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Tata Capital > Blog > Wealth Services > Why is real estate AIF fast becoming the first choice for HNIs?

Wealth Services

Why is real estate AIF fast becoming the first choice for HNIs?

Why is real estate AIF fast becoming the first choice for HNIs?

An Alternative Investment Fund (AIF) is a privately pooled investment vehicle established or incorporated in India. It collects funds from Indian and foreign investors and invests them in accordance with its defined investment policy. If their defined investment policy is to invest in real estate, the AIF will be categorized as a real estate AIF.

An Alternative Investment Fund for real estate is an attractive and popular investment alternative for investors in India. From an investment of Rs. 68,540 crores in March 2024, real estate AIF investment in India rose by 8% in nine months to reach Rs. 73,903 crores in December 2024. Before diving deep into real estate AIF, let us first understand what an Alternative Investment Fund is.

What is an Alternative Investment Fund?

As mentioned above, AIFs are funds with a specific investment policy that are regulated by the SEBI (Alternative Investment Funds) Regulations, 2012. AIFs collect funds from urban investors and can be classed under one of the three AIF categories. The AIF categories are –

  • Category I AIF that includes venture capital funds, angel funds, SME funds, social venture funds, and infrastructure funds.
  • Category II AIF includes AIFs in real estate, private equity funds, and funds for distressed assets, among others.
  • Category III AIFs include hedge funds, private investment in public equity (PIPE) funds and other similar funds that employ varied and complex trading strategies.

Real estate AIF in India

We have mentioned above that AIFs collect funds from urban investors. This is because, typically, High-Net-worth Individuals (HNIs) and institutions invest in these funds. Here are a few important facts you should know about real estate AIFs –

  • Real estate AIFs are category II AIFs.
  • A real estate AIF can invest a maximum of 25% of its investible funds in a single company.
  • Real estate AIF can invest in debt instruments like high-yield debentures and mezzanine securities. They also take equity or equity-linked positions in real estate projects.
  • Real estate AIFs have a lock-in period, which makes them less volatile in the market.
  • Real estate AIFs invest in residential, commercial, industrial, and hospitality real estate companies.
  • Real estate AIFs account for the largest share of the overall AIF market in India. Its Rs. 73,903 crores investment amounts to 15% of the total AIF investment of Rs 5,06,196 crores (The next three popular segments are IT/ITeS, financial services, and NBFCs).

Benefits of real estate AIFs

Increasingly, HNIs, family offices, and institutions are shifting towards real estate AIFs in recent times. These days, it is even seen as an alternative to investing in property physically. Let us look at some of the key benefits of investing in real estate AIFs –

  • Diversified exposure – Instead of investing in multiple physical properties or parking funds in a single high-value property, HNIs can deploy real estate AIFs to spread out their real estate portfolio and its inherent risks. Even within the sector, these funds spread their investments across income assets, high-risk/high-reward development projects, and promising renovation prospects.
  • Streamlined exposure – Real estate investments involve a lot of time commitment, due diligence and operational hassles. Real estate AIF investment relieves the investor of these requirements, as well as issues such as tenancy disputes, vendor management, and routine maintenance. Nevertheless, they can still enjoy the real estate investment returns.
  • Access to the big league – Typical real estate investments can mean off-market individual purchases, be it in a standalone flat or a space in an upcoming shopping mall. But real estate AIFs give you access to the big boys of the sector. These funds partner with top developers, institutional partners and even foreign investors, and invest in land parcels, commercial blocks, logistics parks, etc.
  • Low risk, high professionalism – RERA has been a landmark introduction in regulating real estate in India, and addressing investor concerns. However, real estate AIF is strictly regulated from the onset by SEBI. These funds have independent trustees, defined investment mandates and professional reporting. Governance norms are followed, and due diligence is carried out by the fund managers. This minimizes the risk for the investors and provides them with a highly professional investment experience.
  • Tailored income solutions – Your real estate AIF investment can offer you structured returns that can be tailored as per your preferences. For instance, you can opt for regular payouts through distribution of rental income, milestone-based returns through developmental projects, or lump-sum payouts through asset sales. Thus, you get the option of riding the capital appreciation, as well as the option of a predictable income.
  • Greater bargaining power – Real estate AIFs enjoy economies of scale compared to individual physical real estate investing. With its pooled funds, a real estate AIF can negotiate better purchase value, financing terms and management contracts.

Top real estate AIF considerations

If you are convinced about a real estate AIF investment, and before you proceed to act on it, here are some of the key considerations pertinent to this investment.

  • High entry barrier – Retail investors may find the entry criteria of real estate AIFs too steep. These high minimum entry lots make them more suitable for HNIs, family offices and institutions.
  • Elevated fees – It is important to consider the various fees included in the service. Your real estate AIF returns may be reduced significantly if the fund house has a high fee structure. Have a look at the management fee, performance fee, administrative expenses, etc. of the fund.
  • Leverage risk – Try to find out the fund’s leverage strategy and how much leverage they employ in their investments. Leverage is borrowed capital that can increase returns, but also has the risk of magnified losses.
  • Complexity – You may need professional advice to understand the nuances of real estate AIF operations. Complexities include the investment patterns and policies, the legal documentation, the charges and when they are invoked, etc.
  • Lock-in period – Your real estate AIF investment is very likely to have a lock-in period. Therefore, you should look at it as an illiquid, mid to long-term investment.

Conclusion

Real estate AIF is ideal for HNIs looking for a structured real estate investment in India while avoiding the burdens of direct ownership. It is emerging as a smart and scalable way to invest in property. If you are looking for finances for a lucrative investment, don’t forget to check Tata Capital’s wide range of  investment & protection products today!

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FAQs

How to invest in real estate?

You can go for the traditional direct investment in residential, commercial property, or land. You can invest in Real Estate Investment Trusts (REITs), fractional ownership platforms, real estate mutual funds, as well as real estate AIFs.  

How to invest in property?

If you want to invest in a property, first decide on your budget. Next, look for preferred locations that fit your budget. Once you identify or shortlist a few properties, carry out due diligence that includes title verification, approval, the developer’s reputation, etc. Thereafter, you have to plan the finances, i.e., arrange for a home loan or go for full payment. You should also plan your exits and/or decide on rental arrangements.

How to invest in real estate in India?

In India, you can invest in residential and commercial properties or opt for a land purchase. Indirect investment in real estate can be made through REITs, real estate AIFs, fractional ownership platforms, and real estate mutual funds and ETFs.

Is real estate a good investment?

The short answer is yes. However, it depends on your investment horizon, type of investment, location of real estate and so on. But essentially, real estate acts as a hedge against inflation, provides a passive income through rent, and diversifies your portfolio.

What is real estate investment?

Real estate investment is an investment in tangible properties like land and buildings, or an investment in real estate-linked financial products.

What is an AIF investment?

It is an investment in SEBI-regulated funds that invest in alternative assets like private equity, real estate, hedge funds, venture capital, etc.

How to invest in AIF?

To invest in an AIF, you have to first check the eligibility limits and the minimum investment criteria. You must choose the AIF category and conduct due diligence on the shortlisted AIF. To invest in the finalized AIF, you will need to provide your identity, bank and income details and other KYC information. You can now fund your investment and start monitoring it.
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