Own a fraction of institutional real estate.

You co-own a share of a single, income-generating commercial property, held inside a dedicated company that owns only that asset. Instead of buying a whole building, you subscribe in whole lots and hold a debenture backed by a registered charge over the property. You earn a fixed monthly coupon from the rent and, at exit, a targeted appreciation on your capital — all documented and legally enforceable.

SPV stands for Special Purpose Vehicle — a company created for one single purpose: to own one property. Nothing else, no other assets or liabilities. You invest into the SPV; it collects rent from the tenant and distributes it to you monthly. This ring-fences your investment — even if the operator runs other businesses, this property and your money sit in a separate, protected legal entity.

An OCD is an Optionally Convertible Debenture — a formal, stamped, legally binding instrument the SPV issues to you, acknowledging your investment and committing to your monthly coupon. It is secured in two phases: from allotment, by a pledge of 100% of the promoter-shareholders' equity in the SPV; then, once the property's purchase and registration completes, by a first and exclusive registered charge on the property itself, releasing the initial pledge. The Company may, at its sole discretion, convert your OCD into equity shares of the SPV at a fair market value set by a Registered Valuer — that is a right the Company holds, not an automatic event, and you remain a secured debenture holder unless and until it is exercised.

A token is the smallest unit of an asset; a lot is the minimum investment (a fixed number of tokens). You subscribe in whole lots and can later exit at the token level for flexibility within your holding. The exact token price, lot size, and total token count are set per offering and shown on each deal.

Your monthly coupon is the offering’s fixed rate applied to your invested amount, divided by twelve, paid directly to your registered bank account each month, net of applicable TDS. Because payouts are debenture interest, tax is deducted at source (typically 10% for resident investors under Section 193 where applicable; Section 195 subject to the relevant DTAA for NRIs), and a Form 16A certificate is issued for your filings. This is not tax advice — confirm your position with your CA.

Entry windows typically open once a quarter; exit windows once every six months. Capital is usually locked for a minimum of two years. Each exit window carries an aggregate redemption cap — up to 10% of the offering's total value across all investors combined, not 10% per person — and if a window is oversubscribed the balance carries into the next window's queue in order of request. Redemption proceeds are returned to your bank account within a few business days of a completed exit. Exact windows, lock-in, and caps are set per offering.

The same two charges apply on entry, exit, and transfer: a 1% processing fee on the transaction value plus a flat ₹15,000 documentation fee (a top-up's documentation fee is ₹5,000). On an exit or a transfer, these are borne by the exiting / transferring holder. There is no annual management fee. The operator bears all stamp duty, property registration, legal, and SPV structuring costs — which in a direct purchase can run to roughly 7–8% of property value. Absorbing those is one of the largest practical advantages of the fractional structure.

Each property is independently valued by an IBBI-registered Property Valuer (a government-recognised certification). The valuer physically inspects the asset, studies recent comparable transactions, weighs the tenant and registered lease, and assesses land value before issuing a formal certificate — built bottom-up from the asset’s actual income, not a headline rate. The certificate is made available to every investor before they commit funds, and assets are typically revalued every two years.

Yes. Investments through Private Limited Companies, LLPs, Partnership Firms, and HUFs are accepted subject to KYC and the applicable resolutions. NRI investments are accepted subject to FEMA compliance, made from NRE or NRO accounts as applicable. Consult your CA for the tax and FEMA implications specific to your situation.

Express interest, then receive and review the term sheet; complete KYC (PAN, Aadhaar, bank details); fund your subscription plus fees by bank transfer during an open window; and receive your debenture certificate. Your first monthly coupon is credited the following month. A dedicated relationship manager handles your onboarding, certificate issuance, coupon queries, exit requests, and statements throughout.

Transfers within family (spouse, children, parents) are permitted subject to KYC of the transferee and a nominal processing fee. Third-party transfers require prior written approval from the operator and are subject to the same entry fee as a fresh investor.

No. This is not a REIT and not an exchange-traded or SEBI-regulated market product. It is a private placement of debentures (OCDs) issued by a company under the Companies Act, 2013, offered to a limited circle of up to 200 eligible, identified investors in a financial year. Unlike a REIT — where you buy units in a large, diversified, listed pool — here you co-own one specific, identified property through a dedicated SPV and hold a secured debenture over it. Because it is private and unlisted, no regulator or government body guarantees the returns; your protection comes from the security (a pledge, then a registered charge over the property), the Debenture Trustee, and the definitive transaction documents.

Your capital and the property do not sit with the operator or the platform — they sit inside the SPV, a separate company created to own only that one asset. If the operator's other businesses fail, the SPV, the property, and your secured claim over it are ring-fenced from them. Your OCD is secured — first by a pledge of the promoters' equity in the SPV, then by a registered charge over the property — and a Debenture Trustee acts for all holders to enforce that security. Secured debenture holders rank ahead of unsecured creditors and equity in any insolvency. The platform is a service layer for onboarding, coupons, and reporting; your legal rights rest on the debenture, the charge, and the SPV's ownership of the asset, all of which stand independently of it.

Your holding is an asset of your estate — it passes to your nominee or legal heirs and does not lapse. That is why a nominee is captured at onboarding. On a certified death certificate, the required succession documents, and completion of the heir's KYC, the operator transmits the holding to your nominee or legal heir, who then continues to receive coupons and can exit at the windows. Keep your nominee details current in your profile, and keep your physical debenture certificate safe — it is the authoritative ownership document.

This is a real investment, not a deposit, and it carries risk. The main ones: liquidity is limited — capital is locked for two years and exits happen only at periodic, capped windows; the monthly coupon is rental-backed, so a prolonged vacancy beyond the reserve period could affect payouts; appreciation is a target, not a promise, and market value can move either way; and, as a single-asset investment, you are exposed to one property and tenant rather than a diversified pool. These are mitigated by the security (pledge then registered charge), the rent reserve, the contractual floor at exit, and independent valuation — but they do not remove risk, including illiquidity and possible loss of capital. Invest only what suits your horizon, and take independent advice.

Versus a REIT: a REIT gives you listed units in a large, diversified, professionally managed pool with daily liquidity, but no claim on or control over any single building. Here you co-own one specific, identified property through a dedicated SPV, hold a secured debenture over it, and earn a fixed monthly coupon plus targeted appreciation — more security and clarity over a known asset, in exchange for limited, windowed liquidity. Versus buying directly: you avoid the multi-crore ticket, the 7–8% stamp duty and registration (which the operator bears), tenant management, and the illiquidity of a whole building — while still getting registered ownership economics, monthly income, and a legal security interest, from a single lot.

Conversion is a right the Company holds — it is not automatic, and you cannot be pushed into it on arbitrary terms. If exercised, each OCD converts into equity shares of the SPV at fair market value determined by an independent Registered Valuer under Rule 13 of the Companies (Share Capital and Debentures) Rules, 2014, at the ratio set in the terms. Until and unless that happens, you remain a secured debenture holder with your coupon and security intact. Any conversion is documented and valuation-based, designed to reflect the asset's fair value rather than to dilute you — the definitive terms govern.