.4%

+2.3%

(weighted average)

0.25% increase

(2.7)%

(2.6)%

(2.2)%

(2.1)%

The following table provides a breakdown of the major components of our NAV as of August 31, 2026 ($ and shares/units in thousands):

Components of NAV

August 31, 2026

Investments in real estate

$

20,982,654

Investment in real estate debt

984,360

Cash and cash equivalents

200,196

Restricted cash

243,776

Other assets

212,623

Debt obligations

(11,804,313

)

Secured financings on investment in real estate debt

(590,616

)

Subscriptions received in advance

-

Other liabilities

(1,158,863

)

Performance participation accrual

-

Management fee payable

(6,625

)

Accrued stockholder servicing fees (1)

(2,601

)

Non-controlling interests in consolidated entities

(1,149,213

)

Net asset value

$

7,911,378

Number of outstanding shares/units

409,229

(1)
Stockholder servicing fees only apply to Class S, Class T and Class D shares. For purposes of NAV we recognize the stockholder servicing fee as a reduction of NAV on a monthly basis. Under accounting principles generally accepted in the United States of America ("GAAP"), we accrue the full cost of the stockholder servicing fee as an offering cost at the time we sell Class S, Class T and Class D shares. As of August 31, 2026, we have accrued under GAAP $203.3 million of stockholder servicing fees payable to the Dealer Manager related to the Class S, Class T and Class D shares sold.

The following table provides a breakdown of our total NAV and NAV per share, by share class, as of August 31, 2026 ($ and shares/units in thousands, except per share/unit data):

NAV Per Share

Class S
Shares

Class T
Shares

Class D
Shares

Class I
Shares

Third-party Operating Partnership Units (1)

Total

Net asset value

$

3,355,638

$

86,439

$

463,602

$

3,620,457

$

385,242

$

7,911,378

Number of outstanding shares/units

172,566

4,444

24,363

187,866

19,990

409,229

NAV Per Share/Unit as of August 31, 2026

$

19.45

$

19.45

$

19.03

$

19.27

$

19.27

(1)
Includes the Operating Partnership units held by the Special Limited Partner and other third parties.

Share Repurchase Request Update

Effective April 29, 2026, our board of directors amended our share repurchase plan, beginning with repurchases submitted during the month of April 2026 such that (i) repurchase requests made upon the death or qualifying disability of a stockholder who is a natural person will be repurchased in full to the extent there are available funds up to a limit of $5 million per month; and (ii) repurchase requests for accounts having a balance below $5,000 will be repurchased in full to the extent there are available funds up to a limit of $5 million per month.

3

In July 2026, we accepted approximately $4.2 million of common stock under our share repurchase plan, which represented all repurchase requests for such period made upon the death or qualifying disability of a stockholder and for accounts having a balance below $5,000.

In August 2026, we accepted approximately $5.1 million of common stock under our share repurchase plan, which represented all repurchase requests for such period made upon the death or qualifying disability of a stockholder and for accounts having a balance below $5,000.

In September 2026, we accepted approximately $3.7 million of common stock under our share repurchase plan, which represented all repurchase requests for such period made upon the death or qualifying disability of a stockholder and for accounts having a balance below $5,000.

Status of our Current Public Offering

This Offering was declared effective by the SEC on February 4, 2026 and we are currently offering on a continuous basis up to $10.0 billion in shares of common stock, consisting of up to $9.5 billion in shares in our primary offering and up to $0.5 billion in shares pursuant to our distribution reinvestment plan. As of the date hereof, we had issued and sold (i) 386,445 shares of our common stock (consisting of 2,820 Class S shares and 383,625 Class I shares) in the primary offering for total proceeds of approximately $6.4 million and (ii) 3,333,595 shares of our common stock (consisting of 1,553,982 Class S shares, 66,636 Class T shares, 130,605 Class D shares and 1,582,372 Class I shares) pursuant to our distribution reinvestment plan for a total value of approximately $65.6 million. As of September 30, 2026, our aggregate NAV was approximately $7.9 billion. We intend to continue selling shares in the Offering on a monthly basis.

4

Starwood Real Estate Income Trust Inc. published this content on October 16, 2026, and is solely responsible for the information contained herein. Distributed via EDGAR on October 16, 2026 at 20:33 UTC. If you believe the information included in the content is inaccurate or outdated and requires editing or removal, please contact us at [email protected]