For Investors
The yield is the easy part.
Any listing can quote a percentage. What determines whether a commercial asset actually performs is the tenant behind the rent, the lease that governs it, and how cleanly you can exit. That is the work VRX Capital does before an opportunity reaches you — and the reason we will sometimes tell you not to buy.
How we work with investors
Six things we do before you see a number.
Every opportunity is examined the same way, whether it is a ₹2 crore retail unit or a ₹25 crore office floor.
Tenant covenant
Who is actually paying the rent, what their business looks like, and what happens to that rent if their circumstances change. A brand name on the shopfront is not a covenant.
Lease structure
Term, lock-in, escalation, renewal rights, exit clauses, deposit and who carries which cost. Two identical rents on different lease structures are not the same asset.
Residual tenure
How many years of the lease actually remain, and what the asset is worth on the day it becomes vacant. Yield quoted on a lease with two years left is a different proposition entirely.
Title and approvals
Ownership chain, encumbrances, completion and occupancy status, and any regulatory position that would complicate a resale later.
Price against the market
What comparable assets in the same micro-market have actually transacted at — not what they are being asked for.
Exit
Who the realistic buyer is in three, five or seven years, and what would have to be true for them to pay more than you did.
What you should expect
Access
Opportunities that are not on a portal
A meaningful share of commercial transactions in India never reach a public listing. They move through owners, developers and the people who know them. That is where most of what we work on comes from.
Candour
The case against, stated plainly
You will be told what is weak about an opportunity as clearly as what is strong. If we cannot make an honest case for it, we will not put it in front of you.
Continuity
The same people, after closing
Rent revisions, tenant changes, re-letting and eventual exit are where a commercial asset is won or lost. The relationship does not end at registration.
A word on returns
We do not guarantee outcomes, and neither should anyone else.
Commercial real estate carries real risk. Tenants vacate, businesses fail, markets re-rate, and a lease that looks secure today can be renegotiated tomorrow. Yields vary substantially by tenant, lease structure, location and residual tenure. Any figure discussed with you is an assessment based on the information available at the time, not a promise. Anyone offering you assured returns on a commercial property is telling you something that cannot be true.
Start here
Tell us the objective, not the property.
The most useful first conversation is about what you are trying to achieve with the capital — income, appreciation, diversification, a specific horizon, a specific city. The property follows from that. It rarely works the other way round.