Press Release August 25, 2026 IINSPIRA SPRINGDALE PRIVATE LIMITED Rating Reaffirmed

Product	Quantum (Rs. Cr) (SEBI)	Quantum (Rs. Cr) (Other FSR)	Long Term Rating	Short Term Rating	Regulated By
Non Convertible Debentures (NCD)	100.00	0.00	ACUITE B | Stable | Reaffirmed	-	SEBI
Total Outstanding	100.00	0.00	-	-	-
Total Withdrawn	0.00	0.00	-	-	-

Note:- For activities or ratings of instruments falling under the purview of Financial Sector Regulators other than SEBI, the grievance / dispute redressal mechanisms and investor protection mechanisms provided by SEBI shall not be available.

Rating Rationale

Acuité has reaffirmed its long-term rating of ‘ACUITE B’ (read as ACUITE B) on the Rs. 100.00 Cr. Non-Convertible Debentures of Iinspira Springdale Private Limited (ISPL). The outlook is ‘Stable’. Rationale for rating The rating reaffirmation factors in the nascent stage of the project, which exposes the company to elevated project execution. The rating remains constrained by the lower than expected project progress, low customer advances till date and tightness of cashflows against the near approaching debt principal repayments from Sep 2026. Moreover, debt servicing is also expected to be met through promoter infusions timely infusion of which remains critical. However, the rating draws comfort from the long-standing experience and established track record of promoter i.e Inspira group for more than two decades in real estate business.

About the Company

Incorporated on May 8, 2023, ISPL is a group company of the Bengaluru-based Inspira Group. The group is currently developing a villa project, 'Trees of Life', located in the Sarjapur region of Bengaluru, comprising 211 villas. The company is currently managed by its directors, Mr. Akarsh S and Mr. Aravinda MS.

Unsupported Rating

Not Applicable

Analytical Approach

Acuité has considered standalone business and financial risk profiles of ISPL to arrive at the rating.

Key Rating Drivers

Strengths

Established track record of the group with experienced management ISPL is a group company of Inspira Builders LLP, a Bangalore-based real estate developer engaged in commercial and residential projects. The firm is managed by Mr. Prabhu Ur, Mr. Aravind MS, and Mr. Akarsh Reddy. The group has over two decades of experience in real estate development through various executed projects. Inspira Group has completed ~18 projects and is currently having 4 ongoing projects. Further, the group has delivered over 1.5 million square feet of residential and commercial spaces.

Weaknesses

High project execution risk The project is estimated to be developed at a total cost of Rs.480 crore, proposed to be funded through promoter equity of Rs.31 crore, NCDs of Rs.100 crore, and the balance through customer advances comprising of ~74% of the total cost. Although the promoters had infused the envisaged Rs.31 crore as of March 31, 2025, the project's funding risk remains elevated due to its significant reliance on customer advances. Of the Rs.100 crore NCD proceeds raised, approximately Rs.47 crore was utilized towards repayment of existing project debt, including unsecured loans from promoters, with the remaining amount earmarked for project development Further, as of July 31, 2026, the company had achieved sales of 8.8% of the saleable area and received customer collections of merely Rs.1 crore, indicating lower demand than envisaged earlier. Additionally, the project has not yet been formally launched. On the implementation front, ISPL has acquired 293,779 sq. ft. of the total saleable area to date, while Inspira BM Constructions LLP, another group entity, has acquired 6,329 sq. ft. The group is yet to acquire approximately 4% of the project's land area from the existing landowners. Consequently, the project continues to face elevated funding, implementation, and demand risks, resulting in a high overall project execution risk profile. Susceptibility to geographical concentration, real estate cyclicality, regulatory risks and intense competition in the industry The operations of the group are majorly located in and around Bangalore which keeps the firm exposed to geographic concentration risk. Further, the real estate industry in India is highly fragmented with most of the real estate developers, having a city specific or region-specific presence. The risks associated with real estate industry are cyclical in nature and directly linked to drop in property prices and interest rate risks, which could affect the operations. Moreover, the industry is also exposed to certain regulatory risks linked to stamp duty and registration tax directly impacting the demand and thus the operating growth of real estate players. Hence, business risk profile will remain susceptible to risks arising from any industry slowdown.

Rating Sensitivities

Potential triggers (individual or collective) for an upward rating action:

Record sales and collect above 10-15% of the total saleable value thereby enhancing visibility of cash inflows Significant progress in the project execution

Potential triggers (individual or collective) for a downward rating action:

Any substantial delay in project execution resulting in significant time or cost overruns. Lower-than-expected customer bookings and/or sales realizations, collections falling below Rs.80 crore in FY27.

All Covenants

­No further debt in any form can be raised by the obligor without investor consent Subordination deed satisfactory to investor to be executed wherever required No sales to be marked below the floor price set out in business plan for any project asset without consent of Investor Collateral cover of at least 2.0 times All cashflows to be routed through escrow account.

Liquidity Position

Stretched

The company’s liquidity position is expected to remain stretched, given the project's nascent stage, significant upfront funding requirements, and high dependence on customer advances for project execution and debt servicing. The company is expected to generate net proceeds of Rs.36 crore during the 9M ending FY27, against repayment obligations of approximately Rs.34 crore over the same period, indicating a tight liquidity profile with a limited buffer for contingencies. The projected cash flows also assume promoter support in the form of an equity contribution of Rs.10 crore towards debt servicing requirements, which remains crucial. Further, the company had cash and cash equivalents of Rs.0.42 crore as of March 31, 2026, providing limited liquidity comfort.

Outlook - Stable

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Other Factors affecting Rating

­None

Key Financials

Particulars	Unit	FY 26 (Actual)	FY 25 (Actual)
Operating Income	Rs. Cr.	0.00	0.00
PAT	Rs. Cr.	(0.21)	0.00
PAT Margin	(%)	0.00	0.00
Total Debt/Tangible Net Worth	Times	(485.96)	3.64
PBDIT/Interest	Times	(2084.00)	(5.08)

Status of non-cooperation with previous CRA (if applicable)

­Not Applicable

Any other information

­None

Applicable Criteria

• Default Recognition :- https://www.acuite.in/view-rating-criteria-52.htm • Application Of Financial Ratios And Adjustments: https://www.acuite.in/view-rating-criteria-53.htm • Real Estate Entities: https://www.acuite.in/view-rating-criteria-63.htm

Note on complexity levels of the rated instrument

­In order to inform the investors about complexity of instruments, Acuité has categorized such instruments in three levels: Simple, Complex and Highly Complex. Acuite’s categorisation of the instruments across the three categories is based on factors like variability of the returns to the investors, uncertainty in cash flow patterns, number of counterparties and general understanding of the instrument by the market. It has to be understood that complexity is different from credit risk and even an instrument categorized as 'Simple' can carry high levels of risk. For more details, please refer Rating Criteria “Complexity Level Of Financial Instruments” on www.acuite.in.

Rating History

Date Name of Instruments/Facilities Term Amount (Rs. Cr) Rating/Outlook 26 Aug 2025 Proposed Non Convertible Debentures Long Term 100.00 ACUITE B | Stable (Assigned)

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Contacts

Mohit Jain Chief Analytical Officer - Rating Operations Parth Patel Senior Analyst - Rating Operations	Contact details exclusively for investors and lenders Mob: +91 8591310146 Email ID: analyticalsupport@acuite.in

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