Every figure on this page comes from the stated assumptions: construction from Goa 2026 rates, prices from Socorro listings.
both villas
2 × ₹3.50 Cr
after loans and capital
≈ 28 % a year
Land, bank and investor: ₹4.17 Cr in all
₹2.32 Cr in, ₹3.79 Cr back in about 24 months
In this order: every loan and the investor's full capital are paid before the profit split
Investor return on cash at each sale price per villa
₹2.59 Cr split 50:50, plus 12 % interest on the advance
| Item | Basis | Amount |
|---|---|---|
| Enclosed built-up | 4,005 sq ft × ₹3,800 | ₹1.52 Cr |
| Balconies and decks | 375 sq ft × ₹1,500 | ₹0.06 Cr |
| Car courts, paving | 646 sq ft × ₹600 | ₹0.04 Cr |
| 2 private pools | ≈ ₹9 L each | ₹0.18 Cr |
| 2 home lifts | ≈ ₹9 L each (optional) | ₹0.18 Cr |
| Compound wall, gates, landscaping | lump sum | ₹0.10 Cr |
| Architect, structural, approvals, utilities | ≈ 8 % | ₹0.17 Cr |
| Contingency | 10 % | ₹0.22 Cr |
| Total | both villas | ₹2.47 Cr |
| Party | Contribution |
|---|---|
| Bank (owner's construction loan) | ₹0.90 Cr of construction (₹0.90–1.0 Cr expected), taken and serviced by the owner |
| Investor | ₹1.57 Cr construction (released stage-wise) + ₹0.75 Cr advance to the owner = ₹2.32 Cr |
| Sumit Thakur (owner) | The 500 m² plot, valued at ₹1.70 Cr, with Sanad and a clear title |
First villa sold: brokerage and the loans are cleared, and ₹1.76 Cr (76 % of the investor's capital) goes straight back.
| Structure | Owner's profit | Investor profit | Owner's total* | Investor return |
|---|---|---|---|---|
| Recommended: 50:50, advance as a 12 % loan | ₹1.12 Cr | ₹1.48 Cr | ₹2.15 Cr | 64 % |
| 50:50, plain advance | ₹1.30 Cr | ₹1.30 Cr | ₹2.33 Cr | 56 % |
| 40:60 (owner : investor) | ₹1.04 Cr | ₹1.56 Cr | ₹2.07 Cr | 67 % |
| 60:40 | ₹1.56 Cr | ₹1.04 Cr | ₹2.59 Cr | 45 % |
*Owner's total = ₹75 L advance + ₹28 L land capital + profit share.
The deal includes a ₹75 L advance to the owner at signing. It is a loan from the investor at about 12 % simple interest (≈ ₹18 L over two years), repaid from the owner's share before the split. Built into the deal for the investor:
| Price per villa | per sq ft | Profit to split | Investor profit | Investor return | Owner's total |
|---|---|---|---|---|---|
| ₹3.50 Cr | ₹17,478 | ₹2.59 Cr | ₹1.48 Cr | 64 % | ₹2.15 Cr |
| ₹3.75 Cr | ₹18,726 | ₹3.08 Cr | ₹1.72 Cr | 74 % | ₹2.39 Cr |
| ₹4.00 Cr | ₹19,975 | ₹3.57 Cr | ₹1.97 Cr | 85 % | ₹2.64 Cr |
| Base (₹0.90 Cr loan) | ₹1.00 Cr loan | |
|---|---|---|
| Investor cash | ₹2.32 Cr | ₹2.22 Cr |
| Profit to split | ₹2.59 Cr | ₹2.59 Cr |
| Investor profit | ₹1.48 Cr | ₹1.48 Cr |
| Investor return | 64 % | 67 % |
| Owner's total | ₹2.15 Cr | ₹2.15 Cr |
Sumit Thakur, owner · Survey 232/1-J, Socorro