FAQs – Everything You Need to Know About Investing with Minilands

Find answers to the most common questions about how Minilands works, who can invest, and how you earn returns.

What is Minilands?

Minilands is a real estate platform offering fractional ownership, enabling individuals to invest in Indian residential properties and benefit from both rental income and long-term value growth.

How does Minilands work?

Minilands simplifies real estate investing by offering carefully vetted residential properties in high-growth, low-risk locations across India.

Explore investment-ready listings, choose based on your budget, and invest with ease.

Start earning passive rental income and benefit from long-term property appreciation—without the hassle of property management.

Who can invest in Minilands properties?

Minilands is open to Indian citizens, companies, Hindu Undivided Families (HUFs), Trusts, and Non-Resident Indians (NRIs). NRIs simply need to have an NRO account to get started.

What is the minimum investment amount?

The minimum amount you can invest depends on the specific property listed. However, many opportunities start at just ₹1 lakh, making it accessible for a wide range of investors.

How is Minilands different from a REIT?

While REITs are publicly traded and typically deal with large portfolios worth over ₹500 crores, Minilands allows direct fractional investment in handpicked residential properties. Investors benefit from rental income and potential capital appreciation on specific assets.

With SEBI’s introduction of Small and Medium REIT (SM REIT) guidelines for platforms managing ₹50 crore or more in assets, Minilands aims to register as an SM REIT once it reaches the required threshold. Until then, it continues to follow SEBI's best practices to ensure transparency and compliance.

Is physical presence required to invest?

No. The entire investment process with Minilands is seamless and fully online—no paperwork or in-person visits needed.

Can I visit the property before investing?

Yes. Investors are welcome to visit listed properties. You can schedule a guided tour by contacting our support team.

When will the property be sold?

Each property has a unique holding period. Some are designed for short-term investment and are sold at a pre-agreed price. Others are long-term assets with an exit timeline of 5 to 7 years. In such cases, a sale happens only when 75% of the co-owners vote in favor.

How does Minilands earn revenue?

Minilands earns through a mix of management and performance fees:

Short-Term Residential Properties: Annual management fee of 0.9% of the total investment.
Long-Term Residential Properties: 10% of rental income as management fee (only if rented) and 20% performance fee on profits exceeding an 8% annual return.
Vacation Homes: 5% of rental income as management fee (if rented) and 0.5% of the sale value as a performance fee.
Plotted Land: 1% of the sale value as a performance fee.

How is the property price determined?

The purchase price is based on the property's area multiplied by the rate per square foot. For example, a 1,000 sq. ft. home priced at ₹7,000 per sq. ft. would cost ₹70,00,000.

Does Minilands offer a referral program?

Yes. When you refer a friend or family member who invests, both of you receive an additional 1% return (up to ₹10,000) on your total gains.

Referral Program Terms:

You must be an existing investor.
You can only refer new customers.
Rewards are credited once the referred investment is fully funded.

Is there a channel partner program?

Yes. Minilands collaborates with channel partners. If you're interested in partnering with us, reach out at support@minilands.com or call +91-9258375583.

What documents are required to invest with Minilands?

To initiate your investment, we'll need:

PAN Card
Address proof (Aadhar, Driver's License, or Passport)
Bank statement or cancelled cheque with your name printed

For NRIs: only NRO account details are accepted.

Is there a lock-in period on my investment?

Yes, each property has a lock-in period designed to maximize potential returns. This duration varies per investment, and we are actively working on offering more flexible exit options in the future.

How does fractional ownership work at Minilands?

Each property is owned through a Special Purpose Vehicle (SPV), a separate legal entity formed specifically to acquire the asset.

Depending on the SPV structure, ownership is allotted as follows:

Private Limited Company: You become a shareholder and debenture holder in proportion to your investment.
LLP (Limited Liability Partnership): You are added as a partner in the LLP.

What is a Special Purpose Vehicle (SPV)?

An SPV is a standalone legal entity created solely to hold a specific property. At Minilands, every asset has its own SPV, which allows investors to pool funds and become collective owners of the property.

What happens to my investment if Minilands stops operating?

Each SPV operates independently from Minilands. While Minilands manages the assets, your investment remains safe under the SPV, which can continue functioning under a new asset manager. Moreover, Minilands' founders also co-invest in these SPVs, aligning their interests with yours.

How do I know my money has been invested in the property?

Once a property is fully funded, Minilands handles the complete registration process in the SPV's name—including payment of stamp duty, GST, and registration fees. You'll receive official documents as proof of ownership.

What documents will I receive for my investment?

Depending on the SPV type, you'll receive:

For Private Limited Company SPVs:

Investment Commitment Agreement (ICA)
Share Certificate
Debenture Certificate
Sale Deed
Buyback Agreement (if applicable)

For LLP SPVs:

Expression of Interest (EOI)
Shareholder Agreement
Sale Deed
Property Management Agreement (if applicable)

How and when will I receive returns?

If the property generates rental income, returns are transferred quarterly or annually to your verified bank account. Specific payout schedules are shared once the asset is acquired.

For land investments, returns are distributed at the end of the holding period—when the property is sold.

What if a property doesn't get fully funded?

Minilands only accepts funds after full investor commitment is secured. If the property doesn't meet its funding goal, your Investment Commitment Agreement (ICA) or Expression of Interest (EOI) is automatically cancelled.

Are returns guaranteed?

Returns are subject to market conditions and cannot be guaranteed. While Minilands provides performance estimates, they are indicative and not assured. We recommend caution with any investment offering "guaranteed" returns.

How can I exit my investment?

Once your lock-in period ends, there are two ways to exit:

Property Sale: If a profitable opportunity arises, Minilands will propose a sale to all co-owners. If 75% or more agree, the property is sold, and profits (after tax and fees) are distributed.
Share Transfer: You can sell your ownership to someone you know, or Minilands can help connect you with potential buyers from its investor network.

What are the tax implications on my returns?

Your returns from investments through Minilands may be taxed in two parts:

Capital Gains (from property appreciation): Profits made from the sale of a property are treated as capital gains. Since most properties are held for more than two years, these gains generally qualify as long-term capital gains, currently taxed at 20% with indexation benefits available.
Rental Income: The tax treatment of rental income depends on how the SPV is structured.

How is rental income taxed for different SPV structures?

Private Limited Company SPVs: Rental income distributed to investors is taxed under the head "Income from Other Sources" based on each investor's individual income tax slab.
LLP SPVs: The LLP pays a flat tax rate of 30% (plus surcharge and cess). Income distributed to partners (investors) is tax-free in their hands.

Is Tax Deducted at Source (TDS) applicable?

Yes. If the SPV is a Private Limited Company, TDS will be deducted on the returns distributed:

For Indian residents: TDS is 10%.
For NRIs: TDS is 20%, or as per applicable DTAA rates, subject to a valid Tax Residency Certificate (TRC) and compliance with Indian tax laws.

How are returns taxed for NRIs?

For Non-Resident Indians (NRIs), income sourced or received in India—such as rental returns or capital gains—is taxable if it exceeds the basic exemption limit. These are taxed according to regular income slab rates under Indian tax law.

NRIs may also benefit from the Double Taxation Avoidance Agreement (DTAA) between India and their country of residence, which can reduce or eliminate double taxation—provided they submit a valid TRC.

We recommend consulting a professional tax advisor for personalised advice, as tax laws are subject to change.