Buligo Fund VII

Buligo Fund VII is a diversified U.S. real estate co-investment fund that gives accredited investors institutional-grade exposure across five property sectors — multifamily, senior housing, industrial, office, and grocery-anchored retail — in a single commitment. Rather than concentrating in one building in one market, the fund is built to hold 15–18 investments alongside Buligo Capital's own deals, each co-managed with an experienced local operating partner. The fund is already seeded with two institutional assets closing in June 2026, is structured as a Delaware limited partnership (also available via IRA), and is offered under Rule 506(c) of Reg D to accredited investors only.

Why This Opportunity

• A seeded fund, not a blind pool: The fund already has two institutional assets lined up to close in June 2026 — a 416-unit multifamily portfolio in Augusta, GA and the grocery-anchored Tri-City Plaza in Vernon, CT — so investors can see real assets in the fund on day one, not just a strategy.

• True diversification in a single subscription: One commitment spreads capital across 15–18 deals, five sectors, and multiple high-growth markets, reducing the single-asset and single-market risk of a standalone syndication.

• Co-investment alongside a proven sponsor: The fund rides alongside Buligo Capital in the deals it leads — the same sourcing engine, operating partners, and underwriting behind Buligo's direct offerings — with Buligo investing its own capital in every transaction.

• Track record across cycles: Since inception, Buligo has completed 178 U.S. investments ($1.9B equity / $5.2B total capitalization), realizing 80 of them at a 22.4% average net IRR and 2.1x average net equity multiple — a figure that includes two deals that lost money, reflecting how the average is reported.

• Sector-specialist operating partners: Graycliff (multifamily, 65+ deals together since 2013), Manor Lake (senior housing, 14 deals), and East Coast Acquisitions (grocery-anchored retail, 19 deals since 2015) bring dedicated, on-the-ground execution in each sector.

• Aligned, back-ended economics: The sponsor's carried interest sits behind a 7% preferred return — investors earn their preferred return first, and the GP shares in profits only above that hurdle.

• Institutional governance: Independent fund administration by NAV Consulting, audit by PwC, and a public, regulated GP (Buligo Capital, publicly traded since 2021).

Fund Terms

• Vehicle: Buligo Fund VII (Delaware LP); individual investors subscribe through the Buligo Fund VII INDIV LP feeder, also available via IRA

• General Partner: Buligo Fund VII GP LLC, managed by Buligo Capital Partners Inc.

• Strategy: U.S. co-investment across multifamily, senior housing, industrial, office, and grocery-anchored retail (equity and debt), expected across 15–18 investments

• Target fund size: ~$30 million

• Target return: 14–17% net IRR and 1.8–2.2x equity multiple, net to investors and pre-tax (forward-looking target; not guaranteed)

• Minimum commitment: $400,000 (commitments above $700,000 receive a 0.25% management-fee discount)

• Investment period: Up to two years after the final closing

• Fund term: 6 years after final closing, plus two one-year extension options

• Distributions: Quarterly

• Fees: 2% one-time acquisition fee (deal level); 1% annual asset-management fee (fund level) plus 1% annual asset-management fee (deal level)

• Administrator / Auditor: NAV Consulting / PwC

• Offering: 506(c) Reg D, accredited investors only (with third-party verification)

Promote Structure

• 7% preferred return — investors receive 100% of distributions until they reach a 7% IRR on contributed capital

• GP catch-up — a full catch-up to the sponsor once the preferred return is met

• 12.5% carried interest above the preferred return, at the fund level, in addition to any carried interest payable to the co-GP at the deal level

• The structure is back-ended: the sponsor participates in profits only after investors have received their preferred return

Investment Strategy

The fund assembles a diversified portfolio by co-investing in the transactions Buligo Capital leads during the investment period, each co-managed with a sector-specialist local partner. The approach favors assets with stable, in-place cash flow and a clear, executable path to enhancement — improving and repositioning properties across the hold to drive value. Diversification is governed by hard concentration limits: no more than 20% of the fund's capital commitments in any single investment, and no more than 35% of commitments to any particular investment, keeping the portfolio spread across deals, sectors, and markets.

Seed Portfolio

The fund is seeded with two institutional assets, both expected to close in June 2026:

• Augusta Commons Portfolio — Augusta, GA: A two-asset, 416-unit multifamily portfolio with a total capitalization of ~$33.1M, pursuing a value-add strategy through portfolio-level operating efficiencies and a continued unit-renovation program.

• Tri-City Plaza — Vernon, CT: A 295,817 SF grocery-anchored shopping center with a total capitalization of ~$64.9M, anchored by a high-credit tenant roster with durable cash flow and value-add potential.

Both assets are subject to closing conditions and have not yet closed.