Pre-leased property for Sale - Mumbai

1. Times Square Opportunity Investment Note www.myrecapital.com

2. Overview Times Square MYRE Capital is offering an exclusive opportunity to invest in 17,816 Sq. Ft. of A-grade office space strategically situated in an established residential and commercial hub, Andheri East, Mumbai. The proposed space spans the entire 10th floor of newly constructed Tower-C in ‘Times Square’. Strategic Location Andheri East, Mumbai Marquee Tenant Tenant : Smartworks Sub Tenant : IFTAS (An RBI Subsidiary) The entire tower is leased to Smartworks, the market leader in Managed Workspace Solutions. Smartworks has subleased our premises to Indian Financial Technology and Allied Services (IFTAS), a Reserve Bank of India (RBI) subsidiary. Highlights In a post-pandemic world, the ‘hub & spoke’ model has become increasingly popular. With favorable micro market fundamentals, attractive lease terms, and strategic asset location, the opportunity provides a compelling investment proposition. Average Yield 10.5 % Target IRR 13.6 % Lease Tenure 5+5+5 years Minimum Investment ₹25Lacs

3. Location Mumbai Overview ▪ Micro-Market Insights ▪ Infrastructure ▪ Connectivity ▪ In The Vicinity ▪

4. Mumbai Overview INDIA’S FINANCIAL CAPITAL ~7% Of India’s total GDP Headquarters of MNC and Indian Banks, Banking, Financial Services, Life Sciences, Media, Consulting Firms ONE OF THE LARGEST OFFICE HUBS IN INDIA Houses Bombay Stock Exchange [BSE] and National Stock Exchange [NSE] 130+ MSF Mumbai is the largest metropolitan city in India which makes it a melting pot of many communities and cultures thus giving various business opportunities across sectors with an abundant talent pool. 5.85 241% Net Absorption GROWTH Q4 2020 over Q3 2020 4.05 3.83 3.59 387% Net Consumption 2.14 1.46 1.45 0.96 0.84 0.45 0.28 Net Absorption New Consumption 0.3 2019 2020 Q1 2020 Q2 2020 Q3 2020 Q4 2020 AREA ~603 SQ. KM POPULATION ~20 MILLION LITERACY RATE ~90% Source: Source: Real Estate Intelligence Service (REIS), 2020, JLL Research

5. Micro Market Overview Times Square is located in one of Mumbai’s largest commercial micro-markets, Western Suburb 1, which has seen the highest tenant absorption of 0.312 MSF owing to the affordable rentals and excellent public connectivity. With a stellar tenancy profile, attractive location, and high absorption, the micro-market presents strong fundamentals. 8 6 # Micro Market Name Stock [MSF] Absorption [MSF] Key Sub Markets 7 1. Old CBD 6.65 0.016 Fort, Nariman Point, Cuffe Parade, Churchgate 5 9 2. Central Mumbai 13.3 0.204 Worli, Mahalaxmi, Lower Parel, Dadar 4 3. New CBD – BKC 1.084 0.048 Bandra Kurla Complex, G Block 3 4. BKC Periphery 6.83 0.012 Kurla, Kalina, Santacruz East, Bandra 5. Western Suburb 1 24 0.312 Vile Parle, Andheri East & West 6. Western Suburb 2 16.5 0.230 Jogeshwari, Goregaon, Malad, Borivali 2 7. Eastern Suburb 15.6 0.240 Chembur, Ghatkopar, Vikhroli, Powai, Wadala 8. Thane 9.58 0.95 Thane, Ghodbunder Road 9. Navi Mumbai 30.39 0.114 Vashi, Seawoods, Sanpada, Kharghar, Airoli Source: CBRE YTD 2020 MSF: Million Sq. Ft. 1

6. Sanjay Gandhi National Park Infrastructure Times Square is strategically situated near the Mumbai Airport with excellent connectivity to the upcoming coastal road and the western expressway. Times Square EXISTING INFRASTRUCTURE Western Express Highway : Most critical artery connecting South Mumbai to Western suburbs Navi Mumbai Jogeshwari-Vikhroli Link Road : Connects the Western and Eastern express highway Vashi Bridge Chhatrapati Shivaji Maharaj International Airport : Primary International Airport serving MMR Distance : 1.5 km UPCOMING INFRASTRUCTURE Coastal Road : Long freeway along the western coastline connecting Nariman Point (south) to Kandivali (north) Estimated Timelines : 2023 JVLR Extension : JVLR will be extended connecting New Jogeshwari Flyover to New Link Road to ease traffic Source: CBRE YTD 2020

7. Sanjay Gandhi National Park Metro Connectivity Line 7 Total length of metro lines under construction in Mumbai is ~265 kms and, the primary objective is to decongest road network in the city. This is expected to reduce average travel time by 50% to 75%. Line 6 Line 1 Times Square Metro Line 1 : Versova – Andheri - Ghatkopar [11.4 kms] Line 2 Navi Mumbai Metro Line 2 : Dahisar – Mankhurd [42.1 kms] 2A Dahisar – DN Nagar [18.58 kms] Estimated Timelines : Q4 2021 Vashi Bridge Metro Line 3 : Colaba – Bandra – SEEPZ [33.5 kms] Estimated Timelines : Q4 2021 Line 3 Metro Line 6 : Lokhandwala – Jogeshwari – Kanjurmarg [14.5 kms] Estimated Timelines : 2023 Metro Line 7 : Dahisar East – Jogeshwari – Kanjurmarg [14.5 kms] Estimated Timelines : 2023 Source: CBRE YTD 2020

8. In the Vicinity Mahakali Caves ANDHERI EAST 1.5 km MAROL POWAI International Airport Andheri Metro Station Leela Business Park 1.5 km Andheri Railway Station Ajmera Marol Metro Station Domestic Airport TIMES SQUARE 4.3 km The Leela Mumbai Andheri Railway Station Vile Parle Railway Station Saki Naka Metro Station 3.4 km Phoenix Marketcity The Lalit Mumbai SAHAR Nanavati Super Speciality Hospital JW Marriott Mumbai 300 m Metro Station ANDHERI KURLA ROAD International Terminal Mumbai Airport Phoenix Market City

9. Opportunity Insight Discover Times Square ▪ Building Overview ▪ Asset Images ▪ Floor Plan ▪ Managed Leasing ▪ Tenant Overview ▪ Lease Overview ▪

10. Discover Times Square FOOD & BEVERAGES Spread across 6.5 acres of land, Times Square is an iconic IT Park situated in the business hub of Andheri East. With minimal vacancy, superior connectivity, and on premises amenities, the park has seen an uptick in new leases & renewals from tenants. Roots of India OFFICE SPACE Number of Towers 4 Towers Global Fusion Total Leasable Area 886,000 SF Total Current Vacancy 70,000 SF Tap Resto Bar Vacancy ~8% Other Restaurants in Times Square Barbeque Nation, British Brewing Company, Slice of Lime, Chimichurri Renewals YTD : 22,000 SF | New Leases YTD : 82,000 SF Source: CBRE

11. Building Overview : Tower C New Building : Received complete OC in November 2020 ▪ Floor 12 : In advance discussions Professional Management : Smartworks has signed a lease for the entire building during Covid and is responsible for the management & upkeep of the building ▪ Floor 11 : In advance discussions Floor 10 : IFTAS Floor 09 : Pepper Content | Teva Pharma Floor 08 : Teva Pharma Floor 07 : Xoriant Strong Demand : Despite Covid, the building is majorly occupied by subtenants and is expected to be at 100% occupancy by December 2021 ▪ Floor 06 : Cafeteria Floor 05 : Fullerton India Floor 04 : Indira IVF Floor 03 : FTCash | Pepe Jeans Floor 02 : Starbucks Corporate Office | NEC India Floor 01 : Royal Bank Of Scotland | GYM A-Grade Building : LEED Gold Rated ▪

15. Floor Plan Floor plate sub-divisibility: The floorplates has been designed with 4 subdivisible units, providing flexibility for enhanced liquidity and releasing. ▪ Balcony Efficient Column distribution: The columns in the floorplate are situated on the intersection of the sub-units providing better useability of the space. ▪ Office Floor plate Balcony : In the entire development, few floorplates have access to a dedicated balcony. ▪ Toilet Toilet Toilet Toilet Stairs Stairs Lobby

16. Managed Leasing Stable Tenancy : Leasing expertise providing long term tenant stability. Superior Asset Upkeep : Value add facilities, workspace digitization, and professional building management. BENEFITS OF MANAGED LEASING High Stickiness : Managed leasing partner invests high marketing costs, tenancy expenses, building upgradation and furnishing capex. Secure Rental : Dual protection from managed leasing partner and sub-tenant. Vacancy Risk Mitigation : Tenant Sourcing, management, and vacancy responsibility of managed leasing partner. Rental Assurance : The managed leasing partner is responsible for the rental payment irrespective of subtenant vacancy.

17. Tenant Overview Area Under Management 4+ MSF Smartworks is India’s largest and profitable provider of agile workspaces, serving 500+ enterprise customers. ▪ Revenue Growth (2020-2021) 3x India’s first flex-space operator to have PAN India presence. ▪ Valuation 3,000+ Cr HURUN INDIA HAS NAMED SMARTWORKS TO ITS FUTURE UNICORN LIST 2021“ Enterprise Clientele 90%+ Institutional Backing Keppel Land, Singapore Smartworks is the market leader in India Focusing on large enterprise clientele with a bespoke, tech enabled value proposition Large Area > 50,000 SF WEWORK SMARTWORKS 300+ players already in the segment Smaller Area < 50,000 SF INDICUBE ” B2C Enterprise Source: Forbes

18. Leasing Expertise : Smartworks Source: Smartworks

19. Sub-Tenant : IFTAS [An RBI Subsidiary] NEFT Volume 3218+ LAKHS NEFT Value 22+ TRIILIION Indian Financial Technology & Allied Services (IFTAS) is a wholly-owned subsidiary of the Reserve Bank of India, that designs, deploys & provides the essential IT-related services, required by the Reserve Bank of India, banks, and financial institutions. Their flagship payment products and services are a critical part of India’s financial infrastructure, connecting banking and financial institutions across the country, reliably and securely. RTGS Volume 166+ LAKHS RTGS Value 101+ TRIILIION Live Members IFTAS provides critical infrastructure services to RBI, banks, cooperative societies and other financial institutions. INFINET 291 SFMS 229 CLOUD 75 Source: IFTAS

20. Market Opinion About Tenants Smartworks leases 200,000 SF in Pune co-working centre ” Smartworks provides 600 seats to Ocwen Financial Services ” ” IFTAS deploys its GIFT platform ” 24x7 RTGS transaction facility to start from Monday : RBI ” Smartworks leased 4.5 lakh SF office space amidst Covid- 19 in Mumbai and Hyderabad Live Mint 19 Aug 2021 Live Mint 03 Aug 2021 The Economic Times 22 Jul 2021 The Times of India 13 Dec 2020 Outlook India 01 Aug 2019 IFTAS Smartworks

21. In the News : Times Square Pepper Content picks up 200 flexi seats at Smartworks Andheri hub - The Economic Times, 23 Jul 2021 Times Square Concludes Lease Deal with Smartworks in Mumbai - Smartworks, 05 Aug 2020 Smartworks has acquired a large leasable area of 2,10,000 SF, entire Tower C, in Times Square. - The Times of India, 05 Aug 2020

22. Lease Terms The tenant, Smartworks, has signed a lease for the entire building admeasuring ~2,10,000 Sq. ft. during covid. Our floor has been recently subleased to Iftas (RBI Subsidiary). Smartworks has spent significant capex in modification, fit-outs, and furnishing costs for the entire building. This facility has seen strong traction from corporate tenants and has become one of Smarworks most successful managed buildings. Notice Period Lease Area High Security Deposit Interior Fit-Out & Furnishing Rental Escalation 17,647 Sq. Ft. 9 Months 6 months Smartworks 15% Every 3 year Next Escalation Nov 2023 Term-1 Start Date Term-2 Start Date Term-3 Start Date End Date Lease Timeline December 2029 December 2034 December 2024 December 2019 Tenure : 5 yrs Lock - In : 5 yrs Tenure : 5 yrs Lock - In : 5 yrs Tenure : 5 yrs

23. Recent Transaction Sale Comparable ▪ Lease Comparable ▪

24. Sale Comparable Favourable Pricing: Our transaction price is at a 4% discount to the recent transactions in Times Square and a 25% discount to the recent transactions in the micro-market. Price per SF (Leasable Area) Registration Date Building Name Buyer name Area (SF) Discount Individual 6,583 2021 Q1 INR 17,621 13% Lloyd Healthcare ~17,000 INR 15,053 -4% 2021 Q1 Times Square Family Trust ~8,000 INR 18,325 17% 2021 Q1 2021 Q1 Insync Analytics 8,051 INR 15,215 -3% Weighted Average Price INR 16,173 4% 2021 Q4 Our Transaction Price 17,816 INR 15,617 Price per SF (Leasable Area) Registration Date Building Name Buyer name Area (SF) Discount Kanakia Wallstreet 2021 Q2 Individual 18,503 INR 18,850 21% 2021 Q1 Silver Utopia PNB Metlife 46,746 INR 18,000 15% Fulcrum SBI General 42,000 2021 Q1 INR 21,000 34% 2020 Q4 Kalpataru Square Individual 6,935 INR 21,600 38% Weighted Average Price INR 19,460 25% 2021 Q4 Our Transaction Price 17,816 INR 15,617 Source: CBRE India & PropStack

25. Lease Comparable Our rental is ~10% lower than the market average, increasing the stickiness of the tenant to the premises. Rent per SF per month (Leasable Area) Registration Date Area (SF) Building Name Tenant name Discount 2021 Q3 Interactive Brokers 40,000 INR 105 -1% 2021 Q1 Seven Island Shipping 6,243 INR 135 27% Times Square 2021 Q3 Llyod Healthcare 8,795 INR 100 -6% 2021 Q3 Abreco Frieght 3,415 INR 123 16% Weighted Average Rent INR 108 2% 2020 Q3 Our Rental 17,647 INR 106 Rent per SF per month (Leasable Area) Registration Date Area (SF) Building Name Tenant name Discount Leela Business Park 2021 Q3 Mirae Asset 17,400 INR 110 4% The Qube Geodis India 7,950 2021 Q3 INR 108 2% Kalpataru Square Magma Fincorp 12,350 2021 Q3 INR 136 28% Kanakia Wallstreet GS Caltex 10,500 2020 Q1 INR 130 23% Weighted Average Price INR 117 10% 2020 Q3 Our Rental 17,647 INR 106 Source: CBRE India & PropStack

26. Financials Purchase Price Distribution ▪ Gross Yield Growth ▪ Performance Metrics ▪

27. Purchase Price Distribution Price Break - Up Particulars Values Price Per SF ₹ 14,700 Area (SF) 17,816 Base Price ₹ 26,18,95,200 One time premises improvement ₹ 1,63,37,272 Gross Price ₹ 27,82,32,472 Add : Stamp Duty ₹ 1,30,94,760 Add : Registration ₹ 1,20,000 Add : Acquisition Expenses ₹ 93,50,000 Add : Reserve ₹ 26,01,056 Add : Advance CAM & Expenses ₹ 66,01,712 Add : Legal Expenses ₹ 10,00,000 Net Purchase price ₹ 31,10,00,000

28. Gross Yield Growth Entry Yield 9.2 % Average Yield 10.5 % Yield Growth 13.4% 14.0% 11.6% 12.0% 10.0% 9.2% 9.1% 10.0% 8.0% 6.0% 4.0% 2.0% 0.0% Year 1 Year 3 Year 6 Year 9 Year 12

29. Exit Projection KEY ASSUMPTION Exit Year ~5 Years We anticipate the optimal time to exit the asset is after the 2nd rental escalation. Capital Appreciation 6.5 % Considering our under- market rental and historical market rental growth rate, we have taken a conservative CAGR for our projection. Exit Cap Rate 7.1% Inline with today's cap rate expectations. Though we expect further cap rate compression, we have taken a conservative outlook. Lock-In Remaining 3 Years Strong proposition for new buyer in 2026, with a 3-year lock-in and an additional 5-year renewal term remaining. IRR MOIC 1.7X PERFORMANCE METRICS 13.6%

30. Investment Terms Performance Fee 20 % Over hurdle rate of 12% IRR Management Fee 1 % Prebook Offer* 2.60 % *Cumulative across 5 years. Applicable on investments that are confirmed prior 21st October

31. Times Square Opportunity Investment Note www.myrecapital.com

32. Disclaimer and Risk Disclosure Statement by MYRE Capital All the information in this document (“presentation”) is published in good faith and for general information purpose only. MYRE TECH LLP (“MYRE”) does not make any warranties about the completeness, reliability and accuracy of this information. Any action you take upon the information you find in this presentation, is strictly at your own risk. MYRE will not be liable for any losses and/or damages in connection with the use of this presentation. MYRE TECH LLP’s research team, software, algorithms and analytical processes used have, to the best of its ability, taken into account various factors –both quantitative measures and qualitative assessments, in an unbiased manner, while designing a suitable investment model. However, such assessments carry inherent unknown risks and uncertainties linked to broad markets as well as analysts’ expectations about future events. The material in the presentation herein has been prepared by MYRE Capital and is a general overview of the commercial activities and proposed commercial activities of MYRE Capital. That the information supplied vide this presentation has been obtained/deduced from sources which are reliable as per the best knowledge and belief of MYRE Capital and should not be construed as legal, business or tax advice or recommendation or Offer/Invitation to offer, to potential investors/purchasers. MYRE Capital makes no warranty or representation nor assume any legal liability or responsibility for the accuracy, correctness, completeness or consequences from use of any such information. Any projections, opinions, assumptions or estimates do not represent the current or future performance of the property and any reliance on the material of this presentation shall be at the exclusive risk, costs, expenses and liability of the Investor/Purchaser. Before acting on any information contained herein Investor/Purchaser should consider the appropriateness of the information and should seek specific advice from qualified professionals. It is further clarified in explicit terms that nothing in this presentation shall be construed as Direct or Indirect Offer to Invest/Buy/Fund in any of Investment Schemes/Real Estate Schemes/Real Estate Properties/ Financial Schemes, launched by MYRE TECH LLP or it’s associate entities. That nothing in this presentation is for solicitation or invitation to any individual/firm/ company/Association Of Persons/ entity for any Investment schemes pertaining to Real Estate or otherwise, and it is further clarified that any scheme listed in this presentation involves standard market risks and is neither insured by MYRE TECH LLP, nor we can be held liable for any monetary or other losses the investor may occur due to the same. The past performance of any opportunity listed in this presentation is not necessarily indicative of its future performance. MYRE TECH LLP is not guaranteeing or assuring any return under any of the opportunities listed. You are requested to exercise prudent discretion (including by obtaining expert professional advice with regard to specific legal, tax and financial implications) prior investing in any opportunity listed in this presentation. You agree and acknowledge that information/projections provided by MYRE Capital are not and are not intended to be an offer/invitation or solicitation/recommendation and in case of investing into the said scheme you are acting on own your knowledge and understanding.