Despite strong pre- sales, Prestige has seen debt building up. Further pending capex includes Rs 15/3bn for Office and Retail/ Hospitality respectively. With ~Rs 7.5-10bn outlay expected over the next 12-15 months on JDAs/ JVs, we remain concerned. The only solace is ~56% of debt is backed either by annuity or by rental securitization/ bill discounting. The stock has run up 39% over the past 3 months. Maintain NEU with TP of Rs 286/sh. Key risks (1) Further increase in debt, (2) Delays in asset monetization, (3) High unsold inventory We maintain NEU owing to rich valuations. Our SOTP based TP stands reduced to Rs 286/sh (vs Rs 292 earlier). We have reduced FY20/21E EPS by 27/17% to factor in higher depreciation on asset capex and higher financing costs.