SELLA CAPITAL REAL ESTATE LTD

Company Number: 513992529

To:

Israel Securities Authority (www.isa.gov.il)
Tel Aviv Stock Exchange Ltd (www.tase.co.il)

Form Number: T087 (Public) Report transmitted in MAGNA: 15/12/2025 Reference number: 2025-01-099602

Capital Structure, Granting Rights to Purchase Shares, and Registers of the Corporation's Securities and their Changes

Regulation 31E of the Securities Regulations (Immediate Periodic Reports), 1970 Regulation 31(a) of the Securities Regulations (Immediate Periodic Reports), 1970 Regulation 31(b1) of the Securities Regulations (Immediate Periodic Reports), 1970 Regulation 32 of the Securities Regulations (Periodic and Immediate Reports), 1970

		Nature of the Change:
--	--	-----------------------

_________, _________, _________

Exercise of Warrants (Series 4) into Shares

Explanation: A brief description of the nature of the change.

Reference Numbers of Previous Reports on the Subject:

Capital Stock of Securities of the Corporation After the Change

Name & Type of Security	TASE Security No.	Quantity in Registered Capital	Issued and Paid-up Capital (Last Report)	Current Quantity	Quantity Registered Under Registrar Co.
Ordinary Share	1109644	1,000,000,000	239,006,843	239,030,593	239,030,593
Unlisted Warrants	1120948		5,308,765	5,308,765	0
Bonds Series 3	1138973		1,145,092,553	1,145,092,553	1,145,092,553
Bonds Series 4	1167147		1,102,771,353	1,102,771,353	1,102,771,353
Commercial Papers Series 1	1157189		120,000,000	120,000,000	120,000,000
Commercial Papers Series 2	1203975		130,000,000	130,000,000	130,000,000
Bonds Series 5	1205087		441,575,040	441,575,040	441,575,040
Warrants Series 4	1205095		17,124,772	17,101,022	17,101,022
Sella Real Estate Employees	1205582		339,000	339,000	0

Explanation: All of the company's securities should be detailed, including securities not listed for trading.

2. The Corporation Announces That:

This is an unofficial AI generated translation of the official Hebrew version and has no binding force. The only binding version is the official Hebrew version. For more information, please review the legal disclaimer.

On 14/12/2025
There was a change in the quantity and in the register of security holders (including rights to purchase shares) of the corporation due to:

Description of the nature of the change: Exercise of Warrants (Series 4) into Shares

Explanation: All details of the transaction or action that caused ^a change in the company's securities should be described.

Details relating to the security holder affected by the change:

Field	Value
Registered Holder Name	The TASE Company Registrar Ltd.
ID Type	Number in Israeli Companies Registrar
ID Number	515736817
Nature of Change	Exercise of Warrants
Change Date	14/12/2025
Executed through TASE Clearing	Yes
Type & Name of Security	Ordinary Shares
TASE Security Number	1109644
Holder's Balance in Last Report	239,006,843
Holder's Balance After Change	239,030,593
Total Amount of Increase/Decrease	23,750
Granting Rights to Purchase Shares?	No
Total Consideration for Allotted
TASE Security Number from Exercise
Number of Shares from Full Exercise
Total Additional Proceeds Expected
Period in which the security can be exercised
From
Until
Securities allotted will be registered for trading
Allocation is following up on	, published on, reference no:
Was full consideration received?	Yes

Second Change (Warrants):

Another similar change listing for Warrants Series 4 from 17,124,772 to 17,101,022 (-23,750), also executed via the TASE clearing, no exercise into shares.

Explanations:

1. If the change affects more than one security, the effect of the change should be detailed in a separate line for each security.
1. Change Date all changes of the same type, in the same security, carried out on the same day, should be summed in one line. For this purpose – changes executed via the stock exchange clearing should be distinguished from those executed directly in the company's books.
1. Reduction in securities for a reduction use the sign "-".
1. In all quantity fields, indicate the quantity of securities, not NIS par value.

3. Main Points from the Shareholder Registry as of the Reporting Date:

(Table left blank in original)

4. Attached: Shareholder Registry File under Section 130 of the Companies Law, 1999

Registry_of_Shareholders_isa.pdf

Alt: Attached file contains the shareholder registry as of the report date, in accordance with Section 130 of the Companies Law.

Attached: Updated file of the corporation's securities registers, including the warrants holders' and bond holders' registers

Registry_of_Securities_isa.pdf

Alt: Attached file contains the updated registry of the corporation's securities, including registers of holders of warrants and bonds.

Details of the Authorized Signatories on behalf of the Corporation:

No.	Name	Role
1	Lior Wilensky	Company Legal Advisor
2	Dror Yehuda	Chief Financial Officer

Explanation: According to Regulation 5 of the Periodic and Immediate Reports Regulations (1970), the report submitted under these regulations must be signed by those authorized to sign on behalf of the corporation. The ISA staff position on the matter can be found here

Previous names of reporting entity: (none listed)

Electronic Report Signatory: Yehuda Dror

Role: Chief Financial Officer

Additional Information

סלע קפיטל נדל"ן :name Short

Address: 7 Jabotinsky St., Ramat Gan, 52520

Phone: 03-5759222 Fax: 03-6131659

Email: [email protected]

Additional address: 7 Jabotinsky St., Ramat Gan, 5252007

Phone: 03-5759222 Fax: 03-7624532

Email: [email protected]

Trading Registry

The corporation's securities are listed for trading on the Tel Aviv Stock Exchange.

Date of form update: 06/08/2024

AI Terminal

Sella Capital Real Estate Ltd.

7040_rns_2025-12-15_1095ccca-00e6-4371-8e4e-adb5f9c5e0a9.pdf