Mahindra Lifespace Developers share price today

Mahindra Lifespace Developers Ltd's share price was ₹311.65 at the close on 6 November 2026. It has been falling for 1 week. That is 13.1% below its average price over the last 200 trading days. In the last 52 weeks it traded between ₹307 and ₹419, and at that close it sat 4% of the way up from that low.

A share price tends to move through four phases: moving sideways (stage 1), rising (stage 2), stalling near a high (stage 3) and falling (stage 4). Today Mahindra Lifespace Developers Ltd is in stage 4. The phase helps read everything below.

Over the past 13 weeks it has done worse than the NIFTY 500, and it has been behind for 5 weeks running.

Over the last 11 years the share price moved +156% while the NIFTY 500 moved +251%, so it is behind the index over that whole period. It was last ahead over 13 weeks in the week of 1 October 2026. The chart above shows the 13-week comparison for every week.

This page treats a rise as over when the price closes below its 200-day average on two Fridays in a row.

Three changes stood out: profit fell in the September 2026 quarter, operating margin up 129 points on a year earlier and foreign funds (FIIs) cut their stake for 7 quarters in a row.

1. Profit fell in the September 2026 quarter

   Profit was ₹16 crore, -66.7% on a year earlier (₹48 crore), after 6 quarters of growth.

2. Operating margin up 129 points on a year earlier

   -170% in the September 2026 quarter, from -299%.

   Why: Margin improved because the company released about ₹25 crore it had set aside earlier into income outside normal sales, after a six month wait from handover.

   Next results: check whether collections speed up from stacked billing milestones.

   From the earnings call on 22 Oct 2026.

3. Foreign funds (FIIs) cut their stake for 7 quarters in a row

   From 10% to 7.4% of the company by the September 2026 quarter.

For July to September 2026 (the quarter ended 30 September 2026), Mahindra Lifespace Developers reported revenue of ₹32.0 crore, up 77.8% from ₹18.0 crore a year earlier, and a profit of ₹16.0 crore, down 66.7% from ₹48.0 crore.

Mahindra Lifespace Developers results: July to September 2026 against a year earlier

The next results, for October to December 2026, are due by 14 February 2027: listed companies must publish quarterly results within 45 days of the quarter's end (60 days for the January to March quarter).

Mahindra Lifespace Developers' management discussed these results on a call held on 22 October 2026; what it said is further down this page.

From the company's reported quarterly results (quarter ended 30 September 2026). Revenue and profit in ₹ crore.

Mahindra Lifespace Developers closed at ₹311.65 on 6 November 2026, down 21.6% from ₹397.45 a year earlier (7 November 2025) and up 19.1% over five years. Its highest weekly close since March 2016 was ₹611.84 on 26 April 2024.

Mahindra Lifespace Developers share price: then and now

Weekly closing prices, adjusted for splits and bonuses so every price is on today’s share count. Each change is the move from that price to the 6 Nov 2026 close. A day's intraday high or low can go beyond these weekly closes.

562 weekly closes from 11 March 2016 to 6 November 2026.

6 Nov 2026: Mahindra Lifespace Developers closed at ₹311.65, up 1.6% on the week and down 10.7% on the month. 22 Oct 2026: Mahindra Lifespace Developers held its results call for July to September 2026. Management guided: FY27 residential pre-sales ₹4,500-5,000 crore aiming for midpoint about ₹4,750 crore.

Earlier

• Results for July to September 2026: Revenue up 77.8% and profit down 66.7% on a year earlier.
• Our read, 22 Aug 2026: FY26 profit reached 298 Cr on major project delivery milestones, supporting pre-sales expansion toward the 4,500 to 5,000 Cr FY27 guidance. A net cash surplus of 1,100 Cr and net debt to equity of -0.2 provide balance sheet resilience and acquisition flexibility without debt dilution.
• 3 Jul 2026: ex-date for a dividend of ₹3.50 a share.

Our read of the business

FY26 profit reached 298 Cr on major project delivery milestones, supporting pre-sales expansion toward the 4,500 to 5,000 Cr FY27 guidance. A net cash surplus of 1,100 Cr and net debt to equity of -0.2 provide balance sheet resilience and acquisition flexibility without debt dilution.

Latest quarter: Rainforest Pre-Sales Traction and Completion Deliveries Drive Revenue Surge.

Our read after the latest results, written 22 August 2026.

Mahindra Lifespace Developers paid ₹3.50 a share in regular dividends in the 12 months to 7 November 2026 (1 payment), a yield of 1.12% at the ₹311.65 close on 6 November 2026. The last was a dividend of ₹3.50 a share, ex-date 3 July 2026.

Mahindra Lifespace Developers dividends since 1 April 2021

Amounts as the company declared them on the NSE. A dividend goes to whoever owns the shares before the ex-date. The record date is the same day as the ex-date for every payment here.

Yes. Mahindra Lifespace Developers Ltd paid out 25% of its profit as dividends in FY26, and it paid a dividend in 11 of its last 13 reported years.

From the NSE corporate-actions record, read 7 November 2026.

On the call for July to September 2026, held on 22 October 2026, Mahindra Lifespace Developers' management guided: FY27 residential pre-sales ₹4,500-5,000 crore aiming for midpoint about ₹4,750 crore.

“The first point is that we have given guidance of 4,500-5,000 crores for this financial year. Taking the midpoint, 4,750 crores is something that we will target.”Amit Kumar Sinha, on the call for July to September 2026

What management guided

• FY27 gross development value addition ₹10,000-20,000 crore aiming higher side of range.
• Four second-half launches planned with Mahalunge in first-half December, Sai Baba by end-Q3 to mid-Q4, Vesterra by end-Q3 and Bengaluru greenfield in half.
• Thane launch in next financial year alongside Chembur pull-forward from FY29 toward FY28.
• Industrial committed deals to close in second half with significant part in third quarter.

Management’s own plans and goals, from our notes of the call. A plan is not a result.

Source: the call transcript.

From the call for July to September 2026, 22 October 2026.

What is changing at Mahindra Lifespace Developers, from the latest results and calls: portfolio premiumization and margin expansion, gdv pipeline replenishment and large-parcel unlocks and .

• Portfolio Premiumization and Margin Expansion. Transition from affordable housing to premium residential formats delivers project margins exceeding 26%. ✓ fact
• GDV Pipeline Replenishment and Large-Parcel Unlocks. Aiming for 10,000 to 20,000 Cr in annual GDV additions led by Kandivali K2 and Thane conversion. ✓ fact
• . Strategic equity partnerships enable asset-light scaling and non-dilutive equity financing. ✓ fact
• Industrial Clusters Annuity and Land Monetization. 1,500 leasable acres across Chennai, Jaipur, Pune, and Ahmedabad aiming for 1,500 Cr profit over 10 years. ✓ fact

We check 16 kinds of change in every company, such as costs spread over more sales, higher-value products, new orders, new regions or falling debt, against its reported numbers and what management said on its calls. Only changes the numbers back are shown.

Our read after the latest results, written 22 August 2026.

A failure of FY27 residential pre-sales to exceed 3,500 Cr or quarterly residential collections dropping below 400 Cr for two consecutive quarters, indicating inventory absorption breakdown in core MMR developments.

Each change stops working if

• Portfolio Premiumization and Margin Expansion: Urban luxury and premium housing demand decelerates beyond the projected 4.0% to 6.0% pricing band or construction input costs inflate above contingencies.
• GDV Pipeline Replenishment and Large-Parcel Unlocks: Municipal approvals or DP plan notifications for Thane and Mumbai society redevelopments encounter regulatory gridlock.
• Industrial Clusters Annuity and Land Monetization: Manufacturing capital spending and warehouse leasing demand soften, leading to extended vacancy and slower LOI conversion.

The main risks

• Residential Price Growth Deceleration: Pricing growth moderating to 4.0% to 6.0% from historical 20.0% run-rate as shareholder demand cools. ⚠ estimate
• Working Capital Cash Burn and Negative Cumulative operating cash flow: Cumulative 3-year operating cash flow of -1,748 Cr versus profit of 457 Cr due to upfront land and construction outlays. ⚠ estimate
• Industrial Clusters Guidance Revision and Margin Compression: Annual IC profit contribution guidance cut from 550 Cr to 100-150 Cr with no management explanation. ⚠ estimate

Our read after the latest results, written 22 August 2026.

When Mahindra Lifespace Developers reports October to December 2026, these are the 4 checks that show whether the story is still on course. First: Ravenza Phase 1 market launch and early absorption in coming quarter - per planned launch timetable.

Mahindra Lifespace Developers is not on any of our India lists this week.

Mahindra Lifespace Developers Ltd earned ₹16.0 Cr of net profit in the Sep 2026 quarter, −66.7% on the same quarter a year earlier. Full-year FY26 profit was ₹298 Cr. Over 10 years profit has grown 12.1% a year on average. That is 50.0% of the quarter's revenue. The same quarter a year earlier earned ₹48.0 Cr.

Net profit is what is left after every cost, interest and tax. Earnings per share, dividends and book value all grow from it.

2 of the last 12 reported quarters were loss-making.

For the full year, FY26 profit was ₹298 Cr (+388.5% on the year before).

Why profit moved: revenue changed +77.8% on a year earlier and the margin moved +129.0 percentage points. Most of the change came from keeping more of each sale.

On average over the last four quarters, profit changed +2.6% and revenue +2,625.8%. Profit is growing slower than sales: rising costs are taking part of the growth.

Mahindra Lifespace Developers Ltd reported ₹32.0 Cr of revenue in the Sep 2026 quarter, +77.8% on the same quarter a year earlier. That is the 5th quarter in a row with growth on the year before. Over 10 years it has grown 7.1% a year on average. The last full year, FY26, came in at ₹1,178 Cr.

Revenue is everything the company billed its customers in the period.

The last four reported quarters add to ₹2,123 Cr.

FY26 revenue was ₹1,178 Cr, +216.7% on the year before.

Recent pace: the last four quarters grew +2,625.8% on average, against 7.1% a year over the longer run, so this year is growing faster than its own long-run rate.

Is growth speeding up? Revenue over the last 12 months grew +839.4%, against +169.6% a year over the last 8 quarters (accelerating); profit over the last 12 months grew +85.8%, against +58.4% a year (accelerating).

Mahindra Lifespace Developers Ltd's operating margin was −170.0% in the Sep 2026 quarter, 129.0 percentage points higher than the same quarter a year ago. Across 13 years it has been between −81.0% and 39.0%. The latest quarter is below every full year in that period.

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

Why this happened. The company has fully exited affordable housing development to focus on mid-premium and premium projects in core urban micro-markets. Projects such as Luminare NCR and Eden Phase 2 delivered PBT margins of approximately 26.0% upon completion. The launch of Rainforest generated 600 Cr in pre-sales in five weeks at premium realizations, demonstrating customer pricing power.

Why the margin moved: operating margin changed +129.1 percentage points on the year while gross margin changed +41.4 points. So the gain came mostly from costs below the gross margin, such as staff and overheads, measured against sales.

Over the last 3 years Mahindra Lifespace Developers Ltd's operations used more cash than they brought in, so cash conversion was −382%, a gap worth watching. In FY26 its operations used ₹545 Cr of cash, against ₹298 Cr of profit. After ₹30.0 Cr of spending on assets, free cash was −₹575 Cr: it spent more than its operations brought in.

The profit and loss account shows what was earned. The cash-flow statement shows the cash that actually came in. Comparing operating cash flow with profit is one of the best checks that a profit is real.

Cash-flow figures here are yearly, because quarterly cash statements are not published, so this section changes once a year.

Why: the cash figure is clear, but the day counts behind it are not in our data, so we show it without guessing the reason.

What to look at next: the main use of cash is spending on assets. The next section checks what that spending is building.

Mahindra Lifespace Developers Ltd's customer, stock and supplier day counts come out in the thousands of days on sales this small (₹1,178 Cr in FY26), so no cash-cycle chart is drawn and this section looks at its spending on assets instead. It spent ₹51.0 Cr on assets over the last 3 years.

Working capital is the cash tied up between paying suppliers and getting paid. Debtor days: how long customers take to pay. Inventory days: how long stock sits. The cash cycle: the whole loop, in days of sales.

Averaged over those years that is 1.4% of FY26 revenue a year.

Spending on assets: ₹51.0 Cr over the last 3 years, against ₹56.0 Cr of depreciation (the yearly wear and tear on existing assets). So it is spending about what it takes to replace what wears out, or less. Work still in progress is ₹10.0 Cr (FY26): assets paid for that are not earning yet.

In short: the cash is going into new capacity, not getting stuck in the daily cycle. The question is whether the new capacity earns.

Mahindra Lifespace Developers Ltd's P/E is 23.8×, near the low end of its own history: it has been lower only 18% of the time. Its usual P/E (the middle reading) is 33.2×, over 11 years of weekly prices. This compares the share price with the company’s own past. It does not say what the business is worth.

P/E is the share price divided by a year's profit per share: how many rupees the market pays for each rupee of yearly profit.

The P/E here, and its history, use a profit figure that can leave out one-off items, so it can differ from a P/E worked out on the quarterly results. Those results' earnings per share for the four quarters to Sep 2026 add up to ₹14.10.