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IRB Infrastructure Developers Ltd.

NSE: IRBIndustrialsInfrastructure Operations

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₹16.24
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−₹0.55 (−3.28%)vs
Market cap
₹21,221 crIndian rupees
Research updated
1 report
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About IRB Infrastructure Developers

IRB Infrastructure Developers Ltd. is a prominent player in the Indian infrastructure sector, primarily engaged in the construction, development, and management of road and highway projects. This company plays a critical role in enhancing India's transportation network, focusing on large-scale infrastructure developments under the Public-Private Partnership (PPP) model. IRB's portfolio includes a variety of sophisticated projects, ranging from expressways and city roads to bridges and flyovers, contributing significantly to the country's economic development and connectivity. In addition to road infrastructure, IRB Infrastructure Developers Ltd. also diversifies its services into real estate development, leveraging its vast experience in large-scale project execution. The company's operations are fundamental to several industries, including transportation, logistics, and real estate, amplifying its strategic importance in the infrastructure space. Headquartered in Mumbai, IRB Infrastructure Developers Ltd.'s pivotal role is underscored by its commitment to innovation, adherence to high-quality standards, and sustainable development practices. It stands as a crucial entity within the financial market for investors seeking exposure to India's burgeoning infrastructure growth.

Sector
Industrials
Industry
Infrastructure Operations
Listing
NSE: IRB
Chief executive
Mr. Ajay P. Deshmukh
Employees
2,963
Headquarters
Mumbai, India
ISIN
INE821I01022
Website
irb.co.in

Public research · Report of

Business model & financial foundation

IRB Infra (NSE: IRB), Road concessions (BOT/TOT toll) developer, EPC construction and O&M; sponsor of road InvITs: revenue of ₹7,648 crore in FY26 (+0.5% on FY25), an EBITDA margin of 54.8%, net profit of ₹850.4 crore and net debt of ₹17,916 crore.

Key figures
Revenue, FY26 (₹ crore)
7,648
consolidated
Revenue growth, FY26
+0.5%
on FY25
EBITDA margin, FY26
54.8%
EBITDA (Company EBITDA including other income (bridge-derived)) / revenue
Net profit, FY26 (₹ crore)
850.4
to owners
Return on equity, FY26
4.2%
on average equity
Net debt, FY26 (₹ crore)
17,916
Net debt (borrowings less cash, bank balances, liquid MFs)
Market capitalisation (₹ crore)
23,009
at the close of 16 Oct 2026

Company profile

IRB Infrastructure Developers is India's largest private toll-road platform: 28 highways and ~17,500 operational lane-km at 31-Mar-2026. It owns 100% of a few large toll concessions (Mumbai-Pune, Ahmedabad-Vadodara; ~2,236 lane-km) and runs in-house EPC construction (Modern Road Makers) and O&M/project management for all its assets; the order book was ~INR 44,900 cr at 31-Mar-2026, mostly O&M. Most assets sit in two InvITs it sponsors: a 51% stake in the Private InvIT (IRB Infrastructure Trust, with GIC 25% and Cintra 24%), a JV measured at fair value through P&L since Q3FY25, which acquired TOT-17 and TOT-18 in FY26; and a ~16-17% stake in the listed Public InvIT (IRB InvIT Fund). Group toll collection was ~INR 8,315 cr in FY26.

Item, Value
ItemValue
Legal nameIRB Infrastructure Developers Limited
Exchange and tickerNSE: IRB; BSE: 532947
ISININE821I01022
CINL65910MH1998PLC115967
SectorInfrastructure
IndustryRoad concessions (BOT/TOT toll) developer, EPC construction and O&M; sponsor of road InvITs
HeadquartersMumbai, India
Fiscal year endMarch
Reporting basis and unitconsolidated, in ₹ crore
AuditorM S K A & Associates LLP (FRN 105047W/W101187)
Market capitalisation₹23,009 crore (16 Oct 2026)
Shares outstanding1,208 crore shares (FY26)
Price₹17.57 (close, 16 Oct 2026)
52-week range₹16.75 - ₹23.95 (to 16 Oct 2026)
Websitehttps://www.irb.co.in

Corporate structure and shareholding

Parent: IRB Holding Pvt Ltd (promoter, 29.94% Jun-2026; promoter group 30.81%).

Entity, Holding, Business
EntityHoldingBusiness
IRB MP Expressway Pvt Ltd100%Mumbai-Pune Expressway toll concession SPV
IRB Ahmedabad Vadodara Super Express Tollway Pvt Ltd100%Ahmedabad-Vadodara expressway toll concession SPV
Modern Road Makers Pvt Ltd100%In-house EPC construction arm
IRB Infrastructure Pvt Ltd100%Investment manager of the Public InvIT (IRB InvIT Fund)
IRB Infrastructure Trust (Private InvIT)51%Private InvIT with GIC 25% and Cintra 24%; classified as JV, measured at FVTPL since Q3FY25 (Ind AS 28/109); IRB is project manager/O&M
IRB InvIT Fund (Public InvIT)16.12%Public InvIT FVTOCI quoted stake:266.4millionunits/16.12%at30Sep2026 after351crore issue(S106). Not a subsidiary; supersedes approximate16-17%andCARE16.57%.

The two InvITs are not subsidiaries: Private InvIT is a JV at fair value through P&L; Public InvIT is neither subsidiary, associate nor JV in the AR list (accounting basis not stated in scanned text). Gokhale & Sathe's joint-auditor tenure ended at the 27th AGM (18-Sep-2025); MSKA continues to the 29th AGM (2027).

Shareholding (% of shares)
Shareholding (% of shares)Q2FY26Q3FY26Q4FY26Q1FY27
Promoter30.42%30.42%30.79%30.81%
Promoter holding pledged0.27%0.04%0.04%0.03%
Foreign institutions43.41%43.32%43.85%43.87%
Domestic institutions9.57%9.97%10.02%10.15%
of which mutual funds4.53%4.54%4.61%4.72%
Retail14.88%14.66%13.77%13.60%
Other1.73%1.63%1.58%1.58%

The promoter holding pledged is a share of the promoter's own holding.

Business model

IRB develops and operates Indian road concessions, executes construction and earns O&M/project-management fees. The consolidated business contains wholly owned toll SPVs and Modern Road Makers. Private InvIT economic interest is51%, but not line-by-line consolidated: eligible investments moved from equity method to FVTPL in Q3FY25. Public InvIT units are FVTOCI; after September2026 placement direct stake16.12%. The platform's all-road gross toll is not consolidated operations revenue. Private/Public project growth adds investment cash/distributions and management opportunity, not the full underlying toll to IRB sales. Noncash FV gains are revenue; issuer-style EBITDA also includes other income. Initial FY25 election gain5804.128 was net of exceptional deferred tax and is not a sustainable operating base.

Segment, revenue, FY26 (₹ crore), Share, result, FY26 (₹ crore)
Segmentrevenue, FY26 (₹ crore)Shareresult, FY26 (₹ crore)Shareassets, FY26 (₹ crore)Share
BOT/TOT Projects2,69235.2%1,31742.8%23,06542.7%
InvITs & Related Assets1,31817.2%1,22039.6%23,27843.1%
Construction (includes HAM annuity and O&M)3,62247.4%568.618.5%3,3756.2%
Unallocated corporate15.60.2%-28.3-0.9%4,3368.0%

Segments as the company reports them (consolidated); each share is of the segments' sum.

Peer, Why the dossier compares them
PeerWhy the dossier compares them
PNC Infratech (PNCINFRA)Road EPC + HAM developer with BOT toll/annuity assets; monetised 12 road assets to Vertis InvIT (2026) - closest developer-model peer
Ashoka Buildcon (ASHOKA)Integrated EPC, BOT and HAM player; sold BOT and HAM SPVs in FY26, retains Jaora-Nayagaon toll - asset-recycling peer
KNR Constructions (KNRCON)Road EPC contractor with 6 HAM and 2 annuity assets; sells SPVs to Cube/Indus InvIT - EPC/HAM benchmark
H.G. Infra Engineering (HGINFRA)Road EPC with 8 NHAI/MoRTH HAM projects, diversifying into rail, solar, BESS - EPC/HAM benchmark for IRB's construction arm
Dilip Buildcon (DBL)Largest HAM developer-contractor; recycles HAM assets via Shrem InvIT and own Anantam InvIT - InvIT-sponsor peer

Financial databook

Profit and loss (₹ crore)
Profit and loss (₹ crore)FY22FY23FY24FY25FY26
Revenue from operations excluding other income5,6896,3257,4097,6137,648
Cost of revenue (vendor classification) *2,3792,4953,2993,0932,800
Other operating costs (vendor classification) *333.1317.8367.0325.7231.8
EBITDA (vendor classification) *3,0213,3233,6803,4263,104
EBIT *2,3552,5202,6988,5582,899
Finance costs1,8051,4431,8631,7921,755
Reported PBT after JV share and exceptional549.61,077951.46,8611,248
Total tax expense188.2356.9345.6380.7397.5
Consolidated PAT incl. JV share361.4720.0605.86,481850.4
Diluted EPS adjusted for April 2026 1:1 bonus (₹)0.871.190.505.370.70
Materials consumed + road work and site expenses3,2993,0932,800
Employee benefits expense394.0425.6423.5
Other expenses384.2488.6443.3
Company EBITDA including other income (bridge-derived)4,1254,0244,188
Other income792.8418.1205.8
Depreciation and amortisation994.91,0381,142
Share of profit/(loss) of joint ventures-314.9-137.10.00
Exceptional items; gain positive0.005,804-42.7
Non-controlling interest0.000.000.00
PAT attributable to owners605.86,481850.4
Revenue from services7,4097,0626,330
InvIT fair value gain included in operations revenue0.00513.11,128
InvIT dividend/interest in operations revenue0.0038.4190.3
Operating EBITDA excluding other income3,3323,6063,982
Services EBITDA excl. InvIT gains, distributions and other income3,3323,0542,664
Balance sheet (₹ crore)
Balance sheet (₹ crore)FY22FY23FY24FY25FY26
Total equity12,56613,37913,74519,82720,949
Borrowings (non-current + current, excl. leases)16,69716,74818,64920,57720,008
Cash & cash equivalents46.2286.1232.71,860346.3
Trade receivables, total (current + non-current)1,0211,672758.6749.0573.4
Inventories317.5299.0293.1338.6367.0
Trade payables (MSE + others)718.4741.6675.7521.8256.8
Net block: PPE + intangible concession assets + ROU (excl. goodwill, CWIP, IAUD)n.r.n.r.25,50624,60823,888
Capital work in progress (excl. intangible assets under development)26.87.547.650.774.01
Total assets42,56742,76644,92053,89654,054
Other bank balances (FDs incl. DSRA/margin money)1,5301,5861,565
Current investments in overnight/liquid funds265.016.7181.2
Net debt (borrowings less cash, bank balances, liquid MFs)16,62117,11517,916
JV investments incl equity, NCDs and deemed sub-debt8,75616,61617,830
Deemed investments sub-debt to Private InvIT SPVs1,6921,189
Meerut Budaun NCD investment159.9159.9
Sub-debt to Public InvIT SPVs (FVTPL)0.0035.8
Deferred consideration receivable from Private InvIT4,2244,132
Total non-current investments Note517,08119,147
Private InvIT units plus SPV sub-debt Note56 (overlap)16,36317,234
Public InvIT units plus SPV sub-debt Note56 (overlap)463.51,316
Public InvIT Kaithal SPV sub-debt (component)9.39
Public InvIT Kishangarh Gulabpura sub-debt (component)26.4
Union Bank quoted equity investment (FVTPL)0.120.15
Other unquoted equity FVTOCI investments net0.630.63
National saving certificates amortised cost0.020.02
Cash flow (₹ crore)
Cash flow (₹ crore)FY22FY23FY24FY25FY26
Net cash from operating activities (after tax paid, before finance cost paid)2.40937.14,0541,9712,098
Free cash flow (vendor definition) *-1,0251,3333,8151,7731,366
Dividend paid on equity shares (positive = outflow)75.5166.1241.6126.8
Capex: PPE + intangibles incl. IAUD & capital advances (positive = outflow)232.128.7239.0198.7732.1
Free cash flow = CFO less capex (before finance cost paid)3,8151,7731,366
Finance cost paid (financing CF, positive = outflow)1,6591,3981,340
Proceeds from non-current borrowings6,1912,297103.9
Repayment of non-current borrowings excl. NCDs (positive = outflow)1,3461,1051,380
Repayment of non-convertible debentures (positive = outflow)2,741110.258.5
Proceeds/(repayment) of current borrowings, net (signed)-749.9-157.3104.3
Net borrowing cash flow (signed; + = net raise)1,353924.9-1,231
Payment of lease liabilities (positive = outflow)4.784.664.78
Investment in joint ventures (InvIT units etc; positive = outflow)4,986940.2339.5
Purchase of non-current investments (positive = outflow)0.00753.5
Consideration received on sale of subsidiary, net0.00511.3
Net cash from investing activities (signed)-3,645375.4-909.6
Net cash from financing activities (signed)-477.2-719.7-2,702
Other reported lines (₹ crore)
Other reported lines (₹ crore)FY22FY23FY24FY25FY26
Bonus-adjusted shares outstanding (crore shares)415.77603.901,2081,2081,208
Historical shares issued before bonus (crore shares)603.90603.90603.90
Diluted EPS printed in original source (₹)1.0010.730.70
Net debt per audited Note 47 (gross borrowings less cash & equivalents only)18,86919,784
Company headline net debt KPI (unaudited overview; definition not disclosed)11,057
Contingent liabilities not provided for (Note 36b)391.4360.4183.8
CFO / reported PAT (x)6.69x0.30x2.47x
PAT less signed exceptional item (headline bridge)605.8676.6893.0
CFO / PAT less signed exceptional item6.69x2.91x2.35x
Company EBITDA excluding recurring InvIT FV gain4,1253,5113,060
EBITDA interest cover reported (x)2.21x2.25x2.39x
Carrying gross debt/EBITDA (x)4.52x5.11x4.78x
Dossier liquidity-net debt/EBITDA (x)4.03x4.25x4.28x
EBITDA interest cover excluding FV2.21x1.96x1.74x
Carrying gross debt/EBITDA ex-FV4.52x5.86x6.54x
Dossier liquidity-net debt/EBITDA ex-FV4.03x4.87x5.86x
Quantified contingent liabilities / equity (%)2.8%1.8%0.9%
Closing total trade receivable days / revenue373627
Closing total trade receivable days / revenue_services373933
Recurring InvIT FVTPL gain / reported PBT (%)0.0%7.5%90.4%
CFO less capex, dividends and cash finance cost1,990132.6-100.4
Cumulative CFO / reported PAT since FY24 (x)6.69x0.85x1.02x
Cumulative CFO / PAT less exceptionals since FY246.69x4.70x3.73x
CFO / finance cost paid (x)2.44x1.41x1.57x
JV construction/O&M revenue as share of total (%)35.8%
Quarterly profit and loss (₹ crore)
Quarterly profit and loss (₹ crore)Q2FY25Q3FY25Q4FY25Q1FY26Q2FY26Q3FY26Q4FY26Q1FY27
Revenue from operations excluding other income1,5862,0252,1492,0991,7511,8711,9272,137
Cost of revenue (vendor classification) *635.0809.3887.2949.1600.7603.0646.8745.0
Other operating costs (vendor classification) *76.6123.3-114.693.6105.9140.8102.9130.5
EBITDA (vendor classification) *848.8821.0833.9862.0695.4721.8780.4884.3
Company EBITDA less D&A, before exception/JV701.3784.1780.2748.4711.8774.1811.4854.6
Finance costs434.2461.4457.6462.0451.0436.4405.8438.0
Reported PBT after JV share and exceptional183.46,127322.5286.4260.8295.0405.6416.6
Total tax expense83.5100.7107.883.9120.084.2109.4110.3
Consolidated PAT incl. JV share99.96,026214.7202.5140.8210.8296.3306.3
Diluted EPS adjusted for April 2026 1:1 bonus (₹)0.084.990.180.170.120.170.250.25
Materials consumed + road work and site expenses635.0809.3887.2949.1600.7602.9646.8745.0
Employee benefits expense107.5108.7108.8104.3119.7105.094.5109.3
Other expenses76.6123.3155.493.6105.9140.8102.9130.4
Company EBITDA including other income (bridge-derived)932.51,0491,0661,018973.91,0631,1331,188
Other income165.864.968.665.649.341.149.935.4
Depreciation and amortisation231.2265.1286.3269.2262.1289.4321.3333.4
Share of profit/(loss) of joint ventures-83.70.000.000.000.000.000.000.00
Exceptional items; gain positive0.005,8040.000.000.00-42.70.000.00
Non-controlling interest0.000.000.000.000.000.000.000.00
PAT attributable to owners99.96,026214.7202.5140.8210.8296.3306.3
Revenue from services1,5861,7811,8431,8661,4481,4901,5261,701
InvIT fair value gain included in operations revenue0.00228.1284.9155.6278.5341.7352.3303.6
InvIT dividend/interest in operations revenue0.0016.821.677.524.939.648.2133.1
Operating EBITDA excluding other income766.7984.2997.9952.0924.61,0221,0831,153
Services EBITDA excl. InvIT gains, distributions and other income766.7739.3691.3718.9621.2641.1682.2715.8

Consolidated, as reported. Lines marked * are the market-data provider's figures; the rest are extracted from the company's filings or derived from them. n.d. not disclosed, n.r. not retrieved, n.a. not applicable.

Metrics dashboard

Metric, FY22, FY23, FY24
MetricFY22FY23FY24FY25FY26
Revenue growth9.3%11.2%17.1%2.8%0.5%
EBITDA margin55.7%52.9%54.8%
Net margin8.2%85.1%11.1%
Return on equity4.5%38.6%4.2%
Return on capital employed8.5%8.5%8.6%23.5%7.1%
Return on assets1.4%13.1%1.6%
Net debt (₹ crore)16,62117,11517,916
Net debt / EBITDA4.03x4.25x4.28x
Interest cover1.30x1.75x1.45x4.78x1.65x
Asset turnover0.14x0.15x0.17x0.15x0.14x
Receivable days6696373627
Inventory days (on revenue)2017141618
Payable days (on revenue)4643332512
Cash conversion6.69x0.30x2.47x
Capex intensity4.1%0.5%3.2%2.6%9.6%
Free cash flow (₹ crore)-229.7908.33,8151,7731,366
Dividend payout27.4%3.7%14.9%
EPS, diluted (₹)0.871.190.505.370.70
Book value per share (₹)30,22,23,64222,15,41,64611,37,97,81416,41,54,66117,34,45,935

Computed from the statements above:

  • Revenue growth: revenue over the previous year's, less one.
  • EBITDA margin: EBITDA (Company EBITDA including other income (bridge-derived)) / revenue.
  • Net margin: net profit to owners / revenue.
  • Return on equity: net profit to owners / average equity.
  • Return on capital employed: EBIT / average equity plus borrowings.
  • Return on assets: net profit to owners / average total assets.
  • Net debt (₹ crore): Net debt (borrowings less cash, bank balances, liquid MFs); negative is net cash.
  • Net debt / EBITDA: net debt / EBITDA (Company EBITDA including other income (bridge-derived)).
  • Interest cover: EBIT / finance cost.
  • Asset turnover: revenue / average total assets.
  • Receivable days: receivables / revenue x 365.
  • Inventory days (on revenue): inventory / revenue x 365.
  • Payable days (on revenue): payables / revenue x 365.
  • Cash conversion: cash from operations / net profit to owners.
  • Capex intensity: capital expenditure / revenue.
  • Free cash flow (₹ crore): cash from operations less capital expenditure.
  • Dividend payout: dividends paid / net profit to owners.
  • EPS, diluted (₹): as reported (Diluted EPS adjusted for April 2026 1:1 bonus).
  • Book value per share (₹): equity / shares outstanding.

Source: the company's filings and disclosures as extracted into Mool's company dossier (version 1, information to 16 Oct 2026); market data at the close of 16 Oct 2026. Every figure is read from the dossier's files or computed from them; the account of the business model is the analyst's, from the dossier's workings.

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Report history

Reports on IRB Infrastructure Developers

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