BRBrookfield India Real Estate Trust REIT543261Quarterly results

September quarter results: profit after tax 1,608.50 million, 80,495,356 new units issued

Board of the manager approved unaudited standalone results for the quarter and half year ended September 30, 2026, reviewed by Deloitte Haskins & Sells.

By ScoutQuest · Mon 2 Nov 2026, 6:57 PM IST · 2 min read

Profit after tax (Q2)

1,608.50 million, against 2,461.22 million a year earlier

Half-year profit after tax

3,474.34 million

Distribution to unitholders (half year)

9,215.26 million

Board outcome

The board of Brookprop Management Services Private Limited, manager of Brookfield India Real Estate Trust, met on November 02, 2026 and approved the unaudited condensed standalone interim financial statements for the quarter and half year ended September 30, 2026. Deloitte Haskins & Sells has issued its limited review report on these statements. The auditor's conclusion is not modified; it draws attention to the presentation of Unit Capital as Equity to comply with the REIT Regulations. Related party transactions for the half year are set out in the notes to the statements, and separately for Rostrum Realty Private Limited, which is 50% owned by the REIT and accounted for using the equity method.

Profit picture (standalone, all amounts in Rs million)

• Total income for the quarter was 2,400.50.
• Profit after tax for the quarter was 1,608.50, against 2,461.22 in the quarter ended September 30, 2025.
• Profit after tax for the half year was 3,474.34.
• Basic and diluted earnings per unit for the quarter were 1.94 each.

Total expenses were higher than a year earlier, with finance costs a larger line item in the current quarter.

Capital raised and distributions

• 80,495,356 units were issued during the period for 26,000.00, and issue expenses of 547.33 were deducted from unit capital.
• Distribution to unitholders during the half year was 9,215.26, as shown in the cash flow statement.
• The trust states that distributions to unitholders are based on the Net Distributable Cash Flows of Brookfield India REIT under the REIT Regulations.

How to read these numbers

These are standalone (trust-level) statements. At this level the trust's income mainly comprises dividends from SPVs and joint ventures and interest on loans and debentures given to them, so the standalone profit is not the same as the operating performance of the office properties, which sit inside those entities. Earnings per unit is stated on the enlarged unit base after the units issued during the period.

The update also carries a statement of net assets at fair value, where the fair value of the investment properties is arrived at by an independent external registered property valuer using a discounted cash flow method, categorised as a Level 3 fair value. That valuation exercise is what drives the difference between book net assets and fair value net assets.

What changed in the period

The trust raised fresh capital through units, repaid long-term and short-term borrowings in part while also drawing fresh short-term borrowings, and paid out distributions to unitholders. Unit capital rose with the new issuance while distributable amounts paid to unitholders are shown as a reduction within equity.

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