General Updates

August 10, 2026 Scrip Code: 532832 Symbol: EMBDL BSE Limited National Stock Exchange of India Limited Phiroze Jeejeebhoy Towers, Exchange Plaza, C-1, Block G, Dalal Street, Mumbai – 400 001 Bandra Kurla Complex, Mumbai – 400 051 Sub: Investor Update for the quarter ended June 30, 2026 Dear Sir/Madam, Please find enclosed herewith ‘Investor Update’ of Embassy Developments Limited (the “Company”) for the quarter ended June 30, 2026, 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 INVESTOR UPDATE Q1 - FY 2027 Code Name North Yelahanka | Rendered Image MESSAGE | MANAGING DIRECTOR Investor Presentation – Q1 FY2027 Dear Shareholders, We have started FY27 with good momentum. Pre-sales for Q1 FY27 stood at approximately ₹868 crore, an increase of 338% over the same period last year, while collections grew 54% to approximately ₹496 crore. The quarter reflects continued demand for our projects and disciplined execution across the business. Bengaluru continued to lead our performance, with approximately 72% of launched inventory sold within six months. Across the 4.3 million sq. ft. launched during FY26, nearly 59% has already been sold as of June 30, 2026, giving us confidence in the strength of demand across our portfolio. Execution remains equally important. During the quarter, One 09 in Gurugram received its Occupancy Certificate, bringing us closer to handing over homes to our customers in NCR. At Golfcity, Savroli, five towers also received their Occupancy Certificate, reflecting steady progress across our projects. Our balance sheet continues to strengthen. Net institutional debt stood at approximately ₹3,363 crore as of June 30, 2026, while cash and cash equivalents stood at approximately ₹1,202 crore. Our leverage remains comfortably within our stated guidance. The Board has approved a preferential allotment of convertible warrants to Embassy Group at ₹111.51 per share., subject to shareholder approval. The proceeds will be used to repay outstanding shareholder debt, further strengthening our balance sheet and lowering our cost of capital. We see this as an important step in preparing the business for its next phase of growth. The continued support of our shareholders reflect their confidence in the business we are building. As we have said before, residential development is a long-cycle business. The investments we are making today—in land, launches and new markets—will progressively translate into reported earnings as projects mature through their development lifecycle. This gives us confidence in the long-term trajectory of the company. Our priorities remain unchanged. We are focused on execution, disciplined capital allocation and delivering a consistently high-quality customer experience. With the momentum we have built in the first quarter. With 4 projects out of our overall guidance of 11 projects in FY27 slated to launch in Q2 we remain on track to achieve our FY27 guidance of approximately ₹6,000 crore in pre-sales from owned developments and ₹2,000 crore from development management projects. Thank you to our customers, partners, investors and employees for your continued confidence and support. We look forward to updating you on our progress through the year. Best Wishes, Aditya Virwani Managing Director & Promoter EDL | SNAPSHOT Investor Presentation – Q1 FY2027 7+ Cities 40+ 38 msf Projects(1) Portfolio Presence (Saleable + Leasable) ~26 msf ~12 msf 3,251 acres Residential Commercial Land Bank (Retail + Office) (excl. Projects) ~57k INR Cr ~41k INR Cr ~16k INR Cr Total GDV(2) Residential GDV (2) Commercial GDV (2) ~30k INR Cr ~53% ~9.7k INR Cr Surplus(3) Project Surplus Total Equity Margin % (1) Successive phased launches in a project counted as separate projects (2) Management estimates, includes all owned, JDA & DM projects & excludes all landbanks and Embassy Knowledge Park Commercial (3) Management estimates, refers to project level gross realizable value after construction & approvals cost. Includes all the projects & DM Embassy Serenity | Rendered Image 3 fees and excludes all landbanks and Embassy Knowledge Park commercial Investor Presentation – Q1 FY2027 CONTENTS Q1 FY 2027 Key Business Updates and Performance FY 2027 Outlook and Launch Pipeline FINANCIAL PERFORMANCE Cashflow & Profit & Loss ANNEXURES Embassy Citadel | Rendered Image Investor Presentation – Q1 FY2027 Q1 FY 2027 KEY BUSINESS UPDATES AND PERFORMANCE Embassy Terazza | Rendered Image EDL | Q1 FY 2027 SNAPSHOT Investor Presentation – Q1 FY2027 INR 868 Cr Pre-Sales for Q1 FY2027 INR 496 Cr Collections for Q1 FY2027 INR 19.8k Cr Launch pipeline GDV for FY2027 (Across 9 owned and 2 DM projects ) INR 276 Cr Construction Spend for Q1 FY27 Embassy Eden | Rendered Image 6 KEY HIGHLIGHTS | Q1 FY2027 Investor Presentation – Q1 FY2027 • Pre-sales: INR 868 Cr in Q1FY27 vs INR 198 Cr in Q1 FY26, up 338% Y-o-Y • Area Sold: 484k sf in Q1FY27 vs 206k sf in Q1 FY26, up 135% Y-o-Y • Collections: INR 496 Cr in Q1FY27 vs INR 322 Cr in Q1 FY26, up 54% Y-o-Y • Construction spend(1): INR 276 Cr in Q1FY27; spends to collections at ~56% for Q1 FY 27 • Possessions in Q1FY27: OC received for One 09 - Phase 1, Gurugram, and for additional 5 towers at Golfcity, Savroli, MMR • Gross Institutional Debt (2) stood at ~INR 4.5k Cr with 0.47x debt to equity; Total Equity at ~INR 9.7k Cr • Cash & cash equivalents at ~INR 1.2k Cr, Net institutional debt stood at ~INR 3.3k Cr (0.35x net debt to equity (1) Construction spends include spends towards OC received, Ongoing and Upcoming Projects (2) Excludes shareholders’ debt of INR 1.1k Cr Q1 FY 2027 | GROWTH TRAJECTORY Investor Presentation – Q1 FY2027 For the quarter ended 30th Jun 2026 Area Sold QoQ ('000 sqft) Pre-Sales QoQ (INR Cr.) Collections QoQ (INR Cr.) 2,000 3,000 700 1,783 2,632 1,800 2,500 1,600 1,400 2,000 1,192 414 1,200 400 359 1,392 1,000 1,500 1,000 868 600 484 200 400 409 0 0 0 Q2FY26 Q3FY26 Q4FY26 Q1FY27 Q2FY26 Q3FY26 Q4FY26 Q1FY27 Q2FY26 Q3FY26 Q4FY26 Q1FY27 193% 49% (73%) 240% 89% (67%) 15% 39% (14%) Year on Year Area Sold ('000 sqft) Pre-Sales (INR Cr.) Collections (INR Cr.) 1,000 1,000 1,000 206 198 0 0 0 Q1FY26 Q1FY27 Q1FY26 Q1FY27 Q1FY26 Q1FY27 135% 338% 54% 8 Q1 FY 2027 | OC RECEIVED PROJECTS Investor Presentation – Q1 FY2027 PROJECT CITY PRE SALES SOLD RECIVABLES + INVENTORY INR Cr INR Cr 1 Embassy Grove Bangalore 22 24 2 Embassy Lake Terraces Bangalore (13) 78 3 Garden plots @ Embassy Springs Bangalore 5 66 4 Serene Amara @ Embassy Springs Bangalore 8 21 5 Sierra Vizag - 2 6 Golf City, Phase 1 Savroli - 203 7 Embassy Sky Forest Mumbai 7 32 8 Embassy One, Phase 1 Thane - 2 9 One 09 – Phase 1 Gurugram - 104 10 Others 8 153 OC Received Projects 38 683 (1) Embassy economic interest – 63.72% revenue share (2) Embassy economic interest – 50% joint venture Q1 FY 2027 | LAUNCHED & UNDER CONSTRUCTION PROJECTS Investor Presentation – Q1 FY2027 PROJECT TARGET OC CITY PRE SALES SOLD RECIVABLES + INVENTORY INR Cr INR Cr Ongoing Projects 1 Golf City, Savroli , Phase 2 FY 2027 Savroli, MMR 2 217 2 Embassy Edge @ Embassy Springs FY 2028 Bengaluru 53 438 3 Embassy East Avenue FY 2028 Bengaluru (1) 97 4 Embassy Verde @ Embassy Springs FY 2029 Bengaluru 93 683 5 Embassy One, Phase 2 FY 2030 Thane, MMR 44 533 6 Embassy Park, Panvel FY 2030 Panvel, MMR 37 1,835 7 Paradiso @ Embassy Springs FY 2027 Bengaluru - 172 [Showing first 8,000 characters — download PDF for full document]