GUIDEBOOK FOR MONETISATION OF REAL ESTATE ASSETS / ARTEFACTS

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1 AIR INDIA LIMITED GUIDEBOOK FOR MONETISATION OF REAL ESTATE ASSETS / ARTEFACTS Page 1

2 Introduction Monetisation of Real Estate Assets is key to any revival plan or Financial Restructuring Plan particularly for any sick or loss making company. It is preferable to unlock the value of unutilised immovable assets by way of sale or lease of such Real Estate Assets. Such a measure would bring more revenue to the PSUs and they would be less dependent on the government for a bail out. The Vijay Kelkar panel set up by the government has also recommended monetisation of surplus Real Estate Assets of PSUs. Accordingly, Ministry of Heavy Industries has circulated a draft Cabinet note to put in place a mechanism for such monetisation. In Air India, while formulating Financial Restructuring Plan, Deloittee has also recommended proper monetisation of its immovable assets. Later, when AI has finalised its Turn Around Plan (TAP) and Financial Restructuring Plan (FRP), monetisation of its Real Estate Assets form an important ingredient. The Group of Ministers (GOM) and the Committee of Officers (COO) constituted for finalising TAP & FRP has also strongly recommended such a monetisation. Finally, when Cabinet Committee on Economic Affairs (CCEA) in its meeting on 12 th April, 2012 approved the FRP & TAP for Air India, it has also approved monetisation of Real Estate Assets in Air India to the tune of Rs.5000 crore over the next 10 years period with the annual target of Rs.500 crore from the Financial Year 2013 onwards. In this background Air India has chalked out its plan to monetise its unutilised/ surplus immovable Real Estate Assets over the next few years. In order to put in place a transparent and credible mechanism, it is found prudent to come out with a hand book detailing all finer aspects of the proposed monetisation procedure along with relevant rules and instructions. Efforts have been taken to include relevant CVC and Ministry of Finance guidelines along with a broad check list in this hand book. However, this hand book is only a guide book and due care is required to be taken during actual implementation of monetisation plan on the basis of relevant rules and regulations in vogue at the time of taking a decision. Transparency and creditability however, remains the key to the successful monetisation process. Page 2

3 INDEX SL.No CHAPTER PAGE No I Turnaround Plan (TAP) & Financial Restructuring Plan (FRP) 4 II Cabinet Committee on Economic Affairs (CCEA) decision A. Purpose of monetisation 5 III Appointment of Consultant IV Board Approval 7 V Oversight Committee Terms of reference 7 VI CVC guidelines 8 Ministry of Finance Circulars (i) Procedure to be followed with respect to Monetisation VII of immovable assets A. Monetisation of properties through sale / alienation B. Monetisation of immovable assets through lease 10 rentals C. Monetisation through JV D. Monetisation of movable artefact assets. VIII E Auction 13 Module for Tendering 1. Introduction 1.1 Objective of the report 2. Pre Bidding Process 2.1 Setting Up An Overview Committee 2.2 Preparation of Bid Document 2.3 Preparation of Property Information Docket 2.4 Asset Marketing Advertisement Campaign Networking Activity 6 IX 3. Bidding Process 3.1 Notice Inviting Tenders 3.2 Expression of Interest To Bid 3.3 Site Visits 3.4 Access To Data Room 3.5 Pre Bid Conference 3.6 Receipt Of Bids Receipt of Bids in Sealed Bid format E-Auction of Subject Property 3.7 Bid Opening 3.8 Selection and Intimation 4. Post Bidding Process 14 X Disposal Platform 29 XI Annexures A to H 34 Page 3

4 Page 4 Guidelines for Monetisation of Real Estate Assets I. TURNAROUND PLAN & FINANCIAL RESTRUCTURING PLAN In the year 2011 Turnaround Plan (TAP) and Financial Restructuring Plan (FRP) of Air India was submitted to the Ministry of Civil Aviation (MoCA), Govt. of India, for its consideration. MoCA after processing it through Group of Ministers (GoM) and Empowered Committee of Officers (CoO) has placed it before Cabinet Committee on Economic Affairs (CCEA) for its consideration and approval. CCEA in its meeting held on 28 th October 2011 approved TAP and FRP of Air India. In this regard, Para of FRP states as under: Air India proposes to increase its non-operating revenues in order to augment its core passenger revenues. According to its strategic intent and as envisaged in the TAP, the Company proposes to monetize its Real Estate Assets and generate Rs 5,000 crores over a period of 10 years starting from FY Air India is in possession of a number of properties at various International and domestic locations, which are considered to be strategic assets and the same will be available for utilization for flight operations, Monetisation, leasing or any similar activity as deemed fit by Air India, as per future requirements. Air India has identified the Real Estate Assets which they propose to monetize over a period of time. The details of such Real Estate Assets are provided in the table below. Table 1: Prospective Real Estate Assets for monetisation City Location Area Leased/ Owned Chennai Freehold land and Residential flats at Palavanthangal Village and IA Staff Housing Colony Acres Owned Chennai Freehold Vacant No. 504, Annasalai / Teynampet, 63,897 Chennai Owned Delhi Airlines House, 113, Gurudwara Rakabganj Road 0.77 Acres Owned Delhi 16,188 Sq. Baba Kharak Singh Marg, Connaught Place, New Delhi Mt Owned Delhi Staff Quarters, Vasant Vihar, Delhi 30 Acres Owned Delhi Unit No. 264, 297, 310, 489, 631, 678, 684, 714, Asiad 1900 Sq. Village Complex, New Delhi Ft each Owned Hyderabad Freehold Land (CTE Complex) and Buildings in Central Training Establishment Acres Owned Land Mumbai Air India Building, Nariman Point 449,000 leased/building Owned Mumbai Building at old airport, Kalina, Santacruz 23,989 Sq. Mt Owned Mumbai Office Building, NITC, Santa Cruz, Mumbai NA Owned Mumbai Land at CIDCO Plot, Nerul NA Leased NCR, Gurgaon DLF, Qutab Enclave, Phase-III, Gurgaon, Haryana 420 Sq. Mt Owned The above is an indicative Real Estate Assets identified for Monetisation may differ with actual Monetisation program considering prevailing market conditions.

5 II. CABINET COMMITTEE ON ECONOMIC AFFAIRS The Cabinet Committee on Economic Affairs (CCEA) took a decision on on the Turn Around Plan and Financial Restricting Plan of Air India, one of the key aspects of FRP is Revenue generation from Monetisation of Real Estate Assets. The projected revenue from such Monetisation is around Rs.5000 crores over the next 10 years. CCEA has also stipulated certain milestones which are linked to equity infusion by the Govt. of India. Milestones are as follows:- 1. The moderated growth scenario with a performance of PLF of 73% -75% for the operational Turn Around Plan. Yield and utilization parameters as indicated in the base case of the TAP. 2. The Financial Restructuring Plan (a) Restructuring of short-term loans and working capital loans as proposed by the SBI Caps; and (b) Equity infusion as per scenario VII. 3. Induction of aircraft to be only based on route planning and economics; and to be reviewed after Hiving off of MRO and Ground Handling as proposed in the TAP. 5. Revenue generation through Monetisation of Real Estate Assets as proposed in the TAP. 6. Cargo- Mail Revenue and other revenues as proposed in the TAP. 7. HR policy review across Air India including subsidiaries and right-sizing of staff through an appropriate VRS package. 8. Completion of integrated IT systems for improving performance. 9. Customer oriented services as proposed in the TAP to be focused. 10. Ownership of the Turn Around Plan by the employees and management of AI essential. In accordance with the direction of CCEA, an Oversight Committee had been constituted in MoCA with representative from Department of Expenditure, MoCA, SBI, AS & FA (MoCA), CMD (AI) and JS (MoCA-In-charge Air India) to monitor and ensure that the milestones are achieved before the release of equity. One of the stated milestone is progress on Monetisation of Real Estate Assets. A. Purpose of Monetisation Air India has a vast property bank accumulated over a period of time at various locations in India and abroad. Some of the properties are lying unused for a long time. Besides, some properties are lying vacant because of shifting to Airport Terminal Building, city location and also as a result of stopping of operation from some locations etc. This gives an opportunity to the company to monetise such properties by way of sale, putting it on rent or even developing it as a joint venture to raise considerable Page 5

6 revenue. The revenue so generated can be utilized to retire its huge debts. This will help in improving its fiscal health and better balance sheet. In this background, monetisation of Real Estate Assets has become an important ingredient of the FRP. III. APPOINTMENT OF CONSULTANT In pursuance to the decision of Govt. of India authorizing Management to monetize its immovable properties, Air India Board approved the appointment of Real Estate Consultants. On 16 th January 2013, consultant M/s DTZ was appointed through a global tendering process, which had the approval of the management. M/s DTZ was appointed with the following brief terms and conditions: i. The Consultant would get the details of properties lying unused, under-utilized and of no use in the foreseeable future and shall prepare a roadmap for Monetisation of the properties. ii. The Consultant would value the properties considered for Monetisation as of date, draw conceptual plan for suitable options. iii. The Consultant shall provide site survey plans, use and application of development control regulations and bye-laws, give the inputs which would enhance the value of the property iv. The Consultant shall also provide brief financial analysis, valuation of property, Reserve Price for the site, market survey, and collection of circle rate and preparation of Report etc. v. The Consultant shall assist in execution of sale, lease and other options process thereof. Page 6

7 IV. BOARD APPROVAL Air India Board in its 51st meeting held at Airlines House, New Delhi on 14 th February 2013 approved the following six under mentioned properties to be monetized by selling it in the first stage of Monetisation. i. Land and Building at AI Colony, Kolkata. ii. Residential Flat no. 6B, Middleton Street, Kolkata iii. Land at Coimbatore iv. AI Plot no. 37/13 at DLF, Qutab Enclave, Phase-III, Gurgaon. v. Plot of Land (Lakshmi House), at Mount Road, Teynampet, Chennai. vi. 04 nos Flats at Sterling Apartment, Mumbai Air India vide its Board of Directors meetings no. 17 th dated , 46 th dated , 49 th dated and 51 st dated approved and reiterated its decision to disposed of the residential property at Mauritius (MRU). Air India vide its Board of Directors meetings no. 37 th dated , 40 th dated , 46 th dated , 49 th dated and 51 st dated approved and reiterated its decision to dispose off the residential property at Nairobi (NBO). Air India vide its Board of Directors meeting no. 22 nd dated and 24 th dated , approved the sale of property in Hong Kong (HKG). V. OVERSIGHT COMMITTEE In order to have transparency in all the deals and to oversee the entire process of monetisation, Air India management on 14 th Feb., 2013 constituted a three member Oversight Committee comprising of Justice (Retd) D.M. Dharmadhikari, an Ex- Supreme Court Judge, Shri Pratyush Sinha, an Ex-Chief Vigilance Commissioner and Shri V.N.Kaul, an Ex-CAG. The terms of reference of the Oversight Committee are: i) To advise and oversee the process of valuation of immovable assets owned / leased by Air India. ii) To advise and oversee the process of maximization of Monetisation of such Real Estate Assets. iii) To advise and oversee the procedure to be adopted for revenue generation out of such monetisation. The Oversight Committee will monitor the entire procedures to be adopted for maximum realization of revenue from the Monetisation of the properties. Apart from the above, on 1 st April, 2013 a three member Utilization Survey Committee has also been constituted comprising of Smt. Vineeta Bhandari, ED-NR, Page 7

8 Shri Ansbert D Souza, GM- Finance and Shri K. G. Shekhar, DGM- Engg. The scope of the Committee will be: i) The utilization survey shall be undertaken by the committee for determining the utility of the property proposed to be monetized. ii) The survey shall enable determination of the mode of Monetisation depending upon requirement or otherwise of all such properties i.e. whether such immovable property be monetized by sale or putting it on lease or rental or by way of developing it as a JV project. VI. CVC GUIDELINES Air India further proposes to adhere to the CVC guidelines and based on the same has prepared general checklist for eliminating common lapses observed during tender process. Air India officials are required to deal with variety of Tenders at some stage of their day to day office routine work. The requirements of various departments differ in ordering the goods or purchasing/procuring the materials or awarding a contract to an outside agency etc. However, the basic principles of tender procedure remain the same. The Tender Procedure is mainly categorized as follows: 1. Preparation of Technical Specifications 2. Drafting & Preparation of Tender Document 3. Preparation of Estimated Cost 4. Publication of Tender Notice 5. Pre-Qualification of contractors 6. Scrutiny of applications & Empanelment of Parties 7. Issue of Notice Inviting Tender (NIT) 8. Sale of Tender Documents to empanelled parties 9. Receipt & Opening of Technical Bids 10. Scrutiny & Evaluation of Technical Bids 11. Receipt & Opening Commercial Bids 12. Scrutiny & Evaluation of Commercial Bids 13. Acceptance of Tender Bid 14. Post Tender Negotiations 15. Award of Work 16. Formalities after Award of Work Page 8

9 While dealing with Tendering procedure officials have to take utmost care of observing various aspects of Tender Procedures. To overcome the irregularities, to improve the tender process and to avoid lapses in various contracts, checklist must be taken into account. They are given below in brief: i) Filing system ii) Provisioning iii) Preparation of tender document & specifications iv) Preparation of estimated cost v) Appointment of consultant vi) Invitation and opening of tenders vii) Tender / bid document viii) Postponement of tender opening ix) Receipt of tenders x) Opening of tenders xi) Scrutiny of tenders and award of work xii) Post tender negotiations xiii) Technical evaluation of tenders xiv) Formalities after award of work (ignored at times) xv) Payment for the contractor/agency xvi) Purchase preference to public sector enterprises xvii) Reasonableness of prices xviii) Advance payment & bank guarantees xix) Performance bank guarantee xx) Stipulation of delivery period in the contract xxi) guarantee / warranty terms xxii) Modification of contract terms / specifications xxiii) Post-contract monitoring xxiv) Penalty termination clause xxv) The cardinal principles in tendering procedure Page 9

10 VII. MINISTRY OF FINANCE CIRCULARS The Government of India and Ministry of Finance have issued instructions with regard to sale/ alienation of land and properties from time to time which have envisaged and placed the mechanism for the procedure of Monetisation in departments / organizations / Govt. funded autonomous bodies and PSUs. A list of such instructions is as below: Govt. of India in its General Financial Rules 1963 vide annexure to chapter 8 Rule 102 (1) dated 30/7/2002 states that tenders may be advertised in national dailies in addition to the Indian Trade Journal, which is being published by DG of Commercial Intelligence and Statistics, Kolkata a Govt. publication. For improving e-governance and bringing greater transparency, Organization s website to be used. (Annexure A) Govt. of India, Ministry of Finance, Deptt. of Expenditure vide its circular no. 8(18)/EII(A)/2010 dated has laid down guidelines for sale/ grant/ assignment/ allocation/ disposal of Govt. assets. (Annexure B) The approval of Ministry of Finance is required for even assets created from Govt. funds by autonomous bodies. Govt. of India, Ministry of Finance, Deptt. of Expenditure vide its circular no. 8(18)/EII(A)/2010 dated has further laid down guidelines for sale or long term lease of land belonging to the Govt. or Govt. controlled statutory bodies. (Annexure C) The approval of the Union Cabinet is required. Govt. of India, Ministry of Finance, Deptt. of Expenditure, Public Procurement Cell vide its circular no. 10/1/2011-PPC dated has made mandatory the publication of Tender Enquiries on the Central Public Procurement Portal. (Annexure D) Govt. of India, Central Vigilance Commission vide its circular no. 98/ORD/1 dated stated that departments/organizations should ensure that the entire process of e-procurement/reverse Auction is conducted in a transparent and fair manner. (Annexure E) Govt. of India, Ministry of Finance, Deptt. Of Expenditure vide its circular no. 14(12)/2008-E-II(A) dated has laid down guidelines for use of Integrity Pact by PSUs Implementation of Administrative Reforms Commission (ARC) recommendation. The Commission recommends encouragement of the mechanism of Integrity Pacts and a copy of the generally applicable Integrity pact is attached (Annexure F). Ministry of Finance has recommend that the Integrity pact may be used by all Government Ministries/Departments and Public Sector Undertakings to make such agreements enforceable. Page 10

11 Procedure to be followed with respect to Monetisation of immovable assets Keeping in view various OM s issued by the Department of Expenditure, Ministry of Finance, Government of India and General Financial Rules 1963 following procedure may be followed with respect to Monetisation of immovable assets as per the Financial restructuring plan approved by the CCEA in its meeting held on 14 th April The Monetisation can be done through: A. Monetisation of properties through sale / alienation 1. Utility survey of the properties owned or taken on lease by Air India. 2. Short listing of properties that can be monetized by way of sale / alienation / developing such properties on JV or long term lease taking into account report of the utility survey undertaken by the Management of Air India.. 3. Proper valuation of such properties as per prevailing market price through a Global consultant M/s DTZ (already selected/appointed by Air India for the purpose through a competitive bidding system). 4. Placing such proposals before the Board of Directors for their approval. 5. Forwarding the proposal to the Ministry of Civil Aviation for necessary approval of the Government. 6. After receipt of approval from the Government, the process for sale through e- auction or any other mode / mix-mode for disposal of any immovable assets considered by the Board of Directors if found appropriate on the advice of the consultant and after examination by the Oversight Committee. 7. Advertising of the properties as per the General Financial Rules 1963 vide annexure to chapter 8 Rule 102 (1) and Ministry of Finance, Deptt. Of Expenditure, Public Procurement Cell vide its circular no. 10/1/2011-PPC dated Conduct of e-auction / other mode as decided by the competent body. 9. Evaluation of bids. 10. Award to the highest bidder. B. Monetisation of immovable assets through lease rentals: 1. Analyzing the merits of putting a property on short/medium/long-term lease rental particularly if such property can be required in future during the expansion phase of TAP/FRP. 2. Such properties may be monetized through lease rentals for a particular period of time. 3. Placing such proposals before the Board of Directors for their approval. 4. Any other mode/mix-mode for disposal of any immovable assets may also be considered by the Board of Director if found appropriate on the advice of the consultant and after examination by the Oversight Committee. Page 11

12 C. Monetisation through JV: 1. Analysing the merits of putting a property on JV particularly keeping in mind the expansion phase of TAP / FRP. 2. The Utility Committee and M/s DTZ is to examine and advise if the, properties can be utilised/constructed through JV. 3. Properties to be utilised through JV s could be those having high commercial value, interalia in terms of: Air India futuristic plans Strategic location of the land / building Terms of Lease deed of the land / building Allowance of FSI & High rise building 4. On going through JV Channel, Air India can retain the ownership / lien on the plot and at the same time can earn some returns by ways of lease rentals and sale of floors. 5. Placing of such proposals before the Board of Directors for their approval. Any other mode / mix-mode for disposal of any immovable assets may also be considered by the Board of Directors, if found appropriate on the advice of the consultant M/s DTZ and after examination by the Oversight Committee. D. Monetisation of movable artefact assets: Air India over the span of time has acquired priceless artefacts from all over the world, which has immense value in terms of money too. The procedure that is proposed to be adopted for such monitisation is as under: 1. Short listing of artefacts that can be monetized. 2. Proper valuation of such artefacts as per the prevailing market price through global valuer s. 3. Categorization of the artefacts as per the valuation. 4. Placing proposals for such artefacts, for Monetisation before the Board of Directors for their approval. 5. Forwarding the proposal to the Ministry of Civil Aviation for necessary approval of the Government. 6. Advertising of the artefacts to be monetized as per the Government Guidelines. 7. Auction may be carried out through credible art auction organisation, e.g., M/s Sotheby s, M/s Christie s etc. 8. Award to the highest bidder. Page 12

13 VIII E AUCTION What is an e-auction: e-auctions are negotiations conducted via an online platform. Suppliers get the possibility of improving their proposals based on market feedback (e.g. rank in negotiation) and are considered to be the most transparent way of conducting negotiations. E-Auctions include both price and non-price (service level, quality, etc.) parameters to ensure that the result of the auction reflect the overall best total value for the organisation. Benefits of participating in an e-auction Transparent process It will be clear to participants why they won/lost the e-auction Participants will receive real-time market information Contracts can be awarded faster Time saving compared to face-to-face negotiations E auction thus provides suppliers a possibility of improving their proposals based on market feedback and are considered to be the most transparent. Participants come to know the reasons of winning and losing the e-auction. Also apart from receiving real-time market information, contracts are awarded faster. For example, under e-auction process Organization and Service provider duties and responsibilities are: Analysis of spend categories, Develop unambiguous specification/ vendor listing, Approval of e-sourcing service provider, Develop e- RFP/ Conduct pre-qualification, Conduct and monitor the e-auction, Evaluation of bids, Award and Value proposition analysis. A Model RFP is enclosed at Annexure G. Page 13

14 IX. MODULE FOR TENDERING 1 Introduction Air India Limited (AIL), the national carrier of India, intends to generate capital through monetization of properties to yield around INR 5,000 Crore over the next few years. 1.1 Objective of the report The objective of this report is to provide a transparent mechanism which can be used to undertake the monetization of surplus Real Estate Assets. This Disposal Methodology Guidelines provides procedures, terms and conditions and other guidelines which should be followed while undertaking the monetization process. This report provides guidelines to be followed for identifying, qualifying and allowing prospective bidders to participate in the proposed monetization of real estate assets of AIL. The Disposal Methodology Guidelines has been prepared comprising the following: Overview of the Bidding Process as described in (Figure 1). Detailed methodology for undertaking monetization of AIL s real estate assets. Rest of the report elaborates on the above mentioned topics. Figure 1 Bidding Process Framework Page 14

15 2 Pre Bidding Process The pre bidding process should be aimed at preparing for a smooth and transparent execution of the monetization exercise. Given the diversity of Real Estate Assets and their location, a comprehensive information dockets which comply with necessary regulatory framework and market practices should be prepared. The key activities to be undertaken in pre bidding process are as follows. 2.1 Setting Up An Overview Committee There should be an Overview Committee to monitor the bidding process and ascertain transparency in execution of the monetization process. Besides ensuring adherence to bidding protocols, as detailed in this Disposal Methodology Guidelines, the overview committee shall also report to appropriate authorities within the company on the progress of monetization process. 2.2 Preparation Of Bid Document Owing to the complexity of monetising real estate assets through a bidding process, it is imperative to prepare a comprehensive Bid Document which details the process of bidding along with terms and conditions of the transaction. The guidelines in preparing the Bid Document, which will include, but may not be limited to the following contents, are detailed below: Notice Inviting Tender (NIT) o Notice Inviting Tenders are Request For Proposals (RFPs) from prospective bidders. NIT should be prepared and published in newspapers, as detailed in paragraph and paragraph Non Disclosure Agreement (NDA) o Non Disclosure Agreement (NDA). The NDA should provide for an undertaking from proposed bidders that the Bid Document and all other information, documents or discussion relating to the bidding process is confidential and shall not be used by the prospective bidder for any purpose other than evaluation of the property for perspective of bidding process. o NDA should also highlight the bidder s acceptance to refrain from reproducing, forwarding or dissemination any document or information on the bidding process to any other person except its legal and financial advisors. Draft Agreement of Sale o The draft Agreement of Sale should be a contractual agreement between AIL and successful bidder capturing the terms of sale, price consideration of the property and timelines of payment. o The draft Agreement of Sale should be part of the Bid Document for potential bidders to understand the terms of transactions. Page 15

16 Draft Sale Deed o There should also be a draft Sale Deed - a legal document which shall transfer the ownership of the property from seller (AIL) to the buyer (successful bidder). o Sale Deed would be executed between AIL and the buyer on payment of complete sale consideration. Expression of Interest To Bid o The format for Expression of Interest to Bid should be prepared to pre-qualify prospective bidders, if necessary. Expression of Interest to Bid should be notification from the bidder showcasing the intent to participate in the bidding process in accordance with rules and provisions of the bidding process detailed in the Bid Document. o Additionally, Expression of Interest to Bid template should provide a profile of prospective bidder along with information on financial sufficiency, in a prescribed format. Bid Submission Form o A proposal from prospective bidders capturing the purchase price for the property under consideration should be prepared. The Bid Submission Form should also provide consent of bidders to adhere to the payment schedule and timelines. o All prospective bidders to ensure financial bid submitted by him / her should remain in force and valid for a period of 90 days from the date of opening of the financial bid as prescribed in the NIT ( Bid Validity Period ). AIL shall reserve the right to reject / disqualify the bidder, who does not comply with the said clause. Details of Earnest Money Deposit o In order to exhibit prospective bidder s participation in the bidding process is sincere and made in good faith, Earnest Money Deposit should be sought from prospective bidders. o Interest free Earnest Money Deposit ( EMD or Earnest Money Deposit ) could be set at prescribed percentage of Reserve Price (as per the table 1 below), which may or may not be stated in the Bid Document. EMD should be payable in form of Demand Draft or Pay Order drawn in favour of Air India Ltd.or through electronic transfer, details of which should be mentioned in the specific Request For Proposal Page 16

17 Slab no. Said Property Reserve Price EMD (% of the determined Reserve Price) Slab 1 up to INR 2.00 crore 4 % of the Reserve Price Slab 2 Between 2.00 and 5.00 crore 3 % of the Reserve Price Slab 3 Between 5.00 crore and crore 2.5% of the Reserve price Slab 4 Above crore 2% of the Reserve price Selection methodology for successful bidder o A scoring methodology to evaluate and select the highest bidder amongst all the bids received for subject property / properties should be prepared. o Depending upon the type of transaction or monetization strategy, relevant parameters should be included in selection of the successful bidder. Payment Schedule and Timelines o In order to make prospective bidders aware of payment timelines in advance, there should be a schedule for payments to be made by the bidders on achieving respective milestones. Any other required document If required, in addition to above key documents, additional documents / information in the Bid Document may be included. Any addendum or corrigendum to the Bid Document should be communicated to all prospective bidders through appropriate mechanism. 2.3 Preparation of Property Information Docket In addition to the Bid Document, a detailed Property Information Docket should be prepared before initiating the bidding process. The property information docket should include, but may not be limited to, following documents: Property Description o The key attributes of the subject property should be explained in the property description, highlighting the type of property (residential apartment, commercial premise, land, etc) along with area details (size of the property), complete address, and present status of the property (currently vacant or occupied), etc. Location description o A brief note on neighbourhood profile of the property should be prepared. Moreover, access to the property, existing activity nodes (commercial / residential), existing and proposed Page 17

18 infrastructure developments, etc, should be explained in the location description. List of available documents o A list of all documents available with respect to the subject property should be included in the property information docket. The list of documents should include, but may not be limited to Title Certificate, Tax Receipts, Sale Deed / Lease Deed, etc o For documents not available (if any), an explanation on status of such documents may be included in the property information docket. 2.4 Asset Marketing With an objective to reach out to a wider section of prospective buyers and create excitement in market place, a detailed asset marketing plan should be prepared. The asset marketing plan must include advertisement campaign and networking exercise which should be conducted as per the following guidelines: Advertisement Campaign To ensure highest transparency and maximum monetization potential of the Real Estate Assets, a detailed advertisement campaign should be undertaken through well circulated newspapers along with other source of marketing. The key guidelines to undertake an effective advertisement campaign are given below: Advertisements templates should be prepared incorporating property name, area details, location of the property, bidding and contact details (including and telephone coordinates). Moreover, advertisement templates should also carry a web address (on existing AIL s website) which will provide in-depth details of the subject property including photographs of the property, reserve price, etc. A detailed marketing plan, including names of newspaper (both regional and national newspapers), dates for placing advertisements in newspapers and frequency of advertisements, should be defined in the advertisement campaign. Moreover, in order to receive online Expression of Interest from potential bidders at a later stage, a separate portal should be created using the existing IT platform of AIL or a third party which shall be appointed by AIL to manage the e-auction Networking Activity A Public Relationship Exercise is vital to capitalise the momentum created through the advertising campaign. The key activities to be undertaken while conducting a networking exercise are detailed as follows: Page 18

19 Prospective bidders should be kept abreast of the bidding process and queries on the bidding process, property details, etc should be addressed. Interest amongst prospective buyers should be created, either through an internal team or by availing services of an external consultant, to bid for advertised properties. 3 Bidding Process The bidding process must be aimed at maintaining transparency and fairness in receipt and opening of bids. The bidding process should be executed as per the following defined guidelines: 3.1 Notice Inviting Tenders Notice Inviting Tenders (NITs) should be placed in public media inviting prospective bidders to bid for subject properties. The key steps in preparing and publishing NITs are details as follows: Notice Inviting Tenders should be prepared as per the template and guidelines detailed in paragraph NITs must be placed, as per the defined templates, in at least one national and one regional newspaper (region where subject property is located). Moreover, a portal / web-link on existing IT platform of AIL s website should be created. In addition of newspapers, Notice Inviting Tenders inviting bids from prospective bidders shall also be placed on the AIL s web portal. 3.2 Expression of Interest To Bid A notification from the bidder expressing the intent to participate in the bidding process in accordance with rules and provisions of the bidding process detailed in the Bid Document. Expression of Interest should be sought and evaluated as pre-qualification criteria of prospective bidders, both in case of sealed bid methodology as well as e-auction process. Prospective bidders may access Expression of Interest and Non Disclosure Agreement on the web portal created in the existing IT platform of AIL or by e-auction agency finalised by AIL. Expression of Interest should be sought from any person (including any individual, company, joint venture or consortium), in the pre-defined format, in order to participate in the bidding process for the subject property/properties. In an event of an e-auction methodology being adopted for the monetization process, prospective bidders will be required to register on the e-auction web portal. Page 19

20 On successful registration, prospective bidders will be provided with an unique registration ID through appropriate mechanism (Example s). Using the unique registrations ID, prospective bidders will be required to provide a brief profile (as per prescribed format) and scanned documents establishing financial sufficiency. Information on financial sufficiency (in the prescribed format) will include, but may not be limited to, balance sheet (in case of a company / firm), bank statements, fixed deposits, income tax returns, etc. Prospective bidders should also provide a signed confidentiality agreement or Non Disclosure Agreement (NDA) on the e-auction web portal Each Expression of Interest should be evaluated on pre-defined considerations which should include, profile of prospective bidders, financial strength, main sources of income, etc. If required, prospective bidders should be asked to provide further information and clarifications post submission of Expression of Interest. The expression of interest should be rejected in case the prospective bidder fails to provide required information based on the pre-defined consideration (profile, financial sufficiency, etc). On successful verification of Expression of Interest and submission of the EMD, login credentials (including a system generated password) to the e- auction web portal would get generated and conveyed to the prospective bidders. Scheduled dates and timelines to conduct Site Visit should be communicated to all bidders with accepted expression of interest. Prior registration from prospective bidders before undertaking site visit should be mandatory. Additionally, all prospective bidders (with accepted expression of interest) should be provided with timelines to access data room and pre-bid conference. 3.3 Scheduled Site Visits As properties are being monetised on an As Is Where Is basis, unless specified otherwise in the bid document, prospective bidders should be recommended to personally acquaint themselves with the subject property. Prospective bidders may undertake a Site Visit of the property as per the scheduled date and time. The key activities to be undertaken while conducting site visits are listed below: A team should be nominated to manage site visits of the subject property / properties. Page 20

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