At investment committee Villas Neharpar, FaridabadRisk: Moderate–High

Faridabad Villa Cluster — 4 Villas

Four adjoining villas in a gated residential pocket running half-empty at below-market rent, where an interior refresh and professional letting address both vacancy and rent together.

Opportunity score

Total project cost

₹18.52 Cr

Purchase ₹15.60 Cr · Transformation ₹2.40 Cr

Faridabad Villa Cluster — 4 Villas, Faridabad

Faridabad Villa Cluster — 4 Villas view 1

Faridabad Villa Cluster — 4 Villas view 2

Asset snapshot

Size: 12,600 sq ft
Occupancy today: 50%
Rent today: ₹2.7 L / month
Tenant position: Two of four villas let; two vacant and used as owner storage
Condition: Structurally sound; interiors and landscaping last touched in 2016
Acquisition status: Exclusivity agreed; committee review in progress

Stage 2 of 11 — Due Diligence18%

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

Two of four villas have been vacant for more than a year.
In-place rent is roughly 22% below refreshed comparable villas.
No listing discipline beyond word-of-mouth and one local broker.
Running costs are high for the income generated.

Root causes

What is actually driving it

Owner-managed with no letting or maintenance discipline.
Dated interiors lose tenants at the viewing stage.
No presence on any organised rental channel.

Our thesis

Why StakePe believes it can be improved

An interior refresh is a defined, budgetable scope.
Professional letting brings reach, rent discipline and cost control.
The catchment supports family and senior-executive tenant demand.

Transformation plan

Current state → intervention → target state

Current state

50% occupied
Dated interiors
No organised listing
High cost ratio

Planned interventions

Interior refresh
Four villas: kitchens, bathrooms, lighting, flooring and paint.
Landscaping & exteriors
Gardens, driveways, boundary walls and gate automation.
Managed letting transition
Professional letting, tenant screening and maintenance systems.
Energy & water efficiency
Solar water heating, LED retrofit and rainwater harvesting.

Target state

Target 95% occupancy
Target rent +26%
Organised rental channels
Professionally managed cost base

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

Transformation budget

Where the transformation spend goes

Interior refresh₹1.48 Cr · 62%

Landscaping & exteriors₹46.0 L · 19%

Managed letting transition₹24.0 L · 10%

Energy & water efficiency₹22.0 L · 9%

The numbers

Costs, income and indicative values

Purchase price

₹15.60 Cr

Transformation cost

₹2.40 Cr

Legal & transaction cost

₹52.0 L

Total project cost

₹18.52 Cr

Current annual income

₹32.2 L

Projected annual income

₹73.4 L

NOI today

₹21.1 L

NOI on the plan

₹59.3 L

Indicative valuation

₹16.80 Cr

Illustrative exit value

₹23.80 Cr

Holding period

6 years

Capital requirement

₹18.52 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 6-year holding period.

Stabilised occupancy

95%

Stabilised monthly rent

₹6.1 L

Illustrative annual NOI

₹59.3 L

Illustrative exit value

₹23.80 Cr

Refresh completed on plan with professional letting.

Total project cost: ₹18.52 Cr
Exit value less project cost: ₹5.28 Cr
Holding period: 6 years

NOI today

₹21.1 L

Annualised, at current rent and outgoings

NOI on the plan

₹59.3 L

Annualised, at target rent and outgoings

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

StakePe Opportunity Score

Solid Opportunity

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

of 100

Location12/15

Purchase Price12/15

Rental Upside13/15

Transformation Potential13/15

Tenant Demand8/10

Exit Liquidity7/10

Infrastructure4/5

Asset Quality3/5

Legal / Title Risk4/5

Market Risk3/5

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 uplift88

Occupancy improvement92

Renovation opportunity86

Reconfiguration opportunity60

Tenant improvement78

Operating efficiency82

Exit potential74

Verification workflow

Eight stages, recorded stage by stage

1
Owner KYC
Cleared
Owner identity verified.
2
Title & Legal Review
In progress
Charge release terms under negotiation.
3
Physical Inspection
Cleared
Villa-by-villa condition survey completed.
4
Market Analysis
Cleared
Rent and resale benchmarked against six comparables.
5
Financial Underwriting
Cleared
Letting ramp-up modelled over 12 months.
6
Transformation Feasibility
Cleared
Refresh scope priced per villa.
7
Risk Assessment
In progress
Boundary matter being assessed.
8
Investment Committee
In progress
Tabled for review this cycle.

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: Verification in progress
RERA: Not applicable — completed villas
Title: Under verification
Encumbrance: Existing housing loan charge to be released at closing
Litigation: One boundary matter under review
Property tax: Verification in progress
Approvals: Sanctioned plans on record; completion certificates being traced
Risk rating: Moderate — charge release and completion records are conditions

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
2Due Diligence
3Investment Structure
4Capital Formation
5Acquisition
6Transformation
7Tenanting / Operations
8Value Creation
9Exit Preparation
10Exit
11Distribution

Key risks

Villa rental demand is thinner than apartment demand in this micromarket.
Letting ramp-up may take longer than modelled.
The boundary matter and the charge release are conditions to closing.

Documents

Opportunity summary notePDFOpen
Rental history reviewPDF KYC
Refresh scope & budgetPDF KYC
Risk disclosurePDFOpen

Asset updates

2026-07-30
Tabled at committee
Underwriting pack circulated ahead of the committee session.

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.