Business Plan · Restricted
Full Business Plan
Company structure · Market analysis · Competitive positioning · GTM strategy · Operations · Leadership · Risk assessment · Investment terms.
At A Glance
Entity (US)Janhvi Enterprise LLC
Entity (India)Devagya Sunscape Pvt. Ltd.
Hotel Keys100–120 (5-star)
Branded Villas50 (3BR · 4BR · 5BR)
ADR Premium~40% above market avg
Villa Rate₹19,750/sq.ft.
Brand PartnersMarriott · Hilton · Hyatt · Accor
LaunchJanuary 2030
Table of Contents
01
Structure
Company Structure & Legal
Janhvi Enterprise LLC
US Parent · Pennsylvania
Investor onboarding · Promissory notes · USD flows · Pennsylvania State Law
↓ 100% Ownership ↓
Devagya Sunscape Pvt. Ltd.
Indian Operating Subsidiary
Land ownership · Construction · Operations · FEMA / RBI / Companies Act
US Entity — Janhvi Enterprise LLC
- All investor agreements governed under Pennsylvania State Law
- USD promissory notes — convertible debt @15% p.a.
- ISIN issuable for European/international bank custody
- IRA/401(k) eligible via SDIRA custodians
- Equity conversion investor-optional, managed by attorneys
Indian Entity — Devagya Sunscape Pvt. Ltd.
- Compliant with Companies Act, FEMA, and RBI guidelines
- Land ownership and all construction held in Indian entity
- Audited financials available to investors under NDA
- Cross-border enforceability in US and Indian courts
- Directors: Minakshi, Saurabh Srivastava, Kapil Rawat, Archana Rawat
02
Market
Market Analysis & TAM
Uttarakhand GDP (2025/26E)
$50.26B
11.3% growth · Tourism driver
Luxury ADR Range
₹40K–₹100K
India's highest — per night
Market Occupancy
51.9%
Market ADR ₹33,911
TAM
India luxury & wellness tourism: ~$22.7B projected, growing 11%+ CAGR. Spiritual tourism structurally resilient.
SAM
Uttarakhand upper upscale + luxury: ₹2,500–₹4,000 Cr. annual revenue, growing 15–20% with infrastructure.
SOM
Srinagar valley: 100–120 keys at 53.9% stabilized occupancy + 50 branded villas. Y1 target: ₹40–50 Cr.
03
Competition
Competitive Landscape
| Property | Location | Brand | Riverfront | Wellness | Villas | ADR |
|---|---|---|---|---|---|---|
| Devagya Sunscape | Srinagar | ✓ Tier-1 | ✓ 27ac | ✓ Full | ✓ 50 | ₹49,743–62,179 |
| Rishikesh Supply | Rishikesh | ✓ Various | Partial | Some | ✗ | ₹33,911 avg |
| JW Marriott (Prop.) | Mussoorie | ✓ Marriott | ✗ | ✓ | ✗ | ₹40K–₹60K |
| Oberoi Retreat | Rishikesh | ✓ Oberoi | ✓ | ✓ | ✗ | ₹50K–₹80K |
| Srinagar Hotels | Srinagar | ✗ Unbranded | ✗ | ✗ | ✗ | ₹3K–₹8K |
Competitive Moat
Site rarity — 27 contiguous acres of Uttarakhand riverfront is near-impossible to replicate (state restricts commercial tourism land). Brand validation — four Tier-1 operators issuing term sheets signals institutional confidence. Integrated model — hotel + villa revenue creates a diversified return profile unavailable in any local comparable.
04
Product
Product & Facilities
Resort Hotel — 100–120 Keys (5-Star)
- Superior, Deluxe, Pool-access, and Suite categories
- Full-service wellness spa (Ayurveda, hydrotherapy, fitness)
- Multiple F&B: fine dining, café, bar, river-deck restaurant
- Yoga pavilions, meditation gardens, nature trails
- Banquet & MICE facilities; destination wedding venue
- Riverside activities: rafting, kayaking, nature programs
Branded Residences — 50 Units
- 3BR Villa (×20) — Forest & Garden views, ~4,000 sq.ft.
- 4BR Villa (×20) — River & Himalayan views, ~5,500 sq.ft.
- 5BR Villa (×10) — Premier Ganga frontage, ~7,000 sq.ft.
- Priced at ₹19,750/sq.ft. · Proceeds: ₹514.5–₹857.5 Cr.
- 99-year leased land · Hotel services + rental pool
05
GTM
Go-To-Market Strategy
Phase 01 · 2026–2028
Pre-Launch & Brand Building
- Operator brand agreement finalized
- Villa pre-sales launch (2026)
- PR in luxury/wellness publications
- Investor roadshows (US, India, UAE)
Phase 02 · 2028–2030
Construction & Pre-Opening
- Reservation system active
- Wedding & MICE advance bookings
- Wellness retreat packages launched
- OTA & travel agent partnerships
Phase 03 · 2030+
Operations & Stabilization
- Full hotel revenue operations
- Villa rental pool activated
- MICE and event sales expansion
- Annual wellness festival
06
Operations
Operations Plan
Construction Timeline
Now–Feb 2026Land registry · $2.5M T1
Feb–Jun 2026Operator sign · $2.5M T2
Jun 2026Construction approval + groundbreak
2026–2030~42 months construction
Jan 2030Commercial launch
Management Structure
Hotel managed by brand operator under a management agreement. Devagya Sunscape Pvt. Ltd. retains full asset ownership. COO Kapil Rawat leads on-ground development and government compliance. International architects and local hill-area designers in final selection.
Bank Financing Strategy
Once land registry is complete and the operator formally signed, the project qualifies for institutional bank financing. Post-zoning land value of $18–22M provides strong collateral for ₹350–400 Cr. in construction financing. Early investors may convert to villa allocation or equity at a discounted valuation.
07
Team
Leadership & Advisory
Minakshi Srivastava
CEO · Founder · JNU
FinTech, AI & Risk Analytics. Prior: GE Capital, Deloitte, Bank of America. Leads investor relations, project development, strategy.
Saurabh Agnihotri
CFO · Founder · IIT Kanpur
Investment banker, Principal at Silver Capital Advisors. Global M&A expertise. Financial strategy and capital planning.
Saurabh Srivastava
MD · Founder · IIT Kanpur
Investment strategist. Prior: Infosys, Merrill Lynch, BofA, PNC. Led prior 7× Marriott subsidiary investment.
Kapil Rawat
COO · Founder · JNU · IESE
Former VP Citibank Dublin. Full-cycle project execution: site operations, government compliance, construction management.
Advisory Network
Cushman & Wakefield (operator search) · Hotelivate (market feasibility) · Sharad Agarwal IIT-IIM (real estate) · Subrata Majumdar Cornell NY (governance) · Archana Bais (Chief Architect) · Full legal & compliance team
08
Assets
Land & Asset Strategy
Site: 27 acres (~88,863 sqm) in Bhaishwara, near Srinagar, Uttarakhand. Full acquisition from individual landowners. All agreements signed and court-registered; final registry pending DM approval. Hills on 3 sides, flat fertile land, 1km Ganga/Alaknanda river frontage.
Regulatory Context: Uttarakhand only permits purchase of government-designated tourism commercial land. Approval is mandatory and in the final stage — this is itself a competitive barrier. Post-zoning, valuations show 3–4× appreciation, required for bank financing.
As-Is Land Value
$8–10M
Independent valuation
Post-Zoning Value
$18–22M
3–4× appreciation
Branded Pre-Const.
$25–30M
After operator signed
Exit Target
$85–120M+
Hotel + Villas
09
Risk
Risk Analysis & Mitigation
LOW
Regulatory / Government Approval
In-principle approval (Jul 2025) · SDM & DM sign-off (Nov 2025) · NOCs all departments (Jan 2026) · CM sign-off expected Feb 2026. Substantially de-risked.
LOW
Land / Asset Security
All agreements signed and court-registered. Asset value ($8–10M) exceeds current raise ($5M). No funds deployed until zoning complete. 4–5× land exit covers full repayment.
MEDIUM
Construction Timeline / Cost Overrun
Villa pre-sales + bank loan financing mitigates risk. International design team in selection. Subrata Majumdar (Cornell) leads project governance.
MEDIUM
Operator Partnership
Term sheets from Marriott, Hilton, Hyatt, and Accor. Four competing operators reduces single-party dependency. Hotelivate and C&W advising on selection.
LOW
Market Demand / Occupancy
Recession-resilient spiritual and wellness tourism. Three major infrastructure catalysts increasing accessibility. Conservative projections per independent Hotelivate report.
LOW
Investor Capital Security
Multi-layer security: land collateral (4–6× raise) + villa allocation + corporate guarantees (US + India) + USD denomination + Pennsylvania jurisdiction.
10
Investment
Investment Structure & Terms
Promissory Note Terms
Annual Return15% fixed (45% / 3yr)
PaymentQuarterly or accrued
Tenor Options12, 36, or 60 months
Early RepaymentAllowed, no penalty
CurrencyUSD only
IRA / 401(k)Via SDIRA custodians
$250K+ InvestorsFirst right to equity convert
Early Investor DiscountUp to 20% on equity
Exit Pathways
- Path A: Loan repayment — principal + 15% annual, collateralized, USD
- Path B: Equity conversion at 20% discount → Hotel + Villas exit
- Path C: Villa allocation — specific branded villa parcel as collateral
- Strategic sale: Hotel at stabilization Year 4–5 ($70–80M)
- Combined exit: Hotel + Villas ($85–120M+)
Contact for Investment
Minakshi Srivastava — CEO, Janhvi Enterprise LLC · minakshis@janhvie.com · +1 484 641 3000 · janhvie.com · Pennsylvania, USA
View the Full Financial Model
The Financials document contains the complete 10-year P&L, IRR analysis, development cost breakdown, unit economics, and investor returns deep-dive.