Joint Venture Proposal
· May 2026
An Ultra Luxury Residential Development
Indiranagar, Bengaluru
Indiranagar, Bengaluru
Developer
Nigel T Peter
Splurge Spaces Pvt Ltd
Landowner
Mr. Joseph
& Family
40 × 60
Plot in Feet
Stilt + 4
Floors
4 Units
3 BHK Each
18–24
Months Delivery
₹6 Cr
Per Apartment
₹50 L
Upfront to Owner
Document: Strictly Private & Confidential
Valid: 30 Days from Date of Submission
01 / 08
The Opportunity
The Right Land, The Right Time
Location
Indiranagar, Bengaluru
Plot Dimensions
40 ft × 60 ft
Total Plot Area
2,400 Sq.Ft
Road Facing
West · 40ft Facade
Proposed Structure
Stilt + 4 Floors
Total Units
4 × 3 BHK Apartments
Approx. Built-up / Floor
~1,800 – 2,000 Sq.Ft
Stilt Level
Covered Car Parking
Why Indiranagar
◆
Premier address. Indiranagar is among Bengaluru’s most sought-after residential and commercial neighbourhoods, commanding premium valuations.
◆
Metro connectivity. Direct access to the Purple Line metro, connecting residents to MG Road, Whitefield and the entire city.
◆
Tech corridor proximity. Minutes from major IT employers, embassies, hospitals and international schools.
◆
Strong rental demand. Consistently among the top 3 highest-renting micro-markets in Bengaluru, with 8–18% annual appreciation.
◆
Lifestyle destination. 100 Feet Road, premium dining, boutiques and culture — a neighbourhood that attracts high-income tenants and buyers alike.
02 / 08
The Partnership
A Structure Built on Mutual Benefit
Developer
Nigel T Peter
Splurge Spaces
Splurge Spaces
Full construction cost — civil, structural, finishing
Architectural design and engineering
All approvals — BBMP/BDA, NOCs, OC
Legal documentation and registration
Project management from start to handover
Receives
Floors 2 & 3
JV
Partnership
Landowner
Mr. Joseph
& Family
& Family
Land contribution — 2,400 Sq.Ft in Indiranagar
JDA execution and limited Power of Attorney
Title documents and vacant possession
Zero capital investment required
Zero construction risk — fully borne by Developer
Receives
Floors 1 & 4
Floor
Unit
Allocated To
Intended Use
1
Apartment 1
Mr. Joseph & Family
Rental Income
2
Apartment 2
Splurge Spaces Pvt Ltd
Developer’s Entitlement
3
Apartment 3
Splurge Spaces Pvt Ltd
Developer’s Entitlement
4
Apartment 4
Mr. Joseph & Family
Self-Occupation
03 / 08
Financial Terms
Goodwill & Security Package
Non-Refundable
Goodwill Payment
₹25 L
Paid in two tranches — on JDA signing and on plan approval submission. A gesture of trust, commitment and recognition of your land’s value.
Fully Refundable
Security Deposit
₹25 L
Held as a financial backstop for the duration of construction. Fully refunded at project completion, secured by a registered agreement or mortgage note.
Total Upfront Benefit to Landowner
₹50,00,000
1
Upon JDA Signing
First tranche of goodwill, disbursed on execution of the registered Joint Development Agreement.
First tranche of goodwill, disbursed on execution of the registered Joint Development Agreement.
₹10,00,000
2
On Building Plan Submission
Balance goodwill disbursed upon submission of approved building plans to BBMP/BDA.
Balance goodwill disbursed upon submission of approved building plans to BBMP/BDA.
₹15,00,000
3
On Construction Commencement
Full security deposit placed with the Landowner upon breaking of ground.
Full security deposit placed with the Landowner upon breaking of ground.
₹25,00,000
04 / 08
Landowner’s Returns
What This Partnership Delivers for You
Rental Income — Floor 1
₹1.5L – ₹1.8L
Per month · 3 BHK · Indiranagar market rate
Annual Rental Income
₹18L – ₹21.6L
Per year from Floor 1 alone
Rental Security Deposit
₹15L – ₹21.6L
10–12 months rent, collected upfront from tenant
Market Value — Each Apartment
≈ ₹6 Crore
Premium 3 BHK · Indiranagar · Upon completion
Annual Appreciation
12% – 18%
Historical Indiranagar real estate appreciation
Landowner’s Total 10-Year Benefit
₹14–15 Cr+
Combining asset value, goodwill, deposit and rental income over a 10-year horizon.
Floor 1 — Rental apartment value
₹6 Cr
Floor 4 — Self-occupied apartment value
₹6 Cr
Goodwill (non-refundable)
₹25 L
Security deposit (refundable)
₹25 L
10-year rental income (conservative)
₹1.8 Cr+
✦ Asset values are estimates based on prevailing Indiranagar market rates. Actual values subject to final built-up area, finish quality and market conditions at completion.
05 / 08
Project Timeline
Delivery in 18–24 Months
1
Phase 1
Due Diligence & JDA Registration
Title verification, legal due diligence, JDA drafting and registration with the Sub-Registrar’s Office. First goodwill tranche disbursed.
4–6 weeks
Month 1–2
2
Phase 2
Architectural Design & Planning
Finalisation of architectural design, structural engineering, MEP drawings and building plan preparation for submission.
4–6 weeks
Month 2–3
3
Phase 3
BBMP / BDA Plan Approval
Building plan submission, authority liaison, NOC procurement. Balance goodwill tranche disbursed on submission.
6–8 weeks
Month 3–5
4
Phase 4
Foundation & Stilt Construction
Site clearance, soil preparation, foundation work and stilt floor construction. Security deposit disbursed on commencement.
2–3 months
Month 5–8
5
Phase 5
Superstructure — Floors 1 to 4
Complete civil and structural construction of all four residential floors, including slabs, columns, beams and masonry.
6–7 months
Month 8–15
6
Phase 6
Finishing, MEP & External Works
Flooring, wall finishes, painting, electrical, plumbing, HVAC, external cladding, landscaping and common area development.
2–3 months
Month 15–18
7
Phase 7
OC, Registration & Handover
Occupancy Certificate from BBMP/BDA, Khata transfer, apartment registration in owners’ names and keys handover.
1–2 months
Month 18–20
Total Estimated Project Duration
18 – 24 Months
06 / 08
Why This Partnership
Eight Reasons to Say Yes
01
Zero Capital Outlay
Your land is your investment. Every rupee of construction, design, approval and management is borne entirely by Splurge Spaces. You contribute nothing but the land.
02
₹25L Cash, Upfront
A non-refundable goodwill payment of ₹25,00,000 — received before a single brick is laid. No conditions, no waiting, no performance milestones for this portion.
03
₹25L Financial Security
A fully refundable security deposit of ₹25,00,000, held throughout construction. A financial backstop that demonstrates the Developer’s commitment to delivery.
04
₹12 Cr in Assets
Two premium 3 BHK apartments at approximately ₹6 Crore each — brand new, fully finished and registered in your name. A generational asset in one of Bengaluru’s finest addresses.
05
₹1.5–1.8L Monthly Income
Floor 1 generates ₹1,50,000–₹1,80,000 per month in rental income — one of Indiranagar’s strongest rental micro-markets, with tenants willing to pay for quality.
06
A Home to Live In
Floor 4 is yours to call home — a brand new, architect-designed, spacious 3 BHK apartment. Move in debt-free, with your family, in a building you co-created.
07
Strong Appreciation
Indiranagar real estate has historically appreciated 12–18% per annum. Your two apartments are not just income assets — they are compounding wealth vehicles.
08
Hassle-Free Delivery
Splurge Spaces manages every aspect — contractors, authorities, quality, timelines. You receive monthly progress reports and deliver nothing beyond the land and cooperation.
07 / 08
Let’s Build This Together
“Your land. Our expertise.
A legacy for your family.”
A legacy for your family.”
We believe this Joint Venture represents an exceptional opportunity for the Joseph family — transforming undeveloped land into a premium residence, a passive income stream, and a generational asset, with zero capital risk and full transparency throughout.
1
Schedule a meeting — discuss terms, answer questions, walk through the proposal together.
2
Legal due diligence — we conduct title verification; you engage your own independent counsel to review the JDA.
3
Execute & register JDA — both parties sign; first goodwill tranche of ₹10,00,000 is disbursed same day.
4
Construction begins — we deliver your dream home and a lifetime income stream.
Proposal Summary
Developer
Nigel T Peter
Splurge Spaces Pvt Ltd · Bengaluru
Submitted To
Mr. Joseph & Family
Landowner · Indiranagar, Bengaluru
Development
Ultra Luxury Residences
Indiranagar · 40ft × 60ft · Stilt + 4 Floors
Date of Proposal
May 2026
Valid for 30 days from date of submission
✦ All figures are indicative and subject to final mutual agreement
✦ This document is not a legally binding contract
✦ Strictly Private & Confidential
✦ This document is not a legally binding contract
✦ Strictly Private & Confidential
SPLURGE SPACES PVT LTD
BENGALURU
08 / 08