A share in a real building’s income — held as a regulated fund unit
Tokenized real estate is a phrase that explains very little. Here is the plain version: what you would hold, what stands behind it, how money reaches you, and what to be clear about before you invest.
A unit of a fund
A regulated security representing a share of one identified building — issued digitally so it can be owned in sensible sizes.
A share of the rent
Tenants pay rent; after costs, the scheme is designed to distribute to unit holders in US dollars.
Not a crypto asset
Not a cryptocurrency and not a speculative token. A fund unit, priced against an independent valuation.
What stands between you and the building
Four steps connect you to the property, and each one has a purpose. Read from the top down — that is how ownership flows.
Your name is on the holding
You hold units through a verified account of your own. Because the units are tied to your verified identity rather than to a device, a lost phone or laptop never puts your holding at risk — you simply reconnect and it is still there.
You are the ownerThis is the thing you own
A unit of a professionally managed fund — a regulated security. It is issued digitally, which is what makes it possible to own a meaningful share of a large building rather than needing to buy one outright. The technology is the record-keeping; the asset is the investment.
A unit of a Category II AIFYour unit is issued by this
A single-asset scheme in GIFT City IFSC, run by a professional manager who handles the leasing, the reporting, the valuations and the distributions. One scheme, one building — so you always know exactly what your money is behind.
Issues units to investorsIt holds the building for the fund
A dedicated company created for this one property and nothing else. That separation is deliberate: it keeps each asset's finances self-contained, so what happens at one building stays with that building.
Holds the propertyWhere the income comes from
A real, income-producing office building with real tenants paying rent under real leases. This is the engine of the whole structure — which is why the quality of the building, its tenants and its location are the things we underwrite hardest before anything else happens.
Freehold / leasehold titleWhy does a company sit between the fund and the building? Because a GIFT City scheme is treated as non-resident under Indian exchange-control rules, so the property is held through an Indian company. It is a requirement of the rules, and it is also what makes each asset self-contained.
The structure is the product
Anyone can put a building on a website. The parts that matter are the ones designed to protect the person holding the unit.
One building you can name
Every scheme is designed around a single, identified property — not a blind pool where your money is spread across assets chosen after you invest. You see the building, its tenants and its numbers before you decide.
A share of something usually out of reach
Grade-A commercial buildings normally trade in tickets that put them beyond individual investors. Fractional units are designed to open that same category of asset at a scale that fits a personal portfolio.
Dollars, start to finish
Subscription, distributions and exit are all designed in US dollars through GIFT City's international framework — so you are not converting currency at every step of the journey.
Ring-fenced by design
Each property sits in its own company. That structure is intended to keep one asset's obligations from reaching across to another, so your scheme stands on its own building.
Valued by someone independent
The value of your unit is designed to be set by a qualified independent valuer at regular intervals, not marked by us — and published so every holder sees the same number at the same time.
No landlord work
No tenant calls, no repairs, no property tax filings, no chasing rent. Professional management handles the asset; you hold the unit and receive what the scheme distributes.
What your unit gives you
These are the rights a holder would have, as designed. Every one of them is set out in the scheme documents before you commit to anything.
A share in a real building's income
A beneficial economic interest in one identified, income-producing property, sized to the units you hold.
Distributions in US dollars
A pro-rata claim on whatever the scheme distributes, paid in dollars, for as long as you hold your units.
A share in the asset's growth
Any increase in the building's independently assessed value is reflected in the value of your unit.
Clear, regular reporting
Periodic valuations and position statements you can pull as at any date — your holding is never a mystery.
A route to transfer
After the lock-in set out in the scheme documents, units are designed to be transferable to other eligible investors.
Protection against losing access
Because units are tied to your verified identity, losing a device does not lose your holding — it can be restored to you.
What the unit itself carries
A traditional share certificate proves a claim, and someone else keeps the register, applies the rules and calculates the value. A digital unit carries those jobs inside itself — which is what makes the reporting fast and the record hard to dispute.
Tied to you
Held against your verified identity, so it stays yours even if a device is lost.
Carries its price
The scheme’s independent valuation travels with the unit as its reference value.
Carries its rules
Eligibility and holding rules are built in, so they are applied consistently to everyone.
Is the register
Your statement and the fund’s register are one record — nothing to reconcile.
Pays you
A pro-rata claim on what the scheme distributes, in US dollars.
Can be transferred
Designed to be transferable to another eligible investor once the lock-in ends.
How rent reaches you
Four steps from a tenant’s payment to a distribution in your account. We would rather show you the whole path, including the costs along it, than quote a headline number.
Tenants pay rent
Businesses occupying the building pay rent under their leases to the company that owns it.
The building is run
Maintenance, property costs and taxes are met first — a well-run building protects future income.
The fund receives
What remains flows up to the scheme as a return on what it holds in the company.
You are paid
The scheme distributes to unit holders in US dollars, in proportion to the units each person holds.
Being straight about the costs. Between the tenant and you sit the building’s running costs, Indian corporate tax at the company level, management and administration fees, valuation and audit costs, and currency conversion. A scheme may also hold back part of the income and reinvest it, in which case it builds into the value of your unit instead of arriving as cash. Every one of these is set out in the scheme documents, and no figure on this page is a forecast.
How it compares
Each route into property suits a different investor. Here is an honest side-by-side, so you can see where a unit fits and where it does not.
A comparison of designed characteristics against the generally understood features of the alternatives — not investment advice, and not a claim that one route is better than another. Listed REITs are live and exchange-traded today; Participant’s schemes are in development.
Six things to be clear about
We would rather you understood these now than discovered them later. None of them is unusual for property funds — but all of them are worth knowing.
You are investing in a fund, not buying property in your name
Title to the building stays with the company that owns it, and your investment is a unit in the fund that holds that company. This is exactly what makes fractional access possible — it is the standard structure for pooled property investment worldwide.
So: no title deed in your name, and no right to occupy or use the property.
The manager runs the asset
Leasing, maintenance, valuation and the eventual sale are handled by the professional manager under the scheme documents. That is what removes the operational burden from you.
So: investors do not vote on how the building is managed or when it is sold.
Returns depend on the building
Your income and the value of your unit both come from the property — its rent, its occupancy and its market value. Good assets can still have difficult years.
So: returns are not guaranteed, capital is at risk, and past performance never predicts future results.
This is a medium-term investment
Schemes are designed as close-ended with a defined term and a planned exit, so the asset can be managed properly rather than sold under pressure.
So: plan to stay invested for the term. Transfers after lock-in depend on another eligible investor wanting to buy.
Not everyone can invest
Participation is designed for eligible investors who complete identity and eligibility checks, in line with the rules that apply in GIFT City IFSC.
So: onboarding involves KYC, and some jurisdictions may be excluded.
Nothing is open yet
Participant is pre-authorisation. We are building the platform, evaluating assets and working through the regulatory pathway before anything is offered.
So: no scheme is open, no unit has been issued, and nothing on this site is an offer.
A summary for clarity, not a substitute for the full risk factors and terms, which would be set out in the offering documents for any scheme.
A fund unit, not a crypto asset
This distinction sits underneath everything else. It decides how your investment is treated, who may hold it, and what protections apply to you.
What your unit is designed to be
- ●A unit of a regulated investment fund — a security under the applicable IFSCA framework
- ●Available only to investors who have completed identity and eligibility checks
- ●Backed by an identified building earning contractual rent from real tenants
- ●Valued against an independent professional valuation, published to every holder
- ●Recorded digitally because that makes a better register — the technology is plumbing, not the investment
What it is not
- ✗Not a cryptocurrency, and not a Virtual Digital Asset
- ✗Not tradable on a crypto exchange or transferable to an anonymous wallet
- ✗Not priced by market speculation or sentiment
- ✗Not a stablecoin, a yield farm, or a staking product
- ✗Not dependent on crypto markets in any way
This is a question we treat as gating rather than cosmetic: a reasoned written legal opinion confirming the unit is a fund security and not a Virtual Digital Asset must be in place before any unit is issued, because the classification affects how holders are taxed and protected.
Want to follow along?
Register your interest and we will keep you posted as the platform progresses. It creates no obligation, it is not an application to invest, and no offer is being made.