Slide 1: Exchange filing cover letter
February 09, 2026 Scrip Code – 532832/EMBDL BSE Limited National Stock Exchange of India Limited Phiroze Jeejeebhoy Towers, “Exchange Plaza”, Bandra-Kurla Complex, Dalal Street, MUMBAI – 400 001 Bandra (East), MUMBAI – 400051 Sub: Investor Update for the quarter ended December 31, 2025 Dear Sir/Mada
Slide 2: Investor Update - Q3 FY2026
Embassy Developments Limited Embassy Developments Limited Investor Update - Q3 FY2026 February 09, 2026 Embassy Citadel, Render Image
Slide 3: Message from the Managing Director
Message from the Managing Director Dear Shareholders, Q3 FY26 marked a strong operational and commercial quarter for the Company. We achieved 1,392 INR Cr of pre-sales, representing a 240% increase over Q2 FY26. Our two new residential launches during the quarter—Embassy Greenshore and Embassy Eden—
Slide 4: Key Update on Insolvency proceeding
Key Update on Insolvency proceeding Current Status The Company has filed an appeal against the NCLT order dated 9 December 2025 admitting into Corporate Insolvency Resolution Process (CIRP). The Hon’ble National Company Law Appellate Tribunal (NCLAT), by order dated 11 December 2025, has granted an
Slide 5: EDL | Snapshot
EDL | Snapshot 8 Cities 40+ 38+ msf Presence Projects(1) Portfolio (Saleable + Leasable) NCR 0.6 ~30 msf ~7.4 msf 3,116 Acres Jodhpur 0.3 Residential Commercial Land Bank (Retail + Office) (excl. Projects) Vadodara 0.2 2.1 Indore ~53.1k INR Cr ~44.4k INR Cr ~8.7k INR Cr MMR 8.4 0.1 Vizag Total GDV(2
Slide 6: Operational Update – Q3 FY2026
OPERATIONAL UPDATE – Q3 FY2026 5
Slide 7: Key Highlights
Key Highlights • Pre Sales: 1,392 INR Cr in Q3FY26 vs 409 INR Cr in Q2FY26, up 240% on a QoQ basis. Cumulative 9MFY26 Pre Sales stood at 1,999 INR Cr vs 1,367 INR Cr for 9MFY25 with a YoY growth of 46%. • New bookings: 1,192k Sq Ft in Q3FY26, vs 407k Sq Ft in Q2FY26 with a QoQ growth of 193%. Area S
Slide 8: Business Highlights
Business Highlights For the quarter ended 31st December 2025 Pre-Sales (INR Cr) Collections (INR Cr) Area Sold (‘000 Sq Ft) 1,392 1,500 600 1,500 1,192 414 1,000 322 359 400 1,000 409 407 500 198 200 500 206 0 0 0 Q1FY26 Q2FY26 Q3FY26 Q1FY26 Q2FY26 Q3FY26 Q1FY26 Q2FY26 Q3FY26 QoQ -> 107% 240% 11% 15
Slide 9: Q3FY26 Business Performance
Q3FY26 Business Performance Projects Area Sold ('000) Pre Sales (INR Cr) Collections (INR Cr) Construction Spends (INR Cr) Embassy Lake Terraces, Bengaluru 24 59 30 4 Embassy One, Bengaluru - - - 37 Embassy East Avenue, Bengaluru (1) 0 100 18 Plots @ Embassy Springs(1), Bengaluru 53 38 28 4 Serene A
Slide 10: 9MFY26 Business Performance
9MFY26 Business Performance Projects Area Sold ('000) Pre Sales (INR Cr) Collections (INR Cr) Construction Spends (INR Cr) Embassy Lake Terraces, Bengaluru 88 124 148 15 Embassy One, Bengaluru - - - 81 Embassy East Avenue, Bengaluru 1 1 232 50 Plots @ Embassy Springs(1), Bengaluru 62 47 81 10 Serene
Slide 11: EDL Growth Drivers – Q3 FY26
EDL GROWTH DRIVERS – Q3 FY26 10
Slide 12: EDL | Outlook | FY 2026 – FY 2028
EDL | Outlook | FY 2026 – FY 2028 New Launches(1) Pre-Sales & Collections (1) Next 3 Years Next 3 Years FY2026 ~21k INR Cr ~5k INR Cr ~41k INR Cr ~19.5k INR Cr Pre-Sales Pre-Sales GDV Cost to Complete (Existing + New) (Existing + New) ~21.5k INR Cr ~14k INR Cr ~2.2k INR Cr Collections Collections Ne
Slide 13: Launched Projects
Launched Projects Project Location Category Unsold Inventory(INR Cr) Sold Receivables (INR Cr) Sold % OC Received Projects Embassy Grove Bengaluru Residential 24 25 98% Embassy Lake Terraces Bengaluru Residential 121 104 97% Plots @ Embassy Springs (1) Bengaluru Residential 18 12 98% Golf City, Savr
Slide 14: FY26 New Launches
FY26 New Launches Saleable Area Project Location Category GDV (INR Cr) Target Launch Status (msf) Paradiso @ Embassy Springs (1) Bengaluru Residential 0.2 200 Launched 100% Sold Embassy Greenshore (1) Bengaluru Residential 1.6 1,600 Launched Launched Embassy Eden(1) Bengaluru Residential 0.7 1,800 L
Slide 15: EDL Q3 Launches
EDL Q3 LAUNCHES 14
Slide 16: Embassy Greenshore
EMBASSY GREENSHORE 15
Slide 17: Embassy Greenshore
Embassy Greenshore Project Highlights AREA: LOCATION: TYPE: ~1.5M Sq. Ft. North Bengaluru Apartment GDV: PROJECT SURPLUS(1): UNITS : ~1.6K INR Cr ~46% 481 sold out of 878 (1) Based on man agemen t estimates 16 RENDERED IMAGE
Slide 18: Embassy Eden
i. it | Ti iN i: EMBASSY EDEN =
Slide 19: Embassy Eden
Embassy Eden Project Highlights AREA: LOCATION: TYPE: 0.7M Sq. Ft. North Bengaluru Villas (Launched on an invite basis only) GDV: PROJECT SURPLUS(1): UNITS : ~1.8K INR Cr ~65% 95 Villas (1) Based on man agemen t estimates 18 RENDERED IMAGE
Slide 20: Embassy East Business Park
EMBASSY EAST BUSINESS PARK 19
Slide 21: Embassy East Business Park
Embassy East Business Park Project Highlights LAND AREA: LOCATION: TYPE: 35 acres East Bengaluru Commercial (Total Park) GDV: PROJECT SURPLUS(1): LEASEABLE AREA: ~3.1K INR Cr ~53% Phase 1 : 2.7Mln Sq. Ft. (1) Based on man agemen t estimates 20 RENDERED IMAGE
Slide 22: Planned Future Developments
Planned Future Developments Project Location Category Saleable Area (msf)(1) GDV (INR Cr)(1) Embassy Hub Bengaluru Residential 1.3 1,800 Embassy Knowledge Park – Apartments Bengaluru Residential 3.9 900 Embassy Tech Valley Bengaluru Residential 5.8 8,200 Embassy Whitefield Bengaluru Residential 1.1
Slide 23: Project Surplus
Project Surplus Estimated margin for Ongoing and Future projected based on target realization and construction spends over the lifecycle of the project Total 100,000 53,106 50,000 28,232 4,005 - Inventory Sold Receivable Pending Construction Cost Project Surplus (50,000) (23,749) Particulars Invento
Slide 24: Land Bank
Land Bank Our fully paid land banks of 3,116 acres represent a significant asset, positioning us for substantial future growth and offering strategic flexibility. • Total of 3,116 acres, one of the largest amongst Region: North listed players Land Area (Acres): 516 • Attractive parcels in Panvel nea
Slide 25: Financial Performance – Q3 FY2026
FINANCIAL PERFORMANCE – Q3 FY2026 24
Slide 26: Cash Flow | Abstract (Consolidated)
Cash Flow | Abstract (Consolidated) Particulars Q3 FY 26 (INR Cr) 9M FY 26 (INR Cr) Opening cash and bank balance 1,002 414 Net Operating cash flows (442) (174) Net Investing cash flows 18 13 Net Financing cash flows 92 412 Consolidation adjustment - 5 Closing cash and bank balance 670 670 Un audite
Slide 27: Profit & Loss | Abstract (Consolidated)
Profit & Loss | Abstract (Consolidated) Particulars Q3 FY26 (INR Cr) 9M FY26 (INR Cr) Revenue from operations 212 1,386 Add: Interest and other income 52 109 Total Income 264 1,495 Less: Construction costs + Other costs inventorised 223 1,241 (including IDC) Gross Profit [A] 41 254 Less: Employee co
Slide 28: Capitalization & Float
Capitalization & Float Among top 15 listed developers by market capitalization with revised equity base of ~139 Cr shares. Promoter holding at 42.65 %, with top 7 holders constitute another ~25%. Shareholding as of Dec 31, 2025 Top 5 Investors Category Investors % FDI Blackstone Real Estate Funds 10
Slide 29: Board of Directors
Board of Directors Jitendra Virwani Chairman Aditya Virwani Managing Director K.G.Krishnamurthy Independent Director Tarana Lalwani Independent Director as Javed Tapia Independent Director Shyamm Mariwala Independent Director Sachin Sh Rajesh Kaimal CEO & CFO & Executive Director Executive Director
Slide 30: Leadership Team
Leadership Team Sachin Shah Rajesh Kaimal Reeza Sebastian CEO & CFO & Karimpanal Executive Director Executive Director Chief Revenue Officer, Residential Maria Rajesh Vikas Khandelwal Emanda Vaz Chief Human Resources Company Secretary and Chief Marketing i Group Chiet Officer Officer Compliance Offi
Slide 31: Thank You
THANK YOU Website: embassyindia.com | Email: ir@embassyindia.com | Office: +91 22 6572 2233 Mumbai Corporate Office: One World Center, Tower 2A, 4th floor, Senapati Bapat Marg, Mumbai – 400013 Bengaluru Corporate Office: Embassy One – Pinnacle, 14th floor, Bellary Road, Dena Bank Colony, Bengaluru K
Slide 32: Annexures
ANNEXURES 31
Slide 33: Embassy Group Overview
Embassy Group Overview Embassy Group Overview
Slide 34: Our Credentials
Our Credentials 30+ Years of 75+ Million Sq. Ft. Presence in Partnerships with Launched India’s First Excellence in Real Delivered & 22 cities PANIndia Private Equity & Global Publicly Listed REIT Institutions Estate Managed Across Businesses 33
Slide 35: Our Businesses
Our Businesses Commercia l Residential WeWork Embassy Hospitality Complete d Comple ted India Services Compl ete d 1,096 Keys 54+M Sq. Ft. 21+M Sq. Ft. 100k+ Desks Aum 130m Sq. Ft. Ongoi ng 518 Keys 68 Centres Energy Mana ged Embark Embassy Hospitality Educa tion Ope rational Plant Interiors India’s
Slide 36: Our Companies
Our Companies DEVELOPMENTS REIT 4 EMBASSY | 4 EMBASSY | wework A EMBASSY | TC)FM | -MBARK 4 live SERVICES People & Beyond. BY EMBASSY AEMBASSY | A EMBASSY | A-EMBASSY INTERIORS EDUCATION INTERNATIONAL RIDING SCHOOL he | 4 EMBASSY | JSM 35
Slide 37: Community Outreach
COMMUNITY OUTREACH 36
Slide 38: Community Outreach | Overview
Community Outreach | Overview Build a sustainable eco-system and actively contribute to the social, economic and environmental development of the communities in which we operate. Pillars EDUCATION & SUSTAINABLE COMMUNITY CORPORATE HEALTH INFRASTRUCTURE ENGAGEMENT CONNECT EMPOWER students of Drive po
Slide 39: Community Outreach Impact
Community Outreach Impact Education & Community 10,000 113 390 995 Students supported in Educators Scholarships Students su pported 25 schools, 13 emp o wered a wa rd ed thro ug h ca ree r anganwadis g uid a nce Infrastructure 15 20 04 28 Classro oms Toilets School projects G ov ern men t schools bu
Slide 40: Community Outreach Impact
Community Outreach Impact Preventive Health 28 15 25 282 Schools receive Solar units RO units Repairs an d de ep cleaning. Han d was h serviced serviced up g ra d es campai gns h ave be en co ndu cted car rie d ou t Corporate Connect 06 03 08 160+ Emb assy CSR Employees Partnered Engage series proje
Slide 41: Notes & Glossary
Notes & Glossary Notes: ► All fig ures in this presentation are as of December 31, 2025, unless otherwise sta ted ► Figures has been rounded off to nearest sing le decimal / integer for ease of presentation ► Area (msf) rep resents unsold residentia l saleable area including commercial area sold on
Slide 42: Disclaimer
Disclaimer This presentation (“Presentation”) is for informational purpose only and does not constitute a prospectus, offering memorandum or an offer, or a solicitation of any offer, to purchase or sell any securities of Embassy Developments Limited (“Company”) or its existing or future subsidiaries