Strategy Overview · Powered by IKAN · Private & Confidential · May 2026
India's intelligent corporate residences.
Owned-and-operated serviced homes for the world's enterprise talent — built through joint ventures with developers, and filled by demand only IKAN can bring. The art of arriving.
This page is the map — a visual summary. The full reasoning, sources and models live in the documents linked throughout, and in the library below. It does not replace reading them.
Developers can build the building. Operators can run it. Aggregators can find demand. Only Nest.IQ arrives with the tenants — because it is powered by IKAN, a global mobility company that has moved enterprise talent into India's cities for three decades.
years in global mobility
enterprise clients
assignments managed
cities served
IKAN network · lead JV target: Embassy Group (Bengaluru) · target cities: Bengaluru, Hyderabad, Gurgaon/NCR, Pune, Mumbai, Chennai.
Organized share of India's ~US$20B rental market
13–14%
86% unorganized · 71% of renters have no formal contract.
CBRE · Colliers · industry triangulation
GCC employees in India (millions)
EY · NASSCOM · ~1,700 GCCs → 2,400–2,550 by 2030
Addressable opportunity (US$B)
Triangulated, two-tier · 12–17% CAGR
Premium business hotels run ₹11–14k/night — never built to be lived in for 90 days. Office leasing hit 29.2 msf in 2024 (+29% YoY), with Bengaluru + Hyderabad >60% of GCC demand. The talent is landing now; quality, accountable homes barely exist.
Every figure here is sourced or labelled. TAM is shown as two disciplined tiers (organized ~US$3–5B today; broad managed-living to ~US$7–12B by 2030) — never as a single inflated number. See the TAM/SAM/SOM report and market research.
Hospitality-led operators have inventory but opportunistic demand. Mobility-led aggregators have demand but no inventory. Nest.IQ fuses owned-grade keys with captive demand — and adds intelligence. No one in India occupies this quadrant.
Detail: Competitive Analysis. Watch-item: Ascott co-owns the SilverDoor/Synergy aggregator — the one incumbent who could fuse the halves. The window is now.
Asset-light for the operator; demand-rich from day one for the asset owner. The developer carries the capital; Nest.IQ carries the brand, the operations, the intelligence — and the occupancy.
Developer brings
| Land & building |
| Construction capital (capex) |
| Local regulatory depth |
Nest.IQ brings
| Brand & enterprise sales |
| Operations & hospitality |
| Captive occupancy + the .IQ layer |
| The IKAN mobility wrap |
Shared
| Recurring income |
| Brand & absorption premium |
| A financeable, exit-ready asset |
Everyone can build the building. Only Nest.IQ arrives with the tenants.
Structures (the split is a negotiated input, not assumed): management agreement — base fee 2–4% of revenue + incentive 5–15% of GOP — or revenue-share with a minimum guarantee. Detail: Business Model.
IKAN's network fills the homes before they open. Captive enterprise demand means higher, steadier occupancy — and none of the 15–30% OTA/CAC drag that defines hospitality-led peers.
| Pre-let, not marketed | Enterprise contracts secured before opening |
| The wrap | Immigration · relocation · destination · concierge |
| One standard | Every key, every city — operated to a single bar |
Stabilized occupancy
Hotel Management, 2025 · directional benchmark
Demand matching
IKAN pipeline routed to the right home, city & date.
Dynamic yield
Length-of-stay & rate optimization across the portfolio.
Smart building ops
IoT, energy & service on one operating layer.
Resident platform
App-based arrival, services & the whole-stay experience.
We don't hand over keys — we deliver arrivals. Each step of the journey is a high-margin, LTV-expanding cross-sell from the IKAN ecosystem.
Immigration & visas
Relocation
The Nest.IQ home
Destination services
Concierge & renewals
Attach rates & per-service margins are modelled as inputs. See Business Model (cross-sell & LTV).
Proven — Ascott
Asset-light operating + JV + technology compounds. ~6,100 India units today, targeting 12,000 by 2028 — built on management agreements, not balance-sheet leases.
Cautionary — Sonder
Lease-heavy, transient, demand-by-OTA. The fixed lease stack outran the margins → Chapter 11 / bankruptcy, 2025.
Nest.IQ takes the proven half — asset-light ops + JV + intelligence — and adds the one thing Ascott still buys from aggregators: captive demand it owns outright.
A representative pilot
| Keys | 50–80 (Bengaluru) |
| Blended ADR | ~₹8,500 (market range; city-specific) |
| Stabilized occupancy | ~72% base · 78–82% upside |
| Property EBITDA | 28–40% (corporate-housing benchmark) |
| Capex / key (ex-land) | ~₹1.1–1.4 cr — developer-funded |
| Stabilization | 18–24 months (pre-let accelerates) |
The branded-residence effect
~33%
price/rent premium for branded vs unbranded — and faster lease-up. (Up to ~75% in some Indian markets.)
Savills · RPRealtyPlus, 2025
Illustrative — built from sourced market benchmarks, not a forecast. Per-city ADR, occupancy, capex, the JV split and any capital are inputs set together. No returns are asserted. Full model + the 12 inputs: Financial Framework.
Illustrative gross room revenue by phase (US$M / yr)
ILLUSTRATIVE arithmetic (keys × ~72% × ₹8,500 × 365). Before ancillary + cross-sell.
Valuation framing (US$M enterprise value)
Base = hospitality multiple on 1,500–2,000 keys. US$500M requires a proptech/SaaS multiple — a narrative ceiling, not a promise.
Twelve inputs (USD/INR, land treatment, capex, per-city ADR & occupancy, JV split, ramp, EBITDA & G&A, tech premium, receivables, deposits, raise size) are supplied by the team, never assumed. Full model: Financial Framework · Investor Strategy.
Phase gates and the hiring plan: Roadmap · Business Plan.
01
The gap is real
<15% of a ~US$20B rental market is organized; 71% of renters have no formal contract. The structural gap is the thesis.
02
The demand is captive
Mobility-led occupancy fills homes before they open — ~78% vs ~66% — and avoids the 15–30% OTA/CAC drag.
03
The model is proven
Asset-light + JV + tech scales and endures (Ascott). Lease-heavy transient plays fail (Sonder, 2025).
Everything above is a summary. For the full reasoning, sources and models, read the Business Plan and the Business Model in full — and the supporting intelligence, financial and investor documents below.
Strategy
Intelligence — sourced & shareable
Decks · brand · product
The art of arriving.
NEST.IQ · POWERED BY IKAN · PRIVATE & CONFIDENTIAL · 2026