# 1. Financial Performance ## A. Key Figures * Revenue: **INR176.18 Cr** Q2 FY'26 · **INR302.72 Cr** Q1 FY'26 (↓ due to lower deliveries) * PAT: ₹27.54 Cr Q2 FY'26 · ₹12.72 Cr Q1 FY'26 * **Sales Run Rate:** **₹480 Cr** H1 FY'26 · **₹1,270 Cr** projected FY'26 · **₹6,300 Cr** projected FY'26–FY'29 * Net Margins (3-Yr): 6.5%, 8.6%, 3.27% · 10-odd%, ~11% targeted for FY'26 ## B. Revenue & Sales * **Sales Momentum:** Strong forward sales visibility with **₹1,270 Cr** expected in FY'26 and **₹6,300 Cr** in pipeline from FY'26–FY'29, reflecting robust demand and execution. * **Delivery Volatility:** Q2 revenue decline reflects timing of project handovers, not demand weakness, with **steady operational progress** noted across sites. * **Pricing Power:** Average realization of **₹4,800–₹5,000/sq. ft.** in the quarter across key handover projects, indicating stable pricing. ## C. Profit Margins * **Margin Resilience:** PAT decline QoQ despite lower revenue, driven by **favorable project mix** and delivery of **higher-margin developments**. * **Structural Margin Expansion:** **Phase 3+ of Ashiana Amarah** to deliver **substantially higher margins** due to fixed land costs and repricing; **Tarang outperforms Anmol** on margin despite lower pricing due to **lower land cost base**. * **One-Time Gain:** **₹3 Cr post-tax** benefit from resolution of **Kolkata dispute**, providing incremental profit uplift. ## D. Balance Sheet * **Financial Strength:** **Light, low-debt balance sheet** supports multi-year **cash accretion** and provides optionality for strategic capital allocation. --- # 2. Sales & Presales ## A. Key Figures * **Value of Area Booked:** **₹303.43 Cr** Q2 FY'26 · **₹430.97 Cr** Q1 FY'26 (decline due to prior launch-driven surge) * **First-Half Bookings:** **₹730–740 Cr** (achieved without major launches) * **Presales Target FY'26:** **₹2,000 Cr** (contingent on upcoming launches) * **Launch Pipeline Value:** **₹11,000 Cr** (revenue potential through FY'30) ## B. Quarterly Bookings * **Softness in Q2:** Bookings declined sequentially due to high Q1 sales fueled by new launches, including Aravali in Jaipur and Tarang Phase 6 in Bhiwadi. * **Resilient Core Demand:** First-half performance reflects strong underlying demand and sales execution despite absence of large-scale launches. * **Referral-Driven Model:** Across most projects, **60% to 70% of bookings** stem from referrals, underscoring the strength of brand loyalty and customer networks. * **Digital Lead Definition:** Digital leads are strictly from online channels (Google, Meta, website, LinkedIn, social media) and exclude partner or referral sales. ## C. Project Performance & Pipeline * **Amarah Shows Sustained Momentum:** Despite a weak Phase 5 launch, recent quarters show solid sales, with Q1 and Q2 volumes well above the **30,000 sq ft per quarter** benchmark. * **Aaroham and Amaya Launches Delayed:** Aaroham pushed to second half of FY'26; both Amaya and Aaroham now expected to launch imminently, with expressions of interest starting in Q3. * **New Launch Executed:** Ashiana Swarang Phase 2 launched in Chennai during Q2 FY'26. * **Pipeline Momentum Building:** Multiple projects—Amaya, Aaroham, and Oma—set for launch in coming weeks or early next fiscal, critical to achieving annual presales target. --- # 3. Project & Inventory ## A. Key Figures * **Construction Volume:** **7.25 Lakh Sq. Ft.** Q2 FY'26 (+18%) · **6.15 Lakh Sq. Ft.** Q1 FY'26 * **Planned Annual Delivery:** **24 Lakh Sq. Ft.** * **Aaroham Project Size:** **15 Lakh Sq. Ft.** ## B. Delivery Schedule * **Execution Momentum:** Handovers initiated for Advik Phase 1 and Tarang Phase 4B, with sufficient runway to deliver Amaya, Aaroham, and other phases by FY'30. * **Scalable Delivery Model:** Confirmed capacity to sustain **24 Lakh Sq. Ft.** annual deliveries, backed by proven track record and organizational readiness. * **Operational Confidence:** Commitment to delivering operationally ready buildings with quality, acknowledging potential for minor project-level execution variances. ## C. Construction Volume * **Strong Sequential Ramp-Up:** Construction activity surged **18% QoQ**, reflecting accelerated site progress and operational scaling. ## D. Approval Status * **Launch Imminence:** Final approvals secured except RERA, which is pending but expected imminently; project launch slated for early next month. * **Design Optimization:** Redesign yielded **increased saleable area** and enhanced project layout, adding value ahead of launch. * **Phased Development Plan:** Aaroham structured into **3 phases** with **2 buildings each**, totaling **6 buildings**, ensuring manageable execution and staged revenue recognition. --- # 4. Product & Segment Mix ## A. Key Figures * **Sales Value Potential:** **₹1,200 Cr** MWC Chennai lease · **₹2,500 Cr** total across senior living projects * **Pricing Levels:** **₹6,000/sq ft** targeted for Malhar & Advik Phase 2 · **₹8,000/sq ft** quoted pre-discount for Amaya ## B. Senior Living Focus * **Strategic Anchor:** Senior living remains a core growth engine, with a **market-leading position** underpinned by demographic tailwinds and **specialized service differentiation**. * **Project Momentum:** Secured high-value lease in Chennai; **multiple new projects in pipeline**, supported by favorable land economics and viable expansion into lower-demand, senior-friendly locations. * **Brand & Differentiation:** Senior living offers **sharper product distinction** versus general housing, enabling **strong brand equity** and reduced commoditization risk. ## C. Kid-Centric Projects * **Premium Repositioning:** New launch **Aaroham** targets a **higher-end segment** with superior design, lower density, and enhanced amenities compared to earlier projects like Aranya and Amara. * **Sales & Expansion Strategy:** Amara sees steady but moderating demand driven by near-term possession; company evaluating **scaling the kid-centric model to new cities**. ## D. Pricing Trends * **Pricing Power Intact:** Executing price increases across markets with **no current pressure**, though pace has moderated; shift toward **profit-maximizing pricing** in later project phases. * **Affordability Resilient:** Strong customer ability to close deals persists despite **flat apartment prices in Gurugram** over 12–18 months, with land prices yet to adjust downward. * **Targeted Launch Pricing:** Upcoming projects like **Aaroham and Amaya** expected in the **₹3–5 Cr range**, with Aaroham commanding a **slightly higher ticket size**. --- # 5. Land & Capital Allocation ## A. Key Figures * **Ashiana Aaroham Sales Value:** **INR1,500–1,800 Cr** across three phases * **Chennai Land Acquisition:** **INR1,200 Cr** * **NCD Raise:** **INR100 Cr** via IFC-funded listed debentures ## B. Land Acquisitions * **Pricing Headwinds:** Land markets remain **highly unbalanced**, with **unreasonable pricing in group housing**, especially in **Gurugram and Jaipur**, where valuations reflect speculative expectations of future price gains. * **Senior Living Premium Justification:** Elevated land costs in senior living are **strategically justifiable** due to **premium pricing power**, supporting **minimum return thresholds** and enabling continued capital deployment. * **Gurugram Outlook:** Land prices in Gurugram **not expected to soften for at least 12 months**, driven by anticipated apartment price appreciation. ## C. Joint Venture Deals * **Pipeline Secured:** Despite challenging land economics, company has secured **viable parcels through multiple JV agreements** with capital partners, ensuring a **robust project pipeline** for senior living expansion. ## D. Capital Deployment * **Strategic Capital Focus:** **Senior living** is the **primary capital allocation priority**, with **disproportionate investment** planned due to its **long-term strategic value** and **sustainable competitive advantage**. --- # 6. Risks & Approvals ## A. Regulatory Delays * **Approval Headwinds:** Project delays stem from **differences in interpretation** of building, fire, and town planning codes, necessitating redesign and causing time loss. * **Land Acquisition Uncertainty:** Deals in **Jaipur, Panvel, and Bangalore** remain pending due to government approval-linked conditions, with resolution expected in **2–3 quarters**; failure to close will trigger exit. * **Chennai Timeline Clarity:** Approvals typically slow; launch targeted by **end of next FY (~2 years out)**, aiming for faster execution than prior projects. ## B. Legal Disputes * **Dispute Resolution:** Long-pending **Project Maitri (Kolkata)** development agreement dispute settled, yielding **₹5 Cr receipt** (includes recovery of ₹8 Cr security deposit and costs). * **Consumer Litigation Risk:** **226 customers** from **Ashiana Town** filed a case seeking class action status; company is contesting, asserting claims are factually incorrect. * **Customer Sentiment Intact:** Despite litigation, **NPS surveys confirm high customer satisfaction** at Ashiana Town, indicating limited reputational impact. ## C. Market Competition * **Gurugram Intensification:** Market now highly competitive with **rising channel partners**, shifting success drivers to **product quality, branding, and sales execution** over broad market tailwinds. * **Positioning & Differentiation:** Ashiana holds **middle-tier standing** in Gurugram—outperforming lower-tier peers but not dominant as in **Jamshedpur, Jaipur, or senior living** segments. * **Selective Market Dynamics:** Over the past 18 months, **branded, high-quality developers** have gained share; others face headwinds amid increasing buyer selectivity. * **Margin Pressure in New Micro-Markets:** Entry into **Malhar and Anmol** required **high revenue share deals (2013–2015)**, pressuring margins on later-delivery projects. * **Launch Momentum vs. Sustainability:** Strong early traction at **Aaroham** reflects **channel partner preference for new launches**, though sustained performance remains to be proven. * **Niche Brand Building:** While **senior living faces minimal competition**, **kid-centric housing is more contested**, though Ashiana is establishing **growing brand salience** in this space. --- # 7. Guidance & Outlook ## A. Key Figures * **Cumulative Revenue Guidance:** **₹11,000 Cr** (FY '25–'30) * **Cumulative Profit Guidance:** **₹2,000 Cr** (FY '25–'30) * **FY '30 Revenue Target:** **~₹1,670 Cr** (~two-thirds of ₹2,500 Cr) * **Sustainable Sales Run Rate:** **₹300–400 Cr/quarter** (₹600–700 Cr/half-year) ## B. Revenue Forecast * **Confident Trajectory:** Revenue recognition for FY '30 remains on track, underpinned by defined project delivery timelines, not just new launches. * **Near-Term Momentum:** Q1 supported by Aravalli launch; strong sales momentum and healthy cash flows expected in Q2 FY '26. * **Execution Focus:** Emphasis on timely project handovers in FY '26 to support delivery credibility and long-term value creation. ## C. Margin Trajectory * **Margin Inflection Underway:** Profitability set to improve from FY '26 onward, driven by a shift toward **higher-margin projects** and exit from legacy low-margin developments. * **Accelerating Gains:** FY '27 to see better margins than '26, but **most substantial improvement expected in FY '28** due to favorable mix and stronger realizations. * **Targeted Expansion:** Net profit margins expected to reach **low double digits** in FY '26, with **mid- to high-teens** anticipated by FY '28. ## D. ROE Target * **Capital Efficiency Goal:** Management targets **>20% ROE on reported basis by FY '28**, supported by margin expansion and disciplined capital allocation.