Resort M&A
Luxury beach resort sale under a tripartite NCNDA.
Capital intermediation, advisory and delivery for off-market real assets.
From a verified mandate to a funded, delivered asset. AIS runs three connected practices from one desk: capital intermediation, advisory and M&A, and development and delivery. The same verification, scoring and governance sits under all three.
In short
AIS runs three connected practices, capital intermediation, advisory and M&A, and institutional project management, under one verification, scoring and governance framework for off-market real assets in India.
Capital intermediation
Principal-to-principal placement of real assets with the right capital.
AIS carries a mandate from documented principal authority to capital close. We place land, operating assets and leases with domestic family offices, UHNIs and institutional investors, on the structure that fits the asset.
What every distributed mandate carries
1
A permanent AIS Asset KeyEvery identifier recorded against one asset record, so history accumulates across deals.
2
Documented principal authorityClassified and evidenced before anything is shared.
3
Title, entitlement and counterparty diligenceLicences, CLU, zoning, statutory dues, filings and litigation examined before capital sees the asset.
4
The AIS Deal Score™A common core plus an asset-class module, with provenance and confidence on every input.
5
Independent risk reviewA separate function reviews the locked score and can veto the deal.
6
A source-traced IC memoThesis, asset, market, entitlements, financials and open diligence items, every claim sourced.
7
An NCNDA-gated, watermarked data roomTiered access, per-recipient watermarks and an append-only access log.
8
Matched, approved introductionsCapital matched on stated preference and observed behaviour, with human approval.
9
Transaction management to closeMilestones, documentation and stalls tracked; fee split executed on pre-agreed rules.
Asset classes
Licensed and institutional landSCO parcelsJV landHospitals and hospital land leasesHotels and resortsIndustrial and logistics assetsSenior livingCommercial and institutional operating assets
Structures
Outright saleCompany transferJoint ventureLong-term leaseStructured capital
Advisory & M&A
Sell-side and buy-side advisory where the asset is an operating business.
Hotels, resorts and hospitals need more than an introduction. They need positioning, valuation discipline and a process that holds together through diligence.
Hospitality capital advisory is delivered through BlueKey Hospitality, an associated entity.
Scope
Asset positioning and information memorandum
Valuation context from comparables, such as EV per key, EV per bed and EV/EBITDA
Buyer and seller matching on stated preference and observed behaviour
LOI structuring and term negotiation
Tripartite NCNDA and fee architecture
Process management through diligence, documentation and close
Representative mandate types
Hospital acquisition
Buy-side mandate with AIS as sole intermediary.
Hospital land lease
Long-term land lease for a hospital development, AIS as sole broker.
Hotel outright sale
Sale of an operating full-service hotel.
Development & Delivery
Delivery risk, underwritten by the desk that structured the capital.
AIS manages the build, fit-out and repositioning of institutional assets for owners and capital partners. Institutional PMC only: hospitals, hotels, campuses, and commercial and industrial assets.
Capex underwritten before capital commits
Scope, budget range and programme set out at feasibility, as a low, base and high range with stated assumptions.
Owner-side, not contractor-side
Procurement, BOQ and contractor evaluation run on behalf of the owner or the capital funding the project.
Progress verified before tranches release
Site capture and contractor reports are compared against schedule before capital is drawn.
Aligned to outcomes, written down before anyone is introduced.
Fees
Success-based by default
Fees are earned on closed transactions, on terms agreed in writing with the principal before any introduction. Retainers may apply to sole and exclusive mandates.
Co-broking
Co-broke splits recorded in advance
Parties, roles, percentages, fee basis and trigger are agreed before introduction and are visible only to the parties concerned.
Disclosure
Parallel engagements disclosed
Where AIS also provides delivery services on the same asset, both engagements and their fees are disclosed to every principal before either is signed.
Structure
No pooled capital
AIS does not hold assets or manage investor funds. Capital moves principal to principal.
Focused in India. Built to travel.
The focus is operational, not structural. The platform is asset-class and geography agnostic.
Assets
Mandates
Across India, with international mandates in markets including the UAE, UK, Thailand and Hong Kong.
Investors
Capital
Domestic family offices and UHNIs, and institutional investors, with partner networks across Thailand, Hong Kong, the UK and Spain.
Counterparties
Principals and partners
Owners, promoters, operators, developers and vetted brokers with documented mandates.
Questions about what AIS does
What does Asia Investors Society do?
AIS runs three practices from one desk: capital intermediation, which places verified mandates with matched capital; advisory and M&A for hotels, resorts and hospitals; and development and delivery, which is institutional project management consultancy for hospitals, hotels, campuses, and commercial and industrial assets.
How does AIS earn its fees?
Fees are earned on closed transactions, on terms agreed in writing with the principal before any introduction. Retainers may apply to sole and exclusive mandates. For co-broked deals, splits are recorded before introduction. Where AIS also provides delivery services on the same asset, both engagements and their fees are disclosed to every principal before either is signed.
Which deal structures does AIS handle?
Outright sale, company transfer, joint venture, long-term lease and structured capital, matched to what suits the asset and the principals.
What is a tripartite NCNDA?
A non-circumvention and non-disclosure agreement signed by three parties, typically the principal, AIS and the counterparty. It prevents the parties from bypassing AIS after an introduction during a defined tail period, and keeps shared information confidential.
Does AIS advise on hotel and hospital sales?
Yes. AIS provides sell-side and buy-side advisory on hotels, resorts and hospitals, covering positioning, valuation context from comparables, LOI structuring and process management through diligence to close. Hospitality capital advisory is delivered through BlueKey Hospitality, an associated entity.
Where does AIS operate?
AIS is focused on India, with mandates across the country and in international markets including the UAE, UK, Thailand and Hong Kong. The platform itself is asset-class and geography agnostic.
Have a mandate, a mandate to fund, or a project to deliver?
Tell us which seat you would take. Every request is reviewed by a person.
Start a conversation