Open for interest Apartments Sector 78, NoidaRisk: Moderate

Sector 78 Apartment Block — 12 Flats

A block of twelve flats in an established residential sector, let well below achievable rent because the homes are unfurnished, inconsistently maintained and managed by nobody in particular.

Opportunity score

Total project cost

₹16.33 Cr

Purchase ₹13.20 Cr · Transformation ₹2.72 Cr

Sector 78 Apartment Block — 12 Flats, Noida

Sector 78 Apartment Block — 12 Flats view 1

Sector 78 Apartment Block — 12 Flats view 2

Sector 78 Apartment Block — 12 Flats view 3

Asset snapshot

Size: 16,800 sq ft
Occupancy today: 58%
Rent today: ₹4.0 L / month
Tenant position: Seven of twelve flats let individually on eleven-month agreements
Condition: Sound structure, dated 2012 interiors, tired lobby and common areas
Acquisition status: Term sheet signed with the owner family, subject to committee approval

Stage 3 of 11 — Investment Structure27%

Express interest

Expressing interest is not a payment and not a binding commitment. Our team will contact you about eligibility and structure.

The problem

Why this asset underperforms today

In-place rent is roughly 30% below refurbished comparables in the same sector.
Five of twelve flats are vacant, with long voids between tenancies.
Kitchens, bathrooms and flooring are original and show their age.
Common areas, lift lobby and parking are visibly under-maintained.

Root causes

What is actually driving it

The owner family has not invested in the homes for over a decade.
Each flat is let separately, so there is no pricing power and no standard.
Unfurnished, dated homes lose tenants at the viewing stage.

Our thesis

Why StakePe believes it can be improved

A defined refurbishment budget fixes exactly what tenants reject.
Furnishing moves the homes into a higher rent band for family and corporate tenants.
One managed standard across twelve flats cuts void periods and cost per home.

Transformation plan

Current state → intervention → target state

Current state

58% occupied
₹23.5/sq ft average in-place rent
Unfurnished, dated interiors
Under-maintained common areas

Planned interventions

Home refurbishment
Kitchens, bathrooms, flooring, wiring and paint across twelve flats.
Furnishing package
Standardised furniture, appliances and soft goods per home.
Common area upgrade
Lobby, staircase, lift refurbishment, water treatment and backup power.
Managed tenanting
Professional letting, tenant screening and maintenance desk.

Target state

Target 94% occupancy
Target ₹41/sq ft rent
Furnished, single-standard homes
Professionally managed block

Target state describes the plan we intend to execute. It is an objective, not a promise.

Transformation budget

Where the transformation spend goes

Home refurbishment₹1.38 Cr · 51%

Furnishing package₹64.0 L · 24%

Common area upgrade₹52.0 L · 19%

Managed tenanting₹18.0 L · 7%

The numbers

Costs, income and indicative values

Purchase price

₹13.20 Cr

Transformation cost

₹2.72 Cr

Legal & transaction cost

₹41.0 L

Total project cost

₹16.33 Cr

Current annual income

₹47.5 L

Projected annual income

₹82.7 L

NOI today

₹36.0 L

NOI on the plan

₹66.1 L

Indicative valuation

₹14.80 Cr

Illustrative exit value

₹20.40 Cr

Holding period

5 years

Capital requirement

₹16.33 Cr

Every figure is illustrative modelling on demonstration data. No return, yield, IRR or exit price is promised or implied.

Scenario explorer

Three illustrative operating outcomes

Each case models stabilised occupancy, monthly rent and an illustrative exit value over a 5-year holding period.

Stabilised occupancy

94%

Stabilised monthly rent

₹6.9 L

Illustrative annual NOI

₹66.1 L

Illustrative exit value

₹20.40 Cr

Expected letting pace and the planned operating improvement.

Total project cost: ₹16.33 Cr
Exit value less project cost: ₹4.07 Cr
Holding period: 5 years

NOI today

₹36.0 L

Annualised, at current rent and outgoings

NOI on the plan

₹66.1 L

Annualised, at target rent and outgoings

Illustrative scenario. Not guaranteed. No return, yield or exit price is promised.

StakePe Opportunity Score

Strong Opportunity

A transparent, weighted rubric across ten factors. It explains how we assess the opportunity — it is not a prediction of performance.

of 100

Location13/15

Purchase Price13/15

Rental Upside14/15

Transformation Potential13/15

Tenant Demand9/10

Exit Liquidity8/10

Infrastructure5/5

Asset Quality4/5

Legal / Title Risk4/5

Market Risk4/5

Value Creation Potential

High Value Creation Potential

Seven signals describing where value could be created in this asset, and how much of it is within our control.

potential

Income uplift92

Occupancy improvement88

Renovation opportunity90

Reconfiguration opportunity74

Tenant improvement84

Operating efficiency80

Exit potential82

Verification workflow

Eight stages, recorded stage by stage

1
Owner KYC
Cleared
Ownership and family authority to sell verified.
2
Title & Legal Review
Cleared
30-year chain traced by an empanelled firm.
3
Physical Inspection
Cleared
Flat-by-flat condition survey with photo record.
4
Market Analysis
Cleared
Comparable rent and resale evidence collected.
5
Financial Underwriting
Cleared
Base case and downside modelled.
6
Transformation Feasibility
Cleared
Contractor estimates received for all four work packages.
7
Risk Assessment
Cleared
Rated moderate: letting pace is the key variable.
8
Investment Committee
Cleared
Approved for structuring.

StakePe Verified reflects our internal workflow only. It is separate from, and not a substitute for, RERA registration or independent legal advice.

Legal & compliance

Status of the legal review

StakePe Verified: Yes
RERA: Not applicable — completed residential building with occupancy certificate
Title: Clear and marketable on the searches completed
Encumbrance: Nil on the certificate obtained
Litigation: No pending litigation identified
Property tax: Property tax and society dues paid to date
Approvals: Occupancy certificate on record
Risk rating: Low legal risk

This is a summary of our internal review. It is not legal advice and does not replace your own diligence.

Project timeline

Eleven stages from identification to distribution

Property Identified
Due Diligence
3Investment Structure
4Capital Formation
5Acquisition
6Transformation
7Tenanting / Operations
8Value Creation
9Exit Preparation
10Exit
11Distribution

Key risks

Letting the refurbished homes may take longer than modelled.
Refurbishment costs can overrun against contractor estimates.
Residential tenancies are short and renew frequently.

Documents

Opportunity summary notePDFOpen
Legal verification reportPDF KYC
Refurbishment budget & scopePDF KYC
Underwriting modelXLSX KYC
Risk disclosurePDFOpen

Asset updates

2026-07-28
Committee approved for structuring
The opportunity cleared the investment committee and moved to structuring.
2026-07-06
Contractor estimates received
Three contractors quoted the refurbishment and common-area packages.

Real-estate investments involve risk. Property values, rental income, occupancy, liquidity and exit timing may vary. Any projections, scenarios or indicative valuations are illustrative and are not guaranteed returns. Participation is subject to applicable legal, regulatory, tax and transaction documentation.

All assets, scores, figures and statements shown are illustrative demonstration data used to present the StakePe workflow. Nothing here is an offer to sell or a solicitation to participate.