Modes of Overseas Investment in an Indian Entity Engaged in Real Estate & Entertainment Sector
Contributed By: Vanaja Kaleru
Email id: vanaja@simplybiz.in
Introduction
Context:
A US citizen owns two businesses in India – one in real estate and the other in entertainment (as a movie producer).
He would like to bring in investment in the form of equity and/or debt. Wanted to know legal provisions and procedural aspects for the same.
Objective:
We aim to provide a clear understanding of the legal, procedure, and other pertinent information involved in securing funding from the USA for client’s Indian businesses.
Legal Provisions
A. Equity:
- The FDI policy in India governs foreign investments across various sectors, including real estate and film production, and plays a crucial role in facilitating international investments.
- Automatic Route vs. Government Approval Route:
The FDI policy provides two routes for foreign investment, namely the automatic route and government approval route.- Automatic Route: The automatic route permits 100% foreign investment/ownership without requiring prior government approval.
- Government Approval Route: For sectors that require government approval, foreign investors need to obtain prior approval from the relevant ministries or departments.
- Sector-Specific Caps: Some sectors have specific caps on the percentage of foreign investment allowed. It is important to be aware of any such limits when considering investment opportunities
B. External Commercial Borrowings (ECB)/Debt:
- ECB are commercial loans raised by eligible resident entities from recognized Non-Resident entities and should conform to parameters such as
- Minimum maturity
- Permitted and non-permitted end users
- Maximum all in costs sealings.
- Forms of ECBs: Loans including bank loans; floating fixed rates notes/bonds/debentures, trade credits beyond three years.
- Eligible borrowers: All entities eligible to receive FDI are eligible to receive ECBs.
- Recognized lenders:
- Multilateral and Regional Financial Institutions where India is a member country
- Individuals as lenders can only be permitted if they are foreign equity holders or for subscription to bonds/debentures listed abroad; and
- Foreign branches / subsidiaries of Indian banks are permitted as recognized lenders only for FCY ECB.
- Minimum average maturity period (MAMP): MAMP for ECB will be 3 years. Call and put options, if any, shall not be exercisable prior to completion of minimum average maturity. However, for the specific categories mentioned below, the MAMP will be as prescribed therein:years. Call and put options, if any, shall not be exercisable prior to completion of minimum average maturity. However, for the specific categories mentioned below, the MAMP will be as prescribed therein:
Sr.No.
Category
MAMP
(a)
ECB raised by manufacturing companies up to USD 50 million or its equivalent per financial year.
1 year
(b)
ECB raised from foreign equity holder for working capital purposes, general corporate purposes or for repayment of Rupee loans
5 years
(c)
ECB raised for
(i) working capital purposes or general corporate purposes
(ii) on-lending by NBFCs for working capital purposes or general corporate purposes10 years
(d)
ECB raised for
(i) repayment of Rupee loans availed domestically for capital expenditure
(ii) on-lending by NBFCs for the same purpose7 years
(e)
ECB raised for
(i) repayment of Rupee loans availed domestically for purposes other than capital expenditure
(ii) on-lending by NBFCs for the same purpose10 years
for the categories mentioned at (b) to (e) –
(i) ECB cannot be raised from foreign branches / subsidiaries of Indian banks
(ii) the prescribed MAMP will have to be strictly complied with under all circumstances. - All in cost celling per annum:
Benchmark Rate plus 550 bps spread: For existing ECBs linked to LIBOR whose benchmarks are changed to ARR. Benchmark rate plus 500 bps spread: For new ECBs. - Negative List for ECB proceeds:
The negative list, for which the ECB proceeds cannot be utilised, would include the following:
a) Real estate activities.
b) Investment in capital market.
c) Equity investment.
d) Working capital purposes, except in case of ECB mentioned at v(b) and v(c) above.
e) General corporate purposes, except in case of ECB mentioned at v(b) and v(c) above.
f) Repayment of Rupee loans, except in case of ECB mentioned at v(d) and v(e) above.
g) On-lending to entities for the above activities, except in case of ECB raised by NBFCs as given at v(c), v(d) and v(e) above.
Note:
a. Assuming the ECB is in foreign currency denominated bond.
b. Automatic route: If all the above conditions are met, debt in the form of ECB can be availed by the Indian entities under automatic route.
c. Approval route: In case any of the aforementioned conditions are not fulfilled, seeking approval from the Reserve Bank of India (RBI) is necessary.
Real Estate Business:
A. Equity:
Real Estate business activities allowed by FDI for equity investment.
Activities allowed by FDI policy | Prohibited by FDI policy |
Development of Townships | Construction of farmhouse |
Construction of Residential or Commercial Premises | Business dealing in land and immovable property with a view to earning profit there from |
Construction of Roads or Bridges, city & regional level infrastructure |
|
Construction of educational institutions, recreational facilities | |
Real Estate Investment Trusts (REITs) that are registered and regulated under the SEBI (REITs) Regulations, 2014 | |
Rent/leasing of the property |
Repatriation:
- Proceeds out of FDI in the form of dividend can be made through the normal banking channels on submitting of requisite documents.
- Repatriation of FDI (ownership) can be in the form of transfer of shares, buy back of shares subjected to compliance under Companies Act.
B. Debt: Real Estate activities are covered in Negative list for ECBs. However, the following business activities of Indian entities are permitted to accept ECBs:
(i) construction/development of industrial parks/integrated townships/SEZ
(ii) purchase/long term leasing of industrial land as part of new project/modernisation of expansion of existing units and (iii) any activity under ‘infrastructure sector’ definition.
Film Production:
A. Equity:
- Ministry of Information and Broadcasting is the nodal Ministry for formulation of policies on foreign investment in the Broadcasting, Film, Print and Advertising Sectors.
- Foreign Direct Investment in Film Sectors is permissible up to 100% on the automatic route without any other conditions.
B. Debt:
- Since not covered in negative list, ECBs can be availed.
Procedure:
A. Equity:
S.No | Under the Companies Act, 2013 | Under Foreign Exchange Management Act (FEMA) |
1. | Obtain a valuation report from a registered valuer who is also a Chartered Accountant/ a SEBI registered Merchant Banker / a practicing Cost Accountant to access the issue price | Creation of login credentials on Foreign Investment Reporting and Management System (FIRMS) portal |
2. | Conduct a board meeting. | Obtain Foreign Investment Inward Remittance Certificate (FIRC) from the Authorized Dealer (i.e., Bank) on receipt of funds. |
3. | Conduct an extra ordinary general meeting (EGM) to obtain members’ approval by way of special resolution. | Filing of form FC-GPR along with the annexures. |
4. | Filing of form MGT 14. | |
5. | Circulation of offer letter | |
6. | Open separate bank account for receiving funds. | |
7. | Allotment of securities. | |
8. | Filing of form PAS 3. | |
9. | Issue of certificates to investors |
B. Debt:
S.No | Under the Companies Act, 2013 | Under Foreign Exchange Management Act (FEMA) |
1. | Board’s approval is required. | Filing of form ECB along with the annexures under automatic route. |
2. | Application for RBI is required for approval route. |
Conclusion
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