Near Mandi Petrol Bunk, Hindaun City, Rajasthan
21.8%
Asset CAGR
1.55x
Buying Alpha
18Mos
Vintage
1. The Investment Thesis
"Leveraging strategic roadside commercial visibility to drive premium residential plot absorption in a high-traffic micro-market."
In 2010, we identified a 2-Bigha parcel near the Mandi Petrol Bunk, a critical transit and commercial node in Hindaun City. While the proximity to commercial infrastructure typically drives commercial prices, we recognized a supply gap for organized residential plots for business owners operating in the Mandi area. By securing this land as a Property Bank asset, we utilized a "Plotted-Development" strategy to create high-liquidity units. The accessibility and visibility of the location allowed for a rapid sales cycle without the typical marketing overhead associated with secluded residential schemes.
2. Valuation Bridge
| Line Item | Amount (PER SQ FT) | Notes |
|---|---|---|
| Land Acquisition | ₹16,66,666 | Acquisition of 2 Bigha at ₹1.5 Cr total. |
| Technical Construction | ₹1,85,000 | Basic levelling, plot demarcation, and access road. |
| Approvals & Liaising | ₹95,000 | Statutory clearances and sub-division fees. |
| Total Cost Basis | ₹19,46,666 | The "Hard" cost to bring a finished plot to market. |
| Buying Alpha | ₹7,78,666 | Value added via strategic location and plot sizing. |
| Exit Valuation | ₹27,25,332 | Final retail sale price per plot (40% Profit Margin). |
Conventional wisdom says people want to live away from the noise of a Petrol Bunk or a Mandi, but the data told us otherwise. For the local traders and entrepreneurs, proximity is the ultimate luxury. We acquired these 2 Bighas specifically because they sat at the intersection of commerce and convenience. By carving out 9 high-value plots, we provided exactly what the local market was starved for: titled land that's easy to reach and easy to secure. This 40% margin wasn't just about market growth; it was about understanding that in a town like Hindaun, being near the 'action' is a premium feature, not a bug.
— BK Agarwal, Chief Advisor & Partner
Execution Timeline
Jan 2010
Land Acquisition
Secured 2 Bigha parcel near Mandi Petrol Bunk for ₹1.5 Cr. Acquisition focused on high-visibility commercial-adjacent land.
Apr 2010
Plotting & Infrastructure
Commenced sub-division into 9 distinct residential units. Infrastructure work focused on clear boundaries and high-quality access points.
Aug 2010
Market Launch
Opened inventory to local business owners. High interest recorded due to proximity to the Mandi.
Jul 2011
Strategic Exit
Successfully completed the sale of all 9 plots. Achieved a 40% profit margin within an 18-month project lifecycle.