Own the property. Earn the income. Keep the upside.
Market-grade returns, backed by property and purpose.
Investor-owned workforce housing, professionally acquired and operated under the Nia brand.
Pre-launch statement of intent. This website reflects Umoja’s intended programme only. The programme will become active once all required approvals and regulatory sign-offs are in place.
01 · The investment thesis
Industrial growth is creating a permanent need for workforce housing.
India’s factories, warehouses and industrial parks sit in a small number of employment corridors. The people who work in them are often born hundreds of kilometres away.
Migration is not a temporary event. It is part of how industrial India functions. Yet much of the housing near work is still fragmented, inconsistently managed and difficult to underwrite.
Umoja turns selected running PG properties into institutionally acquired assets. Umoja Marketplace Tech operates them as Nia Studios, preserving affordability for Members while giving investors ownership of income-producing property.
Initial focus
02 · How the return is built
Current property economics. No speculative construction.
Each acquisition is independently verified and capped so that the fixed property payment under the Nia operating agreement produces the target gross property cash yield.
For every
₹100
of all-in acquisition and transaction cost
₹90 + ₹10
UHNI capital + bank facility
₹8.50
Property cash at 8.5% yield
₹0.70
Interest at a 7% bank rate
₹7.80
To the investor · 8.67% on ₹90
Base discipline The all-in basis must support the 8.5% gross property yield at 90% of verified current rent.
Downside discipline Appreciation is modelled at 0%, 3% and 5%. The 0% case is the downside and the base return does not depend on it.
03 · Ownership and accountability
Separate ownership, asset management and operation.
The structure gives each party one clear role and keeps property-level ownership and cash flows ring-fenced.
01
Investors
Own 100% of the equity in each ring-fenced Theatre SPV.
- Property title
- Controlled bank account
- Debt and sale proceeds
02
Umoja Asset Management
Manages the programme and the investment structure.
- Asset sourcing and diligence
- Upgrade coordination
- Investor reporting standard
03
Umoja Marketplace Tech
Owns the Nia brand and operates each property as a Nia Studio.
- Documented operating agreement
- Member occupancy and collections
- Controlled payment waterfall
The investor owns the property through the SPV.
Umoja manages the structure.
Umoja Marketplace Tech operates the Studio under the Nia brand.
04 · Underwriting discipline
We underwrite what exists, not what might.
Running PGs are acquired only after their current economics and legal status are independently verified. Future floors, speculative occupancy and land appreciation are not required for the base case.
- 01
Rent paid Verified against current property records.
- 02
Membership collections Tested against operating evidence.
- 03
Occupancy Independently checked at property level.
- 04
Title and approvals Cleared before capital is deployed.
- 05
Physical condition Surveyed with upgrade needs costed.
- 06
Controlled cash Receipts, reserves and distributions follow an agreed waterfall.
The first mandate
Evaluate the property before evaluating the promise.
Umoja is inviting a small group of UHNIs and family offices to evaluate the first property acquisition mandate.
Request the investor packWhat follows
- Detailed investment deck
- Property-level financial model
- Proposed Theatre SPV documents
- Operating evidence
- Independent diligence framework
Third-party diligence expenses are reimbursed at actuals within a pre-agreed cap. A 1% acquisition and deployment fee is payable only upon successful closing.
Expressions of interest are non-binding and subject to the required approvals and regulatory sign-offs.