PRIMARY TARGET CORPUS
₹100 Crore
CATEGORY II AIF
MINIMUM TICKET
₹1 Crore
Per accredited investor
TARGETED IRR
20–22%*
Compounded annually

INDVALUE OPPORTUNITIES FUND — SERIES B

Unlocking Opportunities
in Indian Real Estate

IndValue Asset Management Private Limited is raising its Series B Real Estate Fund — capitalizing on India's under-served Tier 2 & 3 residential and retail markets. Building wealth through strategic investments in India's fastest-growing cities.

Request PPM & Deck Explore 50:50 Strategy
FUND STRATEGY & DEPLOYMENT

What We Offer

IndValue Asset Management Private Limited is raising its Series B Real Estate Fund — AIF Category II — to capitalize on India's under-served Tier 2 & 3 residential and retail markets. Capital is deployed across two equal core strategies complemented by synergistic retail and tax-advantaged pass-through structures.

Self-Development

50% Allocation

Directly acquired 10–25 acre land parcels developed into planned townships with integrated amenity blocks. Captures maximum development margin with complete operational autonomy over design, master planning, pricing, and phased release schedules.

EBITDA Margin: 45–55% Target IRR: 22–24%*

Joint Development

50% Allocation

The land partner contributes contiguous land parcels while the fund injects milestone-linked development capital. Combines robust co-governance and ring-fenced escrow accounts to significantly reduce upfront capital outlay.

EBITDA Margin: 35–45% (shared) Target IRR: 18–20%*

Future Pipeline: Retail Assets

Pipeline Allocation

Greenfield retail (60%) combined with pre-leased operational commercial assets (40%). Designed to service the captive population of township residents and generate stable yield prior to targeted institutional cap-rate exits at Year 5.

Overall Returns: 24–26%* Exit Horizon: Year 5
Fund Strategy and Deployment
DUAL-TRACK BALANCE Tier 2 & Tier 3

The 50:50 allocation balances the high margin retention of self-development with the capital efficiency and risk diversification of joint ventures.

STRATEGIC PORTFOLIO ALLOCATION

50:50 Strategy: Self vs. Joint Development

A balanced institutional allocation designed to maximize development returns while protecting principal capital through structure and diversification.

STRATEGY 01

Self-Development

50%

Direct acquisition of 10–25 acre land parcels, developed into plotted townships with amenity blocks — complete operational control over design, pricing, and launch timing.

45–55% EBITDA MARGIN
TARGET XIRR 22–24%*
STRATEGY 02

Joint Development

50%

The development partner contributes vetted land while the fund contributes milestone capital — co-governance, defined exit clauses, and lower upfront land capital outlay.

35–45% EBITDA, SHARED
TARGET XIRR 18–20%*
SIDE-BY-SIDE PARAMETER EVALUATION

Comparative Matrix

Strategy Parameter Self-Development (50%) Joint Development (50%)
Land Ownership Directly acquired parcels (10–25 acres) Partner brings land; fund brings capital
Development Format Plotted townships with amenity blocks Partner brings land; fund brings capital
EBITDA Margin 45–55% 35–45% (shared)
Operational Control Full — design, pricing, launch timing Co-governance with defined exit clauses
Target XIRR 22–24%* 18–20%*
RISK MITIGATION RATIONALE

50:50 split ensures portfolio diversification — self-development maximises margins while JV structures reduce land acquisition capital outlay.

* All projections, IRR estimates, return forecasts, and financial models contained herein are based on assumptions and estimates. Actual results may differ materially.
These returns are gross and subject to applicable management fees, which will be deducted

RISK MITIGATION FRAMEWORK

Mitigating key threats through
institutional discipline.

Every stage of the real estate life cycle contains inherent variables. We implement multi-layered legal, regulatory, and technical guardrails to protect investor principal.

Land Acquisition Risk Icon

Land Acquisition Risk

PRE-ACQUISITION GATE
  • Mandatory 30-year title search conducted by Tier-1 empaneled law firms.
  • Encumbrance certificates & revenue extracts verified prior to token commitment.
  • Escrow payments released strictly on verified physical milestone clearances.
  • Minimum 15-acre contiguous land chunks per acquisition to ensure master-plan integrity.
Gate 1 of 4 Zero-Defect Protocol
Regulatory & Approvals Risk Icon

Regulatory & Approvals Risk

STATUTORY CLEARANCE
  • Mandatory 30-year title search conducted by Tier-1 empaneled law firms.
  • Encumbrance certificates & revenue extracts verified prior to token commitment.
  • Escrow payments released strictly on verified physical milestone clearances.
  • Minimum 15-acre contiguous land chunks per acquisition to ensure master-plan integrity.
Gate 1 of 4 Zero-Defect Protocol
Execution & Construction Risk Icon

Execution & Construction Risk

OPERATIONAL RIGOR
  • Mandatory 30-year title search conducted by Tier-1 empaneled law firms.
  • Encumbrance certificates & revenue extracts verified prior to token commitment.
  • Escrow payments released strictly on verified physical milestone clearances.
  • Minimum 15-acre contiguous land chunks per acquisition to ensure master-plan integrity.
Gate 1 of 4 Zero-Defect Protocol
Sales & Market Absorption Risk Icon

Sales & Market Absorption Risk

COMMERCIAL SECURITY
  • Mandatory 30-year title search conducted by Tier-1 empaneled law firms.
  • Encumbrance certificates & revenue extracts verified prior to token commitment.
  • Escrow payments released strictly on verified physical milestone clearances.
  • Minimum 15-acre contiguous land chunks per acquisition to ensure master-plan integrity.
Gate 1 of 4 Zero-Defect Protocol
“Our risk framework is reviewed quarterly by the Investment Committee and independently audited by technical and legal consultants.”
GOVERNANCE COMMITTEE Empaneled Tier-1 Legal Counsel
RETURN PROFILE & MODELLED TARGETS

Financial Projections &
Expected Returns

Disciplined financial underwriting targeting superior risk-adjusted gross IRRs across each development sleeve over a 3 to 5 year deployment and realization horizon.

Maximum Margin

22–24%*

Self-Development

Target IRR over 5-year period

Full margin capture through end-to-end plotted township execution, autonomous pricing control, and early plot handovers.

Capital Efficient

18–20%*

Joint Development

Stable returns with lower risk profile

Lower upfront capital commitment with partner-contributed land, SPV co-governance, and defined downside protection clauses.

Cash Flow Accretive

20–21%*

Retail Portfolio

Combined greenfield and leased assets

Synergistic high-street retail embedded within residential townships, creating steady pre-exit yield and institutional cap-rate value.

Portfolio Composition

An equal capital split between self-development and joint ventures ensures a balanced risk-return profile. The 50:50 allocation reduces concentration risk while capturing the best of both strategies.

Self-Development Sleeve:
Joint Development Sleeve:
Retail Asset Overlay: High-Street Embedded Pipeline

Exit Strategy

Projects targeted for completion and exit within 3–5 years at attractive cap rates. Multiple exit pathways available: open market and bulk sale.

Target Exit Horizon: 3–5 Years from Groundbreak
Retail Plot Absorption: End-User & Local High-Net-Worth
Bulk Institutional Cap-Rate: Tier-1 Funds & Retail Aggregators

* All projections, IRR estimates, return forecasts, and financial models contained herein are based on assumptions and estimates. Actual results may differ materially. These returns are gross and subject to applicable management fees, which will be deducted.

Portfolio Composition and Exit Strategy Overview
INTEGRATED TOWNSHIP SYNERGIES

Residential + Commercial
as One Ecosystem

By seamlessly uniting master-planned residential living with essential neighborhood retail, IndValue captures mutual value appreciation across both asset classes.

Price Premium

Residential plots in a township featuring an integrated retail high street command a 15–20% price premium over standalone plotted projects – instantly accretive to fund returns.

15–20%

Captive Consumer Base

Retail commercial assets benefit from an immediate, built-in consumer base of township residents, significantly accelerating foot traffic and tenant lease-up velocity.

100%

8–12% Portfolio Premium

Combined asset sale to an institutional buyer creates a mixed-use portfolio premium of 8–12% over individual standalone asset valuations – compounding terminal exit returns.

8–12%
ECOSYSTEM MULTIPLICATION EFFECT

The Commercial land is designed to complement the Residential Fund — sharing land, infrastructure, and operational synergies to maximise returns across the full township ecosystem.

OFFERING PARAMETERS & ONBOARDING

Series B Fund: Key Terms &
Next Steps

Clear institutional governance, standardized SEBI Category II fund terms, and a frictionless onboarding process for accredited high-net-worth individuals and institutions.

FUND SUMMARY TERMS
FUND STRUCTURE

AIF Category II — Real Estate Fund

SEBI Registered Alternative Investment Fund

TARGET CORPUS

₹100 Crore

Series B Real Estate deployment vehicle

MANAGEMENT FEE

0.5% to 1.0%

Tiered management fee structure

MINIMUM TICKET SIZE

₹1 Crore per investor

As mandated for SEBI Category II AIFs

HURDLE RATE

Hurdle Rate

Preferred hurdle rate compounded annually

ONBOARDING ROADMAP — 4 STEPS TO ALLOCATE
Stage 01

Expression of Interest

Submit your preliminary EOI and preferred capital allocation ticket size directly to the investor relations desk.

info@indvalueamc.com
Stage 02

1:1 Fund Briefing

Participate in a confidential deep-dive session, detailed PPM walkthrough, and Q&A with senior fund partners.

Schedule Partner Session
Stage 03

KYC & Subscription

Complete formal accredited investor onboarding, KYC verification, and subscription agreement via our SEBI-registered trustee.

Trustee Execution
Stage 04

Capital Call & Deployment

First capital call initiated within 90 days of final close, followed by milestone-linked drawdowns for project acquisitions.

Milestone Drawdowns
INVESTOR RELATIONS

Connect
With Us

We are ready to talk opportunities. Accredited high-net-worth investors, family offices, and wealth advisors can request a confidential fund briefing, PPM review, and allocation slot for Series B.

INVESTOR TYPE
₹50,000
1 Lac 1 Cr
PREFERRED INVESTMENT HORIZON Standard project lifecycle: 2–4 Years
3 years