1. At a Glance
₹3,810 crore market cap. Current price ₹125. Dividend yield a tempting 5.93%. Operating margins flirting with 50%. Sounds like a dream InvIT, right? Now pause. ROE is –3.59%, PAT (TTM) is –₹191 crore, and interest coverage is a fragile 0.38. This is Intelligent Supply Chain Infrastructure Trust (ISCIT)—a Reliance-backed logistics InvIT that looks like a stable annuity machine from the outside but is still sweating under depreciation and interest like it just finished leg day without protein.
ISCIT owns 12.89 million sq. ft. of Grade A warehouses across 34 cities, locked into a 30-year Warehouse Use Agreement (WUA) with Reliance Retail Ventures Limited (RRVL). Occupancy? Functionally assured. Revenues? Predictable. Cash flows? Yes, operating cash flows are positive. Profits? That’s where the plot twist lives.
If you’re expecting fireworks, this isn’t a Bollywood climax—it’s a long Netflix series. Slow burn, lots of accounting drama, and every episode ends with “adjusted for depreciation.” Curious already?
2. Introduction
ISCIT is not your typical equity story. This is an InvIT—Infrastructure Investment Trust—meaning it exists to own assets, collect rent-like cash flows, service debt, and distribute whatever survives. Growth is boring. Stability is sexy. Or at least that’s the brochure version.
Launched in 2023 and listed in October 2023, ISCIT was carved out by Reliance Retail to house its warehousing backbone. Think of it as Reliance Retail’s logistics stomach—digesting inventory, churning rent, and occasionally burping depreciation.
The trust structure is clean:
- Sponsor: Reliance Retail Ventures Limited
- Anchor tenant: Also Reliance Retail Ventures Limited
- Operator, project manager, O&M: Also Reliance ecosystem
If vertical integration were an Olympic sport, Reliance would take gold, silver, and bronze.
So what’s the catch? Heavy debt, front-loaded depreciation, and accounting optics that make profits look uglier than the underlying cash engine. This is a cash-flow story pretending to be a loss-making one—and that confuses a lot of investors.
But confusion is where interesting analysis begins, no?
3. Business Model – WTF Do They Even Do?
ISCIT owns warehouses. That’s
it. No SaaS. No AI. No “platform play.” Just large concrete boxes where Reliance Retail stores goods before pushing them into stores.
Through its sole SPV, ISCIMPL, the trust owns 65 Grade A warehouses spread across India. These are not mom-and-pop godowns; these are large, compliant, modern logistics assets.
The entire business runs on a 30-year non-cancellable WUA with RRVL:
- RRVL uses 60–80% of capacity
- Pays fixed monthly fees
- Has right of first offer for future capacity
- Can’t just wake up and say “bhai, warehouse bandh”
Translation: Revenue visibility is excellent. Vacancy risk is basically theoretical.
Costs are also locked in via fixed-rate contracts with Reliance group entities for:
- Project management
- Operations & maintenance
Margins at the operating level are juicy. The problem is not operations. The problem is the capital structure hangover.
So yes, boring business. But boring can pay—eventually.
4. Financials Overview
Quarterly Comparison (Q3 FY26 – Dec 2025)
| Metric | Latest Qtr (Dec 2025) | YoY Qtr (Dec 2024) | Prev Qtr (Sep 2025) | YoY % | QoQ % |
|---|---|---|---|---|---|
| Revenue (₹ Cr) | 344.63 | 336.60 | 344.64 | 2.4% | ~0% |
| EBITDA (₹ Cr) | 217.91 | 218.22 | 182.69 | –0.1% | 19.3% |
| PAT (₹ Cr) | –1.41 | –5.19 | –39.32 | Improving | Massive |
| EPS (₹) | –0.05 | –0.17 | –1.29 | Improving | Improving |
Operating profit margins bounced back to 63.2% this quarter after a weak Sep quarter. PAT loss narrowed sharply—almost breakeven.
The real story sits below EBITDA.
5. Valuation Discussion – Fair Value Range Only
Method 1: EV / EBITDA
- Enterprise Value: ₹6,246 Cr
- TTM EBITDA: ~₹705 Cr (Operating profit proxy)
- EV/EBITDA ≈ 8.9×
For an annuity-style
