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Buligo Fund VII

By Buligo Capital · $3.3B AUM
Haverford, PA · Fund

Overview

A diversified Buligo Capital fund: one commitment spread across 15 to 18 U.S. real estate deals, seeded with Augusta apartments and Tri-City Plaza.

Fund highlights

  • Planned quarterly distributions from cash flow
  • Seeded with two income-producing properties
  • Five property types across 15 to 18 deals
  • No long-term borrowing at the fund level
  • Investors get a 7% preferred return first

What you own: a stake in each deal, co-managed with a local partner. The seeds are Augusta Commons Portfolio, 416 apartments in Augusta, GA, and Tri-City Plaza, a 295,817 SF grocery-anchored center in Vernon, CT, with $2 million in each.

How you are paid: rent and sale proceeds. Investors get all of it until they reach the 7% preferred return; Buligo then catches up and keeps 12.5% of profits after that. The target return and multiple above are the top of Buligo's projected range, net of fees.

The plan: join every deal Buligo leads for up to two years after the final closing, favoring stable cash flow with room to add value, such as Augusta's unit renovations. No equity investment can exceed 20% of commitments without majority investor consent.

Who runs it: Buligo Capital, founded in 2012 and publicly traded since 2021. Through May 26, 2026 it made 178 U.S. investments and realized 80 at an average net IRR of 22.4%.

Good to know: Fund VII began in December 2025. Projections are not guarantees. Full documents are under Documents.

Fund terms

  • Structure: Delaware LP; IRA available
  • Target size: about $30 million
  • Term: 6 years after final closing, plus two 1-year extensions
  • Profit split: 7% preferred return, full catch-up, 12.5% carried interest
  • Fees: 2% acquisition fee per deal; 1% a year at the fund level plus 1% per deal; 0.25% off above $700,000
  • Who can invest: verified accredited investors (Rule 506(c), Reg D)

Documents

Goal & Allocation

Investment GoalBalanced

This deal balances near-term cash flow with long-term value creation and appreciation.

How Allocation Works
$30,000,000
Offering Size
÷
$250,000
Minimum
=
120
Max Investors

120 is the maximum number of investors if everyone invests the minimum. Larger investments mean fewer spots.

Project Your Returns

The Market

Haverford, PA

High-growth U.S. regions: Buligo targets the Southeast, Texas and the Mountain states, which lead the country in population growth and people moving in.

Why now: values have reset in parts of the market, and debt costs fell in 2025.

Where people are moving: South Carolina, Idaho, Delaware, North Carolina and Tennessee had the highest net growth from moves between states in 2023 to 2024, according to the U.S. Census Bureau.

Sector by sector: renting remains much cheaper than owning, and household formation rose in 2025. Industrial leasing centers on small last-mile spaces. Grocery-anchored centers face little new supply. The 80+ population is projected to grow 36.6% over the next decade, while senior housing construction stays below its past-decade average.

The seed markets: Augusta, Georgia sits in the Southeast focus, and Tri-City Plaza in Vernon, Connecticut fits the grocery-anchored retail strategy on the East Coast.

Common Questions

No. Relli is free for investors. You invest directly with the sponsor with no platform fees, no commissions, and no extra charges.

Relli is a private real estate marketplace that connects investors directly with institutional sponsors. We source opportunities that typically move through private networks and closed investor circles, vet each deal and sponsor, and list them in one accessible marketplace. When you find a deal that fits, express your interest and we connect you directly with the sponsor. No commissions, no middleman fees.

Visits are something to discuss with the sponsor of each offering, so raise it on your call with them. Every offering page shows the property’s photos and location alongside the sponsor’s materials.

Experienced real estate operators and fund managers with proven track records. Every sponsor is vetted for operational history, assets under management, and prior performance before any deal is listed.

Within 24 hours, our team reaches out to confirm fit and introduces you directly to the sponsor. You have a one-on-one conversation to ask questions, review terms, and evaluate the deal. If it is right for you, you invest directly with the sponsor. No middleman, no extra fees.

After you invest, updates and tax documents come from the sponsor. The schedule depends on the offering, so ask the sponsor about their reporting before you invest.

Important Disclosures

The information contained in this document, including but not limited to all financial data, may be forward-looking statements and are subject to risks and uncertainties that could cause actual results to differ materially from those set forth in or implied by such forward-looking statements. In that case, the results may not be as indicated in the forward-looking statements. Investors should be forewarned that they may lose all or part of their investment.

The mentioned returns are net to Buligo investors, after fees, management fees, success fees, and before tax.

Performance is measured as a weighted average return, accounting for investor capital allocation per project. Including two deals that ended with a negative return for investors. Past performance does not guarantee similar results in the future.

Open for Investment
Target Return
17.00%
Max Investors
120
Get materialsNo commitment

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Talk to Buligo Capital before you invest. Investors pay Relli $0.

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