For capital partners · ₹2,000 Cr platform
Make your capital mean more.
Millions left home for work. You can give them a bed. And earn from it.
150 million people leave home in search of work in India. Nia already houses 8,000 of them, across 100 locations. Above 90% full. Rent paid to you first.
The missing bed
India’s factories run on them. The beds are not there.
NITI Aayog: about 2.5 crore worker beds needed by 2033. Today most workers live in informal rooms by the factory gate. No contract. No safety standard. No data.
- 150 millionpeople leave home in search of work in India.
- About 10%of India’s 6 crore manufacturing workers crossed a state line for the job.
- Budget 2024-25Dormitory rental housing for industrial workers, with viability gap funding.
- 1 lakh+ bedsHDFC Capital and Godwitt, October 2026. Capital is already moving.
Without a bed nearby, workers leave. NITI Aayog found poor housing near industrial hubs means high attrition and low output. Employers told NITI Aayog they will share the rent to fix it.
Sources: NITI Aayog S.A.F.E. report, Dec 2024; AIR News, Dec 2024; The People’s Board, Oct 2026; PIB, Apr 2022.
The operator
Proven, not promised. 8,000 already live with us.
100 locations. 4 states. Members pay every month, in advance.
They stay. Steady rent, month after month.
Share still living with the operator 6 months after joining. Nia operating data, 2026.
Already paying
Blue-chip employers book the beds before a Studio opens. And pay in advance.
Each already pays Nia. ITC is invoiced monthly in advance, across 6 cities.
Source: Nia contracts and operating records, October 2026.
Life in a Studio
The team
They guarded the nation. Now they guard your asset.
01 · PEOPLE
Led by veterans of the Indian Army
On-ground operations are led by veterans. They protect, serve and build a community.
02 · SYSTEM
RafiQi Central
Every Member, Nest, payment and service request runs on Nia’s own software.
03 · ASSURANCE
Audited before first drawdown
SOC 2 Type II and an independent cybersecurity audit of RafiQi Central, before any capital is drawn.
Monitored
A sensor finds the leak. A named person fixes it. The owner sees the proof.
Sensors cover cleaning, air and washrooms, utilities and safety, kitchen and laundry. No cameras or person tracking in bedrooms or washrooms. Manual checks and certified safety systems remain. No labour savings are claimed before a measured pilot.
The PropCo
Your capital owns the buildings. Not the operator’s risk.
A separate property company owns the Studios and nothing else. Managed by Umoja AMC. Kept apart from Nia, which runs them.
- Capital partnerFunds the PropCo. Holds its shares or its secured debt.
- Studio PropCoOwns the Studios, nothing else. Managed by Umoja AMC. Kept separate from Nia.
- Nia (operator)Fills, runs and maintains. Collects fees. Reports monthly.
- MembersPay monthly for the Nest.
Four ways to add beds near work.
01
Śram Parks
New Studios built on the corridor, next to the factory gates.
02
Conversions
Existing buildings upgraded to the Studio standard.
03
Government leases
State-owned facilities on long leases, such as SIPCOT in Tamil Nadu.
04
City work hubs
Buildings near delivery and logistics hubs. Up to 25% of the platform.
A Studio is the building Nia runs. A Nest is one bed in it, sold as a monthly membership covering living, safety and facility management. Utilities are billed on top.
Returns
You are paid first. Every month.
Every Member pays at the start of the month. The largest share goes to the partner as rent, before Nia keeps anything.
Yield on cost, by occupancy.
On ₹1.5 lakh per Nest, all-in, including land. No state support assumed.
| Occupancy | Partner rent | Yield on cost | |
|---|---|---|---|
| 65% | Partner rent at 65% full | 7.0% | |
| 80% | Partner rent at 80% full | 8.6% | |
| 93% | Partner rent at 93% full | 10.0% |
Before property tax, building insurance and structural repairs. Nia’s occupancy today, on contracted Nests, is above 90%.
Yield in context
At 80% full, 8.6% on cost. Built new, with no state support.
Set beside the government bond, warehouses and Grade A offices.
Not like for like. Nia’s figure is a yield on cost for new Studios: rent to the partner on the all-in cost per Nest, all-in including land, no state support, before owner costs. The other figures are yields on finished, rented buildings. Axis starts at 6%. Sources: India 10-year bond, Trading Economics, 19 Oct 2026. Offices and logistics: Asia Pacific cap rate comparison reported by IANS, May 2026.
The scale path
About 1.33 lakh more beds.
Each tranche must earn the next.
TRANCHE 1 · ₹200 CR
About 13,300 Nests
Sites in hand. Each backed by a 3-year employer master contract.
TRANCHE 2 · ₹600 CR
About 40,000 Nests
Released only after Tranche 1 holds 90% occupancy and collections for 3 months.
TRANCHE 3 · ₹1,200 CR
About 80,000 Nests
Released only after Tranche 2 holds 90% occupancy and collections for 3 months.
₹2,000 Cr ÷ ₹1.5 lakh per Nest ≈ 1.33 lakh Nests. Tranche sizes are proposed and can be reset with the partner.
Protections
Eight locks on your capital.
- Rent is paid firstThe partner’s rent comes out of collections before Nia keeps anything.
- Fees in advanceCollected at the start of each month.
- Utilities on topElectricity and water are billed at actuals.
- 3+ year employer contractsA condition for funding each Studio. Today’s contracts renew annually.
- SOC 2 Type II before first drawdownPlus an independent cybersecurity audit of RafiQi Central.
- Monthly reportingOccupancy, collections and building condition from every Studio, to one standard.
- Each tranche earns the nextTranches 2 and 3 open only after the one before holds 90% occupancy and collections for 3 months.
- A separate PropCoIt owns the Studios and nothing else. Kept apart from Nia.
The ask
₹2,000 Cr
Drawn tranche by tranche, only as Studios open. The return comes from rent, not from a listing.
OPTION A
Equity in the Studio PropCo
- You hold
- Shares in the property company that owns the Studios.
- Return
- The Studio yield (8.6% at 80% occupancy, 10.0% at 93%), plus the land held in the PropCo.
- Nia’s role
- Operator under a long-term agreement, paid a fee tied to occupancy and collections.
- Exit
- Portfolio sale, refinancing or a REIT, subject to eligibility and market conditions.
OPTION B
Secured debt to the Studio PropCo
- You hold
- A loan secured on the Studios and the fees they earn.
- Return
- A fixed coupon, paid quarterly, with principal repaid over the loan term.
- Nia’s role
- The same operator agreement. The PropCo services the debt from Studio fees.
- Exit
- Repaid from operations, or refinanced at stabilisation.
Both options: capital drawn tranche by tranche. Every funded Studio backed by employer master contracts of at least 3 years. RafiQi Central SOC 2 Type II and cybersecurity audited. Monthly reporting from every Studio, to one standard.
Next step: choose equity or secured debt.
Agree coupon, fees and governance in a term sheet.
Indicative and non-binding
Meet us
Let’s meet.
Walk the Studios. Meet the team. See the Tranche 1 sites for yourself.