Smartworks Coworking Spaces
Listing performance
Scheduled dates
Tentative timetable — a past date is not confirmation the step completed
Issue details
- IPO date
- 10 Jul 2025 – 14 Jul 2025
- Listing date
- 17 Jul 2025
- Face value
- ₹10 per share
- Issue price
- ₹407 per share
- Lot size
- 36 shares
- Listing at
- NSE
- Total issue size
- ₹583 Cr
- Market cap at offer price
- ₹4,645 Cr
- Promoter holding
- 65.19% → 58.25% pre-issue → post-issue
- ISIN
- INE0NAZ01010
- Registrar
- MUFG Intime India Pvt.Ltd.
- Lead managers
- JM Financial Ltd.
- Registered office
- Unit No.305-310, Plot No 9, 10 and 11, Vardhman Trade Centre, Nehru Place, South, New Delhi
Reservation and application size
How the issue is split between investor categories, and what each may bid
| Investor category | Shares | % of net | % of total |
|---|---|---|---|
| Anchor investor · within QIB | 42,66,378 | — | — |
| Market maker | 0 | — | — |
Application size
Minimum 36 shares per lot, in multiples, at ₹407
| Application | Lots | Shares | Amount |
|---|---|---|---|
| Retail (min) | 1 | 36 | ₹14,652 |
| Retail (max) | 13 | 468 | ₹1,90,476 |
| S-HNI (min) | 14 | 504 | ₹2,05,128 |
| S-HNI (max) | 68 | 2,448 | ₹9,96,336 |
| B-HNI (min) | 69 | 2,484 | ₹10,10,988 |
Category limits
| Category | Bid size | Cut-off |
|---|---|---|
| Retail (RII) | Up to ₹2 lakh | Yes |
| Small HNI (sNII) | ₹2 lakh – ₹10 lakh | No |
| Big HNI (bNII) | Above ₹10 lakh | No |
| Employee | Up to ₹5 lakh | Yes |
Bidding at cut-off means accepting the final issue price without naming one. Only retail and employee applicants may do so.
Anchor investors
Institutional allocation placed a day before the issue opens, carved out of the QIB portion and locked in after listing.
Valuation and performance
Valuation at offer price
| Metric | Pre-issue | Post-issue |
|---|---|---|
| EPS (₹) | −6.12 | −5.54 |
| Price to book (×) | 38.58 | — |
| Market cap | — | ₹4,645 Cr |
No price-to-earnings multiple is shown: the company reported a loss, and an earnings multiple struck on negative earnings would read as a cheap valuation while meaning the opposite.
Key performance indicators
- Return on net worth
- −58.76%
- ROCE
- 42.30%
- Debt / equity
- 2.90
- PAT margin
- −4.60%
- EBITDA margin
- 62.39%
- NAV per share
- ₹10.55
- Price to book
- 38.58
Single period as reported. Year-on-year movement is in the financials table below, where every period is published.
About Smartworks Coworking Spaces
Smartworks Coworking Spaces Limited is an office experience and managed campus operator. As of March 31, 2024, the company was the largest managed campus operator among benchmarked operators in terms of total stock, with a lease signed portfolio of 8.0 million square feet. As of March 31, 2025, the company manages a total super built-up area of 8.99 million square feet across 50 centres in 15 cities. The company focuses on leasing entire or large bare shell properties in prime locations from landlords and transforming them into fully serviced, aesthetically pleasing and tech-enabled campuses with daily-life and aspirational amenities such as cafeterias, sport zones, smart convenience stores, gymnasiums, crèches and medical centres. The company caters to clients of all team sizes from under 50 to over 6,300 seats, with a specific focus on mid-to-large enterprises having a requirement of over 300 seats. Revenue from operations increased to ₹ 13,740.56 million in Fiscal 2025 from ₹ 10,393.64 million in Fiscal 2024.
Company Analysis
from RHPSmartworks is an office experience and managed campus platform that leases large properties and transforms them into fully serviced, tech-enabled workspaces for enterprise clients across India.
Smartworks Coworking Spaces Limited is an office experience and managed campus operator. As of March 31, 2024, the company was the largest managed campus operator among benchmarked operators in terms of total stock, with a lease signed portfolio of 8.0 million square feet. As of March 31, 2025, the company manages a total super built-up area of 8.99 million square feet across 50 centres in 15 cities. The company focuses on leasing entire or large bare shell properties in prime locations from landlords and transforming them into fully serviced, aesthetically pleasing and tech-enabled campuses with daily-life and aspirational amenities such as cafeterias, sport zones, smart convenience stores, gymnasiums, crèches and medical centres. The company caters to clients of all team sizes from under 50 to over 6,300 seats, with a specific focus on mid-to-large enterprises having a requirement of over 300 seats. Revenue from operations increased to ₹ 13,740.56 million in Fiscal 2025 from ₹ 10,393.64 million in Fiscal 2024.
Objects of the Issue
- Repayment/prepayment/redemption, in full or in part, of certain borrowings availed by our Company ₹ 1,140.00 million p.31
- Capital expenditure for fit-outs in the new centres and for security deposits of the new centres ₹ 2,258.40 million p.31
- General corporate purposes p.31
- Repayment/prepayment/redemption of certain borrowings availed by the Company p.78
- Capital expenditure for fit-outs in new Centres and for security deposits of new Centres p.78
- General corporate purposes p.79
- Repayment/prepayment/redemption, in full or in part, of certain borrowings availed by our Company ₹ 1,140.00 million p.153
- Capital expenditure for fit-outs in the New Centres and for security deposits of the New Centres ₹ 2,258.40 million p.153
- General corporate purposes p.153
- Repayment/prepayment/redemption of certain borrowings ₹1,140.00 million p.154
- Capital expenditure for fit-outs in new centres ₹1,911.60 million p.157
- Security deposits for new centres ₹346.80 million p.157
- General corporate purposes p.162
- Not specified in this document section
- Not specified in this document section p.274
Issue Structure
- Total Issue
- Up to [●] Equity Shares of face value of ₹ 10 each aggregating up to ₹ [●] million
- Fresh Issue
- Up to [●] Equity Shares of face value of ₹ 10 each aggregating up to ₹ 4,450.00 million
- Offer for Sale
- Up to 3,379,740 Equity Shares of face value of ₹ 10 each aggregating up to ₹ [●] million
- Price Band
- Price band of a minimum price of ₹ [●] per Equity Share (Floor Price) and the maximum price of ₹ [●] per Equity Share (Cap Price)
- Face Value
- ₹ 10 each
Business Model
The company earns revenue primarily from lease rentals. For Fiscal 2025, rental revenue was ₹ 12,821.65 million, representing 91% of total revenue from operations. The company leases entire or large properties from landlords and subleases spaces (measured in notional 'seats') to enterprise clients. The company also generates revenue from ancillary services including value-added services provided through revenue sharing arrangements with service partners such as cafeterias, sport zones, smart convenience stores, gymnasiums, crèches and medical centres, as well as fit-out-as-a-service offerings.
Business Segments
SWOT Analysis
- • Largest managed campus operator by total stock among benchmarked operators(p.30)
- • Strong revenue growth trajectory with 32.20% YoY growth in Fiscal 2025(p.31)
- • High EBITDA margin of 62.39% in Fiscal 2025(p.31)
- • Rapid capacity expansion with 203,118 total capacity seats across 50 centres in 15 cities(p.31)
- • Improved occupancy rate of 83.12% in operational centres as of Fiscal 2025(p.31)
- • Growing client base with 738 clients as of Fiscal 2025(p.31)
- • Strong revenue growth trajectory(p.54)
- • High occupancy rates in operational centres(p.52)
- • Expanded geographic footprint(p.48)
- • Growing client base(p.54)
- • Improved return on capital employed(p.58)
- • Positive operational cash flows(p.49)
- • Established network expansion strategy with capital support(p.95)
- • Significant insurance coverage on tangible assets(p.98)
- • Strong operational cash generation(p.119)
- • Improving debt-equity ratio trajectory(p.98)
- • Market leadership with largest managed campus portfolio(p.167)
- • Pan-India presence across key office clusters(p.167)
- • Ability to lease and transform entire/large properties(p.167)
- • Focus on enterprise clients with higher seat requirements(p.167)
- • Strong execution capabilities backed by integrated technology solutions(p.167)
- • Capital efficient financial model using customer deposits(p.167)
- • Risk-mitigating diversification strategy(p.168)
- • Largest managed campus operator by stock among benchmarked peers(p.266)
- • Large-scale portfolio across premium clusters in Tier 1 cities(p.267)
- • Four lease-signed centers above 0.5 million sq ft, including India's largest at 0.7 million sq ft(p.267)
- • Focus on mid-to-large enterprises with 63.44% rental revenue from 300+ seat clients(p.269)
- • Superior execution efficiency with capital expenditure per sq ft lower than industry benchmarks(p.270)
- • Faster payback period than industry standard (30-32 months vs 45-52 months)(p.272)
- • Disciplined client concentration strategy limiting single-client exposure(p.273)
- • Strong proprietary technology infrastructure enabling operational efficiency(p.271)
- • Largest managed campus operator by portfolio size among benchmarked operators(p.274)
- • Stable, experienced management team with no key attrition over three years(p.274)
- • Strong proprietary technology platform (BuildX, CRM, property management applications) improving operational efficiency(p.275)
- • In-house design and project management capabilities with presence across multiple cities(p.279)
- • Established relationships with large vendor network enabling economies of scale(p.280)
- • Large, sticky client base with recurring revenue from long-term lease agreements(p.281)
- • Experienced management team with diverse professional backgrounds(p.328)
- • Strong operational and technology leadership(p.329)
- • Recognized expertise in facility management and human resources(p.332)
- • Market leadership in managed campus operations(p.402)
- • Strong portfolio of large enterprise clients generating stable revenue(p.406)
- • Demonstrated ability to achieve profitability at centre level(p.404)
- • Strong revenue growth trajectory(p.409)
- • Significant improvements in occupancy and client retention(p.408)
- • Positive operating cash flow generation(p.430)
- • Geographic diversification across major business hubs(p.403)
- • Company incurred cumulative losses across all three reported fiscal years(p.31)
- • Concentration of 75.19% rental revenue from four cities creates geographic risk(p.44)
- • Dependence on large enterprise clients (over 300 seats) for 63.44% of rental revenue(p.46)
- • Qualified audit opinion on internal financial controls in Fiscal 2023(p.36)
- • Significant ongoing related party transactions including facility management outsourcing(p.39)
- • Declining client retention rate from 96.24% in Fiscal 2023 to 86.83% in Fiscal 2025(p.31)
- • Ongoing losses despite revenue growth(p.48)
- • Negative earnings per share(p.49)
- • Qualified audit opinion on internal controls(p.55)
- • High lease rental obligations to landlords(p.48)
- • Concentration of lease payments with top landlords(p.50)
- • Declining seats retention rate(p.54)
- • High debt obligations(p.71)
- • Debt service coverage below 1x(p.72)
- • High debt-equity ratio limiting borrowing capacity(p.99)
- • Contingent liabilities including tax disputes(p.99)
- • History of delays in statutory dues payment(p.100)
- • Significant reliance on contract labour(p.100)
- • Unionist risk among 794 permanent employees(p.97)
- • Directors lack experience at listed company level(p.97)
- • Asset-liability mismatch from short-term leases to long-term premises leases(p.96)
- • Consistent operating losses(p.170)
- • Negative return on net worth(p.169)
- • High debt burden requiring repayment(p.154)
- • Negative earnings per share(p.168)
- • Dependence on fit-out cost stability(p.158)
- • Operating losses despite high EBITDA margins, with restated loss of ₹631.79 million in FY2025(p.264)
- • Declining Seats Retention Rate from 96.24% (FY2023) to 86.83% (FY2025)(p.269)
- • High net debt of ₹2,992.51 million as of March 31, 2025(p.265)
- • Occupancy concentration risk with mature centers at 88.67% occupancy dependent on sustained demand(p.265)
- • Dependence on straight lease business model with limited capital-efficient variable rental model deployment(p.275)
- • High fixed lease obligations with long-term lease agreements locked for 10-15 years(p.278)
- • Significant dependence on non-institutional landlords (81.22% as of March 31, 2025) creating counterparty risk(p.279)
- • New revenue streams (VAS and FaaS) are still in early stages of scaling with limited track record(p.275)
- • Material weakness in internal financial controls over PPE accounting(p.350)
- • Significant accumulated losses and negative retained earnings(p.372)
- • Continued operating losses across reporting periods(p.347)
- • High debt levels with significant personal guarantees from promoters(p.374)
- • Continued operating losses(p.391)
- • High debt burden and leverage(p.401)
- • Current liabilities exceed current assets substantially(p.391)
- • High interest expense burden from lease liabilities(p.382)
- • Significant capital intensity and depreciation burden(p.427)
- • Dependence on lease agreements with specific landlords(p.410)
- • Material weakness in internal financial controls over PP&E record-keeping(p.435)
- • Dependence on finance costs from high lease-related liabilities(p.431)
- • Significant ongoing litigation with related party members(p.447)
- • High concentration of working capital tied up in working capital changes(p.431)
- • Material pending investigation by Ministry of Corporate Affairs(p.447)
- • Significant TAM of 280-300 million sq ft and ₹730-960 Bn by 2027(p.30)
- • Flexible workspace market projected to grow at 18-20% CAGR to 140-144 million sq ft by 2027(p.30)
- • Expansion into new cities with planned centres in Pune, Bengaluru, Hyderabad, Mumbai and others(p.20)
- • Growing demand for flexible workspaces as integral part of modern work culture(p.30)
- • Strong positioning among large enterprises driving growth in information technology sector(p.46)
- • Expansion into new geographic markets(p.50)
- • Growth in ancillary services and fitout-as-a-service(p.92)
- • Expansion into variable rental and management contract models(p.69)
- • International expansion(p.51)
- • Increased demand from IT and professional services sectors(p.57)
- • Geographic expansion across Indian regions with capital allocation(p.95)
- • Market growth in flexible workspace segment(p.95)
- • Enhanced brand visibility and market positioning from listing(p.153)
- • Strong India GDP growth trajectory(p.196)
- • Rapid growth of Global Capability Centres(p.207)
- • Expansion of startup ecosystem(p.208)
- • Growing flexible workspace market in APAC(p.194)
- • Increasing demand for quality office spaces(p.195)
- • Expansion into new Indian cities and Singapore presence(p.157)
- • Large young talent pool and urbanization(p.197)
- • Large TAM of ₹730-960 billion for flexible workspace segment by 2027(p.238)
- • Flexible workspace stock forecast to grow at 18-20% CAGR to 140-144 million sq ft by 2027(p.237)
- • 70.2% of organized office stock is non-institutionally owned, creating partnership opportunities(p.254)
- • Expansion into Tier 2 cities with presence in five cities (Jaipur, Kochi, Indore, Coimbatore, Ahmedabad)(p.260)
- • Growth in demand for managed campus solutions from enterprises adopting hybrid working models(p.223)
- • VAS and FaaS as asset-light ancillary revenue streams with margin accretion potential(p.256)
- • Strong occupier demand for flexible workspace with 70% of surveyed occupiers intending to increase office portfolio(p.274)
- • India emerging as preferred location for GCCs and multinational corporations with increasing demand for quality office space(p.274)
- • Expansion into variable rental and management contract models for capital-efficient growth(p.275)
- • Multi-city client demand creating organic growth opportunities and lock-in benefits(p.275)
- • Scaling margin-accretive ancillary services (VAS and FaaS) leveraging large client employee base(p.275)
- • Expanding SaaS product suite to non-Smartworks properties to create new property technology revenue streams(p.276)
- • Geographic expansion to Tier-2 cities and international markets (Singapore operations established)(p.275)
- • Growing pipeline of future operating lease revenues(p.367)
- • Diversified revenue model beyond core coworking(p.350)
- • Significant capital investments supporting expansion(p.361)
- • Expansion into new revenue streams(p.410)
- • International expansion through Singapore operations(p.403)
- • Growth in managed campus and variable rental models(p.410)
- • Penetration of mid-to-large enterprise segment(p.404)
- • Growth in multi-city clients contributing to revenue stability(p.406)
- • Diversified customer base reducing concentration risk(p.436)
- • Strategic liquidity position for growth investment(p.432)
- • Dependence on Landlord lease renewals and renegotiations(p.36)
- • Long-term fixed cost lease obligations across 50 centres for 8.99 million sq ft(p.36)
- • Lease rental expenses represent over 51% of rental revenue, creating margin pressure(p.47)
- • Risk of client premature termination and inability to attract sufficient replacement clients(p.36)
- • Macroeconomic factors including IT industry cyclicality could impact demand(p.36)
- • Commercial office stock in India projected to grow at only 6.7% CAGR vs flexible workspace 18-20% CAGR(p.30)
- • Client termination risk and premature agreement exits(p.53)
- • Dependence on IT industry demand(p.57)
- • Landlord credit risk and property possession issues(p.67)
- • Intense competitive pressures in managed workspace sector(p.70)
- • Fixed lease obligations during demand downturns(p.71)
- • Regulatory changes and compliance risks(p.94)
- • Anonymouscomplaints and reputational risks(p.59)
- • Market saturation risk in flexible workspace segment(p.95)
- • Economic uncertainty impacting demand for flexible workspaces(p.96)
- • Client churn and vacancy risks in downturns(p.96)
- • Supply constraints limiting expansion(p.96)
- • Rent escalation risk post-lease expiry in high-demand markets(p.96)
- • Operational cost volatility impacting profitability(p.96)
- • Concentration risk from enterprise clients(p.96)
- • Commercial real estate market cyclicality(p.105)
- • Geopolitical and macroeconomic risks affecting Indian economy(p.108)
- • Regulatory changes and uncertain tax environment(p.109)
- • Competition from other flexible workspace operators(p.174)
- • Dependence on landlord relationships and lease terms(p.161)
- • Prepayment penalties and refinancing constraints(p.154)
- • Volatility in fit-out costs due to material and labor price fluctuations(p.158)
- • Economic cycle sensitivity and occupier demand fluctuations(p.209)
- • Regulatory changes in real estate sector(p.162)
- • Market saturation risk with ~500 flexible workspace operators in India(p.225)
- • Economic uncertainty impacting office and flexible workspace demand(p.238)
- • COVID-19 impact risk with work-from-home protocols reducing physical office usage(p.238)
- • Client churn risk due to short-to-medium term flexible workspace contracts(p.238)
- • Pricing pressure from heightened competition as market becomes saturated(p.238)
- • High vacancy rates in certain clusters (up to 27.8% in Gurgaon as of Q1 2025)(p.214)
- • Occupier demand sensitivity to economic cycles and corporate spending patterns affecting workspace utilization(p.274)
- • Intense competition from other managed office operators and co-working players in organized sector(p.274)
- • Regulatory changes in labor, environmental, and commercial real estate sectors affecting operations and compliance costs(p.291)
- • Dependence on occupier business continuity and financial stability affecting rental collections and occupancy(p.282)
- • Real estate market cyclicality and potential downturn affecting property values and rental rates(p.278)
- • Reliance on third-party facility management provider (TalbotForce) for critical services(p.282)
- • High finance costs dependent on volatile interest rates(p.347)
- • Significant lease payment obligations with fixed maturity structure(p.361)
- • Exposure to credit impairment and disputed receivables(p.368)
- • Restrictive covenants limiting financial flexibility(p.339)
- • Cyclical nature of commercial real estate market(p.410)
- • Sensitivity to interest rate movements affecting floating rate borrowings(p.390)
- • Dependence on long-term lease commitments with landlords(p.409)
- • Rental escalation risk from landlord agreements(p.409)
- • Competitive pressure in coworking and managed office spaces(p.391)
- • Economic sensitivity affecting client demand(p.409)
- • Risk from failure to maintain material approvals and licenses(p.456)
- • Dependence on property owner compliance with regulatory requirements(p.456)
- • Exposure to fixed and floating rate interest rate fluctuations(p.434)
- • Material external litigation risk affecting business operations(p.449)
Promoters
| Name | Role | Pre-Issue | Post-Issue |
|---|---|---|---|
| NS Niketan LLP | Promoter | 41.48% | — |
| SNS Infrarealty LLP | Promoter | 23.67% | — |
| Neetish Sarda | Individual Promoter | Negligible | — |
| Saumya Binani | Individual Promoter | Negligible | — |
| Harsh Binani | Promoter | — | — |
| Aryadeep Realestates Private Limited | Promoter | — | — |
| NS Niketan LLP | Promoter | 10.00% | — |
| SNS Infrarealty LLP | Promoter | 10.00% | — |
| Neetish Sarda | Individual Promoter | — | — |
| Harsh Binani | Promoter | — | — |
| Saumya Binani | Individual Promoter | — | — |
| NS Niketan LLP | Promoter | 41.48% | — |
| SNS Infrarealty LLP | Promoter | 23.67% | — |
| Neetish Sarda | Promoter | Negligible | — |
| Saumya Binani | Promoter | Negligible | — |
| Space Solutions India Pte. Ltd. (formerly Lisbrine Pte Limited) | Selling Shareholder | 19.00% | — |
| Not explicitly named in this document section | Promoter | — | — |
| Neetish Sarda | Promoter/Managing Director | — | — |
| Harsh Binani | Promoter/Executive Director | — | — |
| NS Niketan LLP | Promoter Group | — | — |
| SNS Infrarealty LLP | Promoter Group | — | — |
| Neetish Sarda | Founder and Managing Director | negligible | — |
| Harsh Binani | Co-founder and Executive Director | nil | — |
| Saumya Binani | Promoter | negligible | — |
| NS Niketan LLP | Corporate Promoter | 41.482% | — |
| SNS Infrarealty LLP | Corporate Promoter | 23.668% | — |
| Aryadeep Realestates Private Limited | Corporate Promoter | — | — |
| NS Niketan LLP | Entity having significant influence over the Group | — | — |
| SNS Infrarealty LLP | Entity having significant influence over the Group | — | — |
| Space Solutions India Pte. Ltd. (formerly Lisbrine PTE. LTD.) | Investor/CCPS Holder | — | — |
| NS Niketan LLP | Promoter Selling Shareholder | — | — |
| SNS Infrarealty LLP | Promoter Selling Shareholder | — | — |
| Space Solutions India Pte. Ltd. (formerly Lisbrine Pte Limited) | Investor Selling Shareholder | — | — |
| Neetish Sarda | Promoter | — | — |
| Harsh Binani | Promoter | — | — |
| NS Niketan LLP | Promoter | — | — |
| SNS Infrarealty LLP | Promoter | — | — |
Leadership
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