Brookfield India REIT September profit rises to Rs 276.767 crore

Brookfield India Real Estate Trust, or Brookfield India REIT, reported consolidated profit after tax of Rs 276.767 crore for the quarter ended 30 September 2026, compared with Rs 143.381 crore a year earlier. Consolidated total income rose to Rs 1,056.916 crore from Rs 695.049 crore, although finance costs increased to Rs 341.086 crore.

What were Brookfield India REIT's September-quarter results?

Brookfield India REIT reported revenue from operations of Rs 996.365 crore for the quarter ended 30 September 2026, against Rs 671.937 crore in the quarter ended 30 September 2025. Other income increased to Rs 60.551 crore from Rs 23.112 crore, lifting consolidated total income by Rs 361.867 crore to Rs 1,056.916 crore.

Brookfield India REIT's total expenses rose to Rs 816.444 crore from Rs 503.851 crore in the prior-year quarter. Profit before tax was Rs 238.134 crore, compared with Rs 179.076 crore a year earlier, while a tax credit of Rs 38.633 crore for the latest quarter compared with a tax expense of Rs 29.695 crore in September 2025.

Brookfield India REIT recorded total comprehensive income of Rs 277.002 crore, up from Rs 149.462 crore in the September 2025 quarter. Profit attributable to its unitholders was Rs 240.083 crore, while non-controlling interests accounted for Rs 36.684 crore of the quarter's profit after tax.

What changed in Brookfield India REIT's income and costs?

Brookfield India REIT's revenue from operations increased by Rs 324.428 crore year on year, while other income increased by Rs 37.439 crore. The consolidated results do not provide a property-level or segment-level breakdown of quarterly revenue, so the filing does not identify individual assets that generated the increase.

Brookfield India REIT's finance costs were Rs 341.086 crore, an increase of Rs 155.761 crore from Rs 185.325 crore a year earlier. Other expenses were Rs 316.724 crore in the September 2026 quarter, compared with Rs 185.325 crore in the prior-year period, while depreciation and amortisation expenses rose to Rs 144.881 crore from Rs 106.914 crore.

Brookfield India REIT reported profit before the share of net loss of its equity-accounted joint venture and tax of Rs 240.472 crore. The trust then recorded a Rs 2.338 crore share of net loss from that joint venture, compared with a Rs 12.122 crore share of net loss in the September 2025 quarter.

How did Brookfield India REIT's assets and borrowings change?

Brookfield India REIT had consolidated total assets of Rs 42,378.714 crore at 30 September 2026, compared with Rs 27,395.809 crore a year earlier and Rs 39,415.624 crore at 31 March 2026. Investment property was Rs 37,735.176 crore at the September 2026 date, up from Rs 23,458.770 crore at 30 September 2025.

Brookfield India REIT's borrowings, including current and non-current borrowings, totalled Rs 15,579.583 crore at 30 September 2026. This was Rs 853.199 crore below Rs 16,432.782 crore at 31 March 2026, but Rs 6,496.636 crore above Rs 9,082.947 crore at 30 September 2025.

Brookfield India REIT's cash and cash equivalents were Rs 1,512.730 crore at 30 September 2026, compared with Rs 674.218 crore at 31 March 2026 and Rs 1,547.998 crore a year earlier. Total equity stood at Rs 21,836.691 crore, including Rs 3,437.019 crore attributable to non-controlling interests.

What transactions and cash flows affected Brookfield India REIT?

Brookfield India REIT acquired all equity shares of Arliga Ecoworld Business Parks Private Limited on 24 December 2025. Recognised consideration was Rs 7,006.302 crore, comprising Rs 6,000 crore of upfront consideration, Rs 1,001.060 crore as the present value of deferred consideration and Rs 5.242 crore of transaction costs.

Brookfield India REIT disclosed that Arliga Ecoworld constructs and leases investment properties in Bengaluru. The acquisition agreement includes deferred consideration of Rs 1,125 crore payable on or before 18 months from the acquisition date, alongside variable consideration capped at Rs 200 crore that will be recognised upon satisfaction of specified conditions.

For the half year ended 30 September 2026, Brookfield India REIT generated net operating cash flow of Rs 1,448.165 crore, compared with Rs 964.219 crore in the corresponding half year. Investing activities used Rs 1,124.151 crore, including Rs 642.753 crore paid for acquisition of a subsidiary or joint venture, while financing activities generated Rs 514.214 crore.

Brookfield India REIT repaid Rs 2,039.421 crore of term loans during the six months and raised Rs 2,600 crore through the issue of unit capital. It also paid Rs 921.526 crore in distributions to unitholders and Rs 608.874 crore in finance costs during the half year.

What debt and capital developments were disclosed?

Brookfield India REIT had issued Rs 2,000 crore of sustainability-linked, listed, secured non-convertible debentures, or NCDs, on 22 December 2025 at 7.06% a year. The NCDs, which were listed on BSE on 23 December 2025, have a final redemption date of 20 December 2030 and raised net proceeds of Rs 1,996.920 crore after a Rs 3.080 crore discount.

Brookfield India REIT stated that security cover on the listed NCDs exceeded 150% of their principal amount at 30 September 2026. The security includes charges over specified rights and properties of SDPL Noida, with the first-ranking mortgage over its investment properties created on 13 May 2026.

Brookfield India REIT also allotted 80,495,356 units to eligible institutional investors on 22 April 2026 at Rs 323 per unit, raising Rs 2,600 crore. The issue price included a Rs 6.94 per-unit discount to the Rs 329.94 floor price, and the units were listed on NSE and BSE on the allotment date.

Conclusion

Brookfield India REIT's September-quarter results show higher consolidated income and profit than a year earlier, with profit after tax reaching Rs 276.767 crore as revenue from operations rose to Rs 996.365 crore. The increase in finance costs to Rs 341.086 crore remained a material feature of the income statement, even as borrowings declined from their 31 March 2026 level.

The next disclosed matters to watch are the Rs 1,125 crore deferred payment for Arliga Ecoworld, due on or before 18 months after 24 December 2025, and any variable consideration up to Rs 200 crore. Schemes filed by Kairos Properties Private Limited and Seaview Developers Private Limited to adjust capital-nature reserves against accumulated losses were pending National Company Law Tribunal approval at 30 September 2026.