Seaport Entertainment Group Inc. · NYSE:SEG
Seaport Entertainment — Investor Presentation (November 2026)
56 slides from Seaport Entertainment's investor presentation, Nov 4, 2026
Slide 1: Seaport Entertainment Group
SE APOR ES NMENT
Slide 2: Develop integrated experiences that bring people together and build community
WHO WE ARE DEVELOP INTEGRATED EXPERIENCES THAT BRING PEOPLE TOGETHER AND BUILD COMMUNITY Create, license and operate Produce and host Events Curate and operate Live Entertainment Hospitality concepts and Activations (large and small) experiences 2
Slide 3: Our business pillars
WHO WE ARE OUR BUSINESS PILLARS Hospitality Retail Entertainment Events Arts & Culture 3
Slide 4: Our portfolio
WHO WE ARE OUR PORTFOLIO ASSET ASSET TYPE DESCRIPTION Waterfront destination located in Lower Manhattan with 448,000 rentable SEAPORT NEIGHBORHOOD Mixed-use neighborhood square feet featuring entertainment, cultural and dining experiences 10,000-person capacity stadium located in Downtown LAS VEGAS
Slide 5: Our history
WHO WE ARE OUR HISTORY August 2024 September 2025 Spin-off from Howard Appointed Matt Partridge Hughes Holdings as President and CEO completed December 2024 Improved non-GAAP Las Vegas Aviators win February 2026 Listed on the adjusted earnings per Pacific Coast League Sold 250 Water Street NYSE Amer
Slide 6: A differentiated platform for investment
WHO WE ARE A DIFFERENTIATED OUR STRENGTHS PLATFORM FOR • Unique real estate in premier markets INVESTMENT • High-quality entertainment and hospitality businesses • Strategic partnerships that create a scalable ecosystem • Disciplined execution and flexible balance sheet • Experienced management and
Slide 7: Repositioning a premier asset base
WHO WE ARE REPOSITIONING A PREMIER ASSET BASE Since the 2024 spin-off from our predecessor company, Howard Hughes Holdings (HHH), we have repositioned our assets from a more traditional master planned community approach into stand-alone, experience-driven destinations that build long-term value. PRI
Slide 8: New York City
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Slide 9: A strong tourism market
WHERE WE ARE | NEW YORK CITY A STRONG TOURISM MARKET New York City is one of the largest and most economically significant tourism markets in the United States. 65 $56 $85 Million Visitors to NYC in 2025 Billion Direct Visitor Spending in 2025 Billion Total Economic Impact in 2025 (+1% YOY) (+4% YOY
Slide 10: One of the fastest growing residential markets in NYC
WHERE WE ARE | NEW YORK CITY ONE OF THE FASTEST GROWING RESIDENTIAL MARKETS IN NYC Lower Manhattan has added approximately 42,000 residents and nearly 20,000 new units to the neighborhood since 2000. As of 2025, there were 70,000 residents in ~37,000 residential units across Lower Manhattan. With ~9
Slide 11: A connected community
WHERE WE ARE | NEW YORK CITY A CONNECTED COMMUNITY By Train • 12 subway lines within 10 minutes walk, including Fulton Transit Center, providing express & local train access to 4 boroughs. • 10 minutes walking from PATH World Trade Center which serves over 30,000 daily weekday riders. By Boat • 7 mi
Slide 12: Lower Manhattan: in the news
WHERE WE ARE | NEW YORK CITY LOWER MANHATTAN: IN THE NEWS 12
Slide 13: The Seaport
OUR ASSETS | NEW YORK CITY THE SEAPORT The Seaport is an iconic, multi-block mixed-use destination in Lower Manhattan. Known as a premier destination blending distinct experiences, the neighborhood has become a dynamic hub for both locals and visitors. The Seaport is well-positioned to drive increas
Slide 14: The Seaport: Waterfront / Cobblestones
OUR ASSETS | NEW YORK CITY THE SEAPORT: WATERFRONT THE SEAPORT: COBBLESTONES 14
Slide 15: The Seaport: Waterfront
OUR ASSETS | NEW YORK CITY THE SEAPORT: WATERFRONT 15
Slide 16: Waterfront portfolio
OUR ASSETS | NEW YORK CITY WATERFRONT PORTFOLIO ASSET ASSET TYPE DESCRIPTION 3,500-person capacity, 1.5-acre open-air rooftop venue at Pier 17, THE ROOFTOP AT PIER 17 Entertainment Venue opened in 2018 45,000 SF of purpose built event space across three floors at Pier 17, PIER 17 EVENT VENUE Opening
Slide 17: The Rooftop at Pier 17
OUR ASSETS | NEW YORK CITY THE ROOFTOP AT PIER 17 The Rooftop at Pier 17 is an award-winning, outdoor concert & event space programmed in partnership with Live Nation. Owned and operated by SEG, the 3,500-person capacity venue has redefined the live music experience since its opening in 2018. Now re
Slide 18: The Rooftop at Pier 17
OUR ASSETS | NEW YORK CITY THE ROOFTOP AT PIER 17 The Rooftop has also established a strong brand reputation and marketing presence with 400,000+ emails in its database and 200,000+ social media followers, which can be leveraged to support adjacent concepts & experiences. The guest experience within
Slide 19: The Rooftop at Pier 17
OUR ASSETS | NEW YORK CITY THE ROOFTOP AT PIER 17 In addition to the Seaport Concert Series, The Rooftop has played host to a number of global events, emphasizing its outsized power in the marketplace as a premier event destination. 2019 | 2025 | 2026 2024 | 2025 | 2026 2025 2026 NBC Broadcast of Ma
Slide 20: Meow Wolf
OUR ASSETS | NEW YORK CITY MEOW WOLF OPENING EARLY 2028 Meow Wolf is an award-winning, immersive arts and entertainment company that creates large-scale, interactive experiences blending storytelling, technology, and contemporary art. Founded in Santa Fe, Meow Wolf has grown into a nationally recogn
Slide 21: Flanker Kitchen + Sports Bar
OUR ASSETS | NEW YORK CITY FLANKER KITCHEN + SPORTS BAR OPENING EARLY 2027 Flanker Kitchen + Sports Bar will bring its upscale sports bar experience and award-winning food to the ground level of Pier 17 in 2027. Operated in partnership with Carver Road Hospitality, the East Coast flagship of the Fla
Slide 22: Hidden Boot Saloon
OUR ASSETS | NEW YORK CITY HIDDEN BOOT SALOON OPENING EARLY 2027 Located above Flanker Kitchen + Sports Bar, Hidden Boot Saloon is a speakeasy-style concept with three bars, a mechanical bull, unique private dining spaces, signature cocktails and curated bites. Operated in partnership with Carver Ro
Slide 23: Pier 17 Event Venue
OUR ASSETS | NEW YORK CITY PIER 17 EVENT VENUE OPENING MID-2027 Owned and operated by Seaport Entertainment Group, the Pier 17 Event Venue is roughly 45,000-square feet of purpose built event space spread across three floors with a dedicated ground-floor entrance and capacity for up to 1,500 guests.
Slide 24: Waterfront destination dining
OUR ASSETS | NEW YORK CITY WATERFRONT DESTINATION DINING CARNE MARE GITANO NYC MISTER DIPS THE FULTON 24
Slide 25: Balloon Museum
OUR ASSETS | NEW YORK CITY BALLOON MUSEUM Since debuting in Rome in December 2021, the Balloon Museum curated pop-up experiences in more than 23 cities around the world, welcoming more than 7 million guests. This global presence has established the Balloon Museum as a leader in blockbuster-scale exh
Slide 26: The Seaport: Cobblestones
OUR ASSETS | NEW YORK CITY THE SEAPORT: COBBLESTONES 26
Slide 27: Cobblestones portfolio
OUR ASSETS | NEW YORK CITY COBBLESTONES PORTFOLIO ASSET ASSET TYPE DESCRIPTION Joint-venture with 50% ownership, located in more than 25,000 SF on the LAWN CLUB NYC Entertainment Venue ground floor of the Fulton Market Building, opened in 2023 Centrally located two-floor restaurant with extensive ou
Slide 28: Lawn Club NYC
OUR ASSETS | NEW YORK CITY LAWN CLUB NYC Developed in partnership with Endorphin Ventures, Lawn Club is an innovative concept that capitalizes on the growing trend of competitive socializing—experiences that combine friendly competition with vibrant social interaction. The 27,000-square foot space f
Slide 29: Sadie's & Sadie's Garden Bar
OUR ASSETS | NEW YORK CITY SADIE’S & SADIE’S GARDEN BAR Sadie’s is the Seaport’s neighborhood hangout, bringing an indoor- outdoor bar experience and year-round programming to the cobblestones. The restaurant features a seasonal menu of New American comfort food and classic cocktails with a twist. I
Slide 30: Unique mix of locally-owned businesses
OUR ASSETS | NEW YORK CITY UNIQUE MIX OF LOCALLY-OWNED BUSINESSES MURE + GRAND HIIT THE DECK BOXING FULTON STALL MARKET MCNALLY JACKSON BOOKS CORK WINE BAR 30
Slide 31: Las Vegas
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Slide 32: Visitors driving success
WHERE WE ARE | LAS VEGAS VISITORS DRIVING SUCCESS OPPORTUNITY TO BENEFIT FROM STRONG TOURISM AND THE CITY’S BURGEONING PROFESSIONAL SPORTS INDUSTRY 42 Million Visitors to Las Vegas* Professional sports are exploding in Las Vegas, with the Las Vegas Aces (4th most valuable WNBA team1), Las Vegas Raid
Slide 33: Steadily growing residential population
WHERE WE ARE | LAS VEGAS STEADILY GROWING RESIDENTIAL POPULATION Summerlin, Nevada, home of Las Vegas Ballpark, currently has ~127,000 residents and is expected to to grow to 200,000 upon completion. LAS VEGAS BALLPARK 10,000 occupancy Home to the Las Vegas Aviators Triple-A MiLB Team 33
Slide 34: Our assets
WHERE WE ARE | LAS VEGAS OUR ASSETS 34
Slide 35: Las Vegas portfolio
OUR ASSETS | LAS VEGAS LAS VEGAS PORTFOLIO ASSET ASSET TYPE DESCRIPTION LAS VEGAS AVIATORS MiLB Baseball Team Triple-A Minor League Baseball team and affiliate of the Athletics LAS VEGAS BALLPARK Ballpark 10,000-person capacity Minor League Baseball stadium, opened in 2019 Own an 80% interest in and
Slide 36: Las Vegas Aviators
OUR ASSETS | LAS VEGAS LAS VEGAS AVIATORS The Las Vegas Aviators, the Triple-A affiliate of the Athletics—who plan to relocate to Las Vegas in 2028—represent the city’s longest-standing professional sports franchise, with roots dating back to 1983. The team began a new era in 2019 with the opening o
Slide 37: Las Vegas Ballpark
OUR ASSETS | LAS VEGAS LAS VEGAS BALLPARK Las Vegas Ballpark, opened in 2019 in the heart of Downtown Summerlin—a vibrant mixed-use district attracting over 20 million visitors annually and located just nine miles west of the Las Vegas Strip. The 10,000-seat venue serves as the home of the Las Vegas
Slide 38: Fashion Show Mall air rights
OUR ASSETS | LAS VEGAS FASHION SHOW MALL AIR RIGHTS SEG holds an 80% interest in and to the air rights above Fashion Show Mall, one of the largest and most prominent shopping, dining, and entertainment destinations on the Las Vegas Strip, spanning over 1.8 million square feet and home to approximate
Slide 39: Strategic partnerships & investments
STRATEGIC PARTNERSHIPS & INVESTMENTS 39
Slide 40: Jean-Georges Restaurants
STRATEGIC PARTNERSHIPS & INVESTMENTS JEAN-GEORGES RESTAURANTS Jean-Georges Restaurants, founded by acclaimed Michelin-starred chef Jean-Georges Vongerichten, has evolved into a globally recognized hospitality brand. In addition to licensing agreements with Jean-Georges Restaurants at the Seaport, SE
Slide 41: Jean-Georges Restaurants
STRATEGIC PARTNERSHIPS & INVESTMENTS JEAN-GEORGES RESTAURANTS 44+ 13+ 23+ Owned, Licensed and Countries with a Distinct markets with a Managed Restaurants Jean-Georges’ concept Jean-Georges’ concept 41
Slide 42: Jean-Georges Restaurants
STRATEGIC PARTNERSHIPS & INVESTMENTS JEAN-GEORGES RESTAURANTS Leveraging Jean-Georges’ culinary expertise and the brand’s global reputation, SEG sees multiple avenues for growth, including the introduction of new restaurant concepts, franchising opportunities, private-label products, and other compl
Slide 43: Adding value through strategic brand partnerships
STRATEGIC PARTNERSHIPS & INVESTMENTS ADDING VALUE THROUGH STRATEGIC BRAND PARTNERSHIPS In addition to driving revenue within individual business units through guest transactions, Seaport Entertainment Group builds brand platforms. Across each of our assets, we create opportunities for brands to conn
Slide 44: A case study: Seaport Racquet Club
STRATEGIC PARTNERSHIPS & INVESTMENTS A CASE STUDY: SEAPORT RACQUET CLUB What began in 2023 as a three-day activation with three brand partners, Seaport Racquet Club has grown into a premier tennis lifestyle platform leveraging excitement around the U.S. Open. Now spanning nearly three weeks each sum
Slide 45: Appendix
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Slide 46: Select 2026 updates
APPENDIX SELECT 2026 UPDATES • Completed the sale of 85 South Street, a multifamily residential building in the Seaport, for $8.3 million in September 2026, generating net proceeds of $7.2 million after credits and closing costs • Executed a 10-year lease with Brooklyn DOP, a popular Brooklyn-based
Slide 47: Significant discount to replacement cost
APPENDIX SIGNIFICANT DISCOUNT TO REPLACEMENT COST Howard Hughes Holdings (HHH) Seaport Entertainment Group (SEG)1 Carrying Value Date Acquired (A) / Initial Depreciation & Carrying Value Incremental Depreciation & As of September In $ millions Opened (O)2 Investment Impairment3 Amortization At Spin
Slide 48: New York performance schedule
APPENDIX NEW YORK PERFORMANCE SCHEDULE At Spin Today Operating In-Place Leased / Operating In-Place Leased / In $ millions Revenue1,6 EBITDA1,6 Margin Occupancy2 Programmed2 Revenue3,6 EBITDA3,6 Margin Occupancy4 Programmed4 Waterfront5 $. 91 $. (33) (37%) 58% 63% $. 56 $. (17) (30%) 35% 98% Cobbles
Slide 49: Net loss to New York operating EBITDA reconciliation
APPENDIX NET LOSS TO NEW YORK OPERATING EBITDA RECONCILIATION Today1 At Spin2 Net Loss $ (98) $ (851) Las Vegas Operating EBITDA3 $ (2) $ (2) Other Corporate and Operating, Net4 - $ (1) Net Loss Attributable to Tin Building5 - $ (35) General and Administrative $ 28 $ 53 Depreciation and Amortization
Slide 50: Asset-based value components
APPENDIX ASSET-BASED VALUE COMPONENTS Low High Cash, Restricted Cash, & Cash Equivalents $. 110.3 $. 110.3 $. 110.3 $. 110.3 $. 110.3 Seaport Neighborhood Square Feet1,2 508 508 508 508 508 Hypothetical Per Square Foot Valuations $. 350.0 $. 500.0 $. 650.0 $. 800.0 $. 950.0 Total Seaport Neighborhoo
Slide 51: Our experienced executive team
APPENDIX OUR EXPERIENCED EXECUTIVE TEAM Matt Partridge Lenah Elaiwat Rebecca Sachs Emmanuel Cornet President and Chief Executive Officer Chief Financial Officer and Treasurer Chief Administrative Officer and Executive Vice President of Hospitality Corporate Secretary Prior to joining Seaport Enterta
Slide 52: Our accomplished board of directors
APPENDIX OUR ACCOMPLISHED BOARD OF DIRECTORS Mike Crawford Monica Digilio David Hirsh Anthony Massaro Chairman of the Board Director Director Director Mike has served as Chief Executive Officer of Monica is the founder and Chief Executive Officer David is currently an Independent Advisor to Town Ant
Slide 53: Company information
APPENDIX COMPANY INFORMATION NYSE Stock Symbol: SEG Date of Spin-Of: August 1, 2024 Investor Relations Contact: [email protected] See our website at ir.seaportentertainment.com for our most recent supplemental and financial information. 53
Slide 54: Definitions and references
APPENDIX DEFINITIONS AND REFERENCES References and terms used in this presentation that are in addition to the terms defined in the Safe Harbor section of this presentation, or not already defined in other areas of this presentation, include: This presentation was published on November 4, 2026. All
Slide 55: Disclaimer and forward-looking statements
APPENDIX DISCLAIMER AND FORWARD-LOOKING STATEMENTS This presentation and accompanying statements contain forward-looking statements that are subject to risks and uncertainties. All statements other than statements of historical facts or relating to present facts or current conditions included in thi
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