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Embassy SAS iTower

Khajaguda, Hyderabad

Project Description

Props{AMC} is offering a rare opportunity to invest in 1,20,000 Sq. Ft. of A+ Grade Office Space situated exactly at Nanakramguda circle, arms away distance from Entry/Exit of ORR. The proposed space spans the entire 23rd floor of an under-constructed Tower A in SAS iTower. It’s a tallest mixed use commercial project located at Nanakramguda, Gachibowli, the nucleus of IT infrastructure in Hyderabad.

Reasons to invest in Embassy SAS iTower
  • CheckEmbassy Group signed as Development Manager for - SAAS iTower
  • Check1.6Mn sqft already sold of the 5Mn Office Block
  • CheckMost prime location Khajaguda, near Gachibowli, Hyd
  • Check85% project completed, no project loans on Developer
  • CheckWeWork recently signed EOI for 380,000 sqft with this Project
  • CheckIGBC Green Rating from Godrej & Singapore-Dubai based Architects
  • Check5.5Mn+ Grade A development - one of the India's biggest in Hyderabad
Investment Terms
Upfront Tranche Wise
Gross Annual Coupon Rate 8% 7.5%
Min. Investment Amount INR 30,00,000 INR 32,05,500
Payouts Quarterly Quarterly
Investment period 6-7 Years 6-7 Years
Target XIRR (Pre – Tax) 13.5% 12.4%
Management Fee 0.5% 0.75%
Performance Fee over hurdle rate of 10% XIRR 20% 20%
*Investor purchasing a minimum of 1,000 sq.ft leasable area can purchase 1 car park for a sum of INR 5 Lakhs
Payment Break Up
Investment - Upfront
Purchase Price % INR per Sq.Ft.
Base Price 7,962
Corpus and Development charges 12% 955
GST 6% 478
Stamp Duty + Registration 7.6% 605
Total Cost 10,000
Minimum Built Up Area 300
Total Fraction Value 30,00,000
Investment – Tranchewise Payment
Purchase Price % INR per Sq.Ft.
Base Price 8,507
Corpus and Development charges 12% 1021
GST 6% 510
Stamp Duty + Registration 7.6% 605
Total Cost 10,685
Minimum Built Up Area 300
Total Fraction Value 32,05,500
Other Investment Benefits
Maximum Loan

Flexible Payment

Yes
Charge

Loan Available

Yes
Annual

Lock In

No
Project Information
Office Space 3.5 msf
Typical Floor Plate 0.12 msf
No. of Floors 6B + GR + 37 Floors
Timelines for Fit outs January 2023
Developer Overview
Maximum Loan

SAS Infra is known for creating a revolution in Hyderabad’s real estate market for its innovative designs. It has bought together the experience of multitude of professionals from international arenas and a rock solid local network to create products such as “iTower”. SAS Crown Is A Magnificent Piece Of Contemporary Architecture Laced With Luxury, For People With Lofty Desires To Be At Their Best. Get Ready To Own A Dominion And Rule Your World.

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Pre-Leased Stage

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Frequently asked questions
Fund

The minimum investment amount for upfront payment option is INR 30,00,000 and INR 32,05,500 for tranche payment option

Fund

The gross annual yield / coupon rate for upfront option is 8% whereas 7.5% for tranche option.

Fund

The net annual yield / coupon rate for upfront option is 7.26% whereas 6.5% for tranche option. Net annual yield is net of / post property expenses and AMC charges. It is the amount which the investor will actually receive ( pre-tax).

Fund

The yield / coupon will be distributed on quarterly basis.

Fund

No, there is no lock in period for investors.

Fund

As per our forecasted cash flows & seeing the market trends in the commercial market, an investor should typically hold this investment for 6-7 years to maximize the returns. However, it will depend on the Asset Manager who will be actively tracking the investment and then suggest the time of exit depending on the various market trend.

Fund

All inclusive per sq. ft. cost is INR 10,000 for upfront payment & INR 10,685 for tranche payment. This includes the unit cost, corpus, GST, Stamp duty & registration charges.

Fund

300 sq. ft (Super Built-up Area). Post 300 sq. ft., the investor can invest in multiple of 50 sq. ft. (For example – 300 – 350 – 400 – 450 – 500 sq. ft.)

Fund

The AMC charges are 0.5% of the total committed amount per annum for upfront option & 0.75% of the total committed amount for tranche option. GST will be charged on the same.

Fund

Investor purchasing a minimum of 1,000 sq. ft. super built up area can purchase 1 car park for an additional sum of INR 5 lacs. Investor will receive 8% gross yield on car parking value as well.

Fund

Embassy SAS iTower is a mixed used commercial project, proposed to consist of 3 towers viz., Tower A, B & C. It is spread across approx. 11 acres abutting Kjahaguda – Nanakramguda Road at Nanakramguda Circle. Tower A will have commercial office spaces & will consist of 6 basements, ground + 37 floors and will house office space of approx. 3.5 million sq. ft. The typical floor plate is around 1,20,000 sq. ft. Tower B will be built to suit and will consist of 6 basements, ground + 35 floors. It will be approx. 1.2 million sq. ft. The typical floor plate is around 50,000 sq. ft. Tower C will be a mix of retail mall admeasuring approx. 5,00,000 sq. ft. and commercial office space admeasuring approx. 3,00,000. It will consist of 6 basements + ground + 37 floors.

Fund

PropsAMC is offering an opportunity to invest in 1,20,000 sq. ft. of A+ grade office space. The proposed space spans the entire 23rd floor in Tower A.

Fund

The agreement will be signed between the investor & the developer.

Fund

The investor will receive 2 sq. yards (18 sq. ft.) of land area with 300 sq. ft. BUA

Fund

Khata is not required for the SAS iTower property. Now it’s only EC i.e. Encumbrance certificate). Earlier it was khata, then Pahanis and now EC.

Fund

Tranche payment cannot be delayed – we can put a request to the developer for a delay of 15 days max but will have to pay penalty of 15% per annum.

Fund

Yes, there will be a demarcation given to them in the sale agreement.

Fund

Yes, the agreement can be registered in joint names. If it is in joint account, then the sale agreement needs to mention the ratio of ownership, then the income can be broken in that ratio.

Fund

We have structured the deal with the developer in which the developer has assured gross yield of 8% till our unit is leased and the rent starts. Also, Props{AMC} will be the asset manager for this unit and will manage all the operations, tenant & property related issues. The investor will not have to waste his / her time in managing the property and other tenant related hassles.

Fund

Loan can be availed on this investment if the investor is purchasing a minimum of 1,000 sq. ft. The interest rate will be 9.25% - 10% and loan % can maximum be 60% of the total investment based on the individual cibil score.

Fund

OC is expected to be received by Q4 2023

Fund

It has already been received

Fund

Developer will service the yield returns till rental inflow starts.

Fund

We have received the LOI copy between Wework & developer for a larger area without any floors mentioned.

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