General Updates

November 03, 2026 Scrip Code: 532832 S y m bol: EMBDL BSE Limited National Stock Exchange of India Limited Phiroze Jeejeebhoy Towers, Exchange Plaza, C-1, Block G, Bandra Kurla Complex, Dalal Street, Mumbai – 400 001 Bandra (East), Mumbai – 400 051 Sub: Investor Update for the quarter and half year ended September 30, 2026 Dear Sir/Madam, Pursuant to Regulation 30 of the Securities and Exchange Board of India (Listing Obligations and Disclosure Requirements) Regulations, 2015, please find enclosed herewith the “Investor Update” of Embassy Developments Limited (“Company”) for the quarter and half year ended September 30, 2026. The same is also being made available on the website of the Company, i.e., www.embassyindia.com. This is for your information and records. Yours truly, For Embassy Developments Limited (Formerly Equinox India Developments Limited) Vikas Khandelwal Company Secretary Encl.: As above EMBASSY DEVELOPMENTS LIMITED (Formerly Equinox India Developments Limited) E: ir@embassyindia.com W: www.embassyindia.com CIN: L45101HR2006PLC095409 Bengaluru Office: Mumbai Office: Registered Office: Embassy One-Pinnacle, 14th Floor, One World Center, Tower 2A, 01-1001, WeWork, Bellary Road, Dena Bank Colony, 4th Floor, Senapati Bapat Marg, Blue One Square, Udyog Vihar Bengaluru Karnataka - 560032 Mumbai – 400013 Phase 4 Rd, Gurugram, Haryana-122016 T: (080) 69354859 T: (022) 65722233 T: (0124) 4609559 EMBASSY DEVELOPMENTS LIMITED INVESTOR PRESENTATION Q2FY27 Embassy Terazza, Juhu, Mumbai | Rendered Image MESSAGE | MANAGING DIRECTOR Investor Presentation – Q2FY27 Dear Shareholders, Q2 FY27 was the strongest quarter in Embassy Developments' history. Pre-sales reached approximately INR 3,225 crore, nearly eight times the same quarter last year and well ahead of our previous record set in Q4 FY26. For the first half of FY27, pre-sales stood at approximately INR 4,093 crore. That is close to 90% of our entire FY26 pre-sales, which were themselves more than double FY25. The investments of the past few years in land, product and people are now clearly visible in our sales. An important moment of the quarter came in Juhu. At Embassy Terazza, launched in Q2, we signed a landmark ~INR 711 crore transaction for an entire residence, the largest single residential transaction in India to date. A buyer committing at that scale in Mumbai's most discerning market, within about 18 months of our entry into the city, says more about the Embassy brand than anything we could say ourselves. It reflects trust in our design, our execution and our name. In Worli, Embassy Citadel, one of India's tallest residential developments at over 300 meters, has sold more than INR 1,300 crore of inventory within six months of launch. Bengaluru continues to anchor the platform. Embassy Origins, comprising Riverine and South Reserve, generated over INR 1,800 crore of pre-sales within two weeks of launch. Our growth is now broad-based across projects, price points and geographies. Collections for Q2 FY27 were approximately INR 546 crore, taking H1 FY27 collections to approximately INR 1,041 crore. Our large and growing base of sold receivables gives us strong visibility into future cash flows. I also want to be clear about how this growth shows up on our balance sheet. Net institutional debt stood at approximately INR 3,982 crore as of September 30, 2026, with cash and cash equivalents of approximately INR 1,258 crore. We are investing in construction and new launches ahead of the collections those projects will generate. Most of our recent launches are in their early stages, and customer payments are linked to construction milestones. As these projects rise above ground, collections should accelerate meaningfully, with the inflection point expected in FY28, and debt should then come down. Leverage remains well within comfortable levels. In October 2026, all of ~3.25 crore warrants issued to promoter group were converted into equity at INR 111.51 per warrant well ahead of time and the entire proceeds of INR 363 crore were utilized to repay shareholder debt owed to the promoter group. This transaction reflects the promoter group’s continued confidence and financial commitment to the Company while further strengthening its capital structure. Execution remains central to everything we do. During H1 FY27, we received Occupancy Certificates for One 09, Gurugram, and all remaining towers at Golf City, Savroli, bringing us closer to handing over homes to our customers. With three of our 11 planned FY27 launches complete and the rest scheduled for H2, we remain on track to deliver our guidance of ~INR 6,000 crore in owned pre-sales and ~INR 2,000 crore from development management projects. Just as importantly, we remain on track for ~INR 3,000 crore in collections. I would also like to thank Mr. Sachin Shah for his leadership and his contribution to the evolution of Embassy Developments. As part of a planned transition, I will take on the role of Managing Director & CEO effective January 1, 2027. Sachin will continue with the Company and Embassy Group as Senior Advisor to the Chairman and me, ensuring continuity as we enter our next phase of growth. Thank you to our customers, partners, investors and employees for your continued confidence and support. Best Wishes, Aditya Virwani Managing Director & Promoter EDL | SNAPSHOT Investor Presentation – Q2FY27 6 Cities 47 3,251 acres Projects(1) Land Bank Presence (excl. Projects) ~45 msf ~33 msf ~12 msf Portfolio Residential Commercial (Resi+Comm) (Retail + Office) ~INR 67k Cr ~INR 51k Cr ~INR 16k Cr Portfolio GDV(2) Residential GDV (2) Commercial GDV (2) ~INR 30k Cr ~53% ~9.5k INR Cr Incremental Incremental Project Total Equity Project Surplus(3) Surplus % (4) (Book Value) (1) Successive phased launches in a project counted as separate projects (2) Portfolio GDV is calculated based on total sales potential for the projects based on management estimates, includes all owned, JDA projects & excludes DM projects all landbanks, Nashik Land and Embassy Knowledge Park Commercial. (3) Management estimates, refers to cumulative incremental sold receivable and unsold inventory less pending cost. Includes all the projects & DM fees and excludes all landbanks, Nashik Land and Embassy Knowledge Park commercial Embassy Citadel, Worli, Mumbai | Rendered Image 3 (4) Calculated by dividing Incremental Project Surplus by the Sold Received and unsold inventory pertaining to owned project Investor Presentation – Q2FY27 CONTENTS Q2FY27 & H1FY27 Key Business Updates and Performance FY27 Outlook and Launch Pipeline FINANCIAL PERFORMANCE Cashflow, Profit & Loss & Balance Sheet ANNEXURES Embassy Greenshore, Bengaluru | Rendered Image Investor Presentation – Q2FY27 Q2FY27 KEY BUSINESS UPDATES AND PERFORMANCE Embassy South Reserve, Bengaluru | Rendered Image EDL | Q2FY27 SNAPSHOT Investor Presentation – Q2FY27 INR 3,225 Cr Pre-Sales for Q2FY27 INR 546 Cr Collections for Q2FY27 INR 8,397 Cr (3 Projects) Out of Launch pipeline GDV INR 19,400 Cr for FY27 (Across 9 owned and 2 DM projects) INR 457 Cr Project Spend for Q2FY27 Embassy Citadel, Worli, Mumbai | Rendered Image 6 EDL | H1FY27 SNAPSHOT Investor Presentation – Q2FY27 INR 4,093 Cr Pre-Sales for H1FY27 INR 1,041 Cr Collections for H1FY27 INR 8,397 Cr (3 Projects) Out of Launch pipeline GDV INR 19,400 Cr for FY27 (Across 9 owned and 2 DM projects) INR 739 Cr Project Spend for H1FY27 Embassy One Thane | Rendered Image 7 KEY HIGHLIGHTS | Q2FY27 & H1FY27 Investor Presentation – Q2FY27 • Pre-sales: • INR 3,225 Cr in Q2FY27 vs INR 409 Cr in Q2FY26, up 689% YoY • INR 4,093 Cr in H1FY27 vs INR 607 Cr in H1FY26, up 574% YoY • Collections: • INR 546 Cr in Q2FY27 vs INR 359 Cr in Q2FY26, up 52% YoY • INR 1,041 Cr in H1FY27 vs INR 681 Cr in H1FY26, up 53% YoY • Area Sold: • 1,428k sf in Q2FY27 vs 407k sf in Q2FY26, up 251% YoY • 1,912k sf in H1FY27 vs 613k sf in H1FY26, up 212% YoY • Project Launched: • INR 8,397 Cr GDV in Q2FY [Showing first 8,000 characters — download PDF for full document]