About Company
Arnya RealEstates Fund Advisors
Arnya RealEstates Fund Advisors works as an investment manager focused on changing real estate investment management in India. The company was founded by Sharad Mittal, who uses his deep knowledge of the business. He helped grow Motilal Oswal Real Estate from scratch to about INR 7,150 crore in assets. The founding team has over 100 years of combined experience, a history of over 175 investments, and has consistently delivered more than 20% IRR across many exits. Arnya bases its approach on three main ideas that guide its decisions and investment plans. Its focus on real estate allows for detailed understanding, giving investors a way to tap into India’s changing property market. The firm's independent setup helps it stay aligned with what investors want, encourage new ideas, and avoid conflicts of interest. Also, its history shows strong execution, careful research, and an ability to deal with different markets. With its specialized focus, independence, and proven ability, Arnya RealEstates Fund Advisors wants to create lasting value for its stakeholders and set a new standard in India’s real estate investment world.
What Is Arnya Real Estate Fund – Debt?
Arnya Real Estate Fund – Debt is a SEBI-registered Category II Alternative Investment Fund (AIF) focused on providing growth capital to residential real estate projects in India's leading cities.
It is Arnya RealEstates Fund Advisors' maiden fund and targets opportunities in high-yield, fixed-tenure debt for residential real estate development. The strategy is designed around partnering with credible developers and structuring investments at the project/SPV level.
The fund targets a corpus of ₹1,000 crore, with a ₹1,000 crore greenshoe option, and a target gross IRR of 20%. The stated fund tenure is 7 years from the first closing date, while the minimum commitment currently listed by ALTPORT is ₹1 crore.
The investment strategy focuses on the top 8 Indian cities, with particular emphasis on four major IT-led markets. The fund seeks exposure to mid-income and affordable residential projects while maintaining diversification across developers, geographies and projects.
Arnya Real Estate Fund – Debt: Fund Snapshot
| Fund Parameter | Details |
| Fund Name | Arnya Real Estate Fund – Debt |
| Fund Type | SEBI-registered Category II AIF |
| Target Fund Size | ₹1,000 Cr + ₹1,000 Cr greenshoe |
| Target Return | 20% Gross IRR* |
| Fund Tenure | 7 years from first close |
| Minimum Commitment | ₹1 Cr |
| Strategy | Residential Real Estate – Debt |
| Investment Structure | High-yield, fixed-tenure debt |
| Target Geography | India's Top 8 Cities |
| Developer Focus | Established / credible developers |
| Portfolio Construction | 20–25 projects across 15+ Category A developers |
| Typical Deal Horizon | Approximately 2–3 years |
| Average Maturity | Approximately 3–4 years |
*Target return is indicative and not assured. Investments are subject to market risks.
The fund's strategy is designed around diversification across 20–25 projects and 15+ large developers, with drawdowns expected over approximately 18–24 months. The fund's stated structure includes regular coupon payments and an average deal horizon of approximately 2–3 years.
Why Invest in Residential Real Estate? Arnya's Market Opportunity
Residential real estate is a capital-intensive business. Developers require substantial upfront capital for land acquisition, approvals and project development, creating a continuing need for structured growth capital.
Arnya's current investment thesis estimates that growth capital requirements for residential real estate in India's top 8 cities could increase from approximately ₹75,768 crore in 2023 to ₹2.04 lakh crore by 2030. The firm's official fund page also highlights restrictions on customer advances following RERA and limitations on pre-approval funding from banks and NBFCs as factors contributing to the financing opportunity for alternative capital.
Arnya estimates that residential real estate could grow more than 5x between 2020 and 2030, while the sector's capital-intensive nature creates an opportunity for alternative financing structures.
Investors comparing different ways to access the real estate sector can also explore Real Estate vs AIF to understand the structural differences between direct real estate exposure and AIF-based investment structures.
This creates a potential role for private credit and AIF structures that can provide developers with capital at stages where conventional financing may be constrained.
Important: These are Arnya's stated estimates and investment thesis; they should not be interpreted as guaranteed market outcomes.
Arnya Real Estate Fund – Debt Investment Strategy
The fund follows a focused residential real estate debt strategy rather than investing broadly across property types.
Top 8 Cities
The strategy targets:
- Bengaluru
- Chennai
- Hyderabad
- Pune
- Mumbai
- NCR
- Kolkata
- Ahmedabad
Within these markets, the strategy places particular emphasis on four IT-led cities.
Developer Selection
Arnya seeks to partner with developers that have an established financial and development track record. This developer-selection approach is intended to complement the fund's project-level underwriting and risk controls.
Residential Segment
The primary focus is on mid-income and affordable residential projects, while retaining the ability to explore other opportunities selectively.
High-Yield Fixed-Tenure Debt
Rather than taking conventional equity exposure to development margins, the fund structures investments as high-yield, fixed-tenure debt deals.
The fund's investment structures can include project/SPV-level financing, coupons and redemption premiums. The latest quarterly update, for example, describes the Gami Group investment as a debt structure with coupons and a redemption premium.
This debt-oriented approach falls within the broader Private Credit segment, where investment structures may provide financing to businesses or projects outside conventional lending channels.
Diversification Across Projects and Developers
The stated strategy aims to diversify across:
Cities + Projects + Developers + Residential Segments
The fund's stated portfolio construction target is approximately 20–25 projects across 15+ Category A developers.
Sustainability Focus
Arnya also states a CESG goal targeting 20% energy savings in projects funded by the strategy.
Arnya Real Estate Fund – Debt Risk Management Framework
A targeted return in a real estate debt strategy needs to be considered alongside the underlying credit, development and project risks. Arnya's framework incorporates several layers of monitoring and control.
Independent CRAM Evaluation
The fund has an independent Credit, Risk and Asset Management (CRAM) Team that evaluates investments before they are presented to the Investment Committee.
SPV-Level Security
The fund uses SPV-level funding structures with appropriate security mechanisms. Arnya states that this structure is intended to help mitigate insolvency-related risks.
100% Escrow of Project Cash Flows
The strategy provides for 100% escrow of project cash flows, giving the fund greater control over project-level cash flows.
Active Asset Management
Arnya's stated asset-management framework includes:
- Monthly review of business-plan performance versus actuals
- Cost monitoring through a Project Management Consultant
- Regular site visits
- Project compliance monitoring
- Rights to appoint a PMC and auditor
- Third-party security valuations
- Corrective-action discussions with borrowers
- Exit planning based on market conditions
The fund also states that securities are valued by third-party valuers on a half-yearly/annual basis.
These mechanisms are intended to support proactive identification of project stress and timely remedial action. They do not eliminate investment, credit, developer, construction, market or liquidity risks.
Arnya Real Estate Fund – Debt: Latest Fund Update
The latest publicly available quarterly investment update provides a more recent view of the fund's deployment.
As of 31 March 2026:
- Fund Size: ₹1,000 crore
- Fund Raised: ₹538 crore
- First Close: 27 September 2024
- Number of Investments: 8
- Amount Committed: ₹310.2 crore
- Amount Disbursed: ₹300.2 crore
- Drawdown: 75%
During Q1 2026, the fund made an additional investment of ₹150 crore across Bengaluru and Hyderabad and was evaluating three additional opportunities across Mumbai, Pune and Hyderabad.
The portfolio update listed investments involving developers including Gami Group, Casagrand Group, Vaishnavi Group, MAIA Estates, Kumar Corp, Vertex Vega and Aratt Group.
The fund had previously announced a ₹375 crore first close in September 2024. Its subsequent March 2026 update reported ₹538 crore raised.
Arnya Real Estate Fund – Debt: Real Focus. Real Independence. Real Track Record.
Real Focus
Arnya is focused exclusively on real estate as an asset class, with the objective of leveraging India's long-term residential real estate opportunity.
Real Independence
Arnya positions itself as an independent investment manager, with an emphasis on investment-manager alignment, autonomy and avoiding conflicts of interest.
Real Track Record
Arnya states that its platform has more than 20 years of track record, 175+ investments and 20%+ IRR across multiple exits. These figures relate to the manager/platform's historical experience and are not a performance representation or guarantee for the Arnya Real Estate Fund – Debt.
Arnya Real Estate Fund – Debt vs. Arnya Real Estate Gift Fund
The two vehicles should not be treated as the same fund.
Arnya Real Estate Fund – Debt
A SEBI-registered Category II AIF focused on growth capital for residential real estate development in India's top 8 cities through high-yield fixed-tenure debt investments.
Arnya Real Estate Gift Fund
The Arnya Real Estate Gift Fund is an IFSCA-approved Category III AIF based in GIFT City. Its primary objective is to invest in the Arnya Real Estate Fund – Debt.
Therefore, the GIFT City vehicle provides a separate investment structure, while the underlying debt strategy is focused on residential real estate opportunities through the Arnya Real Estate Fund – Debt.
Explore Arnya Real Estate Fund – Debt
Looking for structured exposure to India's residential real estate growth opportunity?
The Arnya Real Estate Fund – Debt combines a focused residential real estate mandate with fixed-tenure debt structures, project-level security, diversified developer exposure and active asset management.
Interested investors can connect with ALTPORT to understand the fund structure, applicable eligibility, documentation and investment process.
Listen to expert conversations and investment insights anytime on Spotify.
Learn about the experienced fund managers responsible for investment decisions, portfolio strategy, and long-term fund performance.
Sharad Mittal
Sharad Mittal is a highly experienced professional with over 22 years in real estate investing, lending, and fundraising. He has a deep understanding of the Indian real estate markets and has worked with many types of real estate assets. His experience in both investing (equity, mezzanine, and debt) and fundraising is rare, setting our company apart. Sharad was key in building Motilal Oswal Real Estate from the start, growing its Assets Under Management to INR 7,150 Crores. His strategy and team leadership led to great investment results. At Motilal Oswal Real Estate, Sharad successfully managed and closed 7 out of 9 stressed accounts. This shows his ability to overcome challenges. Sharad’s network includes developers, intermediaries, and bankers, helping him raise capital from Indian and global investors. His involvement in industry groups shows his dedication to staying current, he was also the guiding star. Before founding Arnya, Sharad held important positions at Motilal Oswal Real Estate, ICICI Prudential AMC, ICICI Bank, ASK, and First Rand Bank. This broad experience strengthens his expertise in real estate. Sharad is a Chartered Accountant with a B.Com (Hons) degree from the University of Delhi, which gives him a strong base in finance and accounting. Known for his insights, Sharad is a key figure in the industry, helping to develop the real estate sector.
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Arnya Real Estate Fund – Debt is a SEBI-registered Category II AIF focused on providing growth capital to residential real estate projects in India's top 8 cities. It uses high-yield, fixed-tenure debt structures and seeks to build a diversified portfolio across projects and established developers.
The fund currently lists a 20% target gross IRR and a 7-year tenure from the first closing date. The 20% figure is a target, not an assured return. Actual outcomes can differ depending on project execution, developer performance, credit events, market conditions, exits and other risks.
The strategy focuses on eight cities: Bengaluru, Chennai, Hyderabad, Pune, Mumbai, NCR, Kolkata and Ahmedabad, with particular focus on four IT-led cities. It primarily targets mid-income and affordable residential projects.
Arnya's framework includes independent CRAM evaluation, SPV-level security structures, 100% escrow of project cash flows, monthly project reviews, PMC and auditor appointment rights, site monitoring and periodic third-party security valuations. These measures are designed to support active risk management but do not eliminate investment risk.
The fund is managed by Arnya RealEstates Fund Advisors, led by Founder & CEO Sharad Mittal. Sharad has more than 22 years of experience across real estate investing, lending and fundraising and previously helped build Motilal Oswal Real Estate's investment platform to approximately ₹7,150 crore of AUM.
ALTPORT currently lists the minimum commitment at ₹1 crore. Investors should review the applicable fund documents and eligibility requirements before making an investment decision.
The Arnya Real Estate Fund – Debt is a SEBI Category II AIF focused on residential real estate debt. The Arnya Real Estate Gift Fund is an IFSCA-approved Category III AIF in GIFT City whose primary objective is to invest in the Arnya Real Estate Fund – Debt.
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