For investors with ₹1–3 Cr to deploy, including NRIs
“My money sits in FDs. I want a real asset in my own name, and I want to see where every rupee goes.”
Real estate investingwithout blind trust.
The land is registered in your name, never a pooled fund. We manage plot selection, approvals, construction and sale. You see every rupee from land purchase to exit.
Illustrative strategy, not a guarantee. Borrowing increases gains and losses. See the risks below.
Karnataka RERA registered real estate agent: PRM/KA/RERA/1251/309/AG/250318/005539
How the strategy works.
Use about 20% of your own money and bank finance for the rest. We construct and sell. The bank is repaid from the sale proceeds, so there is no 30-year EMI. What is left after the loan, interest, fees and taxes is yours.
Choose the plot
We help find a plot with clear title and approvals. It is bought in your name, subject to legal and transaction checks.
Fund it
You put in about 20% of your own money. A bank loan funds the rest, subject to bank eligibility and approval.
We manage construction
Under a written agreement, on the open-book cost sheet.
We sell
Target sale window of 6 to 12 months. Our calculator defaults to 15 months to stay on the safe side.
The loan is closed
The bank is repaid from the sale proceeds.
You receive the remainder
After interest, fees and taxes. Our biggest earnings come only at the sale, so our interest stays aligned with yours.
Why this instead of the usual options
| Buy a flat and wait | Slow appreciation, a long EMI, and your money is stuck. |
| Pooled schemes | You don’t own the asset and can’t see where the money goes. |
| Developer projects | Delays and opaque costs. |
| FDs and funds | Safe, but you don’t own a real asset. |
What you get here: a real asset, your name on the title, visible costs and a defined exit.
Why we sell finished villas, not pre-possession flats.
Developers sell before possession, from a brochure and a sample flat. Many end users and first-time buyers hesitate to pay for something they can’t see. Buyers of a ready home want to walk through it first.
| Pre-possession flat | Finished villa | |
|---|---|---|
| What the buyer sees | A render and a sample flat | The actual home, inspected before paying |
| How the buyer decides | On trust in the developer | On the property and its construction records |
| For a ₹2–2.5 Cr budget | A 3BHK apartment with shared walls | An independent villa with its own land |
| Possession risk | Delay while the buyer pays EMI and rent | None, the home is ready |
Many families searching for a 3BHK in that range would rather own an independent villa, which is the buyer pool this strategy sells to. A finished home buyers can verify improves their confidence. It does not guarantee a sale, a price or a timeline, so the calculator still shows break-even and downside cases.
Our fees, in percentages.
Two fees, both stated upfront and shown on your deal sheet. We earn no margin on materials or labour.
Charged on the actual construction cost spent, as its own line on the open-book cost sheet.
Charged when the property is sold. Our biggest earnings come only at the sale, so our interest stays aligned with yours.
Final terms are confirmed per project in your agreement. Bank interest and taxes are separate and are shown in the calculator below.
Investor ROI and KPI calculator.
Change any number. Every KPI recalculates. Start with the break-even price: it tells you how far the sale price can fall before you lose money.
Your deal
More inputs
Interest rate: the RBI repo rate is 5.25%. Banks lend at the repo rate plus their own spread, and plot or construction loans usually cost more than home loans, so 8.5% is a working assumption. Get real terms from 2 or 3 banks. Plot loans are often capped below 80% of value.
Net result for you
₹0
Cash-flow timeline
Loan strategy: your own money alone vs with the loan
| All your own money | With loan |
|---|
Price sensitivity: what if the sale price differs?
| Sale price | Net result | Return on equity |
|---|
Illustrative scenario, not a guarantee. Returns depend on market, timing, loan terms, costs and execution. Loan repayment is the investor’s obligation. Borrowing can increase losses as well as gains. Taxes are not included. This is not investment, legal or tax advice. Consult your own advisors.
Assumptions behind the numbers
- The plot is bought in your name. Loan is a percentage of total project cost (plot, approvals, construction).
- Interest runs from day one for the full period, which is conservative because loans are usually drawn in stages.
- Interest and fees are settled from the sale proceeds. If you pay interest monthly, your cash invested is higher and your return is lower.
- Fees: percentage of construction cost plus percentage of the sale price, as set above. Confirm final terms per project.
- Taxes (capital gains or business income), GST on fees and brokerage are not included.
The KPIs on every deal sheet, in plain language.
- Equity invested
- Your own cash at risk.
- Loan-to-cost
- How much of the project cost the bank funds.
- Break-even sale price
- The lowest sale price at which you lose nothing, after interest and fees.
- Margin of safety
- How far the price can fall below your expected sale price before a loss. (Expected sale − break-even) ÷ expected sale.
- Return on equity (ROE)
- Net profit ÷ your own money.
- IRR
- Annualised return that accounts for how long your money was invested.
- NPV
- What the deal is worth today, compared with your alternative such as an FD. Positive means it beats the alternative.
- Equity multiple
- Total money back for each ₹1 you put in.
- Interest cover
- How many times the profit before interest covers the interest bill.
- Leverage spread
- Annualised project return minus the loan rate. Positive means the loan is helping you.
- Delay sensitivity
- What each extra month costs you in interest, and how many months of delay your profit can absorb.
The risks, shown before you invest.
The same loan that can raise your return can also raise your loss. We show the downside next to the upside, and the break-even first.
| Risk | What can happen | How we reduce it | What can still go wrong |
|---|---|---|---|
| Market | Prices fall or stay flat | Conservative sale assumption, break-even shown | You may still sell below cost |
| Interest and leverage | Rates rise, or interest builds during delays | Fixed timeline, monthly tracking | Loss is amplified on your equity |
| Delay | Construction or approvals take longer | Stage planning and contingency | Each month adds interest |
| Sale | No buyer at your price | Early marketing, pricing review | Forced discounting |
| Title and approvals | Defective title or approval issues | Legal due diligence before purchase | Residual legal risk |
| Construction | Quality or cost overrun | Written scope, specs, checks, contingency | Some cost surprises remain possible |
| Liquidity | Your capital is locked until sale | Defined timeline | No guarantee of exit date |
| Loan obligation | The loan is in your name | Disclosed clearly | You must repay regardless of project result |
| Tax | Gains may be taxed as business income or capital gains | CA review per deal | Outcome depends on your situation |
A good fit if you
- Have ₹1–3 Cr of capacity and can place your own capital for 12 to 18 months
- Understand that borrowing can magnify losses
- Want a real asset in your name and visibility into costs
- Can wait longer if the market is slow
Not a fit if you
- Need a guaranteed return
- Need quick liquidity or your money back on a fixed date
- Can’t service loan interest if the sale is delayed
- Can’t absorb a loss of your equity
Your control and visibility.
| Your question | Our answer |
|---|---|
| Where is my money going? | A shared cost sheet with invoices and payments, plus our bank statement shown line by line |
| Who owns the land? | You do, in your name, subject to legal structure |
| Who controls the asset? | You do. Sale decisions need your approval. |
| What do you earn? | 10% of construction cost plus 5% of the sale price, disclosed upfront. Final terms are per project. |
| What if it doesn’t sell on time? | The downside is modelled. Options: extend, reduce price or hold. Interest keeps accruing. |
| How often will I get updates? | A monthly report, plus access to the live sheet |
Our process
Conversation and fit check
Your goals, capital, risk tolerance and timeline. We tell you honestly if this suits you.
Financial model
Three scenarios on your numbers, then a specific plot with its economics.
Due diligence and bank terms
Your lawyer checks title and approvals. You get real loan terms, not assumptions.
Agreement
Roles, fees, timeline, exit plan and what happens in each scenario.
Execution
Monthly reports and live cost sheet access.
Exit
Sale, loan closure, final accounts and your proceeds.
One-on-one conversation with a worked example on your numbers.
- Three scenarios
- Break-even first
Questions investors ask first
Is the return guaranteed?
No. Every figure on this site is an illustration or a target. Real results depend on the market, timing, costs and execution.
Will I own the property?
The plan is for it to be purchased in your name, subject to legal and transaction review.
Who takes the loan?
You do, in your name, subject to bank eligibility. You remain responsible for repayment.
What if it doesn’t sell in the planned time?
Interest keeps running. We review pricing and options with you, and each scenario is explained in your agreement.
Can I use only my own money?
Yes. Set the loan to 0% in the calculator. Returns are lower, and so is the risk.
Can NRIs invest?
This depends on FEMA rules, NRI loan eligibility and bank terms. Please check with your advisor before committing.
What taxes apply?
It depends on your situation and how the gain is classified. Speak to your CA. We share the numbers so they can advise you.
Illustrative scenario, not a guarantee. Returns depend on market, timing, loan terms, costs and execution. Loan repayment is the investor’s obligation. Borrowing can increase losses as well as gains. This is not investment, legal or tax advice. Consult your own advisors.
Tell us what you need. We’ll tell you honestly if we’re a fit.
Two minutes. No commitment. We reply on WhatsApp.