PRE-DEVELOPEMENT REAL ESTATE INVESTMENT OPPORTUNITY

Sector:
Real Estate Development
Business Model:
Premium Master-Planned Gated
Community
Stage:
Pre-development Stage (Q3:
2014)
Type of Securities:
Structured Term Notes
Issuer
Siyara Properties LLP (A wholly
owned Subsidiary of Acorn Group
Limited)
Investment Highlights:
Attractive Returns for a midterm debt instrument, with
substantial Equity upsides via
the Real Estate conversion
mechanisms;
The ability to convert 8 Notes
to a fully serviced plot
Low risk investment product
with good liquidity profile;

Introduction
Sponsored by Acorn Group Ltd, the leading real estate development and
management company in the Region. Currently managing over KES 40
Billion in Projects. Large scale projects managed include Deloitte
Headquarters, Coca-Cola East Africa, Equity Centre, Britam Towers &
Acorn House.
Opportunity
Karen Ololua Ridge will be a world-class gated community situated on a
29 acreage exclusive Karen estate.
Acorn Group seeks to raise KES 1.728Bn into the Karen Ololua Ridge
Project SPV (Siyara Properties LLP) via the private placement of
Structured Term Notes to selected East African High Net Worth
Individuals and Family Offices in order to address the current Karen
Ololua Ridges financing requirements:
(i) Land Acquisition
(ii) Master Planning and Concept Proofing
(iii) Infrastructure Development and Plots Servicing
A World Wide Distinguished Property Hot Spot
Kenyas capital city, Nairobi, has grown through the years to become
East and Central Africas business and financial centre. Houses for sale
in this part of Kenya are highly sought after as it is a truly cosmopolitan
city serving as the regional headquarters for some of the worlds largest
corporations such as General Electric, Hewlett-Packard, Citi Bank and
Coca Cola.

Highly Reputable Developer

with robust pipeline of
projects;

Encompassing a middle-class population of 44.9%, the Kenyan market

is set for rapid urbanization with strong growth in consumption
expenditure.

Improved road networks and

critical infrastructure
developments to sustain
property prices in the Karen
neighbourhood

This growth in the middle class on the back of improved economic

conditions has resulted in increased demand of residential housing that
so far outstretches the current market supply.

Low off-taking risk;

Enhanced Real Estate Portfolio
Diversification

Karen Ololua Ridge

Despite rising security threats, the residential property market in middle

and upper income categories has seen a price surge resulting to the
market outperforming most other asset classes in Kenya over the last 10
years.

Private and Confidential

September 2014

PRE-DEVELOPEMENT REAL ESTATE INVESTMENT OPPORTUNITY

Karen Ololua Ridge : The Ololua Development
Karen Ololua Ridge is a unique 29 acre master-planned gated community that offers residents world class
infrastructure, a secure and peaceful environment and a host of on-site amenities and services devised to
maximise the quality of community life. 46 fully serviced plots (average 0.5 acreage) will be offered to high
net worth investors. Plot owners will be able to build their dream homes in one of the most beautiful, green
and pleasant locations in Karen with amazing views of the Ngong Hills. It has great connectivity to Karen

Dukas and 400 metres of River frontage. The development will also offer a convenience store, a club house
with a lounge, kitchenette, gym, pool, changing rooms and an entertainment area. The street roads will be
nicely landscaped with a well detailed main entrance to the scheme. A development control code will ensure
that the whole estate remains aesthetically pleasing whilst allowing individual freedom in design. The code
will allow buyers the flexibility to design and build their own dream homes exactly how they want but with
the security of having high quality infrastructure.
Focus on Future Real Estate Value Drivers in the Karen neighborhood
On-going Infrastructure Development: Southern Bypasses, Ngong Road Upgrades
Development of flagship Commercial & Retail Facilities: The Hub and Karen Waterfront
Continued development control and preservation of Neighborhood Premium Status
Leading Healthcare and Education facilities
Rich cultural and historical background, as well as wildlife parks and green areas
Legal Structure
The Property is to be owned by Siyara Properties LLP, a Limited Liability Partnership registered under the
Laws of Kenya, and which is Acorns special purpose vehicle for Oluloa Ridge. Siyara Properties LLP is
the issuer of the notes. The Notes will be issued via a private placement in accordance with the provisions
of the Capital Markets (Securities, Public Offers, Listings Disclosures) regulations 2002. The offer has been
structured under legal advice from Mboya Wangongu and Waiyaki Advocates. Note holders will be
entitled to documentation evidencing their ownership of the note/s subscribed. In addition, Note holders
who exercise the option to acquire a serviced plot will be entitled to full documentation and titles

evidencing such transaction.

Karen Ololua Ridge

Private and Confidential

September 2014

PRE-DEVELOPEMENT REAL ESTATE INVESTMENT OPPORTUNITY

Karen Ololua Ridge : The Ololua Development (Contd)

Karen Ololua Ridge

Private and Confidential

September 2014

Term Sheet

Type of Security

Secured Structured Term Note

Issuer

Siyara Properties LLP

Transaction Advisors

Genghis Capital Limited

Cytonn Investments Management

Legal Advisors

Mboya Wangongu & Waiyaki Advocates

Structured Notes Issue Amount

KES 1,728,000,000/-

Structured Notes currency

Kenyan Shilling (KES)

Yearly Coupon

14%

Structured Notes Denomination (lot size)

KES 4,000,000/-

Repayment

Bullet at Maturity

Call Option

A combination of 8 notes held by the same investor will grant

an option to acquire any of the available
predefined introductory price until maturity of
maximum of 10 call options can be triggered by note holders
on a first come first serve basis.

serviced plots at the

the notes. A

Interest Payment

Option to opt for Quarterly / Annually / Maturity

Early Redemption

Option to trigger total pre-payment from 12th month

subject to 3-month notice

Security

(i) First demand guarantee provided by Acorn Group Ltd.

(ii) Assignment of Cash Receivables and Sales Proceeds

Karen Ololua Ridge

Private and Confidential

September 2014

Project Timelines

H2 2014

H1 2015

H2 2015

H1 2016

1. Financing
Structuring of the Offering
Issue of the Notes
Amortization of the Notes
2. Designs
Finalization of the Concept
Master Planning
Completion of Home Owners Manual
3. Approvals
NCC Approvals
NEMA
Building Plans
Sub-division Plan

4. Construction
Ground Breaking
Completion of Construction
(Infrastructure)
Project Closure
Key Milestones:
Business Case Completed October 2014
Finalization of Scheme Design November 2014
Completion of Detailed Design January 2015
Building Plans/Sub-Division Plan/ Change of User approval - February 2015
Completion of Tender - February 2015
Construction Contract Award - March 2015
Completion of Construction - March 2016
Project Closure - June 2016

Karen Ololua Ridge

Private and Confidential

September2014

Investment Highlights
1. Progressive Appreciation of Executed Real Estate Projects
Nairobi has recorded sustained growth in property prices over the past 5 years. More specifically, the recent
flagship developments of gated communities in middle and upper income areas have demonstrated capacity to
generate short term returns to early stage investors.
The below table highlights the market referenced pricing of units (either (i) houses or (ii) plots for site &
service projects) over the first 18-month period of development (all prices have been rebased to 100). The
analysis underpins a 67% appreciation factor over the first 18 month period on average.
Month 1
Value

Month 18
Value

Site & Service (1 acre)

100

218.2

Site & Service (1 acre)

100

178.6

Projects

Inception Date

Location

Description

Mbagathi Ridge

2012

Karen

Karen Hills

2012

Karen

Sub- Average (Site and Service Projects)

198.4

Miotoni Ridge

2011

Karen

5-bed Town Houses

100

152.5

Tiara Properties

2010

Lavington

4-bed Town Houses

100

157.1

Green Park (Phase 2)

2012

Athi River

3-bed Bungalow

100

166.7

Langata

4-bed maisonnette

100

130.8

Phenom Estate (Phase 3) 2011

Sub-Average (Others)

151.8

Average (total)

167.3

2. Acorn Track Record in delivering timely Projects

Acorn Track Record
Partner

Inception Date Completion Date Description

Forest Edge Gardens Ltd

2006

2009

Town Houses

51.5

Tiara Properties Ltd. Partner Crown Paints and

Building Products

2008

2016

Town Houses & Commercial

Offices

29.6

Gumba Investments Ltd (Magharibi Place)

2009

2013

Mixed-Use

31.2

Prism Properties Ltd

2009

2014

Commercial Offices

36.4

Stables Development Ltd. (Wholly owned by Acorn) 2010

2014

SME Commercial Offices

38.8

Average
Median

Karen Ololua Ridge

IRR (%)

37.5
36.4

Private and Confidential

September 2014

Investment Highlights, Continued

3. Attractive Fixed Income Yield
14% coupon for a
secured note with
substantial Equity
upsides

Government Short and Mid-term Securities

Bank Term Deposits

Unit Trusts (EAR for Money Market funds)

Commercial Papers

4%

6%

8%

10%

12%

14%

16%

18%

4. Target Equity Upsides

Note holders will be entitled to exercise up to 10 options to acquire any of the available serviced plots until
maturity of the note at a call option price of KES 37,500,000 for a 0.5 acre plot
The current market price in the Ololua area for a 0.5 acre plot is around KES 35m. However, Acorn intends to
offer the Ololuas serviced plots at an initial retail price of KES 39,000,000 from July 2015, in view of the
superior projects component and value proposition.
We therefore assumed 3 different scenarios in terms of retail pricing inflation over the 18 month development
period:
(i) Base Case: 39m Introductory Price and 18% appreciation every 6 months
(ii) Worst Case: 35m Introductory Price and 10% appreciation every 6 months
(iii) Best Case: 43.75m Introductory Price and 25% appreciation every 6 months
The below chart indicates the target returns to be expected, depending on the timing of the exercising of the
call option, with the base case generating IRRs of between 23% and 45%.
Call on Month 6
Call on Month 12

Call on Month 18
Buy and Hold (no call)
(10%)

10%
Best Case

20%

30%
Base Case

40%

50%

60%

70%

80%

Worst Case

Additionally, note holders will take advantage of an enhanced liquidity profile via an Over the Counter
platform to be managed by Genghis Capital.

Karen Ololua Ridge

Private and Confidential

September 2014

Should this opportunity be of interest to you, kindly send your expression of interest to the Transaction
Advisors.

Samy Ghannam
Associate Director - Corporate Finance
Genghis Capital
sghannam@chasebank.co.ke
Mutero Kagochi
Analyst- Corporate Finance
Genghis Capital
mkagochi@genghis-capital.com

Edwin H. Dande
Chief Executive Officer
Cytonn Investments
edande@cytonn.com
Elizabeth Nkukuu, CFA
Chief Investment Officer
Cytonn Investments
enkukuu@cytonn.com

Disclaimer
While the information contained herein is believed to be reliable, no representation or warranty is made by
Genghis Capital, nor by their Partners, Directors and employees as to the accuracy or completeness of such
information.
By receipt of this information, the recipient agrees that Genghis Capital shall have no liability for any
misstatement or omission or fact or any opinion expressed herein, nor for the consequences of any reliance
upon any statement, conclusion or opinion contained herein.
Genghis Capital does not consider itself a legal, tax or accounting advisor. As a consequence, no information
in this document can be considered as an opinion or advice on any legal, tax or accounting issues and Genghis
Capital shall not be considered liable in this matter.
This document must not be copied, disclosed or distributed to any other person without the written
authorisation from Genghis Capital.

Karen Ololua Ridge

Private and Confidential

September 2014