MAHLIFE

Mahindra Lifespace Developers share price & results

Mahindra Lifespace Developers Limited· Realty· Consumer Discretionary

Results to
Sept 2026
Latest analysed call
Q2 FY27
Ownership as of
Sept 2026

Mahindra Group real-estate arm building homes in MMR/Pune/Bengaluru and industrial parks (Mahindra World City) pan-India.

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Guidance Hit Rate
21 targets · 100% hit rate 4 achieved · 17 active →
Segment Shift
2 segments tracked See revenue & margin mix below →
Reverse DCF
Implied Growth Test priced-in growth in DCF tool →
Concall & Tone
Q2 FY27 analysed Read claims, qualifiers & Q&A →

Price & Snapshot

₹318.1 −0.75% · −₹2.4

Last close 9 Nov 2026 · NSE · INR · Source: Inve

Performance −20.0% 1Y

₹300₹350₹400Nov 25Dec 25Feb 26Mar 26May 26Jun 26Aug 26Sept 26Nov 26Q2 FY26 — 7 Nov 2025Q3 FY26 — 2 Feb 2026Q4 FY26 — 28 Apr 2026Q1 FY27 — 24 Jul 2026Q2 FY27 — 22 Oct 2026

1Y: ₹397.45 on 7 Nov 2025 → ₹318.1. High ₹421.7 (1 Dec 2025), low ₹294.25 (30 Mar 2026).

Previous close
₹320.5
Market cap
₹6.6k Cr
52-week range
₹294.25 – ₹421.7
One year
−20.05%
Price to earnings (TTM to Sept 2026)
23.77×
Return on equity (TTM to Sept 2026)
7.63%

Reported

Key financial metrics & valuation ratios

Each figure keeps its basis and period; nothing is filled in.

MetricValueChangeBasisPeriodNote
Revenue32.0 ₹ crore+77.8% YoYQuarterly, as filedQuarter to Sept 2026Revenue from operations as filed.
Operating margin-170.0 %+129.0 pts YoYOperating profit / revenueQuarter to Sept 2026For the quarter; a change is in percentage points.
Net profit16.0 ₹ crore−66.7% YoYQuarterly, as filedQuarter to Sept 2026Profit after tax as filed.
Return on equity7.63 %+7.7 ptsFY Mar 2026 vs FY Mar 2025Trailing twelve monthsTTM to Sept 2026
Adjusted profit attributable to owners ÷ average owners’ equity.
Free cash flow margin-47.79 %+101.9 ptsFY Mar 2026 vs FY Mar 2025Fiscal yearFY ending Mar 2026
(Operating cash flow − fixed-asset purchases + disposals) ÷ revenue.
Revenue growth (YoY)Unavailable+141.2 ptsFY Mar 2026 vs FY Mar 2025Trailing twelve monthsTTM to Sept 2026
Not in the analysed materials. No older figure is substituted.

Source: Inve data from filed results; ratios from the Screener-verified panel · to Sept 2026

Business Mix

Where revenue comes from

2 operating segments · As of 31 Dec 2024

Projects, project management and development 99.3% · ₹166.16 Cr +15.1pp mix
Operating of commercial complexes 0.7% · ₹1.12 Cr −15.1pp mix

Explore full multi-period segment shift & margins →

Guidance

What management said, and what became of it

4 of 4 judged targets kept · 17 open · verdicts reflect calls analysed to Q2 FY27.

Mahindra Lifespace Developers Limited management guidance track record on Inve: 21 targets tracked across analysed earnings calls (4 achieved, 0 missed, 17 open).

Delivering on Operations (1/1 achieved), while Products (1 needs watch) is lagging.

TargetOriginal wordingSaidLatest callVerdict
Operations Net Debt to Equity Ratio
Keep debt-to-equity ratio below 0.5 long-term, not cross 0.6 short-term
Call transcript, Q3 FY25 · 3 Feb 2025
Q3 FY25
Q2 FY27:Net Debt/Equity at -0.28, system-wide cash balance at ₹1,036 cr.
Call transcript, Q2 FY27 · 22 Oct 2026
Achieved
Products Sai Baba Project Launch
May get launched in the next financial year, H2 (H2 FY26)
Call transcript, Q2 FY26 · 3 Nov 2025
Q2 FY26
Q2 FY27:Added another adjacent society (total cluster GDV ₹2,800 cr); targeting PAAA approvals by end Q3 / mid Q4 FY27 to launch in H2 FY27.
Call transcript, Q2 FY27 · 22 Oct 2026
Delayed
Growth Project IRR
Target 20%+ IRRs
Call transcript, Q3 FY25 · 3 Feb 2025
Q3 FY25
Q2 FY27:Maintained pricing discipline over volume discounting to protect project margins; recognized ₹25 cr in cost savings from 5 completed projects.
Call transcript, Q2 FY27 · 22 Oct 2026
On Track

Source: Inve Guidance Tracker for Mahindra Lifespace Developers Limited · to Q2 FY27

A verdict describes what became of management’s own words in later analysed calls. “Delayed” is a change of date, “went quiet” a target the calls stopped mentioning. None of it is a judgement on the investment. The methodology sets out how verdicts are recorded.

17 of Mahindra Lifespace Developers Limited's 21 targets are still open. See which are on track and which have gone quiet. The 3 above are the free sample; 18 more targets are in the full ledger.

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Supply chain

Cross-company call evidence

Named counterparties and similar headwinds disclosed on earnings calls.

Counterparties named by Mahindra Lifespace Developers Limited

  • Mahindra Lifespace Developers Limited → acquires or invests in → Borivali Sai Baba Nagar Society Expansion.

    Q2 FY27 · Announced · Positive · Counterparty named; listed-company identity not verified.

    1. Proposed
    2. Announced
    3. Active
    4. Completed / ended

    Expanding existing redevelopment cluster to gain economies of scale

    “So, Sai Baba we have added another society, roughly ₹1,000 crores... again we have roughly ₹2,800 crores of GDV in the Sai Baba Nagar micro market of Borivali”

    Disclosure indicates an acquisition or investment without specifying full buyout versus minority stake.

    Evidence drawer

    Evidence type: Transcript excerpt

    “So, Sai Baba we have added another society, roughly ₹1,000 crores... again we have roughly ₹2,800 crores of GDV in the Sai Baba Nagar micro market of Borivali”

    Source company: Mahindra Lifespace Developers Limited · Counterparty: Borivali Sai Baba Nagar Society Expansion · Call date: 2026-10-22 · Period: Q2 FY27 · Review status: Structured call extraction

  • Mahindra Lifespace Developers Limited → acquires or invests in → Chembur Society Cluster Expansion.

    Q2 FY27 · Announced · Positive · Counterparty named; listed-company identity not verified.

    1. Proposed
    2. Announced
    3. Active
    4. Completed / ended

    Society redevelopment acquisition adding road frontage and enhancing FSI for adjacent Seema & Twinkle Star societies

    “Chembur, we already had 2 societies in our ₹1700 crores, so another society of ₹500 crores has been added... with that, the cluster becomes roughly ₹2,200 crores.”

    Disclosure indicates an acquisition or investment without specifying full buyout versus minority stake.

    Evidence drawer

    Evidence type: Transcript excerpt

    “Chembur, we already had 2 societies in our ₹1700 crores, so another society of ₹500 crores has been added... with that, the cluster becomes roughly ₹2,200 crores.”

    Source company: Mahindra Lifespace Developers Limited · Counterparty: Chembur Society Cluster Expansion · Call date: 2026-10-22 · Period: Q2 FY27 · Review status: Structured call extraction

  • Mahindra Lifespace Developers Limited → divests to → Ample Parks Stake.

    Q2 FY27 · Closed / completed · Neutral · Counterparty named; listed-company identity not verified.

    1. Proposed
    2. Announced
    3. Active
    4. Completed / ended

    Monetization of stake in industrial/logistics partnership

    “On the IC side, we also had profits from sale of our stake in Ample Parks, which got reflected here.”
    Evidence drawer

    Evidence type: Transcript excerpt

    “On the IC side, we also had profits from sale of our stake in Ample Parks, which got reflected here.”

    Source company: Mahindra Lifespace Developers Limited · Counterparty: Ample Parks Stake · Call date: 2026-10-22 · Period: Q2 FY27 · Review status: Structured call extraction

  • Mahindra Lifespace Developers Limited → acquires or invests in → K2 Kandivali Greenfield Land Parcel.

    Q2 FY27 · Closed / completed · Positive · Counterparty named; listed-company identity not verified.

    1. Proposed
    2. Announced
    3. Active
    4. Completed / ended

    Greenfield land acquisition providing predictable launch pipeline

    Disclosed value: INR 400 crores

    “And you saw a greenfield acquisition of K2 in Kandivali, which is ₹5,600 crores... The K2 transaction closure happened last week, which was another ₹400 crore.”

    Disclosure indicates an acquisition or investment without specifying full buyout versus minority stake.

    Evidence drawer

    Evidence type: Transcript excerpt

    “And you saw a greenfield acquisition of K2 in Kandivali, which is ₹5,600 crores... The K2 transaction closure happened last week, which was another ₹400 crore.”

    Source company: Mahindra Lifespace Developers Limited · Counterparty: K2 Kandivali Greenfield Land Parcel · Call date: 2026-10-22 · Period: Q2 FY27 · Review status: Structured call extraction

  • Mahindra Lifespace Developers Limited → partners with → Sumitomo partnership (Phase-2B).

    Q1 FY27 · Announced · Positive · Counterparty named; listed-company identity not verified.

    1. Proposed
    2. Announced
    3. Active
    4. Completed / ended

    Continuation of an important partnership for industrial and commercial development

    “IC&IC side; very good news yesterday or day before when we signed the partnership with Sumitomo. As you know, Sumitomo partnership was signed first phase in 2015-16, second one November 2024 and now Phase-2B. So, they continue to be an important partner with us.”

    Exact commercial direction is not specified; disclosed as a partnership or collaboration.

    Evidence drawer

    Evidence type: Transcript excerpt

    “IC&IC side; very good news yesterday or day before when we signed the partnership with Sumitomo. As you know, Sumitomo partnership was signed first phase in 2015-16, second one November 2024 and now Phase-2B. So, they continue to be an important partner with us.”

    Source company: Mahindra Lifespace Developers Limited · Counterparty: Sumitomo partnership (Phase-2B) · Call date: 2026-07-24 · Period: Q1 FY27 · Review status: Structured call extraction

  • Mahindra Lifespace Developers Limited → acquires or invests in → Kandivali land parcel.

    Q1 FY27 · Announced · Positive · Counterparty named; listed-company identity not verified.

    1. Proposed
    2. Announced
    3. Active
    4. Completed / ended

    Added to GDV pipeline, healthy for the company's growth

    “Sustained BD momentum. We had one major deal announcement in Kandivali of roughly 15 acre land parcel, ₹5600 crores of GDV, total GDV of ₹50,000 crore, which is very healthy for us.”

    Disclosure indicates an acquisition or investment without specifying full buyout versus minority stake.

    Evidence drawer

    Evidence type: Transcript excerpt

    “Sustained BD momentum. We had one major deal announcement in Kandivali of roughly 15 acre land parcel, ₹5600 crores of GDV, total GDV of ₹50,000 crore, which is very healthy for us.”

    Source company: Mahindra Lifespace Developers Limited · Counterparty: Kandivali land parcel · Call date: 2026-07-24 · Period: Q1 FY27 · Review status: Structured call extraction

  • Mahindra Lifespace Developers Limited → acquires or invests in → Land Acquisitions.

    Q4 FY26 · Closed / completed · Positive · Counterparty named; listed-company identity not verified.

    1. Proposed
    2. Announced
    3. Active
    4. Completed / ended

    To build GDV pipeline and sustain growth aspiration.

    Disclosed value: INR 900 crores

    “The land outflows were around 900 crores for the year to get to that GDV of 10,560 crores, but this 903 also includes existing land commitments.”

    Disclosure indicates an acquisition or investment without specifying full buyout versus minority stake.

    Evidence drawer

    Evidence type: Transcript excerpt

    “The land outflows were around 900 crores for the year to get to that GDV of 10,560 crores, but this 903 also includes existing land commitments.”

    Source company: Mahindra Lifespace Developers Limited · Counterparty: Land Acquisitions · Call date: 2026-04-28 · Period: Q4 FY26 · Review status: Structured call extraction

  • Mahindra Lifespace Developers Limited → partners with → Mitsui Fudosan Partnership.

    Q4 FY26 · Announced · Positive · Counterparty named; listed-company identity not verified.

    1. Proposed
    2. Announced
    3. Active
    4. Completed / ended

    Game-changing partnership for Residential segment, allowing to pick right set of clients and flex financial muscle.

    “Mitsui Fudosan is the largest real estate player in Japan, and they've chosen us to be their partner for the Residential segment. They had partnership in the past on the Commercial side, but Residential, this is the first partnership.”

    Exact commercial direction is not specified; disclosed as a partnership or collaboration.

    Evidence drawer

    Evidence type: Transcript excerpt

    “Mitsui Fudosan is the largest real estate player in Japan, and they've chosen us to be their partner for the Residential segment. They had partnership in the past on the Commercial side, but Residential, this is the first partnership.”

    Source company: Mahindra Lifespace Developers Limited · Counterparty: Mitsui Fudosan Partnership · Call date: 2026-04-28 · Period: Q4 FY26 · Review status: Structured call extraction

  • Mahindra Lifespace Developers Limited → acquires or invests in → Luminaire.

    Q3 FY26 · Closed / completed · Positive · Counterparty named; listed-company identity not verified.

    1. Proposed
    2. Announced
    3. Active
    4. Completed / ended

    Became a 100% subsidiary, contributing to inventory increase.

    “We also had, luminaire, which actually became a 100% subsidiary this year. So that also got added to our inventory, in this, in this quarter.”

    Disclosure indicates an acquisition or investment without specifying full buyout versus minority stake.

    Evidence drawer

    Evidence type: Transcript excerpt

    “We also had, luminaire, which actually became a 100% subsidiary this year. So that also got added to our inventory, in this, in this quarter.”

    Source company: Mahindra Lifespace Developers Limited · Counterparty: Luminaire · Call date: 2026-02-02 · Period: Q3 FY26 · Review status: Structured call extraction

  • Mahindra Lifespace Developers Limited → acquires or invests in → Mahindra Vista (Kandivali).

    Q2 FY26 · Announced · Positive · Counterparty named; listed-company identity not verified.

    1. Proposed
    2. Announced
    3. Active
    4. Completed / ended

    Partnership for execution quality and compliance.

    “And last week itself we signed an MoU with Tata Projects, starting with Mahindra Vista in Kandivali, it's a large project, to make sure that the quality, cost, compliance are in line with what we expect from the project.”

    Disclosure indicates an acquisition or investment without specifying full buyout versus minority stake.

    Evidence drawer

    Evidence type: Transcript excerpt

    “And last week itself we signed an MoU with Tata Projects, starting with Mahindra Vista in Kandivali, it's a large project, to make sure that the quality, cost, compliance are in line with what we expect from the project.”

    Source company: Mahindra Lifespace Developers Limited · Counterparty: Mahindra Vista (Kandivali) · Call date: 2025-11-03 · Period: Q2 FY26 · Review status: Structured call extraction

Similar pressures reported by peers

Tailwind coverage is not available yet.

Similar commentary provides sector context; it does not establish a business relationship with Mahindra Lifespace Developers Limited. Each comparison matches a headwind disclosed by Mahindra Lifespace Developers Limited in the same calendar reporting quarter.

  • Redevelopment projects require extensive PAAA processes, tenant vacating, and demolition…

    Topic: Regulatory compliance · Regulatory policy · Q2 FY27

    Mahindra Lifespace Developers Limited reported: Redevelopment projects require extensive PAAA processes, tenant vacating, and demolition approvals before launch.

    Reporting period ended 2026-09-30

    10 other companies · Regulatory policy

    Lodha Developers Limited (LODHA) reported (period ended 2026-09-30): Average LTV is high 40s/low 50s in the ₹1-5 crore segment; management expects only a moderate impact and none above ₹5 crores. Extended Eastern Suburbs sales were slower in Q2.

    The Phoenix Mills Limited (PHOENIXLTD) reported (period ended 2026-09-30): Thane, Chandigarh and Coimbatore were targeted for CY2030 with 'elbow room' for approvals and retailer fit-outs. No timelines were given for the new cities until land is finalised.

    Sobha Limited (SOBHA) reported (period ended 2026-09-30): Launches are highly time-sensitive; any slippage in RERA or municipal approvals could push launches from Q3 to Q4 FY27.

    HORIZONIND (HORIZONIND) reported (period ended 2026-09-30): Solar capacity expansion capped near-term by state-level open access and wheeling regulations despite having 150-200 MW theoretical rooftop potential.

    Evidence drawer

    Evidence type: Summary paraphrase

    Redevelopment projects require extensive PAAA processes, tenant vacating, and demolition approvals before launch.

    Source company: Mahindra Lifespace Developers Limited · Reporting period ended 2026-09-30 · Calendar quarter: Q2 FY27 · Distinct companies matched: 10

    Similar commentary provides sector context; it does not establish a business relationship.

  • Post Iran-US tensions, commodity and construction costs have edged up slightly across projects

    Topic: Raw material costs · Raw material cost · Q2 FY27

    Mahindra Lifespace Developers Limited reported: Post Iran-US tensions, commodity and construction costs have edged up slightly across projects.

    Reporting period ended 2026-09-30

    3 other companies · Raw material cost

    Lodha Developers Limited (LODHA) reported (period ended 2026-09-30): NRI Gulf demand is 4-5% of sales, mostly ₹1-3 crore homes; cost inflation is limited to energy-intensive categories, with 10% cost and 3% revenue contingencies.

    Kalpataru Limited (KALPATARU) reported (period ended 2026-09-30): Inflationary pressures have been addressed by taking 3%-5% price hikes across projects.

    Ajmera Realty & Infra India Limited (AJMERA) reported (period ended 2026-09-30): Labour and raw material costs are up due to geopolitical and commodity issues; Q2 EBITDA margin was 26% vs historical 30%+; management sees this as temporary.

    Evidence drawer

    Evidence type: Summary paraphrase

    Post Iran-US tensions, commodity and construction costs have edged up slightly across projects.

    Source company: Mahindra Lifespace Developers Limited · Reporting period ended 2026-09-30 · Calendar quarter: Q2 FY27 · Distinct companies matched: 3

    Similar commentary provides sector context; it does not establish a business relationship.

Mentions over time

First observed: Q4 2024 · Latest observed: Q3 2026

Recorded disclosures by calendar reporting quarter
PeriodOther callsOwn calls
Q3 202604
Q2 202602
Q1 202602
Q4 202501
Q3 202503
Q2 202503
Q1 202502
Q4 202404

Counts reflect the calls covered here. No mention in a period does not establish that a relationship ended.

From available earnings-call summaries. Disclosures are management statements, not independently verified transactions.

Live Summary

MAHLIFE ₹318.1 −0.75%
Guidance Verdict (21 tracked) 4 kept · 17 open
AI Call Brief · Q2 FY27

Mahindra Lifespace Developers Limited Q2 FY27

Overview

Symbol
NSE:MAHLIFE
Sector
Realty
Industry
Consumer Discretionary
Exchange
NSE
Currency
INR

What Mahindra Lifespace Developers Limited does

Based on the company's own presentations, annual report and earnings calls.

Mahindra Lifespace Developers, part of the Mahindra Group, develops residential projects and Integrated Cities & Industrial Clusters (IC&IC) across India. Its Residential arm builds premium and mid-premium homes, largely in the Mumbai Metropolitan Region, Pune and Bengaluru, sold outright to homebuyers. Its IC&IC arm develops and leases industrial/commercial land and built-up space under the Mahindra World City and Origins by Mahindra brands, earning revenue from land leasing, plug-and-play infrastructure and value-added industrial services to domestic and global manufacturers.

Segments

  • Residential
  • Integrated Cities & Industrial Clusters (IC&IC)
Total development footprint (residential)
53.65 msft
Residential projects delivered since 1996
50+
Industrial developer since
1994
IC&IC gross land area across locations
5,898 acres
Integrated Cities (Mahindra World City)
2 (Chennai, Jaipur)
Industrial clusters (Origins by Mahindra)
3 (Chennai, Ahmedabad, Pune)
Founded 1994 Company website

How the price took the results

Moved an average of ±2.9% across the last 4 priced result releases

Close before → close after
QuarterReleaseRevenue (₹ Cr) Net profit (₹ Cr)Rev YoYBefore → AfterReaction
Q2 FY2722 Oct 2632 16+77.8%₹340.75 → ₹351.3+3.1%
Q1 FY2724 Jul 26962 86+2906.3%₹377.5 → ₹374.65−0.8%
Q4 FY2628 Apr 26670 90+7344.4%₹327.15 → ₹339.95+3.9%
Q3 FY262 Feb 26459 109+174.9%₹367.75 → ₹382.15+3.9%

The move from the last close before each results date to the first close on or after it — the market's first read on the quarter alongside what was filed.

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Other Realty companies

PEER COMPARISON
Median ₹6,631 Cr Mkt Cap
₹0 Cr₹5,000 Cr₹10,000 Cr₹15,000 CrMahindra Lifespace Developers Limited (MAHLIFE): ₹6,631 Cr₹6,631 CrMAHLIFEAditya Birla Real Estate Limited (ABREL): ₹11,213 Cr₹11,213 CrABRELSignatureglobal (India) Limited (SIGNATURE): ₹10,212 Cr₹10,212 CrSIGNATUREMax Estates (MAXESTATES): ₹8,662 Cr₹8,662 CrMAXESTATESEmbassy Developments Limited (EMBDL): ₹7,409 Cr₹7,409 CrEMBDLGANESH HOUSING LIMITED (GANESHHOU): ₹5,298 Cr₹5,298 CrGANESHHOUKalpataru Limited (KALPATARU): ₹4,957 Cr₹4,957 CrKALPATARUPuravankara (PURVA): ₹4,826 Cr₹4,826 CrPURVAELEVATE (ELEVATE): ₹4,825 Cr₹4,825 CrELEVATE

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Quick Answers

Frequently asked questions on Mahindra Lifespace Developers Limited

Compiled directly from MAHLIFE's filed financial statements, earnings call transcripts, and ownership disclosures.

How did Mahindra Lifespace Developers Limited (MAHLIFE) perform in its latest reported quarter (Sept 2026)?

For the quarter ended Sept 2026, Mahindra Lifespace Developers Limited reported revenue of ₹32 Cr, net profit of ₹16 Cr, an operating margin of −170.0%. Diluted earnings per share stood at ₹0.77.

How is Mahindra Lifespace Developers Limited (MAHLIFE) valued today, and what growth does the stock price imply?

Mahindra Lifespace Developers Limited (MAHLIFE) trades at ₹318.1, with a market capitalization of ₹6.6k Cr.

Who owns Mahindra Lifespace Developers Limited (MAHLIFE) — promoters, FIIs, DIIs, and mutual funds?

As of Sept 2026, Promoters hold 52.4%, FIIs hold 7.3%, DIIs hold 22.8%, Public shareholders hold 17.4%.

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