ASK Real Estate Special Situations Fund - III
ASK Alternatives | Debt | | AIFIME's View on ASK Real Estate Special Situations Fund - III
Strategy
High-Yield Residential Real Estate Lending (~9% target post-tax yields at highest tax slab)
Investment Fund
The fund invests in what may be considered fairly high-risk lending (as evidenced by the ability to target a 21% XIRR). This increases the potential for possible credit events in specific events, which can pull down the overall returns. We would primarily recommend this fund to investors that are willing to take on a higher level of credit risk, in order to generate higher yields in their fixed income portfolio.
Fund's Strategy View
This Fund specializes in high-yield credit investments, primarily targeting residential developments in India's top six cities: NCR, MMR, Pune, Bengaluru, Chennai, and Hyderabad. By prioritizing fully approved projects and replacing existing lenders, the fund aims to capitalize on development-stage and distressed opportunities. Given a higher level of risk associated lending at development & distress stages, the fund targets an attractive 20%+ yield but this does come with a higher potential for credit losses. The fund seeks to minimise this risk, by primarily lending to seasoned developers (20+ years experience, 5 mn+ sq feet deliver, strong regional presence with a sound financial track record) and ensuring a high level of cash covers on projects they lend to.
Fund Performance
We refrain from evaluating the fund since it is yet to mature (less than 5 years).
IME's View on ASK Alternatives
View on AMC
ASK, a market leader with a strong investment policy and a highly skilled in-house team, has further solidified its position with Blackstone acquiring a majority stake in its asset management business. Its alternatives division is strengthened by strategic talent acquisition and a strong commitment to nurturing top-tier investment professionals.
AMC's Pedigree
ASK is a premier PMS provider recognized for generating sustainable, long-term returns with minimal risk. Over the past decade, ASK has ventured into alternative investments, especially real estate and has now entered into the long-short space.
AMC Team
Under the leadership of Bharat Shah, ASK has strengthened its alternatives division by bringing in top industry talent with pedigreed expertise. Vaibhav Sanghvi and Piyush Shah, both seasoned professionals in the long-short space, joined ASK from Avendus, while the Real Estate team is led by Amit Bhagat, a key member of the ASK Group since 2008. Vaibhav Sanghvi and others have ESOPs worth ~30% in the company.
Investment Philosophy
While ASK’s PMS division has consistently adhered to a GARP investment philosophy with no style drift, its alternative strategies are tailored to suit each investment approach. However, the firm remains committed to strategy adherence and upholding the high-quality standards that define ASK, backed by the expertise of its seasoned team.
Investment Strategy
ASK Real Estate Special Situations Fund III (RESSF III) is a Category II AIF designed to invest in structured credit opportunities in the real estate sector. The fund focuses on mid-segment and affordable residential projects in India’s top six cities, partnering with established developers to provide financing for high-potential projects.
Core Investment Approach
High-Yield Credit Investments in Real Estate:
- Focus on structured credit opportunities with defined downside protection.
- Provides funding for acquisition, construction finance, and last-mile funding.
Targeted Investment in Growth Corridors:
- Invests in Mumbai, NCR, Bengaluru, Pune, Chennai, and Hyderabad, key job and infrastructure hubs.
- Emphasis on mid-income and affordable housing projects, ensuring strong demand and liquidity.
Partnering with Strong Developers:
- Works with top regional and national developers who have proven execution capability.
- Ensures developer alignment through skin-in-the-game contributions.
Risk Management & Downside Protection:
- Employs stringent underwriting standards and active asset monitoring.
- No leverage at the fund level, ensuring capital security.
Trailing Performance
| 1yr | 3yr | 5yr | Since Inception | |
|---|---|---|---|---|
| ASK Real Estate Special Situations Fund - III |
Performance as of: 30-Sep-25 | Inception Date: 31-May-24 | Performance are post-fees, pre-taxes. Global funds denominated in USD or fund currency.
Investment team
Vaibhav Sanghavi | 5-star rated FM
CEO - Long Short | 26 yrs Experience | 2 yrs at current firm
Past Experience: Avendus (Co-CEO), Ambit Investment Advisors (Hedge FM), DSP ML (Proprietary Trader), HDFC Bank (Prop trader)
Vaibhav has worked along with Andrew Holland at both Ambit (where he helped run one of India's most successful hedge funds) and DSP ML (where he was a prop trader managing a $1 bn book). With a strong pedigree in proprietary trading and long-short strategies, he was the co-manager with Andrew for managing Avendus's long-short strategies. He joined ASK as their CEO on Aug-23.
Piyush Shah | 3-star rated FM
CIO - Long Short | 22 yrs Experience | 2 yrs at current firm
Past Experience: Avendus, Ambit
Piyush Shah, CIO & Fund Manager at ASK Group, leads the Alternate Investment platform, overseeing investment strategy, portfolio management, and business operations. With over 25 years in Indian equity markets, he specializes in derivatives and fundamental analysis, delivering strong risk-adjusted returns. He began his career at DSP Merrill Lynch, later managing a $1B proprietary book. At Ambit, he launched one of India’s first long-short AIFs, scaling AUM to ₹1200 Cr. At Avendus (2016-2023), he expanded the business, reaching ₹7000 Cr AUM. Piyush holds a Financial Management degree from Mumbai University.
Amit Bhagat | 4-star rated FM
CEO - Real Estate | 17 yrs at current firm
Past Experience: ICICI Bank, ICICI Property Services
Amit Bhagat Co-founded the Real Estate Private Equity business of ASK Group in 2008. He has experience of more than a decade in the mortgage finance including as National Credit Head for the mortgage division of ICICI Bank. He was also the head of ICICI Property Services and has advised/syndicated over US $ 500 Mn of private equity investments. At ASK, he has raised and manages/advises an offshore and three domestic funds amounting to US $ 500 mn. He has invested in 25 projects in five cities and demonstrated complete exits from 11 projects.
