How does this school valuation calculator work?

It builds revenue from student strength and average annual fee, applies your EBITDA margin to get operating profit, adjusts the multiple for seat occupancy, and adds land value where the land is owned. The output is an indicative enterprise value range, not an offer.

What EBITDA multiple do CBSE schools sell for in India?

Broadly 6x to 16x normalised EBITDA. Metro campuses with permanent affiliation, owned land and high occupancy sit at the top; thin-catchment small-town schools sit at the bottom. Tier 2 cities have re-rated to roughly 7x to 12x over the last five years.

Is land included in the valuation?

Yes, separately. Owned freehold or long-leasehold land is added at a discount to comparable institutional rates because it is not liquid while a school operates on it. Leased-from-family land adds no separate value; the rental sits inside EBITDA instead.

What ROI can I expect from selling versus continuing to run the school?

Compare the indicative proceeds against the present value of the surplus you would draw over the next ten years, net of the capex the school still needs. For most owners facing a succession gap or a capex cliff, a strategic exit at 9x to 13x EBITDA beats a decade of deferred investment.

Is this a valuation or an offer?

Neither. It is an indicative planning tool. A real number follows diligence of title, CBSE affiliation, three years of audited accounts, staff liabilities, debt and litigation.

CBSE School Acquisitions

Free indicative tool

CBSE school valuation & ROI calculator

Enter your school's real numbers and see an indicative enterprise value range, implied EBITDA multiple, value per student, and the specific requirements that move you into the upper band. Works for full sale, majority stake, minority investment or a long-term lease.

School valuation & ROI calculator

Move the sliders to match your school in your city. Figures are indicative, not an offer.

Student strength900 students

Average annual fee per student₹90,000

Seat occupancy75%

EBITDA margin27%

Campus land area4 acres

Land is owned (freehold or long lease)

Preferred transaction structure

100% of the school and its assets transfer to us.

Indicative outcome

₹48.4 Cr to ₹62.6 Cr

Total indicative enterprise value including land

Annual revenue: ₹8.10 Cr
EBITDA: ₹2.19 Cr
Operating business value: ₹21.2 Cr to ₹30.6 Cr
Land value: ₹32.0 Cr
Implied EBITDA multiple: 28.6x
Value per student: ₹695k

Indicative proceeds to you

₹48.4 Cr to ₹62.6 Cr

What it takes to reach the upper band

Take seat occupancy above 80%, currently 75%. Every 10 points of occupancy typically moves the multiple by about half a turn.
Hold EBITDA margin at 28% or better, currently 27%. Staff cost above 45% of revenue is the usual reason margin slips.
Own the land in your city on a clean freehold or long-lease title. Owned land is what turns an operating multiple into an asset-backed valuation.
Annual fee of ₹60,000 or above supports a premium band. Below that, value comes mostly from land and enrolment scale.
Cross 600 students. Scale reduces per-seat overhead and is the single biggest driver of buyer appetite.

Indicative only. Not a valuation, offer or advice. Final consideration depends on diligence of title, affiliation, audited accounts, debt and litigation.

How the numbers are built

1. Revenue. Student strength multiplied by average realised annual fee. Use realised fee, not the published fee, concessions and RTE seats matter.
2. EBITDA. Revenue multiplied by your operating margin after normalising promoter drawings, related-party rent and one-off costs. Indian CBSE schools typically normalise to 22 to 32%.
3. Multiple. A city-appropriate EBITDA multiple, adjusted for seat occupancy. Occupancy above 85% adds roughly a turn and a half; below 55% removes more.
4. Land. Owned land is added at 80 to 100% of comparable institutional rates. If you choose the lease structure instead, the tool shows an indicative annual rental at a 7% yield.
5. Deductions. Debt, unprovisioned gratuity, statutory arrears and deferred capex are deducted at the diligence stage and are not reflected in this indicative output.

Prefer city-specific numbers?

Each city page loads the calculator with that market's fee band, land rate and multiple.

Calculator FAQs

How does this school valuation calculator work?: It builds revenue from student strength and average annual fee, applies your EBITDA margin to get operating profit, adjusts the multiple for seat occupancy, and adds land value where the land is owned. The output is an indicative enterprise value range, not an offer.
What EBITDA multiple do CBSE schools sell for in India?: Broadly 6x to 16x normalised EBITDA. Metro campuses with permanent affiliation, owned land and high occupancy sit at the top; thin-catchment small-town schools sit at the bottom. Tier 2 cities have re-rated to roughly 7x to 12x over the last five years.
Is land included in the valuation?: Yes, separately. Owned freehold or long-leasehold land is added at a discount to comparable institutional rates because it is not liquid while a school operates on it. Leased-from-family land adds no separate value; the rental sits inside EBITDA instead.
What ROI can I expect from selling versus continuing to run the school?: Compare the indicative proceeds against the present value of the surplus you would draw over the next ten years, net of the capex the school still needs. For most owners facing a succession gap or a capex cliff, a strategic exit at 9x to 13x EBITDA beats a decade of deferred investment.
Is this a valuation or an offer?: Neither. It is an indicative planning tool. A real number follows diligence of title, CBSE affiliation, three years of audited accounts, staff liabilities, debt and litigation.

Get a real number for your school

Submit your details confidentially. If the school meets our criteria we respond within 2 business days.

Running CBSE School Acquisition Enquiry Form

If you own or run a CBSE affiliated school, a leading educational group from India wants to buy your running CBSE school. For owners, societies and trusts facing succession gaps, capital constraints or fee pressure, this is a genuine opportunity for a strategic exit at a fair, cash-flow based valuation, with staff and academic continuity protected.

Complete the form below in as much detail as you can. Every submission is strictly confidential and, if your school meets our expectations, we will get back to you within 2 business days.

Contact details

Full name *

Designation

Email address *

Mobile number *

Your relationship to the school

School profile

School name *

Board affiliation

City *

State / UT *

City classification

CBSE affiliation number

Year established

Grades offered

Current student strength

Teaching staff count

Annual fee range per student (INR)

Infrastructure & land

Total campus area

Built-up area

Land ownership

Building ownership

Legal & financials

Society / trust name

Legal structure

Annual revenue (INR, last FY)

EBITDA / annual surplus (INR)

Outstanding debt / loans (INR)

Any pending litigation or disputes?

Transaction preferences

Type of transaction sought

Stake / control offered

Expected valuation (INR)

Preferred timeline to close

Reason for sale / partnership

Anything else we should know

Academic results, land approvals, expansion potential, brand history, etc.

I confirm the information provided is accurate to the best of my knowledge and consent to being contacted by the acquiring group regarding this enquiry. All details shared are treated as strictly confidential.

If your school meets our expectations, we will get back to you within 2 business days.