Slide 1: Investor Update cover letter to stock exchanges
a EMBASSY DEVELOPMENTS LIMITED (Formerly known as Equinox India Developments Limited, and earlier Indiabulls Real Estate Limited) CIN: L45101HR2006PLC095409 August 11, 2025 Scrip Code – 532832 EMBDL/EQ BSE Limited National Stock Exchange of India Limited Phiroze Jeejeebhoy Towers, <Exchange Plaza=,
Slide 2: Embassy Developments Limited Q1FY2026 Investor Update
EMBASSY DEVELOPMENTS LIMITED (EDL) Q1FY2026 Investor Update August 11, 2025 BLVD CLUB AT EMBASSY BOULEVARD – ACTUAL IMAGE
Slide 3: Message from the Managing Director
2 MESSAGE FROM THE MANAGING DIRECTOR Dear Shareholders, Q1FY26 marks our first full quarter as promoters of Embassy Developments Limited (<EDL=). With a ₹22,000+ crore launch pipeline, 4 new projects added, fresh financing underway, construction momentum building, and capital discipline firmly in pl
Slide 4: Earnings Highlights
3 EARNINGS HIGHLIGHTS EMBASSY LAKE TERRACES – ACTUAL IMAGE
Slide 5: Q1FY2026 Update
4 Q1FY2026 UPDATE Operational Update • Pre-sales: ₹198 Cr in Q1FY2026 vs. ₹167 Cr a year ago, up 18% y-o-y • New bookings: 206k sf in Q1FY2026 vs. 177k sf a year ago, up 16% y-o-y • Collections: ₹322 Cr in Q1FY2026 vs. ₹459 Cr a year ago • Business Development: 4 projects with GDV in excess of ~₹2,8
Slide 6: Key Highlights
5 KEY HIGHLIGHTS Business Highlights for the Quarter Ended June 30, 2025 Area Sold Pre-Sales Collections (80009sf) (₹ Cr) (₹ Cr) 1,107 1,081 520 459 322 177 206 167 198 Q1FY25 Q4FY25 Q1FY26 Q1FY25 Q4FY25 Q1FY26 Q1FY25 Q4FY25 Q1FY26 Y-o-Y +16% +18% (30%) Q-o-Q (81%) (82%) (38%) Financial Highlights(1
Slide 7: Outlook: Pre-Sales & Collections
6 OUTLOOK Next 3 Years Next 3 Years FY2026 ~₹41k Cr ~₹21k Cr ~₹5k Cr Pre-Sales Pre-Sales GDV Pre-Sales & Collections (Existing + New) (Existing + New) New Launches ~₹19.5k Cr Cost to Complete ~₹21.5k Cr ~₹14k Cr ~₹2.2k Cr Collections Collections Net Surplus (Existing + New) (Existing + New) (1) Mana
Slide 8: Consolidated Profit & Loss Statement (Extract)
7 CONSOLIDATED PROFIT & LOSS STATEMENT (EXTRACT) AS OF JUNE 30, 2025 Q1 FY2026 Q4 FY2025(1) Q1 FY2025(1) FY2025(1) Particulars (₹ Cr ) (₹ Cr ) (₹ Cr ) (₹ Cr ) Revenue 694 1,183 558 2,547 EBITDA 2 302 43 531 Finance Costs 160 139 115 461 Depreciation 7 5 2 15 Exceptional items - 28 - 28 Profit Before
Slide 9: Consolidated Balance Sheet (Extract)
8 CONSOLIDATED BALANCE SHEET (EXTRACT) AS OF MARCH 31, 2025 As at(1) As at(1) As at(1) As at(1) Assets March 31, 2025 March 31, 2024 Equity And Liabilities March 31, 2025 March 31, 2024 (₹ Cr) (₹ Cr) (₹ Cr) (₹ Cr) Tangible and Intangible Assets 94 23 Equity Share Capital 244 108 Capital Work in Prog
Slide 10: External Debt Profile
9 EXTERNAL DEBT PROFILE AS OF JUNE 30, 2025 Particulars (₹ Cr) (₹ Cr) Gross Institutional Debt(1) 2,654 Less: Cash & Cash Equivalents 776 Net Debt 1,878 Total Equity 10,357 Repayment Schedule (₹ Cr) Debt / Equity Ratio 1,399 961 0.25x 293 < 1 Year 1- 2 Year > 2 Year (1) Excludes shareholders debt
Slide 11: EDL Growth Drivers
10 EDL GROWTH DRIVERS EMBASSY BOULEVARD – ACTUAL IMAGE
Slide 12: New Launch Pipeline
11 11 NEW LAUNCH PIPELINE EDL has a robust new launch pipeline for the next 3 years from its own landbanks. The merger has provided the combined company with an abundance of new projects (with land fully paid for), which shall help maintain launch momentum. EDL is actively pursuing new deal opportun
Slide 13: FY2026 New Launches
12 FY2026 NEW LAUNCHES Total GDV for FY2026 new launches in excess of ₹22k Cr, includes 8 residential & 3 commercial launches with GDV potential of ~₹17.3k Cr and ~₹4.8k Cr respectively. Area GDV(1) Target Sl. Particulars Category Status (msf) (₹ Cr) Launch 1 Paradiso @ Embassy Springs, Bengaluru Re
Slide 14: Future Commercial Development
13 FUTURE COMMERCIAL DEVELOPMENT EDL considers development of commercial office parks as a key segment towards profitable growth; the Group has unparalleled expertise in the office segment built over decades. Embassy East Business Park (Phase 2) Embassy Knowledge Park (Commercial) • Location: Whitef
Slide 15: Q1FY2026 Business Development
14 Q1FY2026 BUSINESS DEVELOPMENT Saleable Land Details GDV(1) EDL Micro- Area Particulars Location Product market Share GDV(1) / Fee(1,2) (Acres) (Nature) (Partner) (msf) (₹ Cr) (%) (₹ Cr) Owned Projects High-rise, Embassy Whitefield Bengaluru Whitefield 18 JDA (area) Landowner 1.6 1,550 69% 1,060 P
Slide 16: EDL Overview
15 EDL OVERVIEW EMBASSY GROVE – ACTUAL IMAGE
Slide 17: Snapshot
16 SNAPSHOT Geographical Footprint Area (msf) 8 Cities 37 36.6 msf Presence Projects(1) Portfolio (Saleable + Leasable) 29.1 msf 7.5 msf 3,138 Acres NCR 0.6 Residential Commercial Land Bank (Retail + Office) (excl. Projects) 0.3 Jodhpur Vadodara 0.1 2.1 Indore ~₹49.2k Cr ~₹39.7k Cr ~₹9.5k Cr Total G
Slide 18: Projects Overview
17 PROJECTS OVERVIEW Saleable Area (msf) Unsold Sold Particulars (₹ Cr) Category (1) Total Sold Unsold Inventory Receivables OC Received Projects Embassy Grove, Bengaluru Residential 0.5 0.5 0.0 62 13 Embassy Lake Terraces, Bengaluru(2) Residential 2.2 2.1 0.1 148 80 Embassy One, Thane Residential 0
Slide 19: Projects Overview (Cont'd)
18 PROJECTS OVERVIEW (CONT’D) Saleable Area GDV(1) Saleable Area GDV(1) Particulars Category Particulars Category (msf) (₹ Cr) (msf) (₹ Cr) Upcoming Projects Planned Projects Embassy Greenshore @ Embassy Residential 1.6 1,679 Springs, Bengaluru Arivali, Panvel Commercial 0.8 606 Embassy Blu, Mumbai
Slide 20: Strategy & Way Forward
19 STRATEGY & WAY FORWARD • Visibility on near-term liquidity & cash flows • Renewed focus on brand • Maintain a prudent capital structure re-positioning & governance Capital Re-Energize Management Business • Focus on execution and • Organic growth from future launches completion of existing on exis
Slide 21: Board of Directors
20 20 BOARD OF DIRECTORS
Slide 22: Leadership Team
21 LEADERSHIP TEAM Average Work Experience of 20+ Years
Slide 23: Capitalisation & Float
22 CAPITALISATION & FLOAT Among top 15 listed developers by market capitalization with revised equity base of ~137 Cr shares. Promoter holding at 42.44%, with top 6 holders constitute another ~25%. Shareholding as of Aug 8, 2025 Top 5 Investors DII's, 3.7% Category Investors % Corporates, 4.5% Promo
Slide 24: Fully Paid Landbanks
23 23 FULLY PAID LANDBANKS Land banks which can fuel the next phase of growth • Total of 3,138 acres, one of the Location (Acres) Sohna 520 largest amongst listed players Gurugram-Sec 103 1 Sonepat 13 North Total North 534 534 acres • Attractive parcels in Panvel near Location (Acres) upcoming Navi-
Slide 25: Community Outreach
24 COMMUNITY OUTREACH EDUCATE. ENGAGE. EMPOWER. ENHANCE.
Slide 26: Overview and Our Pillars
25 OVERVIEW Build a sustainable eco-system and actively contribute to the social, economic and environmental development of the communities in which we operate. OUR PILLARS EDUCATION & SUSTAINABLE COMMUNITY CORPORATE HEALTH INFRASTRUCTURE ENGAGEMENT CONNECT EMPOWER students of Drive positive change
Slide 27: Our Impact
26 OUR IMPACT EDUCATION & COMMUNITY 42,000+ 351 285 74 Students supported in Educators Scholarships Girls pursuing 15 schools, 8 empowered awarded Engineering anganwadis and 250 tribal schools INFRASTRUCTURE & OUTREACH 20 12 01 9000+ 24 Classrooms built Toilets in four Waste shed Students benefitted
Slide 28: Thank You!
Thank You! Investor Relations Contact: Mr. Ankit Naita Website: www.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 f
Slide 29: Annexures
28 ANNEXURES SIGNATURE RESIDENCES AT EMBASSY LAKE TERRACES – ACTUAL IMAGE
Slide 30: New Business Development Projects
29 NEW BUSINESS DEVELOPMENT PROJECTS EMBASSY GROVE – ACTUAL IMAGE
Slide 31: Embassy Astra, Hebbal
30 EMBASSY ASTRA, HEBBAL EMBASSY ASTRA – RENDERED IMAGE
Slide 32: Project Summary
31 PROJECT SUMMARY Project Highlights Development Structure Key Headline Numbers • Location: Hebbal, North Bengaluru • Landowner: Promoter Group Particulars UOM Value • Land: ~10 Acres (Embassy KSL Ventures Pvt Ltd) • Saleable Area: ~1.5 msf • Development Manager Partner: Saleable Area Sqft 1,493,96
Slide 33: Location & Master Plan
32 LOCATION & MASTER PLAN Embassy Springs Towards Airport Embassy Knowledge Park Embassy Eden Embassy Boulevard Embassy Airport Hub Road Airport Road Towards Airport Astra Embassy Embassy Manyata Lake TowardsBusiness Park Terrace City / CBD Embassy One Towards N City Embassy East Embassy East Avenue
Slide 34: Layout & Elevation
33 LAYOUT & ELEVATION LAYOUT & TOWER SEGREGATION BASIS UNIT TYPOLOGY N PODIUM LEVEL 1. Outdoor activity zone 2. Lounge- hammocks 3. Café 4. Co- working space 5. Reading nook 6. Business lounge 7. Art/ workshop studio 8. Totlot+ crèche 9. Covered gym 10. Senior citizen corner N
Slide 35: Embassy Bayview, Juhu
34 EMBASSY BAYVIEW, JUHU EMBASSY BAYVIEW – RENDERED IMAGE
Slide 36: Project Summary
35 PROJECT SUMMARY Project Highlights Development Structure Key Headline Numbers • Landowner: Naman Group • Location: Juhu Tara Road, Mumbai Particulars UOM Value • JDA Partner: Promoter Group • Land: ~2.45 Acres (Birch Real Estate Pvt Ltd) • Carpet Area: ~0.3 msf • JDA Model: Revenue Share Carpet A
Slide 37: Location
[=] LOCATION ~~ ap a EMBASSY EXISTING SHAPOORSI BUNGALOW LOW RISE RESIDENTIA BLOGS fom BU JUHU AIRPORT HOTEL RAMADA hepatT Tana not e
Slide 38: Embassy Whitefield
37 EMBASSY WHITEFIELD EMBASSY WHITEFIELD – RENDERED IMAGE
Slide 39: Project Summary
38 PROJECT SUMMARY Project Highlights Development Structure Key Headline Numbers • Location: Whitefield, Bengaluru • Landowner: Third-party (various) Particulars UOM Value • Land: ~17.8 Acres • Structure: JDA (area share) • Total Saleable Area: ~1.6 msf Saleable Area Sqft 1,114,733 • JDA Partner: Em
Slide 40: Location
39 LOCATION Embassy Springs Satellite Embassy Knowledge Park Town Ring Embassy Eden Towards Road STRR Embassy Boulevard (STRR) Flipkart Myntra Amazon Mahindra Logistics MRPL Airpor Embassy t IOCL Hub Road Towards Whitefield Embassy Bhodanahosahalli Lake Lake * Terrace JDA Land Embassy Airport Astra
Slide 41: Indicative Massing
40 INDICATIVE MASSING Layout & Tower Segregation Basis Unit Typology Connected Clusters of 9 towers with ~986 units G+19 to G+27 Club House Lake PODIUM LEVEL 3.5 BHK 11% 3 BHK 47% 2.5 BHK 21% 2 BHK 21%
Slide 42: Embassy Hub, Yelahanka
41 EMBASSY HUB, YELAHANKA EMBASSY HUB – RENDERED IMAGE
Slide 43: Project Summary
42 PROJECT SUMMARY Project Highlights Development Structure Key Headline Numbers • Location: Yelahanka, North Bengaluru • Landowner: Third-party (various) Particulars UOM Value • Land: ~10.6 Acres • Structure: Owned + JDA (area) o Outright (7.5 acres) + JDA (3.1 acres) Saleable Area Sqft 1,140,986 •
Slide 44: Indicative Master Plan
43 INDICATIVE MASTER PLAN
Slide 45: Embassy Group Overview
44 EMBASSY GROUP OVERVIEW EMBASSY TECHVILLAGE – ACTUAL IMAGE
Slide 46: Embassy Group Credentials
45 EMBASSY GROUP CREDENTIALS 30+ Years of Presence in 75+ Million Sq. Ft. Excellence in 22 Cities PAN India Delivered & Managed Real Estate Across Businesses Partnerships with Launched India’s First Private Equity and Publicly Listed REIT Global Institutions FOUR SEASONS PRIVATE RESIDENCES AT EMBASS
Slide 47: Embassy Group Businesses
46 EMBASSY GROUP BUSINESSES COMMERCIAL RESIDENTIAL WEWORK INDIA EMBASSY SERVICES COMPLETED COMPLETED 100K+ DESKS AUM 54+M SQ. FT. 21+M SQ. FT. 59 CENTRES 130M SQ. FT. HOSPITALITY ENERGY MANAGED HOSPITALITY EMBARK COMPLETED OPERATIONAL PLANT OPERATIONAL BEDS INDIA’S ONLY 1,096 KEYS 100MW 1,492 INTEGR
Slide 48: Embassy Group Companies
47 EMBASSY GROUP COMPANIES EMBASSY DEVELOPMENTS LIMITED
Slide 49: Notes & Glossary
48 NOTES & GLOSSARY Notes: ► All figures in this presentation are as of June 30, 2025, unless otherwise stated ► Figures has been rounded off to nearest single decimal / integer for ease of presentation ► Area (msf) represents unsold residential saleable area including commercial area sold on strata
Slide 50: Disclaimer
49 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 subsidiar