PRIVATE & CONFIDENTIAL

Hyderabad
Indian Office Market
Warehousing Sector
As the Indian economy grows & diversifies, the demand for warehousing is set to increase at an
exponential pace. These facilities are generally larger in size, of Grade-A quality and represent a dramatic
shift in the way logistics is managed in India. For investors this is a unique opportunity to invest in a fast
growing asset class.

Sectoral Share in warehousing

Growth in Warehousing space (in million sqft)

3PL/Logistics

Auto & Ancillaries

AGR
28 %C E - Commerce
500
Electronics & White
307 Goods

237 Engineering
169
FMCG

Retail

Others
2018 2020 2022 2025

Source: JLL Indian Warehousing Market: Present and Future

PRIVATE & CONFIDENTIAL 3
PRIVATE & CONFIDENTIAL
Recent News Snippets

Hoskote could soon be Bengaluru’s Logistics unicorn Ecom Express sets up

satellite town warehouse to serve Bengaluru

June 2022 August 2022

Mapletree Logistics buys land on Avigna Group’s arm to develop 50 million

the outskirts of Bengaluru for Rs 110 sq ft of warehouse space
crore
Aug 2022 Aug 2022

Allcargo Group unveils new warehouse Made in India iPhones to be 5-7% of Apple’s
at Hosur global supply this year
Aug 2022 September 2022

PRIVATE & CONFIDENTIAL 8

Hyderabad Office Market
12
18
Lease Overview
The tenant has signed a lease period of 15 years and a lock-in period of 7 years. The first rental escalation will be
15% in the 4th year and thereafter followed by a 5% annual escalation.
Lease Timeline

Rent per sqft of BUA ₹19.7 / month

April 2023
First Escalation (In 4th year) - 15% Lease Start Date
Escalation On base rent
Escalation After 4th Year (Per Annum) - 5%

Security deposit ₹2.58 Crores (6 months)

Lock-in Period 7 years March 2030

Tenant Lock-in
end date
Lease Period 15 years

Insurance, Property Tax To be borne by the investors

March 2038
Lease end date

Monthly payouts will commence one month after asset registration

PRIVATE & CONFIDENTIAL 18

Rental Yield
The asset has a Gross entry yield of 9.3% which includes top-up of 1%.

Rental Yield 16.33%

First Escalation (In 4th year) - 15% 15.55%
14.81%
Rental top up Escalation After 4th Year (Per Annum) - 5% 14.10%
13.43%
12.79%
12.18%
11.60%
11.05%
10.52%
10.02%
9.55%
9.30%

8.30% 8.30%
8.30%

Entry Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Year 11 Year 12 Year 13 Year 14 Year 15
Year

PRIVATE & CONFIDENTIAL 19

Investment Breakup

Par ticulars Amount

Gross Purchase Price Rs 59,92,24,012

Stamp Duty & Registration Rs 1,53,72,331

Acquisition Fee (one-time) Rs 1,79,76,720

Legal Fees Rs 14,00,000

Reserves (refunded on sale) Rs 10,26,937 Gross Purchase

Price/sqft
Net Purchase Price Rs 63,50,00,000
Rs. 2,742

PRIVATE & CONFIDENTIAL 20

Financial Model (For an investment of ₹ 30 Lakh)

Day 0 Entry Year Year 4 Year 10 Year 15 Total

Investment (30,00,000) (30,00,000)

Rental Income 2,44,404 2,65,789 3,69,193 2,00,305 53,08,875

Rental Top-up 30,000 30,000

Interest on Deposit* 7,332 7,332 7,332 3,055 1,13,034

Property Tax, Insurance etc. (3,098) (3,098) (1,291) (47,757)

Management Fee (30,000) (30,000) (30,000) (12,500) (4,62,500)

Sale Value** 73,67,798 73,67,798

Cash Flow (30,00,000) 2,48,638 2,40,023 3,43,427 75,57,367 93,09,450

*Assumed at 6% p.a.
** Calculated with a value appreciation of 6% CAGR & exit in the 5th year

PRIVATE & CONFIDENTIAL 21

Growth Sensitivity

We are targeting a 6% annual capital appreciation on the asset and an exit in the 5th year, giving a

Annual Growth 5.0% 6.0% 7.0% 8.0% 10.0%

Targeted IRR 12.3% 13.06% 13.5% 14.2% 15.6%

PRIVATE & CONFIDENTIAL 22

Investment Thesis

9.3%
Upcoming
Gross
Expressway
Entry yield*

Fast Growing Excellent 7 year

Warehousing connectivity tenant lock-in
Hub
13.06%
15 year
Targeted
IRR** lease period

* Including 1% rental top-up

** Calculated with a value appreciation of 6% CAGR & exit in the 5th year
PRIVATE & CONFIDENTIAL 23
Terms for Investors

Minimum Investment Year 1 Rental Top-up*

₹ 30 Lakhs 1%

Management Fee # Performance Fee #

1% 20%
over hurdle rate of 10% IRR

*Pre-booking offer ends on 25th September 2022

#Fees for Strata Blue members may vary

PRIVATE & CONFIDENTIAL 24

ABOUT STRATA

PRIVATE & CONFIDENTIAL 25

750 2.8

Pune

26
27
Our Recent Opportunities
Name & Location AUM ( In CR) Gross Entry Yield Asset Type

Chennai Industrial ₹ 16.3 9.4% Industry

Chennai

Chennai Office ₹ 27.1 9.1% Office

Chennai

Strata Pune Office ₹ 34.7 10.0% Office

Pune

PRIVATE & CONFIDENTIAL 28

Asset Management Services

Asset Purchase Asset Management Investor Services

• Lease negotiation
• Property tour & review • Dedicated Investment Manager
• Tenancy management
• Asset purchase • Online Dashboard
• Asset upkeep
• Asset Registration • Market updates & Reports
• Half yearly valuation report • Rent Disbursal
• Asset Sale negotiation • Resale/Purchase Facilitation
• Tax Center

PRIVATE & CONFIDENTIAL 29

Ownership Structure

Investor
Escrow agent/
Trustee
manages all Securities of SPV
fund flows issued to investors

Escrow Agent SPV *

/Trustee

Manages the SPV

and the asset

Asset
*Special Purpose Vehicle /
Asset Holding Company

PRIVATE & CONFIDENTIAL 30

 Track: Investor Dashboard
Strata investors get access to an investor dashboard to manage their investments at anytime, from anywhere.

View asset details

Receive TDS Certificate

Track Rental Payouts & SPV Cashflows

Review valuation report

View Property tax receipts, Insurance

documents etc.,

Get CRE market data*

Track lease and sale transactions*

*Powered by Propstack

PRIVATE & CONFIDENTIAL 31

 Investor Dashboard

PRIVATE & CONFIDENTIAL 32

Our Backers

Elevation is one of the most prolific VCs in India. The

firm has more than 11 unicorns in its portfolio. It has
invested in companies such as Swiggy, Meesho,
Book My Show, ClearTax & National Stock Exchange.

Kotak Investment Advisors is the private equity arm

of the Kotak Mahindra group. The firm has invested in
150+ projects & companies across multiple sectors.

Mayfield is a US based early stage fund that invest in

both enterprise & consumer companies. The firm has
invested in companies such as Amagi, SimpliLearn &
Licious.

Gruhas is a VC firm founded by Abhijeet Pai

(Puzzolana Group) & Nikhil Kamath( Zerodha & True
Beacon). The firm focuses on real estate &
infrastructure businesses.

PRIVATE & CONFIDENTIAL 33

Our Partners

Custodian Trustee

Escrow Par tner

Banker

Payment Solutions Market Data & Intelligence

18
PRIVATE & CONFIDENTIAL 34
 Media Coverage

“Strata, leading proptech startup, crosses Rs 500 crore AUM mark”

- ANI News

“Prop-tech startup Strata aims to change real estate game using data analytics”
- CNBC

PRIVATE & CONFIDENTIAL 35

Contact Us

BENGALURU
No. 6/1-1,
Museum Road, Ashok Nagar,
Bengaluru - 560001

MUMBAI
Parinee Crescenzo,
10th Floor - B Wing
Bandra Kurla Complex
Mumbai - 400051

Web:
/strataprop.com

PRIVATE & CONFIDENTIAL 36

Deck Disclaimer
Nothing stated in this memo is meant to be exhaustive and may not contain adequate disclosure of all the risks associated with the
opportunity, and should not be construed as investment, business, legal, or tax advice. The content contained herein does not constitute
an offer or an invitation to offer in relation to the opportunity, or by Strata to sell securities or an offer to buy or sell any property. Direct
and indirect purchase of real property involves significant risk and investments may lose value and are not insured by any Governmental
Agency nor are they guaranteed by Strata. The information stated herein is presented only for general informational purposes and no
specific securities or services are being promoted or offered. Any historical returns, expected returns, future liquidity, or probability
projections may not reflect actual future performance. The cost of acquisition of the asset, administrative costs, legal fees, government
charges, assumptions relating to income, etc., provided are approximate values. Such approximations involve known and unknown risks,
liabilities, and uncertainties in projected outcomes as well. Investors must seek their own legal or other professional advice. Investors
must be able to afford to bear losses on the investment made and have the ability to bear the risk of illiquidity. All information presented
herein is proprietary and based on independent research not meant for reliance, circulation, or reproduction by any third party without
the express consent of Strata. All images and illustrations are subject to copyright, and all logos are owned by their respective copyright
holders.

The past performance of any opportunity listed is not necessarily indicative of future performance of that or other assets .Strata is not
guaranteeing or assuring any return under any of the opportunities listed. You agree and acknowledge that information / projections
provided by Strata are not concrete facts. This information memorandum is not intended to be an offer / invitation or solicitation /
recommendation. You have informed yourself of the risks and have sought professional advise for investing into the said opportunity.

PRIVATE & CONFIDENTIAL 37