How the return is structured
“Assured 8–10%” — here is exactly how.
It is a fair question from any serious investor. The answer is a structure, not a promise — and it runs in two phases. Before the resort opens you receive an assured 8–10% Cash Back Return — your property’s own rate — secured by post-dated cheques. After it opens, your return moves to the operating model. You hold freehold title throughout, and you can exit via a contractual buy-back after five years. Below is the whole mechanism — written to be read like a term sheet, not a brochure.
Pre-operational: assured 8–10% Cash Back Return, quarterly · Post-operational: whichever is higher — your property’s assured return, or a 50% share of net resort profit · tickets ₹56 L – ₹13.51 Cr — as per the executed agreement.
Reviewed by Dayaparan, Business Head, Fine Acers International — 24 July 2026.
The mechanism, end to end
One asset, five stages.
-
Buy — freehold on 100% payment
On 100% payment the freehold title registers in your name, with a simultaneous Perpetual Lease Deed.
-
Pre-operational: assured 8–10% Cash Back Return
An assured 8–10% Cash Back Return — your property’s own rate — until the resort opens, paid quarterly, secured by post-dated cheques.
-
Operational: the income model
Once the resort is operational, your return moves to the operating model, as per the executed agreement.
-
Fine Acers operates the resort
Fine Acers operates the resort and carries its operational running.
-
Exit: buy-back after five years, or hold
Five years from 100% payment: a contractual buy-back at a minimum 25% appreciation — or keep holding.
In plain language
What actually happens at each stage.
-
Buy — freehold on 100% payment
You purchase a specific, identified unit. On 100% payment the freehold title deed is registered in your name and a Perpetual Lease Deed is executed at the same time — the document that places the unit into the operator’s rental pool. This is ownership, not a membership or a paper share.
-
Pre-operational: assured 8–10% Cash Back Return
From the date of your booking, through construction and until the resort is operational, you receive an assured Cash Back Return at your property’s own rate (8–10% a year), paid quarterly and secured by post-dated cheques provided to you at booking, as per your executed sale and lease agreement. This phase is contractual, not occupancy-linked — it does not depend on the resort earning anything yet.
-
Operational: the income model
Once the resort is operational, the return moves to the operating model: post-operational, international owners receive whichever is higher — your property’s assured return, or a 50% share of net resort profit, as per the executed agreement.
-
Fine Acers operates the resort
Day-to-day operations — occupancy, staffing, maintenance, marketing — are Fine Acers’ to run, and Fine Acers carries the operational running of the resort. You remain responsible for the statutory costs of ownership: stamp duty, GST, any late-payment penalty, and the renovation-fund deduction, as set out in your payment plan.
-
Exit: buy-back after five years, or hold
There is no lock-in. You can resell on the open market whenever you choose, or — five years from 100% payment — take Fine Acers’ contractual buy-back at a minimum 25% appreciation. Or simply keep holding. Every route is set out in writing, as per the executed agreement, before you commit.
How the commitment is documented
No escrow. Direct payment, and everything in writing.
The sale deed
Conveys the freehold unit and registers the title in your name on 100% payment. This is your ownership: a registered, identified asset — not a club membership or a share of a pool.
The Perpetual Lease Deed
Executed at the same time as the sale deed. It places your unit into the operator’s rental pool and sets the terms of the income arrangement — the document that turns an owned unit into a managed, income-producing asset.
There is no escrow and no pooled fund. You pay directly, per your payment plan; on 100% payment the freehold title and the Perpetual Lease Deed are executed; and your pre-operational assured Cash Back Return is secured by post-dated cheques provided to you at booking — all as per the executed agreement for your specific unit.
Two levers you control at booking. Forgo the complimentary destination wedding at booking and we add 1% to your assured return — for the life of the holding. Complete payment within 90 days and up to three years of assured ROI can be paid in advance, or set against your purchase price.
Returns are described as assured and contractual only, as per the executed agreement for the specific unit. Wyndham and Royal Orchid are hospitality operators and brand partners — they do not sell or develop the units and do not provide the returns. See the four capital safeguards, the sale-leaseback model, and the investment disclaimer.
The three questions everyone asks
Straight answers.
How can a return be paid before the resort even opens?
Because the pre-operational return is a contractual Cash Back Return secured by post-dated cheques provided to you at booking. From the date of your booking, through construction and until the resort is operational, you receive an assured Cash Back Return at your property’s own rate (8–10% a year), paid quarterly, as per your executed sale and lease agreement. It is contractual, not occupancy-linked — it does not depend on the resort earning anything yet.
What changes once the resort is operational?
Your return moves from the pre-operational Cash Back Return to the operating model: post-operational, international owners receive whichever is higher — your property’s assured return, or a 50% share of net resort profit, as per the executed agreement for your specific unit.
How do I get my capital back?
Two ways, both in writing. Resell on the open market with no lock-in at any time; or, five years from 100% payment, take Fine Acers’ contractual buy-back at a minimum 25% appreciation. Or keep holding. There is no escrow — you pay directly per your plan, and the pre-operational return is secured by post-dated cheques.
Is Wyndham responsible for my returns?
No. Wyndham is the hospitality operator and brand partner for the relevant resorts. Your ownership, your Cash Back Return, the operating-phase return, and the buy-back are Fine Acers’ commitments under your executed agreement — not Wyndham’s.
Want it walked through, line by line?
A private briefing walks you through the sale deed, the Perpetual Lease Deed, the pre- and post-operational return, and the buy-back for the specific unit you're considering — and answers your country's FEMA, tax, and repatriation questions.