A Real Estate Private Equity Term Sheet is a crucial document used in the initial stages of structuring private equity investments in Indian real estate projects or companies. It captures the essential commercial understanding between investors and developers/promoters before proceeding with detailed due diligence and definitive agreements. The document must comply with Indian regulatory requirements, including RERA for real estate projects, FEMA for foreign investments, and SEBI regulations for investment funds. It typically covers investment structure, valuation, governance rights, exit mechanisms, and key conditions while remaining partially non-binding to allow flexibility in final negotiations. This document type is particularly important in the Indian context where real estate investments often involve complex regulatory considerations and multiple stakeholder interests.
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1. Parties: Details of the PE investor(s), promoters, and target company/SPV
2. Background: Brief overview of the project, parties involved, and purpose of the investment
3. Definitions: Key terms used throughout the term sheet
4. Investment Structure: Details of investment amount, valuation, and securities to be issued
5. Project Details: Description of the real estate project, location, and development plans
6. Use of Proceeds: Specified allocation of investment funds
7. Governance Rights: Board composition, voting rights, and management structure
8. Reserved Matters: Key decisions requiring investor approval
9. Transfer Restrictions: Lock-in periods and restrictions on share transfers
10. Exit Rights: Exit mechanisms including put options, IPO, strategic sale
11. Representations and Warranties: Basic confirmations from parties regarding authority and capability
12. Conditions Precedent: Conditions to be satisfied before investment
13. Confidentiality: Terms regarding confidential information
14. Binding Effect: Which provisions are binding and non-binding
15. Governing Law: Applicable law and jurisdiction
1. Foreign Investment Compliance: Required when foreign investors are involved, detailing compliance with FEMA regulations
2. RERA Compliance: Required for under-construction properties, detailing compliance with RERA requirements
3. Environmental Compliance: Required for undeveloped land or construction projects
4. Tag-Along Rights: Optional protection for minority investors
5. Drag-Along Rights: Optional right for majority investors to force minority shareholders to join in sale
6. Anti-Dilution Protection: Optional protection against future down rounds
7. REIT Conversion Rights: Optional provisions for future REIT conversion
8. Green Shoe Option: Optional provision for additional investment rights
9. Asset Management Terms: Required when PE firm will provide asset management services
1. Schedule 1 - Cap Table: Pre and post-investment shareholding pattern
2. Schedule 2 - Project Details: Detailed description of real estate project including plans and approvals
3. Schedule 3 - Conditions Precedent: Detailed list of conditions to be satisfied before investment
4. Schedule 4 - Reserved Matters: Comprehensive list of investor approval items
5. Schedule 5 - Property Documents: List of title documents and property-related approvals
6. Schedule 6 - Investment Schedule: Tranching details if investment is to be made in multiple rounds
7. Schedule 7 - Warranties: Detailed warranties to be provided in definitive agreements
8. Appendix A - Property Valuation Summary: Key metrics and assumptions from property valuation
9. Appendix B - Development Timeline: Project development and construction milestones
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