The model

You own. We operate. Returns from booking.

Fine Acers' sale-leaseback model gives NRI / HNI investors a freehold residence inside a branded resort — and assured income from the date of your booking. Not on possession. Not on construction milestones.

Reviewed by Dayaparan, Business Head, Fine Acers International — 24 July 2026.

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The structure

Three parties. One agreement. Returns from booking.

Returns from your booking. Your assured returns accrue from the date of your booking — not on possession, not when the property hands over — and are paid on the schedule set in your executed sale and lease agreement.
Whole-unit freehold. Your name is on title for a specific unit — apartment, villa, or plot. You can sell, gift, or pass it on under standard property law.
Brand-operated, hotel-grade. Wyndham, Royal Orchid, or a Fine Acers-owned brand (KAMAH / The Ame / EleMint) runs the property. You don't manage tenants, repairs, or off-seasons.

What an owner receives

Three benefits. One ticket.

Cashflow

Assured returns from booking

8–10% annual contractual returns — your property’s own rate — accruing from the date of your booking and paid on the schedule set in your agreement. The principal asset escalates an illustrative ~13% every 5 years across published payment milestones.

Lifestyle

Complimentary holidays across the portfolio

Use any Fine Acers property for personal stays — Goa, Jawai, Udaipur, Coorg, Sakleshpur, Jaipur, Pushkar. The same agreement that pays your income also gives your family the keys when you want them.

Celebration

A destination wedding at your property

First-time Fine Acers owners receive a complimentary destination wedding at the resort they own (conditions apply) — covering venue, accommodation, and the full hospitality programme. A category we call Wellness Wedding for the KAMAH brand.

The model in practice

Seven verified facts about how this works.

Approximately 70% of every property’s inventory is sold to individual investors
Inventory is leased back into a professionally managed rental pool
Investors do not manage operations — the hospitality operator handles everything
Annual returns are contractually structured — 9–10% KAMAH · 9–10% Dolce by Wyndham · 8% Wyndham Grand and Regenta · an illustrative 13% escalation every 5 years
25 complimentary nights per year, every year, across the Fine Acers portfolio
A destination wedding at the property you own (first ownership; conditions apply)
Structured buyback options for long-term liquidity

Projections are illustrative — modelled on the current assured return for the property you choose. They are not a forecast and not financial advice.

Macro context

The hospitality investment opportunity in India.

US$60B

Tourism and hospitality sector projected to reach by 2028
10.8% vs 8%

Hotel demand growth annually vs. supply growth
~29,000

Luxury rooms nationwide — a structural supply gap
US$130B

India’s wedding industry — directly relevant to destination resort returns

“With India’s tourism and hospitality sector projected to reach US$60 billion by 2028, the combination of steady returns and lifestyle benefits is attracting investors seeking both financial and experiential value.”

— Dinesh Yadav, Founder & Managing Director, Fine Acers Group
Asian Hospitality, March 2026

vs traditional buy-to-let

Why this works for NRI / HNI investors.

	Traditional buy-to-let	Fine Acers sale-leaseback
When returns start	On possession (2–4 years)	From the date of your booking
Who manages tenants	You / a local agent	Hotel operator (Wyndham / Royal Orchid / KAMAH)
Off-season risk	Yours — vacancy, deposits, repairs	Operator's — your income is contractual
Personal use	Conflicts with rental income	Complimentary stays built in
Brand-grade upkeep	Depends on agent	Hotel-grade SOPs
Exit	Local market resale	Standard freehold resale + brand-managed asset

Questions investors ask first

Sale-leaseback FAQ

What is the actual ownership structure?

You receive freehold title for a specific apartment, villa, or plot at a Fine Acers property. The unit is on land registered to you. You sign a long-term lease with the operating entity, which then runs the property as a branded resort or residence.

Is "assured" a contractual term?

Yes. Assured returns sit in the lease agreement between you and the operating entity — a contractual obligation, not a marketing claim. Indian regulators reserve certain language for instruments backed by specific capital structures, which is why Fine Acers uses "assured" / "contractual" throughout. The economic outcome for investors honouring the agreement is the same as any other contractual return arrangement.

Can income and proceeds be repatriated to my home country?

Yes, subject to current Indian FEMA regulations. Rental income from an NRI-owned property is repatriable through standard NRO / NRE accounts after applicable tax. We walk through this end-to-end with an advisor during the discovery call.

What happens if I want to sell before the lease ends?

You can sell on the open market like any freehold property. The brand operating agreement transfers to the new owner so the assured-return arrangement continues. Most exits to date have been resales between investors within the Fine Acers community.

What's a minimum ticket size?

Currently from approximately ₹56 L up to ₹13.51 Cr across the portfolio (the KAMAH Coorg studio starts at ₹91 L). Most active inventory sits between ₹1.2 Cr and ₹3 Cr. Use the ROI calculator to model a specific property and ticket.

How does the "destination wedding" benefit work?

Owners receive one complimentary destination wedding at the property they own — covering venue, accommodation for a defined guest count, and the operating partner's standard wedding programme. Booking is subject to date availability and is typically planned 9–12 months in advance.

Take the next step

Get the full investment overview.

We'll send the Fine Acers 2026 investment overview — full sale-leaseback model, property inventory, ticket sizes, payment plans, and the NRI / FEMA primer. Receive the investor brochure and property details by email and WhatsApp.