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Credence · What we do · For operators

Credence Commercial Fit · The Ground

Space that fits how the business actually works.

Office, retail, industrial or warehousing across Mumbai and MMR, Bhiwandi and Ahmedabad — chosen against a requirement we map with you first, negotiated on the terms that matter, and documented so nothing surfaces in year three.

48 hrsRequirement to curated shortlist
30 daysTypical path to a closed deal
25%Outflow saved on a well-negotiated lease
Book a free strategy session See the questions we ask

Before you read further

This is not for everyone, and we would rather say so here.

We are four people. Taking a mandate we cannot serve properly costs you more than it costs us.

A good fit

  • Founder, CEO, CFO or the person who actually signs — on the call, not a proxy
  • Mumbai and MMR, Bhiwandi or Ahmedabad
  • Mid-market office of roughly 3,000–15,000 sq ft, or industrial and warehousing space
  • A real trigger: a lease expiring, a team outgrowing the floor, a new plant, funding closed
  • A budget and a timeline you can state out loud, even approximately
  • Willing to sit through a proper requirement intake before seeing options

Probably not a fit

  • You want a list of available properties emailed over today
  • Residential — we do not work in it, and we will point you to someone who does
  • Outside our three geographies, where our ground knowledge is worth nothing to you
  • The requirement is exploratory and there is no decision-maker or date behind it
  • You are another agent or consultant looking to co-broke a listing
  • You want the fee negotiated after the deal rather than agreed before the first visit

The 10–15%

The questions most briefs cannot answer.

These are real questions from our intake. Most clients can answer the first two or three in each column. The rest is the gap — and the gap is where the money and the year-three surprises live. You are welcome to use this list with anyone, including a competitor.

Office

GCCs · BFSI · IT & ITeS · SMEs

  1. What is the sanctioned power load in kVA, and what is actually connected?
  2. Is there DG backup, at what percentage, and who pays for the diesel?
  3. Carpet or chargeable — and what is the efficiency ratio on this floor plate?
  4. What are the building’s AC hours, and what do after-hours cost you?
  5. How many car parks, and are they in the lease or a separate arrangement?
  6. At exit, do you reinstate to bare shell — and who decided that?
  7. Is the lock-in symmetrical, or can only the landlord walk?
  8. Is the escalation on rent alone, or on rent plus CAM?
  9. Does the building have OC, and is the fire NOC current?

Retail

F&B · showroom · clinic · services

  1. What is the true frontage in running feet, not the brochure figure?
  2. What signage are you granted, and is it written into the agreement?
  3. Where does the footfall number come from, and who counted it?
  4. What is the adjacent tenancy mix, and can the landlord change it?
  5. Do you have exclusivity against a direct competitor in the same building?
  6. Is customer ingress separate from service and loading access?
  7. Licence or lease — and do you understand what you are giving up?
  8. Which approvals sit with you, and which with the landlord?

Industrial & warehousing

Bhiwandi · Ahmedabad · MMR

  1. Clear height under the haunch, or at the apex? They are not the same number.
  2. What is the floor loading in tonnes per square metre?
  3. How many dock levellers, and at what platform height?
  4. Can a 40-foot container turn inside the yard without reversing onto the road?
  5. Power: sanctioned, connected, and what a new sanction would cost and take.
  6. Who pays for the transformer, and does it stay yours at exit?
  7. Water source, and is there an effluent obligation?
  8. Is the land NA-converted, and is the use permitted in writing?
  9. MIDC or private — and what does that change about transfer and exit?
  10. Road width to the nearest highway, and can a trailer make the final turn?
The Ground You are not choosing a building. You are choosing the ground the next decade of the business stands on.

What you actually get

Six things, and we do all six ourselves.

Requirement deep-dive

A structured intake on the business first and the property second — including the questions above. This is where the assignment is won or lost, and it is the step everyone else skips.

Curated shortlist in 48 hours

Drawn from our own 8,600-property databank or sourced fresh. Availability re-confirmed before anyone travels. Short, because it is filtered against the map rather than the budget alone.

Guided site visits, with a re-alignment loop

We come with you. If the visits reveal the brief has moved — and they often do — we go back to step one and re-cut the shortlist rather than push what is already on the table.

Negotiation and deal architecture

Rent is one variable. Access, connectivity, escalation basis, lock-in symmetry, fit-out and reinstatement, free-rent period and CAM treatment are the others — and they usually carry more money than the headline number.

Documentation orchestration

We do not draft legal documents. We decode what they mean, flag the clauses that cost money later, and keep the lawyers, the landlord and your team moving so nothing sits waiting on a desk.

Handover support

Possession protocol, snag list, meter and utility transfers, and the fit-out coordination that turns a signed agreement into a floor your team can work on.

The process

Seven steps, published so you can hold us to them.

  1. Requirement gatheringThe business first. What you do, how you work, where you are going, and what would have to be true in five years.
  2. Assess togetherWe map it back to you and surface the gaps — the 10–15% above. Most of the value lands here, before a single property is discussed.
  3. Curate options24–48 hours. Options by email with the reasoning attached. Visit confirmation and brokerage acceptance come back before anyone drives anywhere.
  4. Site visitsValidated against the map, not against enthusiasm. If the brief moved, we say so and restart rather than pretend.
  5. Negotiation and closureWhere the value-add lands. Terms, not just price.
  6. DocumentationThe step deals die on. Sixteen years alongside legal teams reading these agreements.
  7. Handover and billingFees exactly as agreed at the start. Nothing renegotiated at the finish line.
A herd of elephants crossing a track at dawn

What it looks like when it works

Landmark Worldwide, 2017.

A training venue with awkward constraints — pillar-free spans, ceiling height, access for large groups at odd hours. An international property consultancy held the mandate for six months and produced options that met the budget and missed the requirement.

We restarted at step one. 2.5 times the space, 30% lower outflow, within two kilometres of where they already were.

2.5×the usable space
30%lower monthly outflow
2 kmfrom the old office

Scale isn’t understanding. They had the mandate and the resources. They didn’t have the brief.

Toothsi is the other one we tell. Closed 40% below the landlord’s opening terms, negotiated entirely through the COVID second wave, with vastu as a hard constraint rather than a preference. Nobody visited a site for weeks.

And Kiron Foods, whom we talked back into a project they had already rejected — because on the map it was clearly the right fit. They later stood by our fee when it was at stake.

Commercials

What it costs, and when you find out.

Standard brokerage on the lease or sale — confirmed in writing before the first site visit.

Not after the shortlist. Not once you have fallen for a building. Before anyone gets in a car, you have the number in writing and you have accepted it. That is the whole arrangement.

It is also why nothing gets renegotiated at the finish line, in either direction. Twice we have been ready to forgo our fee entirely to get a client the right outcome — that only works as a principle if the fee was honest to begin with.

Fair questions

The things people ask before they engage us.

Why pay a broker? I can search myself.

You are not paying for search — listings are free and everywhere. You are paying for the requirement map, the negotiation and the documentation read. Landmark’s brief sat six months with a global consultancy that never understood it. Search was never the hard part.

A large international firm has global mandate and more people.

That is the Landmark story precisely. They had both. They came back. Scale is not understanding, and a mandate handled by whoever is free this week is not the same as one handled by the person who took the brief.

I will get a better price going direct to the landlord.

You might get a better headline rent. Price is one variable out of eight or nine. Escalation basis, lock-in symmetry, CAM treatment, reinstatement obligation and free-rent period routinely carry more money over a five-year term than the rent line you negotiated down.

Your fee is negotiable, isn’t it?

It is agreed and confirmed in writing before the first site visit, and then it does not move. That is the transparency pillar doing its job — and the reason nobody is arguing about money on the day the deal should be closing.

I need it faster than 30 days.

The shortlist reaches you in 48 to 72 hours. Full execution runs 30 to 45 days, most of it in documentation and landlord process rather than in our hands. Faster than that is not diligence, it is a gamble — and we will tell you which corners you would be cutting.

Do you handle the legal work?

No, and we will not pretend otherwise. We are not a law firm and we do not draft documents. What we do is decode the essence, flag the clauses that cost money later, and coordinate your lawyers so the paperwork does not stall.

A Brahminy kite in flight

The KiteIt reads the whole field before it commits to one square foot.

Before you talk to anyone

Find your own 10–15% in four minutes.

The 15% Test runs the shortest version of our intake and scores your requirement against what a landlord and a lawyer will ask. It names the gaps rather than selling you anything.

Take it before you speak to us, or before you speak to anyone else. If it tells you your brief is already tight, that is a useful answer and it cost you four minutes.

Take the 15% Test Or just book the session
An eagle soaring against an open sky

The strategy session

Forty-five minutes. No pitch.

Step one and step two of the process above, run properly, for free. You leave with a written map of your requirement whether or not you work with us.

Book a free strategy session WhatsApp us instead

Booking calendar to be embedded here.

What happens on the call

  • We take the requirement apart — the business first, the property second.
  • You get the questions from this page, applied to your actual situation.
  • We tell you what the market will give you at your budget, and where it will not.
  • If we are not the right firm for it, we say so on the call and point you elsewhere.
  • If we are, the fee is stated in writing before anyone visits a site.

Not what you were after?

The other two mandates.

For landlords & developers · The Still Water

TenantMatch

You have the asset. You want a tenant who pays on time, uses the space as agreed, and leaves it as they found it.

TenantMatch

For investors & family offices · The Depth

Pre-Leased Edge

Yield without operating risk — tenant, title and lease diligenced before the price is discussed.

Pre-Leased Edge