Operating, Not Starting
Live inventory across three represented developments, an existing buyer pipeline and a founder who has been transacting in this market for years. Capital accelerates a working business rather than funding an idea.
Investor Relations · Shubh Awas Properties
An Operator on the Ground, Open to Capital.
Shubh Awas Properties works Haryana land and plotted inventory — the sectors we can walk, the layouts we can verify, the developers we already deal with. This page sets out how we would put outside capital to work, what we would ask for in return, and what could go wrong. There are no projected return tables on this page, because we will not put a number in writing that we cannot defend in a room.
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Years in the Market
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Projects Represented
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Access to the Founder
The Opportunity
What You Would Actually Be Backing
Not a fund, not a promise of a multiple. A working land and plotted-inventory operation in a corridor its founder has traded in for years, looking to hold more of its own stock instead of only brokering someone else’s.
Land and Plotted Stock
Physical, title-verifiable assets in a defined geography. No development risk on a half-built tower, no leverage stacked on unsold inventory.
Local Knowledge, Priced In
Which sectors are genuinely developing, which layouts get possession, which seller is motivated this quarter. This is bought with time on the ground, and it is the only real edge in plotted land.
Straight to the Founder
You deal with Jagvender Siwach, not a relationship manager. Site walks, document sets and quarterly updates come from the person carrying the decision.
Use of Funds
Where the Capital Goes
An indicative split, not a covenant. The actual allocation is agreed per deal and written into the documentation before any money moves.
Land & plot acquisition55%
Buying inventory outright at the entry price rather than holding it on an allotment. This is where the return is made or lost.
Approvals, title & legal15%
Due diligence, title search, mutation, conversion where applicable, and the legal work that makes a parcel sellable to a retail buyer.
Site development15%
Boundary, levelling, internal access and the basic works that move a parcel from raw land to something a family can picture living on.
Sales & marketing10%
Reaching end buyers directly instead of discounting inventory to a channel that takes the margin.
Working capital reserve5%
Held back deliberately, so a slow quarter never forces a distressed sale of good inventory.
Process
How a Conversation Proceeds
Five steps, in this order. Nobody is asked for money before step four.
Introduction
A call to understand what you are looking for — ticket size, horizon, whether you want a passive position or a say in what gets bought.
The Site Walk
You come to Haryana and we walk the actual parcels. No investor commits to this market off a deck. If you will not visit, we are not the right fit.
Documents
Title chain, revenue records, approvals, encumbrance certificate and the entry costing — sent in full, for your own lawyer to tear apart.
Structure & Agreement
Deal-specific terms drawn up and vetted by both sides’ counsel. Nothing is informal, nothing is on a handshake, everything is on paper.
Deployment & Reporting
Capital deployed against the agreed use of funds, with written updates each quarter covering what was bought, what moved and what did not.
Indicative Terms
The Shape of a Deal
A starting point for a conversation, not an offer. Final terms are negotiated per transaction and set out in signed documentation.
| Instrument | Structured per deal — co-ownership of a specific parcel, or a participation in a defined acquisition. Discussed and documented case by case. |
|---|---|
| Ticket size | Discussed on introduction. Sized against a specific parcel rather than a blind pool, so the number follows the asset. |
| Horizon | Land in this corridor is a multi-year position. Anyone who needs the money back inside twelve months should not be in this asset class. |
| Exit routes | Retail resale of plotted inventory, block sale to a developer, or buy-back by the firm where agreed in advance. Agreed in writing before entry. |
| Reporting | Written quarterly update and open access to the underlying documents for the parcels you are in. |
| Return expectations | Deliberately not published. Land returns depend on entry price, holding period and local development that nobody controls. Any figure you are shown without a specific parcel attached to it is marketing. |
Disclosure
What Could Go Wrong
Every investor deserves this list before the pitch, not after it.
Risk factors
- Illiquidity. Land does not trade on an exchange. Selling in a hurry usually means selling badly, and an exit can take considerably longer than planned.
- Price cycles. Haryana land has had flat and falling stretches. Past movement in a sector is not a forecast of the next one.
- Regulatory and approval risk. Change of land use, master-plan revisions, licensing and RERA positions can shift timelines and value in either direction.
- Title and litigation risk. Diligence reduces this materially. It does not eliminate it. Ancestral claims and boundary disputes can surface after purchase.
- Development dependency. Value in a plotted layout depends heavily on infrastructure and neighbouring build-out that is outside our control.
- Concentration. This is a single operator in a single corridor. It should be a considered slice of a portfolio, never the whole of one.
Nothing on this page is an offer, a solicitation, or investment advice. It is a description of how we work, published so that a serious conversation can start from facts. Please take independent legal and financial advice, and verify every document yourself, before committing any money.
Connect
Start With a Conversation
Tell us who you are and what you are looking for. If there is a fit, the next step is a call and then a site walk. If there is not, we will say so quickly and neither of us will have wasted a month.
- Speak to
- Jagvender Siwach · Founder & Managing Director
- Phone
- +91 98121 34638
- Message the investor desk
- Office
- Shubh Awas Properties Rohtak, Haryana, India