DLF Ltd

Price story Before the numbers, the tape. A stock price moves through four repeating seasons: a flat base (stage 1), an advance (2), a top (3), a decline (4). Where the price sits in that cycle frames everything below.

DLF Ltd trades at ₹668, in a downtrend and 42 weeks into that stage. That is +3.4% against its own 200-day average. It sits at 57% of a 52-week range of ₹523 to ₹778. On relative strength it has been ahead of the NIFTY 500 on a trailing-13-week view for 9 straight weeks.

Today the stock is in a downtrend — week 42 of stage 4, confirmed. At ₹668 it trades +3.4% versus its 200-day average and sits at 57% of its 52-week range (₹523–₹778).

Against the market, two honest reads. Cumulative: over the last 10.3 years the stock moved +527% while the NIFTY 500 moved +274% — ahead of the index over the full window. Recent form: on a trailing-13-week view the stock has been ahead for 9 straight weeks — the ribbon below is that same metric, week by week.

What would end the trend, mechanically: two Friday closes in a row below the 200-day line. That is the exit rule — no debates.

→ The trend is one thing; the bill is another. Are you paying up for it? Next: the P/E sits at the 20th percentile of its own range.

Valuation P/E is the price of ₹1 of annual profit: how many rupees the market pays for each rupee the company earns in a year.

DLF Ltd trades at 38.2× P/E, near the bottom of its own range — cheaper only 20% of the time. Its long-run median P/E is 53.5×, measured across 10.4 years of weekly readings. This places the multiple against the stock’s own record, and says nothing about what the business is worth.

Today's P/E of 38.2× is near the bottom of its own range — cheaper only 20% of the time, against a long-run median of 53.5× measured over 10.4 years of weekly readings. This is a comparison against the stock's own history — not a claim about what it is worth.

Why the multiple sits where it does: over the past year annual EPS moved +1.1% against a −21.0% price move — earnings outran the price, pushing the multiple DOWN its own range.

The price move, decomposed: over 5y, of the +15.1%/yr price move, ~+29.5%/yr came from earnings growth and ~−14.4 pp from the multiple (compressing); over 10y, of the +15.6%/yr price move, ~+25.4%/yr came from earnings growth and ~−9.8 pp from the multiple (compressing). The split is the honest approximate (price return minus earnings growth); it makes the rally itself visible instead of hiding it behind the percentile.

Put together: the multiple is low against its own past, so the story rests on the earnings line underneath it, not the multiple.

→ Cheap or dear rides on the earnings. Are they actually growing? Next: the fundamental stage — where the business sits in its arc, and how growth has compounded.

Stage: Mixed Every business sits somewhere on a fundamental arc, and this page names the spot before anything else. The last twelve quarters of revenue, profit and EPS growth — plus the return the business earns on its capital — are read as curves: Deteriorating (the curves are falling), Turning around (a trough has just formed and the last few quarters lift off it), Improving (the climb off the trough is sustained), Consistent (steadily positive with healthy returns), Topping out (still high but decelerating from the peak). When the curves genuinely disagree the read is Mixed; too little history is No read. CAGR (compound annual growth rate) is the smooth yearly pace that turns the starting value into the latest one — the fairest way to compare growth across different time spans. Read the columns together: if the 1-year number towers over the 10-year, recent growth is running hotter than the long-run trend. A dash means that window is not held, or the base year was a loss (where a growth rate is not meaningful).

DLF Ltd reads as mixed on its fundamental arc. Mixed — growth is normalizing off a hyper-growth base: profit growth has eased from +61.1% at its peak to +1.1% but is still expanding, ROCE holding at 6.5%. The read is built from 12 quarters across 4 curves, on full evidence.

Why it matters: when the curves disagree, the per-curve reads above matter more than any single verdict.

→ The stage names the trajectory. Next: the revenue line that produces it, quarter by quarter.

4-Factor Sector Score

34.3/100 — rank 6 of 7 in Realty - National · 83% evidence confidence

DLF Ltd scores 34.3 out of 100 against the 7 companies it is compared with in Realty - National, ranking 6. Balanced evidence: keep at normal research priority and require another comparable period before raising conviction.

The four contributions add to the total exactly: 8.9 + 12.2 + 4.7 + 8.5 = 34.3. This is the SAME number shown on the sector comparison — it is computed once, for the whole peer set, and read here.

What would change it: The read weakens if profit growth turns negative or margin improvement reverses while sector-relative strength deteriorates.

Revenue Revenue is the top line: everything the company billed its customers in the period.

DLF Ltd reported ₹1,814 Cr of revenue in the Mar 26 quarter, −42.0% year on year. Over 10 years it has compounded at −1.9% a year. The last full year, FY26, came in at ₹8,194 Cr. The last four reported quarters add to ₹8,194 Cr.

DLF Ltd reported ₹1,814 Cr of revenue in the Mar 26 quarter, −42.0% year on year. Over 10 years it has compounded at −1.9% a year. The last full year, FY26, came in at ₹8,194 Cr. The last four reported quarters add to ₹8,194 Cr.

FY26 revenue came in at ₹8,194 Cr (+2.5% on the year), capping 10 years at −1.9% compound. The latest quarter (Mar 26) printed ₹1,814 Cr, −42.0% year on year.

Pace check: the last four quarters averaged +18.2% growth against the decade's −1.9% — the current year is running faster than its own long-run rate.

Acceleration check: trailing-twelve-month revenue grew +2.5% over the last 4 quarters against +12.9%/yr over the last 8 — rolling over; TTM profit +1.1% vs +27.3%/yr — rolling over.

→ Revenue slipped — did margins hold as it scaled? Next: 23.0% this quarter (−8.0 pp YoY).

Operating margin Operating margin is what is left of every ₹100 of sales after running the business, before interest and tax. It is the cleanest read on pricing power and cost control.

DLF Ltd's operating margin is 23.0% in the Mar 26 quarter, −8.0 percentage points against the same quarter a year ago. Across 13 fiscal years the operating margin has ranged 18.0% to 42.0%. The current quarter sits inside that band.

DLF Ltd's operating margin is 23.0% in the Mar 26 quarter, −8.0 percentage points against the same quarter a year ago. Across 13 fiscal years the operating margin has ranged 18.0% to 42.0%. The current quarter sits inside that band.

The latest quarter's operating margin is 23.0%, −8.0 pp against the same quarter a year ago. Across 13 fiscal years the operating margin has ranged 18.0%–42.0%.

🚨 Why the margin moved: operating margin went −8.6 pp year on year while gross margin went +8.3 pp — the loss came mostly from the gross line: input costs and pricing.

→ Margins slipped — did that reach the bottom line? Next: profit −1.0% in the latest quarter.

Net profit Net profit is what survives every cost, interest and tax — the number EPS, dividends and book value all grow from.

DLF Ltd earned ₹1,269 Cr of net profit in the Mar 26 quarter, −1.0% year on year. Full-year FY26 profit was ₹4,415 Cr. The 10-year compound rate is 30.6%. That is 70.0% of the quarter's revenue. The same quarter a year earlier earned ₹1,282 Cr.

DLF Ltd earned ₹1,269 Cr of net profit in the Mar 26 quarter, −1.0% year on year. Full-year FY26 profit was ₹4,415 Cr. The 10-year compound rate is 30.6%. That is 70.0% of the quarter's revenue. The same quarter a year earlier earned ₹1,282 Cr.

Mar 26 profit was ₹1,269 Cr, −1.0% year on year. On the full year, FY26 printed ₹4,415 Cr (+1.1%), and the 10-year compound rate is 30.6%.

🚨 Why profit moved: revenue contributed −42.0% and the margin −8.0 pp — the quarter was revenue-led despite a thinner margin.

Pace comparison, last four quarters: profit +4.1% vs revenue +18.2%. Profit is growing slower than sales — costs are eating the growth before it reaches the bottom line.

→ Profit rose — but did the cash follow? Next: 123% of the last 3 years' profit arrived as cash.

Cash flow — the router The P&L says what was earned; the cash-flow statement says what actually arrived. Operating cash flow (CFO) against profit is the cleanest lie detector in the accounts.

Over the last 3 fiscal years 123% of DLF Ltd's reported profit arrived as operating cash — the cash follows the profit. In FY26 that was ₹6,347 Cr of operating cash against ₹4,415 Cr of profit. After ₹830 Cr of capital spending, ₹5,517 Cr was left as free cash.

FY26: operating cash of ₹6,347 Cr against reported profit of ₹4,415 Cr, leaving free cash of ₹5,517 Cr after ₹830 Cr of capital spending. Across the last 3 fiscal years the conversion rate is 123% of profit.

Cash-flow readings here are annual — that is the resolution our series carries, so this section moves once a year.

Why conversion sits at 123%: the cash cycle held roughly steady between FY21 and FY26 — so conversion tracks profitability rather than the cycle.

Router verdict: no single sink dominates — the next section checks both the working-capital cycle and the capital spending.

→ So follow the cash to where it goes. Next: a 38-day cycle and ₹−129 Cr of building.

Where the cash goes Working capital is the cash tied up between paying suppliers and getting paid: debtor days (customers owe), inventory days (stock waits), and the cash conversion cycle (the whole loop, in days of sales).

DLF Ltd's cash conversion cycle runs 38 days in FY26, down from 39 days in FY21. Capital spending ran ₹−129 Cr over the last 3 years. At FY26 sales of ₹8,194 Cr each day of that cycle holds about ₹22.4 Cr, so roughly ₹853 Cr sits inside the business at any moment.

FY26: debtors at 38 days, inventory at 1,861 days — roughly 61.2 months of stock waiting to sell; that is where the cash sits while it waits — for a full cycle of 38 days, tighter than FY21's 39.

The full loop: cash goes out to suppliers and production on day 0; stock waits 1,861 days to sell; customers pay about 38 days after that; and suppliers themselves are paid at 129 days — netting out to the 38-day cycle.

In money terms: at FY26 sales of ₹8,194 Cr, each day of the cycle holds about ₹22.4 Cr — so the 38-day loop keeps roughly ₹853 Cr sitting inside the business at any moment.

On the investment side: capital spending of ₹−129 Cr over the last 3 fiscal years against ₹441 Cr of depreciation — spending at or below maintenance level. Capital work-in-progress stands at ₹162 Cr (FY26) — capacity paid for but not yet earning.

The synthesis: neither the cycle nor the build-out is hoarding the cash — the machine is reasonably clean.

→ Does all this activity actually earn its cost of capital? Next: ROCE is 6% and the ROIC − WACC spread is −8.7 pp.

Return on capital Return on capital employed (ROCE) is the profit the whole business earns on all the money in it — equity and debt together. It is the single best test of whether growth creates value or just size.

DLF Ltd earns a ROCE of 6% in FY26. That is up from a trough of 4% in FY20. Return on invested capital clears the cost of that capital by −8.7 percentage points, so growth here is not yet paying for the capital it uses. The wiring behind it is 53.9% net margin on 0.11× asset turns.

FY26 ROCE is 6%, recovered from a FY20 trough of 4% — the full ladder below shows the fall and the climb, undoctored.

🚨 Why the return is what it is — the wiring (FY26): 53.9% net margin × 0.11× asset turns × 1.62× balance-sheet leverage ≈ 9.6% on equity. Margin is doing the heavy lifting; leverage is a meaningful part of the equation.

The capstone test — ROIC − WACC: 3.3% − 12.0% = a −8.7 pp spread. The 12.0% is a standing assumption for the cost of capital in India, not a per-stock estimate — read the sign and the size of the spread, not the decimals. Negative — growth at these returns destroys value until the returns recover.

→ Returns like these — is the balance sheet borrowing to make them? Next: debt-to-equity is 0.01.

Debt Debt-to-equity says how much of the business is funded by borrowings. Low is the safe corner; the trend matters as much as the level.

DLF Ltd carries total debt of ₹306 Cr against shareholder equity of ₹45,473 Cr as of Mar 26, a debt-to-equity of 0.01 — effectively unlevered. On the annual view that ratio went from 0.11 in FY22 to 0.01 in FY26. The returns elsewhere on this page are therefore earned rather than borrowed.

Mar 26: total debt of ₹306 Cr against shareholder equity of ₹45,473 Cr — a debt-to-equity of 0.01. On the annual view, debt-to-equity went from 0.11 (FY22) to 0.01 (FY26). The returns on this page are earned, not borrowed.

→ Who owns this, and are they adding or leaving? Next: Foreign institutions cut 3.9 points over 8 quarters.

Ownership Who owns the stock, quarter by quarter: promoters (the controlling owners), foreign and domestic institutions, and the public. Steady accumulation by people close to the numbers is a signal; a quiet register is also an answer.

Foreign institutions cut 3.9 points of DLF Ltd over 8 quarters, the biggest move on the register. That takes foreign institutions to 12.3% of the company. Domestic institutions moved +3.2 points over the same window, to 8.0%. The register is read on the four disclosed classes only; nothing is inferred between filings.

The register over the last two years — Foreign institutions: −3.9 points over 8 quarters to 12.3%; Domestic institutions: +3.2 points over 8 quarters to 8.0%; Promoters: +0.0 points over 8 quarters to 74.1%.

Why the register moved: rotation — foreign institutions −3.9 points against domestic institutions +3.2 points over 8 quarters, with promoters holding steady — one class of institutions handing the register to the other, not a verdict change by the people closest to the numbers.

→ One last check: does the safety math agree? Next: the balance-sheet safety line.

Safety line The Z-score estimates how far a company sits from balance-sheet distress — above roughly 3 is safe, below roughly 1.8 is the danger zone. It was built for manufacturers, so it is not applied to banks and lenders.

DLF Ltd: the Z-score reads 4.40. A Z-score above roughly 3 reads as safe and below roughly 1.8 as the distress zone, so this sits well clear of distress. It is a distance-to-distress estimate from the balance sheet, not a forecast of failure.

Why it matters: a Z-score of 4.40 sits well clear of the distress zone — the balance sheet is not the risk here.

The safety line in one sentence: the Z-score reads 4.40.

Frequently asked questions