Emlak Konut Gayrimenkul Yatirim Ortakligi : CONDENSED STANDALONE FINANCIAL STATEMENTS FOR THE PERIOD 1 JANUARY – 31 DECEMBER 2022

EMLAK KONUT GAYRİMENKUL YATIRIM ORTAKLIĞI A.Ş.

STANDALONE FINANCIAL STATEMENTS

FOR THE PERIOD 1 JANUARY - 31 DECEMBER 2022

(CONVENIENCE TRANSLATION OF THE REPORT FINANCIAL STATEMENTS ORIGINALLY ISSUED IN TURKISH)

DRT Bağımsız Denetim ve Serbest Muhasebeci Mali Müşavirlik A.Ş. Maslak No1 Plaza Eski Büyükdere Caddesi Maslak Mahallesi No:1 Maslak, Sarıyer 34485 İstanbul, Türkiye

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Ticari Sicil No: 304099

(CONVENIENCE TRANSLATION OF

INDEPENDENT AUDITOR'S REPORT ORIGINALLY ISSUED IN TURKISH)

INDEPENDENT AUDITOR'S REPORT

To the General Assembly of

EMLAK KONUT GAYRİMENKUL YATIRIM ORTAKLIĞI A.Ş. İstanbul

1. Report on the Audit of the Standalone Financial Statements

1. Opinion

We have audited the standalone financial statements of Emlak Konut Gayrimenkul Yatırım Ortaklığı A.Ş. ("the Company"), which comprise the standalone statement of financial position as of 31 December 2022, and the standalone statement of comprehensive income, standalone statement of changes in equity and standalone statement of cash flows for the year then ended, and notes to the standalone financial statements, including a summary of significant accounting policies.

In our opinion, the accompanying standalone financial statements present fairly, in all material respects, the standalone financial position of the Company as of 31 December 2022, and its financial performance and its cash flows for the year then ended in accordance with Turkish Financial Reporting Standards ("TFRS").

1. Basis for Opinion

We conducted our audit in accordance with the standards on auditing issued by Capital Markets Board and the Standards on Independent Auditing ("SIA") which is a part of Turkish Auditing Standards published by the Public Oversight Accounting and Auditing Standards Authority ("POA"). Our responsibilities under those standards are further described in the Auditor's Responsibilities for the Audit of the Standalone Financial Statements section of our report. We are independent of the Company in accordance with the Code of Ethics for Independent Auditors ("Code of Ethics") published by the POA, together with the ethical requirements that are relevant to our audit of the standalone financial statements, and we have fulfilled our other ethical responsibilities in accordance with these requirements and the Code of Ethics. We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our opinion.

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1. Key Audit Matters

Key audit matters are those matters that, in our professional judgment, were of most significance in our audit of the standalone financial statements of the current period. These matters were addressed in the context of our audit of the standalone financial statements as a whole and in forming our opinion thereon, and we do not provide a separate opinion on these matters.

Key Audit Matter		How the matter was addressed in the audit
Revenue recognition
The Company realizes sales mostly in the form	We performed the following procedures in relation
to the revenue recognition in turnkey and LSRSA
of turnkey and Land Subject to Revenue Sharing
projects:
Agreements ("LSRSA") projects.
In turnkey	projects, it	is the Company's	The design and implementation of the controls on the
revenue process have been evaluated. The sales and
responsibility to	maintain	and complete the
delivery procedures of the Company have been
project and	the	Company	recognizes revenue
analyzed.
when performance obligation is fulfilled
(independent units are transferred to the
customer).				For the turnkey projects, the provisions regarding the
				delivery of residentials in the contracts with
In LSRSA projects, the contractor completes the	customers have been examined and the timing of the
construction and regarding the project, the	revenue recognition in the financial statements has
Company receives advance payments from the	been evaluated. Through substantive procedures, it
buyer and makes payments to the contractor.	has been focused on the record of receivables and
Revenue in LSRSA project is recognized when	advances received and the evaluation of the
performance obligation is fulfilled (the earlier of	situations where the performance obligation is not
the signing of the temporary acceptance protocol	fulfilled for the independent units sold as of the
with the contractor and the signing of the	balance sheet date for the turnkey projects.
delivery protocol with the buyer).
				For the LSRSA projects, provisions regarding the
As of the balance sheet date, there may be cases	temporary acceptance and the delivery of residentials
where the construction has been completed, but	in the projects made with contractors and timing of
the delivery has not been realized for turnkey	the revenue recognition in the financial statements
projects. In LSRSA projects, there may be cases	has been evaluated. Through substantive procedures,
where the construction has been completed as of	it has been focused on the record of receivables and
the balance sheet date, but the delivery has not	advances received and the evaluation of the
been realized and the temporary acceptance	situations where the performance obligation is not
protocol has not been signed.	fulfilled for the independent units sold as of the
				balance sheet date for the LSRSA projects.
Based on the above-mentioned situations,
whether the revenue is recognized in the correct	In addition, the adequacy of the disclosures
period in accordance with the seasonality of	presented in Note 17 Revenue and Cost of Sales has
sales principle has been determined as a key	been evaluated under TFRS.
audit matter.

Explanations regarding the Company's revenue accounting policies and amounts are given in Note 2.4 and Note 17.

1. Responsibilities of Management and Those Charged with Governance for the Standalone Financial Statements

Management is responsible for the preparation and fair presentation of the standalone financial statements in accordance with TFRS, and for such internal control as management determines is necessary to enable the preparation of standalone financial statements that are free from material misstatement, whether due to fraud or error.

In preparing the standalone financial statements, management is responsible for assessing the Company's ability to continue as a going concern, disclosing, as applicable, matters related to going concern and using the going concern basis of accounting unless management either intends to liquidate the Company or to cease operations, or has no realistic alternative but to do so.

Those charged with governance are responsible for overseeing the Company's financial reporting process.

1. Auditor's Responsibilities for the Audit of the Standalone Financial Statements

Responsibilities of independent auditors in an independent audit are as follows:

Our objectives are to obtain reasonable assurance about whether the standalone financial statements as a whole are free from material misstatement, whether due to fraud or error, and to issue an auditor's report that includes our opinion. Reasonable assurance is a high level of assurance, but is not a guarantee that an audit conducted in accordance with the standards on auditing issued by Capital Markets Board and SIA will always detect a material misstatement when it exists.

Misstatements can arise from fraud or error and are considered material if, individually or in the aggregate, they could reasonably be expected to influence the economic decisions of users taken on the basis of these standalone financial statements.

As part of an audit in accordance with the standards on auditing issued by Capital Markets Board and SIA, we exercise professional judgment and maintain professional skepticism throughout the audit. We also:

• Identify and assess the risks of material misstatement of the standalone financial statements, whether due to fraud or error, design and perform audit procedures responsive to those risks, and obtain audit evidence that is sufficient and appropriate to provide a basis for our opinion. (The risk of not detecting a material misstatement resulting from fraud is higher than for one resulting from error, as fraud may involve collusion, forgery, intentional omissions, misrepresentations, or the override of internal control..)
• Obtain an understanding of internal control relevant to the audit in order to design audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Company's internal control.
• Evaluate the appropriateness of accounting policies used and the reasonableness of accounting estimates and related disclosures made by management.
• Conclude on the appropriateness of management's use of the going concern basis of accounting and, based on the audit evidence obtained, whether a material uncertainty exists related to events or conditions that may cast significant doubt on the Company's ability to continue as a going concern. If we conclude that a material uncertainty exists, we are required to draw attention in our auditor's report to the related disclosures in the standalone financial statements or, if such disclosures are inadequate, to modify our opinion. Our conclusions are based on the audit evidence obtained up to the date of our auditor's report. However, future events or conditions may cause the Company to cease to continue as a going concern.

1. Auditor's Responsibilities for the Audit of the Standalone Financial Statements (Continued)

• Evaluate the overall presentation, structure and content of the standalone financial statements, including the disclosures, and whether the standalone financial statements represent the underlying transactions and events in a manner that achieves fair presentation.

We communicate with those charged with governance regarding, among other matters, the planned scope and timing of the audit and significant audit findings, including any significant deficiencies in internal control that we identify during our audit.

We also provide those charged with governance with a statement that we have complied with relevant ethical requirements regarding independence.

From the matters communicated with those charged with governance, we determine those matters that were of most significance in the audit of the standalone financial statements of the current period and are therefore the key audit matters. We describe these matters in our auditor's report unless law or regulation precludes public disclosure about the matter or when, in extremely rare circumstances, we determine that a matter should not be communicated in our report because the adverse consequences of doing so would reasonably be expected to outweigh the public interest benefits of such communication.

1. Report on Other Legal and Regulatory Requirements

In accordance with paragraph four of the Article 398 of the Turkish Commercial Code No. 6102 ("TCC"), the auditor's report on the system and the committee of early detection of risk has been submitted to the Board of Directors of the Company on 7 March 2023.

In accordance with paragraph four of the Article 402 of TCC, nothing has come to our attention that may cause us to believe that the Company's set of accounts and standalone financial statements prepared for the period 1 January-31 December 2022 does not comply with TCC and the provisions of the Company's articles of association in relation to financial reporting.

In accordance with paragraph four of the Article 402 of TCC, the Board of Directors provided us all the required information and documentation with respect to our audit.

The engagement partner on the audit resulting in this independent auditor's report is Emrehan Demirel.

Additional paragraph for convenience translation to English

In the accompanying financial statements, the accounting principles described in Note 2 (defined as Turkish Accounting Standards/Turkish Financial Reporting Standards) differ from International Financial Reporting Standards (IFRS) issued by the International Accounting Standards Board with respect to the application of inflation accounting. Accordingly, the accompanying financial statements are not intended to present the financial position and results of operations in accordance with IFRS.

DRT BAĞIMSIZ DENETİM VE SERBEST MUHASEBECİ MALİ MÜŞAVİRLİK A.Ş. Member of DELOITTE TOUCHE TOHMATSU LIMITED

Emrehan Demirel

Partner

İstanbul, 7 March 2023