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Initiating Coverage
strong growth in the preschools segment. The organized preschool Key data
market is expected to grow at a 26% CAGR over FY13-18E to INR Bloomberg /Reuters Code THEAL IN/THEA.BO
42.8bn. To meet this demand, 8,400 new preschools would need to be Current /Dil. Shares O/S (mn) 36/37.7
added to the existing base of 4,300 preschools. Mkt Cap (INR bn/USD mn) 9/141
Daily Vol. (3M NSE Avg.) 29,444
Tree House is on an expansion spree; thrives on asset-light model Face Value (INR) 10
Tree House (THEAL IN) management has been on an aggressive 1 USD= INR 62.6
expansion spree, adding 80 schools every year over the past four Note: as on 23 September 2013; Source: Bloomberg
years, at a CAGR of 60%. We have factored in an addition of 230 self-
Price & Volume
operated schools and 120 franchisees over FY13-16E at less than 70%
300 2.0
of the company’s target of 513 preschool additions. Consequently,
THEAL should register a revenue CAGR of 32% over the same period. 275 1.5
Usually, it takes two years to reach stable capacity utilization of 50%,
250 1.0
which offers return ratios of 50%. As a higher proportion of centers
reach healthy capacity utilization, the preschool ROC should improve 225 0.5
from the current 30% to 50%. Further, INR 5mn capex per school
200 0.0
offers low investment/earnings ratio, allowing high growth potential. Sep-12 Dec-12 Mar-13 Jun-13 Sep-13
Vol. in mn (RHS) Tree House (LHS)
Asset sale to lighten balance sheet, improve CF and return ratios
Source: Bloomberg
Tree House owns K-12 assets worth INR 2.4bn, nearly 50% of the asset
Shareholding (%) Q2FY13 Q3FY13 Q4FY13 Q1FY14
base, which has dented return ratios. In line with its asset-light model, Promoter 29.3 27.8 27.8 27.8
the company plans to sell its properties, which should reduce asset size Institutional Investors 12.1 12.5 12.1 12.2
by INR 960mn and recover advances worth INR 1.1bn from trusts. This Other Investors 49.4 50.2 49.6 49.5
would lower the asset base by about 50%. Further, 1.5x property value General Public 9.3 9.5 10.5 10.6
of book assets would raise incremental cash flow of INR 1.45bn, Source: BSE
reducing overall K-12 book value to just INR 300mn, which will be Price performance (%) 3M 6M 12M
amortized over 30 years. The company has completed its K-12 Sensex 6.0 6.2 6.1
investment, and we are optimistic about its strong annuity business, Tree House (8.8) 8.2 7.8
with potential to make 100%-plus ROC. Navneet Education (10.7) (5.9) (2.7)
Source: Bloomberg
Valuation
Our two-stage DCF valuation estimates a robust operating profit Price performance
CAGR of 34% over FY13-16E and marginally tapered EBIT growth of 130
20% over FY16-20E, deriving a target price of INR 370. We assume a
(Rebased to 100)
120
14.5% WACC and a 4% terminal growth rate. 110
100
Our target price gives an implied EV/EBITDA and P/E of 12x and 7x,
90
respectively, on FY16E numbers. This looks reasonable considering
80
the strong growth opportunity, low earnings risk and FCF positive in
Sep-12
Nov-12
Oct-12
Mar-13
Apr-13
May-13
Jun-13
Jul-13
Dec-12
Jan-13
Feb-13
Aug-13
Key Financials
YE March Revenue YoY EBITDA EBITDA Adj PAT YoY Fully DEPS ROE ROCE P/E EV/EBITDA
(INR mn) (%) (INR mn) margin (%) (INR mn) (%) (INR) (%) (%) (x) (x)
FY12 772 96.8 420 54.4 217 135.5 7.2 11.4 14.3 34.3 23.6
FY13 1,143 48.0 618 54.1 333.3 53.9 9.6 11.1 13.5 25.7 16.1
FY14E 1,593 39.4 870 54.6 434.5 30.4 11.5 11.6 15.3 21.3 11.4
FY15E 2,074 30.2 1,140 55.0 576.2 32.6 15.3 13.4 17.8 16.1 8.7
Note: Pricing as on 23 September 2013; Source: Company, Elara Securities Estimate
100
Nov-11
Jul-12
Nov-12
Jul-13
Nov-13
Jul-14
Jan-12
Jan-13
Jan-14
May-12
May-13
May-14
Mar-12
Mar-13
Mar-14
Sep-11
Sep-12
Sep-13
Valuation trigger
1. THEAL is expected to turn FCF positive
Source: Bloomberg, Elara Securities Estimate from FY14, allowing it to garner better
valuations.
1,500
Our assumptions
1,000
We have factored in 230 self-operated
500 preschools and 120 franchisees,
0 growing overall centers at a 24% CAGR
over FY13-16E.
(500)
Subsequently, revenues and PAT are
(1,000)
FY13 FY14E FY15E FY16E expected to grow at 32% each over
Capex Security deposit payback Net Cash Flow FY13-16E.
Source: Company, Elara Securities Estimate THEAL will start recovering funds
allocated to the K-12 segment from
FY14. This would make balance sheet
asset light, improve cash flow and
garner a superior ROC.
(INR mn)
EBIT 342 484 678 886 1,500 54.4
(%)
54.5
Less:- Interest Expenses 65 66 75 75 1,000 54.1
Education
Share Capital 337 360 360 360
Reserves 2,227 3,074 3,723 4,186
Borrowings 514 667 667 667
Long Term Liabilites and Provision 3 3 3 3
Adjusted profit growth trend
Deferred Tax Liability 33 44 44 44 1,200 200
Total Liabilities 3,114 4,148 4,797 5,259 148.1
1,000
150
Gross Block 1,544 1,850 2,952 3,358 800
(INR mn)
Less:- Accumulated Depreciation 174 300 491 745
(%)
600 100
Net Block 1,371 1,550 2,461 2,612 400 47.2 40.8
31.0
Add:- Capital work in progress 195 398 0 0 50
200
Long Term Loans and Advances 849 1,693 1,690 1,672 0 0
Investments 62 100 100 100 FY12 FY13 FY14E FY15E
Net Working Capital 637 407 546 875 EBITDA (LHS) EBITDA Growth (RHS)
Total Assets 3,114 4,148 4,797 5,259
Source: Company, Elara Securities Estimate
Cash Flow Statement (INR mn) FY12 FY13 FY14E FY15E
Cash profit adjusted for non cash items 355 445 668 872
Add/Less : Working Capital Changes (90) (41) 43 36
Return ratios
Operating Cash Flow 266 403 711 908
20 17.8
Less:- Capex (819) (786) (705) (406)
15.3
Free Cash Flow (554) (383) 7 503 14.3 13.5
15
Financing Cash Flow 1,135 643 140 (189)
Investing Cash Flow (1,213) (1,036) (668) (355) 10 13.4
11.4 11.1 11.6
Net change in Cash 188 10 183 365
5
Ratio Analysis FY12 FY13 FY14E FY15E
Income Statement Ratios 0
FY12 FY13 FY14E FY15E
Revenue Growth 96.8 48.0 39.4 30.2
EBITDA Growth 148.1 47.2 40.8 31.0 ROE (%) ROCE (%)
PAT Growth 135.5 53.9 30.4 32.6 Source: Company, Elara Securities Estimate
EBITDA Margin 54.4 54.1 54.6 55.0
Net Margin 28.0 29.2 27.3 27.8
Return & Liquidity Ratios
Addition of 230 new self-operated
Net Debt/Equity (x) 0.0 0.1 (0.0) (0.1) centers will grow top line
ROE (%) 11.4 11.1 11.6 13.4
ROCE (%) 14.3 13.5 15.3 17.8
Per Share data & Valuation Ratios
Diluted EPS (INR/Share) 7.2 9.6 11.5 15.3
EPS Growth (%) 96.9 33.5 20.5 32.6
DPS (INR/Share) 1.0 1.3 2.1 2.7
P/E Ratio (x) 34.3 25.7 21.3 16.1 ROC to improve to more than 20%
EV/EBITDA (x) 23.6 16.1 11.4 8.7 with the sale of K12 assets
EV/Sales (x) 12.9 8.7 6.2 4.8
Price/Book (x) 3.6 2.7 2.3 2.0
Dividend Yield (%) 0.4 0.5 0.8 1.1
Note: Pricing as on 23 September 2013; Source: Company, Elara Securities Estimate
Investment Rationale
Pre-school industry growth holds significant scope
Tree House on an expansion spree; thrives on asset-light model
K-12 property sale to deliver asset light, cash rich and steady return ratios
30 2018
(%)
300
CAGR (%) 18 24 16
20
200 Fees/Student (INR) 31,720 41,850 29,295
100 10
CAGR (%) 2.4 2.0 2.0
223 291 431 560
0 0 Source: Crisil Research, Company, Elara Securities Research
1991 2001 2011 2025
Total
population 856 1,040 1,230 1,400
Urban population (LHS) Urbanization Rate (RHS)
Increasing penetration in preschools Franchise model: In this model, the company expands
The gross enrollment ratio of preschool schools in India is its operations and extends its brand name through a
lower than other major countries in the world. This franchise, in lieu of which, it is paid a one-time franchise
number has seen a rise from 47% in 2007 to 54% in and a royalty fee. The royalty fee, which is based on total
2008, as per UNESCO. fees generated by the preschool, is in the range of 10-
20%. THEAL charges a royalty of 15%. In the franchise
With increased awareness about the necessity for a model, most preschools have a minimum built-up area
quality preschool education, the penetration level is set requirement of 1,000-2,000 sq ft with a one-time
to rise. franchise fee, depending on the location. Tree House
Exhibit 4: Preschool GER of major countries (%) charges a differentiated franchisee fee as per the tier of
108 109
the cities, which is far above the peers. This is due to
120
peers’ main growth strategy to be franchisee model
100 88 89 81
Education
73 while THEAL targets self-owned model. Most franchisees
80
61 58 break even in the second or third year of operations.
54
60 42 44 47
Franchising enables a preschool to leverage the brand
40
image, expand at a faster pace and remain asset light.
20
Most preschool chains are adopting the franchise route
0
for rapid growth. THEAL focuses largely on the self-
Japan
UK
USA
India
China
Germany
companies and the entry of more organized firms should Company self-operated model
alleviate supply constraints in the segment. The This model helps the company to maintain
organized preschool market is expected to grow at a standardization and quality across its branches. Further,
CAGR of 26% over FY113-18E from INR 13.3bn to reach it allows capturing the entire revenue opportunity
INR 42.8bn. instead of sharing with the franchisee partner. However,
No regulatory intervention due to higher bandwidth getting blocked, it slows the
pace of growth in a number of centers.
Unlike K-12 school education and higher educational
institutions, which are barred by law from becoming for- Competitive landscape – self-operated
profit ventures, preschools are allowed to make profit.
vs franchisee advantage against peers
Besides, no regulations or standards regarding the
curriculum govern the preschool market currently. This Tree House remains the largest self-operated company in
makes the industry free to operate on its own terms, the country with about 330 company-operated centers
which has also led to its highly unorganized nature. i.e. over 75% of the preschools. On the other hand, most
of the other firms’ operate 75% of the centers on
Business models franchisee basis. This is one of the key reasons why
The two business models, which are currently adopted THEAL has fewer franchisee centers than leaders like
by the Indian organized preschool firms, are a mix of self- Eurokids, Kidzee and Bachpan.
operated schools and franchises. To attain scalability, a
The franchisee model allows accelerating the scale of
majority of firms have adopted the franchise model over
presence and also holds a significantly asset-light model,
the self-operated model.
with almost nil investment. The major drive for most
companies to adopt the franchisee model is tap the
sizeable growth opportunity in the market, led by low 1. The optimistic scenario is based on a high capacity
penetration and made up of mostly unorganized firms. It utilization center (Mahim) which has the potential to
also offers a 15-20% royalty share, which works out to be generate supernormal revenues.
about 50% of the profit share, with zero investment,
2. The bear case is the current average number of
making a robust investment return.
students per center and capacity utilization
If we compare on a center-wise basis, THEAL’s approach calculated based on aggregate THEAL figures.
has several advantages:
3. The base case assumes an average of 100 students
1. It does not require royalty sharing, which increases per center, implying 50% capacity utilization.
competitive position vs another center in the region
Exhibit 6: Business model per center
and allows it to increase earnings per center.
Optimistic Base Bear
Particulars (INR mn)
case case case
2. It gets the advantage of scale to leverage its
Student Capacity 250 209 209
operating costs and ad spends, thus allowing it to
Students 206 100 75
break even with lower students per center metric.
Capacity Utilization (%) 82 48 36
3. It has an easier time attracting a superior talent pool
Fees (INR) 46,219 41,810 41,810
of teachers due to the opportunity to work and scale
Total 9,521,190 4,180,986 3,131,140
up with direct company vs a franchisee.
Costs
4. Managing franchisee quality is always a constraint Rent 1,700,000 800,267 800,267
due to high profiteering and low influence on the
No of Teachers 12 5.1 5.1
franchisee owners in comparison to a self-operated
Cost per Teacher (INR) 84,500 96,691 96,691
center, which may be centralized.
Teacher Cost 1,014,000 492,944 492,944
These factors improve the competitive intensity of a self- Security Cost 84,000 71,883 35,941
operated model vs a franchisee, offering higher EBITDA Consummables/event
200,000 194,745 194,745
per center, and the wherewithal to compete on a expenses/misc
regional basis. Utilities 12,000 86,016 86,016
Total Expenses 3,010,000 1,645,855 1,609,914
THEAL on expansion spree; Center-level Profit 6,511,190 2,535,131 1,521,226
thrives on asset-light model OPM (%) 68.4 60.6 48.6
Assets
Preschools operate on asset-light, annuity model
Fixed Asset 4,500,000 4,500,000 4,500,000
Tree House operates preschools on leased assets with
Security Deposit (Owner) 500,000 500,000 500,000
379 preschools on an asset base of meager INR 2bn.
Total assets/center 5,000,000 5,000,000 5,000,000
Preschool capex merely includes a one-time, setup cost
of INR 5mn for a 2,000 sq ft property, with capacity for Asset Turns (x) 1.90 0.84 0.63
200 students. The major cost driver remains rent. Thus, ROC* (%) 130 51 30
the business holds a higher operating leverage as *excludes depreciation (FY13); Source: Company, Elara Securities Estimate
incremental student fees largely flow to the bottom line. Optimistic case: We have modeled this case on one of
(existing fee structure is of about INR 40,000 per THEAL’s profitable centers (Mahim), which runs at 80%
student). THEAL centers turn operational break even at capacity with nearly 206 students with total capacity of
just 20% capacity utilization and garner 50%-plus return 250. With a fixed-cost nature of the business model,
ratios at just 50% capacity utilization. the company garners 68% in operating profit and a
This allows the company to expand at a rapid pace, as 130% ROC. This center has been operational for four
the center turns operationally profitable from the first years, which is the period required to reach the optimum
year of operations and require limited loss-bearing capacity utilization levels.
capacity. The fee structure is linked to lease rentals. Thus, Bear Case: This is the current per centre metrics as per
all centers hold similar capacity utilization threshold to our model which indicates about 48% operating margin
profitability ratios despite the variation in rentals. and 30% ROC at 36% capacity utilization levels.
We have considered three scenarios viz., optimistic, base However, this capacity utilization remains subdued as
and bear case to understand operating leverage and about 61 centers i.e. 20% are unproductive (will start
potential for growth in return ratios of a preschool. from 2013-14 or had first year of operations in 2013-14).
Excluding them, the average student per center jumps
over 90 ie about 45% capacity utilization. A center
usually becomes stable generating 50% ROC at 50% Exhibit 8: Geographic presence
capacity utilization levels that can be reached in two
years of operations. THEAL has an average number of
110 students per center for every center started before
2011.
18 6 18 8
per center i.e. 50% in capacity utilization as the base 8 1
40
two-year gestation period) has the potential to garner 2
Education
completed the two-year gestation period drive down the 23
Pre-schools managed
overall average. This indicates the company’s per center 2
300
by Tree House
THEAL – Western focus, expanding pan-India Targets to add over 500 preschools over FY13-16E
At present, Tree House operations are concentrated in Management has been on an expansion spree, adding
West India. Nearly 50% of 300 self-operated preschools about 80 preschools per year over the past four years, at
are in Mumbai. The company now plans to tap other about 60% CAGR. It has an ambitious plan to add about
regions like Bangalore in South India and Kolkata in East 335 preschools over the next three years, more than
India in the Tier I areas as well as Pune, Udaipur and doubling from the current 300 self-operated ones.
Bhubaneshwar in the Tier II regions. Further, it plans to add 178 franchisees on the existing
base of just 79.
Exhibit 7: Center-wise profitability
FY12 FY13 Exhibit 9: Aggressive growth guidance
Location Total centers Profitable Total centers Profitable Particulars 2013-14 2014-15 2015-16
Exhibit 10: Revenue growth led by preschool fee 7% CAGR increase from 75 to 91 over FY13-16E for the
income (INR mn) overall self-operated preschool.
3,000 Exhibit 13: Fixed cost structure leads operating
2,500 leverage (INR mn)
10
2,000
1,500 8
1,000 6
500 4
0
FY10 FY11 FY12 FY13 FY14E FY15E FY16E 2
(INR mn)
FY15E
FY16E
FY10
FY11
FY12
FY13
Education
secondary
school in
Punjab
Kidzee 2003 Franchisee 990 330 500 more in 01:10 Zee group 9 operational,
model 1-2 years 23 under
development
Bachpan 2004 Franchisee 900 No presence
model
Little 2006 Franchisee Multiple- 250 Plans to Educomp Yes
Millenium model intelligence expand in
and thematic Tier-2 &3
method penetrate
existing
cities.
Serra Intl Both Reggio Emilia 30 Plans tie up Edvance - No presence
with real Intl, tie-up plan to tie up
estate cos with with real estate
and grow EtonHouse cos & grow fast
fast
Time Kids Both 170 TIME Private No presence
Limited
which is
into Test-
Prep with
pan India
Hello Kids Franchisee Montessari 219 500+ No 01:10 No presence
model branches in royalty
1-2 years model
Apple Kids Franchisee 200 No presence
model
Total Business 4,514
model
Source: Crisil, Company
Asset sale at 1.5x book value adds sizeable cash flow Exhibit 19: K-12 properties to recover about 1.5x BV
THEAL has started recovering cash on sale of K-12 Expected Value Book Value
Location Year
(INR mn) (INR mn)
properties. It is looking for potential buyers, and, over the
Baroda 1 FY14E 250 163.4
next 2-3 fiscal, it should be able to complete the sale of
Baroda 2 FY15E 350 228.8
all 4-5 K-12 properties, which will raise total cash of
about INR 1.45bn vs a book value of INR962mn, JhunJhunu FY15E 300 196.1
subsequently growing the cash flow position. The Kalyan ( JV) 50% Share FY16E 250 163.4
company should be able to accumulate net cash of INR Goregoan FY16E 300 210.0
824mn by FY16E, i.e. INR22 per share, which is 10% of Total 1450 962
the market cap. Source: Elara Securities Estimate
Education
Exhibit 20: K-12 return ratios
Particulars (INR mn) FY13 FY14E FY15E FY16E FY17E FY18E FY19E FY20E
Elara Revenue Estimates 70 100 150 200 240 288 346 415
Revenue Guidance 70 114 169 243
Assets 2,046 2,229 1,787 1,244 1,101 893 621 312
Asset Turn (%) 3 5 7 13
EBIT 70 100 150 200 240 288 346 415
EBIT Margin (%) 100 100 100 100 NA NA NA NA
ROC (%) 3 5 7 13 NA NA NA NA
ROC (Revenue Guidance) (%) 3 5 9 20 22 32 56 133
Source: Company, Elara Securities Estimate
ROC to propel
Net Assets led by
(after K-12 steady
Assets Sale)pre-school, K-12
4,444biz 5,026 5,165 5,514
Scalable model, low earnings beta Two-stage DCF based TP of INR 370
Tree House has the potential to grow at a rapid pace for Our two-stage DCF valuation estimates a robust
a long period, led by a favorable industry scenario. The operating profit CAGR of 34% over FY13-16E while a
company operates in an industry which offers high tapered EBIT growth of 20% over FY16-20E. Our TP of
growth opportunity, given low penetration and a shift INR 370 per share assumes a WACC of 14.5% and a
from a largely unorganized market to an organized one. terminal growth rate of 4%. Steady terminal growth is on
This should allow it to garner an attractive PEG. account of preschools nascent stage and THEAL can
witness steady growth for an extended period, which
The education sector is characterized by low earnings
would enable it to garner a strong operating cash flow.
beta and steady earnings. Subsequently, there is virtually
little macro risk attached to earnings, reducing the equity Our target price gives an implied EV/EBITDA and P/E of
risk premium. 12x and 7x, respectively, on FY16E numbers. This looks
reasonable considering good growth opportunity and
Turns FCF positive; asset-light model to low earnings risk. We initiate coverage of Tree House
garner better ROC with a Buy recommendation and a target price of INR
370, implying upside potential of 51% from the current
With an asset-light leased model, the preschool
levels.
expansion should be without draining cash flow. The K-
12 segment has to date incurred heavy capex; however, Exhibit 24: Valuation overview
it has passed its peak capex cycle. FY14E is the last fiscal Particulars (INR mn) Amount
for further K-12 capex, with an investment of INR 350mn. Gross Asset Value 12,967
The company’s plans to sell K-12 assets should allow it to Add: Cash & Equivalents 1,661
garner robust cash flow over the next 2-3 fiscal and Less: Debt 667
command better valuations. Market Cap 13,960
Exhibit 23: Turning cash flow positive (INR mn) Diluted Shares (mn) 37.7
(500)
(1,000)
FY13 FY14E FY15E FY16E
Capex Security deposit payback Net Cash Flow
Education
FCF incl Terminal Value (875) 10 520 817 980 1,176 1,411 18,295
Source: Company, Elara Securities Estimate
Open and
Higher Vocational Coaching
K-12 Preschool Distance
Education Training Institutions
Learning
Education
the help of various playing techniques. the activities Sunshine Kids
Formal reading and math skills.
Academic Play is also part of curriculum but limited Teacher directs child on what to do and
Traditional Method time is alloted to the activity guides him in learning the skills
Multiple Eight intelligences: spatial, linguistic, Role of teacher is greater in determining Little Millenium, Fastrack
Intelligence logical, mathematical, bodily-kinesthetic, what the child likes International
musical, interpersonal, intrapersonal and
naturalistic
Source: CRISIL Research
Centers
Opened
Location 2010 2011 2012 2013
Upto
2009
Ahmedabad 2 2 5 5 2 2
Bangalore 13 13 5 5 2 1
Baroda 1 1
Chennai 2 2
Gujarat 1 1
Guwahati 8 0
Hyderabad 2 2 2 2 11 11
Jaipur 18 18
Kolkata 28 27 2 1
Mumbai 39 39 14 14 4 4 49 48 17 9
Nagpur 4 3
Patna 8 2
Pune 1 1 12 12 3 1
Ranchi 6 3 1 1
Total 42 42 37 37 29 29 131 110 23 12 262 230
* Only operational centers
Source: Company
Company Description
Tree House Education & Accessories is a provider of educational services. It focuses on operations primarily through
self-operated preschools. The company offers playschool and nursery facilities, junior kindergarten (KG), Senior KG,
vacation camps, mother-toddler classes, hobby classes, teacher training, daycare facilities and teacher training
courses at its preschools. It provide a range of educational services to K-12 schools, which include designing
curriculum and providing teaching aids, supplying methods for imparting education, organizing extracurricular
activities for students and teacher training. The K-12 segment represents 24 K-12 schools providing education from
KG to class XII. In June 2013, Tree House Education and Accessories gained ownership of the Brainworks Learning
Systems Priva along with all assets.
Coverage History
325
300
275
1
250
225
200
175
Education
150
125
Feb-12
Feb-13
Oct-11
Jan-12
Mar-12
Jul-12
Oct-12
Jan-13
Mar-13
Jul-13
Dec-11
Apr-12
May-12
Jun-12
Dec-12
Apr-13
May-13
Jun-13
Sep-11
Aug-12
Sep-12
Aug-13
Sep-13
Nov-11
Nov-12
Not Covered Covered
18
Elara Securities (India) Private Limited
19
Elara Securities (India) Private Limited
Research
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