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Confidential Investment Memorandum
Colombo 05 · Sri Lanka
Torrington
Avenue
Redevelopment
5.5 Acres  |  Colombo 05  |  112 Units
Opportunity
Acquire and consolidate 5.5 acres in prime Colombo 05 via enhanced landlord compensation (200M per unit).
Project Scale
70B – 95B LKR potential Gross Development Value.
Objective
Secure 100% site control and execute landmark vertical redevelopment.
Prime Urban Land ◆ Colombo 05 ◆ 5.5 Acres ◆ 112 Households ◆ Institutional Scale ◆ 70B–95B LKR GDV ◆ Prime Urban Land ◆ Colombo 05 ◆ 5.5 Acres ◆ 112 Households ◆ Institutional Scale ◆ 70B–95B LKR GDV ◆
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Land Analysis
Strategic Land Position
Site Dimensions
Total Area
5.5
Acres
Sq Footage
239,580
Sq Ft
Perches
880
Total
Per Household
7.86
Perches each
Market Land Value
Per Perch (Market) 18M – 20M LKR
Equivalent Per Household 141M – 157M LKR
Proposed Offer
200M
LKR Per Household
Secures 100% site control across 112 units
Eliminates landlord resistance at acquisition
Locks competitive advantage vs. market
Market Offer150M
Our Offer200M (+33%)
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Feasibility Analysis
Development Potential
Planning Scenarios — FAR
FAR Ratio Buildable Area Scenario
4 : 1 958,320 sq ft Conservative
5 : 1 1,197,900 sq ft Moderate
6 : 1 1,437,480 sq ft Upside
Market Pricing — Colombo 05
60,000 – 70,000
LKR per sq ft
Projected GDV Range
Conservative (4:1 FAR)
~60B LKR
Moderate (5:1 FAR)
~72B LKR
Upside (6:1 FAR)
~90B+ LKR
This is
Institutional-Scale Redevelopment
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Moderate Case 5:1 FAR @ 60k psf
Financial Model
Cost Stack
Construction (22k psf) ~26B LKR
Compensation (200M × 112) 22.4B LKR
Soft / Finance / Marketing 10 – 12B LKR
Total Project Cost ~58 – 60B LKR
Upside Lever
If pricing increases to 65k psf → margin improves materially across all FAR scenarios.
Profit Summary
Gross Development Value
~71.8B
LKR
Gross Profit
~13–14B
LKR
Margin
18–20%
Base Case
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Strategic Rationale
Why 200M Is Strategic
The Premium Explained
Current Developer Max Offer
150M LKR
Our Proposed Offer
200M LKR
Incremental Capital Required
5.6B LKR
That 5.6B Unlocks
  • Secures the entire 5.5-acre contiguous block
  • Removes all political friction at household level
  • Prevents litigation delays across 112 units
  • Accelerates planning and approval timelines
  • Enhances brand positioning as a trusted developer
This Is a
Control Premium
Not overpayment.
At 6:1 FAR
25%+
Margin
Premium Pricing
30%+
Possible
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Summary
Investment Thesis
Rare urban consolidation opportunity in Colombo 05.
Key Strengths
01
Prime Location
Colombo 05 — most liquid residential market
02
Contiguous Block
5.5 acres — single consolidated parcel
03
Strong Demand
Persistent undersupply in premium vertical
04
FAR Upside
Multiple planning scenarios from 4:1 to 6:1
05
Social ESG
Aligned acquisition — above-market compensation
06
SPV Structure
Clean capital stack, ring-fenced project entity
Projected Investor IRR
Base Case
18–25%
Moderate FAR · 60k psf
Upside Case
25–30%
6:1 FAR · Premium pricing
Next Steps
1
Confirm zoning & FAR parameters with UDA
2
Structure SPV and define capital stack
3
Secure capital commitment from lead investors
4
Engage & execute landlord consolidation strategy
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