Sunday, 22 February 2026

From Farms to Factories to Services: India’s GDP Explained via Production Approach 22Feb2026

From Farms to Factories to Services: India’s GDP Explained via Production Approach 22Feb2026

 

 
 
 

(The views expressed here are for information purposes only and should not be construed as a recommendation or investment advice. While the author is a CFA Charterholder with nearly 25 years of experience in financial markets, this content is intended to share general insights and does not constitute financial guidance. Please consult your financial adviser before taking any investment decision. Safe to assume the author has a vested interest in stocks / investments discussed if any.) 

 

In a previous article a few days ago, we analysed how a country's gross domestic product or GDP can be measured, under expenditure approach, by tracking spending — consumption, investment, government spending and trade.

But GDP can also be measured by looking at what the economy produces. And when we measure production, we are also measuring income — because every act of production generates income for someone (Production / Income approach).

In India’s official data, the production and income approaches are presented together through sector-wise Gross Value Added (GVA).

 

(article continues below)

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Related blogs:

Indian Economy Data Bank 

Understanding India’s GDP – A Simple Guide to the Expenditure Approach 18Feb2026 

What is GDP? 

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2. GDP Formula Under the Production (Income) Approach:

In India, the Ministry of Statistics and Programme Implementation (MoSPI) calculates GDP on the production side using this formula:

GDP at Market Prices = GVA (Gross Value Added) at Basic Prices + Net Taxes on Products

Most countries follow the same formula under the United Nations System of National Accounts (SNA), calculating GDP as the sum of value added by all sectors plus net product taxes.

Terms explained:

Gross Domestic Product, or GDP, is the total value of production of all final goods and services produced within a country’s borders in a given period, usually a year or a quarter. 

Gross Value Added or GVA is the value of goods and services produced by a sector or the economy, minus the value of inputs used in production.

Net Taxes on Products is the difference between taxes on products (like GST, excise, customs) and subsidies on products (like food or fertiliser subsidies). 

Adding this converts production measured at basic prices into current prices, which reflects what consumers actually pay.

So in simple terms:

GDP = Value the economy produces (and earns) + net effect of taxes and subsidies

3. A Two-Person Economy: Ami and Gol:

While the formula may look technical, the underlying idea is quite simple: GDP measures the value that production adds to the economy — and that value becomes someone’s income. 

To see this clearly, imagine a very small economy with only two people.

It is almost a Robinson Crusoe-style island economy — just two people producing and trading. Yet even here, the rules of GDP remain exactly the same. 😁

Ami grows wheat.
Gol produces meat.

Suppose in one year:

Ami produces wheat worth Rs 100.
Gol produces meat worth Rs 150.

The total value of goods produced is Rs 250. That is the GDP of this tiny economy under the production approach.

But notice something important: that same Rs 250 is also the total income earned. Ami earns Rs 100 from selling wheat. Gol earns Rs 150 from selling meat.

Production creates income. Measuring production is therefore also measuring income.

GDP Is About Value Added, Not Total Sales
:

Now suppose Gol buys wheat worth Rs 20 from Ami to feed his livestock before producing meat.

If we simply added all sales together, we would end up double-counting that Rs 20. GDP avoids this by counting only value added.

Gross Value Added (GVA) is defined as:

GVA = Value of Output − Value of Intermediate Inputs

In this example:

Ami’s GVA = Rs 100 (she uses no intermediate inputs).
Gol’s output is Rs 150, but he used Rs 20 worth of wheat as input.
So Gol’s GVA = Rs 150 − Rs 20 = Rs 130.

Total GVA in the economy:

Rs 100 + Rs 130 = Rs 230.

This Rs 230 represents the actual new value created in the economy.


Introducing Taxes and Subsidies
:

Now let us introduce the role of government.

Suppose the government imposes a tax of Rs 10 on meat. Consumers now pay Rs 160 for meat instead of Rs 150. That Rs 10 goes to the government.

Total GVA remains Rs 230 — because producers still created Rs 230 worth of value.

But GDP at market prices must reflect what buyers actually pay.

So we add taxes on products.

If there are no subsidies, then:

Net Taxes on Products = Rs 10

GDP = GVA + Net Taxes
GDP = Rs 230 + Rs 10
GDP = Rs 240

Now suppose instead the government gives a subsidy of Rs 4 on wheat. Consumers pay Rs 96 instead of Rs 100.

Then:

Taxes on products = Rs 10
Subsidies on products = Rs 4
Net Taxes = Rs 10 - Rs 4 = Rs 6

GDP = GVA + Net Taxes = Rs 230 + Rs 6 = Rs 236

Full Picture:

This tiny example captures the complete production (income) approach.

First, we calculate the value added by each producer — the GVA.


Then we adjust for taxes and subsidies to move from basic prices to market prices.

In general:

GDP = Sum of GVA across all sectors + Taxes on products − Subsidies on products.

Even in this two-person economy, the logic is the same as in a large country like India. The scale is different, but the principle is identical.

Production creates value.
Value becomes income.
And after adjusting for taxes and subsidies, we arrive at GDP.



4. From Two People to 1.45 Billion – How India Measures Production in the Real World

In our small island example, the economy had only two producers — Ami and Gol. We could easily calculate their output, subtract intermediate inputs and arrive at Gross Value Added. The logic was simple because the scale was small.

Now imagine applying the same logic to a country of more than 1.45 billion people.

India obviously cannot track production person by person. Instead, it groups economic activity into broad sectors. The MoSPI compiles national income data by measuring Gross Value Added across these sectors and then adding net taxes on products to arrive at GDP at market prices.

The structure remains the same as in our two-person example. Only the scale changes.

In India’s official national accounts, production is divided into three major sectors:

Primary,
Secondary, and
Tertiary (Services).

These three sectors are further classified as follows by economic activity:

Primary Sector:     
Agriculture, Livestock, Forestry & Fishing, and    
Mining & Quarrying.    
    
Secondary Sector:     
Manufacturing,     
Electricity, Gas, Water supply & Other Utility Services, and     
Construction.    
    
Tertiary Sector:     
Trade, Hotels, Transport, Communication & Broadcasting,    
Financial, Real Estate & Professional Services, and     
Public Administration, Defence & Other Services.*

(* Public Administration, Defence & Other Services category includes the Other Services sector i.e. Education, Health, Recreation, and other personal services)

 

India’s total GVA is the sum of value added across the Primary, Secondary and Tertiary sectors. 

Why GVA matters


GDP gives the overall size of the economy, but GVA shows which sectors are driving growth. Strong growth in agriculture may indicate rising rural incomes. Industry growth signals more manufacturing activity and jobs. 

A booming services sector reflects increasing urban employment and higher incomes in trade, IT, finance, and administration.

The core principle remains unchanged

Whether it is Ami and Gol on a tiny island or 1.45 billion people across India: production creates value, value becomes income, summing value added across sectors gives GVA and adjusting for taxes and subsidies gives GDP. 

The scale changes, but the economic principle does not. 

 

5. What Each Sector Contributes to India’s Economy

According to MoSPI estimates, India's GVA for FY 2025-26 stands at Rs 323.48 lakh crore. Adding Rs 33.66 lakh crore of Net Taxes on Products, we get nominal GDP at current prices of Rs 357.14 lakh crore.

As the chart below shows, the services sector (tertiary sector) commands the largest share of India’s Gross Value Added at 56.4 per cent, making it the biggest driver of economic growth.

Within services, Financial, Real Estate & Professional Services stand out as the largest sub-sector, contributing 23.7 per cent of GVA at market prices. 

This reflects the rapid expansion of banking, insurance, real estate, IT and related professional activities.

They are followed by Trade, Hotels, Transport, Communication & Broadcasting, which together make up 17.4 per cent of GVA, highlighting the importance of distribution, mobility and communication services.

Among the broader economy, Agriculture and allied activities remain significant, contributing 16.8 per cent of total GVA, underlining the continuing role of the primary sector despite the dominance of services.

This sector-wise breakdown explains why India’s GDP has grown into a Rs 357 lakh crore economy, led by a booming services sector with finance and real estate at its core.

 


 

6. Closing Comments

Measuring GDP through the production approach shows not just the size of India’s economy — Rs 357 lakh crore — but where growth comes from. The services sector leads, with finance, real estate and professional services at the forefront, followed by trade, transport and other services. 

Agriculture and manufacturing remain important but contribute less to total GVA. 

This highlights that production creates value, which becomes income; and taxes and subsidies adjust it to market prices. From Ami and Gol to 1.45 billion people, the principle is the same. 

GDP and GVA together tell the story of how India produces wealth and livelihoods.


 

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-------------------

References and additional data:

Countries use two methods to calculate GDP: Production approach and Expenditure approach.

Production Approach measures GDP by adding up everything the economy produces. Imagine listing all the goods and services made in a country — from crops and cars to banking and software — and calculating the value added at each stage of production. In short, it answers the question: “How much did we produce?”

Expenditure Approach computes GDP by adding up all the spending on final goods and services. It includes what households spend (consumption), what the government spends (consumption), what businesses invest (investment) and what the country exports minus what it imports. In short, it answers the question: “How much did we spend on what was produced?”

GDP estimates from both methods align because total output in an economy must equal total spending on that output — production and expenditure are simply two perspectives on the same economic activity. 

 

SNA - The United Nations System of National Accounts (SNA) is the internationally accepted framework for measuring GDP in a consistent and comparable way across countries. It provides standardised definitions, classifications and accounting rules that national statistical agencies follow. 

MoSPI press release 07Jan2026 - First Advance Estimates for FY 2025-26 

 

------------------- 

Read more:

Blog of Blogs Theme-wise 
 
Weblinks and Investing
 
India Fixed Income Data Bank
 
Indian Economy Data Bank 

India Forex Data Bank 
 
Who is Eating my Gold ETF Return? (gold data / gold ETF data)
 
JP Morgan Guide to Markets 28Feb2025  
 
Corporate Groups and Listed Companies 29Dec2024
 
Corporate Governance Concerns - Indian Companies 13Dec2024
 
Stocks and Peer Comparison by Industry 16Feb2024  
 
various uploads on Scribd by VRK100  
 
 
Understanding India’s GDP – A Simple Guide to the Expenditure Approach 18Feb2026 
 
India’s REIT Market: Institutional Scale, Retail Opportunity 17Feb2026 
 
Is GST Growth Now Tracking Nominal GDP?  15Feb2026
 
Why Food Matters Less in India’s New CPI and What It Means for RBI  30Jan2026
 
Top 10 Equity Indices Powering Passive Investing in India: Big-Picture View  29Jan2026
 
Canada's Mark Carney at Davos: Middle Powers Must Step Up 28Jan2026
 
Nifty IT Underperformance Explained – Nasdaq Outshines Indian IT in 2025  26Jan2026
 
Inside the BSE 500 and S&P 500: Top Stocks, Top Sectors, Big Risks 31Dec2025  
 
JP Morgan Guide to Markets Dec2025 
 
RBI's New Comfort with Foreign Capital Spurs FDI Turnaround in India's Financial Sector 17Jan2026 
 
The Next Generation of Market Leaders: A Fresh Look at Nifty Next 50's Corporate Landscape 15Jan2026
 
-------------------
 
Disclosure:  I've got a vested interest in Indian stocks and other investments. It's safe to assume I've interest in the financial instruments / products discussed, if any.
 
Disclaimer: The analysis and opinion provided here are only for information purposes and should not be construed as investment advice. Investors should consult their own financial advisers before making any investments. The author is a CFA Charterholder with a vested interest in financial markets.

------------------------ 

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Wednesday, 18 February 2026

Understanding India’s GDP – A Simple Guide to the Expenditure Approach 18Feb2026

Understanding India’s GDP – A Simple Guide to the Expenditure Approach 18Feb2026

 

 
 
 

(The views expressed here are for information purposes only and should not be construed as a recommendation or investment advice. While the author is a CFA Charterholder with nearly 25 years of experience in financial markets, this content is intended to share general insights and does not constitute financial guidance. Please consult your financial adviser before taking any investment decision. Safe to assume the author has a vested interest in stocks / investments discussed if any.) 

 

    Mapping: Expenditure Approach of India GDP Measurement
 

India calculates its national income (GDP or gross domestic product) using global standards, but the terminology often differs from what textbooks teach. 

While students learn the formula Y = C + I + G + (X – M), India’s Ministry of Statistics and Programme Implementation (MoSPI) presents the same idea with more detailed categories. 

In the expenditure approach, MoSPI calculates GDP using the formula:

GDP = PFCE + GFCE + GFCF + CIS + Valuables + Export - Import

For details, check the above table, mapping standard textbook terms to international terms and MoSPI terminology. 

Understanding this mapping makes GDP data much easier to interpret.

Key Terms Explained:

Gross Domestic Product, or GDP, is the total value of production of all final goods and services produced within a country’s borders in a given period, usually a year or a quarter. It measures the size of an economy and how much it produces.

Consumption is the total spending by households on goods and services for everyday use — such as food, clothing, rent, healthcare, education and entertainment. It reflects what people buy to meet their current needs and is usually the largest part of GDP in most countries.

Investment is spending on building future productive capacity. This includes businesses buying machinery and equipment, constructing factories or offices, building infrastructure and adding to inventories. In GDP terms, it refers to real, physical capital that helps produce goods and services in the future.

Exports are goods and services produced within a country and sold to the rest of the world. Because they represent domestic production, they add to GDP.

Imports are goods and services purchased from other countries. They are subtracted in the GDP formula because that spending does not generate domestic production — it reflects output produced abroad.

Consumption Is the Main Engine:

In textbooks, “C” usually refers to private consumption. In India’s official data, consumption includes both Private Final Consumption Expenditure (PFCE) and Government Final Consumption Expenditure (GFCE). 

Together, they form the largest share, more than 70 per cent, of Indian GDP. 

With household spending far exceeding government consumption, the data clearly show that India is primarily a consumption-driven economy.

Investment Means Capital Creation:

Investment is not just about factories and machines. MoSPI divides it into Gross Fixed Capital Formation (infrastructure, machinery, buildings), Changes in Stocks (inventory), and Valuables (such as gold and art). 

Fixed capital formation forms the bulk of investment, indicating ongoing capacity creation in the economy. 

Inventory and valuables are smaller but still included to reflect total capital accumulation.

Trade Adds and Subtracts:

Exports contribute positively to GDP because they represent domestic production sold abroad. Imports, however, are subtracted since they satisfy domestic demand without generating domestic output. 

Traditionally, India's imports exceed exports, meaning net exports reduce overall GDP. This does not signal weakness by itself; it simply reflects trade balance dynamics.

What Are Discrepancies?

The “discrepancies” item is a statistical adjustment. It ensures that GDP calculated from the expenditure side matches GDP calculated from the production side. Differences arise due to data sources and timing, and the adjustment aligns the two estimates.

India GDP: Expenditure Approach and Its Components:

 

The immediately above chart shows India’s nominal GDP for FY 2025–26 at Rs 357 lakh crore, measured using the expenditure approach. 

The largest component is private consumption, followed by investment in fixed capital, while government consumption forms a smaller but steady share. 

The chart also helps readers by mapping familiar textbook terms like consumption, investment, government spending and net exports to the official terminology used by MoSPI. 

It shows that “consumption” corresponds to PFCE and GFCE, “investment” to GFCF, changes in stocks and valuables, and net exports to exports minus imports. 

This mapping clarifies how the simple classroom formula translates into India’s detailed national accounts framework.

 
The Bigger Picture:

India’s GDP composition shows a consumption-led economy supported by strong investment, with trade currently acting as a modest drag.

Understanding how textbook terms translate into official data helps make economic discussions clearer and more meaningful for readers.
 

(the blog is not yet completed, please bear with me -- I shall complete the same in the next two hours or so)

- - -



-------------------

References and additional data:

 

Countries use two methods to calculate GDP: Production approach and Expenditure approach.

Production Approach measures GDP by adding up everything the economy produces. Imagine listing all the goods and services made in a country — from crops and cars to banking and software — and calculating the value added at each stage of production. In short, it answers the question: “How much did we produce?”

Expenditure Approach computes GDP by adding up all the spending on final goods and services. It includes what households spend (consumption), what the government spends (consumption), what businesses invest (investment) and what the country exports minus what it imports. In short, it answers the question: “How much did we spend on what was produced?”

GDP estimates from both methods align because total output in an economy must equal total spending on that output — production and expenditure are simply two perspectives on the same economic activity. 

 

SNA - The United Nations System of National Accounts (SNA) is the internationally accepted framework for measuring GDP in a consistent and comparable way across countries. It provides standardised definitions, classifications and accounting rules that national statistical agencies follow. 

 

MoSPI press release 07Jan2026 - First Advance Estimates for FY 2025-26 

NIPFP Research Paper - Revenue Performance Assessment of Indian GST  

------------------- 

Read more:

Blog of Blogs Theme-wise 
 
Weblinks and Investing
 
India Fixed Income Data Bank
 
Indian Economy Data Bank 

India Forex Data Bank 
 
Who is Eating my Gold ETF Return? (gold data / gold ETF data)
 
JP Morgan Guide to Markets 28Feb2025  
 
Corporate Groups and Listed Companies 29Dec2024
 
Corporate Governance Concerns - Indian Companies 13Dec2024
 
Stocks and Peer Comparison by Industry 16Feb2024  
 
various uploads on Scribd by VRK100  
 
 
 
India’s REIT Market: Institutional Scale, Retail Opportunity 17Feb2026 
 
Is GST Growth Now Tracking Nominal GDP?  15Feb2026
 
Why Food Matters Less in India’s New CPI and What It Means for RBI  30Jan2026
 
Top 10 Equity Indices Powering Passive Investing in India: Big-Picture View  29Jan2026
 
Canada's Mark Carney at Davos: Middle Powers Must Step Up 28Jan2026
 
Nifty IT Underperformance Explained – Nasdaq Outshines Indian IT in 2025  26Jan2026
 
Inside the BSE 500 and S&P 500: Top Stocks, Top Sectors, Big Risks 31Dec2025  
 
JP Morgan Guide to Markets Dec2025 
 
RBI's New Comfort with Foreign Capital Spurs FDI Turnaround in India's Financial Sector 17Jan2026 
 
The Next Generation of Market Leaders: A Fresh Look at Nifty Next 50's Corporate Landscape 15Jan2026
 
Mutual Fund Asset Class Returns 31Dec2025 
 
NSE Emerging Indices Fundamentals Comparison 31Dec2025 (NSE Indices / Nifty Indices) 
  
NSE Indices Calendar Year Returns 2006 to 2025  07Jan2026  
 
-------------------
 
Disclosure:  I've got a vested interest in Indian stocks and other investments. It's safe to assume I've interest in the financial instruments / products discussed, if any.
 
Disclaimer: The analysis and opinion provided here are only for information purposes and should not be construed as investment advice. Investors should consult their own financial advisers before making any investments. The author is a CFA Charterholder with a vested interest in financial markets.

------------------------ 

CFA 10 Year Milestone Professional Learning Program 2025 Certificate of Achievement 



 

CFA Charter credentials  - CFA Member Profile

CFA New Badge 

CFA Badge  

 

Viewing Options for this blog in different formats:

Sidebar and so on

 

He blogs at:

https://ramakrishnavadlamudi.blogspot.com/

https://www.scribd.com/vrk100

X (Twitter) @vrk100 

Tuesday, 17 February 2026

India’s REIT Market: Institutional Scale, Retail Opportunity 17Feb2026

India’s REIT Market: Institutional Scale, Retail Opportunity: A Big-Picture Look at India’s Five Listed REITs 17Feb2026

 

 
 
 

(The views expressed here are for information purposes only and should not be construed as a recommendation or investment advice. While the author is a CFA Charterholder with nearly 25 years of experience in financial markets, this content is intended to share general insights and does not constitute financial guidance. Please consult your financial adviser before taking any investment decision. Safe to assume the author has a vested interest in stocks / investments discussed if any.)

 


 

While the concept of investing in commercial real estate through the stock market may sound promising, India’s listed REIT sector is still in its early stages. As of now, there are only five REITs publicly traded.


Although this represents a significant step toward owning a piece of large-scale commercial property to public investors, it remains a small slice compared to the overall Indian stock market and the vast physical real estate owned by households. 
 
Let’s take a closer look at what these five REITs represent and how they fit into the broader investment landscape.

A REIT, or Real Estate Investment Trust, is a company that owns and manages income-generating real estate and lets investors buy REIT units on stock exchanges to earn a share of the rental income and potential capital appreciation.

 

(article continues below) 

-------------------

Read more on REITs:

Nexus Select Trust (Retail REIT) and Office REITs 21May2023  

Real Estate Stocks and REITs

DLF versus Embassy Office Parks REIT

What are REITs?

-------------------

 

1. REITs in India: Big Picture View:



 

India’s listed REIT market is still in its early stages, with just five players shaping the space. While small in number, these REITs represent large, professionally managed commercial properties leased primarily to corporate tenants. 

For retail investors, this means REITs offer a way to participate in commercial real estate without buying or managing property directly, but on a relatively small scale compared to India’s overall stock market and the vast household investment already tied up in residential real estate. 

The market is growing, structured and stable, but listed REITs currently function best as a satellite allocation rather than a core holding.

The above chart presents the overall scale of India’s listed REIT universe, including market capitalisation, gross asset value (GAV), total leasable area (in msf or million square feet) and unitholder count. 


2. Making Sense of REIT Numbers for Investors

Chart showing Five Listed REITs in India: Valuation Matrix >

 Please click on the chart to view better >


Data sources: Various investor presentations and quarterly result updates by the REITs. 
 
Unlike traditional stocks, REITs are evaluated using metrics that reflect the underlying real estate rather than just price or earnings. 
 
Key metrics include market capitalisation, gross asset value (GAV), total leasable area, occupancy rates, lease tenure (WALE or weighted average lease expiry), distribution yield, net asset value (NAV) and funds from operations (FFO). 

These help investors understand the size, income potential, stability and asset backing of each REIT.

In the Indian context, additional factors are also important. Sponsor quality and ownership stake indicate governance and long-term credibility. Concentration of tenants shows potential risk exposure, while geographic spread reveals where rental income is coming from. 

Debt or leverage levels help assess financial stability. Occupancy by segment, whether office or retail, provides insight into which businesses are driving revenue.

The above chart presents India’s five listed REITs across some of these metrics. Retail investors can use it to understand how the REITs compare in size and structure, without needing to evaluate individual properties or financial statements.

It’s important to remember that each REIT is unique, with different portfolios, lease structures, tenant mixes and market exposures. 
 
There is no single metric or valuation approach that fits all REITs, and this matrix should be used as a guide for relative positioning rather than a definitive investment recommendation. 

Individual REIT evaluation is outside the scope of this article.

In short, the valuation matrix gives readers a clear view of India’s listed REIT market as a small but growing segment offering professionally managed, income-generating commercial real estate.

Ten key REIT metrics investors should keep in mind:

Market Capitalisation – The total value of all REIT units traded on the stock exchange, giving a sense of the REIT’s size and liquidity.

Gross Asset Value (GAV) – The combined value of all properties owned by the REIT, showing the scale of its underlying real estate.

Leasable Area – The total area of the REIT’s properties that can be rented out, usually measured in million square feet.

Occupancy Rate – The percentage of leasable space that is currently rented, indicating how much of the REIT’s assets are generating income.

Occupancy by Segment – Occupancy broken down by property type, such as office or retail, showing which segments are driving revenue.

Lease Tenure / WALE (Weighted Average Lease Expiry) – The average remaining duration of leases, weighted by rental income, indicating stability and visibility of future cash flows.

Distribution Yield – The income paid to investors as a percentage of the REIT’s market price, similar to a dividend yield.

Net Asset Value (NAV) – The value of a REIT’s assets minus liabilities, representing the book value per unit.

Funds from Operations (FFO) – Cash generated from the REIT’s core property operations, often used to fund distributions.

Sponsor Quality / Ownership Stake – The reputation and holding of the REIT’s sponsor, which reflects governance quality and alignment of interests.

Key observations from the above Valuation Matrix:

The five listed REIT players are: 

Embassy Office Parks REIT, 
Mindspace Business Parks REIT, 
Brookfield India Real Estate Trust, 
Nexus Select Trust and 
Knowledge Realty Trust. 

Four of these are office-focused REITs, reflecting the depth and institutionalisation of India’s Grade A office market across cities like Bengaluru, Mumbai, Hyderabad and Pune. 

The fifth, Nexus Select Trust, is the only retail-focused REIT in the listed space, giving investors exposure to shopping malls. 

Embassy Office Parks REIT was the first to list in Apr2019. And the youngest one is Knowledge Realty Trust.

Knowledge Realty Trust is the largest by market cap at about 55,750 crore.

All REITs are trading above their IPO price. Since listing, Mindspace (16.1 per cent CAGR) and Nexus (22.3 per cent CAGR) have delivered the strongest compounded returns among the seasoned vehicles.  

Knowledge Realty Trust is too recent for a meaningful CAGR comparison.

On a current market price (CMP) to net asset value (NAV) basis, most REITs are trading close to their net asset value, roughly in the 1.0 to 1.07 range, suggesting the market is valuing them near underlying asset value.

Two years ago, Indian REITs traded below NAV due to higher interest rates, post-WFH uncertainty and valuation assumptions.

With rates stabilising, cash flows proving resilient and investor confidence improving, discounts narrowed.

Today, limited supply and strong income demand have pushed most REITs to trade at a premium to NAV.

The expansion of Global Capability Centres (GCCs) by multinational firms in India has driven steady leasing of Grade A office space, especially in cities like Bangalore, Hyderabad, and Pune -- which in turn has stimulated investor interest in REITs. 

Price-earnings ratios vary widely, from around 30 times (Knowledge Realty Trust) to over 100 times (Embassy), reflecting differences in accounting earnings and capital structures rather than just operating strength.

Embassy and Knowledge Realty Trust have the largest gross asset values, both around 64,000 crore.

In terms of leasable area, Embassy leads with 51.6 million square feet.

Office REITs show strong occupancy levels between 90 and 93 per cent, while Nexus Select Trust has the highest occupancy at 97 percent in retail malls.

WALE, or weighted average lease expiry, is highest for Embassy at 8.4 years, indicating longer lease visibility. And Nexus at 4.7 years, reflecting the typically shorter lease tenures in retail.

Corporate tenants, particularly global capability centres (GCCs), are driving demand for office REITs, supporting predictable rental income.

Overall picture:

The office REITs are broadly similar in structure: large commercial portfolios, high occupancy, long lease tenures and trading close to NAV. 

The retail REIT, Nexus Select Trust, stands out for higher occupancy and stronger recent return performance, but with shorter lease tenures and smaller asset size.



3. Shortcomings of the Indian REIT Space

The listed REIT market in India is still very small, with only five REITs and a combined market cap of around Rs 1.90 lakh crore, making it a tiny fraction of the overall equity market. 

Retail investors already hold a large portion of their wealth in physical real estate, mostly residential, while REITs focus on institutional-grade office and retail assets leased to corporate tenants. 

This means listed REITs offer limited exposure for individual investors and are largely tied to business demand rather than housing cycles. 

Despite high asset quality, their scale is too small to meaningfully influence retail portfolios. The market remains in an early stage, and while growth potential exists, REITs currently function best as a small portfolio allocation.

 

4. How to Think About REITs in a Portfolio

Listed REITs in India are best considered as a satellite allocation rather than a core holding. They offer exposure to professionally managed commercial real estate with rental income and potential capital appreciation. 

REITs have a hybrid nature, combining steady rental distributions with equity-like market price movements. As per SEBI’s new classification, effective 01Jan2026, REITs are being treated as equity instruments for mutual fund purposes, though prior to 2026 they were classified as hybrid. 

Investors can use metrics like occupancy, lease tenure, distribution yield and scale to gauge stability and income potential, but each REIT is unique. 

Investing in REITs carries risks such as market price volatility, changes in interest rates and tenant or lease-related uncertainties. Concentration in a few corporate tenants or cities can also affect income stability. 

Retail investors should weigh these factors before allocating capital.

Overall, REITs provide income and growth potential, but their small market size and corporate focus mean they complement rather than replace traditional equity or fixed-income investments. 

 

5. Gist 
 

India’s listed REIT market remains small but structurally looks strong, offering access to high-quality commercial real estate. Each REIT has unique features and performance depends on property type, lease structure and micro-market dynamics.

For retail investors, REITs are best considered a complementary or non-core allocation, providing income and diversification without replacing traditional equities. 

As the market matures, REITs could gradually bridge household real estate exposure with sophisticated capital markets.

Investors should do their own due diligence before committing any investments. This is just for educational purposes and should not be construed as investment advice. 

 

(Even though the blog was published on 17Feb2026, a bonus section contrasting REITs, flex space and developers was added on 18Feb2026 below -- thank you for your patience).

 

 - - -



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P.S.: Bonus Section (added on 18Feb2026):

Business Model Snapshot: REITs vs Flexible Workspace Solutions vs Real Estate Developers:

Big Structural Difference >

REITs = yield + stability

Flex operators = growth + operating risk

Developers = Realty cycle + leverage + land bank play 

 

REITs own completed income-producing assets and generate stable, bond-like cash flows driven by long-term leases and cap rates.

Flexible workspace firms operate leased offices, earning higher-growth but more volatile, occupancy- and margin-sensitive revenues.

Developers acquire land and build to sell, making them the most cyclical, leverage-sensitive and dependent on real estate demand cycles. 

 


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References and additional data:

Image courtesy: Embassy REIT (Embassy Quadron building in Pune)

Indian REITs Association, CAMS and CareEdge 

Tweet thread on REITs 

RBI proposes allowing banks to lend against REITs 09Feb2026 

Nifty REITs & InvITs Index

10Mar2024 NSE -  NSE Indices Ltd - factsheet of Nifty REITs & InvITs Index for Feb2023 - PDF of the index - 
 
-- research paper 01Feb2024 
 

Screener.in valuation matrix of REITs as at end-17Feb2026 >

 


 

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Disclosure:  I've got a vested interest in Indian stocks and other investments. It's safe to assume I've interest in the financial instruments / products discussed, if any.
 
Disclaimer: The analysis and opinion provided here are only for information purposes and should not be construed as investment advice. Investors should consult their own financial advisers before making any investments. The author is a CFA Charterholder with a vested interest in financial markets.

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