Education only. This is factual information, not investment advice, research or a recommendation to buy, sell or hold any security. The site owner is not registered with SEBI as an investment adviser or research analyst. Do your own research and consult a SEBI-registered adviser before investing. The calculator uses only the numbers you type. It does not know any real InvIT's distributions or price.
A high distribution yield can hide a falling unit value, because part of each distribution may be your own capital coming back. The IRR counts the price you pay, every distribution and what the unit is worth at the end. Read Valuing a toll road InvIT, or download the Excel version.