Near Mahindra SEZ / Diggi Road Corridor, Rajasthan
92.4%
Asset CAGR
1.64x
Buying Alpha
9Mos
Vintage
1. The Investment Thesis
"Scaling land-bank returns by securing high-acreage, JDA-approved inventory within the immediate path of Jaipur’s industrial-residential convergence."
In May 2025, we executed a significant 40-Bigha (approx. 1,21,000 sq yds) acquisition in Balaji Green. Our thesis was anchored in the "SEZ Spillover Effect"—as the Mahindra World City reached its next phase of commercial occupancy, the demand for organized residential plotting in the immediate 5-7km radius was projected to outstrip supply. By entering at a bulk rate of ₹11,000/sq yd, we captured a significant "liquidity discount" compared to retail plots in the same vicinity, positioning the asset to benefit from the infrastructure completion of the Ring Road and auxiliary 100ft sector roads.
2. Valuation Bridge
| Line Item | Amount (PER SQ FT) | Notes |
|---|---|---|
| Land Acquisition | ₹1,222.22 | Bulk acquisition of 40 Bigha in May 2025. |
| Technical Construction | ₹88.89 | Perimeter walling, digitized surveying, and site leveling. |
| Approvals & Liaising | ₹55.56 | JDA title regularization and sub-division mapping. |
| Total Cost Basis | ₹1,366.67 | Total capital deployed to secure and regularize the asset. |
| Buying Alpha | ₹633.33 | Value added via title securing and SEZ demand surge. |
| Current Valuation | ₹2,000.00 | Current market valuation based on ₹18,000/sq yd. |
"With a 40-Bigha parcel, the biggest risk isn't the market price—it's encroachment and title fragmentation. When we closed Balaji Green, we faced a challenge where local boundary markings were inconsistent with the old revenue maps, which could have led to years of litigation. Instead of waiting for the authorities, we proactively deployed a private surveying team to digitize the entire perimeter and immediately invested in a reinforced 'Theia Standard' boundary wall before the first monsoon hit. This 'secure-first' approach didn't just protect the asset; it gave retail buyers the confidence that this was a 'clean' title play, which is exactly why the market price jumped from ₹11k to ₹18k in less than a year. We learned that in large-scale Property Bank plays, physical security is the first step toward valuation growth."
— Aurvind Raj, Chief Operating Officer
Execution Timeline
May 2025
The Bulk Entry
Secured the 40-Bigha plotted scheme at Balaji Green at a bulk rate of ₹11,000 per sq yd.
Jul 2025
Technical Securing
Completed high-precision digital surveying and finalized the reinforced perimeter fencing.
Oct 2025
Infrastructure Catalyst
Completion of nearby 100ft sector road connectivity triggered a 30% spike in local residential inquiries.
Feb 2026
Present Value
Current market price reaches ₹18,000 per sq yd as retail sales velocity in the micro-market intensifies.