Institutional-Grade Real Estate Cashflow & IRR Model (UK BTR | £50m | IC Memo Provided) -- 3

Project Description
I am looking for an experienced real estate financial modelling analyst to build and validate an institutional-grade cashflow model for a UK Build-to-Rent (BTR) investment, based on a detailed Investment Committee (IC) memo that I will provide.
This is not a blank-slate modelling exercise.
All assumptions, structure, and return expectations are clearly laid out in the memo.
Your role is to translate the memo accurately into a robust Excel cashflow model and sanity-check the outputs.
Investment Context (Summary)
Asset: UK Build-to-Rent residential
Location: Manchester
Asset value: £50.0 million
Hold period: 10 years
Capital structure: 50% LTV
Debt: Interest-only senior loan
Borrowing cost: 4.5% p.a.
Target returns:
~10–11% IRR (GBP)
~14–15% IRR (INR, incl. FX)
A fully detailed IC memo is available and must be followed precisely.
Scope of Work
The selected freelancer will be required to:
Build a full equity-level cashflow model in Excel, including:
Year 0 acquisition cashflows (equity + SDLT + fees)
Annual operating cashflows (rent, costs, NOI)
Financing costs (interest-only debt)
Exit cashflows (capital growth, exit costs, debt repayment)
Apply all assumptions exactly as per the IC memo, including:
Rental yield and growth
Operating cost ratios
Capital growth
FX overlay for INR returns
Timing conventions (annual, arrears, end-of-year exit)
Calculate and clearly present:
Annual cashflows to equity
GBP IRR
INR IRR (FX-adjusted)
Key summary outputs suitable for IC review
Perform sanity checks, ensuring:
Positive annual cashflows
Exit value materially exceeds entry value
Returns align with IC expectations stated in the memo
Deliverables
A clean, transparent Excel model (no macros required)
Clearly labelled assumptions and outputs
IRR calculations visible and auditable
Model structured to institutional standards (IC / LP-ready)