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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			2			First Quarter 2026

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TABLE OF CONTENTS

Definitions			4
Highlights			6
Key Financial Data			8			-			10
Office Leasing Statistics			11
Comparative Balance Sheets			12
Comparative Statements of Operations			14
Comparative Computation of FFO and FAD			15
Consolidated Statement of Equity			16
Joint Venture Statements			17			-			18
Selected Financial Data			19			-			22
Debt Summary Schedule			23			-			25
Derivative Summary Schedule			26
Lease Liability Schedule			27
Debt and Preferred Equity Investments			28
Selected Property Data
Property Portfolio			29			-			33
Largest Tenants			34
Tenant Diversification			35
Leasing Activity			36			-			37
Lease Expirations			38			-			40
Summary of Real Estate Acquisition/Disposition Activity			41			-			46
Non-GAAP Disclosures and Reconciliations			47
Analyst Coverage			50
Executive Management			51

Supplemental Information			3			First Quarter 2026

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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			4			First Quarter 2026

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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			5			First Quarter 2026

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FIRST QUARTER 2026 HIGHLIGHTS Unaudited

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.

Supplemental Information			6			First Quarter 2026

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FIRST QUARTER 2026 HIGHLIGHTS Unaudited

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.

Supplemental Information			7			First Quarter 2026

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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			8			First Quarter 2026

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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			9			First Quarter 2026

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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			10			First Quarter 2026

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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			11			First Quarter 2026

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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			12			First Quarter 2026

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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			13			First Quarter 2026

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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			14			First Quarter 2026

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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			15			First Quarter 2026

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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			16			First Quarter 2026

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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			17			First Quarter 2026

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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			18			First Quarter 2026

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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			19			First Quarter 2026

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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			20			First Quarter 2026

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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			21			First Quarter 2026

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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			22			First Quarter 2026

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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			23			First Quarter 2026

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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)
(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) 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			24			First Quarter 2026

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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			25			First Quarter 2026

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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			26			First Quarter 2026

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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			27			First Quarter 2026

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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			28			First Quarter 2026

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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			29			First Quarter 2026

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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.
(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) 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			30			First Quarter 2026

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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.
(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.

Supplemental Information			31			First Quarter 2026

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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.
(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) Redevelopment properties.

Supplemental Information			32			First Quarter 2026

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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.
(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) Excludes the theatre, parking garage, fitness gym and other amenity space totaling 241,371 square feet.

Supplemental Information			33			First Quarter 2026

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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			34			First Quarter 2026

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TENANT DIVERSIFICATION - MANHATTAN COMMERCIAL Unaudited

Supplemental Information			35			First Quarter 2026

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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			36			First Quarter 2026

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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			37			First Quarter 2026

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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			38			First Quarter 2026

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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			39			First Quarter 2026

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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			40			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			41			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			42			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			43			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			44			First Quarter 2026

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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			45			First Quarter 2026

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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			46			First Quarter 2026

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Non-GAAP Disclosures and Reconciliations Unaudited (Dollars in Thousands, except per share data)

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 (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).

RECONCILIATION OF NON-GAAP FINANCIAL MEASURES

Supplemental Information			47			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			48			First Quarter 2026

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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			49			First Quarter 2026

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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			50			First Quarter 2026

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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			51			First Quarter 2026