Re-Development of 26,516 Sqm. Railway Staff Colony land , at Railway Station

Pre-Bid Meeting Presentation 30.08.2019 & 03.09.2019 About RLDA

▸ Railway Act 1989 amended in 2005 to establish RLDA – a Statutory Authority under Ministry of Railways for Commercial Development of vacant railway land for generating revenue (required by Railways for up-gradation/maintenance of its network) by non-tariff measures. This amendment essentially contains the following provisions: ▸ RLDA became functional on 19th Jan 2007 after notification of RLDA (Constitution) Rules, 2007 ▸ Railway Act 1989, Chapter (IIA), Article 4D states function of the Authority as follows: ▸ Shall discharge such functions and exercise such power of central government in relation to development of railway land, for commercial use, assigned by the central government; ▸ Has power to enter into agreement and execute contract for the above. ▸ Section 11 of the Railways Act, which empowers the railway administrations to execute various works required for the purposes of constructing and maintaining a railway has also been amended to include, vide sub-clause (da), “developing any railway land for commercial use”.

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 1 ADROIT - RSP ADVISORS 06-09-2019 About ADROIT & CO and RSP Advisors (Financial & Marketing Consultants)

# Area of Experience Years / Value of the ADROIT & CO and RSP Advisors (Consortium) No. of Project(s) Financial & Marketing Consultants Projects (Rs. In Crores)

Raj Kumar Dua, ADROIT & CO, Chartered Accountants, New Delhi (33 years, Since 1986) (Valuation, Financial Modelling, Transaction Advisory, Marketing and Financial Close of Projects on PPP Mode) 1 Real Estate Sector: Since 2003 Since 2003 Approx. 4,500 a) Rail Land Development Authority (RLDA), Monetisation of Railway Land 25 Nos. 4 – 2000 b) Raipur Development Authority (RDA), Multiplex cum Mall 1 No. 350 c) Raipur Municipal Corporation (RMC). Multiplex cum Mall 1 No. 200 d) Other similar projects for Municipal Corporations of Chhattisgarh State 3 Nos. 50 – 150

2 Infrastructure Sector (Rail, Metro, Road, Air, Shipping & Tourism): Since 2005 Since 1995 Approx. 23,000 a) Road & Highways (for NHAI, MORTH & NHIDCL) on BOT, HAM, EPC &Toll 32 Nos. 2 – 1400 b) Railway Station Development (RITES), Monetisation of Commercial Land 8 Nos. 100 – 700 c) Inter-State Bus Terminal (RMC) 1 No. 35 d) Metro Projects (RITES), Non-Fare Box Revenue Assessment along with TOD 4 Nos. 1000 – 3000 e) River Cruise Liner (MAHABAAHU – JV of FHTPPL & ATDC) 1 No. 25 f) Amusement cum Water Park (RMC & RDA) 2 Nos. 300 – 500 g) Entertainment & Recreation Centre (RMC, KMC & RMC) 3 Nos. 20 – 50 h) Parking cum Commercial (RMC) 1 No. 40 i) Navi Mumbai Transit Oriented Development (IRCON), CBD Belapur & Juhi etc. j) Policy Document for Institutional Land Allotment (NRDA) 3 Power Sector (Generation, Transmission, Distribution & Regulatory): Since 1986 Since 1986 Approx. 53,000 a) Power Generation (UMPP – Domestic & Imported Coal base) 2 Nos. 24000 – 25000 b) Power Transmission (WR & WRNR) for PFCCL 2 Nos. 1600 – 2000 c) Distribution (Conversion of Street Lights into LED) for TNEB 1 No. 100 d) Unbundling of Meghalaya State Electricity Board for PFCCL 1 No. e) Regulatory Assignments for DERC & MPERC 4 Nos. f) Various others Assignments for NTPC, PGCIL, SJVNL, UHBVNL, HVPNL, CSEB, PSEB, BCPP etc. 8 Nos.

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 2 ADROIT - RSP ADVISORS 06-09-2019 About ADROIT & CO and RSP Advisors (Financial & Marketing Consultants)

Rana Sanjay Prasad, RSP Advisors, Gurugram (24 years, Since 1995) (Development Appraisals, Acquisitions & Dispositions, Fund Raising, Asset Monetization, Valuation, Transaction Advisory, Marketing of Real Estate Projects)

Sanjay was the head of the real estate business of the fortune 100 corporate - Johnson Controls (JCI) in West Asia region, where he managed CRE portfolios of global corporations (including JCI). He also held national leadership positions with Ascendas (a Temasek Singapore company) & Cushman & Wakefield.

He has created new ventures ground-up for the past 17 years in large MNC environments & as an entrepreneur. He has performed:

 Strategic & Transaction advisory on over 100 marquee real estate & infrastructure projects covering residential, office, retail, industrial parks, metro, airports, SEZs etc involving over 7,000 acres totally.

 Corporate real estate transaction management of about 2.5 million sq. ft. built space across over 170 properties with annual budget of over Rs. 200 crores.

 Land acquisitions with development potential of over 25 mn sq. ft. BUA and investment advisory for 100 mn USD deployment as private equity.

 Investment acquisitions of over 1.5 mn sq. ft. built space totally with aggregate investment of around 800 crores.

 Currently supporting RLDA on about 25 land monetization projects as transaction advisor. Aggregate value: > 3,000 crores

He is a Civil Engineer and has a management degree in Finance. He is also an eminent elected member (MRICS) of the Royal Institution of Chartered Surveyors (RICS), U.K.

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 3 ADROIT - RSP ADVISORS 06-09-2019 Site Location & Development Precincts

• ZONE- Public & Semi-Public • This site is located in • LAND AREA – 26,516.42 sq. m (as per survey plan), Central Guwahati at • Basic FSI – 1.50, Additional FSI Potential – 0.75, Effective FSI – 2.3379 Distance of 0.2 kms from • BOUNDRIES – to be carved out from existing Railway Colony. the Guwahati Railway Station besides RBI building on GNB road & ARB road. • The site is generally plain land with excellent connectivity with the whole city. • The site has a frontage of 250 m on GNB road & ARB road, an important road. • The site is located near Kamrup district collectorate and cotton college area.

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 4 ADROIT - RSP ADVISORS 06-09-2019 Site features

• The available railway site is bounded by - Railway Colony and Road in the west. - Railway Colony and Road in the east. - GNB & ARB Road in the north & - Railway Station Building in the south.

• Key Distances to major Landmarks:

Residential developments: within 0.2 Km to 5 Km

Guwahati Railway Station: 0.2 Km

Guwahati Airport: 21.8 Km

Retail / Commercial developments: within 1 - 2 km

Pan Bazaar: 0.7 Km

Fancy Bazaar: 1.1 Km

Paltan Bazaar: 0.5 Km

GS Road: 3.3 Km

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 5 ADROIT - RSP ADVISORS 06-09-2019 Guwahati – Land use map

SITE

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 6 ADROIT - RSP ADVISORS 06-09-2019 Development Intensity Zone

The site fall in High Intensity Zone, and would have no height restriction as per development bye laws.

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 7 ADROIT - RSP ADVISORS 06-09-2019 Guwahati – Ward map

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 8 ADROIT - RSP ADVISORS 06-09-2019 Colony Site – Survey Map

C

B

A

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 9 ADROIT - RSP ADVISORS 06-09-2019 Area Statement, Railway Re-development Area & Cost & Effective FSI A Gross Area of the Plot 26,516.42 Sqm B Area along GNB Road considered for its proposed widening: (270 m x 5 m) 1,350 Sqm C Net Plot Area considered for FAR calculations 25,166.42 Sqm D Area Earmarked for Redevelopment for the Railways 8,602.57 Sqm E Net Area to be Leased to the Selected Bidder 16,563.85 Sqm F Basic FAR of the Plot 1.50 G Maximum Permissible FAR 2.00 H Built Up area utilizing basic FAR: (C x F) 37,749.63 Sqm I Additional Built Up Area for the FAR available due to road widening: (3 x B) 4,050 Sqm J Total Built up area without Premium FAR 41,799.63 Sqm K Maximum FAR potential of plot: (C x G) 50,332.84 Sqm L Built Up area to be utilized for Redevelopment Project 11,608 Sqm. M Net Built up area available for the Selected Bidder: (K – L) 38,724.84 Sqm N Effective FAR utilization for Railway Redevelopment portion: (L÷ D) 1.3494 O Effective FAR available for the Selected Bidder: (M ÷ E) 2.3379 Railway Land portion of Transferable Development Rights (TDR) considered 0.3379 P to avail for utilization of Full FAR Potential of land: (O – G) Say 0.34 • The minimum acceptable specifications are as per Part-V and in case of any omission, the specification given in Ministry of Railway letter dated 11.12.2013 or CPWD Specifications are to be followed in that very order. • Type-II and Type-III (78 No. of Dwelling Units each) Multi-storied Residential Buildings (with lifts) ready to move for Railway staff, as per plinth area norms & specifications* given in Schedule-V including related construction and parking spaces as per provision of Guwahati Building Construction (Regulations) Byelaws, 2014 (as amended from time to time). • 36 (Thirty Six) months from the date of Handing over of the Assets to Railway through RLDA. After that Railway shall bear all expenses related to maintenance of Mandatory and Redevelopment Works • Railway Service Buildings and Common Facilities of 1000 Sqm. • The estimated cost of Railway Redevelopment Assets is Rs. 33.02 Crore

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 10 ADROIT - RSP ADVISORS 06-09-2019 Site Handing Over Schedule

SN. Phase Detail of land to be handed over Handover Date

(i) Phase-I Land area of Pocket A (earmarked On fulfillment of for Railway Redevelopment Assets) Conditions Precedent involving 13 Ty-I qtrs of in Block as per the provisions of nos. T/37, SE/1, SE/3, & L/61 and 7 Article 4 of Part II

Ty-II qtrs in Block no. T/38-39, E/4, (GCLA) of this RFP DG/55 & T/16) and after vacation of the mentioned qtrs.. Land area of Pocket-C (earmarked for leasing to the Lessee) involving 7 Ty-I qtrs of in Block nos. T/14 & C/17 and 17 Ty-II qtrs. in Block no.

DS/30-31 & T/20)

(ii) Phase-II Remaining land area of Pocket-A Within 180 days from (earmarked for Railway the date of handing Redevelopment Assets) over of Redevelopment Assets by the Lessee

Remaining area of Pocket- C to RLDA (earmarked for leasing to the Lessee)

Land area of Pocket-B (earmarked for leasing to the Lessee)

1. RLDA shall hand over the Site to the Lessee on “as-is-where-is” basis as per above schedule.

2. In the event of delay in handing over of Phase-II Land area mentioned above by RLDA beyond the schedule stipulated above, the Lessee shall be entitled to recover liquidated damages from RLDA, in accordance with the provisions of Clause 14.2.3 of Part II (GCLA) of this RFP.

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 11 ADROIT - RSP ADVISORS 06-09-2019 Developments Permissible

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 12 ADROIT - RSP ADVISORS 06-09-2019 Developments Permissible

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 13 ADROIT - RSP ADVISORS 06-09-2019 Site Photographs Entry to site

Station Entry

Station road

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 14 ADROIT - RSP ADVISORS 06-09-2019 Site Photographs

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 15 ADROIT - RSP ADVISORS 06-09-2019 Site Photographs

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 16 ADROIT - RSP ADVISORS 06-09-2019 Strengths & Opportunities

STRENGTH

 The site lies in front of Guwahati railway station.  The main city markets like paltan bazaar, and fancy bazaar are all nearby.  The city district centre, district court are all nearby.  The site has frontage of approximately 500 m in perimeter. out of this 250m is at GNB road.  There is no such land piece available nearby the site.  The site has excellent road & rail connectivity. public transport is readily available.  There is no major commercial or residential project proposed / upcoming in the nearby area. major commercial developments are coming up in GS road area.  Residential development is proposed in jalukbari, etc.  Infrastructure in form of transportation network, social facilities, industrial growth, dense population, hospitals, schools& colleges etc. are all available, suitable for driving commercial activity.

OPPORTUNITY

 This area has well established government complex. it has RBI building / office, railway office, city government office.  The site has potential to be developed as multi storied group housing / commercial / retails / budget hotel / offices conforming to public & semi-public usage for providing several much needed amenities to the nearby residential areas.  This project can come up as a model mixed use residential development with some portion of

retail, offices and hospitality.

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 17 ADROIT - RSP ADVISORS 06-09-2019

Applicable Development Control Norms

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 18 ADROIT - RSP ADVISORS 06-09-2019 Salient Features of Bid Documents & Lease Terms of Bid Documents & Lease Key Specific Provisions

- 99 years from signing of lease agreement - Existing Land use is “Public & Semi-Public” which can be Lease Period used for Residential & Commercial development, as per 1 - Ownership of land to remain with applicable development control norms Railways through out the lease term

- Site hand over within 30 days of signing - Land along with assets thereon to revert back to Railway after of Agreement. expiry of Lease Term. 2 Project Development - Design, construction, financing, operation - Completion period for all phases of re-development including and maintenance of the project by commercial development is six years & six months with Lessee applicable extension provisions, as applicable

- Lease agreement to be signed on 25% - Agreement only with a new SPC to be incorporated by the Agreement land premium payment Selected Bidder for implementation of the project. 3 Signing - SPC to be formed within 90 days of issue of LOA

- Down payment of 25% of quoted lease - 1st installment of lease premium within 60 days of LOA . premium Another 60 + 30 day extension provision with interest as per bid document. Lease - Balance in 3 yearly installments of 25% Premium, each along with 12% pa interest - Rs. 1,00,000/- per annum of the Lease Premium and the same shall automatically be revised upwards by 15% every three Annual Lease - Interest would apply on all outstanding 4 years (to be compounded). The first revision effected from the Rent & land payments. To be paid alongwith beginning from the 4th year from the date of first Annual Lease License Fee installments. Payments Rent payment. - Bids are invited for effective FSI of - License Fee of Re.1/- per year for Railway Re-development 2.3379 on the land portion of Land - The Developer can pay full land premium - In case any variation in the area of Site is found at the time of amount in one installment. handing over possession of the Site, the Lease Premium shall be adjusted on pro-rata basis on the actual area of the Site .

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 19 ADROIT - RSP ADVISORS 06-09-2019 Salient Features of Bid Documents & Lease….contd..

Terms of Bid Documents & Lease Key Specific Provisions

- Built-up spaces can be sub-leased but sub-leasing of land - Marketing through sub-lease mechanism as such is not allowed. 5 Marketing - Developer shall not create any 3rd party Rights - Controlled and regulated marketing rights proportionate to rights on the land. % lease premiums paid. 100% right in case BG/Escrow is given for balance amount other than down payment.

- No mortgage of land, mortgage of project is permitted - Defined Substitution & Termination 6 Payments - Substitution rights through Substitution Agreement Debt Raising - Same Bank can provide B.Gs, be the

Bank & provide debt to the Developer simultaneously

- Bidding entities to have 99.9% equity in new SPC before - If consortium, lead member to hold 26% till 7 agreement construction completion. Equity - 50% equity in SPC after signing of agreement Lock-in - SPC has to have a minimum paid up share - 100% exit on payment of full lease premium and after capital requirements of 3.75 Crores. construction + 1 Year

a) Stage – I - RLDA has appointed a Financial & 8 Marketing consultant M/s ADROIT & CO, 25% of the amount of Success Fee within 30 days of issue of Chartered Accountants and RSP Advisors LOA by RLDA to the selected bidder. (Consortium) for assistance to RLDA in Success Fees to RLDA b) Stage – II marketing the Sites. Consultants 75% of the amount of Success Fee on signing of the Lease - The Selected Bidder shall pay a Success Agreement with the Lessee. Fee to RLDA‟s Consultant through RLDA for each site separately

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 20 ADROIT - RSP ADVISORS 06-09-2019 Salient Features of Bid Documents & Lease….contd.. Terms of Bid Documents & Lease Key Specific Provisions Technical - Single project area of 12,100 Sqm - From Real estate project (Residential, Commercial, Township or Institutional Qualification OR 9 etc.) during the last 10 (ten) years (1 real estate - Cumulative Built-up area of Multiple projects 60,500 Sqm project) Terms of Bid Documents & Lease Key Specific Provisions

- Minimum Average Annual Total/Gross Turnover in last 3 financial - From any Business years i.e. 2016-17, 2017-18 & 2018-19 of Rs. 25 Crore Financial 10 Qualification OR - Net worth of the Bidder as on 31.03.2019 of Rs. 25 Crore Terms of Bid Documents & Lease Key Specific Provisions

- The amount of bid Security for the Site is Rs. 1 Crore Bid Security & 11 Commitment - In the instant bid payment of Commitment Security is not applicable. Security Terms of Bid Documents & Lease Key Specific Provisions

Escrow - The Escrow Account is applicable for the subject site as per 12 SCLA Part-IV Agreement Terms of Bid Documents & Lease Key Specific Provisions

- Lessee/Developer is required to re-development portion of land - Total 156 (Type-II=78 nos. & Ty-III=78 as detailed in Part-V of RFP at his own cost ready to move nos.) along with other utilities & Re-development railway staff quarters. buildings 13 Works - Currently, there are total 153 railway staff quarters & one store building of Railway Recruitment Centre (RRC) office within the

site along with other miscellaneous utilities and structures.

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 21 ADROIT - RSP ADVISORS 06-09-2019 Bidder & their Eligibility Bidder

The Bidder is defined as under in LDHB Part-I:

 An Individual (Proprietary Firm will fall under this category)

 A Registered Limited Liability Partnership (LLP)

 A Registered Co-operative Society

 A Registered Trust

 A Public or Private Limited Company (Duly Registered in or Abroad)

 Partnership Firm is not allowed to participate as such while the Partner (s) can bid as Individuals or may form a Consortium (explained in next slide) Participation by Bidder

The Bidder can participate either as an Independent Individual Entity or can form a Consortium of not more than 4 such Entities/Individuals, subject to fulfillment of Consortium requirements as per LDHB Part-I. Eligibility of Consortium Member

1. The member of the Consortium should be one as per the definition of the Bidder as above.

2. The Technical and Financial eligibility of the Consortium Members can be considered provided they hold at least 10% and 26% of the equity respectively in the bidding consortium entity.

3. The Lead Member of the Consortium must have a minimum of 50% of the Financial Eligibility

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 22 ADROIT - RSP ADVISORS 06-09-2019 Claiming Technical and and Financial Experience as Eligibility

Clause 3(d) of Regulations for Bids and Lease Agreements (Part-I of RFP) may be read as under:

Experience of Holding / Subsidiary Company / Entity

Technical Experience:

Technical experience of a direct holding/subsidiary company/entity (having ownership of or being owned by, as the case be, by more than 50%) of a Bidder/Member can be considered in full for determining the Technical Eligibility of the Bidder provided such a holding/subsidiary company/ entity furnishes an undertaking for supporting the Bidder in the specified Bid Form(s). In case the parent and subsidiaries are both foreign companies, the definition of the holding/subsidiary relationship as per the Companies Act 2013 will apply.

Financial Experience: Financial experience of direct holding/subsidiary company/entity (having ownership of or being owned by, as the case be, by more than 50% (fifty per cent) shareholding and voting rights of such company / entity), of a Bidder/Member, can be considered to the extent of percentage shareholding and voting rights in such company / entity provided such a holding/subsidiary company/entity furnishes an undertaking for supporting the Bidder in the specified Bid Form(s). In case the parent and subsidiaries are both foreign companies, the definition of the holding/subsidiary relationship as per the Companies Act 2013 will apply.

Experience of Holding/Subsidiary Entity

Partner (s) of the Partnership Firm can participate either as Individuals or form a Consortium

The Technical and Financial Eligibility of the Partnership Firm can be considered as the experience of the Partner (s) in proportion to their respective stake in the Partnership Firm, for such Bidder/Member of the

Consortium, provided the Partnership Firm submits an undertaking to support the Bidder in the Bid Form – 9A and 10 A and fulfill all other requirements as mentioned in Part-III.

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 23 ADROIT - RSP ADVISORS 06-09-2019 Claiming Technical and and Financial Experience as Eligibility

For clarity of Part-III (ITB Bid Form-4) and this RFP:

(a) term “Total/Gross Turnover” shall have the following meaning:

“Total/Gross Turnover” means, the gross amount of revenue, from the Bidder / Member of Consortium, duly recognized in the audited Profit and Loss Account from the sales and/or supplies and/or distribution of goods and/or on account of services rendered, and/or all other incomes, by a Bidder/Member of Consortium during a financial year in the ordinary course of such activities / business(s) and as certified by its / their Statutory Auditors as per format in Bid Form-4.”

(b) term “Net worth” shall have the following meaning:

“Net Worth” shall mean (Subscribed and Paid up Equity Capital (not to include any Share Application Money/Preference Share Capital) including Equity/Security Premium+ General Reserves) Less (Revaluation Reserves + Accumulated Losses + Miscellaneous Expenditure not written off + Accrued Liabilities not accounted for + Intangible Assets).

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 24 ADROIT - RSP ADVISORS 06-09-2019 Other Bid Provisions Bid Variable The only bid variable would be the “Lease Premium” along with Re-development at his own cost. Reserve Price The Reserve Price for Lease Premium on land area of 16563.43 Sqm. With effective FAR of 2.3379 is Rs. 75 Crore. Document Fees The bid document fees is Rs. 50,000/- plus GST @ 12%, total Rs. 56,000/-. Bid & Commitment Security The bid security is Rs. 1.0 Crore and there is no commitment security. Minimum Share Capital of Special Vehicle Company (SPC) The minimum share capital required by the SPC is Rs. 3.75 Crores. TDS and Taxes 1. TDS : No TDS shall be deducted by developer from payments to RLDA , as RLDA is exempted from TDS. 2. Taxes: Any incidence of tax such as GST, property tax etc shall have to be paid by the developer. Success Fee The Selected Bidder shall pay success fee to the transaction advisors of RLDA i.e. Consortium of M/s ADROIT & CO and M/s RSP Advisors but through RLDA as per the terms and conditions specified in bid documents. Bidder’s need to make their own self assessment and due-diligence of the site (s) they wish to bid along with

the provisions applicable under DCR norms & Re-development works, RLDA, their employees & Consultants shall not be responsible for accuracy, reliability or completeness of the information in this Bid Document.

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 25 ADROIT - RSP ADVISORS 06-09-2019 Other Bid Provisions

S. No. Particulars Cover-1 (To be uploaded on online portal) by 23.10.2019 up to 1500 hrs. (due date & time) 1. Signed and scanned copy of instructions issued to bidders (RLDA LDHB Part - I & II), (RLDA LDHB Part III), SCLA [RLDA LDHB Part-IV], Schedules and Specifications [RLDA LDHB Part-V] 2. Duly filled up and digitally signed Checklist of documents as per format; 3. Duly digitally signed Instructions to Bidders; 4. Duly filled up and digitally signed/executed Bid Forms 1 to 11 as applicable; 5. Digitally Signed Form Nos 13 to16; 6. The copy of receipt of Bid Document fee, or the Bid Document Fee in the Form specified at Clause2.1.4; 7. Duly digitally signed Documents required on Constituents and shareholders to establish that the Bidder does not have a conflict of interest; 8. Bid document fee to be paid online as per Clause 2.2, (if not paid online) – scan copy of instrument of Bid document fee. 9. Bid Security to be paid online as per clause-7.0, (if not paid online) scan copy of instrument of bid document fee.

Bid Forms 1 to 11 (as applicable) also need to be submitted in physical form to RLDA office by 30.10.2019 up to 1500 hrs. (due date & time)

S. No. Particulars (Uploaded on online portal only) by 23.10.2019 up to 1500 hrs. (due date & time)

1. Financial Proposal in Online Form only (Form 12)

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 26 ADROIT - RSP ADVISORS 06-09-2019 Applicable Bid Documents Land Development Handbook (LDHB)

LDHB Part I LDHB Part II LDHB Part III LDHB Part IV LDHB Part V

Regulation for Bids Instructions to and Lease General Conditions of Bidders and Bid Special Conditions of Schedule and Agreements Lease Agreements Forms Lease Agreement Specifications

Non-Variable Documents Variable Documents

- Instruction on bid Special conditions that - Site plan and - General guidelines - Lease conditions submission, bid would prevail over the drawings covering eligibility covering security documents general conditions condition, deposit, lease - Schedule of document premium, lease rental - Eligibility, payment assets requirements - Rights and obligations schedule, bid - Site description of lessee, Development security etc. - Consortium - Inventory at site & marketing, - Lease agreement, requirements, subleasing SPC instructions - General conflict of interest, specification of - Maintenance, SPC requirements - Bid Forms for mandatory works etc. construction timelines eligibility, POA, etc bidding, financial - Schedule of mandatory works - Bid preparation - Events of default and proposal and submission liability - Consortium - Important guidelines, bid notifications - Substitution & agreement, BG, security, equity impacting termination performance lock-in etc guarantee etc development at site - Format of escrow, - Drawing of substitution and lease mandatory works deed

Bidders need to digitally sign part III, IV and V. RFP Response should be as per prescribed format utilizing the forms provided in part III.

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 27 ADROIT - RSP ADVISORS 06-09-2019 E-tendering Process Detailed description of the following is given in Vender Help Manual & E-tendering steps. These can be downloaded from www.tenderwizard.com/RLDA under “Register Me” tab

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 28 ADROIT - RSP ADVISORS 06-09-2019 E-tendering Process Detailed description of the following is given in Vender Help Manual & E-tendering steps. These can be downloaded from www.tenderwizard.com/RLDA under “Register Me” tab

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 29 ADROIT - RSP ADVISORS 06-09-2019 Key Dates to Remember for Bidding

30th of August 2019 & Pre-Bid Meetings at New Delhi & Guwahati 03rd September 2019 from 11 am

9th of September 2019 UP TO 6 pm Last Date of Receiving Pre-Bid Queries

19th of September 2019 Last Date of issuance of Amendments to RFP, if any

23rd of October 2019 UP TO 2 pm Last date/time of downloading E-bid document

23rd of October 2019 UP TO 3 pm Last date/time for Bid Submission

30th of October 2019 UP TO 3 pm Last date/time for physical submission of bid forms

30th of October 2019 AT 3:30 pm Date/time for Bid Opening

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 30 ADROIT - RSP ADVISORS 06-09-2019 Other Milestones

Issuance of LoA by RLDA To the Highest Bidder with responsive bid

Payment of 1st Instalment of 25% of the Lease Premium Within 60 days from LoA Lease Premium

Incorporation of a new SPC for Within 90 days from LoA implementation of this project

Within 120 days from LoA subject to fulfilment of Execution of Lease Agreement condition precedents

Payment of Balance Lease In 3 equal yearly installments of 25% each on or Premium before the anniversary date of last installment paid

Site Handing over & Railway As prescribed in Part-V Staff Quarters Redevelopment

Re- Development of 26,512 Sqm. Railway Staff Colony Land , at Guwahati Railway Station Privileged & Confidential Page 31 ADROIT - RSP ADVISORS 06-09-2019 Mr. Sunil Verma General Manager Tel: (011) 24674315 M.: 09717631055 E: [email protected]

Mr. Jatinder Kumar DGM/(P-II), RLDA Tel: (011) 24102062 M.: 09717631068 e-mail: [email protected]

Rail Land Development Authority (RLDA) Fax:011-24104793 Website: www.rlda.indianrailways.gov.in

Mr. R.K. Dua & Mr. Rana Sanjay Prasad ADROIT & CO & RSP ADVISORS Project Financial & Marketing Consultants, New Delhi M: 09811113130 and 09873567115 E: [email protected] and [email protected] ADROIT - RSP ADVISORS Financial & Marketing Consultants, New Delhi