IRSA swings to ARS 6.38B net loss in Q1 FY2027

Total Adjusted EBITDA rose 9.3%, while rental-segment EBITDA was 2.0% below the prior-year quarter and tenants’ sales fell 6.1% in real terms.

Available on EDGAR 11/03/2026 - 04:34 PM EST Accepted by SEC EDGAR 11/03/2026 - 04:33 PM EST Learn about SEC filing dates

Rhea-AI Filing Summary

IRSA Investments & Representations Inc. reported a first-quarter FY2027 net loss of ARS 6,380 million, compared with a gain of ARS 217,952 million in the same period of FY2026, mainly due to losses from changes in the fair value of investment properties. Rental-segment Adjusted EBITDA was ARS 83,933 million, 2.0% below the prior-year period, while total Adjusted EBITDA increased 9.3%, driven by Sales and Developments.

Shopping mall revenue and Adjusted EBITDA grew in line with inflation, while tenants’ sales fell 6.1% in real terms. Premium office occupancy was 96.9%, with average rental rates per square meter stable. The company signed land-swap agreements for three additional Ramblas del Plata plots totaling USD 19.5 million; Oeste Outlet and Distrito Diagonal are scheduled to open during FY2027, expanding the shopping mall portfolio to 19 assets. Shareholders approved an ARS 211,000 million cash dividend on October 22, 2026, representing a 10.8% dividend yield, with payment starting November 3, 2026.

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How the balance works

Positive

• Moderate pointTotal Adjusted EBITDA increased 9.3% compared with the same period of FY2026.

Negative

• Moderate pointNet income: ARS 6,380 million loss versus ARS 217,952 million gain.

Filing Explained

This Form 6-K furnishes interim information; as of September 30, 2026, Cresud held 55.14% of IRSA’s share capital net of treasury shares, while other holders held 44.86%, giving Cresud majority ownership; each common share carries one vote.

Key Figures

First-quarter net income: Loss of ARS 6,380 million Prior-year net income: Gain of ARS 217,952 million Rental-segment Adjusted EBITDA: ARS 83,933 million +5 more

8 metrics

First-quarter net income Loss of ARS 6,380 million First quarter of FY2027

Prior-year net income Gain of ARS 217,952 million Same period of FY2026

Rental-segment Adjusted EBITDA ARS 83,933 million First quarter of FY2027

Rental-segment Adjusted EBITDA change 2.0% below Compared with the same period of FY2026

Total Adjusted EBITDA change 9.3% increase Compared with the same period of FY2026

Tenants’ sales change 6.1% decline in real terms Compared with the same period of the previous fiscal year

Premium office occupancy 96.9% The company’s premium office portfolio

Cash dividend distribution and yield ARS 211,000 million; 10.8% dividend yield Approved October 22, 2026; payment starting November 3, 2026

Key Terms

Adjusted EBITDA, fair value of investment properties, non-controlling interest, land swap agreements

4 terms

Adjusted EBITDA financial

"Adjusted EBITDA from rental segments reached ARS 83,933 million"

Adjusted EBITDA is a way companies measure how much money they make from their core operations, like running a business, by removing certain costs or income that aren’t part of regular business activities. It helps investors see how well a company is doing without distractions from unusual expenses or gains, making it easier to compare companies or track performance over time.

fair value of investment properties financial

"losses arising from changes in the fair value of investment properties"

non-controlling interest financial

"Attributable to: Non-controlling interest"

Non-controlling interest represents the portion of ownership in a company held by investors who do not have a controlling stake, meaning they do not have enough voting power to make major decisions. It is similar to owning a minority share of a business partner’s company—while they benefit from profits, they cannot control how the company is run. This matters to investors because it shows how much of the company's value is owned by outside shareholders and affects overall financial reporting.

land swap agreements financial

"signed land swap agreements for three additional plots"

FAQ

AI-generated questions and answers. How Rhea-AI works. Not financial advice.

What was IRS’s net income in the first quarter of FY2027?

IRS reported a net loss of ARS 6,380 million, compared with a gain of ARS 217,952 million in the same period of FY2026. The company attributed the result mainly to losses from changes in the fair value of investment properties.

How much cash dividend did IRS approve?

Shareholders approved a cash dividend of ARS 211,000 million, representing a 10.8% dividend yield. The approval was on October 22, 2026, and payment was scheduled to start November 3, 2026.

Who is IRS’s main shareholder and what stake does it hold?

Cresud S.A.C.I.F. y A. is IRS’s main shareholder, holding 466,459,045 shares directly, equal to 55.14% of share capital net of treasury shares.

AI-generated analysis. How Rhea-AI works. Not financial advice.

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SECURITIES AND EXCHANGE COMMISSION

Washington, D.C.  20549

 FORM 6-K

 REPORT OF FOREIGN ISSUER

PURSUANT TO RULE 13a-16 OR 15b-16 OF

THE SECURITIES EXCHANGE ACT OF 1934

For the month of November, 2026

 IRSA Inversiones y Representaciones Sociedad Anónima

(Exact name of Registrant as specified in its charter)

IRSA Investments and Representations Inc.

(Translation of registrant´s name into English)

 Republic of Argentina

(Jurisdiction of incorporation or organization)

Carlos Della Paolera 261

(C1001ADA)

Buenos Aires, Argentina

 (Address of principal executive offices)

 Form 20-F ⌧ Form 40-F  ☐

Indicate by check mark whether the registrant by furnishing the information contained in this Form is also thereby furnishing the information to the Commission pursuant to Rule 12g3-2(b) under the Securities Exchange Act of 1934.

Yes ☐ No x

IRSA INVERSIONES Y REPRESENTACIONES SOCIEDAD ANÓNIMA

(THE “COMPANY”)

REPORT ON FORM 6-K

By letter dated November 3, 2026, the Company reported that in compliance with Section 63 of the Regulations issued by the Buenos Aires Stock Exchange, this is to report the following information:

1. Profit of the fiscal year	in million of ARS
	09/30/2026	09/30/2025
Results of the fiscal year  (Three month period)	(6,380)	217,952
Attributable to:
Shareholders of the controlling company	(10,566)	205,161
Non-controlling interest	4,186	12,791
2. Other comprehensive income for the fiscal year	in million of ARS
	09/30/2026	09/30/2025
Other comprehensive income for the fiscal year (Three month period)	(845)	(1,924)
Attributable to:
Shareholders of the controlling company	(664)	(2,194)
Non-controlling interest	(181)	270
3. Total comprehensive income for fiscal year	in million of ARS
	09/30/2026	09/30/2025
Total comprehensive income for fiscal year  (Three month period)	(7,225)	216,028
Attributable to:
Shareholders of the controlling company	(11,230)	202,967
Non-controlling interest	4,005	13,061
4. Equity details	in million of ARS
	09/30/2026	09/30/2025
Share Capital	8,370	7,639
Treasury shares	91	92
Comprehensive adjustment of capital stock and of treasury shares	650,236	650,165
Warrants	-	30,989
Share Premium	992,454	970,623
Premium for trading of treasury shares	(90,125)	(90,388)
Legal Reserve	108,275	94,449
Special Reserve (Resolution CNV 609/12)	365,414	365,414
Cost of treasury share	(8,139)	(10,059)
Reserve for conversion	(8,660)	(8,792)
Special Reserve	100,869	69,930
Other reserves	(182,076)	(184,248)
Retained earnings	466,560	542,410
Shareholders’ Equity attributable to controlling company’s shareholders	2,403,269	2,438,224
Non-controlling interest	145,506	142,190
Total shareholder's equity	2,548,775	2,580,414

Pursuant to Article 63, last paragraph, of the aforementioned Regulation, we inform that at the closing date of the financial statements, the share capital of the Company is ARS 8,461,159,220 (including treasury shares) represented by 846,115,922 registered non-endorsable common shares, with a par value of ARS 10 each and entitled to one vote per share, all of which are duly registered as of the date hereof. The total number of outstanding shares is 845,994,994.

The Company's market capitalization as of September 30, 2026 was approximately USD 1,178 million (84,611,592 GDS with a price per GDS of USD 13.92).

 

The main shareholder of the Company is Cresud S.A.C.I.F. y A. (Cresud) with 466,459,045 shares directly, which represents 55.14% of the share capital (net of treasury shares). Cresud is a company incorporated and registered with the General Inspection of Justice domiciled at Carlos Della Paolera 261, 9th floor, Autonomous City of Buenos Aires, Argentina.

We also inform that as of September 30, 2026, subtracting the direct ownership of Cresud and the treasury shares, the remaining shareholders held the amount of 379,535,949 common shares, with a nominal value of ARS 10 each and one vote per share from the Company that represents 44.86% of the issued share capital.

Among the news of the period ended on September 30, 2026, and subsequent, the following can be highlighted:

 s

●

Net income for the first quarter of FY2027 recorded a loss of ARS 6,380 million, compared to a gain of ARS 217,952 million in the same period of FY2026, mainly explained by losses arising from changes in the fair value of investment properties .

●

Adjusted EBITDA from rental segments reached ARS 83,933 million, 2.0% below the level recorded in the same period of FY2026. Meanwhile, total Adjusted EBITDA increased by 9.3%, driven by improved results in the Sales and Developments segment .

●

Shopping Mall revenues and Adjusted EBITDA grew in line with inflation during the quarter, while tenants' sales declined by 6.1% in real terms compared to the same period of the previous fiscal year.

●

During the quarter and after quarter-end, we signed land swap agreements for three additional plots at Ramblas del Plata totaling USD 19.5 million and continued to make progress on the project's infrastructure works. We also advanced construction at Oeste Outlet and Distrito Diagonal, both scheduled to open during FY2027, expanding our shopping mall portfolio to 19 assets.

●

Our premium office portfolio reached an occupancy rate of 96.9%, reflecting a slight decrease from the previous quarter due to the vacancy of one floor at Dot Building, while average rental rates per sqm remained stable .

●

On October 22, 2026, the Shareholders' Meeting approved a cash dividend distribution of ARS 211,000 million, representing a dividend yield of 10.8%, with payment date starting on November 3, 2026

SIGNATURES

Pursuant to the requirements of the Securities and Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized, in the city of Buenos Aires, Argentina.

	IRSA Inversiones y Representaciones Sociedad Anónima
	By:	/S/ Saúl Zang
		Name: Saúl Zang
		Title: Responsible for the Relationship with the Markets

Dated: November 3, 2026