Fractional Real Estate
Own a share of RERA-registered projects, security-backed
Fractional Real Estate
Fractional real estate allows investors to own a share of high-value real estate opportunities without purchasing an entire property — through comprehensive due diligence, security-backed structures and transparent documentation, in RERA-registered projects only.
Premium residential and commercial projects have historically been the preserve of institutions and buyers with crores to deploy. A fractional structure splits a single, specific transaction across ten to fifteen investors through a dedicated LLP, each holding a proportionate economic interest.
Every opportunity is RERA-registered and must clear 650+ legal, financial and technical checks, score 85 or above on a 100-point framework, and be backed by roughly 2X security transferred to the LLP before any money moves. Returns are expectations, not promises — the sections below set out both the structure and the risks.
What is fractional real estate?
Fractional real estate allows investors to own a share of high-value real estate opportunities without purchasing an entire property. Through comprehensive due diligence, security-backed investment structures and transparent documentation, you can participate in RERA-registered projects with a lower capital commitment and a defined exit mechanism.
No stock market exposure
Returns are tied to a specific property transaction and the developer’s buy-back, not to daily market sentiment. Your capital is not marked to market.
2X security cover
The developer transfers property worth roughly twice the funded amount as security to the LLP before any money moves. This is collateral cover — it is not a guarantee of return.
Premium residential & commercial access
Participate in projects that would normally require crores of capital to enter, at a fraction of the ticket size.
Transparency & due diligence
You see the RERA registration, the title report, the developer due-diligence score and the security documents before you commit.
What a typical participation looks like
Six things happen before your money moves
The structure is designed so that no single party — including the developer — can move investor funds unilaterally.
Builders submit the project
A developer applies for funding and submits project, legal and financial documents for assessment.
650+ checks are run
Legal, financial and technical checks are conducted across the entity, the title and the project itself.
Only 85+/100 qualifies
Projects are scored on a 100-point framework. Only those scoring 85 or above, and offering 2X security, proceed.
A dedicated LLP is created
An LLP or SPV is set up specifically for the opportunity and all agreements are executed through it.
Funds are routed through the LLP
Investor money never reaches the developer as a payment from you — it flows through the LLP to the approved project.
Investors receive their share
Each investor receives their proportionate share of principal and returns as the transaction unwinds.
The journey from project evaluation to investor returns
Nine steps, one gate. Most projects do not get past the gate.
Builder approaches for funding
The developer applies to the platform for project funding.
Document submission & due diligence
All required documents are submitted and evaluated on a 100-point framework.
Platform creates the investment structure
A dedicated LLP / SPV is created for the opportunity; multiple investors participate in the deal.
Builder raises the funding demand
A formal funding request is raised on the platform.
Investor participation
Typically 10–15 investors contribute funds through the platform.
Security creation
The builder transfers roughly 2X the funded value as security, held by the LLP / SPV.
Fund disbursement
Funds are transferred to the builder against the created security.
Monthly monitoring
Project execution and payments are monitored every month.
Investment closure
Investors receive periodic returns through the tenure and principal is repaid at the end.
What “2X security” means — and what it does not
Before a rupee is disbursed, the developer transfers property worth approximately twice the funded amount to the LLP as security.
If the developer fails to perform, the LLP is not left negotiating — it already holds assets it can sell to recover capital. In the illustrative project below, that security took the form of 27 identified flats in an approved wing, together with their parking spaces and proportionate undivided share in the land.
Why the structure matters
- Funds flow through the LLP, never straight to the developer
- Security is created before disbursement, not after
- Execution and payments are monitored monthly
The cost of capital that cannot move
A worked comparison. Rajesh, 38, put ₹15 lakh into an under-construction apartment priced at ₹70 lakh, with possession promised in three years.
- Capital locked for six years
- Property value grew from ₹70 L to ₹90 L
- ₹46,000 monthly EMI throughout — ₹33.12 L of outflow
- Return: +4.10% CAGR
- Same ₹15 lakh, reinvested each cycle at ~15% XIRR
- No EMI burden
- Capital returns at the end of each 12–15 month cycle
- Return: +131% over six years
What a vetted project looks like
Below is a real set of diligence outputs for one project, shown so you can see the standard of evidence we work to. It is illustrative only — not a live offer or a solicitation to invest.
Registration details can be verified independently on the MahaRERA public portal using the number above.
Scored across eight risk dimensions
An independent third-party risk assessment of the promoter entity, covering credit history, litigation, compliance, sanctions, promoter quality and market sentiment.
- No defaults identified under CIBIL in the last five years
- No insolvency proceedings in DRT, NCLT, NCLAT or IBBI
- No criminal, tax or civil litigation against the entity
- GST filings 100% on time — 17 of 17 filings, zero delays or defaults
- No SFIO, CBI or CCI defaults; no international sanctions or PEP hits
- No adverse media and no consumer complaints on record
The one dimension not scoring full marks was Financial Health, rated moderate because average year-on-year GST turnover growth over five years stood at 14%. Turnover rose from ₹237.68 lakh in FY23 to ₹271.32 lakh in FY24.
Third-party assessment based on publicly available records as at the report date. It is not an audit and does not constitute legal advice.
Thirty years of title, traced
An independent advocate traced the ownership chain and searched the Sub-Registrar’s records for the full statutory period, certifying that the owners held clear, absolute and marketable title from 1995 to 2025 — subject to the remarks recorded alongside.
What was examined
- 7/12 extract and 29 mutation entries traced from 1925 onward
- Development agreement, power of attorney and commencement certificate
- Sub-Registrar of Assurances, Haveli (Pune) — online IGR records, 1995 to 2025
- Encumbrance certificate for the full 30-year period
Open remarks on the record
Existing mortgage on the land
The property is mortgaged to Rajarshi Shahu Sahakari Bank Ltd., Pune for ₹10,00,00,000 (registered Doc. No. 15324, Jt. SRO Haveli-1). The advocate’s certificate expressly records a prior charge.
Area discrepancy to be reconciled
Mutation Entry No. 23773 records 0.48.00 hectare while Index II of the mortgage deed records 0.58.00 hectare. Verification against the original registered mortgage deed is recommended.
Occupancy certificate still pending
The OC is to be obtained once construction is complete — standard for an under-construction project, but it means the project is not yet complete.
Items flagged for cross-verification
An agreement-to-sale entry in favour of a third party over roughly 0.02.5 hectare requires cross-verification, and four mutation entries were unavailable at the time of the report.
We publish the qualifications alongside the certificate deliberately. A title report with no remarks is rare; a distributor who shows you only the headline is not giving you the full picture.
Frequently asked questions
Other products in our suite
Not sure if this fits your plan?
Tell us your goal and timeline. We will tell you honestly whether Fractional Real Estate belongs in your portfolio — or whether something simpler would serve you better.
- A senior advisor calls you, not a call centre
- Recommendation matched to your goal and risk profile
- Written summary after the call
- No cost and no obligation
Is Fractional Real Estate right for you?
Every product suits a particular goal, horizon and temperament. A short conversation is the fastest way to find out where this fits in your plan — or whether something else serves you better.