Pre-Leased Commercial Investment — Magarpatta Cybercity, Pune
INVESTMENT OPPORTUNITY
PRE-LEASED GRADE-A COMMERCIAL OFFICE — MAGARPATTA CYBERCITY, PUNE
PROPRIETARY INVESTMENT MEMORANDUM | PUNE, MAHARASHTRA
INVESTMENT ADVISORY SERVICES PROVIDED BY:
CA Dhiraj Ostwal & Co.
YOUR VISION, OUR EXPERTISE — SEAMLESS INVESTMENT SOLUTIONS.
PRIVATE & CONFIDENTIAL
NOT AN OFFER FOR SALE
The Investment Proposition
Acquire a fully operational, income-generating commercial asset leased to a globally recognised Fortune-500 company, with a 5-year renewal commitment from May 2027, in a prime Pune IT/corporate corridor. No loan, no encumbrance. Rent escalation terms included in the upcoming lease. Market comparables for Grade-A Magarpatta Cybercity are at ₹12,000–14,000/sq. ft. — current asking of ~₹13,000/sq. ft. is well within range.
Key Property Facts
Key Advantage: Tenant fit-out including office interiors, desks, cabins, meeting rooms, UPS systems, and air conditioning with AMC is entirely owned and maintained by Clark — not the landlord. This eliminates capital expenditure obligations for the property owner post-acquisition and ensures the asset is fully operational regardless of ownership change.
Property & Infrastructure Specifications
Physical Specifications
| Parameter | Details | Status / Remarks |
|---|---|---|
| Building & Tower | Magarpatta Cybercity — | Confirmed |
| Floor | 5th Floor — Entire Floor | Single Level, Full Floor |
| Layout | One large open floor (entire floor plan) | Floor plan to be shared at meeting |
| Fit-Out Ownership | 100% by Clark (Tenant) | Zero landlord capex obligation |
| Bathrooms & Kitchen | Dedicated private bathrooms & pantry inside office | Exclusive tenant use |
| Power Backup | 24x7 building generator + tenant-owned individual UPS | Fully covered |
| Air Conditioning | Tenant-managed AC system with own AMC via AC vendors | No landlord maintenance liability |
| Lifts / Elevators | Lifts available for all floors in the Tower | Direct access to 5th floor |
| Car Parking (Allotted) | 40 car parks allotted; 35 allocated to this office | Dedicated legal parking rights |
| Two-Wheeler Parking | 65 slots | Dedicated |
| Building Age | Approx. 15 years | Established, well-maintained building |
| Layout Alteration Rights | Tenant may alter fit-out with owner approval | Owner consent required — standard clause |
Financial & Legal Specifications
| Parameter | Details | Remarks |
|---|---|---|
| Ownership Structure | Individual owners (not corporate entity) | Clean, direct title transfer |
| Existing Bank Loan | None | Debt-free, unencumbered |
| Security Deposit (Clark) | ~₹1.24 Crore | Transferable or adjusted in price |
| Annual Property Tax | ₹14.02 Lakhs — paid by owner | Buyer to bear post-acquisition |
| GST Applicability | Yes — GST on rental income | Buyer to assess ITC eligibility |
| Rent Escalation (New Lease) | Included in revised 2027 agreement | To be confirmed at meeting |
| Asking Price | ₹13,500–14,000/sq.ft. (floor ~₹13,000) | Subject to payment terms |
Indicative Valuation & Deal Economics
Seller's asking price is ₹13,500–14,000/sq. ft., with a floor of approximately ₹13,000/sq. ft. subject to payment structure. Market comparables for Grade-A Magarpatta Cybercity are ₹12,000–14,000/sq. ft., placing the current asking price squarely within market range.
| Pricing Scenario | Rate (₹/sq.ft.) | Area (sq.ft.) | Total Indicative Value |
|---|---|---|---|
| Floor / Negotiated Price Subject to payment terms — final in direct meeting with owners |
₹13,000 | 35,168 | ~₹45.72 Crore |
| Lower Asking Price Current listed price — lower end |
₹13,500 | 35,168 | ~₹47.48 Crore |
| Upper Asking Price Current listed price — upper end |
₹14,000 | 35,168 | ~₹49.24 Crore |
| Market Comparable Rate — Grade-A Magarpatta Cybercity | ₹12,000–14,000/sq.ft. | ||
| Return on Investment | 8.57% | ||
The property's Net ROI of 8.57% is exceptional and sits at the upper end of the real estate market spectrum. Given the asset's valuation of ₹48 Crore and this high cash flow, it performs exactly like a premium Commercial Real Estate (CRE) asset.
Deal Structure — Key Considerations
Security Deposit Treatment — ₹1.24 Crore
Annual Ownership Costs for Buyer
Transaction Note: Final price, payment structure, and security deposit treatment to be determined in a direct meeting with the property owners. The seller has confirmed flexibility on payment terms; the floor of ~₹13,000/sq. ft. depends on the agreed payment schedule. No binding commitment should be construed from this document. Formal due diligence including title verification, lease review, encumbrance certificate, and legal/financial advisory is strongly recommended prior to execution of any agreement.
Advisory Recommendation: We strongly recommend engaging an independent property lawyer for title verification, lease review, and transaction documentation, and a qualified CA/financial advisor for GST structuring, stamp duty, registration charges, and tax impact assessment. This teaser is based solely on seller representations and is prepared for initial evaluation only. No reliance should be placed on this document for legal or investment decisions without independent verification.
NEXT STEPS: INVESTMENT INQUIRY
Contact us to schedule a site visit and a direct meeting with the property owners and Clark team.
CA DHIRAJ OSTWAL & Co.
Your Vision, Our Expertise — Seamless Investment Solutions.
Private & Confidential: This document contains confidential information intended solely for the named recipient and is not an offer for sale. All property details, financial figures, and lease terms are sourced exclusively from seller representations during the advisory interview and have not been independently verified by CA Dhiraj Ostwal & Co. This teaser does not constitute legal, financial, or investment advice. Prospective buyers must conduct independent legal, technical, and financial due diligence before entering into any transaction. The identities of the current property owners will be disclosed only in a direct meeting facilitated by CA Dhiraj Ostwal & Co.
Pre-Leased Commercial Asset — Magarpatta Cybercity, Pune | Private & Confidential
CA Dhiraj Ostwal & Co. (Investment Advisory)
Slide: 8 of 8 | May 2026