Our model
One Development Vision. Coordinated Delivery.
How a Tanmiya project moves from land to a well-run building, and who is responsible at each step.
The development lifecycle
Six stages, one line of accountability
Select a stage to see who leads it, what it produces and how it hands over to the next.
Responsible
Tanmiya Developments
Stage 1 of 6
Activity scope
- Land sourcing
- Commercial evaluation
- Feasibility
- Development planning
- Commercial arrangements
Typical deliverables
- Business plan
- Development budget
- Agreed project structure
Interface with next stage
An approved brief and budget are handed to the design team.
How accountability is managed
Investment decisions are approved by the project's decision-makers before design spend begins.
Commercial structure
How We Structure and Protect a Development
Strong partnerships are built on clear rights, defined responsibilities and disciplined project controls.
A successful development requires more than land, funding and construction expertise. It requires an agreement on what each party contributes, who makes decisions, how development costs are controlled, how obligations are fulfilled and how value is shared. Tanmiya helps establish this commercial framework at the beginning of a project, supported by appropriate agreements, governance arrangements and professional oversight.
1 · Illustrative example
A Landowner Development Partnership
A landowner owns a valuable plot but prefers to explore development rather than selling the land outright. Tanmiya evaluates the development potential, establishes a proposed commercial framework and coordinates the development process using appropriate project partners. Select a participant to see its role.
Selected participant
Project SPV
A dedicated legal entity may be established to hold project agreements, coordinate project accounts and implement the agreed governance framework.
Commercial benefit
Provides a defined organisational and contractual structure for project-specific activities. It does not provide absolute legal protection.
Contractual relationship
Sits at the centre of the structure: the project contracts are typically held by the SPV and governed by its shareholders.
- Shareholders' Agreement (SHA)
- Articles of Association (AoA)
- Funding Agreements
2 · Safeguards
Protection Through Contracts, Controls and Accountability
Tanmiya's commercial model seeks to reduce avoidable disputes by establishing the rules before major commitments are made.
- Documented land contribution or development rights
- Conditions governing project access and permitted use
- Reserved approval rights over major decisions
- Defined economic entitlements
- Default, termination and exit provisions
Why it matters: The landowner understands what rights are granted, what rights are retained and what happens if the project does not proceed as agreed.
- Agreed ownership and contribution arrangements
- Rights and responsibility matrix
- Shareholder voting and reserved matters
- Rules for additional funding and cost overruns
- Distribution priorities and exit mechanisms
Why it matters: The parties understand their respective economic interests, obligations and decision rights.
- Approved development budget
- Defined funding commitments and drawdown conditions
- Dedicated project accounts where appropriate
- Payment authorisation matrix
- Independent certification of construction progress
- Regular cash-flow and cost reporting
Why it matters: Project expenditure is subject to agreed approval, verification and reporting procedures.
- Defined construction scope
- Agreed programme and completion obligations
- Quality requirements and inspections
- Variation approval procedures
- Appropriate performance security and defect obligations
- Contractual remedies for non-performance
Why it matters: Contractors and service providers are accountable for their agreed scope, cost, timing and quality obligations.
- Formal escalation process
- Defined governance committee responsibilities
- Deadlock resolution provisions
- Default and termination procedures
- Dispute resolution mechanisms
- Orderly exit or replacement arrangements where appropriate
Why it matters: Disagreements have an agreed process rather than being handled through informal negotiations alone.
3 · Back-to-back arrangements
Connecting Commitments Across the Project
A development may have several agreements covering land rights, funding, design, construction and operations. If these agreements are not aligned, the project may face gaps in responsibility, payment timing or performance obligations. Tanmiya helps coordinate the commercial requirements so the relevant contracts work together.
- 1Approved Budget
- 2Funding Conditions
- 3Construction Milestones
- 4Independent Certification
- 5Payment Approval
- 6Project Reporting
Funding and Budget
Funding obligations are aligned, where applicable, with approved budgets, conditions precedent and drawdown requirements.
Construction and Payment
Contractor payment provisions are linked to agreed contractual milestones, certification and authorised approvals.
Changes and Variations
Material design changes, additional costs and programme changes follow an agreed change-control process.
Project Receipts and Distributions
Available project funds are applied according to applicable contractual obligations, approved costs, reserves and an agreed distribution waterfall.
Back-to-back arrangements are tailored to each project. They help align obligations but cannot eliminate all contractual or financial risks.
4 · Documentation
Turning the Commercial Framework into Formal Agreements
| Agreement | Primary purpose |
|---|---|
| Joint Development Agreement (JDA) | Defines cooperation, contributions, development obligations and commercial entitlements. |
| Shareholders' Agreement (SHA) | Establishes shareholder rights, decision-making, reserved matters, funding obligations and exit provisions. |
| Articles of Association (AoA) | Sets the constitutional rules of the project company. |
| Musataha / Development Rights Agreement | Governs the relevant land rights, use, duration, restrictions and handback provisions. |
| Development Management Agreement | Establishes Tanmiya's scope, authority, reporting obligations and responsibilities. |
| Construction Contract | Governs construction scope, price, programme, certification, variation procedures and remedies. |
| Consultant Agreements | Defines professional scopes, deliverables, responsibilities and professional obligations. |
| Funding Agreements | Defines applicable funding obligations, conditions, repayment and related controls. |
Not every development requires every agreement. The appropriate structure depends on the project, land rights, participating entities and applicable legal requirements. Tanmiya coordinates the commercial framework with qualified legal and professional advisors responsible for preparing and reviewing the final documentation.
Partnerships Create Possibilities. The Right Structure Makes Them Work.
Through clearly defined contributions, contractual rights, project controls and specialist delivery responsibilities, Tanmiya helps landowners and development partners undertake opportunities with greater transparency, accountability and alignment. Our objective is not to eliminate development risk, but to establish a professional framework for managing it.