# 1. Financial Performance ## A. Key Figures * **Consolidated Revenue:** **₹100 Cr** (H1 FY26) (+24%) · **Max Asset Services Revenue:** **₹26 Cr** (H1 FY26) (+33%) * **Consolidated EBITDA:** **₹24 Cr** (H1 FY26) * **PBT & PAT:** **₹29 Cr** PBT · **₹20 Cr** PAT (H1 FY26) * **Cash & Borrowings:** **₹1,900 Cr** cash · **₹1,550 Cr** borrowings (as of 30-Sep) → **₹350 Cr** net cash ## B. Revenue Growth * **Strong Segment Momentum:** Max Asset Services delivered robust double-digit growth, outpacing overall consolidated revenue expansion. * **Scaled Development Platform:** Max Estates has achieved significant scale with nearly **8 Cr sq ft** of development, enhancing operational efficiency through internal design and procurement innovations. ## C. Profitability Metrics * **Margin Resilience Focus:** Management emphasizes continuous cost optimization to counter urban development cost pressures while protecting margins and customer experience. ## D. Balance Sheet * **Healthy Liquidity Position:** Strong net cash balance reflects disciplined capital structure and conservative leverage, supported by **₹867 Cr** from lease rental discounting. * **Strategic Investor Engagement:** New York Life has invested close to **$200 Mn** in Max Estates projects, with potential for future collaboration despite absence of a formal investment platform. --- # 2. Presales & Launch Pipeline ## A. Key Figures * **Upcoming Launch GDV:** **INR 9,500 Cr** (Noida & Gurugram) * **Total GDV (acquired & upcoming):** **INR 17,000 Cr** * **Presales Target FY26:** **INR 6,000–6,500 Cr** (+15–20% YoY) * **Estate 128 Presales:** **INR 2,700 Cr** (fully sold) * **Estate 360 Presales:** **INR 4,800 Cr** (100% sold) ## B. Project Launches * **Pipedrive Momentum:** Three major projects—Estate 361, Max One, and Sector 105—on track for H2 launch, all in final approval stages (RERA and building plan). * **Staggered Rollout:** Estate 361 (Gurugram) to launch in early December; Max One (Noida) in January; Sector 105 (Noida) by end-Jan to early Feb. * **Intergenerational & Mixed-Use Focus:** Estate 361 to feature Antara Senior Living + residential; Max One and Estate 105 include commercial-residential mix with New York Life partnership. * **Pipeline Depth:** 2 crore sq ft of projects under evaluation, signaling sustained business development beyond annual targets. ## C. GDV & Targets * **Portfolio Scale:** Total GDV reaches INR 17,000 Cr, underpinned by recent acquisitions and H2 launch pipeline. ## D. Residential Presales * **Strong Execution:** Estate 128 and Estate 360 fully sold with combined presales of **INR 7,500 Cr**, demonstrating pricing power and market demand. * **FY26 Visibility:** Presales target of INR 6,000–6,500 Cr well-supported by upcoming high-GDV launches in prime NCR locations. --- # 3. Rental Portfolio & Occupancy ## A. Key Figures * **Lease Rental Income:** **₹76 Cr** (H1 FY26) (+41%) · **₹38 Cr** (Q2 FY26) * Portfolio Size: 1.3 Mn sq ft total lease area, 100% occupied * **Annualized Run Rate:** **>₹150 Cr** rental income ## B. Lease Rental Income * **Surge in Demand:** Commercial net office leasing up **5x YoY**, driven by global capability centers and domestic corporates seeking premium, sustainable Grade A workspaces. * **High-Quality Tenancy:** Portfolio anchored by marquee tenants including **Adobe, BBC, Target**, and leading law/tech firms, supporting rental resilience. * **Long-Term Visibility:** **9-year lease contracts** with fixed **15% escalations every 3 years** ensure predictable income growth and low turnover risk. * **Investor Alignment:** New York Life’s focus on annuity-like CRE assets reinforces confidence in stable, long-duration income streams. ## C. Occupancy Rates * **Full Occupancy Achieved:** All **four operational assets at 100% occupancy**, with rents sustained at a **20–25% premium** to micro market averages. * **Supply Scarcity Advantage:** Premium pricing power underpinned by limited availability of institutional-grade office space in the region. ## D. Rental Escalations * **Near-Term Growth Catalyst:** **15% rental escalations** set to activate post-third year for Max Towers and Max House, boosting income in FY27. * **Structural Escalation Mechanism:** All leases include **3-yearly fixed 15% hikes**, providing embedded growth with no reliance on annual negotiations. --- # 4. Product & Segment Mix ## A. Residential Design * **Headline:** New projects in Noida and Gurgaon to follow proven design and underwriting framework, ensuring **40% margins for outright sales** and **20% for joint developments** despite conservative assumptions. * **Headline:** Differentiation driven by **superior product quality and customer experience**, fostering strong word-of-mouth referrals and reinforcing brand loyalty. * **Headline:** Company culture centered on **well-being-centric philosophy**, delivering integrated "live well" and "work well" experiences across residential and office developments. ## B. Commercial Assets * **Headline:** Delhi One positioned as a **luxury, invitation-only product** with **ticket sizes exceeding INR 35 Cr**, targeting ultra-high-net-worth buyers. ## C. Senior Living * **Headline:** Senior living market remains early-stage in India; **entry of major players like DLF seen as positive** for market expansion. * **Headline:** Max Estates’ **10-year leadership** in senior living provides first-mover advantage as sector gains traction. --- # 5. Land & Development Rights ## A. Key Figures * Land Parcel: 7.25 acres Gurgaon, Sector 59 (residential) · 1.3 million sq ft development potential · >₹3,000 Cr GDV * **Acquisition Spend:** **₹64 Cr** deployed for Sector 59, Gurgaon transaction ## B. Land Acquisitions * **Strategic Expansion:** Secured prime residential development rights in Gurgaon with multi-thousand-crore GDV potential, reflecting long-term land banking discipline. * **Active Portfolio Scaling:** Added **27 crore square feet** of commercial development rights in Noida and surrounding areas, including through auction-based acquisition completed in March 2025. * **Capital Deployment:** Initial payment made for Gurgaon parcel, with balance due post-milestone triggers, indicating structured deal design. ## C. Joint Ventures * **Exclusive Commercial Partnership:** Deepening strategic collaboration with **New York Life** as exclusive India partner to build a scaled, high-quality commercial portfolio. * **Ownership Structure:** JV partner holds **22%** in listed entity and **~49%** across commercial assets, aligning incentives while retaining operational control. --- # 6. Demand & Pricing Trends ## A. Key Figures * **Price Appreciation:** **19%–25%** YoY in NCR residential market * **Premium Differential:** **>25%** over past two years for institutional developers on key corridors ## B. Buyer Demand * **Structural Shift to Premium:** Robust demand driven by affluent buyers prioritizing quality, lifestyle, and delivery track record, signaling a sustained move into the premium segment. * **Near-Term Launch Visibility:** Management assessing demand for two upcoming Gurgaon launches amid strong historical sell-out velocity, with no clear signs of slowdown yet. ## C. Premium Corridors * **Hyper-Local Concentration:** Demand and pricing power are heavily concentrated in proven high-quality micro-markets with superior infrastructure and amenities. ## D. Market Position * **Resilient Brand Performance:** Company is insulated from broader market softness due to strong brand trust and customer loyalty. * **Regional Focus Intact:** No plans to expand beyond Delhi NCR, as existing regional opportunity remains deep and underpenetrated. --- # 7. Risks & Regulatory ## A. Key Figures * **Residential Construction Spend (FY):** **₹800 Cr** (expected) · **₹250 Cr** (current quarter) ## B. RERA Delays * **Top-Tier ESG Recognition:** Max Estates achieved a dual 5-star GRESB rating, ranking number 1 among peers and in the top 20% globally for ESG performance. * **Regulatory Filing Gap:** RERA applications remain unfiled for both Sector 105 and Delhi One projects, representing a key compliance risk. ## C. Land Pooling * **Policy Momentum Builds:** DDA issued first land pooling notice to one sector, marking the formal start of approvals. * **Confidence in Near-Term Approvals:** Management expects swift approvals for remaining sectors, including company-held plots, following DDA’s initial action. --- # 8. Guidance & Outlook ## A. Key Figures * **Annuity Rental Income Target:** **₹700+ Cr** (coming years) · **₹720–730 Cr** (3–4 years) * **Commercial Rental Income:** **>₹700 Cr** from FY '28–'29 onwards * **Project-Specific Rentals:** **₹110+ Cr** (Max Square Two) · **₹200+ Cr** (Max District) ## B. Sales Targets * **Geographic Expansion:** New markets beyond Delhi NCR under evaluation for medium- to long-term entry; no immediate plans or commitments. ## C. Annuity Projections * **Annuity Growth Trajectory:** Rental income outlook anchored in diversified portfolio, with meaningful step-up expected from FY '28–'29 as new commercial assets contribute. * **Residential Focus Maintained:** Growth pipeline remains skewed toward residential; no strategic pivot to expand annuity base beyond **₹720–730 Cr** in near term.