THE DOME RETREATS

Rajanukunte · Bengaluru — profitable boutique glamping, operational 3 years 11 months, scaling across three properties

Funding partnership proposal  ·  prepared for Terkar Capital  ·  July 2026

EL Domo Pvt Ltd (trade name: The Dome Retreats Rajanukunte) · Promoter: Mohan Kamaraju

The business today

3 years 11 months of operations · profitable from year one · zero paid-marketing dependence

11
operating keys across 5 categories (6 rooms interior-upgraded in 2026)
87%
YTD occupancy — demand-constrained by keys, not by market
₹28 L
revenue per month (current run-rate)
₹10 L
pre-tax profit per month — 36% margin

The asset

  • 1.5-acre resort property, Rajanukunte, North Bengaluru — 40 min from airport
  • Land market value ₹12 Cr (land alone) + built infrastructure + running business
  • Owned by promoter Mohan Kamaraju; leased to EL Domo Pvt Ltd
  • Adjoining 60-acre lake on the north boundary — the moat behind the premium expansion

The portfolio — size, presence, status

Three properties · ~14.2 acres under control · one operating engine

TDR RAJANUKUNTE

1.5 + 2 acres · Bengaluru
  • 11 rooms operating + 3 Cabanna suites + 12 Zone B cottages + jumbo wellness dome (in programme)
  • Adjoining 60-acre lake on the north boundary
  • Operational 3 years 11 months · ₹28 L/mo · profitable from year one
STATUS: OPERATING + EXPANDING
View on Google Maps

TDR MADIKERI (Coorg)

8.7 acres · build partnership with Dome Stayz
  • 46 cottages + 3 villas planned · 14 cottages BUILT, interiors started · 3 villas BUILT, landscaping & utilities awaited
  • 6 acres old-forest growth + 3 acres valley
  • Balance works post-rains Oct 2026 · rental phase 1 opens Feb 2027
STATUS: PART-BUILT · PHASE 1 RENTAL FEB-27
View on Google Maps

TDR CHIKKABALLAPUR

4 acres · villa project — build & sell
  • Base of a hill, lake in front, hill views all around
  • Land purchased; permissions & conversion in process
  • Commences end-2026
STATUS: LAND SECURED · PRE-DEVELOPMENT
View on Google Maps

Board of Directors

The team behind EL Domo Pvt Ltd

MK

Dr Mohan Kamaraju MD

Entrepreneur · Founder Director · Intensivist

YR

Yuvaraj

Chief Designer & Creator · Founder Director

KR

Karthik

Financial Advisor

JB

Dr Jai Babu

Human Resources · Cardiologist

EL Domo Pvt Ltd — a promoter-led board with clinical, creative, and financial disciplines represented.

Growth programme — funded, designed, underway

Full designs, BOMs and business cases published: tdrr-front-lawn-report.vercel.app

ProjectCapexLive
Front lawn celebration precinct
Amoebic pool, 4 CLD gazebos, 48-pax amphitheatre, live kitchen		₹0.70 CrDec 2026
40-ft wellness dome
Sound-bath sessions, performances, corporate wellness, memberships		₹0.53 CrNov 2026
Manasa Cabanna — 3 lake suites
Private walled gardens on the lake · ₹15–20k/night honeymoon tier		₹0.60 CrFeb 2027
Zone B — 12 lake cottages
₹25 L per cottage × 12 + site infra ₹0.40 Cr		₹3.40 CrH2 2027
Power & site infrastructure
63 kVA transformer, property-wide electrical		₹0.60 CrOct 2026

Total programme capex: ₹5.83 Cr — funded by this facility (₹3.6 Cr) + ₹2.5 Cr promoter equity

Financial trajectory (2-year model, base case)

Monthly revenue and EBITDA — projections model v1, Jul 2026; pre-actuals calibration

₹5.7 Cr
FY27-28 EBITDA (base case)
49→61%
EBITDA margin expansion
₹2.5 Cr
promoter-side equity already committed to the programme

Funding requirement — ₹5 Cr secured facility

One clean facility replaces scattered borrowings and funds the programme

Refinance Kotak LAP (close)

principal outstanding 30 Jun 2026

₹1.15 Cr

Consolidate Ugro + L&T + Bajaj lines

one lender, one EMI, clean book

₹0.22 Cr

Growth programme term debt

Zone B cottages + balance of programme

₹3.60 Cr

TOTAL FACILITY

against ₹12 Cr land value alone

₹4.97 ≈ ₹5 Cr

LTV comfort

42%

on land value alone — before counting built infrastructure and a business earning ₹1.2 Cr+ pre-tax a year, growing to ₹5.7 Cr EBITDA

Security package

Structured to make the lender's decision easy

1

Registered mortgage — 1.5-acre resort land + built structures

Owned by promoter (Mohan Kamaraju), leased to EL Domo Pvt Ltd. Land market value ₹12 Cr.

2

Escrow on payment-gateway collections

Room + F&B + event receipts flow through ICICI gateway → escrow sweeps EMI before surplus release. EMI is paid by the till, not by promise.

3

Personal guarantee of promoter

Backed by a 21-loan track record — see next slide.

4

Lease rental assignment (optional)

Company-to-promoter lease can be assigned as additional comfort.

Promoter credit track record

Full loan-history file with closure letters available for due diligence

21
loans taken across banks & NBFCs since inception
16
closed — every one with a clean closure letter
0
disputes, settlements or write-offs — ever
₹1.37 Cr
total open principal today vs ₹12 Cr asset

Open facilities (30 Jun 2026)

Kotak Mortgage ₹1.15 Cr (to be closed by this facility) · Ugro ₹11.4 L · L&T dropline OD ₹7.8 L · Bajaj OD ₹3.0 L · Tata Capital OD ₹0

Closed clean: HDFC, ICICI ×2, Axis ×2, IDFC ×2, Aditya Birla ×2, Poonawala, Chola, Fedbank, PNB Housing (₹90 L), SBI, Barclay, tractor loan.

Transparency note: a handful of EMIs over the years posted late within the same month — every one was cleared inside the cycle, and every loan closed with a letter. The bureau file is offered up front, not discovered later.

Serviceability — the till covers the EMI from day one

₹5 Cr @ ~10.5% / 10 years ≈ ₹6.75 L EMI per month

2.4×
DSCR on day one — before any new project earns a rupee
7.0×
DSCR at FY27-28 base-case EBITDA

Escrow sweep means the lender is paid first, every month, mechanically.

A relationship, not a transaction

~₹22 Cr of financing across three properties — all three commence within the next six months

PHASE 1 — NOW

TDRR Rajanukunte

₹5 Cr secured facility. Refinance + growth programme. The trust-builder: escrowed, mortgage-backed, DSCR 2.4× day one.

PHASE 2 — OCT 2026

TDRM — Madikeri resort (Coorg)

8.7 acres with Dome Stayz. 14 of 46 cottages + 3 villas already built. Balance works post-rains Oct 2026; rental phase 1 Feb 2027. ₹9 Cr: KSFC ~5% pursued for ₹5 Cr; balance with Terkar.

PHASE 3 — DEC 2026

TDRC — Chikkaballapur 4 acres

Commences Dec 2026, post permissions & land conversion. ~₹8 Cr: 4 premium villas for sale, or retreat development — model chosen on market study.

One mortgage on the Rajanukunte asset, honoured well, should anchor the whole journey — trust building and cash rotation over three properties.

The ask

  • ₹5 Cr secured facility — LAP / project term loan, 10-year tenor, target ≤ 10.5%
  • Security: registered mortgage (₹12 Cr land) + PG-collections escrow + personal guarantee
  • Disbursal: refinance tranche immediately; programme tranches Oct-26 → Jun-27 per capex schedule
  • Ready for due diligence: loan history + closure letters, 2-year model, GST returns, bank statements, land papers, published project reports
  • Decision sought tonight: agreement in principle + Terkar's document checklist to start the IM

Mohan Kamaraju · Promoter & Director, EL Domo Pvt Ltd · admin@qargo.in · thedomeretreats.com · full project detail: tdrr-front-lawn-report.vercel.app