Form 8-K

8-K — SL GREEN REALTY CORP

Accession: 0001628280-26-025419

Filed: 2026-04-16

Period: 2026-04-15

CIK: 0001040971

SIC: 6798 (REAL ESTATE INVESTMENT TRUSTS)

Item: Results of Operations and Financial Condition

Item: Regulation FD Disclosure

Item: Financial Statements and Exhibits

Documents

8-K — slg-20260415.htm (Primary)

EX-99.1 (a26q1earningsrelease.htm)

EX-99.2 (a26q1supplemental.htm)

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8-K

8-K (Primary)

Filename: slg-20260415.htm · Sequence: 1

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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported):

April 15, 2026

SL GREEN REALTY CORP.

(Exact name of registrant as specified in its charter)

Maryland

(State or other jurisdiction of incorporation or organization)

1-13199 13-3956775

(Commission File Number) (I.R.S. Employer Identification No.)

One Vanderbilt Avenue 10017

New York, New York (Zip Code)

(Address of principal executive offices)

(212) 594-2700

(Registrant's telephone number, including area code)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

[☐] Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

[☐] Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

[☐] Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

[☐] Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

Registrant Trading Symbol Title of Each Class Name of Each Exchange on Which Registered

SL Green Realty Corp. SLG Common Stock, $0.01 par value New York Stock Exchange

SL Green Realty Corp. SLG.PRI 6.500% Series I Cumulative Redeemable Preferred Stock, $0.01 par value New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company [☐]

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act [ ]

Item 2.02. Results of Operations and Financial Condition

Following the issuance of a press release on April 15, 2026 announcing SL Green Realty Corp.’s, or the Company, results for the quarter ended March 31, 2026, the Company has made available on its website supplemental information regarding the Company’s operations that is too voluminous for a press release. The Company is attaching the press release as Exhibit 99.1 and the supplemental package as Exhibit 99.2 to this Current Report on Form 8-K.

The information (including Exhibits 99.1 and 99.2) being furnished pursuant to this “Item 2.02. Results of Operations and Financial Condition” shall not be deemed to be “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or the Exchange Act, or otherwise subject to the liabilities of that section and shall not be deemed to be incorporated by reference into any filing under the Securities Act of 1933, as amended, or the Securities Act, or the Exchange Act regardless of any general incorporation language in such filing.

Item 7.01. Regulation FD Disclosure

As discussed in Item 2.02 above, on April 15, 2026, the Company issued a press release announcing its results for the quarter ended March 31, 2026.

The information being furnished pursuant to this “Item 7.01. Regulation FD Disclosure” shall not be deemed to be “filed” for the purposes of Section 18 of the Exchange Act or otherwise subject to the liabilities of that section and shall not be deemed to be incorporated by reference into any filing under the Securities Act or the Exchange Act regardless of any general incorporation language in such filing. This information will not be deemed an admission as to the materiality of such information that is required to be disclosed solely by Regulation FD.

Item 9.01. Financial Statements and Exhibits

(d) Exhibits

99.1 Press release regarding results for the quarter ended March 31, 2026.

99.2 Supplemental package.

Non-GAAP Supplemental Financial Measures

Funds from Operations (FFO)

FFO is a widely recognized non-GAAP financial measure of REIT performance. The Company computes FFO in accordance with standards established by the National Association of Real Estate Investment Trusts, or Nareit, which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the Nareit definition, or that interpret the Nareit definition differently than the Company does. The revised White Paper on FFO approved by the Board of Governors of Nareit in April 2002, and subsequently amended in December 2018, defines FFO as net income (loss) (computed in accordance with Generally Accepted Accounting Principles, or GAAP), excluding gains (or losses) from sales of properties, and real estate related impairment charges, plus real estate related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.

The Company presents FFO because it considers it an important supplemental measure of the Company’s operating performance and believes that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, particularly those that own and operate commercial office properties. The Company also uses FFO as one of several criteria to determine performance-based compensation for members of its senior management. FFO is intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO excludes depreciation and amortization unique to real estate, gains and losses from property dispositions, and real estate related impairment charges, it provides a performance measure that, when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, and interest costs, providing perspective not immediately apparent from net income. FFO does not represent cash generated from operating activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance or to cash flow from operating activities (determined in accordance with GAAP) as a measure of the Company’s liquidity, nor is it indicative of funds available to fund the Company’s cash needs, including the Company's ability to make cash distributions.

Funds Available for Distribution (FAD)

FAD is a non-GAAP financial measure that is calculated as FFO plus non-real estate depreciation, allowance for straight line credit loss, adjustment for straight line operating lease rent, non-cash deferred compensation, and pro-rata adjustments for these items from the Company's unconsolidated JVs, less straight line rental income, free rent net of amortization, second generation tenant improvement and leasing costs, and recurring capital expenditures.

FAD is not intended to represent cash flow for the period and is not indicative of cash flow provided by operating activities as determined in accordance with GAAP. FAD is presented solely as a supplemental disclosure with respect to liquidity. Because all companies do not calculate FAD the same way, the presentation of FAD may not be comparable to similarly titled measures of other companies. FAD does not represent cash flow from operating, investing and finance activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of the Company’s liquidity.

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre)

EBITDAre is a non-GAAP financial measure. The Company computes EBITDAre in accordance with standards established by Nareit, which may not be comparable to EBITDAre reported by other REITs that do not compute EBITDAre in accordance with the Nareit definition, or that interpret the Nareit definition differently than the Company does. The White Paper on EBITDAre approved by the Board of Governors of Nareit in September 2017 defines EBITDAre as net income (loss) (computed in accordance with GAAP), plus interest expense, plus income tax expense, plus depreciation and amortization, plus (minus) losses and gains on the disposition of depreciated property, plus impairment write-downs of depreciated property and investments in unconsolidated joint ventures, plus adjustments to reflect the entity's share of EBITDAre of unconsolidated joint ventures.

The Company presents EBITDAre because the Company believes that EBITDAre, along with cash flow from operating activities, investing activities and financing activities, provides investors with an additional indicator of the Company’s ability to incur and service debt. EBITDAre should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of the Company’s liquidity.

Net Operating Income (NOI) and Cash NOI

NOI is a non-GAAP financial measure that is calculated as operating income before transaction related costs, gains/losses on early extinguishment of debt, marketing general and administrative expenses and non-real estate revenue. Cash NOI is also a non-GAAP financial measure that is calculated by subtracting free rent (net of amortization), straight-line rent, and the amortization of acquired above and below-market leases from NOI, while adding operating lease straight-line adjustment and the allowance for straight-line tenant credit loss.

The Company presents NOI and Cash NOI because the Company believes that these measures, when taken together with the corresponding GAAP financial measures and reconciliations, provide investors with meaningful information regarding the operating performance of properties. When operating performance is compared across multiple periods, the investor is provided with information not immediately apparent from net income that is determined in accordance with GAAP. NOI and Cash NOI provide information on trends in the revenue generated and expenses incurred in operating the Company's properties, unaffected by the cost of leverage, straight-line adjustments, depreciation, amortization, and other net income components. The Company uses these metrics internally as performance measures. None of these measures is an alternative to net income (determined in accordance with GAAP) and same-store performance should not be considered an alternative to GAAP net income performance.

Coverage Ratios

The Company presents fixed charge and debt service coverage ratios to provide a measure of the Company’s financial flexibility to service current debt amortization, interest expense and operating lease rent from current cash net operating income. These coverage ratios represent a common measure of the Company’s ability to service fixed cash payments; however, these ratios are not used as an alternative to cash flow from operating, financing and investing activities (determined in accordance with GAAP).

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

SL GREEN REALTY CORP.

/s/ Matthew J. DiLiberto

Matthew J. DiLiberto

Chief Financial Officer

Date: April 16, 2026

EX-99.1

Filename: a26q1earningsrelease.htm · Sequence: 2

Document

Exhibit 99.1

SL GREEN REALTY CORP. REPORTS

FIRST QUARTER 2026 EPS OF ($1.20) PER SHARE;

AND FFO OF $0.84 PER SHARE

Financial and Operating Highlights

•Net loss attributable to common stockholders of $1.20 per share for the first quarter of 2026 as compared to net loss of $0.30 per share for the same period in 2025.

•Funds from operations ("FFO") of $0.84 per share for the first quarter of 2026. The Company reported FFO of $1.40 per share for the same period in 2025, which included $25.0 million, or $0.33 per share, of income related to the resolution of a commercial mortgage investment.

•The Company reaffirms its previously announced 2026 FFO guidance range of FFO of $4.40 to $4.70 per share, with a midpoint of $4.55 per share.

•Signed 51 Manhattan office leases totaling 929,264 square feet in the first quarter of 2026, the highest volume ever achieved during the first quarter in the Company's 28-year history. The mark-to-market on signed Manhattan office leases was 16.1% higher for the first quarter than the previous fully escalated rents on the same spaces.

•Manhattan same-store cash net operating income ("NOI"), including the Company's share of same-store cash NOI from unconsolidated joint ventures, increased 2.6% for the first quarter of 2026, excluding lease termination income, as compared to the same period in 2025.

•Manhattan same-store office occupancy increased to 94.4% as of March 31, 2026, inclusive of leases signed but not yet commenced, as compared to 93.0% as of December 31, 2025. The Company expects to increase Manhattan same-store office occupancy, inclusive of leases signed but not yet commenced, to 95.0% by December 31, 2026.

Investing Highlights

•Entered into a contract to sell the residential and retail components of 7 Dey Street for total consideration of $222.6 million. The transaction is expected to close in the second quarter of 2026, subject to customary closing conditions.

•Together with our joint venture partner, closed on the sale of 690 Madison Avenue for $54.5 million.

Financing Highlights

•Together with our joint venture partners, completed a $1.65 billion, five-year, fixed-rate refinancing of One Madison Avenue. The single asset, single borrower (SASB) CMBS execution was priced at a spread of 181 basis points above the US treasury index, resulting in an interest rate of 5.81%.

•Refinanced, extended and reduced the overall cost of $2.0 billion of the

Company's $2.4 billion corporate credit facility. The existing $1.25 billion revolving line of credit was extended to June 2031 while the existing $1.05 billion term loan was bifurcated, resulting in a new $750 million term loan with a maturity date of June 2031. The cost of the revolving line of credit and the new term loan were each reduced by 25 basis points. The remaining $300 million term loan that matures in May 2027 and the existing $100 million term loan that matures in November 2026 were not modified.

NEW YORK, April 15, 2026 - SL Green Realty Corp. (the "Company") (NYSE: SLG) today reported a net loss attributable to common stockholders for the quarter ended March 31, 2026 of $84.4 million, or $1.20 per share, as compared to a net loss of $21.1 million, or $0.30 per share, for the same period in 2025.

The Company reported FFO for the quarter ended March 31, 2026 of $64.6 million or $0.84 per share, net of the write-off of $4.8 million, or $0.06 per share, of unamortized deferred financing costs and inclusive of $2.0 million, or $0.03 per share, of positive non-cash fair value adjustments on mark-to-market derivatives. The Company reported FFO of $106.5 million, or $1.40 per share, for the same period in 2025, which included $25.0 million, or $0.33 per share, of income related to the resolution of a commercial mortgage investment.

All per share amounts are presented on a diluted basis.

Operating and Leasing Activity

Manhattan same-store cash NOI, including the Company's share of same-store cash NOI from unconsolidated joint ventures, increased by 2.6% for the first quarter of 2026, excluding lease termination income, as compared to the same period in 2025.

During the first quarter of 2026, the Company signed 51 office leases in its Manhattan office portfolio totaling 929,264 square feet. The average rent on the Manhattan office leases signed in the first quarter of 2026 was $105.12 per rentable square foot, the highest average starting rent for leases signed in any one quarter in the Company’s history, with an average lease term of 9.8 years and average tenant concessions of 10.9 months of free rent with a tenant improvement allowance of $107.76 per rentable square foot. Thirty-four leases comprising 666,790 square feet, representing office leases on space that had been occupied within the prior twelve months, are considered replacement leases on which mark-to-market is calculated. Those replacement leases had average starting rents of $114.75 per rentable square foot, representing a 16.1% increase over the previous fully escalated rents on the same office spaces.

Occupancy in the Company's Manhattan same-store office portfolio increased to 94.4% as of March 31, 2026, inclusive of leases signed but not yet commenced, as compared to 93.0% at the end of the previous quarter. The Company expects to increase Manhattan same-store office occupancy, inclusive of leases signed but not yet commenced, to 95.0% by December 31, 2026.

Significant leasing activity in the first quarter includes:

•New lease with Clay Labs, Inc. for 163,095 square feet at 11 Madison Avenue;

•New lease with a large global investment firm for 150,036 square feet at 245 Park Avenue;

•New expansion lease with Harvey AI Corporation for 92,663 square feet at One Madison Avenue;

•New expansion lease with TD Securities for 51,081 square feet at 125 Park Avenue;

•New lease with Robinson & Cole for 48,451 square feet at 100 Park Avenue;

•New lease with One Main General Services Corp for 38,037 square feet at 1185 Avenue of the Americas;

•New expansion lease with McDermott, Will & Schulte for 29,734 square feet at One Vanderbilt Avenue.

Investment Activity

In March, the Company entered into a contract to sell the residential and retail components of 7 Dey Street for total consideration of $222.6 million. The transaction is expected to close in the second quarter of 2026, subject to customary closing conditions. The Company will retain ownership of the 26,000 square foot office condominium.

In February, together with our joint venture partner, the Company closed on the sale of 690 Madison Avenue for $54.5 million. The transaction generated cash proceeds to the Company of $48.5 million.

Financing Activity

In March, together with our joint venture partners, the Company completed a $1.65 billion, five-year, fixed-rate refinancing of One Madison Avenue. The single asset, single borrower (SASB) CMBS execution was priced at a spread of 181 basis points above the US treasury index, resulting in an interest rate of 5.81%. The new financing replaced the property’s previous $1.25 billion construction facility, which had an outstanding balance of $1.171 billion.

In March, the Company refinanced, extended and reduced the overall cost of $2.0 billion of the Company's $2.4 billion corporate credit facility.

•The existing revolving line of credit component of the facility was maintained at $1.25 billion, the maturity was extended to June 2031, inclusive of as-of-right extension options, and the borrowing cost was reduced by 25 basis points to 125 basis over SOFR based on the Company's current credit rating.

•The existing $1.05 billion term loan component of the facility was bifurcated, resulting in a new $750 million term loan with a maturity date of June 2031 and a borrowing cost that was reduced by 25 basis points to 145 basis points over SOFR, based on the Company’s current credit rating. The remaining $300 million of the term loan with a maturity date of May 2027 will continue to be outstanding on its current terms.

•The existing $100 million term loan component of the facility with a maturity date of November 2026 will also remain outstanding on its current terms.

Dividends

On March 23, 2026, the Company announced that its board of directors established an annual ordinary dividend on its common stock for 2026 of $2.47 per share. The new dividend level will allow the Company to retain incremental liquidity for investment opportunities, which may include discounted debt extinguishments, share repurchases or ongoing development projects.

In the first quarter of 2026, the Company declared:

•A quarterly ordinary dividend on its outstanding common stock of $0.6175 per share, which was paid in cash on April 15, 2026;

•A quarterly dividend on its outstanding 6.50% Series I Cumulative Redeemable Preferred Stock of $0.40625 per share for the period January 15, 2026 through and including April 14, 2026, which was paid in cash on April 15, 2026, and is the equivalent of an annualized dividend of $1.625 per share.

Conference Call and Audio Webcast

The Company's executive management team, led by Marc Holliday, Chairman and Chief Executive Officer, will host a conference call and audio webcast on Thursday, April 16, 2026, at 2:00 p.m. ET to discuss the financial results.

Supplemental data will be available prior to the quarterly conference call in the Investors section of the SL Green Realty Corp. website at www.slgreen.com under “Financial Reports.”

The live conference call will be webcast in listen-only mode and a replay will be available in the Investors section of the SL Green Realty Corp. website at www.slgreen.com under “Presentations & Webcasts.”

Research analysts who wish to participate in the conference call must first register at https://register-conf.media-server.com/register/BIfae87cfbadc74c2fbc45e803ee1d1e2f.

Company Profile

SL Green Realty Corp., Manhattan's largest office landlord, is a fully integrated real estate investment trust, or REIT, that is focused primarily on acquiring, managing and maximizing the value of Manhattan commercial properties. As of March 31, 2026, SL Green held interests in 55 buildings totaling 30.8 million square feet, which included ownership interests in 29.4 million square feet and 1.4 million square feet securing debt and preferred equity investments, excluding fund investments, and managed 3 buildings totaling 0.8 million square feet owned by third parties.

To obtain the latest news releases and other Company information, please visit our website at www.slgreen.com or contact Investor Relations at investor.relations@slgreen.com.

Disclaimers

Non-GAAP Financial Measures

During the quarterly conference call, the Company may discuss non-GAAP financial measures as defined by SEC Regulation G. In addition, the Company has used non-GAAP financial measures in this press release. A reconciliation of each non-GAAP financial measure and the comparable GAAP financial measure can be found in this release and in the Company’s Supplemental Package.

Forward-looking Statements

This press release includes certain statements that may be deemed to be "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995 and are intended to be covered by the safe harbor provisions thereof. All statements, other than statements of historical facts, included in this press release that address activities, events or developments that we expect, believe or anticipate will or may occur in the future, including such matters as future capital expenditures, dividends and acquisitions (including the amount and nature thereof), development trends of the real estate industry and the New York metropolitan area markets, occupancy, business strategies, expansion and growth of our operations and other similar matters, are forward-looking statements. These forward-looking statements are based on certain assumptions and analyses made by us in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate. Forward-looking statements are not guarantees of future performance and actual results or developments may differ materially, and we caution you not to place undue reliance on such statements. Forward-looking statements are generally identifiable by the use of the words "may," "will," "should," "expect," "anticipate," "estimate," "believe," "intend," "project," "continue," or the negative of these words, or other similar words or terms.

Forward-looking statements contained in this press release are subject to a number of risks and uncertainties, many of which are beyond our control, that may cause our actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by forward-looking statements made by us. Factors and risks to our business that could cause actual results to differ from those contained in the forward-looking statements include risks and uncertainties described in our filings with the Securities and Exchange Commission. Except to the extent required by law, we undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of future events, new information or otherwise.

SL GREEN REALTY CORP.

CONSOLIDATED STATEMENTS OF OPERATIONS

(unaudited and in thousands, except per share data)

Three Months Ended

March 31,

Revenues: 2026 2025

Rental revenue, net $ 165,995 $ 144,518

Escalation and reimbursement revenues 20,881 18,501

SUMMIT Operator revenue 24,142 22,534

Investment income 2,346 16,114

Interest income from real estate loans held by consolidated securitization vehicles 14,649 15,981

Fee income 20,006 12,275

Other income 5,061 9,923

Total revenues 253,080 239,846

Expenses:

Operating expenses, including related party expenses of $2 in 2026 and $3 in 2025

61,457 56,062

Real estate taxes 41,912 37,217

Operating lease rent 6,944 6,106

SUMMIT Operator expenses 24,942 21,764

Interest expense, net of interest income 50,909 45,681

Amortization of deferred financing costs 2,802 1,687

SUMMIT Operator tax expense (benefit) 585 (45)

Interest expense on senior obligations of consolidated securitization vehicles 14,649 13,972

Depreciation and amortization 69,751 64,498

Loan loss and other investment reserves, net of recoveries — (25,039)

Transaction related costs 284 295

Marketing, general and administrative 22,786 21,724

Total expenses 297,021 243,922

Equity in net (loss) income from unconsolidated joint ventures (20,780) 1,170

Income from debt fund investments, net 2,478 —

Equity in net loss on sale of interest in unconsolidated joint venture/real estate (814) —

Purchase price and other fair value adjustments 4,183 (9,611)

Gain (loss) on sale of real estate, net 16,636 (482)

Depreciable real estate reserves (35,160) (8,546)

Net loss (77,398) (21,545)

Net income (loss) attributable to noncontrolling interests:

Noncontrolling interests in the Operating Partnership 6,678 1,465

Noncontrolling interests in other partnerships (7,734) 4,897

Preferred units distributions (2,199) (2,154)

Net loss attributable to SL Green (80,653) (17,337)

Perpetual preferred stock dividends (3,738) (3,738)

Net loss attributable to SL Green common stockholders $ (84,391) $ (21,075)

Earnings Per Share (EPS)

Basic loss per share $ (1.20) $ (0.30)

Diluted loss per share $ (1.20) $ (0.30)

Funds From Operations (FFO)

Basic FFO per share $ 0.85 $ 1.43

Diluted FFO per share $ 0.84 $ 1.40

Basic ownership interest

Weighted average REIT common shares for net income per share 70,687 70,424

Weighted average partnership units held by noncontrolling interests 4,980 4,103

Basic weighted average shares and units outstanding 75,667 74,527

Diluted ownership interest

Weighted average REIT common share and common share equivalents 72,270 72,230

Weighted average partnership units held by noncontrolling interests 4,980 4,103

Diluted weighted average shares and units outstanding 77,250 76,333

SL GREEN REALTY CORP.

CONSOLIDATED BALANCE SHEETS

(unaudited and in thousands, except per share data)

March 31, December 31,

2026 2025

Assets

Commercial real estate properties, at cost:

Land and land interests $ 1,848,531 $ 1,699,215

Building and improvements 4,298,249 4,012,305

Building leasehold and improvements 1,465,411 1,448,112

7,612,191 7,159,632

Less: accumulated depreciation (2,321,290) (2,306,377)

5,290,901 4,853,255

Assets held for sale 211,222 —

Cash and cash equivalents 143,867 155,747

Restricted cash 194,772 180,748

Investment in marketable securities 25,330 23,666

Tenant and other receivables 56,724 45,524

Related party receivables 25,161 16,293

Deferred rents receivable 262,730 266,678

Debt and preferred equity investments, net of discounts and deferred origination fees of $5 and $14 in 2026 and 2025, respectively, and allowances of $300 and $454 in 2026 and 2025, respectively

118,083 168,358

Investments in unconsolidated joint ventures 2,500,573 2,624,755

Debt fund investments, at fair value 293,243 152,958

Deferred costs, net 129,428 129,019

Right-of-use assets - operating leases 909,377 864,430

Real estate loans held by consolidated securitization vehicles, at fair value 1,027,164 1,023,877

Other assets 570,175 577,299

Total assets $ 11,758,750 $ 11,082,607

Liabilities

Mortgages and other loans payable $ 2,509,135 $ 2,154,499

Revolving credit facility 825,000 640,000

Unsecured term loan 1,150,000 1,150,000

Deferred financing costs, net (35,673) (13,063)

Total debt, net of deferred financing costs 4,448,462 3,931,436

Accrued interest payable 19,791 15,221

Accounts payable and accrued expenses 118,912 134,621

Deferred revenue 168,980 147,419

Lease liability - financing leases 108,515 108,183

Lease liability - operating leases 851,142 805,192

Dividend and distributions payable 49,380 2,536

Security deposits 73,638 68,276

Liabilities related to assets held for sale 189,842 —

Junior subordinate deferrable interest debentures held by trusts that issued trust preferred securities 100,000 100,000

Senior obligations of consolidated securitization vehicles, at fair value 1,027,164 1,023,877

Other liabilities (includes $167,423 and $244,941 at fair value as of March 31, 2026 and December 31, 2025, respectively)

241,392 392,756

Total liabilities 7,397,218 6,729,517

Commitments and contingencies

Noncontrolling interests in Operating Partnership 259,415 241,371

Preferred units and redeemable equity 204,319 199,271

Equity

SL Green stockholders' equity:

Series I Preferred Stock, $0.01 par value, $25.00 liquidation preference, 9,200 and 9,200 issued and outstanding at both March 31, 2026 and December 31, 2025

221,932 221,932

Common stock, $0.01 par value 160,000 shares authorized, 71,124 and 71,159 issued and outstanding at March 31, 2026 and December 31, 2025, respectively

711 711

Additional paid-in capital 4,213,856 4,212,590

Accumulated other comprehensive loss (7,287) (22,198)

Retained deficit (892,890) (741,880)

Total SL Green Realty Corp. stockholders’ equity 3,536,322 3,671,155

Noncontrolling interests in other partnerships 361,476 241,293

Total equity 3,897,798 3,912,448

Total liabilities and equity $ 11,758,750 $ 11,082,607

SL GREEN REALTY CORP.

RECONCILIATION OF NON-GAAP FINANCIAL MEASURES

(unaudited and in thousands, except per share data)

Three Months Ended

March 31,

Funds From Operations (FFO) Reconciliation: 2026 2025

Net loss attributable to SL Green common stockholders $ (84,391) $ (21,075)

Add:

Depreciation and amortization 69,751 64,498

Joint venture depreciation and noncontrolling interest adjustments 62,596 53,361

Net income (loss) attributable to noncontrolling interests 1,056 (6,362)

Less:

Equity in net loss on sale of interest in unconsolidated joint venture/real estate (814) —

Purchase price and other fair value adjustments 2,224 (6,544)

Gain (loss) on sale of real estate, net 16,636 (482)

Depreciable real estate reserves (35,160) (8,546)

Depreciable real estate reserves in unconsolidated joint venture — (1,780)

Depreciation on non-rental real estate assets 1,503 1,263

FFO attributable to SL Green common stockholders and unit holders $ 64,623 $ 106,511

SL GREEN REALTY CORP.

RECONCILIATION OF NON-GAAP FINANCIAL MEASURES

(unaudited and in thousands, except per share data)

Three Months Ended

March 31,

Operating income and Same-store NOI Reconciliation: 2026 2025

Net loss $ (77,398) $ (21,545)

Depreciable real estate reserves 35,160 8,546

(Gain) loss on sale of real estate, net (16,636) 482

Purchase price and other fair value adjustments (4,183) 9,611

Equity in net loss on sale of interest in unconsolidated joint venture/real estate 814 —

Depreciation and amortization 69,751 64,498

SUMMIT Operator tax expense (benefit) 585 (45)

Amortization of deferred financing costs 2,802 1,687

Interest expense, net of interest income 50,909 45,681

Interest expense on senior obligations of consolidated securitization vehicles 14,649 13,972

Operating income 76,453 122,887

Equity in net loss (income) from unconsolidated joint ventures 20,780 (1,170)

Income from debt fund investments, net (2,478) —

Marketing, general and administrative expense 22,786 21,724

Transaction related costs 284 295

Loan loss and other investment reserves, net of recoveries — (25,039)

SUMMIT Operator expenses 24,942 21,764

Investment income (2,346) (16,114)

Interest income from real estate loans held by consolidated securitization vehicles (14,649) (15,981)

SUMMIT Operator revenue (24,142) (22,534)

Non-building revenue (17,879) (10,486)

Net operating income (NOI) 83,751 75,346

Equity in net (loss) income from unconsolidated joint ventures (20,780) 1,170

SLG share of unconsolidated JV depreciable real estate reserves — 1,780

SLG share of unconsolidated JV depreciation and amortization 67,639 63,075

SLG share of unconsolidated JV amortization of deferred financing costs 4,456 3,191

SLG share of unconsolidated JV interest expense, net of interest income 70,132 62,965

SLG share of unconsolidated JV gain on early extinguishment of debt 4,796 —

SLG share of unconsolidated JV investment income (424) (4,918)

SLG share of unconsolidated JV non-building revenue (398) (1,291)

NOI including SLG share of unconsolidated JVs 209,172 201,318

NOI from other properties/affiliates (34,623) (34,606)

Same-Store NOI 174,549 166,712

Straight-line and free rent (3,440) 1,293

Amortization of acquired above and below-market leases, net 1,147 912

Operating lease straight-line adjustment 204 204

SLG share of unconsolidated JV straight-line and free rent (9,502) (10,269)

SLG share of unconsolidated JV amortization of acquired above and below-market leases, net (6,460) (6,040)

Same-store cash NOI $ 156,498 $ 152,812

Lease termination income 356 (4,393)

SLG share of unconsolidated JV lease termination income (4,626) —

Same-store cash NOI excluding lease termination income $ 152,228 $ 148,419

SL GREEN REALTY CORP.

NON-GAAP FINANCIAL MEASURES - DISCLOSURES

Funds from Operations (FFO)

Funds Available for Distribution (FAD)

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre)

Net Operating Income (NOI) and Cash NOI

Coverage Ratios

SLG-EARN

EX-99.2

Filename: a26q1supplemental.htm · Sequence: 3

Document

SL Green Realty Corp. is a self-managed real estate investment trust, or REIT, with in-house capabilities in property management, acquisitions and dispositions, debt investing, financing, development, redevelopment, construction and leasing.

As of March 31, 2026, the Company held interests in 55 buildings totaling 30.8 million square feet, which included ownership interests in 29.4 million square feet and 1.4 million square feet securing debt and preferred equity investments, excluding fund investments, and managed 3 buildings totaling 0.8 million square feet owned by third parties.

•SL Green’s common stock is listed on the New York Stock Exchange and trades under the symbol SLG.

•SL Green's website is www.slgreen.com.

•This data is furnished to supplement audited and unaudited regulatory filings of the Company and should be read in conjunction with those filings. The financial data herein is unaudited and is provided to assist readers of quarterly and annual financial filings and should not be read in replacement of, or superior to, such financial filings. As such, data otherwise contained in future regulatory filings covering the same period may restate the data presented herein.

Questions pertaining to the information contained herein should be referred to Investor Relations at investor.relations@slgreen.com.

Forward-looking Statements

This supplemental reporting package includes certain statements that may be deemed to be "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995 and are intended to be covered by the safe harbor provisions thereof. All statements, other than statements of historical facts, included in this supplemental reporting package that address activities, events or developments that we expect, believe or anticipate will or may occur in the future, including such matters as future capital expenditures, dividends and acquisitions (including the amount and nature thereof), development trends of the real estate industry and the New York metropolitan area markets, occupancy, business strategies, expansion and growth of our operations and other similar matters, are forward-looking statements. These forward-looking statements are based on certain assumptions and analyses made by us in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate. Forward-looking statements are not guarantees of future performance and actual results or developments may differ materially, and we caution you not to place undue reliance on such statements. Forward-looking statements are generally identifiable by the use of the words "may," "will," "should," "expect," "anticipate," "estimate," "believe," "intend," "project," "continue," or the negative of these words, or other similar words or terms.

Forward-looking statements contained in this supplemental reporting package are subject to a number of risks and uncertainties, many of which are beyond our control, that may cause our actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by forward-looking statements made by us. Factors and risks to our business that could cause actual results to differ from those contained in the forward-looking statements include risks and uncertainties described in our filings with the Securities and Exchange Commission. Except to the extent required by law, we undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of future events, new information or otherwise.

The following discussion related to the consolidated financial statements of the Company should be read in conjunction with the financial statements for the quarter ended March 31, 2026 that will be included on Form 10-Q to be filed on or before May 11, 2026.

Supplemental Information

First Quarter 2026

TABLE OF CONTENTS

Definitions

Highlights

Key Financial Data

Office Leasing Statistics

Comparative Balance Sheets

Comparative Statements of Operations

Comparative Computation of FFO and FAD

Consolidated Statement of Equity

Joint Venture Statements

Selected Financial Data

Debt Summary Schedule

Derivative Summary Schedule

Lease Liability Schedule

Debt and Preferred Equity Investments

Selected Property Data

Property Portfolio

Largest Tenants

Tenant Diversification

Leasing Activity

Lease Expirations

Summary of Real Estate Acquisition/Disposition Activity

Non-GAAP Disclosures and Reconciliations

Analyst Coverage

Executive Management

Supplemental Information

First Quarter 2026

DEFINITIONS

Annualized cash rent - Monthly base rent and escalations per the lease, excluding concessions, deferrals, and abatements as of the last day of the quarter, multiplied by 12.

ASP - Alternative strategy portfolio.

Capitalized Interest - The total of i) interest cost for project specific debt on properties that are under development or redevelopment plus ii) an imputed interest cost for properties that are under development or redevelopment, which is calculated based on the Company’s equity investment in those properties multiplied by the Company’s consolidated weighted average borrowing rate. Capitalized Interest is a component of the carrying value of a development or redevelopment property.

CMBS Investments - Investments in commercial mortgage-backed securities.

Commenced Occupancy - Calculated based on the square footage for which lease terms have commenced per the underlying lease. For GAAP purposes revenue may not yet be recognized for certain commenced leases as of the reporting date.

Consolidated securitization vehicle - CMBS securitization trusts for which the terms of our investment and special servicing assignment give us the ability to direct the activities that could significantly impact the trust's economic performance

Debt service coverage - Operating Income adding back income taxes, loan loss reserves and the Company's share of joint venture depreciation and amortization, divided by total interest and principal payments.

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre) - EBITDAre is a non-GAAP financial measure. The Company computes EBITDAre in accordance with standards established by Nareit, which may not be comparable to EBITDAre reported by other REITs that do not compute EBITDAre in accordance with the Nareit definition, or that interpret the Nareit definition differently than the Company does. The White Paper on EBITDAre approved by the Board of Governors of Nareit in September 2017 defines EBITDAre as net income (loss) (computed in accordance with GAAP), plus interest expense, plus income tax expense, plus depreciation and amortization, plus (minus) losses and gains on the disposition of depreciated property, plus impairment write-downs of depreciated property and investments in unconsolidated joint ventures, plus adjustments to reflect the entity's share of EBITDAre of unconsolidated joint ventures.

Economic Occupancy - Calculated based on the square footage on which revenue is being recognized for GAAP purposes as of the reporting date, which may differ from the square footage on which cash rent is being collected.

First generation TIs and LCs - Tenant improvements (TIs), leasing commissions (LCs), and other leasing costs which are generally incurred during the first 4-5 years following acquisition of a property.

Fixed charge - Total payments for interest, loan principal amortization, ground rent and preferred stock dividends.

Fixed charge coverage - Operating Income adding back income taxes, loan loss reserves and the Company's share of joint venture depreciation and amortization, divided by Fixed Charge. The calculation of fixed charge coverage for purposes of our credit facility covenants is governed by the terms of the credit facility.

Funds Available for Distribution (FAD) - FAD is a non-GAAP financial measure that is calculated as FFO plus non-real estate depreciation, allowance for straight line credit loss, adjustment for straight line operating lease rent, non-cash deferred compensation, and pro-rata adjustments for these items from the Company's unconsolidated JVs, less straight line rental income, free rent net of amortization, second generation tenant improvement and leasing costs, and recurring capital expenditures.

Funds from Operations (FFO) - FFO is a widely recognized non-GAAP financial measure of REIT performance. The Company computes FFO in accordance with standards established by the National Association of Real Estate Investment Trusts, or Nareit, which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the Nareit definition, or that interpret the Nareit definition differently than the Company does. The revised White Paper on FFO approved by the Board of Governors of Nareit in April 2002, and subsequently amended in December 2018, defines FFO as net income (loss) (computed in accordance with Generally Accepted Accounting Principles, or GAAP), excluding gains (or losses) from sales of properties, and real estate related impairment charges, plus real estate related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.

Junior Mortgage Participations - Subordinate interests in first mortgages.

Leased Occupancy - Calculated based on the square footage leased under executed leases as of the reporting date, regardless of whether the leases have commenced or the tenants have taken possession.

Mezzanine Debt - Loans secured by ownership interests in real estate.

Net Operating Income (NOI) and Cash NOI - NOI is a non-GAAP financial measure that is calculated as operating income before transaction related costs, gains/losses on early extinguishment of debt, marketing general and administrative expenses and non-real estate revenue. Cash NOI is also a non-GAAP financial measure that is calculated by subtracting free rent (net of amortization), straight-line rent, and the amortization of acquired above and below-market leases from NOI, while adding operating lease straight-line adjustment and the allowance for straight-line tenant credit loss.

Preferred Equity Investments - Equity investments that are senior to common equity and are entitled to preferential returns.

Recurring capital expenditures - Building improvements and leasing costs required to maintain current revenues. Recurring capital expenditures do not include building improvements that are incurred to bring a property up to “operating standards.”

Redevelopment costs - Non-recurring capital expenditures incurred to improve properties to the Company’s operating standards.

Rentable Square Footage - The total space designated as rentable under the in-place lease agreements and vacant rentable space available to be leased.

Right of Use Assets / Lease Liabilities - Represents the right to control the use of leased property and the corresponding obligation, both measured at inception as the present value of the lease payments. The asset and related liability are classified as either operating or financing based on the length and cost of the lease and whether the lease contains a purchase option or a transfer of ownership. Operating leases are expensed through operating lease rent while financing leases are expensed through amortization and interest expense.

Supplemental Information

First Quarter 2026

DEFINITIONS

Same-Store Properties (Same-Store) - Properties in service and operating during both the current and prior year reporting periods that are located in Manhattan. Same-Store excludes development and redevelopment properties that are not stabilized for both the current and prior year and excludes properties sold. Changes to Same-Store properties in 2026 are as follows:

Added to Same-Store in 2026:

Removed from Same-Store in 2026:

500 Park Avenue None

One Madison Avenue

Second generation TIs and LCs - Tenant improvements, leasing commissions, and other leasing costs that do not meet the definition of first generation TIs and LCs.

SLG Interest - 'SLG Share' or 'Share of JV' is computed by multiplying the referenced line item by the Company's percentage ownership or economic interest in the respective joint ventures and may not accurately depict the legal and/or economic implications of holding a non-controlling interest in the respective joint ventures.

Total square feet owned - The total square footage of properties either wholly owned by the Company or in which the Company has a joint venture interest.

Supplemental Information

First Quarter 2026

FIRST QUARTER 2026 HIGHLIGHTS

Unaudited

All per share amounts are presented on a diluted basis.

Operating and Leasing Activity

Significant leasing activity in the first quarter includes:

•New lease with Clay Labs, Inc. for 163,095 square feet at 11 Madison Avenue;

•New lease with a large global investment firm for 150,036 square feet at 245 Park Avenue;

•New expansion lease with Harvey AI Corporation for 92,663 square feet at One Madison Avenue;

•New expansion lease with TD Securities for 51,081 square feet at 125 Park Avenue;

•New lease with Robinson & Cole for 48,451 square feet at 100 Park Avenue;

•New lease with One Main General Services Corp for 38,037 square feet at 1185 Avenue of the Americas;

•New expansion lease with McDermott, Will & Schulte for 29,734 square feet at One Vanderbilt Avenue.

Investment Activity

In February, together with our joint venture partner, the Company closed on the sale of 690 Madison Avenue for $54.5 million. The transaction generated cash proceeds to the Company of $48.5 million.

Supplemental Information

First Quarter 2026

FIRST QUARTER 2026 HIGHLIGHTS

Unaudited

Financing Activity

In March, the Company refinanced, extended and reduced the overall cost of $2.0 billion of the Company's $2.4 billion corporate credit facility.

•The existing $100 million term loan component of the facility with a maturity date of November 2026 will also remain outstanding on its current terms.

Dividends

In the first quarter of 2026, the Company declared:

•A quarterly ordinary dividend on its outstanding common stock of $0.6175 per share, which was paid in cash on April 15, 2026;

•A quarterly dividend on its outstanding 6.50% Series I Cumulative Redeemable Preferred Stock of $0.40625 per share for the period

January 15, 2026 through and including April 14, 2026, which was paid in cash on April 15, 2026, and is the equivalent of an annualized dividend of $1.625 per share.

Conference Call and Audio Webcast

Supplemental data will be available prior to the quarterly conference call in the Investors section of the SL Green Realty Corp. website at www.slgreen.com under “Financial Reports.”

Research analysts who wish to participate in the conference call must first register at https://register-conf.media-server.com/register/BIfae87cfbadc74c2fbc45e803ee1d1e2f.

Supplemental Information

First Quarter 2026

KEY FINANCIAL DATA

Unaudited

(Dollars in Thousands Except Per Share)

As of or for the three months ended

3/31/2026 12/31/2025 9/30/2025 6/30/2025 3/31/2025

Earnings Per Share

Net (loss) income available to common stockholders (EPS) - diluted $ (1.20) $ (1.49) $ 0.34 $ (0.16) $ (0.30)

Funds from operations (FFO) available to common stockholders - diluted $ 0.84 $ 1.13 $ 1.58 $ 1.63 $ 1.40

Common Share Price & Dividends

Closing price at the end of the period $ 36.94 $ 45.87 $ 59.81 $ 61.90 $ 57.70

Closing high price during period $ 49.39 $ 60.52 $ 65.67 $ 65.94 $ 68.38

Closing low price during period $ 35.33 $ 41.53 $ 52.04 $ 47.90 $ 55.58

Annual dividend per common share $ 2.47 $ 3.09 $ 3.09 $ 3.09 $ 3.09

Common Shares & Units

Common shares outstanding 71,124 71,159 71,028 71,025 71,016

Units outstanding 5,878 4,878 4,850 4,853 5,010

Total common shares and units outstanding 77,002 76,037 75,878 75,878 76,026

Weighted average common shares and units outstanding - basic 75,667 74,331 74,318 74,455 74,527

Weighted average common shares and units outstanding - diluted 77,250 76,594 76,428 76,278 76,333

Market Capitalization

Market value of common equity $ 2,844,454 $ 3,487,817 $ 4,538,263 $ 4,696,848 $ 4,386,700

Liquidation value of preferred equity/units and redeemable equity 434,318 429,271 424,393 425,141 426,016

Consolidated debt 4,774,283 4,044,499 4,028,382 3,753,402 3,876,727

Consolidated market capitalization $ 8,053,055 $ 7,961,587 $ 8,991,038 $ 8,875,391 $ 8,689,443

SLG share of unconsolidated JV debt 5,997,411 5,897,198 5,805,174 6,043,432 6,033,918

Market capitalization including SLG share of unconsolidated JVs $ 14,050,466 $ 13,858,785 $ 14,796,212 $ 14,918,823 $ 14,723,361

Debt service coverage, including SLG share of unconsolidated JVs (trailing 12 months) 1.71x 1.81x 1.86x 1.85x 1.83x

Fixed charge coverage, including SLG share of unconsolidated JVs (trailing 12 months) 1.56x 1.65x 1.69x 1.67x 1.66x

Supplemental Information

First Quarter 2026

KEY FINANCIAL DATA

Unaudited

(Dollars in Thousands Except Per Share)

As of or for the three months ended

3/31/2026 12/31/2025 9/30/2025 6/30/2025 3/31/2025

Selected Balance Sheet Data

Real estate assets before depreciation $ 7,612,191 $ 7,159,632 $ 7,135,236 $ 6,731,336 $ 6,678,906

Debt and preferred equity investments 118,083 168,358 171,412 315,684 318,189

Investments in unconsolidated joint ventures 2,500,573 2,624,755 2,627,443 2,701,382 2,712,582

Debt fund investments 293,243 152,958 73,402 41,356 —

Cash and cash equivalents 143,867 155,747 187,039 182,912 180,133

Investment in marketable securities 25,330 23,666 16,099 17,151 12,295

Total assets 11,758,750 11,082,607 11,144,137 11,252,329 11,410,623

Consolidated fixed rate & hedged debt 4,108,672 3,678,450 3,603,866 3,367,249 3,367,361

Consolidated variable rate debt 665,611 366,049 424,516 386,153 509,366

Total consolidated debt 4,774,283 4,044,499 4,028,382 3,753,402 3,876,727

Deferred financing costs, net of amortization (35,673) (13,063) (13,632) (13,788) (15,275)

Total consolidated debt, net 4,738,610 4,031,436 4,014,750 3,739,614 3,861,452

Total liabilities 7,397,218 6,729,517 6,742,640 6,889,934 6,972,478

Fixed rate & hedged debt, including SLG share of unconsolidated JV debt 9,372,652 9,092,996 8,930,609 8,836,884 8,827,482

Variable rate debt, including SLG share of unconsolidated JV debt (1)

920,611 370,270 424,516 386,153 509,366

ASP debt, including SLG share of unconsolidated ASP JV debt 478,431 478,431 478,431 573,797 573,797

Total debt, including SLG share of unconsolidated JV debt $ 10,771,694 $ 9,941,697 $ 9,833,556 $ 9,796,834 $ 9,910,645

(1) Does not reflect floating rate debt and preferred equity investments that provide a hedge against floating rate debt.

Supplemental Information

First Quarter 2026

KEY FINANCIAL DATA

Unaudited

(Dollars in Thousands Except Per Share)

As of or for the three months ended

3/31/2026 12/31/2025 9/30/2025 6/30/2025 3/31/2025

Selected Operating Data

Property operating revenues $ 186,876 $ 183,313 $ 168,536 $ 165,237 $ 163,019

Property operating expenses (110,313) (109,794) (101,406) (94,960) (99,385)

Property NOI $ 76,563 $ 73,519 $ 67,130 $ 70,277 $ 63,634

SLG share of unconsolidated JV Property NOI 119,941 119,852 124,381 119,115 113,876

Property NOI, including SLG share of unconsolidated JV Property NOI $ 196,504 $ 193,371 $ 191,511 $ 189,392 $ 177,510

SUMMIT Operator revenue 24,142 35,920 32,883 31,007 22,534

Investment income, including SLG share of unconsolidated JVs 2,770 2,994 8,319 11,398 21,032

Income (loss) from debt fund investments, net 2,478 (3,222) 1,176 600 —

Interest income from real estate loans held by consolidated securitization vehicles, net — — — 32 2,009

Fee & other income, including SLG share of unconsolidated JVs 30,449 46,301 33,471 22,977 23,518

Loss (gain) on early extinguishment of debt, including SLG share of unconsolidated JVs (4,796) — 57,187 — —

SUMMIT Operator expenses (24,942) (33,794) (35,959) (24,847) (21,764)

Loan loss and other investment reserves, net of recoveries — — — 46,287 25,039

Transaction costs, including SLG share of unconsolidated JVs (284) (341) (13,129) (177) (295)

Marketing general & administrative expenses (22,786) (22,306) (23,701) (21,579) (21,724)

Income taxes, including SLG share of unconsolidated JVs (1,045) 2,305 137 1,296 653

EBITDAre $ 202,490 $ 221,228 $ 251,895 $ 256,386 $ 228,512

Manhattan Properties

Property operating revenues $ 182,083 $ 178,189 $ 164,342 $ 160,095 $ 158,037

Property operating expenses 97,548 98,034 88,987 82,287 87,410

Property NOI $ 84,535 $ 80,155 $ 75,355 $ 77,808 $ 70,627

Other income - consolidated $ 964 $ 2,610 $ 1,665 $ 2,013 $ 5,551

SLG share of property NOI from unconsolidated JVs $ 120,056 $ 127,442 $ 124,737 $ 118,869 $ 113,627

Office Portfolio Statistics (Manhattan Operating Properties)

Consolidated office buildings in service 17 16 16 16 16

Unconsolidated office buildings in service 10 10 10 10 9

27 26 26 26 25

Consolidated office buildings in service - square footage 10,102,852 9,480,852 9,788,852 9,788,852 9,788,852

Unconsolidated office buildings in service - square footage 13,868,633 13,868,633 13,560,633 13,560,633 12,175,149

23,971,485 23,349,485 23,349,485 23,349,485 21,964,001

Supplemental Information

First Quarter 2026

OFFICE LEASING STATISTICS

Manhattan Operating Properties

As of or for the three months ended

3/31/2026 12/31/2025 9/30/2025 6/30/2025 3/31/2025

Signed Leasing

Same-Store office occupancy inclusive of leases signed not yet commenced 94.4% 93.0% 91.9% 90.4% 90.8%

New leases signed 44 44 34 29 35

Renewal leases signed 7 12 18 17 10

Total office leases signed 51 56 52 46 45

Signed office square footage filling vacancy 262,474 303,978 338,686 232,475 240,974

Signed office square footage on previously occupied space (M-T-M leasing) (1)

666,790 462,805 319,256 309,246 361,131

Total office square footage signed 929,264 766,783 657,942 541,721 602,105

Average starting cash rent psf - office leases signed $ 114.75 $ 91.74 $ 90.65 $ 95.93 $ 82.29

Previous escalated cash rent psf - office leases signed (2)

$ 98.85 $ 86.22 $ 93.13 $ 93.65 $ 84.89

Increase (decrease) in new cash rent over previously escalated cash rent (1) (2)

16.1% 6.4% (2.7)% 2.4% (3.1)%

Average lease term 9.8 8.5 8.9 7.8 9.8

Tenant concession packages psf $ 107.76 $ 97.54 $ 99.09 $ 78.81 $ 94.35

Free rent months 10.9 8.8 9.1 6.3 9.4

Commenced Leasing

Same-Store office occupancy based on commenced leases 91.1% 90.0% 90.2% 88.2% 87.6%

New leases commenced 43 29 33 34 27

Renewal leases commenced 7 12 18 16 9

Total office leases commenced 50 41 51 50 36

Commenced office square footage filling vacancy 277,335 146,707 390,460 372,611 388,305

Commenced office square footage on previously occupied space (M-T-M leasing) (1)

262,692 244,368 384,800 334,144 283,236

Total office square footage commenced 540,027 391,075 775,260 706,755 671,541

Average starting cash rent psf - office leases commenced $ 104.74 $ 84.32 $ 95.42 $ 79.27 $ 84.80

Previous escalated cash rent psf - office leases commenced (2)

$ 99.44 $ 83.28 $ 90.77 $ 88.68 $ 88.34

Increase (decrease) in new cash rent over previously escalated cash rent (1) (2)

5.3% 1.3% 5.1% (10.6)% (4.0)%

Average lease term 10.2 5.7 10.5 10.1 9.1

Tenant concession packages psf $ 112.51 $ 49.69 $ 108.39 $ 111.53 $ 109.37

Free rent months 11.0 4.2 9.1 11.4 9.5

(1) Calculated on space that was occupied within the previous 12 months.

(2) Previously escalated cash rent includes base rent plus all additional amounts paid by the previous tenant in the form of real estate taxes, operating expenses, porters wage or a consumer price index (CPI) adjustment.

Supplemental Information

First Quarter 2026

COMPARATIVE BALANCE SHEETS

Unaudited

(Dollars in Thousands)

As of

3/31/2026 12/31/2025 9/30/2025 6/30/2025 3/31/2025

Assets

Commercial real estate properties, at cost:

Land and land interests $ 1,848,531 $ 1,699,215 $ 1,627,895 $ 1,448,504 $ 1,450,892

Building and improvements 4,298,249 4,012,305 4,082,434 3,867,078 3,828,638

Building leasehold and improvements 1,465,411 1,448,112 1,424,907 1,415,754 1,399,376

7,612,191 7,159,632 7,135,236 6,731,336 6,678,906

Less: accumulated depreciation (2,321,290) (2,306,377) (2,266,042) (2,220,242) (2,174,667)

Net real estate 5,290,901 4,853,255 4,869,194 4,511,094 4,504,239

Other real estate investments:

Debt and preferred equity investments, net

118,083

168,358 171,412 315,684 318,189

Investment in unconsolidated joint ventures 2,500,573 2,624,755 2,627,443 2,701,382 2,712,582

Debt fund investments 293,243 152,958 73,402 41,356 —

Assets held for sale, net 211,222 — — — —

Cash and cash equivalents 143,867 155,747 187,039 182,912 180,133

Restricted cash 194,772 180,748 170,004 159,905 156,895

Investment in marketable securities 25,330 23,666 16,099 17,151 12,295

Tenant and other receivables 56,724 45,524 136,787 44,444 48,074

Related party receivables 25,161 16,293 15,287 12,030 18,630

Deferred rents receivable 262,730 266,678 268,770 267,046 264,982

Deferred costs, net 129,428 129,019 117,054 117,964 114,317

Right-of-use assets - operating leases 909,377 864,430 869,929 875,379 860,449

Real estate loans held by consolidated securitization vehicles 1,027,164 1,023,877 1,013,273 1,431,362 1,599,291

Other assets 570,175 577,299 608,444 574,620 620,547

Total Assets $ 11,758,750 $ 11,082,607 $ 11,144,137 $ 11,252,329 $ 11,410,623

Supplemental Information

First Quarter 2026

COMPARATIVE BALANCE SHEETS

Unaudited

(Dollars in Thousands)

As of

3/31/2026 12/31/2025 9/30/2025 6/30/2025 3/31/2025

Liabilities

Mortgages and other loans payable $ 2,509,135 $ 2,154,499 $ 2,288,382 $ 2,043,402 $ 2,036,727

Unsecured term loans 1,150,000 1,150,000 1,150,000 1,150,000 1,150,000

Unsecured notes — — 100,000 100,000 100,000

Revolving credit facility 825,000 640,000 390,000 360,000 490,000

Deferred financing costs (35,673) (13,063) (13,632) (13,788) (15,275)

Total debt, net of deferred financing costs 4,448,462 3,931,436 3,914,750 3,639,614 3,761,452

Accrued interest payable 19,791 15,221 17,803 16,066 18,473

Accounts payable and accrued expenses 118,912 134,621 140,232 130,656 123,256

Deferred revenue 168,980 147,419 164,132 158,111 166,240

Lease liability - financing leases 108,515 108,183 107,846 107,513 107,183

Lease liability - operating leases 851,142 805,192 809,665 814,088 806,669

Dividends and distributions payable 49,380 2,536 21,942 22,150 21,978

Security deposits 73,638 68,276 65,356 60,825 62,210

Liabilities related to assets held for sale 189,842 — — — —

Junior subordinated deferrable interest debentures 100,000 100,000 100,000 100,000 100,000

Senior obligations of consolidated securitization vehicles 1,027,164 1,023,877 1,013,273 1,431,362 1,409,185

Other liabilities 241,392 392,756 387,641 409,549 395,832

Total Liabilities 7,397,218 6,729,517 6,742,640 6,889,934 6,972,478

Noncontrolling interests in Operating Partnership

(5,878 units outstanding at 3/31/2026)

259,415 241,371 280,873 287,151 288,702

Preferred units and redeemable equity 204,319 199,271 194,392 195,141 196,016

Equity

SL Green stockholders' equity:

Series I Preferred Stock 221,932 221,932 221,932 221,932 221,932

Common stock, $0.01 par value, 160,000 shares authorized, 71,124

issued and outstanding at 3/31/2026

711 711 710 710 710

Additional paid–in capital 4,213,856 4,212,590 4,205,443 4,198,303 4,156,242

Accumulated other comprehensive earnings (loss) (7,287) (22,198) (19,784) (16,324) (4,842)

Retained deficit (892,890) (741,880) (634,653) (613,117) (537,585)

Total SL Green Realty Corp. stockholders' equity 3,536,322 3,671,155 3,773,648 3,791,504 3,836,457

Noncontrolling interests in other partnerships 361,476 241,293 152,584 88,599 116,970

Total Equity 3,897,798 3,912,448 3,926,232 3,880,103 3,953,427

Total Liabilities and Equity $ 11,758,750 $ 11,082,607 $ 11,144,137 $ 11,252,329 $ 11,410,623

Supplemental Information

First Quarter 2026

COMPARATIVE STATEMENT OF OPERATIONS

Unaudited

(Dollars in Thousands Except Per Share)

Three Months Ended

March 31, December 31, March 31,

2026 2025 2025

Revenues

Rental revenue, net $ 165,995 $ 159,816 $ 144,518

Escalation and reimbursement revenues 20,881 23,497 18,501

SUMMIT Operator revenue 24,142 35,920 22,534

Investment income 2,346 2,568 16,114

Interest income from real estate loans held by consolidated securitization vehicles 14,649 14,866 15,981

Fee Income 20,006 25,827 12,275

Other income 5,061 13,973 9,923

Total Revenues 253,080 276,467 239,846

Expenses

Operating expenses (1)

61,457 61,259 56,062

Real estate taxes 41,912 42,429 37,217

Operating lease rent 6,944 6,106 6,106

SUMMIT Operator expenses 24,942 33,794 21,764

Loan loss and other investment reserves, net of recoveries — — (25,039)

Transaction related costs 284 341 295

Marketing, general and administrative 22,786 22,306 21,724

Total Operating Expenses 158,325 166,235 118,129

Equity in net income (loss) from unconsolidated joint ventures (2)

(20,780) (12,439) 2,950

Income (loss) from debt fund investments, net (3)

2,478 (3,222) —

Operating Income 76,453 94,571 124,667

Interest expense, net of interest income 50,909 49,422 45,681

Amortization of deferred financing costs 2,802 1,901 1,687

SUMMIT Operator tax expense (benefit) 585 478 (45)

Interest expense on senior obligations of consolidated securitization vehicles 14,649 14,866 13,972

Depreciation and amortization 69,751 67,839 64,498

(Loss) Income from Continuing Operations (4)

(62,243) (39,935) (1,126)

Equity in net (loss) gain on sale of interest in unconsolidated joint venture/real estate (814) 1,142 —

Purchase price and other fair value adjustments 4,183 (28,143) (9,611)

Gain (loss) on sale of real estate, net 16,636 (426) (482)

Depreciable real estate reserves (35,160) (23,546) (8,546)

Depreciable real estate reserves in unconsolidated joint venture — (12,812) (1,780)

Net (Loss) Income (77,398) (103,720) (21,545)

Net (income) loss attributable to noncontrolling interests (1,056) 5,062 6,362

Preferred units distributions (2,199) (2,172) (2,154)

Net (Loss) Income attributable to SL Green (80,653) (100,830) (17,337)

Perpetual preferred stock dividends (3,738) (3,737) (3,738)

Net (Loss) Income attributable to SL Green common stockholders $ (84,391) $ (104,567) $ (21,075)

Basic (loss) earnings per share $ (1.20) $ (1.49) $ (0.30)

Diluted (loss) earnings per share $ (1.20) $ (1.49) $ (0.30)

(1) Includes property operating expenses and expenses of SL Green Management Corp., Emerge 212, Belmont Insurance Company and Ticonderoga Insurance Company.

(2) Excludes Depreciable real estate reserves in unconsolidated joint venture.

(3) Includes interest income and realized/unrealized gains/losses from debt fund investments, net of expenses. Excludes fees recognized by us as the debt fund's manager, which are included in Other income.

(4) Before equity in net (loss) gain, purchase price and other fair value adjustments, gain (loss) on sale and depreciable real estate reserves, and gain on sale of marketable securities shown below.

Supplemental Information

First Quarter 2026

COMPARATIVE COMPUTATION OF FFO AND FAD

Unaudited

(Dollars in Thousands Except Per Share)

Three Months Ended

March 31, December 31, March 31,

2026 2025 2025

Funds from Operations

Net (Loss) Income attributable to SL Green common stockholders $ (84,391) $ (104,567) $ (21,075)

Depreciation and amortization 69,751 67,839 64,498

Joint ventures depreciation and noncontrolling interests adjustments 62,596 65,677 53,361

Net income (loss) attributable to noncontrolling interests 1,056 (5,062) (6,362)

Equity in net loss (gain) on sale of interest in unconsolidated joint venture/real estate 814 (1,142) —

Purchase price and other fair value adjustments (2,224) 28,226 6,544

(Gain) Loss on sale of real estate, net (16,636) 426 482

Depreciable real estate reserves 35,160 23,546 8,546

Depreciable real estate reserves in unconsolidated joint venture — 12,812 1,780

Depreciation on non-rental real estate assets (1,503) (1,526) (1,263)

Funds From Operations $ 64,623 $ 86,229 $ 106,511

Funds From Operations - Basic per Share $ 0.85 $ 1.16 $ 1.43

Funds From Operations - Diluted per Share $ 0.84 $ 1.13 $ 1.40

Funds Available for Distribution

FFO $ 64,623 $ 86,229 $ 106,511

Non real estate depreciation and amortization 1,503 1,526 1,263

Amortization of deferred financing costs 2,802 1,901 1,687

Non-cash deferred compensation 10,213 19,394 10,537

FAD adjustment for joint ventures (29,468) (21,662) (25,873)

Straight-line rental income and other non-cash adjustments (3,143) (2,194) 3,207

Non-cash fair value adjustments on mark-to-market derivatives (1,960) (83) 3,068

Second cycle tenant improvements (18,526) (32,522) (17,858)

Second cycle leasing commissions (9,578) (9,926) (4,246)

Recurring capital expenditures (5,618) (17,971) (4,767)

Reported Funds Available for Distribution $ 10,848 $ 24,692 $ 73,529

First cycle tenant improvements $ 2,160 $ 1,663 $ 64

First cycle leasing commissions $ 17 $ 1,591 $ 128

Development costs $ 325 $ 10,281 $ 10,638

Redevelopment costs $ 9,083 $ 4,822 $ 2,710

Capitalized interest $ 8,669 $ 8,244 $ 6,470

Supplemental Information

First Quarter 2026

CONSOLIDATED STATEMENT OF EQUITY

Unaudited

(Dollars in Thousands)

Accumulated

Series I Other

Preferred Common Additional Treasury Retained Noncontrolling Comprehensive

Stock Stock Paid-In Capital Stock Deficit Interests Loss Total

Balance at December 31, 2025 $ 221,932 $ 711 $ 4,212,590 $ — $ (741,880) $ 241,293 $ (22,198) $ 3,912,448

Net loss (80,653) 7,734 (72,919)

Other comprehensive income 14,911 14,911

Perpetual preferred stock dividends (3,738) (3,738)

DRSPP proceeds — 62 62

Measurement adjustment for redeemable noncontrolling interest (22,901) (22,901)

Deferred compensation plan and stock awards, net of forfeitures and tax withholdings — 1,204 466 1,670

Contributions to consolidated joint venture interests 40,399 40,399

Contributions to debt fund investments 81,725 81,725

Cash distributions to noncontrolling interests (8,320) (8,320)

Distributions from debt fund investments (1,821) (1,821)

Cash distributions ($0.62 per common share, none of which represented a return of capital for federal income tax purposes)

(43,718) (43,718)

Balance at March 31, 2026 $ 221,932 $ 711 $ 4,213,856 $ — $ (892,890) $ 361,476 $ (7,287) $ 3,897,798

RECONCILIATION OF SHARES AND UNITS OUTSTANDING, AND DILUTION COMPUTATION

Common Stock OP Units Stock-Based Compensation Contingently Issuable Shares Diluted Shares

Share and Unit Count at December 31, 2025 71,158,530 4,877,891 76,036,421

YTD activity (34,546) 1,000,427 — — 965,881

Share and Unit Count at March 31, 2026 71,123,984 5,878,318 — — 77,002,302

Weighted Average Share and Unit Count at March 31, 2026 - Basic 70,687,291 4,979,989 — — 75,667,280

Dilution — — 727,403 854,993 1,582,396

Weighted Average Share and Unit Count at March 31, 2026 - Diluted 70,687,291 4,979,989 727,403 854,993 77,249,676

Supplemental Information

First Quarter 2026

JOINT VENTURE STATEMENTS

Balance Sheet for Unconsolidated Joint Ventures

Unaudited

(Dollars in Thousands)

As of

March 31, 2026 December 31, 2025 September 30, 2025

Total SLG Share Total SLG Share Total SLG Share

Assets

Commercial real estate properties, at cost:

Land and land interests $ 4,302,573 $ 2,057,636 $ 4,302,573 $ 2,057,636 $ 4,137,556 $ 1,978,678

Building and improvements 13,597,440 6,408,880 13,507,121 6,373,604 13,535,671 6,423,255

Building leasehold and improvements 286,233 192,372 283,579 189,850 281,413 187,793

18,186,246 8,658,888 18,093,273 8,621,090 17,954,640 8,589,726

Less: accumulated depreciation (2,757,938) (1,404,182) (2,659,031) (1,355,798) (2,702,777) (1,394,565)

Net real estate 15,428,308 7,254,706 15,434,242 7,265,292 15,251,863 7,195,161

Other real estate investments:

Debt and preferred equity investments, net 256,444 12,824 247,964 12,400 239,441 119,718

Cash and cash equivalents 274,721 111,394 295,847 124,021 246,097 94,571

Restricted cash 502,645 223,541 351,566 182,893 355,651 185,257

Tenant and other receivables 78,298 48,917 58,588 36,256 39,889 26,184

Deferred rents receivable 734,859 365,624 712,535 356,519 695,615 351,082

Deferred costs, net 415,094 200,549 402,783 193,650 394,218 191,250

Right-of-use assets - financing leases 739,301 516,884 741,693 518,403 744,203 520,033

Right-of-use assets - operating leases 80,803 42,490 82,395 43,436 83,979 44,378

Other assets 1,221,296 568,209 1,282,576 594,434 1,217,177 561,239

Total Assets $ 19,731,769 $ 9,345,138 $ 19,610,189 $ 9,327,304 $ 19,268,133 $ 9,288,873

Liabilities and Equity

Mortgage and other loans payable, net of deferred financing costs of

$110,972 at 3/31/2026, of which $53,333 is SLG share

$ 12,810,512 $ 5,944,078 $ 12,378,150 $ 5,846,722 $ 12,145,070 $ 5,753,383

Accrued interest payable 77,149 29,667 62,978 24,356 57,281 22,642

Accounts payable and accrued expenses 273,811 156,662 283,909 157,467 246,095 131,572

Deferred revenue 841,807 380,817 852,035 383,414 879,137 398,071

Lease liability - financing leases 812,663 554,571 812,881 555,399 813,101 556,224

Lease liability - operating leases 95,145 48,681 96,107 49,233 97,060 49,779

Security deposits 47,017 20,127 48,190 20,383 45,429 19,903

Other liabilities 73,390 37,069 89,722 45,366 85,956 44,399

Equity 4,700,275 2,173,466 4,986,217 2,244,964 4,899,004 2,312,900

Total Liabilities and Equity $ 19,731,769 $ 9,345,138 $ 19,610,189 $ 9,327,304 $ 19,268,133 $ 9,288,873

Supplemental Information

First Quarter 2026

JOINT VENTURE STATEMENTS

Statement of Operations for Unconsolidated Joint Ventures

Unaudited

(Dollars in Thousands)

Three Months Ended

March 31, 2026 December 31, 2025 March 31, 2025

Total SLG Share Total SLG Share Total SLG Share

Revenues

Rental revenue, net $ 321,758 $ 163,062 $ 313,352 $ 159,254 $ 301,123 $ 153,205

Escalation and reimbursement revenues 68,539 35,857 66,475 34,908 62,938 33,859

Investment income 8,480 424 8,523 426 5,409 4,918

Other income 11,601 5,382 13,581 6,501 2,456 1,320

Total Revenues 410,378 204,725 401,931 201,089 371,926 193,302

Loss on early extinguishment of debt(1)

(9,497) (4,796) — — — —

Expenses

Operating expenses 75,836 38,356 68,389 34,697 68,015 34,814

Real estate taxes 76,755 38,966 74,624 37,957 71,504 36,718

Operating lease rent 2,995 1,656 2,995 1,656 6,581 1,656

Total Operating Expenses 155,586 78,978 146,008 74,310 146,100 73,188

Operating Income 245,295 120,951 255,923 126,779 225,826 120,114

Interest expense, net of interest income 139,898 70,132 137,444 68,827 128,896 62,965

Amortization of deferred financing costs 8,491 4,456 11,365 5,882 6,019 3,191

Depreciation and amortization 132,612 67,639 126,599 64,654 121,305 63,075

Net Loss (35,706) (21,276) (19,485) (12,584) (30,394) (9,117)

Real estate depreciation 132,611 67,638 126,597 64,654 121,304 63,074

FFO Contribution $ 96,905 $ 46,362 $ 107,112 $ 52,070 $ 90,910 $ 53,957

FAD Adjustments:

Non real estate depreciation and amortization $ 1 $ 1 $ 2 $ — $ 1 $ 1

Amortization of deferred financing costs 8,491 4,456 11,365 5,882 6,019 3,191

Straight-line rental income and other non-cash adjustments (39,514) (17,310) (39,619) (14,675) (45,752) (22,926)

Second cycle tenant improvements (19,364) (9,741) (9,618) (4,933) (6,348) (3,226)

Second cycle leasing commissions (9,883) (5,601) (6,293) (3,173) (5,066) (2,606)

Recurring capital expenditures (2,199) (1,273) (5,618) (4,763) (409) (307)

Total FAD Adjustments $ (62,468) $ (29,468) $ (49,781) $ (21,662) $ (51,555) $ (25,873)

First cycle tenant improvements $ 12,708 $ 6,126 $ 14,177 $ 6,896 $ 3,698 $ 1,782

First cycle leasing commissions $ 11,939 $ 5,981 $ 9,596 $ 4,763 $ 811 $ 219

Development costs $ 18,318 $ 4,671 $ 15,221 $ 3,985 $ 11,005 $ 3,258

Redevelopment costs $ 10,820 $ 5,315 $ 29,843 $ 14,802 $ 14,619 $ 7,102

Capitalized interest $ 15,978 $ 7,279 $ 16,079 $ 7,212 $ 19,564 $ 9,430

(1) Includes the write-off of unamortized deferred financing costs.

Supplemental Information

First Quarter 2026

SELECTED FINANCIAL DATA

Net Operating Income(1)

Unaudited

(Dollars in Thousands)

Three Months Ended

March 31, December 31, March 31,

2026 2025 2025

Net Operating Income (1)

$ 91,863 $ 88,299 $ 72,013

SLG share of NOI from unconsolidated JVs 120,096 119,635 114,596

NOI, including SLG share of unconsolidated JVs 211,959 207,934 186,609

Partners' share of NOI - consolidated JVs (12) (32) (1,563)

NOI - SLG share $ 211,947 $ 207,902 $ 185,046

NOI, including SLG share of unconsolidated JVs $ 211,959 $ 207,934 $ 186,609

Free rent (net of amortization) (5,772) (7,856) (5,629)

Straight-line revenue adjustment (9,639) (7,775) (8,312)

Amortization of acquired above and below-market leases, net (6,561) (5,820) (5,435)

Operating lease straight-line adjustment 605 605 528

Straight-line tenant credit loss (188) 272 (437)

Cash NOI, including SLG share of unconsolidated JVs 190,404 187,360 167,324

Partners' share of cash NOI - consolidated JVs (27) (43) (1,219)

Cash NOI - SLG share $ 190,377 $ 187,317 $ 166,105

(1) Includes SL Green Management Corp. and Emerge 212. Excludes lease termination income.

NOI Summary by Portfolio (1) - SLG Share

Three Months Ended

March 31, 2026

NOI Cash NOI

Manhattan Office $ 180,771 $ 159,533

Development / Redevelopment 583 1,109

High Street Retail 5,362 5,032

Suburban 1,170 1,216

Residential 6,293 6,016

Total Operating and Development 194,179 172,906

Alternative Strategy Portfolio 11,582 11,058

Property Dispositions (2)

(12) (12)

Other (3)

6,198 6,425

Total $ 211,947 $ 190,377

(1) Portfolio composition consistent with the Selected Property Data tables.

(2) Includes properties sold or otherwise disposed of during the respective period.

(3) Includes SL Green Management Corp., Emerge 212, Belmont Insurance Company and Ticonderoga Insurance Company.

Supplemental Information

First Quarter 2026

SELECTED FINANCIAL DATA

Same Store Net Operating Income - Wholly Owned and Consolidated JVs

Unaudited

(Dollars in Thousands)

Three Months Ended

March 31, March 31, December 31, September 30,

2026 2025 % 2025 2025

Revenues

Rental revenue, net $ 137,334 $ 137,547 $ 136,800 $ 139,001

Escalation & reimbursement revenues 18,267 17,217 19,925 17,375

Other income (35) 4,661 1,457 715

Total Revenues $ 155,566 $ 159,425 $ 158,182 $ 157,091

Expenses

Operating expenses $ 44,010 $ 43,726 $ 43,976 $ 44,201

Real estate taxes 35,351 35,113 35,724 34,685

Operating lease rent 6,106 6,106 6,106 6,106

Total Operating Expenses $ 85,467 $ 84,945 $ 85,806 $ 84,992

Operating Income $ 70,099 $ 74,480 $ 72,376 $ 72,099

Interest expense & amortization of financing costs $ 26,102 $ 24,109 $ 25,410 $ 25,384

Depreciation & amortization 50,810 53,783 51,673 52,683

Loss before noncontrolling interest $ (6,813) $ (3,412) $ (4,707) $ (5,968)

Real estate depreciation & amortization 50,810 53,783 51,673 52,683

FFO Contribution $ 43,997 $ 50,371 $ 46,966 $ 46,715

Non–building revenue (302) (253) (736) (426)

Interest expense & amortization of financing costs 26,102 24,109 25,410 25,384

Non-real estate depreciation — — — —

NOI $ 69,797 $ 74,227 (6.0) % $ 71,640 $ 71,673

Cash Adjustments

Free rent (net of amortization) $ (4,581) $ (1,271) $ (4,513) $ (1,767)

Straight-line revenue adjustment 1,339 4,495 2,043 1,997

Amortization of acquired above and below-market leases, net 1,147 912 1,100 942

Operating lease straight-line adjustment 204 204 204 204

Straight-line tenant credit loss (198) (1,931) 284 (7)

Cash NOI $ 67,708 $ 76,636 (11.6) % $ 70,758 $ 73,042

Lease termination income 356 (4,393) (704) (270)

Cash NOI excluding lease termination income $ 68,064 $ 72,243 (5.8) % $ 70,054 $ 72,772

Operating Margins

NOI to real estate revenue, net 45.0 % 46.6 % 45.5 % 45.7 %

Cash NOI to real estate revenue, net 43.6 % 48.1 % 44.9 % 46.6 %

NOI before operating lease rent/real estate revenue, net 48.9 % 50.5 % 49.4 % 49.6 %

Cash NOI before operating lease rent/real estate revenue, net 47.4 % 51.9 % 48.7 % 50.4 %

Supplemental Information

First Quarter 2026

SELECTED FINANCIAL DATA

Same Store Net Operating Income - Unconsolidated JVs

Unaudited

(Dollars in Thousands, SLG Share)

Three Months Ended

March 31, March 31, December 31, September 30,

2026 2025 % 2025 2025

Revenues

Rental revenue, net $ 138,217 $ 129,602 $ 140,106 $ 141,800

Escalation & reimbursement revenues 34,113 30,802 33,620 30,881

Other income 4,642 85 3,371 3,788

Total Revenues $ 176,972 $ 160,489 $ 177,097 $ 176,469

Expenses

Operating expenses $ 35,834 $ 32,914 $ 34,195 $ 34,412

Real estate taxes 36,264 34,901 36,544 35,939

Operating lease rent 108 108 108 108

Total Operating Expenses $ 72,206 $ 67,923 $ 70,847 $ 70,459

Operating Income $ 104,766 $ 92,566 $ 106,250 $ 106,010

Interest expense & amortization of financing costs $ 66,505 $ 62,241 $ 69,797 $ 65,995

Depreciation & amortization 59,141 56,508 57,663 58,720

Loss before noncontrolling interest $ (20,880) $ (26,183) $ (21,210) $ (18,705)

Real estate depreciation & amortization 59,140 56,508 57,662 58,719

FFO Contribution $ 38,260 $ 30,325 $ 36,452 $ 40,014

Non–building revenue (14) (81) (903) (413)

Interest expense & amortization of financing costs 66,505 62,241 69,797 65,995

Non-real estate depreciation 1 — 1 1

NOI $ 104,752 $ 92,485 13.3 % $ 105,347 $ 105,597

Cash Adjustments

Free rent (net of amortization) $ (564) $ (195) $ (1,858) $ 500

Straight-line revenue adjustment (8,938) (9,679) (9,001) (10,875)

Amortization of acquired above and below-market leases, net (6,460) (6,040) (6,328) (6,268)

Operating lease straight-line adjustment — — — —

Straight-line tenant credit loss — (395) — —

Cash NOI $ 88,790 $ 76,176 16.6 % $ 88,160 $ 88,954

Lease termination income (4,626) — (2,464) (3,189)

Cash NOI excluding lease termination income $ 84,164 $ 76,176 10.5 % $ 85,696 $ 85,765

Operating Margins

NOI to real estate revenue, net 59.2 % 57.7 % 59.8 % 60.0 %

Cash NOI to real estate revenue, net 50.2 % 47.5 % 50.0 % 50.5 %

NOI before operating lease rent/real estate revenue, net 59.3 % 57.7 % 59.9 % 60.0 %

Cash NOI before operating lease rent/real estate revenue, net 50.2 % 47.6 % 50.1 % 50.6 %

Supplemental Information

First Quarter 2026

SELECTED FINANCIAL DATA

Same Store Net Operating Income

Unaudited

(Dollars in Thousands)

Three Months Ended

March 31, March 31, December 31, September 30,

2026 2025 % 2025 2025

Revenues

Rental revenue, net $ 137,334 $ 137,547 $ 136,800 $ 139,001

Escalation & reimbursement revenues 18,267 17,217 19,925 17,375

Other income (35) 4,661 1,457 715

Total Revenues $ 155,566 $ 159,425 $ 158,182 $ 157,091

Equity in net income (loss) from unconsolidated joint ventures (1)

$ (20,880) $ (26,183) $ (21,210) $ (18,705)

Expenses

Operating expenses $ 44,010 $ 43,726 $ 43,976 $ 44,201

Real estate taxes 35,351 35,113 35,724 34,685

Operating lease rent 6,106 6,106 6,106 6,106

Total Operating Expenses $ 85,467 $ 84,945 $ 85,806 $ 84,992

Operating Income $ 49,219 $ 48,297 $ 51,166 $ 53,394

Interest expense & amortization of financing costs $ 26,102 $ 24,109 $ 25,410 $ 25,384

Depreciation & amortization 50,810 53,783 51,673 52,683

Loss before noncontrolling interest $ (27,693) $ (29,595) $ (25,917) $ (24,673)

Real estate depreciation & amortization 50,810 53,783 51,673 52,683

Joint Ventures Real estate depreciation & amortization (1)

59,140 56,508 57,662 58,719

FFO Contribution $ 82,257 $ 80,696 $ 83,418 $ 86,729

Non–building revenue (302) (253) (736) (426)

Joint Ventures Non–building revenue (1)

(14) (81) (903) (413)

Interest expense & amortization of financing costs 26,102 24,109 25,410 25,384

Joint Ventures Interest expense & amortization of financing costs (1)

66,505 62,241 69,797 65,995

Non-real estate depreciation — — — —

Joint Ventures Non-real estate depreciation (1)

1 — 1 1

NOI $ 174,549 $ 166,712 4.7 % $ 176,987 $ 177,270

Cash Adjustments

Non-cash adjustments $ (2,089) $ 2,409 $ (882) $ 1,369

Joint Ventures non-cash adjustments (1)

(15,962) (16,309) (17,187) (16,643)

Cash NOI $ 156,498 $ 152,812 2.4 % $ 158,918 $ 161,996

Lease termination income $ 356 $ (4,393) $ (704) $ (270)

Joint Ventures lease termination income (1)

(4,626) — (2,464) (3,189)

Cash NOI excluding lease termination income $ 152,228 $ 148,419 2.6 % $ 155,750 $ 158,537

Operating Margins

NOI to real estate revenue, net 52.5 % 52.2 % 53.0 % 53.3 %

Cash NOI to real estate revenue, net 47.1 % 47.8 % 47.6 % 48.7 %

NOI before operating lease rent/real estate revenue, net 54.4 % 54.1 % 54.9 % 55.1 %

Cash NOI before operating lease rent/real estate revenue, net 48.9 % 49.7 % 49.4 % 50.5 %

(1) The amount represents the Company's share of same-store unconsolidated joint venture activity. The Company does not control investments in unconsolidated joint ventures.

Supplemental Information

First Quarter 2026

DEBT SUMMARY SCHEDULE

Consolidated

Unaudited

(Dollars in Thousands)

Principal 2026 Current Final Principal

Ownership Outstanding Principal Maturity Maturity Due at

Fixed rate debt Interest (%) 3/31/2026 Coupon (1) Amortization Date Date (2) Final Maturity

Secured fixed rate debt

10 East 53rd Street (swapped) 100.0 $ 204,438 5.37% $ — May-26 May-28 (3) $ 204,438

7 Dey Street (4) 100.0 190,148 6.35% — Nov-26 Nov-26 190,148

100 Church Street (swapped) 100.0 365,000 5.89% — Dec-26 Jun-28 365,000

Landmark Square 100.0 100,000 4.90% — Jan-27 Jan-27 100,000

485 Lexington Avenue 100.0 450,000 4.25% — Feb-27 Feb-27 450,000

315 W 33rd St (The Olivia) (5) 100.0 250,000 4.24% — Feb-27 Feb-27 250,000

500 Park Avenue (swapped) 100.0 80,000 6.57% — Jan-28 Jan-30 80,000

800 Third Avenue (swapped) 100.0 177,000 5.15% — Feb-29 Feb-31 177,000

610 Park Avenue 100.0 12,200 4.65% — Nov-29 Nov-29 12,200

65 East 55th Street- Park Avenue Tower 95.5 480,000 5.25% — Feb-31 Feb-31 480,000

420 Lexington Avenue 100.0 254,107 8.24% — Oct-40 Oct-40 254,107

$ 2,562,893 5.47% $ — $ 2,562,893

Unsecured fixed rate debt

Revolving credit facility (swapped) 100.0 $ 695,779 5.09% (6) $ — Jun-30 Jun-31 (3) $ 695,779

Term Loan C (swapped) 100.0 750,000 4.33% — Jun-31 Jun-31 750,000

Junior subordinated deferrable interest debentures (swapped) 100.0 100,000 5.27% — Jul-35 Jul-35 100,000

$ 1,545,779 4.74% $ — $ 1,545,779

Total Fixed Rate Debt $ 4,108,672 5.20% $ — $ 4,108,672

Floating rate debt

Unsecured floating rate debt

Term Loan B (SOFR + 180 bps) 100.0 $ 100,000 5.47% May-26 Nov-26 (3) 100,000

Debt fund subscription line (SOFR + 220 bps) 9.1 136,390 (7) 5.88% Aug-27 Aug-28 $ 136,390

Revolving credit facility (SOFR + 125 bps) 100.0 129,221 4.92% Jun-30 Jun-31 (3) $ 129,221

Term Loan A (SOFR + 170 bps) 100.0 300,000 5.37% May-27 May-27 $ 300,000

$ 665,611 5.40% $ — $ 665,611

Total Floating Rate Debt $ 665,611 5.40% $ — $ 665,611

Consolidated Debt $ 4,774,283 5.22%

Total Debt - Consolidated $ 4,774,283 5.22% $ — $ 4,774,283

Debt related to assets held for sale (190,148)

Deferred financing costs (35,673)

Total Debt - Consolidated, net $ 4,548,462 5.44%

Total Debt - Unconsolidated JV, net $ 5,944,078 4.62%

Debt including SLG share of JV Debt $ 10,293,263 4.90%

Alternative Strategy Portfolio Debt including SLG share of JV Debt $ 478,431 4.65%

Total Debt including SLG share of JV Debt $ 10,771,694 4.89%

Weighted Average Balance & Interest Rate for the quarter, including SLG share of JV Debt $ 10,597,140 4.88%

(1) Coupon for floating rate debt determined using the effective Term SOFR rate at the end of the quarter of 3.66%. Coupon for loans that are subject to alternative SOFR rates, SOFR floors, interest rate caps or interest rate swaps were determined using the alternative SOFR rates, SOFR floors, interest rate cap strike rate, or swapped interest rate plus the applicable loan spread.

(2) Reflects exercise of all available extension options, which may be subject to conditions and/or result in adjusted terms.

(3) As-of-right extension.

(4) This property is held for sale as of March 31, 2026.

(5) The Company has a preferred equity investment in this property. The debt is consolidated for accounting purposes.

(6) Represents a blended swapped rate inclusive of multiple swaps.

(7) The Fund has access to a subscription line of credit with a maximum commitment of $200 million as of March 31, 2026, secured by investor capital commitments. The facility is used to fund acquisitions prior to capital calls and is repaid through capital contributions. The subscription line of credit is non-recourse to the Company.

Supplemental Information

First Quarter 2026

DEBT SUMMARY SCHEDULE

Unconsolidated JVs

Unaudited

(Dollars in Thousands)

Principal Outstanding

2026 Principal

Current Final Principal Due at

Ownership 3/31/2026 Amortization Maturity Maturity Final Maturity

Fixed rate debt Interest (%) Gross Principal SLG Share Coupon (1) (SLG Share) Date Date (2) (SLG Share)

450 Park Avenue (swapped) 25.1 $ 290,435 $ 72,899 6.57% (3) $ — Jun-26 Jun-27 $ 72,899

280 Park Avenue (swapped) 50.0 1,075,000 537,500 5.84% — Sep-26 Sep-28 537,500

1515 Broadway 56.9 678,215 385,694 3.93% 10,363 Mar-27 Mar-28 358,544

245 Park Avenue 50.1 1,768,000 885,768 4.30% — Jun-27 Jun-27 885,768

220 East 42nd 51.0 496,412 253,170 6.77% — Dec-27 Dec-27 253,170

100 Park Avenue 50.8 382,872 194,499 5.73% — Jan-28 Jan-29 194,499

15 Beekman 20.0 117,000 23,400 4.83% — Jan-28 Jan-28 23,400

11 Madison Avenue 60.0 1,400,000 840,000 5.63% — Oct-30 Oct-30 840,000

One Madison Avenue 25.5 1,650,000 420,750 5.81% — Apr-31 Apr-31 420,750

One Vanderbilt Avenue 55.0 3,000,000 1,650,300 2.95% — Jul-31 Jul-31 1,650,300

$ 10,857,934 $ 5,263,980 4.54% (4) $ 10,363 $ 5,236,830

Alternative strategy portfolio

650 Fifth Avenue 50.0 $ 65,000 $ 32,500 5.45% $ — Jul-26 Jul-26 $ 32,500

115 Spring Street 51.0 65,550 33,431 5.50% — Sep-26 Sep-26 33,431

Worldwide Plaza 25.1 1,200,000 300,600 3.98% — Nov-27 Nov-27 300,600

$ 1,330,550 $ 366,531 4.25% (4) $ — $ 366,531

Total Fixed Rate Debt $ 12,188,484 $ 5,630,511 4.52% (4) $ 10,363 $ 5,603,361

Floating rate debt

919 Third Avenue (SOFR + 250 bps) 51.0 $ 500,000 $ 255,000 6.17% $ — Apr-26 Apr-28 $ 255,000

$ 500,000 $ 255,000 6.17% (4) $ — $ 255,000

Alternative strategy portfolio

11 West 34th Street (LIBOR + 145 bps) 30.0 $ 23,000 $ 6,900 6.67% (5) — Feb-23 (6) Feb-23 (6) $ 6,900

650 Fifth Avenue (SOFR + 225 bps) 50.0 210,000 105,000 5.92% — Jul-26 Jul-26 105,000

$ 233,000 $ 111,900 5.96% (4) $ — $ 111,900

Total Floating Rate Debt $ 733,000 $ 366,900 6.10% (4) $ — $ 366,900

Unconsolidated JV Debt $ 11,357,934 $ 5,518,980 4.62% (4)

Alternative Strategy Portfolio Debt $ 1,563,550 $ 478,431 4.65% (4)

Total Debt - Unconsolidated JV $ 12,921,484 $ 5,997,411 4.62% (4) $ 10,363 $ 5,970,261

Deferred financing costs (110,972) (53,333)

Total Debt - Unconsolidated JV, net $ 12,810,512 $ 5,944,078 4.62% (4)

(2) Reflects exercise of all available extension options, which may be subject to conditions and/or result in adjusted terms.

(3) Coupon reflects interest rate swaps executed at the corporate level for SLG’s share of the outstanding debt.

(4) Calculated based on SL Green's share of the outstanding debt.

(5) The coupon rate is based on the last available LIBOR on June 30, 2023.

(6) The Company's joint venture partner is in discussions with the lender on resolution of the past maturity.

Supplemental Information

First Quarter 2026

DEBT COMPOSITION AND CORPORATE DEBT COVENANTS

Unaudited

(Dollars in Thousands)

Composition of Debt

Core Portfolio Alternative Strategy Portfolio Total

Fixed Rate Debt

Consolidated $ 4,108,672 $ — $ 4,108,672

SLG Share of JV 5,263,980 366,531 5,630,511

Total Fixed Rate Debt $ 9,372,652 91.1% $ 366,531 76.6% $ 9,739,183 90.4%

Floating Rate Debt

Consolidated $ 665,611 $ — $ 665,611

SLG Share of JV 255,000 111,900 366,900

920,611 8.9% 111,900 23.4% 1,032,511 9.6%

Debt & Preferred Equity and CMBS Investments (78,594) (0.8)% — —% (78,594) (0.7)%

Total Floating Rate Debt $ 842,017 8.2% $ 111,900 23.4% $ 953,917 8.9%

Total Debt $ 10,293,263 $ 478,431 $ 10,771,694

Revolving Credit Facility Covenants (1)

Actual Required

Total Debt / Total Assets 47.7% Less than 60%

Consolidated Fixed Charge Coverage 2.20x Greater than 1.50x

Maximum Secured Indebtedness 27.8% Less than 50%

Maximum Unencumbered Leverage Ratio 44.9% Less than 60%

(1) Covenants calculated pursuant to the terms of the underlying facility or notes.

Supplemental Information

First Quarter 2026

DERIVATIVE SUMMARY SCHEDULE

Unaudited

(Dollars in Thousands)

Consolidated Interest Rate Derivatives Notional Value Fair Value

Ownership 3/31/2026 3/31/2026

Secured Debt Interest (%) Gross SLG Share Gross SLG Share

Instrument (1)

Strike Rate (1)

Effective Date Maturity Date

7 Dey Street 100.0 $190,148 $190,148 $289 $289 Cap 3.50 % November 2025 November 2026

100 Church Street 100.0 370,000 370,000 (1,132) (1,132) Swap 3.89 % November 2022 June 2027

SLGOP – 450 Park Avenue 100.0 68,678 68,678 (701) (701) (2) Swap 4.47 % August 2024 June 2027

SLGOP – 450 Park Avenue 100.0 4,221 4,221 (59) (59) (2) Swap 4.49 % November 2024 November 2027

500 Park Avenue 100.0 80,000 80,000 (854) (854) Swap 4.17 % February 2025 February 2028

10 East 53rd Street 100.0 204,438 204,438 (1,400) (1,400) Swap 3.92 % February 2025 May 2028

800 Third Avenue 100.0 177,000 177,000 985 985 Swap 3.33 % February 2026 February 2029

Subtotal $(2,872) $(2,872)

Unsecured Debt

Term Loan C 100.0 $200,000 $200,000 $1,771 $1,771 Swap 2.59 % February 2023 February 2027

Term Loan C 100.0 100,000 100,000 625 625 Swap 2.90 % February 2023 February 2027

Term Loan C 100.0 100,000 100,000 767 767 Swap 2.73 % February 2023 February 2027

Term Loan C 100.0 50,000 50,000 496 496 Swap 2.46 % February 2023 February 2027

Term Loan C & Revolving Credit Facility 100.0 300,000 300,000 2,491 2,491 Swap 2.87 % July 2023 May 2027

Term Loan C 100.0 150,000 150,000 184 184 Swap 3.52 % January 2024 May 2027

Revolving Credit Facility 100.0 125,000 125,000 (11) (11) Swap 3.67 % August 2024 December 2026

Revolving Credit Facility 100.0 125,000 125,000 (14) (14) Swap 3.67 % August 2024 December 2026

Revolving Credit Facility 100.0 295,779 295,779 (4,110) (4,110) (2) Swap 4.49 % November 2024 November 2027

Junior subordinated deferrable interest debentures 100.0 100,000 100,000 (291) (291) Swap 3.76 % January 2023 January 2028

Forward-starting Derivatives

SLGOP – 100 Church Street 100.0 $357,500 $357,500 $1,668 $1,668 Swap 2.98 % June 2027 June 2028

Subtotal $3,576 $3,576

Unconsolidated JV Interest Rate Derivatives

919 Third Avenue 51.0 $500,000 $255,000 $82 $42 Cap 5.25 % February 2026 April 2027

280 Park Avenue 50.0 537,500 268,750 (6,673) (3,337) Swap 4.07 % July 2024 September 2028

280 Park Avenue 50.0 268,750 134,375 (3,157) (1,579) Swap 4.04 % July 2024 September 2028

280 Park Avenue 50.0 268,750 134,375 (3,279) (1,640) Swap 4.06 % July 2024 September 2028

Subtotal $(13,027) $(6,514)

Foreign Currency Derivatives

Summit Paris 85.0 $44,384 $37,726 $109 $93 (2) FX Forward Contracts N/A March 2026 April 2026 - June 2027

Summit Paris 85.0 30,492 25,918 (224) (190) (2) FX Forward Contracts N/A March 2026 October 2027 - June 2032

Subtotal $(115) $(97)

Total, SLG Share $(12,438) $(5,907)

(1) Certain financings require the purchase of a cap at a specified strike rate.

(2) Quarterly changes in fair value recognized in the calculation of FFO.

Supplemental Information

First Quarter 2026

SUMMARY OF LEASE LIABILITIES

Unaudited

(Dollars in Thousands)

Scheduled Cash Payment (1)

Lease Year of Final

Property 2026 2027 2028 2029

Liabilities (2)

Expiration (3)

Consolidated Lease Liabilities (SLG Share)

Operating Leases

1185 Avenue of the Americas $ 5,182 $ 6,909 $ 6,909 $ 6,909 $ 79,938 2043

SL Green Headquarters at One Vanderbilt 2,071 (4) 2,762 (4) 2,971 (4) 3,075 (4) 85,540 2048

800 Seventh Avenue 2,516 3,355 3,355 3,355 50,497 2048

Summit One Vanderbilt 8,653 (4) 11,270 (4) 11,293 (4) 11,293 (4) 433,221 2070

420 Lexington Avenue 8,399 11,199 11,199 11,199 167,739 2080

711 Third Avenue 4,125 (5) 5,500 (5) 5,500 (5) 5,500 (5) 34,207 (5) 2083

Total $ 30,946 $ 40,995 $ 41,227 $ 41,331 $ 851,142

Financing Leases

15 Beekman $ 2,460 $ 3,325 $ 3,375 $ 3,426 $ 108,515 2119 (6)

Total $ 2,460 $ 3,325 $ 3,375 $ 3,426 $ 108,515

SLG

Scheduled Cash Payment (1)

Lease Year of Final

Property Interest (%) 2026 2027 2028 2029

Liabilities (2)

Expiration (3)

Unconsolidated Joint Venture Lease Liabilities (SLG Share)

Operating Leases

Equinox Studio City (7)

66.7 $ 921 $ 1,387 $ 1,387 $ 925 $ 4,438 2029

Alternative strategy portfolio

650 Fifth Avenue (Floors 4-6) 50.0 $ 1,355 $ 1,935 $ 1,935 $ 1,935 $ 12,168 2053

650 Fifth Avenue (Floors b-3) 50.0 1,178 1,585 1,605 1,726 32,075 2062

Total $ 3,454 $ 4,907 $ 4,927 $ 4,586 $ 48,681

Financing Leases

One Vanderbilt Avenue Garage 55.0 $ 124 $ 167 $ 168 $ 170 $ 2,689 2069

885 Third Avenue 34.1 613 817 817 817 15,910 2119

1560 Broadway Signage 50.0 619 825 825 825 11,647 2073

Alternative strategy portfolio

650 Fifth Avenue (Floors b-3) 50.0 $ 5,523 $ 7,364 $ 7,464 $ 8,101 $ 105,661 2062

2 Herald Square 95.0 11,295 3,775 — — 396,941 2077 (6)

Total $ 18,174 $ 12,948 $ 9,274 $ 9,913 $ 532,848

(1) Reflects SLG's share of remaining contractual base rent for each year presented. Leases may provide for additional rent payments based on exceeding specified thresholds.

(2) Per the balance sheet as of March 31, 2026.

(3) Reflects all available extension options.

(4) Reflects scheduled cash payments net of the Company's 55.0% ownership interest in One Vanderbilt.

(5) Reflects scheduled cash payments net of the Company's 50.0% ownership of the fee interest in the property.

(6) The Company has an option to purchase the ground lease for a fixed price on a specific date. Scheduled cash payments do not reflect the exercise of the purchase option.

(7) The Company has a JV interest in the sublandlord for the premises. Amounts reflect the sublandlord's lease obligation to the fee owner and have not been reduced by rents owed to the sublandlord under a sublease covering 100% of the premises.

Supplemental Information

First Quarter 2026

DEBT AND PREFERRED EQUITY INVESTMENTS

Unaudited

(Dollars in Thousands, Except Per Square Foot Amounts)

Weighted Average:

Floating Fixed

Total Book Value (1)

Senior Financing

Exposure PSF (2)

Book Value During Quarter

Yield During Quarter (3)

Yield At End Of Quarter (4)

12/31/2025 $ 127,872 $ 40,486 $ 168,358 $ 713,528 $ 628 $ 190,052 4.98% 5.02%

Debt investment originations/fundings/accretion

(5)

8 — 8

Preferred Equity investment originations/accretion

(5)

— — —

Joint venture investment originations/accretion/amortization

(5)

— — —

Repayment/Sales/Syndications/Equity Ownership/Amortization (50,283) — (50,283)

Reserves/Realized Losses —

3/31/2026 $ 77,597 $ 40,486 $ 118,083 $ 430,528 $ 715 $ 118,381 6.88% 7.04%

Debt and Preferred Equity Maturity Profile

2026

2027

2028

2029

2030 & Thereafter

Floating Rate $ 9,268 $ 68,329 $ — $ — $ —

Fixed Rate — 20,486 — 20,000 —

$ 9,268 $ 88,815 $ — $ 20,000 $ —

(1) Net of unamortized fees, discounts, premiums.

(2) Net of loan loss reserves.

(3) Excludes loan loss reserves and accelerated fee income resulting from early repayment, if any.

(4) Calculated based on GAAP income, which includes cash interest, paid-in-kind interest, fee accrual and amortization of discounts, recognized in the last month of the quarter. Excludes accelerated fee income resulting from early repayment and loan loss reserves.

(5) Includes funded future funding obligations, amortization of fees and discounts and paid-in-kind investment income.

Supplemental Information

First Quarter 2026

SELECTED PROPERTY DATA

Manhattan Operating Properties

Unaudited

(Dollars in Thousands)

March 31, 2026 December 31, 2025 Annualized Contractual

Cash Rent Total Tenants

Ownership % of Total Occupancy % Occupancy %

Properties Interest (%) SubMarket Ownership Square Feet (1) Sq. Feet Leased (2) Occupied (3) Economic (4) Leased (2) Occupied (3) Economic (4) ($'s) SLG Share ($'s)

CONSOLIDATED PROPERTIES

"Same Store"

10 East 53rd Street 100.0 Plaza District Fee Interest 354,300 1.5 95.5 95.5 93.2 95.5 94.1 91.8 $33,411 $33,411 38

100 Church Street 100.0 Downtown Fee Interest 1,047,500 4.4 94.0 93.3 92.9 93.5 93.1 93.1 47,453 47,453 17

110 Greene Street 100.0 Soho Fee Interest 223,600 0.9 95.6 94.7 94.7 94.7 92.7 91.9 19,923 19,923 53

125 Park Avenue 100.0 Grand Central Fee Interest 604,245 2.5 99.2 98.0 96.8 99.2 98.0 96.8 47,654 47,654 23

304 Park Avenue South 100.0 Midtown South Fee Interest 215,000 0.9 91.9 91.9 91.9 91.9 91.9 91.9 18,444 18,444 6

420 Lexington Ave (Graybar) 100.0 Grand Central North Leasehold Interest 1,188,000 5.0 92.6 90.6 90.6 92.8 90.5 90.4 89,651 89,651 178

461 Fifth Avenue 100.0 Midtown Fee Interest 200,000 0.8 90.2 85.0 85.0 90.2 85.0 77.4 15,143 15,143 19

485 Lexington Avenue 100.0 Grand Central North Fee Interest 921,000 3.8 78.2 76.3 71.6 79.7 77.8 73.1 47,316 47,316 36

555 West 57th Street 100.0 Midtown West Fee Interest 941,000 3.9 77.2 77.2 77.2 77.2 77.2 77.2 47,761 47,761 11

711 Third Avenue 100.0 (5) Grand Central North Leasehold Interest (5) 524,000 2.2 85.7 73.5 73.5 77.0 70.8 70.8 27,063 27,063 17

800 Third Avenue 100.0 Grand Central North Fee Interest 526,000 2.2 90.3 86.7 86.2 90.0 84.3 83.8 33,304 33,304 43

810 Seventh Avenue 100.0 Times Square Fee Interest 692,000 2.9 87.0 86.4 85.1 89.2 87.2 83.0 43,681 43,681 46

885 Third Avenue 100.0 Midtown / Plaza District Fee / Leasehold Interest 218,796 0.9 86.5 84.5 81.2 84.5 81.5 74.6 12,200 12,200 16

1185 Avenue of the Americas 100.0 Rockefeller Center Leasehold Interest 1,062,000 4.5 92.8 77.0 72.3 89.0 74.5 67.2 62,650 62,650 24

1350 Avenue of the Americas 100.0 Rockefeller Center Fee Interest 562,000 2.3 80.7 73.3 73.3 80.7 75.5 75.1 33,321 33,321 42

Added to Same Store in 2026

500 Park Avenue 100.0 Park Avenue Fee Interest 201,411 0.9 90.7 90.7 90.7 90.7 90.7 90.7 17,119 17,119 12

Subtotal / Weighted Average 9,480,852 39.6 % 88.6 % 84.7 % 83.3 % 87.9 % 84.2 % 82.1 % $596,094 $596,094 581

"Non Same Store"

65 East 55th Street (Park Avenue Tower) 95.0 Park Avenue Fee Interest 622,000 2.5 96.6 94.8 94.8 N/A N/A N/A $67,425 $67,425 29

Subtotal / Weighted Average 622,000 2.5 % 96.6 % 94.8 % 94.8 % — % — % — % $67,425 $67,425 29

Total / Weighted Average Consolidated Properties 10,102,852 42.1 % 89.1 % 85.3 % 84.0 % 87.9 % 84.2 % 82.1 % $663,519 $663,519 610

UNCONSOLIDATED PROPERTIES

"Same Store"

One Vanderbilt Avenue 55.0 Grand Central Fee Interest 1,657,198 6.9 100.0 100.0 100.0 100.0 100.0 100.0 $291,204 $160,162 40

11 Madison Avenue 60.0 Park Avenue South Fee Interest 2,314,000 9.7 99.9 96.5 87.9 93.0 93.0 87.9 180,954 108,572 9

100 Park Avenue 50.8 Grand Central South Fee Interest 834,000 3.5 99.4 96.8 73.0 97.1 96.8 67.2 63,019 32,014 38

220 East 42nd Street 51.0 Grand Central Fee Interest 1,135,000 4.7 94.0 93.8 92.9 94.0 93.5 93.1 72,745 37,100 34

245 Park Avenue 50.1 Park Avenue Fee Interest 1,782,793 7.4 97.8 97.7 86.5 97.8 94.8 86.4 186,958 93,666 16

280 Park Avenue 50.0 Park Avenue Fee Interest 1,219,158 5.1 96.6 94.0 91.8 94.2 90.5 89.7 134,985 67,492 37

450 Park Avenue 25.1 Park Avenue Fee Interest 337,000 1.4 84.6 84.6 84.6 93.9 90.7 90.7 36,828 9,244 26

919 Third Avenue 51.0 Grand Central North Fee Interest 1,454,000 6.1 99.8 95.5 84.3 99.8 95.5 84.2 101,218 51,621 11

1515 Broadway 56.9 Times Square Fee Interest 1,750,000 7.3 99.7 99.7 99.7 99.7 99.7 137,198 78,067 7

Added to Same Store in 2026

One Madison Avenue 25.5 Park Avenue South Fee Interest 1,385,484 5.8 98.9 85.5 64.7 93.3 79.9 64.7 139,675 35,617 15

Subtotal / Weighted Average 13,868,633 57.9 % 98.3 % 95.6 % 87.7 % 96.5 % 93.9 % 87.3 % $1,344,784 $673,555 233

Total / Weighted Average Unconsolidated Properties 13,868,633 57.9 % 98.3 % 95.6 % 87.7 % 96.5 % 93.9 % 87.3 % $1,344,784 $673,555 233

Manhattan Operating Properties Grand Total / Weighted Average 23,971,485 100.0 % 94.4 % 91.2 % 86.2 % 93.0 % 90.0 % 85.2 % $2,008,303 $1,337,074 843

Manhattan Operating Properties Same Store Occupancy % 23,349,485 97.5 % 94.4 % 91.1 % 85.9 % 93.0 % 90.0 % 85.2 %

(1) Represents the rentable square footage at the time the property was acquired.

(2) Calculated based on the square footage leased under executed leases as of the reporting date, regardless of whether the leases have commenced or the tenants have taken possession.

(3) Calculated based on the square footage for which lease terms have commenced per the underlying lease. For GAAP purposes revenue may not yet be recognized for certain commenced leases as of the reporting date.

(4) Calculated based on the square footage on which revenue is being recognized for GAAP purposes as of the reporting date, which may differ from the square footage on which cash rent is being collected.

(5) The Company also owns 50% of the fee interest.

Supplemental Information

First Quarter 2026

SELECTED PROPERTY DATA

Retail, Residential and Suburban Operating Properties

Unaudited

(Dollars in Thousands)

March 31, 2026 December 31, 2025 Annualized Contractual

Cash Rent Total Tenants

Ownership % of Total Occupancy % Occupancy %

Properties Interest (%) SubMarket Ownership Square Feet (1) Sq. Feet Leased (2) Occupied (3) Leased (2) Occupied (3) ($'s) SLG Share ($'s)

RETAIL PROPERTIES

"Same Store" Retail

760 Madison Avenue 100.0 Plaza District Fee Interest 22,648 6.4 100.0 100.0 100.0 100.0 $18,558 $18,558 1

Subtotal/Weighted Average 22,648 6.4 % 100.0 % 100.0 % 100.0 % 100.0 % $18,558 $18,558 1

"Non Same Store" Retail

315 West 33rd Street - The Olivia 100.0 Penn Station Fee Interest 270,132 76.9 82.4 82.4 82.4 82.4 $13,563 $13,564 8

610 Park Avenue 100.0 Plaza District Fee Interest 17,765 5.1 100.0 100.0 N/A N/A 1,171 1,170 1

800 Seventh Avenue 100.0 Times Square Fee Interest 28,000 8.0 100.0 100.0 100.0 100.0 1,100 1,100 (4) 1

1552 Broadway/1560 Broadway Signage 50.0 Times Square Fee / Leasehold Interest 12,719 3.6 100.0 100.0 100.0 100.0 $4,200 $2,100 1

Subtotal/Weighted Average 328,616 93.6 % 85.5 % 85.5 % 84.7 % 84.7 % $20,034 $17,934 11

Total / Weighted Average Retail Properties 351,264 100.0 % 86.5 % 86.5 % 85.7 % 85.7 % $38,592 $36,492 12

March 31, 2026 December 31, 2025 Annualized Contractual

Cash Rent Average Monthly Rent Per Occupied Unit

Ownership Total Occupancy % Occupancy %

Properties Interest (%) SubMarket Ownership Square Feet (1) Units Leased (2) Occupied (3) Leased (2) Occupied (3) ($'s) SLG Share ($'s) ($'s)

RESIDENTIAL PROPERTIES

"Same Store" Residential

7 Dey Street 100.0 Lower Manhattan Fee Interest 140,382 209 99.0 98.6 99.5 98.6 $12,669 $12,669 $5,125

15 Beekman Street 20.0 Downtown Leasehold Interest 221,884 484 100.0 100.0 100.0 100.0 14,155 2,831 N/A

Subtotal/Weighted Average 362,266 693 99.7 % 99.6 % 99.8 % 99.6 % $26,824 $15,500 $5,125

"Non Same Store" Residential

315 West 33rd Street - The Olivia 100.0 Penn Station Fee Interest 222,855 333 98.2 98.2 96.4 92.2 $19,944 $19,944 $5,083

Subtotal/Weighted Average 222,855 333 98.2 % 98.2 % 96.4 % 92.2 % $19,944 $19,944 $5,083

Total / Weighted Average Residential Properties 585,121 1,026 99.2 % 99.1 % 98.7 % 97.2 % $46,768 $35,444 $5,099

March 31, 2026 December 31, 2025 Annualized Contractual

Cash Rent Total Tenants

Ownership % of Total Occupancy % Occupancy %

Properties Interest (%) SubMarket Ownership Square Feet (1) Sq. Feet Leased (2) Occupied (3) Leased (2) Occupied (3) ($'s) SLG Share ($'s)

"Non Same Store" Suburban

Landmark Square 100.0 Stamford, Connecticut Fee Interest 732,800 100.0 79.6 79.6 79.4 79.0 $16,000 $16,000 86

Subtotal/Weighted Average 732,800 100.0 % 79.6 % 79.6 % 79.4 % 79.0 % $16,000 $16,000 86

Total / Weighted Average Suburban Properties 732,800 100.0 % 79.6 % 79.6 % 79.4 % 79.0 % $16,000 $16,000 86

(1) Represents the rentable square footage at the time the property was acquired.

(2) Calculated based on the square footage leased under executed leases as of the reporting date, regardless of whether the leases have commenced or the tenants have taken possession.

(4) Reflects the contractual rent for 1552 Broadway.

(5) Property occupied by Pace University and used as an academic center and dormitory space. 484 represents number of beds.

Supplemental Information

First Quarter 2026

SELECTED PROPERTY DATA

Development / Redevelopment & Alternative Strategy Portfolio Properties

Unaudited

(Dollars in Thousands)

March 31, 2026 December 31, 2025 Annualized Contractual

Cash Rent Real Estate Book Value, Net Total Tenants

Ownership % of Total Occupancy % Occupancy %

Properties Interest (%) SubMarket Ownership Square Feet (1) Sq. Feet Leased (2) Occupied (3) Leased (2) Occupied (3) ($'s) SLG Share ($'s)

Development / Redevelopment

3 Landmark Square 100.0 Stamford, Connecticut Fee Interest 130,000 10.4 3.0 3.0 7.4 7.4 $145 $145 $19,474 3

19 East 65th Street 100.0 Plaza District Fee Interest 14,639 1.2 — — — — — — 22,210 —

185 Broadway 100.0 Lower Manhattan Fee Interest 50,206 4.0 34.5 34.5 34.5 34.5 3,529 3,529 32,560 4

346 Madison Avenue 100.0 Grand Central Fee Interest 275,138 22.0 41.1 41.1 40.4 40.4 3,956 3,956 168,362 25

750 Third Avenue 100.0 Grand Central North Fee Interest 780,000 62.4 3.5 3.5 4.8 4.8 2,851 2,851 365,675 4

Total / Weighted Average Development / Redevelopment Properties 1,249,983 100.0 % 12.9 % 12.9 % 14.1 % 14.1 % $10,481 $10,481 $608,281 36

March 31, 2026 December 31, 2025 Annualized Contractual

Cash Rent Investment Carrying Value, Net Total Tenants

Ownership % of Total Occupancy % Occupancy %

Properties Interest (%) SubMarket Ownership Square Feet (1) Sq. Feet Leased (2) Occupied (3) Leased (2) Occupied (3) ($'s) SLG Share ($'s)

Alternative Strategy Portfolio

2 Herald Square 95.0 Herald Square Leasehold Interest 369,000 14.7 34.3 34.3 34.5 34.5 $25,699 $24,414 $105,634 3

11 West 34th Street 30.0 Herald Square/Penn Station Fee Interest 17,150 0.7 100.0 100.0 100.0 100.0 2,761 828 — 1

115 Spring Street 51.0 Soho Fee Interest 5,218 0.2 100.0 100.0 100.0 100.0 4,195 2,139 — 1

650 Fifth Avenue 50.0 Plaza District Leasehold Interest 69,214 2.8 100.0 100.0 100.0 100.0 43,839 21,920 (96,535) 1

Worldwide Plaza 25.1 Westside Fee Interest 2,048,725 81.6 61.9 61.9 61.9 61.9 78,944 19,776 16,382 21

Total / Weighted Average Alternative Strategy Portfolio Properties 2,509,307 100.0 % 59.2 % 59.2 % 59.3 % 59.3 % $155,438 $69,077 $25,481 27

(1) Represents the rentable square footage at the time the property was acquired.

(2) Calculated based on the square footage leased under executed leases as of the reporting date, regardless of whether the leases have commenced or the tenants have taken possession.

Supplemental Information

First Quarter 2026

SELECTED PROPERTY DATA

Retail Within Operating, Development / Redevelopment and Alternative Strategy Portfolio Properties

Unaudited

(Dollars in Thousands)

March 31, 2026 December 31, 2025 Annualized Contractual

Cash Rent Total Tenants

Ownership % of Total Occupancy % Occupancy %

Properties Interest (%) SubMarket Ownership Square Feet (1) Sq. Feet Leased (2) Occupied (3) Leased (2) Occupied (3) ($'s) SLG Share ($'s)

HIGH STREET RETAIL - Consolidated Properties

315 West 33rd Street - The Olivia 100.0 Penn Station Fee Interest 159,343 10.5 69.5 69.5 69.5 69.5 $9,449 $9,449 7

610 Park Avenue 100.0 Plaza District Fee Interest 17,765 1.2 100.0 100.0 N/A N/A 1,170 1,170 1

760 Madison Avenue 100.0 Plaza District Fee Interest 22,648 1.5 100.0 100.0 100.0 100.0 18,559 18,559 1

800 Seventh Avenue 100.0 Times Square Fee Interest 28,000 1.9 100.0 100.0 100.0 100.0 1,100 1,100 1

Subtotal / Weighted Average 227,756 15.1 % 78.7 % 78.7 % 76.9 % 76.9 % $30,278 $30,278 10

HIGH STREET RETAIL - Unconsolidated Properties

1552 Broadway/1560 Broadway Signage 50.0 Times Square Fee / Leasehold Interest 12,520 0.8 100.0 100.0 100.0 100.0 $4,200 $2,100 1

Subtotal / Weighted Average 12,520 0.8 % 100.0 % 100.0 % 100.0 % 100.0 % $4,200 $2,100 1

Total / Weighted Average High Street Retail 240,276 15.9 % 79.8 % 79.8 % 78.2 % 78.2 % $34,478 $32,378 11

OTHER RETAIL - Consolidated Properties

10 East 53rd Street 100.0 Plaza District Fee Interest 38,657 2.6 100.0 100.0 100.0 100.0 $4,210 $4,210 3

65 East 55th Street (Park Avenue Tower) 95.0 Park Avenue Fee Interest 12,705 0.8 100.0 100.0 N/A N/A 870 870 1

100 Church Street 100.0 Downtown Fee Interest 61,708 4.0 95.9 95.9 100.0 100.0 4,178 4,178 9

110 Greene Street 100.0 Soho Fee Interest 16,121 1.1 100.0 100.0 100.0 100.0 4,752 4,752 3

125 Park Avenue 100.0 Grand Central Fee Interest 32,124 2.1 100.0 80.6 100.0 80.6 2,193 2,193 6

185 Broadway 100.0 Lower Manhattan Fee Interest 16,413 1.1 100.0 100.0 100.0 100.0 3,529 3,529 4

304 Park Avenue South 100.0 Midtown South Fee Interest 25,330 1.7 100.0 100.0 100.0 100.0 4,021 4,021 5

420 Lexington Ave (Graybar) 100.0 Grand Central North Leasehold Interest 54,026 3.6 100.0 100.0 100.0 100.0 5,439 5,439 6

461 Fifth Avenue 100.0 Midtown Fee Interest 16,149 1.1 100.0 100.0 100.0 100.0 1,104 1,104 2

485 Lexington Avenue 100.0 Grand Central North Fee Interest 41,701 2.8 68.5 68.5 68.5 68.5 4,455 4,455 7

500 Park Avenue 100.0 Park Avenue Fee Interest 11,976 0.8 100.0 100.0 100.0 100.0 1,264 1,264 3

555 West 57th Street 100.0 Midtown West Fee Interest 53,186 3.5 100.0 100.0 100.0 100.0 3,167 3,167 2

711 Third Avenue 100.0 Grand Central North Leasehold Interest 25,639 1.7 83.5 83.5 83.5 83.5 2,368 2,368 2

750 Third Avenue (4) 100.0 Grand Central North Fee Interest 24,827 1.6 42.3 42.3 42.3 42.3 1,599 1,599 3

800 Third Avenue 100.0 Grand Central North Fee Interest 9,900 0.7 100.0 100.0 100.0 100.0 987 987 2

810 Seventh Avenue 100.0 Times Square Fee Interest 18,207 1.2 98.6 98.6 98.6 98.6 4,419 4,419 3

885 Third Avenue 100.0 Midtown / Plaza District Fee / Leasehold Interest 9,140 0.6 100.0 100.0 100.0 100.0 557 557 2

1185 Avenue of the Americas 100.0 Rockefeller Center Leasehold Interest 54,273 3.6 96.1 96.1 96.1 96.1 2,980 2,980 5

1350 Avenue of the Americas 100.0 Rockefeller Center Fee Interest 17,797 1.2 100.0 100.0 100.0 100.0 2,862 2,862 6

Subtotal / Weighted Average 539,879 35.8 % 93.2 % 92.1 % 93.5 % 92.4 % $54,954 $54,954 74

OTHER RETAIL - Unconsolidated Properties

One Madison Avenue 25.5 Park Avenue South Fee Interest 109,893 7.2 87.7 87.7 100.0 100.0 $4,960 $1,265 7

One Vanderbilt Avenue 55.0 Grand Central Fee Interest 34,885 2.3 100.0 100.0 100.0 100.0 5,951 3,274 7

11 Madison Avenue 60.0 Park Avenue South Fee Interest 37,325 2.5 100.0 100.0 100.0 100.0 3,902 2,341 3

100 Park Avenue 50.8 Grand Central South Fee Interest 38,556 2.4 100.0 100.0 100.0 100.0 3,459 1,757 7

220 East 42nd Street 51.0 Grand Central Fee Interest 33,866 2.3 81.0 81.0 81.0 81.0 1,961 1,000 4

245 Park Avenue 50.1 Park Avenue Fee Interest 31,014 2.1 93.5 93.5 93.5 57.0 2,470 1,236 3

280 Park Avenue 50.0 Park Avenue Fee Interest 28,219 1.9 100.0 100.0 100.0 100.0 1,679 839 3

450 Park Avenue 25.1 Park Avenue Fee Interest 6,317 0.4 100.0 100.0 100.0 100.0 1,845 463 1

919 Third Avenue 51.0 Grand Central North Fee Interest 29,441 2.0 100.0 100.0 100.0 100.0 3,795 1,935 4

1515 Broadway 56.9 Times Square Fee Interest 182,011 12.1 99.8 99.8 99.8 99.8 27,275 15,521 7

Subtotal / Weighted Average 531,527 35.2 % 95.8 % 95.8 % 98.3 % 96.2 % $57,297 $29,631 46

Total / Weighted Average Other Retail 1,071,406 71.0 % 94.5 % 93.9 % 95.9 % 94.3 % $112,251 $84,585 120

(1) Represents the rentable square footage at the time the property was acquired.

(2) Calculated based on the square footage leased under executed leases as of the reporting date, regardless of whether the leases have commenced or the tenants have taken possession.

(4) Redevelopment properties.

Supplemental Information

First Quarter 2026

SELECTED PROPERTY DATA - CONTINUED

Retail Within Operating, Development / Redevelopment and Alternative Strategy Portfolio Properties

Unaudited

(Dollars in Thousands)

March 31, 2026 December 31, 2025 Annualized Contractual

Cash Rent Total Tenants

Ownership % of Total Occupancy % Occupancy %

Properties Interest (%) SubMarket Ownership Square Feet (1) Sq. Feet Leased (2) Occupied (3) Leased (2) Occupied (3) ($'s) SLG Share ($'s)

ALTERNATIVE STRATEGY PORTFOLIO - Unconsolidated Properties

2 Herald Square 95.0 Herald Square Leasehold Interest 94,531 6.3 39.7 39.7 40.6 40.6 $14,595 $13,866 2

11 West 34th Street 30.0 Herald Square/Penn Station Fee Interest 17,150 1.1 100.0 100.0 100.0 100.0 2,761 828 1

115 Spring Street 51.0 Soho Fee Interest 5,218 0.3 100.0 100.0 100.0 100.0 4,195 2,139 1

650 Fifth Avenue 50.0 Plaza District Leasehold Interest 69,214 4.6 100.0 100.0 100.0 100.0 43,839 21,920 1

Worldwide Plaza 25.1 Westside Fee Interest 10,592 (4) 0.7 84.9 84.9 84.9 84.9 1,275 319 7

Subtotal / Weighted Average 196,705 13.0 % 70.2 % 70.2 % 70.6 % 70.6 % $66,665 $39,072 12

Total / Weighted Average Alternative Strategy Portfolio 196,705 13.0 % 70.2 % 70.2 % 70.6 % 70.6 % $66,665 $39,072 12

Retail Grand Total / Weighted Average 1,508,387 100.0 % 89.0 % 88.6 % 89.9 % 88.7 % $213,394 $156,035 143

(1) Represents the rentable square footage at the time the property was acquired.

(2) Calculated based on the square footage leased under executed leases as of the reporting date, regardless of whether the leases have commenced or the tenants have taken possession.

(4) Excludes the theatre, parking garage, fitness gym and other amenity space totaling 241,371 square feet.

Supplemental Information

First Quarter 2026

LARGEST TENANTS BY SLG SHARE OF ANNUALIZED CASH RENT (1)

Unaudited

(Dollars in Thousands Except Per SF)

Ownership Interest % Lease Expiration (2) Total Rentable Square Feet Annualized Contractual Cash Rent ($) SLG Share of Annualized Contractual Cash Rent ($)

% of SLG Share of Annualized Contractual Cash Rent (3)

Annualized Contractual Rent PSF

Investment Grade Credit Rating (4)

Tenant Name Property

Paramount Global 1515 Broadway 56.9 Jun 2031 1,604,544 $109,914 $62,541 4.1% $68.50

555 West 57th Street 100.0 Apr 2027 186,882 11,023 11,023 0.7% 58.99

1515 Broadway 56.9 Mar 2028 9,106 2,274 1,294 0.1% 249.76

1,800,532 $123,211 $74,858 4.9% $68.43

UBS Americas, Inc. 11 Madison Avenue 60.0 May 2037 1,184,489 $81,081 $48,649 3.2% $68.45 A+

Sony Corporation 11 Madison Avenue 60.0 Jan 2031 578,791 $57,165 $34,299 2.2% $98.77 A+

Bloomberg L.P. 919 Third Avenue 51.0 Feb 2040 926,156 $64,124 $32,703 2.1% $69.24

McDermott Will & Schulte LLP One Vanderbilt Avenue 55.0 Dec 2042 169,586 $31,544 $17,349 1.1% $186.01

919 Third Avenue 51.0 Jun 2036 283,894 20,984 10,702 0.7% 73.91

420 Lexington Avenue 100.0 Oct 2026 10,043 642 642 — 63.93

463,523 $53,170 $28,693 1.8% $114.71

Societe Generale 245 Park Avenue 50.1 Oct 2032 520,831 $50,225 $25,163 1.6% $96.43 A

The City of New York 100 Church Street 100.0 Mar 2034 510,007 $22,955 $22,955 1.5% $45.01 Aa2

Metro-North Commuter Railroad Company 420 Lexington Avenue 100.0 Nov 2034 344,873 $22,098 $22,098 1.4% $64.07

420 Lexington Avenue 100.0 Jan 2027 7,537 454 454 — 60.20

352,410 $22,552 $22,552 1.4% $63.99 (5) A1

Nike Retail Services, Inc. 650 Fifth Avenue 50.0 Jan 2033 69,214 $43,839 $21,920 1.4% $633.39 A+

WME IMG, LLC 304 Park Avenue 100.0 Apr 2028 174,069 $14,225 $14,226 1.0% $81.73

11 Madison Avenue 60.0 Sep 2030 104,618 11,370 6,822 0.5% $108.68

278,687 $25,595 $21,048 1.5% $92.60

TD Bank US Holding Company One Vanderbilt Avenue 55.0 Jul 2041 193,159 $26,247 $14,436 0.9% $135.88 (5)

One Vanderbilt Avenue 55.0 Aug 2041 6,843 3,252 1,789 0.1% 475.20

125 Park Avenue 100.0 Oct 2030 26,536 1,962 1,962 0.1% 73.94

125 Park Avenue 100.0 Mar 2034 25,171 1,655 1,655 0.1% 65.77

251,709 $33,116 $19,842 1.2% $131.56 A+

Ares Management LLC 245 Park Avenue 50.1 Jun 2043 289,249 $35,578 $17,825 1.2% $123.00

245 Park Avenue 50.1 Dec 2028 36,316 3,741 1,874 0.1% $103.00

325,565 $39,319 $19,699 1.3% $120.77 A-

Franklin Templeton Companies LLC One Madison Avenue 25.5 May 2040 354,976 $48,970 $12,487 0.8% $137.95

280 Park Avenue 50.0 Nov 2031 128,993 14,138 7,069 0.5% $109.60

483,969 $63,108 $19,556 1.3% $130.40 A

Carlyle Investment Management LLC One Vanderbilt Avenue 55.0 Sep 2036 194,702 $34,794 $19,137 1.3% $178.70 (5) A-

Giorgio Armani Corporation 760 Madison Avenue 100.0 Oct 2038 22,648 $18,558 $18,558 1.2% $819.43

PJT Partners Holdings LP 280 Park Avenue 50.0 Jun 2041 281,388 $33,099 $16,549 1.1% $117.63

Hess Corp 1185 Avenue of the Americas 100.0 Dec 2027 167,169 $16,182 $16,182 1.1% $96.80 AA-

The Toronto Dominion Bank One Vanderbilt Avenue 55.0 Apr 2042 142,892 $21,366 $11,751 0.8% $149.53 (5)

125 Park Avenue 100.0 Apr 2042 52,450 3,877 3,877 0.3% $73.91

195,342 $25,243 $15,628 1.1% $129.22 A+

BMW of Manhattan, Inc. 555 West 57th Street 100.0 Jul 2032 226,556 $13,502 $13,502 0.9% $59.60 A

Stone Ridge Holdings One Vanderbilt Avenue 55.0 Dec 2037 97,652 $23,343 $12,839 0.8% $239.05

Total 8,931,340 844,181 504,332 33.0%

(1) Based on commenced leases.

(2) Expiration of current lease term and does not reflect extension options.

(3) SLG Share of Annualized Cash Rent includes Manhattan, Suburban, Retail, Residential, Development / Redevelopment and Alternative Strategy Portfolio properties.

(4) Corporate or bond rating from S&P, Fitch or Moody's.

(5) Tenant pays rent on a net basis. Rent PSF reflects gross rent equivalent.

Supplemental Information

First Quarter 2026

TENANT DIVERSIFICATION - MANHATTAN COMMERCIAL

Unaudited

Supplemental Information

First Quarter 2026

LEASING ACTIVITY - MANHATTAN OPERATING PROPERTIES

Available Space

Unaudited

Activity Building Address # of Leases Square Feet (1) Rentable SF Escalated

Rent/Rentable SF ($'s)(2)

Available Space at 12/31/25 2,402,166

Add: Acquired Vacancies 65 East 55th Street (Park Avenue Tower) 32,474

Space which became available during the Quarter (3):

Office

110 Greene Street 1 1,471 1,470 $90.50

220 East 42nd Street 1 2,020 2,727 67.25

245 Park Avenue 1 38,011 36,883 156.58

280 Park Avenue 1 8,599 9,298 113.59

420 Lexington Avenue 14 28,667 34,209 68.35

450 Park Avenue 1 31,164 31,164 128.52

485 Lexington Avenue 1 13,827 14,206 74.40

711 Third Avenue 1 4,975 5,443 78.88

800 Third Avenue 1 3,728 3,915 64.50

810 Seventh Avenue 4 29,628 30,625 68.30

1185 Avenue of the Americas 1 10,456 9,400 103.56

1350 Avenue of the Americas 1 12,403 13,065 78.77

Total/Weighted Average 28 184,949 192,405 $100.44

Retail

One Madison Avenue 1 14,826 13,535 $82.14

100 Church Street 1 2,500 2,570 125.77

800 Third Avenue 1 3,100 2,800 150.29

1185 Avenue of the Americas 1 7,000 7,141 113.04

Total/Weighted Average 4 27,426 26,046 $102.24

Total Space which became available during the Quarter

Office 28 184,949 192,405 $100.44

Retail 4 27,426 26,046 $102.24

Storage — — — $—

32 212,375 218,451 $100.65

Total Available Space 2,647,015

(1) Represents the rentable square footage at the time the property was acquired.

(2) Escalated cash rent includes base rent plus all additional amounts paid by the tenant in the form of real estate taxes, operating expenses, porters wage or a consumer price index (CPI) adjustment, excluding concessions.

(3) Includes expiring space, relocating tenants and move-outs where tenants vacated. Excludes lease expirations where tenants heldover.

Supplemental Information

First Quarter 2026

LEASING ACTIVITY - MANHATTAN OPERATING PROPERTIES

Commenced Leasing

Unaudited

Activity Building Address # of Leases Term (Yrs) Square Feet (1) Rentable SF New Cash Rent / Rentable SF(2) Prev. Escalated Rent/ Rentable SF(3) TI / Rentable SF Free Rent

# of Months

Available Space 2,647,015

Office

One Madison Avenue 1 10.9 92,663 92,663 $108.00 $— $150.00 15.0

10 East 53rd Street 1 7.5 4,940 5,407 87.50 90.12 74.00 3.4

11 Madison Avenue 1 11.6 80,802 82,390 105.50 102.93 145.00 17.0

100 Church Street 1 10.8 4,718 5,147 44.00 — 20.43 10.0

110 Greene Street 3 2.6 5,940 5,940 90.63 93.89 5.74 1.6

220 East 42nd Street 1 11.9 5,112 6,417 60.00 — 157.60 11.0

245 Park Avenue 2 14.0 77,160 76,061 158.49 151.68 172.51 18.5

280 Park Avenue 6 9.2 50,650 53,034 123.77 104.61 54.25 7.6

420 Lexington Avenue 17 5.1 29,603 40,443 66.76 65.65 63.77 4.0

450 Park Avenue 1 10.9 10,790 10,820 152.00 — 195.00 11.0

711 Third Avenue 1 3.0 19,166 20,862 66.00 65.75 — 9.0

800 Third Avenue 3 9.7 16,493 17,527 63.32 78.94 125.03 8.9

810 Seventh Avenue 4 9.8 23,991 24,482 65.93 65.51 89.87 5.4

885 Third Avenue 1 5.0 6,487 6,957 86.59 — 99.94 5.0

1185 Avenue of the Americas 3 15.1 37,330 40,492 61.18 — 138.90 7.2

Total/Weighted Average 46 10.5 465,845 488,642 $103.28 $101.67 $120.32 11.9

Retail

245 Park Avenue 2 19.9 10,882 11,317 $115.30 $— $579.66 15.1

800 Third Avenue 1 5.0 3,100 2,800 142.86 150.29 — —

1185 Avenue of the Americas 1 1.0 7,000 7,141 50.41 113.04 — —

Total/Weighted Average 4 11.6 20,982 21,258 $97.13 $123.53 $308.59 8.1

Storage

420 Lexington Avenue 1 12.5 392 466 $30.00 $— $— 3.0

800 Third Avenue 1 2.8 200 261 35.00 — — —

Total/Weighted Average 2 9.0 592 727 $31.80 $— $— 1.9

Leased Space

Office (4) 46 10.5 465,845 488,642 $103.28 $101.67 $120.32 11.9

Retail 4 11.6 20,982 21,258 $97.13 $123.53 $308.59 8.1

Storage 2 9.0 592 727 $31.80 $— $— 1.9

Total 52 10.6 487,419 510,627 $102.92 $102.66 $127.99 11.8

Total Available Space as of 3/31/26 2,159,596

Early Renewals

Office

420 Lexington Avenue 2 5.2 6,563 10,720 $69.19 $71.05 $33.58 1.9

450 Park Avenue 1 5.4 21,447 21,640 152.00 118.48 30.00 5.0

711 Third Avenue 1 9.9 14,600 19,025 68.96 68.96 50.00 —

Total/Weighted Average 4 7.0 42,610 51,385 $103.98 $90.25 $38.15 2.5

Retail

304 Park Avenue South 1 15.0 9,848 9,848 $73.61 $68.01 $— 3

Total/Weighted Average 1 15.0 9,848 9,848 $73.61 $68.01 $— 3.0

Renewals

Early Renewals Office 4 7.0 42,610 51,385 $103.98 $90.25 $38.15 2.5

Early Renewals Retail 1 15.0 9,848 9,848 $73.61 $68.01 $— 3

Total 5 8.3 52,458 61,233 $99.09 $86.68 $32.02 2.6

(1) Represents the rentable square footage at the time the property was acquired.

(2) Annual initial base rent.

(3) Escalated cash rent includes base rent plus all additional amounts paid by the tenant in the form of real estate taxes, operating expenses, porters wage or a consumer price index (CPI) adjustment, excluding concessions.

(4) Average starting office rent excluding new tenants replacing vacancies is $104.92/rsf for 211,307 rentable SF. Average starting office rent for office space (leased and early renewals, excluding new tenants replacing vacancies) is $104.74/rsf for 262,692 rentable SF.

Supplemental Information

First Quarter 2026

LEASE EXPIRATIONS - MANHATTAN OPERATING PROPERTIES

Office, Retail and Storage Leases

Unaudited

Year of Lease Expiration Number of Expiring Leases (1) Rentable Square Footage of Expiring Leases SLG Share

Rentable Square Footage of Expiring Leases Percentage of Total

Sq. Ft. Annualized Contractual Cash Rent of Expiring Leases SLG Share

Annualized Contractual Cash Rent of Expiring Leases Annualized Contractual Cash Rent Per Square Foot of Expiring Leases $/psf (2)

Wholly-Owned and Consolidated JV Properties

1st Quarter 2026 (3) 9 40,546 40,546 0.4 % $3,262,855 $3,262,855 $80.47

2nd Quarter 2026 19 125,016 125,016 1.4 % 9,712,483 9,712,483 77.69

3rd Quarter 2026 17 145,279 145,279 1.6 % 6,438,396 6,438,396 44.32

4th Quarter 2026 26 370,347 370,347 4.1 % 26,634,001 26,634,001 71.92

Total 2026 71 681,188 681,188 7.5 % $46,047,735 $46,047,735 $67.60

2027 83 898,352 898,352 9.9 % $68,007,362 $68,007,362 $75.70

2028 77 704,237 704,237 7.8 % 54,986,806 54,986,806 78.08

2029 77 652,829 652,829 7.2 % 49,577,708 49,577,708 75.94

2030 67 1,039,896 1,039,896 11.5 % 77,349,324 77,349,324 74.38

2031 49 409,456 409,456 4.5 % 34,937,199 34,937,199 85.33

2032 33 832,969 832,969 9.2 % 55,447,611 55,447,611 66.57

2033 34 515,479 515,479 5.7 % 45,129,206 45,129,206 87.55

2034 39 1,418,867 1,418,867 15.7 % 90,519,611 90,519,611 63.80

2035 20 524,041 524,041 6.0 % 44,851,241 44,851,241 85.59

Thereafter 79 1,353,185 1,353,185 15.0 % 96,665,443 96,665,442 71.44

Grand Total 629 9,030,499 9,030,499 100.0 % $663,519,246 $663,519,245 $73.48

Unconsolidated JV Properties

1st Quarter 2026 (3) 2 36,811 18,476 0.3 % $2,732,052 $1,369,326 $74.22

2nd Quarter 2026 3 19,709 9,898 0.1 % 1,864,022 935,413 94.58

3rd Quarter 2026 3 21,351 11,077 0.2 % 3,258,057 1,728,395 152.60

4th Quarter 2026 7 71,121 35,836 0.5 % 6,944,216 3,495,094 97.64

Total 2026 15 148,992 75,287 1.1 % $14,798,347 $7,528,228 $99.32

2027 19 228,802 105,564 1.7 % $32,268,708 $15,525,627 $141.03

2028 24 265,713 131,808 2.0 % 36,377,019 18,368,649 136.90

2029 13 126,372 61,122 0.9 % 14,956,247 6,954,891 118.35

2030 15 262,781 139,499 2.0 % 35,344,982 18,903,138 134.50

2031 24 2,708,326 1,517,750 20.2 % 213,173,907 118,931,173 78.71

2032 14 1,012,994 509,831 7.5 % 93,263,152 46,763,453 92.07

2033 11 267,630 137,287 2.0 % 29,049,160 15,129,267 108.54

2034 7 410,560 201,596 3.0 % 41,691,627 20,548,083 101.55

2035 7 370,189 162,145 2.8 % 39,596,597 15,699,203 106.96

Thereafter 92 7,634,438 3,781,308 56.8 % 794,264,197 389,202,830 104.04

Grand Total 241 13,436,797 6,823,197 100.0 % $1,344,783,943 $673,554,542 $100.08

(1) Tenants may have multiple leases.

(2) Represents in place annualized contractual cash rent allocated by year of expiration.

(3) Includes month to month holdover tenants that expired prior to March 31, 2026.

Supplemental Information

First Quarter 2026

LEASE EXPIRATIONS

Retail Leases Within Operating, Development / Redevelopment and Alternative Strategy Portfolio Properties

Wholly-Owned and Consolidated JV's

Unaudited

Year of Lease Expiration Number of Expiring Leases (1) Rentable Square Footage of Expiring Leases SLG Share

Rentable Square Footage of Expiring Leases Percentage of Total

Sq. Ft. Annualized Contractual Cash Rent of Expiring Leases SLG Share

Annualized Contractual Cash Rent of Expiring Leases Annualized Contractual Cash Rent Per Square Foot of Expiring Leases $/psf (2)

High Street Retail

2026 (3) — — — — % $— $— $—

2027 — — — — % — — —

2028 — — — — % — — —

2029 2 2,238 2,238 1.2 % 558,108 558,108 249.38

2030 1 2,418 2,418 1.3 % 594,141 594,141 245.72

2031 — — — — % — — —

2032 1 1,445 1,445 0.8 % 258,757 258,757 179.07

2033 1 2,900 2,900 1.7 % 424,456 424,456 146.36

2034 — — — — % — — —

2035 — — — — % — — —

Thereafter 5 170,792 170,792 95.0 % 28,442,078 28,442,078 166.53

10 179,793 179,793 100.0 % $30,277,540 $30,277,540 $168.40

Vacancy (4) 48,529

Grand Total 228,322

Other Retail

2026 (3) 2 2,681 2,681 0.5 % $94,058 $94,058 $35.08

2027 3 21,199 21,199 4.2 % 3,766,323 3,766,323 177.67

2028 5 16,034 16,034 3.2 % 3,140,558 3,140,558 195.87

2029 4 27,702 27,702 5.5 % 2,616,429 2,616,429 94.45

2030 3 35,231 35,231 7.0 % 5,210,533 5,210,533 147.90

2031 7 19,252 19,252 3.8 % 3,060,618 3,060,618 158.98

2032 7 23,127 23,127 4.6 % 3,515,933 3,515,933 152.03

2033 7 98,105 98,105 19.6 % 9,453,130 9,453,130 96.36

2034 11 61,926 61,926 12.3 % 4,536,387 4,536,387 73.25

2035 2 8,832 8,832 1.8 % 1,024,535 1,024,535 116.00

Thereafter 23 187,696 187,696 37.5 % 18,535,135 18,535,135 98.75

74 501,785 501,785 100.0 % $54,953,639 $54,953,639 $109.52

Vacancy (4) 42,441

Grand Total 544,226

(1) Tenants may have multiple leases.

(2) Represents in place annualized contractual cash rent allocated by year of expiration.

(3) Includes month to month holdover tenants that expired prior to March 31, 2026.

(4) Includes square footage of leases signed but not yet commenced.

Supplemental Information

First Quarter 2026

LEASE EXPIRATIONS

Retail Leases Within Operating, Development / Redevelopment and Alternative Strategy Portfolio Properties

Unconsolidated JV's

Unaudited

Year of Lease Expiration Number of Expiring Leases (1) Rentable Square Footage of Expiring Leases SLG Share

Rentable Square Footage of Expiring Leases Percentage of Total

Sq. Ft. Annualized Contractual Cash Rent of Expiring Leases SLG Share

Annualized Contractual Cash Rent of Expiring Leases Annualized Contractual Cash Rent Per Square Foot of Expiring Leases $/psf (2)

High Street Retail

2026 (3) — — — — % $— $— $—

2027 — — — — % — — —

2028 — — — — % — — —

2029 — — — — % — — —

2030 — — — — % — — —

2031 — — — — % — — —

2032 — — — — % — — —

2033 — — — — % — — —

2034 — — — — % — — —

2035 1 12,520 6,260 100.0 % 4,200,000 2,100,000 335.46

Thereafter — — — — % — — —

1 12,520 6,260 100.0 % $4,200,000 $2,100,000 $335.46

Vacancy (4) —

Grand Total 12,520

Other Retail

2026 (3) — — — — % $— $— $—

2027 3 19,225 10,237 3.8 % 11,859,294 6,692,932 616.87

2028 4 29,892 16,169 5.9 % 6,891,357 3,839,403 230.54

2029 2 28,316 14,785 5.6 % 4,175,735 1,861,661 147.47

2030 2 11,970 6,811 2.4 % 7,297,361 4,152,199 609.64

2031 5 47,335 24,141 9.3 % 4,282,918 2,243,443 90.48

2032 2 18,864 9,499 3.7 % 1,360,854 686,709 72.14

2033 2 4,721 2,412 0.9 % 590,005 301,218 124.97

2034 — — — — % — — —

2035 3 8,147 3,131 1.6 % 789,408 285,964 96.90

Thereafter 23 337,847 159,464 66.8 % 20,050,324 9,568,230 59.35

46 506,317 246,649 100.0 % $57,297,256 $29,631,759 $113.16

Vacancy (4) 26,276

Grand Total 532,593

Alternative Strategy Portfolio

2026 (3) 3 17,645 6,326 13.3 % $7,064,172 $2,994,812 $400.35

2027 2 3,186 798 2.4 % 548,087 137,295 172.03

2028 1 1,819 456 1.4 % 221,150 55,398 121.58

2029 1 595 149 0.4 % 112,357 28,145 188.83

2030 — — — — % — — —

2031 1 1,830 458 1.4 % 197,188 49,395 107.75

2032 1 21,706 20,621 16.3 % 7,537,545 7,160,667 347.26

2033 1 69,214 34,607 52.0 % 43,839,396 21,919,698 633.39

2034 1 16,343 15,526 12.3 % 7,057,884 6,704,990 431.86

2035 — — — — % — — —

Thereafter 1 647 162 0.5 % 87,480 21,914 135.21

12 132,985 79,103 100.0 % $66,665,259 $39,072,314 $501.30

Vacancy (4) 57,455

Grand Total 190,440

(1) Tenants may have multiple leases.

(2) Represents in place annualized contractual cash rent allocated by year of expiration.

(3) Includes month to month holdover tenants that expired prior to March 31, 2026.

(4) Includes square footage of leases signed but not yet commenced.

Supplemental Information

First Quarter 2026

SUMMARY OF REAL ESTATE ACQUISITION ACTIVITY

Manhattan Office

Unaudited

(Dollars in Thousands)

Gross Asset Occupancy (%)

Property Submarket Interest Acquired Type of Ownership Net Rentable SF Valuation ($'s) at acquisition 3/31/2026

2001 - 2025 Acquisitions

Jun-01 317 Madison Avenue Grand Central 100.0% Fee Interest 450,000 $ 105,600 95.0 N/A

Sep-01 1250 Broadway Penn Station 49.9 Fee Interest 670,000 126,500 97.7 N/A

May-02 1515 Broadway Times Square 55.0 Fee Interest 1,750,000 483,500 98.0 99.7

Feb-03 220 East 42nd Street Grand Central 100.0 Fee Interest 1,135,000 265,000 91.9 93.8

Mar-03 125 Broad Street Downtown 100.0 Fee Interest 525,000 92,000 100.0 N/A

Oct-03 461 Fifth Avenue Midtown 100.0 Leasehold Interest 200,000 60,900 93.9 85.0

Dec-03 1221 Avenue of the Americas Rockefeller Center 45.0 Fee Interest 2,550,000 1,000,000 98.8 N/A

Mar-04 19 West 44th Street Midtown 35.0 Fee Interest 292,000 67,000 86.0 N/A

Jul-04 750 Third Avenue Grand Central 100.0 Fee Interest 779,000 255,000 100.0 3.5

Jul-04 485 Lexington Avenue Grand Central 30.0 Fee Interest 921,000 225,000 100.0 76.3

Oct-04 625 Madison Avenue Plaza District 100.0 Leasehold Interest 563,000 231,500 68.0 N/A

Feb-05 28 West 44th Street Midtown 100.0 Fee Interest 359,000 105,000 87.0 N/A

Apr-05 1 Madison Avenue Park Avenue South 55.0 Fee Interest 1,177,000 803,000 96.0 N/A

Apr-05 5 Madison Avenue Clock Tower Park Avenue South 100.0 Fee Interest 267,000 115,000 N/A N/A

Jun-05 19 West 44th Street Midtown 65.0 Fee Interest — 91,200 92.2 N/A

Mar-06 521 Fifth Avenue Midtown 100.0 Leasehold Interest 460,000 210,000 97.0 N/A

Jun-06 609 Fifth Avenue Midtown 100.0 Fee Interest 160,000 182,000 98.5 N/A

Dec-06 485 Lexington Avenue Grand Central 70.0 Fee Interest — 578,000 90.5 76.3

Dec-06 800 Third Avenue Grand Central North 43.0 Fee Interest 526,000 285,000 96.9 86.7

Jan-07 Reckson - NYC Portfolio Various 100.0 Fee Interests / Leasehold Interest 5,612,000 3,679,530 98.3 85.3

Apr-07 331 Madison Avenue Grand Central 100.0 Fee Interest 114,900 73,000 97.6 N/A

Apr-07 1745 Broadway Midtown 32.3 Leasehold Interest 674,000 520,000 100.0 N/A

Jun-07 333 West 34th Street Penn Station 100.0 Fee Interest 345,400 183,000 100.0 N/A

Aug-07 1 Madison Avenue Park Avenue South 45.0 Fee Interest 1,177,000 1,000,000 99.8 N/A

Dec-07 388 & 390 Greenwich Street Downtown 50.6 Fee Interest 2,635,000 1,575,000 100.0 N/A

Jan-10 100 Church Street Downtown 100.0 Fee Interest 1,047,500 181,600 41.3 93.3

May-10 600 Lexington Avenue Grand Central North 55.0 Fee Interest 303,515 193,000 93.6 N/A

Aug-10 125 Park Avenue Grand Central 100.0 Fee Interest 604,245 330,000 99.1 98.0

Jan-11 521 Fifth Avenue Midtown 49.9 Leasehold Interest 460,000 245,700 80.7 N/A

Apr-11 1515 Broadway Times Square 45.0 Fee Interest 1,750,000 1,210,000 98.5 99.7

May-11 110 East 42nd Street Grand Central 100.0 Fee Interest 205,000 85,570 72.6 N/A

May-11 280 Park Avenue Park Avenue 49.5 Fee Interest 1,219,158 1,110,000 78.2 94.0

Nov-11 180 Maiden Lane Financial East 49.9 Fee Interest 1,090,000 425,680 97.7 N/A

Nov-11 51 East 42nd Street Grand Central 100.0 Fee Interest 142,000 80,000 95.5 N/A

Feb-12 10 East 53rd Street Plaza District 55.0 Fee Interest 354,300 252,500 91.9 95.5

Jun-12 304 Park Avenue South Midtown South 100.0 Fee Interest 215,000 135,000 95.8 91.9

Sep-12 641 Sixth Avenue Midtown South 100.0 Fee Interest 163,000 90,000 92.1 N/A

Dec-12 315 West 36th Street Times Square South 35.5 Fee Interest 147,619 46,000 99.2 N/A

May-14 388 & 390 Greenwich Street Downtown 49.4 Fee Interest 2,635,000 1,585,000 100.0 N/A

Jul-15 110 Greene Street Soho 90.0 Fee Interest 223,600 255,000 84.0 94.7

Aug-15 30 East 40th Street Grand Central South 60.0 Leasehold Interest 69,446 4,650 100.0 N/A

Aug-15 11 Madison Avenue Park Avenue South 100.0 Fee Interest 2,314,000 2,285,000 71.6 96.5

Dec-15 600 Lexington Avenue Grand Central North 45.0 Fee Interest 303,515 284,000 95.5 N/A

Oct-17 Worldwide Plaza Westside 24.4 Fee Interest 2,048,725 1,725,000 100.0 61.9

May-18 2 Herald Square Herald Square 100.0 Leasehold Interest 369,000 266,000 81.6 34.3

May-19 110 Greene Street Soho 10.0 Fee Interest 223,600 256,500 93.3 94.7

Jul-20 885 Third Avenue Midtown / Plaza District 100.0 Fee / Leasehold Interest 625,300 387,932 94.8 84.5

Oct-20 590 Fifth Avenue Midtown 100.0 Fee Interest 103,300 107,200 90.0 N/A

Jun-22 450 Park Avenue Park Avenue 25.1 Fee Interest 337,000 445,000 79.8 84.6

Sep-22 245 Park Avenue Park Avenue 100.0 Fee Interest 1,782,793 1,960,000 91.8 97.7

Dec-24 10 East 53rd Street Plaza District 45.0 Fee Interest 354,300 236,000 97.6 95.5

Jan-25 500 Park Avenue Park Avenue 100.0 Fee Interest 201,411 130,000 94.5 90.7

Apr-25 100 Park Avenue Grand Central South 49.9 Fee Interest 834,000 360,000 93.1 96.8

Oct-25 800 Third Avenue Grand Central North 39.5 Fee Interest 526,000 205,000 83.8 86.7

43,994,627 $ 27,189,062

Supplemental Information

First Quarter 2026

SUMMARY OF REAL ESTATE ACQUISITION ACTIVITY

Manhattan Office

Unaudited

(Dollars in Thousands)

2026 Acquisitions

Jan-26 65 East 55th Street (Park Avenue Tower) Park Avenue 95.0 Fee Interest 622,000 730,000 94.8 94.8

622,000 $ 730,000

Supplemental Information

First Quarter 2026

SUMMARY OF REAL ESTATE DISPOSITION ACTIVITY

Manhattan Office

Unaudited

(Dollars in Thousands)

Gross Asset Valuation

Property Submarket Interest Sold Type of Ownership Net Rentable SF ($'s) ($'s/SF)

2001 - 2026 Dispositions

Jan-01 633 Third Ave Grand Central North 100.0% Fee Interest 40,623 $ 13,250 $ 326

May-01 1 Park Ave Grand Central South 45.0 Fee Interest 913,000 233,900 256

Jun-01 1412 Broadway Times Square South 100.0 Fee Interest 389,000 90,700 233

Jul-01 110 East 42nd Street Grand Central 100.0 Fee Interest 69,700 14,500 208

Sep-01 1250 Broadway Penn Station 45.0 Fee Interest 670,000 126,500 189

Jun-02 469 Seventh Avenue Penn Station 100.0 Fee Interest 253,000 53,100 210

Mar-03 50 West 23rd Street Chelsea 100.0 Fee Interest 333,000 66,000 198

Jul-03 1370 Broadway Times Square South 100.0 Fee Interest 255,000 58,500 229

Dec-03 321 West 44th Street Times Square 100.0 Fee Interest 203,000 35,000 172

May-04 1 Park Avenue Grand Central South 75.0 Fee Interest 913,000 318,500 349

Oct-04 17 Battery Place North Financial 100.0 Fee Interest 419,000 70,000 167

Nov-04 1466 Broadway Times Square 100.0 Fee Interest 289,000 160,000 554

Apr-05 1414 Avenue of the Americas Plaza District 100.0 Fee Interest 111,000 60,500 545

Aug-05 180 Madison Avenue Grand Central 100.0 Fee Interest 265,000 92,700 350

Jul-06 286 & 290 Madison Avenue Grand Central 100.0 Fee Interest 149,000 63,000 423

Aug-06 1140 Avenue of the Americas Rockefeller Center 100.0 Leasehold Interest 191,000 97,500 510

Dec-06 521 Fifth Avenue Grand Central 50.0 Leasehold Interest 460,000 240,000 522

Mar-07 1 Park Avenue Grand Central South 100.0 Fee Interest 913,000 550,000 602

Mar-07 70 West 36th Street Garment 100.0 Fee Interest 151,000 61,500 407

Jun-07 110 East 42nd Street Grand Central North 100.0 Fee Interest 181,000 111,500 616

Jun-07 125 Broad Street Downtown 100.0 Fee Interest 525,000 273,000 520

Jun-07 5 Madison Clock Tower Park Avenue South 100.0 Fee Interest 267,000 200,000 749

Jul-07 292 Madison Avenue Grand Central South 100.0 Fee Interest 187,000 140,000 749

Jul-07 1372 Broadway Penn Station/Garment 85.0 Fee Interest 508,000 335,000 659

Nov-07 470 Park Avenue South Park Avenue South/Flatiron 100.0 Fee Interest 260,000 157,000 604

Jan-08 440 Ninth Avenue Penn Station 100.0 Fee Interest 339,000 160,000 472

May-08 1250 Broadway Penn Station 100.0 Fee Interest 670,000 310,000 463

Oct-08 1372 Broadway Penn Station/Garment 15.0 Fee Interest 508,000 274,000 539

May-10 1221 Avenue of the Americas Rockefeller Center 45.0 Fee Interest 2,550,000 1,280,000 502

Sep-10 19 West 44th Street Midtown 100.0 Fee Interest 292,000 123,150 422

May-11 28 West 44th Street Midtown 100.0 Fee Interest 359,000 161,000 448

Aug-13 333 West 34th Street Penn Station 100.0 Fee Interest 345,400 220,250 638

May-14 673 First Avenue Grand Central South 100.0 Leasehold Interest 422,000 145,000 344

Sep-15 120 West 45th Street Midtown 100.0 Fee Interest 440,000 365,000 830

Sep-15 315 West 36th Street Times Square South 100.0 Fee Interest 148,000 115,000 777

Jun-16 388 & 390 Greenwich Street Downtown 100.0 Fee Interest 2,635,000 2,000,000 759

Aug-16 11 Madison Avenue Park Avenue South 40.0 Fee Interest 2,314,000 2,600,000 1,124

Nov-17 1515 Broadway Times Square 30.0 Fee Interest 1,750,000 1,950,000 1,114

Jan-18 600 Lexington Avenue Grand Central North 100.0 Fee Interest 303,515 305,000 1,005

Feb-18 1515 Broadway Times Square 13.0 Fee Interest 1,750,000 1,950,000 1,114

May-18 1745 Broadway Midtown 56.9 Leasehold Interest 674,000 633,000 939

Nov-18 3 Columbus Circle Columbus Circle 48.9 Fee Interest 530,981 851,000 1,603

Nov-18 2 Herald Square Herald Square 49.0 Leasehold Interest 369,000 265,000 718

May-19 521 Fifth Avenue Grand Central 50.5 Fee Interest 460,000 381,000 828

Dec-20 30 East 40th Street Grand Central South 60.0 Leasehold Interest 69,446 5,200 75

Mar-21 55 West 46th Street - Tower 46 Midtown 25.0 Fee Interest 347,000 275,000 793

Jun-21 635 - 641 Sixth Avenue Midtown South 100.0 Fee Interest 267,000 325,000 1,217

Jul-21 220 East 42nd Street Grand Central 49.0 Fee Interest 1,135,000 783,500 690

Oct-21 590 Fifth Avenue Midtown 100.0 Fee Interest 103,300 103,000 997

Dec-21 110 East 42nd Street Grand Central 100.0 Fee Interest 215,400 117,075 544

Jun-23 245 Park Avenue Park Avenue 49.9 Fee Interest 1,782,793 1,995,000 1,119

Nov-24 One Vanderbilt Avenue Grand Central 11.0 Fee Interest 1,657,198 4,700,000 2,836

Sep-25 One Vanderbilt Avenue Grand Central 5.0 Fee Interest 1,657,198 4,700,000 2,836

Dec-25 100 Park Avenue Grand Central South 49.0 Fee Interest 834,000 425,000 1

33,843,554 $ 31,138,825 $ 2,836

Supplemental Information

First Quarter 2026

SUMMARY OF REAL ESTATE ACQUISITION ACTIVITY

Retail, Residential, Development / Redevelopment and Land

Unaudited

(Dollars in Thousands)

Interest Gross Asset Occupancy (%)

Property Type of Property Submarket Acquired Type of Ownership Net Rentable SF Valuation ($'s) at acquisition 3/31/2026

2005 - 2025 Acquisitions

Jul-05 1551-1555 Broadway Retail Times Square 10.0% Fee Interest 25,600 $ 85,000 N/A N/A

Jul-05 21 West 34th Street Retail Herald Square 50.0 Fee Interest 30,100 17,500 N/A N/A

Sep-05 141 Fifth Avenue Retail Flatiron 50.0 Fee Interest 21,500 13,250 N/A N/A

Nov-05 1604 Broadway Retail Times Square 63.0 Leasehold Interest 29,876 4,400 17.2 N/A

Dec-05 379 West Broadway Retail Cast Iron/Soho 45.0 Leasehold Interest 62,006 19,750 100.0 N/A

Jan-06 25-29 West 34th Street Retail Herald Square/Penn Station 50.0 Fee Interest 41,000 30,000 55.8 N/A

Sep-06 717 Fifth Avenue Retail Midtown/Plaza District 32.8 Fee Interest 119,550 251,900 63.1 N/A

Aug-07 180 Broadway Development Lower Manhattan 50.0 Fee Interest 24,300 13,600 85.2 N/A

Apr-07 Two Herald Square Land Herald Square 55.0 Fee Interest N/A 225,000 N/A N/A

Jul-07 885 Third Avenue Land Midtown / Plaza District 55.0 Fee Interest N/A 317,000 N/A N/A

Feb-08 182 Broadway Development Lower Manhattan 50.0 Fee Interest 46,280 30,000 83.8 N/A

Nov-10 Williamsburg Terrace Retail Brooklyn, New York 100.0 Fee Interest 52,000 18,000 100.0 N/A

Dec-10 11 West 34th Street Retail Herald Square/Penn Station 30.0 Fee Interest 17,150 10,800 100.0 100.0

Dec-10 Two Herald Square Land Herald Square 45.0 Fee Interest 354,400 247,500 N/A N/A

Dec-10 885 Third Avenue Land Midtown / Plaza District 45.0 Fee Interest 607,000 352,000 N/A N/A

Dec-10 292 Madison Avenue Land Grand Central South 100.0 Fee Interest 203,800 78,300 N/A N/A

Jan-11 3 Columbus Circle Redevelopment Columbus Circle 48.9 Fee Interest 741,500 500,000 20.1 N/A

Aug-11 1552-1560 Broadway Retail Times Square 50.0 Fee Interest 35,897 136,550 59.7 N/A

Sep-11 747 Madison Avenue Retail Plaza District 33.3 Fee Interest 10,000 66,250 100.0 N/A

Jan-12 DFR Residential and Retail Portfolio Residential Plaza District, Upper East Side 80.0 Fee Interests / Leasehold Interest 489,882 193,000 95.1 N/A

Jan-12 724 Fifth Avenue Retail Plaza District 50.0 Fee Interest 65,010 223,000 92.9 N/A

Jul-12 West Coast Office Portfolio West Coast 27.6 Fee Interest 4,473,603 880,104 76.3 N/A

Aug-12 33 Beekman Street Development Downtown 45.9 Fee Interest 163,500 31,160 — N/A

Sep-12 635 Sixth Avenue Redevelopment Midtown South 100.0 Fee Interest 104,000 83,000 — N/A

Oct-12 1080 Amsterdam Redevelopment Upper West Side 87.5 Leasehold Interest 82,250 — 2.2 N/A

Dec-12 21 East 66th Street Retail Plaza District 32.3 Fee Interest 16,736 75,000 100.0 N/A

Dec-12 985-987 Third Avenue Redevelopment Upper East Side 100.0 Fee Interest 13,678 18,000 — N/A

Dec-12 131-137 Spring Street Retail Soho 100.0 Fee Interest 68,342 122,300 100.0 N/A

Mar-13 248-252 Bedford Avenue Residential Brooklyn, New York 90.0 Fee Interest 66,611 54,900 — N/A

Nov-13 650 Fifth Avenue Retail Plaza District 50.0 Leasehold Interest 32,324 — 63.6 100.0

Nov-13 315 West 33rd Street - The Olivia Retail / Residential Penn Station 100.0 Fee Interest 492,987 386,775 96.6 N/A

Nov-13 562, 570 & 574 Fifth Avenue Redevelopment Plaza District 100.0 Fee Interest 66,962 146,222 74.6 N/A

Jul-14 719 Seventh Avenue Retail Times Square 75.0 Fee Interest 6,000 41,149 100.0 N/A

Jul-14 115 Spring Street Retail Soho 100.0 Fee Interest 5,218 52,000 100.0 100.0

Jul-14 752-760 Madison Avenue Retail Plaza District 100.0 Fee Interest 21,124 282,415 100.0 N/A

Sep-14 121 Greene Street Retail Soho 50.0 Fee Interest 7,131 27,400 100.0 N/A

Sep-14 635 Madison Avenue Land Plaza District 100.0 Fee Interest 176,530 145,000 N/A N/A

Oct-14 102 Greene Street Retail Soho 100.0 Fee Interest 9,200 32,250 100.0 N/A

Oct-14 175-225 Third Street Redevelopment Brooklyn, New York 95.0 Fee Interest — 72,500 — N/A

Nov-14 55 West 46th Street - Tower 46 Redevelopment Midtown 100.0 Fee Interest 347,000 295,000 — N/A

Feb-15 Stonehenge Portfolio Residential Various Various Fee Interest 2,589,184 40,000 96.5 N/A

Mar-15 1640 Flatbush Avenue Redevelopment Brooklyn, New York 100.0 Fee Interest 1,000 6,799 100.0 N/A

Jun-15 Upper East Side Residential Residential Upper East Side Residential 90.0 Fee Interest 27,000 50,074 96.4 N/A

Aug-15 187 Broadway & 5-7 Dey Street Retail Lower Manhattan 100.0 Fee Interest 73,600 63,690 90.5 N/A

Mar-16 183 Broadway Retail Lower Manhattan 100.0 Fee Interest 9,100 28,500 58.3 N/A

Apr-16 605 West 42nd Street - Sky Residential Midtown West 20.0 Fee Interest 927,358 759,046 — N/A

Jul-18 1231 Third Avenue Residential Upper East Side 100.0 Fee Interest 38,992 55,355 100.0 N/A

Oct-18 133 Greene Street Retail Soho 100.0 Fee Interest 6,425 30,999 100.0 N/A

Dec-18 712 Madison Avenue Retail Plaza District 100.0 Fee Interest 6,600 57,996 100.0 N/A

Apr-19 106 Spring Street Redevelopment Soho 100.0 Fee Interest 5,928 80,150 — N/A

May-19 410 Tenth Avenue Redevelopment Hudson Yards 70.9 Fee Interest 638,000 440,000 76.3 N/A

Jan-20 762 Madison Avenue Redevelopment Plaza District 10.0 Fee Interest 6,109 29,250 55.1 N/A

Jan-20 707 Eleventh Avenue Redevelopment Midtown West 100.0 Fee Interest 159,720 90,000 54.3 N/A

Jan-20 126 Nassau Street Development Lower Manhattan 100.0 Leasehold Interest 98,412 — 87.3 0.0

Oct-20 85 Fifth Avenue Retail Midtown South 36.3 Fee Interest 12,946 59,000 100.0 N/A

Sep-21 1591-1597 Broadway Land Times Square 100.0 Fee Interest 7,684 121,000 N/A N/A

Sep-21 690 Madison Avenue Retail Plaza District 100.0 Fee Interest 7,848 72,221 100.0 100.0

Sep-22 5 Times Square Redevelopment Times Square 31.6 Leasehold Interest 1,127,931 1,096,714 22.5 N/A

Sep-23 625 Madison Avenue Land Plaza District 90.4 Fee Interest 563,000 620,245 N/A N/A

Jan-24 2 Herald Square Redevelopment Herald Square 44.0 Leasehold Interest 369,000 120,000 43.9 34.3

Mar-24 719 Seventh Avenue Retail Times Square 25.0 Fee Interest 10,040 76,500 0.0 N/A

Oct-25 346 Madison Avenue Development Grand Central 100.0 Fee Interest 275,138 160,000 40.4 41.1

16,091,062 $ 9,635,514

2026 Acquisitions

Mar-26 610 Park Avenue Retail Plaza District 100.0 Fee Interest 17,765 $ 18,500 100.0 100.0

17,765 $ 18,500

Supplemental Information

First Quarter 2026

SUMMARY OF REAL ESTATE DISPOSITION ACTIVITY

Retail, Residential, Development / Redevelopment, Land and Alternative Strategy Portfolio

Unaudited

(Dollars in Thousands)

Interest Gross Asset Valuation

Property Type of Property Submarket Sold Type of Ownership Net Rentable SF ($'s) ($'s/SF)

2011 - 2025 Dispositions

Sep-11 1551-1555 Broadway Retail Times Square 10.0% Fee Interest 25,600 $ 276,757 $ 10,811

Feb-12 141 Fifth Avenue Retail Flatiron 100.0 Fee Interest 13,000 46,000 3,538

Feb-12 292 Madison Avenue Land Grand Central South 100.0 Fee Interest 203,800 85,000 417

Apr-12 379 West Broadway Retail Cast Iron/Soho 100.0 Leasehold Interest 62,006 48,500 782

Jun-12 717 Fifth Avenue Retail Midtown/Plaza District 50.0 Fee Interest 119,550 617,584 5,166

Sep-12 3 Columbus Circle Redevelopment Columbus Circle 29.0 Fee Interest 214,372 143,600 670

Feb-13 44 West 55th Street Retail Plaza District 100.0 Fee Interest 8,557 6,250 730

Jun-13 West Coast Office Portfolio West Coast Los Angeles, California 100.0 Fee Interest 406,740 111,925 275

Aug-13 West Coast Office Portfolio West Coast Fountain Valley, California 100.0 Fee Interest 302,037 66,994 222

Sep-13 West Coast Office Portfolio West Coast San Diego, California 100.0 Fee Interest 110,511 45,400 411

Dec-13 27-29 West 34th Street Retail Herald Square/Penn Station 100.0 Fee Interest 15,600 70,052 4,491

Jan-14 21-25 West 34th Street Retail Herald Square/Penn Station 100.0 Fee Interest 30,100 114,948 3,819

Mar-14 West Coast Office Portfolio West Coast 100.0 Fee Interest 3,654,315 756,000 207

May-14 747 Madison Avenue Retail Plaza District 100.0 Fee Interest 10,000 160,000 16,000

Jul-14 985-987 Third Avenue Redevelopment Upper East Side 100.0 Fee Interest 13,678 68,700 5,023

Sep-14 180-182 Broadway Redevelopment Lower Manhattan 100.0 Fee Interest 156,086 222,500 1,425

Nov-14 2 Herald Square Land Herald Square/Penn Station 100.0 Fee Interest 354,400 365,000 1,030

Nov-14 55 West 46th Street - Tower 46 Redevelopment Midtown 75.0 Fee Interest 347,000 295,000 850

Jan-15 180 Maiden Lane Redevelopment Financial East 100.0 Fee Interest 1,090,000 470,000 431

Aug-15 131-137 Spring Street Retail Soho 80.0 Fee Interest 68,342 277,750 4,064

Dec-15 570 & 574 Fifth Avenue Redevelopment Plaza District 100.0 Fee Interest 24,327 125,400 5,155

Feb-16 248-252 Bedford Avenue Residential Brooklyn, New York 90.0 Fee Interest 66,611 55,000 826

Feb-16 885 Third Avenue Land Midtown / Plaza District 100.0 Fee Interest 607,000 453,000 746

May-16 33 Beekman Street Redevelopment Downtown 100.0 Fee Interest 163,500 196,000 1,199

Oct-16 400 East 57th Street Residential Upper East Side 49.0 Fee Interest 290,482 170,000 585

Apr-17 102 Greene Street Retail Soho 90.0 Fee Interest 9,200 43,500 4,728

Sep-17 102 Greene Street Retail Soho 10.0 Fee Interest 9,200 43,500 4,728

Apr-18 175-225 Third Street Redevelopment Brooklyn, New York 95.0 Fee Interest — 115,000 —

Jun-18 635 Madison Avenue Land Plaza District 100.0 Fee Interest 176,530 153,000 867

Jul-18 724 Fifth Avenue Retail Plaza District 50.0 Fee Interest 65,010 365,000 5,615

Oct-18 72nd Street Assemblage & 1231 Third Avenue Residential Upper East Side Various Fee Interest — 143,800 —

Jan-19 131-137 Spring Street Retail Soho 20.0 Fee Interest 68,342 216,000 3,161

Aug-19 115 Spring Street Retail Soho 49.0 Fee Interest 5,218 66,050 12,658

Dec-19 562 Fifth Avenue Redevelopment Plaza District 100.0 Fee Interest 42,635 52,393 1,229

Dec-19 1640 Flatbush Avenue Redevelopment Brooklyn, New York 100.0 Fee Interest 1,000 16,150 16,150

Mar-20 315 West 33rd Street - The Olivia Retail / Residential Penn Station 100.0 Fee Interest 492,987 446,500 906

May-20 609 Fifth Avenue - Retail Condominium Retail Rockefeller Center 100.0 Fee Interest 21,437 168,000 7,837

Sep-20 400 East 58th Street Residential Upper East Side 90.0 Fee Interest 140,000 62,000 443

Dec-20 410 Tenth Avenue Redevelopment Hudson Yards 70.9 Fee Interest 638,000 952,500 1,493

Dec-20 Williamsburg Terrace Retail Brooklyn, New York 100.0 Fee Interest 52,000 32,000 615

Jan-21 712 Madison Avenue Retail Plaza District 100.0 Fee Interest 6,600 43,000 6,515

Feb-21 133 Greene Street Retail Soho 100.0 Fee Interest 6,425 15,796 2,459

Mar-21 106 Spring Street Redevelopment Soho 100.0 Fee Interest 5,928 34,024 5,740

Jun-21 605 West 42nd Street - Sky Residential Westside 20.0 Fee Interest 927,358 858,100 925

Sep-21 400 East 57th Street Residential Upper East Side 41.0 Fee Interest 290,482 133,500 460

Feb-22 707 Eleventh Avenue Redevelopment Midtown West 100.0 Fee Interest 159,720 95,000 595

Apr-22 1080 Amsterdam Residential Upper West Side 92.5 Leasehold Interest 82,250 42,650 519

May-22 1591-1597 Broadway Land Times Square 100.0 Fee Interest 7,684 121,000 15,747

Jun-22 609 Fifth Avenue Redevelopment Rockefeller Center 100.0 Fee Interest 138,563 100,500 725

Dec-22 885 Third Avenue - Condominium Redevelopment Midtown / Plaza District 100.0 Fee / Leasehold Interest 414,317 300,400 725

Feb-23 121 Greene Street Retail Soho 50.0 Fee Interest 7,131 14,000 1,963

Dec-23 21 East 66th Street Retail Plaza District 32.3 Fee Interest 13,069 40,575 3,105

Jan-24 717 Fifth Avenue Retail Midtown / Plaza District 10.9 Fee Interest 119,550 963,000 8,055

May-24 625 Madison Avenue Redevelopment Plaza District 90.4 Fee Interest 563,000 634,600 1,127

Jun-24 719 Seventh Avenue Retail Times Square 100.0 Fee Interest 10,040 30,500 3,038

Oct-24 5 Times Square Redevelopment Times Square 31.6 Leasehold Interest 1,127,931 1,165,586 1,033

Apr-25 85 Fifth Avenue Retail Midtown South 36.3 Fee Interest 12,946 46,800 3,615

13,972,167 $ 12,761,784 $ 913

2026 Dispositions

Feb-26 690 Madison Avenue Retail Plaza District 90.0 Fee Interest 7,848 $ 54,500 $ 6,944

7,848 $ 54,500 $ 6,944

Supplemental Information

First Quarter 2026

SUMMARY OF REAL ESTATE ACQUISITION/DISPOSITION ACTIVITY

Suburban

Unaudited

(Dollars in Thousands)

Gross Asset Occupancy (%)

Property Submarket Interest Acquired Type of Ownership Net Rentable SF Valuation ($'s) at acquisition 3/31/2026

2007 - 2026 Acquisitions

Jan-07 300 Main Street Stamford, Connecticut 100.0% Fee Interest 130,000 $ 15,000 92.5 N/A

Jan-07 399 Knollwood Road White Plains, New York 100.0 Fee Interest 145,000 31,600 96.6 N/A

Jan-07 Reckson - Connecticut Portfolio Stamford, Connecticut 100.0 Fee Interests / Leasehold Interest 1,369,800 490,750 88.9 68.1

Jan-07 Reckson - Westchester Portfolio Westchester 100.0 Fee Interests / Leasehold Interest 2,346,100 570,190 90.6 N/A

Apr-07 Jericho Plaza Jericho, New York 20.3 Fee Interest 640,000 210,000 98.4 N/A

Jun-07 1010 Washington Boulevard Stamford, Connecticut 100.0 Fee Interest 143,400 38,000 95.6 N/A

Jun-07 500 West Putnam Avenue Greenwich, Connecticut 100.0 Fee Interest 121,500 56,000 94.4 N/A

Jul-07 16 Court Street Brooklyn, New York 35.0 Fee Interest 317,600 107,500 80.6 N/A

Aug-07 150 Grand Street White Plains, New York 100.0 Fee Interest 85,000 6,700 52.9 N/A

Sep-07 The Meadows Rutherford, New Jersey 25.0 Fee Interest 582,100 111,500 81.3 N/A

Jan-08 125 Chubb Way Lyndhurst, New Jersey 100.0 Fee Interest 278,000 29,364 — N/A

Dec-10 7 Renaissance Square White Plains, New York 50.0 Fee Interest 65,641 4,000 — N/A

Apr-13 16 Court Street Brooklyn, New York 49.0 Fee Interest 317,600 96,200 84.9 N/A

6,541,741 $ 1,766,804

Gross Asset

Property Submarket Interest Sold Type of Ownership Net Rentable SF Valuation ($'s) Price ($'s/SF)

2008 - 2026 Dispositions

Oct-08 100 & 120 White Plains Road Tarrytown, New York 100.0 Fee Interest 211,000 $ 48,000 $ 227

Jan-09 55 Corporate Drive Bridgewater, New Jersey 100.0 Fee Interest 670,000 230,000 343

Aug-09 399 Knollwood Road White Plains, New York 100.0 Fee Interest 145,000 20,767 143

Jul-12 One Court Square Long Island City, New York 100.0 Fee Interest 1,402,000 481,100 343

Sep-13 300 Main Street Stamford, Connecticut 100.0 Fee Interest 130,000 13,500 104

Aug-15 The Meadows Rutherford, New Jersey 100.0 Fee Interest 582,100 121,100 208

Dec-15 140 Grand Street White Plains, New York 100.0 Fee Interest 130,100 22,400 172

Dec-15 150 Grand Street White Plains, New York 100.0 Fee Interest 85,000 9,600 113

Mar-16 7 Renaissance Square White Plains, New York 100.0 Fee Interest 65,641 21,000 320

Jul-16 500 West Putnam Avenue Greenwich, Connecticut 100.0 Fee Interest 121,500 41,000 337

Apr-17 520 White Plains Road Tarrytown, New York 100.0 Fee Interest 180,000 21,000 117

Jul-17 680 Washington Avenue Stamford, Connecticut 51.0 Fee Interest 133,000 42,011 316

Jul-17 750 Washington Avenue Stamford, Connecticut 51.0 Fee Interest 192,000 53,745 280

Oct-17 16 Court Street Brooklyn, New York 100.0 Fee Interest 317,600 171,000 538

Oct-17 125 Chubb Way Lyndhurst, New Jersey 100.0 Fee Interest 278,000 29,500 106

May-18 115-117 Stevens Avenue Valhalla, New York 100.0 Fee Interest 178,000 12,000 67

Jun-18 Jericho Plaza Jericho, New York 11.7 Fee Interest 640,000 117,400 183

Jul-18 1-6 International Drive Rye Brook, New York 100.0 Fee Interest 540,000 55,000 102

Nov-19 1010 Washington Boulevard Stamford, Connecticut 100.0 Fee Interest 143,400 23,100 161

Dec-19 100 Summit Lake Drive Valhalla, New York 100.0 Fee Interest 250,000 41,581 166

Dec-19 200 Summit Lake Drive Valhalla, New York 100.0 Fee Interest 245,000 37,943 155

Dec-19 500 Summit Lake Drive Valhalla, New York 100.0 Fee Interest 228,000 34,185 150

Dec-19 360 Hamilton Avenue White Plains, New York 100.0 Fee Interest 384,000 115,452 301

Dec-20 1055 Washington Boulevard Stamford, Connecticut 100.0 Leasehold Interest 182,000 23,750 130

Jul-24 Palisades Premier Conference Center Orangetown, New York 100.0 Fee Interest 450,000 26,249 58

7,883,341 $ 1,812,383 $ 230

Supplemental Information

First Quarter 2026

Non-GAAP Disclosures and Reconciliations

Unaudited

(Dollars in Thousands, except per share data)

Funds Available for Distribution (FAD)

Earnings Before Interest, Taxes, Depreciation and Amortization (EBITDAre)

Net Operating Income (NOI) and Cash NOI

Coverage Ratios

RECONCILIATION OF NON-GAAP FINANCIAL MEASURES

Supplemental Information

First Quarter 2026

Non-GAAP Disclosures and Reconciliations

Unaudited

(Dollars in Thousands, except per share data)

Funds From Operations (FFO) Reconciliation

Three Months Ended

March 31,

2026 2025

Net loss attributable to SL Green common stockholders $ (84,391) $ (21,075)

Add:

Depreciation and amortization 69,751 64,498

Joint venture depreciation and noncontrolling interest adjustments 62,596 53,361

Net income (loss) attributable to noncontrolling interests 1,056 (6,362)

Less:

Equity in net loss on sale of interest in unconsolidated joint venture/real estate (814) —

Purchase price and other fair value adjustments 2,224 (6,544)

Gain (loss) on sale of real estate, net 16,636 (482)

Depreciable real estate reserves (35,160) (8,546)

Depreciable real estate reserves in unconsolidated joint venture — (1,780)

Depreciation on non-rental real estate assets 1,503 1,263

FFO attributable to SL Green common stockholders and unit holders $ 64,623 $ 106,511

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre)

For the three months ended

3/31/2026 12/31/2025 9/30/2025 6/30/2025 3/31/2025

Net (Loss) income $ (77,398) $ (103,720) $ 35,161 $ (6,817) $ (21,545)

Depreciable real estate reserves 35,160 23,546 — — 8,546

Depreciable real estate reserves in unconsolidated joint venture — 12,812 — — 1,780

(Gain) loss on sale of real estate, net (16,636) 426 1,068 167 482

Purchase price and other fair value adjustments (4,183) 28,143 (11,138) 9,617 9,611

Equity in net loss (gain) on sale of interest in unconsolidated joint venture/real estate 814 (1,142) (86,872) 1,946 —

Gain on sale of marketable securities — — — (10,232) —

Depreciation and amortization 69,751 67,839 63,216 60,160 64,498

Income taxes (1,045) 2,305 137 1,296 653

SUMMIT Operator tax expense 585 478 1,279 1,547 (45)

Amortization of deferred financing costs 2,802 1,901 1,724 1,742 1,687

Interest expense, net of interest income 50,909 49,422 47,235 45,318 45,681

Adjustments to reflect the entity’s share of EBITDAre of unconsolidated affiliates 141,731 139,218 200,085 151,642 117,164

EBITDAre $ 202,490 $ 221,228 $ 251,895 $ 256,386 $ 228,512

Supplemental Information

First Quarter 2026

Non-GAAP Disclosures and Reconciliations

Unaudited

(Dollars in Thousands, except per share data)

RECONCILIATION OF NON-GAAP FINANCIAL MEASURES Three Months Ended

Operating income and Same-store NOI Reconciliation

March 31,

2026 2025

Net loss $ (77,398) $ (21,545)

Depreciable real estate reserves 35,160 8,546

Depreciable real estate reserves in unconsolidated joint venture — 1,780

(Gain) loss on sale of real estate, net (16,636) 482

Purchase price and other fair value adjustments (4,183) 9,611

Equity in net loss on sale of interest in unconsolidated joint venture/real estate 814 —

Gain on sale of marketable securities — —

Depreciation and amortization 69,751 64,498

SUMMIT Operator tax expense (benefit) 585 (45)

Amortization of deferred financing costs 2,802 1,687

Interest expense, net of interest income 50,909 45,681

Interest expense on senior obligations of consolidated securitization vehicles 14,649 13,972

Operating Income 76,453 124,667

Equity in net loss (income) from unconsolidated joint ventures 20,780 (2,950)

Income from debt fund investments, net (2,478) —

Marketing, general and administrative expense 22,786 21,724

Transaction related costs 284 295

Loan loss and other investment reserves, net of recoveries — (25,039)

SUMMIT Operator expenses 24,942 21,764

Gain on early extinguishment of debt — —

Investment income (2,346) (16,114)

Interest income from real estate loans held by consolidated securitization vehicles (14,649) (15,981)

SUMMIT Operator revenue (24,142) (22,534)

Non-building revenue (17,879) (10,486)

Net operating income (NOI) 83,751 75,346

Equity in net (loss) income from unconsolidated joint ventures (20,780) 2,950

SLG share of unconsolidated JV depreciation and amortization 67,639 63,075

SLG share of unconsolidated JV amortization of deferred financing costs 4,456 3,191

SLG share of unconsolidated JV interest expense, net of interest income 70,132 62,965

SLG share of unconsolidated JV transaction related costs — —

SLG share of unconsolidated JV gain on early extinguishment of debt 4,796 —

SLG share of unconsolidated JV investment income (424) (4,918)

SLG share of unconsolidated JV loan loss and other investment reserves, net of recoveries — —

SLG share of unconsolidated JV non-building revenue (398) (1,291)

NOI including SLG share of unconsolidated JVs 209,172 201,318

NOI from other properties/affiliates (34,623) (34,606)

Same-Store NOI 174,549 166,712

Straight-line and free rent (3,440) 1,293

Amortization of acquired above and below-market leases, net 1,147 912

Operating lease straight-line adjustment 204 204

SLG share of unconsolidated JV straight-line and free rent (9,502) (10,269)

SLG share of unconsolidated JV amortization of acquired above and below-market leases, net (6,460) (6,040)

SLG share of unconsolidated JV operating lease straight-line adjustment — —

Same-store cash NOI $ 156,498 $ 152,812

Lease termination income 356 (4,393)

SLG share of unconsolidated JV lease termination income (4,626) —

Same-store cash NOI excluding lease termination income $ 152,228 $ 148,419

Supplemental Information

First Quarter 2026

RESEARCH ANALYST COVERAGE

EQUITY COVERAGE

Firm Analyst Phone Email

B of A Securities Jana Galan (646) 855-5042 jana.galan@bofa.com

Barclays Brendan Lynch (212) 526-9428 brendan.lynch@barclays.com

BMO Capital Markets Corp. John P. Kim (212) 885-4115 JohnP.Kim@bmo.com

BTIG Thomas Catherwood (212) 738-6140 tcatherwood@btig.com

Citi Seth Bergey (212) 816-2066 seth.bergey@citi.com

Deutsche Bank Peter Abramowitz (212) 250-9504 peter.abramowitz@db.com

Evercore ISI Steve Sakwa (212) 446-9462 steve.sakwa@evercoreisi.com

Goldman Sachs & Co. Caitlin Burrows (212) 902-4736 caitlin.burrows@gs.com

Jefferies Joe Dickstein (212) 778-8771 jdickstein1@jefferies.com

JP Morgan Securities Anthony Paolone (212) 622-6682 anthony.paolone@jpmorgan.com

Mizuho Securities USA Vikram Malhotra (212) 282-3827 vikram.malhotra@mizuhogroup.com

Morgan Stanley & Co. Ronald Kamdem (212) 296-8319 ronald.kamdem@morganstanley.com

Piper Sandler Alexander Goldfarb (212) 466-7937 alexander.goldfarb@psc.com

Scotiabank Nicholas Yulico (212) 225-6904 nicholas.yulico@scotiabank.com

Truist Securities Michael Lewis (212) 319-5659 michael.r.lewis@truist.com

Wells Fargo Blaine Heck (443) 263-6529 blaine.heck@wellsfargo.com

SL Green Realty Corp. is covered by the research analysts listed above. Please note that any opinions, estimates or forecasts regarding SL Green Realty Corp.'s performance made by these analysts are theirs alone and do not represent opinions, forecasts or predictions of SL Green Realty Corp. or its management. SL Green Realty Corp. does not, by its reference above or distribution, imply its endorsement of or concurrence with such information, conclusions or recommendations.

Supplemental Information

First Quarter 2026

EXECUTIVE MANAGEMENT

Marc Holliday Edward V. Piccinich

Chairman and Chief Executive Officer

Chief Operating Officer

Harrison Sitomer Neil H. Kessner

President and Chief Investment Officer Executive Vice President, General

Counsel - Real Property

Matthew J. DiLiberto

Chief Financial Officer

Maggie Hui

Chief Accounting Officer

Andrew S. Levine

Chief Legal Officer - General Counsel, EVP Robert Schiffer

Executive Vice President, Development

Steven M. Durels

Executive Vice President, Director of Brett Herschenfeld

Leasing and Real Property Executive Vice President, Retail and Opportunistic

Investment

Supplemental Information

First Quarter 2026

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Entity Registrant Name

SL GREEN REALTY CORP

Entity Incorporation, State or Country Code

Entity File Number

1-13199

Entity Tax Identification Number

13-3956775

Entity Address, Address Line One

One Vanderbilt Avenue

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New York,

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6.500% Series I Cumulative Redeemable Preferred Stock, $0.01 par value

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NYSE

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Name of the Exchange on which a security is registered.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection d1-1

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Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as soliciting material pursuant to Rule 14a-12 under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

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-Name Exchange Act

-Number 240

-Section 14a

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Trading symbol of an instrument as listed on an exchange.

+ References

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Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as written communications pursuant to Rule 425 under the Securities Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Securities Act

-Number 230

-Section 425

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