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Estate",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F01_CRE_Refurb_Slider_2025_11_03_12_13_31_1762182811.webp","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F01_CRE_Refurb_Cover_2025_11_03_12_13_31_1762182811.webp","2025-11-03T00:00:00.000Z","Freepik","#555555","2025-11-06T00:00:00.000Z",1898,"2025-11-03T12:13:31.000Z","2025-11-04T11:34:26.000Z",[1462],{"id":1463,"newsId":1447,"languageId":47,"title":1450,"subtitle":1464,"content":1465,"summary":978,"takeaways":1466,"seoTagConversionId":8,"seoTag":8,"seoTitle":1467,"seoKeywords":1468,"seoDescription":1469,"seoAbstract":8,"seoImage":1470,"createdAt":1471,"updatedAt":1472,"language":1473},2915,"With core assets scarce, investors use deep refurbishment and ESG upgrades to engineer returns and transform ageing office stock","In \u003Ca href=\"https:\u002F\u002Fnews.griinstitute.org\u002Fen\u002Freal-estate\u002F6-key-real-estate-market-insights-from-india-gri-2025\" target=\"_blank\">India's robust commercial real estate market\u003C\u002Fa>, a pronounced scarcity of investable core assets is forcing a major strategic pivot, especially as prime, stabilised properties are in short supply with many now held by real estate investment trusts (REITs). \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nInvestors are therefore shifting their focus to core-plus, a strategy centred on deep refurbishment and ESG-compliant upgrades which is emerging as the most credible path to yield enhancement and sustainable value creation.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nThis modern core-plus strategy is far from a simple cosmetic touch-up, but is instead a "major surgery" designed to fundamentally transform an asset. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nThe playbook involves acquiring buildings that are not necessarily Grade-A themselves but are situated in premium locations, requiring the investor to commit the necessary capital for deep upgrades while holding the property. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nThe transformation is comprehensive, often involving stripping the building down, upgrading its mechanical and electrical (M&E) systems, and adding the integrated amenities now required for the modern workspace, such as cafes.\r\n\u003Ch2>The critical role of ESG-compliant upgrades\u003C\u002Fh2>\r\nEnvironmental compliance is a critical component of this value-add strategy, allowing investors to acquire assets and transform them to be fully ESG-compliant. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEven buildings 15-20 years old, which were built before modern green certifications were standard, can be upgraded to qualify for Grade-A operational certifications, a move that not only meets occupier demands but also unlocks significant new financial advantages.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cimg alt=\"A group of formal suited executives discussing strategies in a roundtable during the India GRI 2025 Summit.\" src=\"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Ffiles\u002Feb02faed_5b06_367f_a6f1_e18723c296d2_2025_11_03_15_10_19_1762182619.webp\" \u002F>\r\n\u003Cdiv style=\"text-align:center\">\u003Cspan style=\"font-size:12px\">Panelists during India GRI 2025 agree that robust demand, driven by GCCs, continues to outstrip the supply of quality Grade A assets, keeping vacancies low and fundamentals strong. (\u003Cspan class=\"company-profile-link\" data-id=\"1\">\u003Cspan class=\"company-profile-link\" data-id=\"20971\">GRI Institute\u003C\u002Fspan>\u003C\u002Fspan>)\u003C\u002Fspan>\u003C\u002Fdiv>\r\n\r\n\u003Ch2>Engineering high returns from value-add assets\u003C\u002Fh2>\r\nThe returns on these strategies are compelling, with stabilised assets being underwritten to achieve a gross 18-20% internal rate of return (IRR) on a three- to five-year basis, an outcome achieved through a few key levers:\r\n\r\n\u003Cul>\r\n\t\u003Cli>First is the strategic use of higher leverage, where private funds can take on 60-70%, unlike more regulated REITs.\u003C\u002Fli>\r\n\t\u003Cli>Second, the investment thesis is built around capturing at least two rental pop-ups during the holding period. \u003C\u002Fli>\r\n\t\u003Cli>Finally, a sophisticated form of yield compression is at play, as by upgrading an asset to be green-compliant, investors can then refinance their standard loans into green loans. This option, which was not widely available just years ago, directly brings down the cost of capital and enhances overall returns.\u003C\u002Fli>\r\n\u003C\u002Ful>\r\n\r\n\u003Ch2>The Mumbai transformation case study\u003C\u002Fh2>\r\nThis core-plus strategy is not just theoretical but has been decisively proven in the market, with a classic example being the transformation of the Equinox asset in Mumbai where the property underwent a "massive transformation" after its acquisition.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nThe results were dramatic, as values more than doubled and rentals "almost doubled," leading to the upgraded asset being leased to 98-99%. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nMost impressively, the refurbishment was so successful that it attracted clients to move from the prime district of BKC into Equinox, a building that was previously considered a "dead space".\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nThis case study is a blueprint for a market-wide opportunity, particularly as there are still 600 million square feet of Grade-A office space in private hands beyond the REITs. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA significant portion of this inventory is now 10 years or older, and owners are fully aware that without significant upgrades to create a sustainable, relevant ecosystem, their assets will become irrelevant in the market. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nThis vast pool of ageing, well-located real estate truly represents the new greenfield for India's savvy commercial real estate investors.\r\n\u003Ch2>Strategic takeaways\u003C\u002Fh2>\r\nWith core assets scarce, the primary strategy is now manufacturing new core products by deeply refurbishing well-located older buildings with ESG-compliant upgrades.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nHigh returns are actively engineered through a combination of higher leverage, capturing multiple rental cycles, and refinancing with cheaper green bonds post-upgrade.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nUpgrading the vast pool of ageing Grade-A space has become a market-wide imperative to avoid obsolescence in a market that demands premium quality.\u003Cbr \u002F>\r\n \r\n\u003Chr \u002F>\u003Cbr \u002F>\r\nThese strategic insights were shared during the panel discussion on "\u003Ca href=\"https:\u002F\u002Fwww.griclub.org\u002Fevents?region=4\" target=\"_blank\">Commercial Real Estate Strategies - Investment Outlook for Core, Core-Plus & Alternative Assets\u003C\u002Fa>". \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nThe session was moderated by \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fmember-profile\u002Findia\u002Fshobhit-agarwal_2808\" target=\"_blank\">\u003Cspan class=\"data-profile-link\" data-id=\"2808\">Shobhit Agarwal\u003C\u002Fspan>\u003C\u002Fa>, MD & CEO at \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fcompany-profile\u002Fanarock-capital_1737\" target=\"_blank\">\u003Cspan class=\"company-profile-link\" data-id=\"1737\">ANAROCK Capital\u003C\u002Fspan>\u003C\u002Fa>, and featured reflections from leading experts including \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fmember-profile\u002Findia\u002Fanshu-kapoor_29063\" target=\"_blank\">\u003Cspan class=\"data-profile-link\" data-id=\"29063\">Anshu Kapoor\u003C\u002Fspan>\u003C\u002Fa>, President and Head at \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fcompany-profile\u002Fnuvama-asset-management_15864\" target=\"_blank\">Nuvama\u003C\u002Fa>; \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fmember-profile\u002Findia\u002Fmanish-swaroop_44393\" target=\"_blank\">\u003Cspan class=\"data-profile-link\" data-id=\"19190\">\u003Cspan class=\"data-profile-link\" data-id=\"44393\">Manish Swaroop\u003C\u002Fspan>\u003C\u002Fspan>\u003C\u002Fa>, CEO at \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fcompany-profile\u002Fsignature-global_19951\" target=\"_blank\">\u003Cspan class=\"company-profile-link\" data-id=\"19951\">Signature Global\u003C\u002Fspan>\u003C\u002Fa>; \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fmember-profile\u002Findia\u002Fsunil-varrier_49163\" target=\"_blank\">\u003Cspan class=\"data-profile-link\" data-id=\"49163\">Sunil Varrier\u003C\u002Fspan>\u003C\u002Fa>, Chief Acquisition Officer at \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fcompany-profile\u002Ftable-space_20183\" target=\"_blank\">\u003Cspan class=\"company-profile-link\" data-id=\"20183\">Table Space\u003C\u002Fspan>\u003C\u002Fa>; and \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fmember-profile\u002Findia\u002Fvithal-suryavanshi_48022\" target=\"_blank\">\u003Cspan class=\"data-profile-link\" data-id=\"4517\">\u003Cspan class=\"data-profile-link\" data-id=\"48022\">Vithal Suryavanshi\u003C\u002Fspan>\u003C\u002Fspan>\u003C\u002Fa>, CEO- Commercial at \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fcompany-profile\u002Fthe-phoenix-mills_9681\" target=\"_blank\">Phoenix Mills\u003C\u002Fa>.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nAccess the full takeaways and C-level insights in the exclusive \u003Ca href=\"https:\u002F\u002Fnews.griinstitute.org\u002Fen\u002Freal-estate\u002F6-key-real-estate-market-insights-from-india-gri-2025\" target=\"_blank\">India GRI 2025 Spotlight\u003C\u002Fa>.","\u003Cul>\r\n\t\u003Cli>With core assets scarce, the primary strategy is now manufacturing new core products by deeply refurbishing well-located older buildings with ESG-compliant upgrades.\u003C\u002Fli>\r\n\t\u003Cli>High returns are actively engineered through a combination of higher leverage, capturing multiple rental cycles, and refinancing with cheaper green bonds post-upgrade.\u003C\u002Fli>\r\n\t\u003Cli>Upgrading the vast pool of ageing Grade-A space has become a market-wide imperative to avoid obsolescence in a market that demands premium quality.\u003C\u002Fli>\r\n\u003C\u002Ful>\r\n","India's commercial RE refurbishment and core-plus strategy","gri institute, real estate, india, indian cre, commercial real estate india, core, core-plus strategy, value-add real estate, office refurbishment, esg upgrades, real estate investment india, commercial real estate, returns, office market india, irr, reit","With core assets scarce in Indian commercial real estate, investors are using deep refurbishment and core-plus strategies. Learn how ESG upgrades and green financing engineer high returns and transform the nation's ageing office stock.","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F01_CRE_Refurb_Social_2025_11_03_12_18_29_1762183109.jpg","2025-11-03T12:13:36.000Z","2025-11-04T17:35:43.000Z",{"code":13},{"id":25,"color":27,"translations":1475},[1476,1478,1480],{"title":26,"slug":30,"language":1477},{"code":13},{"title":37,"slug":38,"language":1479},{"code":18},{"title":33,"slug":34,"language":1481},{"code":23},[1483,1491],{"id":25,"label":1275,"translations":1484},[1485,1487,1489],{"label":1275,"slug":1286,"language":1486},{"code":13},{"label":1289,"slug":1290,"language":1488},{"code":18},{"label":1293,"slug":1294,"language":1490},{"code":23},{"id":97,"label":1029,"translations":1492},[1493,1495,1497],{"label":1029,"slug":1040,"language":1494},{"code":13},{"label":1043,"slug":1044,"language":1496},{"code":18},{"label":1047,"slug":1048,"language":1498},{"code":23},[1500],{"name":426,"enName":426,"ptName":426,"iso2":1501},"IN",[1503],{"name":1504,"slug":1505,"image":1506,"order":115},"Jorge Aguinaga","jorge-aguinaga","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews_author\u002FFoto_Jorge_Aguinaga_2025_11_04_10_50_46_1762264246.jpg",{"en":1508},"\u002Freal-estate\u002Fthe-refurbishment-imperative-for-indian-commercial-real-estate",[1510,1511,1512,1513,1514,1515],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]