MAX ESTATES – Q1 FY27 CONCALL HIGHLIGHTS
#Q1FY27
Residential Performance
- Q1 pre-sales reached ₹1,100 Cr, up 5x YoY.
- Estate 361 Terraces phase one fully sold.
- Terraces contributed approximately ₹500 Cr.
- Sustenance sales contributed another ₹600 Cr.
- Quarterly collections stood at approximately ₹575 Cr.
- Residential collections remain at 20–25% of sales value.
- Construction funded without incremental residential project debt.
Embedded Value
- Launched residential/mixed-use portfolio potential stands at ₹17,500 Cr.
- Sold and contracted portfolio stands at ₹13,500 Cr.
- Already collected from sold portfolio: ₹3,500 Cr.
- Future collections from sold portfolio: ₹10,000 Cr.
- Embedded PBT estimated at ₹4,500–5,500 Cr.
- Majority of future earnings already contracted.
Residential Pipeline
- Total residential launch pipeline stands around ₹16,100 Cr.
- Around ₹4,000 Cr already launched.
- Around ₹12,000 Cr planned new launches in FY27.
- Company targets annual addition of 2 Mn sq ft.
- Estate 361 overall GDV stands at ₹9,000 Cr.
- Terraces carries approximately ₹1,200 Cr GDV.
- Estate 105 revised GDV increased to ₹6,000 Cr.
- Estate 105 Phase 2 planned for FY27.
- Sector 59 has 1.3 Mn sq ft development potential.
- Sector 59 GDV potential exceeds ₹3,500 Cr.
- Sector 59 launch expected in Q3 FY27.
Commercial Portfolio
- Max Towers, Max House and Max Square remain 100% occupied.
- Commercial portfolio area stands at 1.2 Mn sq ft.
- Q1 lease rental income increased 5% YoY to ₹40 Cr.
- Max Towers latest lease achieved ₹156/sq ft/month.
- Current weighted average rental is ₹132/sq ft/month.
- Max Towers has significant mark-to-market upside.
- Max Square 2 has 1 Mn sq ft leasable area.
- Occupancy certificate expected by Q2 FY28.
- Max Square 2 can add ₹125 Cr annuity income.
- Max District has 1.6 Mn sq ft leasable area.
- Max District can add ₹200 Cr annuity income.
- Peak annual rental income targeted around ₹700 Cr.
- Company targets 1 Mn sq ft annual business development.
Pre-Leasing Momentum
- Max Square 2 pre-leasing remains strong.
- Max District also seeing healthy pre-leasing.
- Over 3 Mn sq ft currently under discussion.
- Recent pre-leases achieved 25–30% premiums.
- Management expects further premium improvement.
- Leasing premiums are benchmarked against current market rates.
Financial Performance
- Q1 consolidated revenue stood at ₹52 Cr.
- Consolidated EBITDA stood at ₹8 Cr.
- Consolidated PBT stood at ₹11 Cr.
- Consolidated PAT stood at ₹8 Cr.
- Max Asset Services revenue rose 16% YoY to ₹15 Cr.
- Commercial assets remain fully leased.
Balance Sheet
- Net debt stood at ₹234 Cr as of June 2026.
- Gross debt stood at ₹1,960 Cr.
- Lease rental discounting borrowings stood at ₹934 Cr.
- Cash and equivalents stood at ₹1,727 Cr.
- ICRA assigned first-time A+ rating with stable outlook.
- Uncommitted receivables stood near ₹9,500 Cr.
- Cash-flow adequacy ratio stood around 105%.
FY27 Cash Flow
- FY27 collections expected at ₹2,500–2,700 Cr.
- Project deployment expected around ₹1,500–1,800 Cr.
- Operating OCF expected around ₹750–1,000 Cr.
- Remaining OCF planned toward business development.
- Q1 collections increased confidence in FY27 targets.
Commercial Capex
- Remaining commercial asset capex is ₹1,500–1,800 Cr.
- Financial closure achieved across commercial assets.
- Equity partners have contributed their share.
- Debt sanctioned by SBI, ICICI and Axis.
- Long-term strategy uses around 40% equity.
- Balance funding primarily through debt.
- Construction finance converts to lease rental discounting.
Antara Partnership
- Max Estates owns and develops the projects.
- Antara acts as senior-living knowledge/operator partner.
- Antara receives approximately 9–9.5% development fee.
- Fee applies to relevant senior-living sales.
- Antara residences command around 10% sales premium.
- Higher pricing helps offset the management fee.
- Estate 361 senior-living portion around 15–20%.
- Future Antara participation remains project-specific.
Business Development
- Company remains focused on NCR and larger NCR.
- Evaluating opportunities across the broader NCR region.
- Management remains confident about consolidation opportunity.
- Focus remains on organized, trusted listed developers.
- Business development will follow internal return parameters.
- Delhi land-pooling policy seen as transformational.
- Company will evaluate Delhi opportunities seriously.
Launch Strategy
- Remaining FY27 new launches expected around ₹5,000–5,500 Cr.
- Existing launched inventory adds another ₹3,000–4,000 Cr.
- Company has stopped providing formal sales guidance.
- Management prioritizes quality of sales over volume targets.
- Macro environment remains volatile.
- Management remains confident about pipeline and product positioning.
KEY TAKEAWAY
- ₹1,100 Cr Q1 sales + ₹16,000 Cr pipeline supports strong growth visibility.