On this episode of the Paisa Vaisa podcast, Anupam Gupta hosts Gulam Zia, Senior Executive Director of Knight Frank India. The duo talks about real estate sector's response to COVID-19 in both residential and commercial segments, how residential real estate's pricing now varies widely across segments, changing perspective towards commercial real estate, Builders' reputation, quality of living in different cities in India and REITs.

Connect with Gulam Zia on Website | LinkedIn

Get in touch with our host Anupam Gupta on social media:
Twitter: ( https://twitter.com/b50 )
Instagram: ( https://www.instagram.com/b_50/ )
LinkedIn: (https://www.linkedin.com/in/anupam9gupta/ )

You can listen to this show and other awesome shows on the IVM Podcasts website at https://www.ivmpodcasts.com/

On this episode of the Paisa Vaisa podcast, Anupam Gupta hosts Gulam Zia, Senior Executive Director of Knight Frank India. The duo talks about real estate sector's response to COVID-19 in both residential and commercial segments, how residential real estate's pricing now varies widely across segments, changing perspective towards commercial real estate, Builders' reputation, quality of living in different cities in India and REITs. Connect with Gulam Zia on <a href="https://www.knightfrank.com/contact/people/gulam-zia-inz00002">Website</a> | <a href="https://in.linkedin.com/in/gulam-zia-66bb358">LinkedIn</a>  Get in touch with our host Anupam Gupta on social media: Twitter: ( <a href="https://twitter.com/b50" data-inline-card="" data-card-data="">https://twitter.com/b50</a> ) Instagram: ( <a href="https://www.instagram.com/b_50/" data-inline-card="" data-card-data="">https://www.instagram.com/b_50/</a> ) LinkedIn: (<a href="https://www.linkedin.com/in/anupam9gupta/">https://www.linkedin.com/in/anupam9gupta/</a> )
You can listen to this show and other awesome shows on the IVM Podcasts website at <a href="https://www.ivmpodcasts.com/" data-inline-card="" data-card-data="">https://www.ivmpodcasts.com/</a>

Paisa Vaisa is India's premier podcast on personal finance, boasting over 4 million downloads, featuring over 200 hours of insightful content and discussions, hosting more than 250 guests, and presenting a wealth of knowledge through over 450 episodes. Since 2017, Paisa Vaisa hosts experts from mutual funds, stocks, real estate, loans, education financing, insurance, and much more. It has recently introduced a sub-series offering valuable insights in businesses and entrepreneurship.

You can catch this podcast on YouTube 'Paisa Vaisa with Anupam Gupta' or find it on top audio streaming platforms like Apple Podcasts, Spotify, Amazon Music, Google Podcasts, JioSaavn, Gaana, and others.

Paisa Vaisa is India's premier podcast on personal finance, boasting over 4 million downloads, featuring over 200 hours of insightful content and discussions, hosting more than 250 guests, and presenting a wealth of knowledge through over 450 episodes. Since 2017, Paisa Vaisa hosts experts from mutual funds, stocks, real estate, loans, education financing, insurance, and much more. It has recently introduced a sub-series offering valuable insights in businesses and entrepreneurship. You can catch this podcast on YouTube 'Paisa Vaisa with Anupam Gupta' or find it on top audio streaming platforms like Apple Podcasts, Spotify, Amazon Music, Google Podcasts, JioSaavn, Gaana, and others.

The Paisa Vaisa podcast helps you understand all things money so that you can make well-informed financial decisions. Understand the basics every week as host, Anupam Gupta, talks with experts across a wide spectrum of the banking and financial services

Paisa Vaisa with Anupam Gupta

On this episode of the Paisa Vaisa podcast, Anupam Gupta hosts Gulam Zia, Senior Executive Director of Knight Frank India. The duo talks about real estate sector's response to COVID-19 in both residential and commercial segments, how residential real estate's pricing now varies widely across segments, changing perspective towards commercial real estate, Builders' reputation, quality of living in different cities in India and REITs.

The State of Real Estate with Knight Frank India

In this episode of Paisa Vaisa, host Anupam Gupta sits down with Preeti Chheda CFO of Mindspace Business Park, Executive Committee Member of the Indian REITS Association, and a finance professional with 25 years of experience for the most comprehensive conversation on Real Estate Investment Trusts (REITs) in India.

Preeti brings an extraordinary academic and professional pedigree CA, CS, CFA, CPA and has spent the last 19 years with the K. Raheja Corp group heading finance for Mindspace, one of India's largest commercial real estate platforms. She is uniquely positioned to explain exactly how REITs work, why SEBI built one of the world's most robust regulatory frameworks around them, and why ₹2.5 lakh crore in assets are now held within REITs and InvITs combined all within just eight years of the first REIT launch in India.

The episode begins with the formation of the Indian REITs Association (IRA), launched in September 2023 at SEBI's nudging, with three clear goals: creating product awareness, driving policy changes to grow the instrument, and improving governance standards.

Preeti then explains the fundamental structure of REITs pooled investment vehicles, structured as trusts (mirroring Singapore's regulation), that hold bundles of commercial real estate assets and provide investors with a combination of recurring income (yield) and capital growth. She breaks down the three income streams unit holders receive: tax-free dividends, taxable interest, and return of capital (which reduces cost of acquisition and is taxed only on exit as capital gains). REITs are mandated to distribute at least 90% of their net distributable cash flows (NDCF), and every unit holder receives a Form 64B detailing their income breakdown.

The performance discussion is eye-opening. Indicative yields range from 6-8%, but total returns combining yield and growth have historically averaged 14-16%. Mindspace REIT itself has gone from a listing price of ₹275 in August 2020 to over ₹490 in February 2026, delivering over 50% price appreciation in six years on top of continuous distributions. Growth comes from three engines: inbuilt contract escalations of around 5% annually, rent reversions of 7-8% when leases renew at market rates, and acquisitions plus development (up to 20% of portfolio value can be under development within existing parks).

A standout section of the episode compares REITs to physical real estate investment. REITs offer a starting ticket size as low as ₹500, instant liquidity via exchange trading, professional management, and diversification across cities and properties. Physical real estate, by contrast, requires massive capital, is illiquid (2-3 months minimum to sell), demands active management, and carries transaction costs of 10-11% of the purchase price in brokerage, stamp duty, registration, and maintenance. As Anupam points out, your property needs to appreciate by 10% just to break even a bar that most residential real estate in India fails to clear.

The regulatory deep-dive reveals why institutional investors starting with FPIs trusted Indian REITs from day one. SEBI mandates that 80% of REIT assets must be completed and rent-generating, leverage is capped at 49% (with credit rating and unit holder approval required beyond 25%), all related-party transactions pass through multiple governance layers, reporting is half-yearly (double the typical listed company frequency), and NAV per unit is disclosed regularly so investors can compare market price against intrinsic asset value at any time. During COVID, Indian REITs collected 99% of contracted rental income possible because tenants are overwhelmingly MNCs and large corporates on 9-10 year leases with 3-5 year lock-ins.

The conversation also covers major recent developments. From July 1, 2026, REITs will be classified as equity for mutual fund purposes a landmark reform that opens the door to index inclusion, passive fund flows, and dramatically improved liquidity. Office absorption has surpassed pre-COVID levels at 55 million square feet of net absorption, with Global Capability Centers (GCCs) accounting for over 50% of each REIT's leasing. RBI now allows borrowing at the REIT level, enabling fixed-cost debt that reduces cash flow volatility. And the potential for government asset monetization through REITs including CPSU land banks could unlock massive new supply.

For first-time REIT investors, Preeti outlines the key evaluation parameters: NOI growth, NDCF and distribution track record, portfolio quality and tenant profile, city-wise diversification, occupancy rates, and WALE (Weighted Average Lease Expiry). She also points investors to the IRA website, individual REIT websites, and SEBI-authorized benchmarking platforms like Kay Fintech and NRTA for side-by-side REIT comparison.

Whether you're a first-time investor exploring alternatives to fixed deposits and physical property, an experienced investor building a diversified portfolio, or simply curious about where ₹2.5 lakh crore of institutional and retail money is flowing this episode gives you the complete picture with data, regulatory context, and a practical buying checklist.

🔔 Subscribe for more deep dives into investing, wealth building, and financial planning in India.

Key Takeaways -
- Money Moved Quietly ₹2.5 lakh crore has flowed into REITs and InvITs in just 8 years most retail investors still don't know.

- Returns Beat Property REITs delivered 14-16% total returns combining yield, escalations, and growth Mindspace went ₹275 to ₹490+.

- Property Costs 10% Brokerage, stamp duty, registration, and maintenance eat 10-11% before your flat appreciates a single rupee.

- SEBI Built Fortress 80% rent-generating assets, 49% leverage cap, half-yearly valuations, 99% rent collection even during COVID.

- Start At ₹500 Own Grade A offices leased by global brands and Accenture full liquidity, zero maintenance headaches.

- July 2026 Changes REITs reclassified as equity for mutual funds index inclusion, passive flows, and a liquidity explosion incoming.


From decoding your personal finances to demystifying business models, Paisa Vaisa delivers candid, insightful, and jargon-free conversations.

Listen on Spotify, Apple Podcasts, Amazon Music, JioSaavn, Gaana & more 
Watch full episodes right here on YouTube
Explore more at ivmpodcasts.com

Connect with Anupam Gupta: 
Twitter: @b50
Instagram: @b_50 
LinkedIn: Anupam Gupta 

Follow IVM Podcasts
We’re @ivmpodcasts on Facebook, Twitter & Instagram


#REITs #RealEstate #PersonalFinance #PaisaVaisa #REITIndia #PropertyInvestment #PassiveIncome #WealthBuilding #Investing #SEBI #CommercialRealEstate #AnupamGupta #PreetiChheda #MindspaceREIT #IndianREITsAssociation

In this episode of Paisa Vaisa, host Anupam Gupta sits down with Preeti Chheda CFO of Mindspace Business Park, Executive Committee Member of the Indian REITS Association, and a finance professional with 25 years of experience for the most comprehensive conversation on Real Estate Investment Trusts (REITs) in India.
Preeti brings an extraordinary academic and professional pedigree CA, CS, CFA, CPA and has spent the last 19 years with the K. Raheja Corp group heading finance for Mindspace, one of India's largest commercial real estate platforms. She is uniquely positioned to explain exactly how REITs work, why SEBI built one of the world's most robust regulatory frameworks around them, and why ₹2.5 lakh crore in assets are now held within REITs and InvITs combined all within just eight years of the first REIT launch in India.
The episode begins with the formation of the Indian REITs Association (IRA), launched in September 2023 at SEBI's nudging, with three clear goals: creating product awareness, driving policy changes to grow the instrument, and improving governance standards.
Preeti then explains the fundamental structure of REITs pooled investment vehicles, structured as trusts (mirroring Singapore's regulation), that hold bundles of commercial real estate assets and provide investors with a combination of recurring income (yield) and capital growth. She breaks down the three income streams unit holders receive: tax-free dividends, taxable interest, and return of capital (which reduces cost of acquisition and is taxed only on exit as capital gains). REITs are mandated to distribute at least 90% of their net distributable cash flows (NDCF), and every unit holder receives a Form 64B detailing their income breakdown.
The performance discussion is eye-opening. Indicative yields range from 6-8%, but total returns combining yield and growth have historically averaged 14-16%. Mindspace REIT itself has gone from a listing price of ₹275 in August 2020 to over ₹490 in February 2026, delivering over 50% price appreciation in six years on top of continuous distributions. Growth comes from three engines: inbuilt contract escalations of around 5% annually, rent reversions of 7-8% when leases renew at market rates, and acquisitions plus development (up to 20% of portfolio value can be under development within existing parks).
A standout section of the episode compares REITs to physical real estate investment. REITs offer a starting ticket size as low as ₹500, instant liquidity via exchange trading, professional management, and diversification across cities and properties. Physical real estate, by contrast, requires massive capital, is illiquid (2-3 months minimum to sell), demands active management, and carries transaction costs of 10-11% of the purchase price in brokerage, stamp duty, registration, and maintenance. As Anupam points out, your property needs to appreciate by 10% just to break even a bar that most residential real estate in India fails to clear.
The regulatory deep-dive reveals why institutional investors starting with FPIs trusted Indian REITs from day one. SEBI mandates that 80% of REIT assets must be completed and rent-generating, leverage is capped at 49% (with credit rating and unit holder approval required beyond 25%), all related-party transactions pass through multiple governance layers, reporting is half-yearly (double the typical listed company frequency), and NAV per unit is disclosed regularly so investors can compare market price against intrinsic asset value at any time. During COVID, Indian REITs collected 99% of contracted rental income possible because tenants are overwhelmingly MNCs and large corporates on 9-10 year leases with 3-5 year lock-ins.
The conversation also covers major recent developments. From July 1, 2026, REITs will be classified as equity for mutual fund purposes a landmark reform that opens the door to index inclusion, passive fund flows, and dramatically improved liquidity. Office absorption has surpassed pre-COVID levels at 55 million square feet of net absorption, with Global Capability Centers (GCCs) accounting for over 50% of each REIT's leasing. RBI now allows borrowing at the REIT level, enabling fixed-cost debt that reduces cash flow volatility. And the potential for government asset monetization through REITs including CPSU land banks could unlock massive new supply.
For first-time REIT investors, Preeti outlines the key evaluation parameters: NOI growth, NDCF and distribution track record, portfolio quality and tenant profile, city-wise diversification, occupancy rates, and WALE (Weighted Average Lease Expiry). She also points investors to the IRA website, individual REIT websites, and SEBI-authorized benchmarking platforms like Kay Fintech and NRTA for side-by-side REIT comparison.
Whether you're a first-time investor exploring alternatives to fixed deposits and physical property, an experienced investor building a diversified portfolio, or simply curious about where ₹2.5 lakh crore of institutional and retail money is flowing this episode gives you the complete picture with data, regulatory context, and a practical buying checklist.
🔔 Subscribe for more deep dives into investing, wealth building, and financial planning in India. Key Takeaways - - Money Moved Quietly ₹2.5 lakh crore has flowed into REITs and InvITs in just 8 years most retail investors still don't know. - Returns Beat Property REITs delivered 14-16% total returns combining yield, escalations, and growth Mindspace went ₹275 to ₹490+. - Property Costs 10% Brokerage, stamp duty, registration, and maintenance eat 10-11% before your flat appreciates a single rupee. - SEBI Built Fortress 80% rent-generating assets, 49% leverage cap, half-yearly valuations, 99% rent collection even during COVID. - Start At ₹500 Own Grade A offices leased by global brands and Accenture full liquidity, zero maintenance headaches. - July 2026 Changes REITs reclassified as equity for mutual funds index inclusion, passive flows, and a liquidity explosion incoming. From decoding your personal finances to demystifying business models, Paisa Vaisa delivers candid, insightful, and jargon-free conversations. Listen on Spotify, Apple Podcasts, Amazon Music, JioSaavn, Gaana &amp; more Watch full episodes right here on YouTube Explore more at ivmpodcasts.com Connect with Anupam Gupta: Twitter: @b50 Instagram: @b_50 LinkedIn: Anupam Gupta Follow IVM Podcasts We&rsquo;re @ivmpodcasts on Facebook, Twitter &amp; Instagram #REITs #RealEstate #PersonalFinance #PaisaVaisa #REITIndia #PropertyInvestment #PassiveIncome #WealthBuilding #Investing #SEBI #CommercialRealEstate #AnupamGupta #PreetiChheda #MindspaceREIT #IndianREITsAssociation

Don't Touch Property Until You Watch This: REITs, Hidden Costs & 14% Returns | Paisa Vaisa | Anupam Gupta 

In this episode of Paisa Vaisa, Anupam Gupta sits down with Nitin Bhasin, Head of Institutional Equities at Ambit Capital, for one of the most grounded and honest market conversations of the year. Nitin brings over 25 years of experience to the table and covers everything from India's position in the global economy, why FIIs have been selling Indian equities, what the Nifty is likely to do over the next 15 to 18 months, and why the Indian IT sector faces its biggest challenge yet in the age of agentic AI. Whether you are a retail SIP investor trying to make sense of a confusing market or a finance professional building a career in equity research, this conversation has something genuinely valuable for you.

The discussion goes deep on India versus China, and Nitin's take is refreshingly blunt. He does not believe India and China are even competing in the same league anymore. China is competing with the United States, and India is still figuring out its manufacturing pivot while sitting on a 30 year asset light services mindset that will take a generation to change. He also shares his public market view of a sideways Nifty for another 15 to 18 months, explains why this is a concentration cycle favouring only the top 10 to 15 large cap stocks, and breaks down exactly what SIP investors should do in this environment.

The second half of the episode is a masterclass for young analysts and investors, covering what separates good companies from great ones, why culture is the most underrated competitive moat in investing, how to read annual reports the right way, and why communication and imagination are the two skills that will define careers in the AI era. Nitin also shares three book recommendations including Apple in China, Breakneck, and Investing as the Last Liberal Art by Robert Hagstrom. This is essential viewing for anyone serious about Indian markets, long term investing and building a career in finance.


Key Takeaways

•⁠  ⁠Alpha Shift — Imagination now drives returns, not information or analysis.
•⁠  Macro Divergence — China competes with USA, India is in a different league.
•⁠  ⁠Watch Cycle — Nifty sideways, concentration favours only top large caps.
•⁠  ⁠Intangible Moat — Culture is the one competitive advantage nobody can replicate.
•⁠  ⁠Forensic Lens — Tiny expense lines reveal the real character of management.
•⁠  ⁠Human Edge — AI kills analysis, communication becomes your only differentiator.


From decoding your personal finances to demystifying business models, Paisa Vaisa delivers candid, insightful, and jargon-free conversations.

Listen on Spotify, Apple Podcasts, Amazon Music, JioSaavn, Gaana & more 
Watch full episodes right here on YouTube
Explore more at ivmpodcasts.com

Connect with Anupam Gupta: 
Twitter: @b50
Instagram: @b_50 
LinkedIn: Anupam Gupta 

Follow IVM Podcasts
We’re @ivmpodcasts on Facebook, Twitter & Instagram

In this episode of Paisa Vaisa, Anupam Gupta sits down with Nitin Bhasin, Head of Institutional Equities at Ambit Capital, for one of the most grounded and honest market conversations of the year. Nitin brings over 25 years of experience to the table and covers everything from India's position in the global economy, why FIIs have been selling Indian equities, what the Nifty is likely to do over the next 15 to 18 months, and why the Indian IT sector faces its biggest challenge yet in the age of agentic AI. Whether you are a retail SIP investor trying to make sense of a confusing market or a finance professional building a career in equity research, this conversation has something genuinely valuable for you.
The discussion goes deep on India versus China, and Nitin's take is refreshingly blunt. He does not believe India and China are even competing in the same league anymore. China is competing with the United States, and India is still figuring out its manufacturing pivot while sitting on a 30 year asset light services mindset that will take a generation to change. He also shares his public market view of a sideways Nifty for another 15 to 18 months, explains why this is a concentration cycle favouring only the top 10 to 15 large cap stocks, and breaks down exactly what SIP investors should do in this environment.
The second half of the episode is a masterclass for young analysts and investors, covering what separates good companies from great ones, why culture is the most underrated competitive moat in investing, how to read annual reports the right way, and why communication and imagination are the two skills that will define careers in the AI era. Nitin also shares three book recommendations including Apple in China, Breakneck, and Investing as the Last Liberal Art by Robert Hagstrom. This is essential viewing for anyone serious about Indian markets, long term investing and building a career in finance.
 Key Takeaways
&bull;⁠ &nbsp;⁠Alpha Shift &mdash; Imagination now drives returns, not information or analysis. &bull;⁠ &nbsp;Macro Divergence &mdash; China competes with USA, India is in a different league. &bull;⁠ &nbsp;⁠Watch Cycle &mdash; Nifty sideways, concentration favours only top large caps. &bull;⁠ &nbsp;⁠Intangible Moat &mdash; Culture is the one competitive advantage nobody can replicate. &bull;⁠ &nbsp;⁠Forensic Lens &mdash; Tiny expense lines reveal the real character of management. &bull;⁠ &nbsp;⁠Human Edge &mdash; AI kills analysis, communication becomes your only differentiator. From decoding your personal finances to demystifying business models, Paisa Vaisa delivers candid, insightful, and jargon-free conversations. Listen on Spotify, Apple Podcasts, Amazon Music, JioSaavn, Gaana &amp; more Watch full episodes right here on YouTube Explore more at ivmpodcasts.com Connect with Anupam Gupta: Twitter: @b50 Instagram: @b_50 LinkedIn: Anupam Gupta Follow IVM Podcasts We&rsquo;re @ivmpodcasts on Facebook, Twitter &amp; Instagram

Why Culture Is the Most Underrated Factor in Quality Investing | Paisa Vaisa | Anupam Gupta 

In this episode of Paisa Vaisa, Anupam Gupta sits down with Deepak Shenoy, CEO of Capitalmind, to discuss a major shift in the investment landscape: The transition from Portfolio Management Services (PMS) to Mutual Funds. If you are an investor confused about where to park your money for long-term growth with tax efficiency, this conversation is a goldmine.

Deepak breaks down exactly why Capitalmind launched a Multi-Asset Fund and the massive tax disadvantages that come with traditional PMS structures. We deep dive into how asset allocation across equity, debt, and commodities can protect your downside volatility while ensuring steady wealth creation. Whether you are a beginner looking to invest in mutual funds or an HNI considering PMS, this episode reveals the math behind smarter investing.

Key Takeaways (Crisp & Clear)


Tax Efficiency: Mutual funds offer superior tax benefits over PMS by avoiding capital gains tax on internal portfolio churning.


Volatility Management: Multi-asset allocation dynamically smoothes returns, significantly reducing drawdowns compared to pure equity portfolios.


Global Diversification: Adding international equities provides a necessary hedge against domestic market risks and currency fluctuations.


Portfolio Accessibility: Mutual funds lower the entry barrier compared to the high ticket size (₹50L+) required for PMS investments.


Behavioral Edge: The strategy focuses on "sleep well" investing, prioritizing peace of mind over chasing the highest risky returns.


Economic Outlook: Strong credit growth and GST data signal robust underlying health in the Indian economy despite short-term noise.

From decoding your personal finances to demystifying business models, Paisa Vaisa delivers candid, insightful, and jargon-free conversations.

Listen on Spotify, Apple Podcasts, Amazon Music, JioSaavn, Gaana & more 
Watch full episodes right here on YouTube
Explore more at ivmpodcasts.com

Connect with Anupam Gupta: 
Twitter: @b50
Instagram: @b_50 
LinkedIn: Anupam Gupta 

Follow IVM Podcasts
We’re @ivmpodcasts on Facebook, Twitter & Instagram

In this episode of Paisa Vaisa, Anupam Gupta sits down with Deepak Shenoy, CEO of Capitalmind, to discuss a major shift in the investment landscape: The transition from Portfolio Management Services (PMS) to Mutual Funds. If you are an investor confused about where to park your money for long-term growth with tax efficiency, this conversation is a goldmine.
Deepak breaks down exactly why Capitalmind launched a Multi-Asset Fund and the massive tax disadvantages that come with traditional PMS structures. We deep dive into how asset allocation across equity, debt, and commodities can protect your downside volatility while ensuring steady wealth creation. Whether you are a beginner looking to invest in mutual funds or an HNI considering PMS, this episode reveals the math behind smarter investing.
Key Takeaways (Crisp &amp; Clear)
<ol data-indent-level="1">
<li>
Tax Efficiency: Mutual funds offer superior tax benefits over PMS by avoiding capital gains tax on internal portfolio churning.
</li>
<li>
Volatility Management: Multi-asset allocation dynamically smoothes returns, significantly reducing drawdowns compared to pure equity portfolios.
</li>
<li>
Global Diversification: Adding international equities provides a necessary hedge against domestic market risks and currency fluctuations.
</li>
<li>
Portfolio Accessibility: Mutual funds lower the entry barrier compared to the high ticket size (₹50L+) required for PMS investments.
</li>
<li>
Behavioral Edge: The strategy focuses on "sleep well" investing, prioritizing peace of mind over chasing the highest risky returns.
</li>
<li>
Economic Outlook: Strong credit growth and GST data signal robust underlying health in the Indian economy despite short-term noise. From decoding your personal finances to demystifying business models, Paisa Vaisa delivers candid, insightful, and jargon-free conversations. Listen on Spotify, Apple Podcasts, Amazon Music, JioSaavn, Gaana &amp; more Watch full episodes right here on YouTube Explore more at ivmpodcasts.com Connect with Anupam Gupta: Twitter: @b50 Instagram: @b_50 LinkedIn: Anupam Gupta Follow IVM Podcasts We&rsquo;re @ivmpodcasts on Facebook, Twitter &amp; Instagram
</li>
</ol>

The State of Real Estate with Knight Frank India

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