Interim report
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Central Pattana Public Company Limited and its Subsidiaries Statement of financial position Assets Note Consolidated financial 30 June 2026 ( Unaudited ) statements 31 December 2025 30 June Separate financial statements 31 December 2025 2026 ( Unaudited ) ( in thousand Baht ) Current assets Cash and cash equivalents 5,731,201 6,015,209 Trade accounts receivable 2,3 1,453,736 1,300,292 Other current receivables 2 Current portion of finance lease receivables 3,082,477 29,482 3,307,976 Real estate development for sales 18,953,469 28,006 17,930,009 1,908,704 833,856 2,055,591 2,785,326 850,797 1,991,574 Short - term loans to related parties 2 Other current financial assets 669,071 3,414,480 33,333,916 589,522 2,790,943 31,961,957 2,245,748 603,793 7,647,692 2,474,677 203,427 8,305,801 Total current assets Non - current assets Restricted bank deposits 6 1,000 Other non - current financial assets 7,229,015 1,000 6,546,406 Investments in subsidiaries and fund 4 1,882,491 36,912,885 1,800,171 34,232,885 Investments in associates 14,432,610 14,236,163 14,744,507 14,797,168 Investments in joint ventures 4 31,282,224 31,146,868 5,846,213 5,838,713 Finance lease receivable 2 13,305,495 13,074,151 Long - term loans to related parties 2 436,884 426,918 61,040,640 Investment properties 5,6 190,918,460 189,780,975 89,190,603 Property , plant and equipment Goodwill Deferred tax assets Other non - current assets Total non - current assets 6 5,563,797 5,280,142 775,193 65,495,215 90,864,974 646,476 1,290,875 1,290,875 3,690,357 3,676,811 2 5,352,197 273,502,914 5,200,442 270,660,751 2,663,280 637,077 213,692,889 2,600,560 567,160 216,843,322 Total assets 306,836,830 302,622,708 221,340,581 225,149,123 The accompanying notes form an integral part of the interim financial statements . 2
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Central Pattana Public Company Limited and its Subsidiaries Statement of financial position 30 June 31 December 30 June 31 December Liabilities and equity Note 2026 2025 2026 2025 (Unaudited) (Unaudited) Current liabilities Short-term loans from financial institutions 12,650,000 6,750,000 11,350,000 5,750,000 Trade accounts payable 2 1,277,044 1,308,639 484,620 592,625 Other current payables 2 8,381,187 7,684,035 3,736,118 3,617,068 Current portion of lease liabilities 2 5,050,539 3,548,501 4,504,474 2,734,982 Short-term loans from related parties 2 596,023 587,024 20,891,314 20,972,220 Current portion of long-term loans 6 16,485,805 12,642,888 14,128,497 12,221,179 Current portion of advance received from rental income 2 2,528,205 2,543,360 1,010,688 999,763 Income tax payable 1,472,912 1,267,983 797,361 642,124 Contractor payables 2,408,812 2,586,065 697,371 932,338 Total current liabilities 50,850,527 38,918,495 57,600,443 48,462,299 Non-current liabilities Long-term loans from related parties 2 - 53,198 9,998,391 10,140,093 Long-term loans 6 38,036,432 41,886,650 28,155,475 33,985,861 Lease liabilities 2 49,004,417 51,209,609 36,944,092 39,886,703 Deferred tax liabilities 4,005,768 4,033,341 - - Advance received from rental income 2 33,207,464 34,358,252 13,483,684 13,943,818 Deposits received from customers 2 10,671,418 10,330,483 6,359,252 6,296,489 Non-current provisions for employee benefits 1,609,829 1,567,129 1,307,521 1,276,457 Provision for decommissioning and restoration 417,271 409,068 348,855 341,758 Guarantees for leases 2 574,162 574,162 16,032 16,032 Other non-current liabilities 2 23,298 21,826 - - Total non-current liabilities 137,550,059 144,443,718 96,613,302 105,887,211 Total liabilities 188,400,586 183,362,213 154,213,745 154,349,510 Consolidated financial Separate financial statements statements (in thousand Baht) The accompanying notes form an integral part of the interim financial statements. 3
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Central Pattana Public Company Limited and its Subsidiaries Statement of financial position 30 June 31 December 30 June 31 December Liabilities and equity 2026 2025 2026 2025 (Unaudited) (Unaudited) Equity Share capital Authorised share capital (4,488,000,000 ordinary shares, par value at Baht 0.5 per share) 2,244,000 2,244,000 2,244,000 2,244,000 Issued and paid-up share capital (4,488,000,000 ordinary shares, par value at Baht 0.5 per share) 2,244,000 2,244,000 2,244,000 2,244,000 Premium on ordinary shares 8,558,558 8,558,558 8,558,558 8,558,558 Premium on treasury shares 396,053 396,053 396,053 396,053 Retained earnings Appropriated Legal reserve 224,400 224,400 224,400 224,400 Unappropriated 97,599,830 98,647,536 56,122,222 59,875,216 Other components of equity (77,711) (189,870) (418,397) (498,614) Equity attributable to owners of the parent 108,945,130 109,880,677 67,126,836 70,799,613 Non-controlling interests 9,491,114 9,379,818 - - Total equity 118,436,244 119,260,495 67,126,836 70,799,613 Total liabilities and equity 306,836,830 302,622,708 221,340,581 225,149,123 (in thousand Baht) Consolidated financial Separate financial statements statements The accompanying notes form an integral part of the interim financial statements. 4
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Central Pattana Public Company Limited and its Subsidiaries Statement of comprehensive income (Unaudited) 2026 2025 2026 2025 Revenue Revenue from rental and services 11,529,757 10,724,442 7,048,724 6,613,385 Revenue from hotel operation 464,365 442,299 - - Revenue from sale of real estate 639,568 493,892 - - Investment income 285,349 541,767 2,708,102 3,003,191 Other income 470,853 486,008 659,540 502,403 Total revenue 13,389,892 12,688,408 10,416,366 10,118,979 Expenses Cost of rental and services 4,523,553 4,374,987 2,910,277 2,890,875 Cost of hotel operation 157,427 158,652 - - Cost of real estate sales 460,832 348,651 - - Administrative expenses 2,148,408 1,994,449 1,357,934 1,245,563 Total expenses 7,290,220 6,876,739 4,268,211 4,136,438 Profit from operating activities 6,099,672 5,811,669 6,148,155 5,982,541 Impairment loss from expected credit loss (1,168) (474) (496) (287) Finance costs (1,016,696) (880,183) (1,179,966) (1,196,866) Share of profit of joint ventures and associates accounted for using equity method 741,473 507,413 - - Profit before income tax expense 5,823,281 5,438,425 4,967,693 4,785,388 Tax expense (980,420) (1,043,042) (493,063) (542,864) Profit for the period 4,842,861 4,395,383 4,474,630 4,242,524 30 June 30 June Consolidated financial Separate financial statements statements (in thousand Baht) Three-month period ended Three-month period ended The accompanying notes form an integral part of the interim financial statements. 5
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Central Pattana Public Company Limited and its Subsidiaries Statement of comprehensive income (Unaudited) 2026 2025 2026 2025 Other comprehensive income Items that will be reclassified subsequently to profit or loss Exchange differences on translating financial statements 166,968 (49,143) - - Loss on cash flow hedges (7,582) (4,567) (7,582) (4,567) Share of profit of realised other comprehensive income of joint ventures accounted for using equity method - 162 - - Total items that will be reclassified subsequently to profit or loss 159,386 (53,548) (7,582) (4,567) Item that will not be reclassified subsequently to profit or loss Gain (loss) on investments in equity instruments designated at FVOCI 122,669 119,112 115,948 (75,283) Total item that will not be reclassified subsequently to profit or loss 122,669 119,112 115,948 (75,283) Other comprehensive income (expense) for the period, net of tax 282,055 65,564 108,366 (79,850) Total comprehensive income for the period 5,124,916 4,460,947 4,582,996 4,162,674 Profit attributable to: Owners of the parent 4,750,437 4,304,936 4,474,630 4,242,524 Non-controlling interests 92,424 90,447 - - 4,842,861 4,395,383 4,474,630 4,242,524 Total comprehensive income attributable to: Owners of the parent 4,975,000 4,376,749 4,582,996 4,162,674 Non-controlling interests 149,916 # 84,198 - - 5,124,916 4,460,947 4,582,996 4,162,674 Basic earnings per share (in Baht) 1.06 0.96 1.00 0.95 Three-month period ended 30 June (in thousand Baht) Consolidated financial Three-month period ended 30 June Separate financial statements statements The accompanying notes form an integral part of the interim financial statements. 6
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Central Pattana Public Company Limited and its Subsidiaries Statement of comprehensive income (Unaudited) 2026 2025 2026 2025 Revenue Revenue from rental and services 22,957,413 21,516,050 14,095,363 13,274,978 Revenue from hotel operation 1,019,958 970,388 - - Revenue from sale of real estate 1,246,673 1,095,449 - - Investment income 448,261 1,047,639 3,528,554 3,901,051 Other income 1,232,743 726,339 1,311,258 1,022,701 Total revenue 26,905,048 25,355,865 18,935,175 18,198,730 Expenses Cost of rental and services 8,898,702 8,681,403 5,726,348 5,742,706 Cost of hotel operation 334,444 330,079 - - Cost of real estate sales 859,221 748,627 - - Administrative expenses 4,329,647 4,038,655 2,697,784 2,521,236 Total expenses 14,422,014 13,798,764 8,424,132 8,263,942 Profit from operating activities 12,483,034 11,557,101 10,511,043 9,934,788 Reversal of (impairment loss) from expected credit loss 188 (3,988) (151) (424) Finance costs (2,020,931) (1,763,442) (2,356,177) (2,381,837) Share of profit of joint ventures and associates accounted for using equity method 1,535,344 1,029,465 - - Profit before income tax expense 11,997,635 10,819,136 8,154,715 7,552,527 Tax expense (2,085,441) (2,118,759) (1,138,769) (1,093,890) Profit for the period 9,912,194 8,700,377 7,015,946 6,458,637 Consolidated financial Separate financial statements statements Six-month period ended Six-month period ended 30 June 30 June (in thousand Baht) The accompanying notes form an integral part of the interim financial statements. 7
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Central Pattana Public Company Limited and its Subsidiaries Statement of comprehensive income (Unaudited) 2026 2025 2026 2025 Other comprehensive income Items that will be reclassified subsequently to profit or loss Exchange differences on translating financial statements (60,932) (68,648) - - Profit (loss) on cash flow hedges 49,020 (173,641) 49,020 (173,641) Share of profit of realised other comprehensive income of joint ventures accounted for using equity method - 89,816 - - Total items that will be reclassified subsequently to profit or loss (11,912) (152,473) 49,020 (173,641) Item that will not be reclassified subsequently to profit or loss Gain (loss) on investments in equity instruments designated at FVOCI 55,823 (156,136) 31,197 (306,176) Total item that will not be reclassified subsequently to profit or loss 55,823 (156,136) 31,197 (306,176) Other comprehensive income (expense) for the period, net of tax 43,911 (308,609) 80,217 (479,817) Total comprehensive income for the period 9,956,105 8,391,768 7,096,163 5,978,820 Profit attributable to: Owners of the parent 9,721,233 8,532,143 7,015,946 6,458,637 Non-controlling interests 190,961 168,234 - - 9,912,194 8,700,377 7,015,946 6,458,637 Total comprehensive income attributable to: Owners of the parent 9,833,393 8,234,002 7,096,163 5,978,820 Non-controlling interests 122,712 # 157,766 - - 9,956,105 8,391,768 7,096,163 5,978,820 Basic earnings per share (in Baht) 2.17 1.90 1.56 1.44 Six-month period ended Six-month period ended 30 June 30 June (in thousand Baht) statements statements Consolidated financial Separate financial The accompanying notes form an integral part of the interim financial statements. 8
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Central Pattana Public Company Limited and its Subsidiaries Statement of changes in equity (Unaudited) Share of other Exchange comprehensive differences income (expense) Total Equity Issued and on translating Cash flow of joint ventures other attributable to Non- paid-up Share Share premium Legal financial hedges Fair value accounted for using components owners of controlling Total Note share capital premium on treasury share reserve Unappropriated statements reserve reserve Other deficits equity method of equity the parent interests equity Six-month period ended 30 June 2025 Balance at 1 January 2025 2,244,000 8,558,558 396,053 224,400 89,052,819 1,481 (213,864) 544,633 (136,647) (89,816) 105,787 100,581,617 9,247,365 109,828,982 Transactions with owners, recorded directly in equity Distributions to owners Dividends to owners of the Company - - - - (9,424,751) - - - - - - (9,424,751) (62,189) (9,486,940) Total transactions with owners, recorded directly in equity - - - - (9,424,751) - - - - - - (9,424,751) (62,189) (9,486,940) Comprehensive income (expense) for the period Profit - - - - 8,532,143 - - - - - - 8,532,143 168,234 8,700,377 Other comprehensive income (expense) - - - - 24,042 (58,180) (173,641) (180,178) - 89,816 (322,183) (298,141) (10,468) (308,609) Total comprehensive income (expense) for the period - - - - 8,556,185 (58,180) (173,641) (180,178) - 89,816 (322,183) 8,234,002 157,766 8,391,768 Balance at 30 June 2025 2,244,000 8,558,558 396,053 224,400 88,184,253 (56,699) (387,505) 364,455 (136,647) - (216,396) 99,390,868 9,342,942 108,733,810 Retained earnings (in thousand Baht) Consolidated financial statements Other components of equity The accompanying notes form an integral part of the interim financial statements. 9
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Central Pattana Public Company Limited and its Subsidiaries Statement of changes in equity (Unaudited) Exchange differences Total Equity Issued and on translating other attributable to Non- paid-up Share Share premium Legal financial Cashflow Fair value components owners of controlling Total Note share capital premium on treasury share reserve Unappropriated statements hedge reserve reserve Other deficits of equity the parent interests equity Six-month period ended 30 June 2026 Balance at 1 January 2026 2,244,000 8,558,558 396,053 224,400 98,647,537 (247,820) (455,920) 650,516 (136,647) (189,871) 109,880,677 9,379,818 119,260,495 Transactions with owners, recorded directly in equity Contributions by and distributions to owners Issuance of ordinary shares 4 - - - - - - - - - - - 100,000 100,000 Dividends to owners of the Company 8 - - - - (10,768,940) - - - - - (10,768,940) (111,416) (10,880,356) Total transactions with owners, recorded directly in equity - - - - (10,768,940) - - - - - (10,768,940) (11,416) (10,780,356) Comprehensive income (expense) for the period Profit - - - - 9,721,233 - - - - - 9,721,233 190,961 9,912,194 Other comprehensive income (expense) - - - - - 7,317 49,020 55,823 - 112,160 112,160 (68,249) 43,911 Total comprehensive income (expense) for the period - - - - 9,721,233 7,317 49,020 55,823 - 112,160 9,833,393 122,712 9,956,105 Balance at 30 June 2026 2,244,000 8,558,558 396,053 224,400 97,599,830 (240,503) (406,900) 706,339 (136,647) (77,711) 108,945,130 9,491,114 118,436,244 Other components of equity Retained earnings (in thousand Baht) Consolidated financial statements The accompanying notes form an integral part of the interim financial statements. 10
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Central Pattana Public Company Limited and its Subsidiaries Statement of changes in equity (Unaudited) Issued and Cash flow Total other paid-up Share Share premium Legal hedges Fair value components Note share capital premium on treasury share reserve Unappropriated reserve reserve of equity Total equity Six-month period ended 30 June 2025 Balance at 1 January 2025 2,244,000 8,558,558 396,053 224,400 57,928,657 (213,864) (72,884) (286,748) 69,064,920 Transactions with owners, recorded directly in equity Distributions to owners Dividends to owners of the Company - - - - (9,424,751) - - - (9,424,751) Total transactions with owners, recorded directly in equity - - - - (9,424,751) - - - (9,424,751) Comprehensive income (expense) for the period Profit - - - - 6,458,637 - - - 6,458,637 Other comprehensive income (expense) - - - - - (173,641) (306,176) (479,817) (479,817) Total comprehensive income (expense) for the period - - - - 6,458,637 (173,641) (306,176) (479,817) 5,978,820 Balance at 30 June 2025 2,244,000 8,558,558 396,053 224,400 54,962,543 (387,505) (379,060) (766,565) 65,618,989 Separate financial statements (in thousand Baht) Other components of equity Retained earnings The accompanying notes form an integral part of the interim financial statements. 11
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Central Pattana Public Company Limited and its Subsidiaries Statement of changes in equity (Unaudited) Issued and Cash flow Total other paid-up Share Share premium Legal hedges Fair value components Note share capital premium on treasury share reserve Unappropriated reserve reserve of equity Total equity Six-month period ended 30 June 2026 Balance at 1 January 2026 2,244,000 8,558,558 396,053 224,400 59,875,216 (455,920) (42,694) (498,614) 70,799,613 Transactions with owners, recorded directly in equity Distributions to owners Dividends to owners of the Company 8 - - - - (10,768,940) - - - (10,768,940) Total transactions with owners, recorded directly in equity - - - - (10,768,940) - - - (10,768,940) Comprehensive income (expense) for the period Profit - - - - 7,015,946 - - - 7,015,946 Other comprehensive income (expense) - - - - - 49,020 31,197 80,217 80,217 Total comprehensive income (expense) for the period - - - - 7,015,946 49,020 31,197 80,217 7,096,163 Balance at 30 June 2026 2,244,000 8,558,558 396,053 224,400 56,122,222 (406,900) (11,497) (418,397) 67,126,836 Separate financial statements (in thousand Baht) Other components of equity Retained earnings The accompanying notes form an integral part of the interim financial statements. 12
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Central Pattana Public Company Limited and its Subsidiaries Statement of cash flows (Unaudited) 2026 2025 2026 2025 Cash flows from operating activities Profit for the period 9,912,194 8,700,377 7,015,946 6,458,637 Adjustments to reconcile profit (loss) to cash receipts (payments) Real estate development for sales decrease from transfer to cost of sale 859,221 748,627 - - Depreciation and amortisation expenses 4,787,376 4,533,767 2,986,287 2,983,288 Investment income (448,261) (1,047,639) (3,528,554) (3,901,051) Finance costs 2,020,931 1,763,442 2,356,177 2,381,837 (Reversal of) impairment loss from expected credit loss (188) 3,988 151 424 Loss on write off of investment properties 14,762 2,658 753 536 Gain on sale of other current financial assets (2,506) (3,969) (2,267) (3,321) (Gain) loss on sales of assets 40,215 (2,943) 71 (3,847) Recognition of advance received from rental income (1,296,108) (1,314,967) (513,774) (500,645) Non-current provisions for employee benefits 91,608 88,625 71,114 68,717 Share of profit of associates and joint ventures accounted for using equity method (1,535,344) (1,029,465) - - (Profit) unrealised loss from change in valuation of financial instruments (201,590) 108,863 (107) 5,172 Tax expense 2,085,441 2,118,759 1,138,769 1,093,890 16,327,751 14,670,123 9,524,566 8,583,637 Changes in operating assets and liabilities Trade accounts receivable (153,256) 31,769 16,790 56,779 Other current receivables 235,765 (333,375) (61,990) 343,676 Real estate development for sales (1,322,470) (1,613,786) - - Finance lease receivables 19,756 19,625 - 259 Other non-current assets 365,546 (33,147) (6,458) 3,625 Trade accounts payable (500,630) (138,816) (171,820) (105,527) Other current payables 530,211 (502) 133,271 (465,724) Advance received from rental income 130,165 98,984 64,565 54,755 Deposits received from customers 340,935 145,664 62,763 100,635 Provisions for employee benefit paid (48,908) (34,969) (40,050) (30,531) Other non-current liabilities 1,472 1,350 - - Net cash generated from operations 15,926,337 12,812,920 9,521,637 8,541,584 Taxes received 22,486 20,921 19,378 - Taxes paid (1,975,057) (1,698,098) (1,066,307) (867,205) Net cash from operating activities 13,973,766 11,135,743 8,474,708 7,674,379 Consolidated financial Separate financial statements statements (in thousand Baht) Six-month period ended 30 June Six-month period ended 30 June The accompanying notes form an integral part of the interim financial statements. 13
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Central Pattana Public Company Limited and its Subsidiaries Statement of cash flows (Unaudited) 2026 2025 2026 2025 Cash flows from investing activities Interest received 56,675 41,657 867,037 986,194 Dividends received 1,275,674 1,364,588 2,565,660 2,783,024 (Increase) decrease in other current financial assets (675,178) 34,406 (397,792) 103,844 Acquisition of investment in subsidiary (7,500) - (2,687,500) - Cash received from sales and capital reduction of investments in associates and joint venture 60,057 610,034 52,660 18,847 Acquisition of other non-current financial assets (202,057) (567,125) (52,015) (33,657) Cash received from sales of non-current financial assets 9,993 169,357 - - Repayments of loans to related parties (71,726) (56,585) (7,848,234) (8,982,741) Cash received from repayment of loans to related parties - - 12,624,961 7,039,348 Acquisition of investment properties (3,900,577) (3,400,621) (710,575) (890,801) Acquisition of building and equipment (471,485) (277,741) (144,402) (94,865) Advance payment for purchase of investment properties (421,853) (700,968) (107,486) (409,696) Proceeds from sales of investment properties 9,681 32,511 22,388 9,561 Repayment of contractor payables (1,654,243) (1,093,862) (655,269) (597,708) Net cash from (used in) investing activities (5,992,539) (3,844,349) 3,529,433 (68,650) Cash flows from financing activities Cash received from issuance of ordinary shares 100,000 - - - Interest paid (685,466) (958,565) (1,183,329) (1,325,898) Dividends paid to owners (10,880,356) (9,486,940) (10,768,940) (9,424,751) Payment of lease liabilities (2,509,304) (2,369,080) (2,405,870) (2,206,355) Cash received from loans from related parties - 12,900 5,307,574 3,562,309 Repayments of loans from related parties (34,159) - (5,524,798) (4,535,955) Cash received from loans from financial institutions and issuing debentures 19,900,000 13,300,000 15,600,000 13,300,000 Repayments of loans from financial institutions and debentures (14,117,041) (7,990,043) (13,905,400) (7,677,143) Net cash used in financing activities (8,226,326) (7,491,728) (12,880,763) (8,307,793) Six-month period ended Six-month period ended Separate financial statements Consolidated financial statements (in thousand Baht) 30 June 30 June The accompanying notes form an integral part of the interim financial statements. 14
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Central Pattana Public Company Limited and its Subsidiaries Statement of cash flows (Unaudited) 2026 2025 2026 2025 Net decrease in cash and cash equivalents, before effect of exchange rate changes (245,099) (200,334) (876,622) (702,064) Effect of exchange rate changes on cash and cash equivalents (38,909) (106,359) - - Net decrease in cash and cash equivalents (284,008) (306,693) (876,622) (702,064) Cash and cash equivalents at 1 January 6,015,209 3,351,013 2,785,326 1,867,796 Cash and cash equivalents at 30 June 5,731,201 3,044,320 1,908,704 1,165,732 Non-cash transactions Other current payable from acquisition of other current financial assets - 1,842,665 - - Contractor payables which payments have not yet been made 1,581,291 1,871,219 467,656 972,328 Trade accounts payable from real estate development for sales which payments have not yet been made 405,219 294,484 - - 30 June 30 June (in thousand Baht) Consolidated financial Separate financial statements statements Six-month period ended Six-month period ended The accompanying notes form an integral part of the interim financial statements. 15