Ashiana Housing pays ₹7.5 crore to IFC for partial NCD redemption and interest

What happened

Ashiana Housing Limited, a New Delhi-based real estate developer listed on the BSE and NSE, has disclosed that it paid ₹7,50,00,000 to the International Finance Corporation on 27 October 2026. The payment was made for partial redemption of its NCDs bearing ISIN INE365D08026, the Series 8%AHL 2041, and included interest and a redemption premium.

Business Upturn reported the disclosure on 28 October 2026, citing the filing made to the National Stock Exchange of India. The company said the disclosure was made under Regulation 57(1) of the SEBI (LODR) Regulations, 2015.

How the ₹7.5 crore was split

The filing breaks the total into three parts. The figures add up to the full amount paid.

The premium is about three times the principal redeemed. Business Upturn reported that the partial redemption was executed at face value. The premium is the larger part of the payment.

About the debentures

Business Upturn describes the total issue as ₹97 crore, divided into 970 NCDs of ₹10,00,000 each. After this payment, the outstanding balance on the series is ₹59,30,57,435, which works out to about ₹6.11 lakh per NCD.

Interest on the series is paid quarterly. Business Upturn reports that the interest amount depends on project returns, as determined by the company's Distribution Committee. The record date for this payment was 9 October 2026.

Company context

Ashiana Housing has operations in Rajasthan, Jharkhand, Maharashtra, Haryana, West Bengal, Gujarat and Tamil Nadu. Its senior living business is a core part of its activity. The company reports that it has delivered more than 3,090 senior living units and has about 2,850 units under construction.

For the year ended 31 March 2026, the company reported its highest-ever annual sales and other income of ₹1,187.43 crore and a net profit of ₹117.89 crore. Senior living sales in FY26 were ₹570.15 crore, covering 569 units.

Credit rating

On 27 October 2026, the same day as the IFC payment, CARE Edge upgraded the company's issuer rating and its listed NCDs to CARE A+; Stable. Whalesbook reported that the revision covers NCD tranches issued between 2021 and 2026. The same report says the company opted to withdraw ₹26.75 crore from a proposed issuance under ISIN INE365D08083.

What it means for buyers and investors

The filing covers debt repayment only. It does not change prices, possession timelines or the status of any project. No named source has reported an effect on home buyers or on local property markets.

For NCD holders, the payment reduces the outstanding balance on Series 8%AHL 2041 and pays the quarterly interest due on the date. The rating upgrade, reported the same day, is a relevant reference point for debt investors.

What comes next

Ashiana Housing has fixed 28 October 2026 as the record date for its next NCD interest payment, due on 13 November 2026. The total interest payable on its listed NCDs for that payment is ₹2,35,12,500.

Further payments on this series depend on the Distribution Committee's decision each quarter, as the interest is linked to project returns.

Earlier debt payments

The company has made several debt payments to IFC and other lenders this year and last:

• 6 October 2025: ₹3,20,00,000 paid to IFC as interest on ISIN INE365D08034.
• 11 May 2026: ₹20 crore paid to IFC for partial redemption and interest on series AHL-7%-11-7-45-PVT (ISIN INE365D08075). Interest was ₹2,02,83,017 and principal redeemed was ₹17,97,16,983, with no premium.
• 27 July 2026: ₹3,90,00,000 paid to IFC for combined interest and partial redemption on Series 8%AHL 2041. Outstanding on that series was ₹61.39 crore after the payment.

IFC's own disclosure describes an investment of INR 2,250 million, or about US$27.4 million, in mid-income and senior living residential projects developed by Ashiana Housing. The record shows approval on 11 May 2023, signing on 31 July 2023 and investment on 9 July 2025.