Tulip Infratech adds another feather to its cap, launches Tulip Violet at Gurgaon

Gurgaon, one of the most happening real estate destinations in the country, is witnessing the launch of yet another project. This one is by Tulip Infratech Pvt. Ltd and is located at Sector 69. Titled ‘Tulip Violet’, it is a residential project that is expected to provide numerous amenities for a peaceful living. Being located on the Sohna Road and very close to the IGI Airport in Delhi, it is expected to attract a lot of interest from buyers across the country.

Tulip Violet at Gurgaon

The basic plan consists of 3 and 4 BHK apartments, which are to be housed in four floors excluding the ground floor, with areas ranging from 1578 sq ft to 2010 sq ft. The well-ventilated rooms, separate spaces for wardrobes and electronic items and wide doors & windows will surely provide you an experience of a lifetime.

The other amenities include the provision of a dedicated car parking that includes both covered and uncovered, a swimming pool, walkways lined with trees, a temple and fenced parapets around the building. 24/7 facilities include power, security and water supply. 

The prices are also in sync with the current market trends in the area. The base price for the apartments starts at Rs. 6500 per sq ft. However, any preference for floor and orientation of the apartment will be an added price to this base rate.

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Pappas Prakash Enclave Perumbakkam,Chennai

Location: Perumbakkam,Chennai Price: Starting from 45 lakhs Prakash Enclave - Pappas foundation is coming up with a new affordable range of apartments at Perumbakam, Chennai. The video shows the building where many of the floors and the exterior are visibly under various stages of construction.

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Navalur: An IT and Real Estate Hub

Nestled between Siruseri and Sholinganallur, Navalur has created a niche for itself as an IT corridor and ranks second amongst the top IT locations. After the advent of IT and ITES companies and the development of the Old Mahabalipuram Road (OMR), this locality has been a sought- after  area for Navalur real estate. This suburb is located around 24 kms south of the city and comes under the Thiruporur Taluk.

Connectivity is not a problem as such, as Navalur has its own railway station linking it with other parts of the State. The other modes of transport within the city are buses and share autos. Residents who want to commute to other parts of Chennai can travel in buses via Navalur to places like T.Nagar, Saidapet, Broadway, Ambattur and CMBT.

This IT hub has come into the limelight, because of the presence of large software majors like Cognizant Technology, HCL Technologies, IBM, Polaris, Nokia and Hexaware and other ITES companies that are rushing to set up their base here. Also, builders have come up with IT Tech Parks such as ETA Ascon-ETA Tech Park, Alpha City–SSPDL and Pacifica Techpark. The capital value of commercial properties in this locality ranges between Rs 6 to 40 crores.

The speedy development of Navalur is an example of how MNCs can shape and develop small and quiet areas into a real estate hub. As MNC employees are looking out for Navalur apartments for end use and plots for investment purposes, builders are coming up with a good number of housing projects.

Apart from this, the locality boasts of reputed international schools and colleges in and around the area, like the Hiranandani Upscale School (HUS), Lalaji Memorial Omega International School, Padma Seshadri Bala Bhavan Millennium School, Padma Seshadri Bala Bhavan, Gateway American International School, Maharishi Vidya Mandir and Sushil Hari International Residential School.  Colleges like S Narayanaswami Arts and College, Agni College of Technology, Sri Venkateswara Dental College & Hospital and Mohammed Sathak AJ College of Engineering. One can also find famous hospitals like the Lifeline Hospital, Apollo Hospital etc

The prominent builders in Navalur are Casa Grande, SSPDL Limited, VIP Housing and Properties, Evocon Private Limited, Jain Housing and Construction and Artha Property. Some builders provide state of the art amenities like a gymnasium, tennis court, library, Wi-Fi, intercom and 24 hr power back up among others.

Currently, people are looking for 2BHK apartments for sale as well as rent, as the population in this locality is from IT companies. With realty prices risinggoing up, a 2 BHK flat in Navalur costs around Rs. 50 Lakhs to Rs. 74 lakhs.

The average value for flats for sale in Navalur is Rs. 4598 per square feet and the rent will cost around Rs.14 per square feet. According to experts flats purchased for 75 lakhs could soon be worth Rs. 1 crores in a few years, with the tremendous increase in ROI q – o –qq-o-q (quarter on quarter) .

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Zeus Residency, Sion(East), Mumbai

Zeus Housing and Construction Ltd have unveiled a new 40 storey premier luxury residential apartment in the heart of Mumbai City. Located at Sion, the Zeus Residency is going to be a new landmark in the Mumbai skyline. Supreme quality and elegant design has been the hallmark of the construction. With the use of best possible materials, the apartments make for world class living. Adherence to vaastu has also been implemented to hold onto Indian traditional values. The complex will have two and three BHK apartments. The two BHKs come in two varieties according to the area – 1000 sq ft and 1175 sq ft. The cost for these is Rs 1.60 crore and Rs 1.88 crore respectively. There is also the three BHK flat which covers an area of 1500 sq ft. The cost has been tentatively pegged at Rs 2.40 crore. The location of the apartments is just a few minutes away from Sion Staton, GTB Nagar and Kings Circle. The locality is one with a number of schools, colleges, restaurants, malls and healthcare institutions. It is considered one of the best places to live in Mumbai. Lower Parel and Bandra Kurla Complex are also situated nearby. Connectivity with both the National and International Airport are also good.

All the latest facilities and amenities have been provided for the residents here. Multi level car parking, gymnasium, swimming pool and a fire fighting system are some of the more pertinent ones. Apart from this there are a host of others like Rain Water Harvesting, Water Recycling, round the clock security and power generators to name a few. Overall it is a great apartment complex in a great locality – which can only lead to a great investment.

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Best Localities in Vadodara

Vadodara, also known as Baroda, is the third biggest and most inhabited city in Gujarat. This city is located on the banks of Vishwamitri River and is just 139 km away from Gandhinagar, the state capital of Gujarat. Known as the cultural capital of Gujarat, the infrastructure growth in the city is in upswing and the people are witnessing a steady rise in the residential and commercial properties in Vadodara.

This city is emerging as a destination for real estate as it will soon be having the biggest IT parks. Being one among the cosmopolitan cities, the residential and retail sector is also improving with more and more demand for flats in Vadodara. The city comes under Jawaharlal Nehru National Urban Renewal Mission (JNNURM) and hence witnessing significant infrastructure development projects in Vadodara such as:

•     construction of SEZ where many multinational companies will start operations
•     the new expressways to enhance connectivity within city as well as to adjacent cities, as well as improvement in roads
•     flyovers, power water and other civic amenities

Newly constructed Ahmedabad-Vadodara Expressway in the northern side of Vadodara has reduced travel time and the traffic congestion. Another expressway from Vadodara to Mumbai is proposed, that will improve the connectivity to Mumbai from Vadodara. Then there is the Ajmer road on the east of Vadodara that connects to Surat, the textile city of Gujarat. The developments along these road networks are making Vadodara a junction point and therefore the builders in Vadodara are looking for properties in Vadodara for constructing apartments. Here is a quick look on some of the localities in Vadodara.

Gowra: Gowra is a mix of residential and commercial properties and is witnessing price rise in property in Gowra by 8-12 percent every year. Resident of flats of Gowra is finding it easy to commute as one can find Vadodara, Goya Gate and Vishvamitri railway stations in close proximity. The other reasons for real estate growth here is the Gowra Lake, which lies in the centre of the city and the upcoming Vadodara-Surat National Highway which is likely to be ready by the end of 2013. Therefore, it is budding residential and commercial locality with increasing price trend.
Price trend: Return on Investment is witnessing an increase of 31% q-o-q. The highest, lowest and the average locality price is Rs. 4,600 per square foot and this is encouraging one to invest in projects in Gowra.

Gotri: Gotri has suddenly become a prime investment destination due to the rapid expansion of the city. One can find the best residential flats for sale in Gotri with ultra-modern facilities and amenities. Gotri is famous for Nisargopachar Kendra at Vinoba Ashram, Gujarat Medical Education and Research Society and for the Island named Yoginagar Township. Basic amenities like water and electricity is supplied by Vadodara Municipal Corporation and Gujarat Electricity Board respectively. Proximity to bus stand, railway station and airport is creating demand for Property in Gotri.
Price trends: The return on investment is witnessing a hike of 10% q-o-q. The prices are for apartments in Gotri are:

Highest locality price: Rs. 2,600 per square foot
Lowest locality price is Rs. 2,400 per square foot
Average locality price is Rs. 2,500 per square foot.
The average price for plots in Gotri is Rs. 16,352 per square yard.

Waghodia Road: Industrial boom in Waghodia road has changed the face of this locality and created demand for Waghodia Road properties. Major companies Suzlon like Larsen and Turbo (L&T) have come up with their knowledge parks in Waghodia Road. Apart from these, other companies in this locality are, CSI Software, Ocean Comp Technologies, etc. Professionals working in these companies are looking for investment in flats in Waghodia Road as well as in plots in Waghodia Road.
Price trend: The return on investment is witnessing a hike of 47% year on year. The prices are:

Highest locality price: Rs. 5,721 per square foot
Lowest locality price: Rs. 3,344 per square foot
Average locality price: Rs. 4,533 per square foot.
The rental rate is Rs. 9 per square foot.

Manjalpur: Manjalpur is a developed area in Vadodara with good infrastructures, shopping malls and residential complexes and is a good investment option for home buyers. Situated next to Gujarat Industrial and Development Corporation (G.I.D.C) belt, this place is encouraging real estate development and demand for property in Vadodara, Manjalpur. Having the best hospitals like Baroda Global and Spandan and Manjalpur flyover near Lalbaug that connects Manjalpur to Rajmahel road and from Pratap Nagar to Viswamitri bridge is adding to the real estate demand. Other than this one can find goods schools and colleges like Shreyas Vidyalaya, Vidyakunj High School, Don Bosco High School, Bharatiya Vidhya Bhavan, etc. in this locality.

Price trends: The return on investment is witnessing a hike of 8% when compared to the year 2012. The prices for flats in Manjalpur are:

Highest locality price: Rs. 3,889 per square foot
Lowest locality price: Rs. 2,877 per square foot
Average locality price: Rs. 3,383 per square foot.

Sama-Savli road: Sama-Savli road is a fast developing residential location and is located just 2 km away from Sama and Karelibuag. The prestigious Ahmedabad-Vadodar Expressway is just minutes away and the Sama-Savli road is surrounded by IT Parks and Industrial belts. Good schools like Ambe Vidyalaya, Delhi Public School, etc. are located at a stone’s throw distance, thus providing relief to the residents of flats of Sama-Savli road.

Price trends: Returns on Investment in this area are witnessing a decrease of 2% q-o-q. The prices are:

Highest locality price: Rs. 2,300 per square foot.
Lowest locality price: Rs. 2,200 per square foot.
Average locality price: Rs. 2,300 per square foot.

Witnessing the current price trend in Vadodara, one can invest in real estate projects like villas, bungalows, high-rise apartments, and low-rise townships, as the prices are quite favorable and affordable.

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Constructing a high-rise building

A high-rise building is a tall building or structure used as a residential or office building. The possibility of high-rise buildings have escalated with the invention of the elevator or lift and with good and stable building materials. The materials which are used for the building construction of high-rise buildings are toughened concrete and steel and new construction technology.

A high-rise construction is generally opted for densely populated cities or urban areas. Constructions of high-rise buildings provide the comfortable living standard for the people and also help in the development of the cities. These buildings are 35 metres or greater in height, which is distributed at regular intervals into occupiable levels. Construction of large structure must be based on solid ground, and fabricated along its full height through a construction management plan.

India may be far behind when it comes to high-rise buildings; however it is making a slow but steady way up with a number of towering structures that are being built and planned for several cities.

Best Method of constructing a high-rise building

Construction: The base of any good construction depends on the design of the tall building, the designer should have an eye for detail, should know the basic concepts should also know the methods of constructing high-rise buildings when he initiates the planning process for Construciton.

Foundation System:

Mat or Raft Foundation: The mat foundation is one large continuous footing upon which the building rests and it also provides a uniform dig depth. The system is used when the soil behavior capacity is low. Mat foundation may be useful when a concentration of high soil pressure must be distributed over the whole building area, when compressible strata are positioned at a thin depth, when small soft soil areas must be bridged so that settlement will be reduced, when differential settlement of uneven soils must be minimized, since individual footings would create unequal settlement, or when pressure of groundwater and uplift must be controlled.

Floating or Compensated Mat Foundation:

When tall buildings are constructed on weak soils of very thick deposits of soft materials, such as compressible clay the fully compensated mat foundation is often used.

Deep Foundations: Deep foundations are used when sufficient soil competence is not available close to the surface and loads must be moved to firm layers significantly below the ground surface. Pile foundation and pier foundation are two methods in deep foundation.

The choice of a foundation system depends on the structural design of the building, that is, the location, magnitude, and kind of forces to be transmitted to the ground, and also on the subsurface circumstances, the behavior capacity and settlement uniqueness of the soil, as well as the groundwater conditions.

Water Proofing Treatment for Basement

Lot of problem is faced when there is an entry of outside water; rise in water level, leakage from side structure including leakage in pipe and sewer line etc. Proper care is to be taken for such problems as they may cause danger to the building by following proper construction technique. They are:

•    Interior wall and floor sealers
•    Interior water drainage
•    Exterior drainage combined with waterproofing coatings

Other basic components of high-rise buildings are:

Concrete column: Concrete columns and shear walls are critical to the stability of the structure. The main use of column is to transfer the load above to the foundations and is used to resist lateral and vertical forces when constructing.

Wall: Builders also use dry wall techniques and pre-fabricated techniques to carry out difficult designs and high end constructions. Nowadays, ready mixed concrete is available to maintain a similar quality of concrete for a whole building when constructing wall.

Concrete slab: Using concrete slabs has several advantages; it provides strength, stiffness, air-sound insulation, fire resistance and adjustability to the high-rise buildings.

Beams: Beams are principally horizontal columns on which floor slabs rest and these beams are coupled to columns for additional load transfers.

Safety is an important aspect of high-rise buildings. Fire and earthquakes can strike anywhere without a word of warning, which can cause considerable damage to life and property. Hence, when constructing a high-rise building, a combination of reinforced steel, concrete and other light weight materials should be used to help the building gain its composure after vibration from a strong earthquake. Moreover, the use of fortified concrete reduces the risk of collapsing building.

Some of the high-rise buildings in India

1.    Imperial Tower 1, Mumbai
2.    Kohinoor Square, Mumbai
3.    The Ruby, Mumbai
4.    Lodha Bellazza 3, Hyderabad
5.    World Trade Center, Bangaluru

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THE ART OF REAL ESTATE NEGOTIATION

Negotiation is believed to be an 'all or nothing' process - that is, there has to be one winner and one loser. The goal of negotiation is to achieve in the end what you want, the best deal. Negotiation is an art and the extent of victory mostly depends on the negotiator's knowledge, competence and application of various strategies, skills, and tactics. Negotiation is the key factor in getting the best deal in real estate.
In real estate, the buyers have the most success negotiating with a motivated seller. Sellers can be forced to put the home for sale for several reasons:

1.  moving out to another city
2.  a job loss and looking to avoid foreclosure
3.  house is an unwanted inheritance
4.  rate of interest increased and can't afford

Therefore, the most important step in negotiations is to find the ‘why’ factor. Why is one looking out to sell a property and the consequences if they are unable to sell?
Although one can spend his or her entire lifetime trying to learn the art of negotiation, learning a few key negotiation strategies in real estate can put one far ahead of most of the competition, and can help plot a course of action, when up against an unmotivated seller, a savvy buyer or a head-strong contractor.

Let’s look at some simple step in real estate dealing, which can be used to achieve success in a negotiation:

Get prepared - Before beginning any negotiation, it’s essential to be informed about the concerned property on sale. One has to do their homework. The more information one has about the property, the more easily the negotiation can be handled. Information like, nearby localities, prices of the similar kind of property in that locality, what are the basic amenities and how is it? Is there any new real estate company who is selling similar kind of property? Is there any items necessary to discount value from the seller or an added value to the buyer?

Start listening - Active listening and maintaining silence is the most important art of negotiation in real estate transactions. It’s important to know what the other party has to say, try to perceive the body language like, closed palms, crossed legs, lack of eye contact while the other real estate agent or party is doing the talk. Sometime it may happen that one can strike gold or discounted value for a home when he or she listens carefully to the other person.

Disagreements - Generally the disagreement between the two parties will be over the value of the home for sale, the amount of repairs, or the length of time needed for the transaction to occur. When 'arguing', it is important to stay objective. It is important not to take it personal. Skilled negotiators always use an accommodating approach in dealing with people. They understand that one can win an argument most times- but lose a sale every time. It is better to abstain from disagreements and be flexible with clients to achieve the desired goal.

Provide signals - It’s always better to specify readiness to work together. Important point is that one finds the common attributes one have with the other person across the table, and builds negotiation on it. Listen to words or phrases that leave uncertainty and may signal that a party is open to a given proposal. Words such as 'can', 'possibly', 'perhaps', 'maybe' or 'acceptable' provide signal for giving proposal.

It is important to note in negotiation, whether buying or selling, that if one is not able to get the agreed price, at least he or she can get the term agreed for sale or purchase. For instance, the seller reducing the price to 20% is a sacrifice or if you are acquiring extra time to pay the money is an advantage. However, it is important that both the parties are willing to make some adjustment to achieve the desired result.

Complete the deal - Make sure that both parties be informed of the deal and are in agreement. Write the minutes of the meeting and close the deal by getting the other party’s signature on it and close the deal.

Negotiators need to be patient, informed and flexible and they should listen attentively to their clients’ requirements because these factors make them effective skilled negotiators.

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Aarohi Agha, S G Road, Ahmedabad

Aarohi Agha is a new luxury residential complex coming up in Ahmedabad. It is situated on S G Road which is an important artery in the Ahmedabad road network. Billed as one of the most luxurious apartment homes in the city, it is bound to impress any buyer. Only three BHK flats are available here. However they come in four different categories. One is a 2215 sq ft three BHK which will cost the buyer about Rs 1.26 crores. The next type will cover an area of 2250 sq ft and cost around Rs 1.35 crores. The there is one which is priced at Rs 2.05 crore and will have an area of 3780 sq ft. The largest of the lot is the residence costing Rs 2.27 crore that covers an area of 3780 sq ft. The home loans for this project have been approved by banks like Axis, SBI, ICICI and HDFC. Possession of these apartments will likely begin by March 2014. 

As expected, all amenities and facilities provided are of a premier quality. All the apartments are air conditioned and provided with the best construction and flooring materials. There is a car wash also provided for the benefit of the residents. Swimming pool, Club house and gym are also present within the complex. The location is also favorable as it is just 18 minutes drive from the airport and 23 minutes from the railway station. There are also a number of schools and colleges in the area.

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Kelambakkam: An Emerging Stretch on OMR

Kelambakkam, located on the Old Mamallapuram Road, is making a mark for itself in the residential real estate sector of the city. This locality is surrounded by IT companies and educational institutions, thus the demand of Kelambakkam apartments is on the rise. There are major attractions that attract tourists to this location like Kovalam beach, the old church of St. Mary, Thiruvidanthai Nithya Kalyana Perumal temple and Tiruporur Murugan Temple.

 It is an important junction that connects the ECR (East Coast Road) and the GST (Grand Southern Trunk) Road, from Kovalam to Vandalur Zoo and also traverses to OMR and Adyar. The main modes of transport in this locality are share autos and MTC buses. The buses from Kelambakkam bus terminus ply to neighbouring localities like Thiruporur, Sholinganallur, Madipakkam, Selaiyur, Tambaram, Chengalpattu and Velachery. Besides this, the government has sanctioned the second phase of widening the OMR into six lanes. This locality will witness high demand and appreciation for Kelambakkam plots, as soon as the second phase project gets initiated.

Being a major tourist attraction, this real estate is booming in the hospitality section also. A few of the reputed resorts in this area are MGM Beach Resort, Fisherman’s Cove, Southern Mermaid Resort and Ellamay Resorts.

The locality is surrounded by renowned colleges like 

• Hindustan College of Engineering
• Anand Institute of Higher Technology
• Sri Sivasubramaniya Nadar College of Engineering
• SSN School of Management and Computer Application
• Shree Motilal Kanhaiyalal Fomra Institute of Technology (SMK FIT)
• Aarupadai Veedu Institute of Technology (AVIT). 

Some good schools in this area are B.K.M Higher Secondary School, St. Mary’s Matriculation School, Baba School and Government Higher Secondary School. One of the prominent health care centres in Chennai, Chettinad Hospital and Research Institute is housed here which attracts students not only from India but also from abroad, who in turn look for good rental apartments in Kelambakkam.

The demand for flats in Kelambakkam is high due to the proximity to SIPCOT IT Park which is just 3 kilometres from Kelambakkam. In fact, the stretch from Kelambakkam to GST has contributed drastically to the locality’s real estate prospects. To meet these housing needs, a large number of builders are settling up their projects here. Some of the developers to have entered this locality include Puravankara Group, Shobha Developers, Vasavi Construction and Developers, Isha Developers, Vijay Shanti Developers, Unitech Group and Provident Group.

 

A few residential projects in Kelambakkam are Unitech Aspen Greens, VS Boulevard, Purva Swanlake, and Villa Green, among others. The developers come up with various schemes to facilitate different income groups.

The average price for flats for sale in Kelambakkam is Rs. 3677 per square foot. The rent may cost around Rs. 11 per square foot. Looking for residential plots in Kelambakkam will cost Rs. 14,368 per square foot.

The Kelambakkam area enjoys proximity to the IT corridor, good colleges and is also a major tourist attraction. Giving these reasons, it is obvious that the rate may appreciate in the near future.

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Land Acquisition for Outer Ring Roads

Land acquisition is the process of acquiring a land by central or state government for a wide range of infrastructure and economic growth initiatives. After the acquisition, the owners are adequately compensated by monetary benefits or are allocated land at a different location. Land acquisition in India is currently practised under the Land Acquisition Act, 1894. Since 2011, a new law has been proposed with amendments and is being considered as a new law  - the Land Acquisition and Rehabilitation and Resettlement Bill.

Currently, acquisition of land for the Outer Ring Road project has become a new trend in India. Outer Ring Roads are constructed with the objective of relieving the congestion within the city, and also as a landmark for urban growth and for development of further satellite townships

Outer Ring Road in Surat

Acquisition of land for the Outer Ring Road project in Surat is expected to start soon as possible as there are no objections coming from the farmers from whom the lands are acquired. The project is for Rs. 5000 crores, and is being developed by Surat Urban Development Authority (SUDA) and Surat Municipal Corporation (SMC).

The total length of the Outer Ring Road project is 66 km and the project will be carried out in phases. As per the phase I plan, Surat Municipal Corporation will develop 29 km of road stretch which will comprise construction of buildings up to 70 metres in height on both sides of the road.

Outer Ring Road in Chennai

CMDA is planning to develop an Outer Ring Road (ORR) along the dotted lines of Chennai Metropolitan Area (CMA) with the objective to minimize the traffic congestion in the city. A 62 km six-lane Outer Ring Road will connect NH45 at Vandalur, NH4 at Nazarathpet, NH 205 at Nemilichery, NH5 at Nallur and TPP road at Minjur.

The first phase comprises of a distance of 30 km connecting Vandalur and Nemilichery (on Chennai-Tiruttani highway), is expected to be completed by year-end. For this complete project around 750 acres of land have been acquired in two phases. The land is acquired from BH 45 to NH 205 for a length of 29.2 km, covering almost 29 villages and the possession is taken over by CMDA. The acquisition for the second phase is under progress from NH 205 to TPP road covering 27 villages.

The road’s configuration comprises a road and rail corridor. Out of the whole acquisition of 122 metres, a portion 72 metres wide will be occupied by the road and rail corridor. The remaining 50 metre-wide portion will be retained by CMDA for future developments. The cost estimated for the project is Rs. 1082 crores.

The project is to be monitored and coordinated by the Tamil Nadu Road Development Company (TNRDC) on behalf of the Government of Tamil Nadu. This project has been awarded to M/s GMR Chennai Outer Ring Road Private Ltd., for implementing the project in two and half years.

Outer Ring Road in Hyderabad

The Nehru Outer Ring Road is a 158 kilometre long 8-lane ring road expressway which is build by HMDA at a cost of Rs. 6696 crores. In addition, Rs. 3123 crores are contributed by Japan International corporation agency. A stretch of around 124 km covering urban areas like Hi-Tech City, Nanakramguda Financial District, Hyderabad International Airport, IKP Knowledge Park, Hardware Park, State Police Academy, Singapore Financial District, and Games Village has already been opened in December 2012. This provides access to NH 9, NH 7, NH 4 and state highways leading to Vikarabad, Srisailam, Nagarjunasagarand Karimnagar/Mancherial. The expressway is completely fenced and the 33 radial roads connect it with the Inner Ring Road and the upcoming Regional Ring Road.

The land acquisition was done in two phases. In the first phase, around 750 acres of land was acquired; out of which the private land acquired was 500 acres. The land taken for second phase is about 5,500 acres, out of which the Govt. land is about 1,000 acres, and the balance is the private land. The estimated cost of acquisition is Rs. 250 crores.

The Nehru Outer Ring Road aims to improve connectivity and reduce the traffic flow on the existing major arterials between the outer suburbs of Greater Hyderabad. Now, even the APSRTC is planning to build 22 terminals and depots along the Outer Ring Road.

Outer Ring Roads are changing the skyline of many cities and are becoming business hubs. They also play a major role in urban development. However, it is essential to compensate the farmers with the correct compensation, either by monetary benefits or by providing land in another location, to avoid any major objections from the land owners.

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Rajarajeshwari Nagar in Bengaluru – Developing Residential Locality

Rajarajeshwari Nagar is one of the fastest-growing residential localities in Bengaluru. Situated in the southern part of the city, it is commonly known as RR Nagar. It is named after the well-known Raja Rajeshwari temple located here, which was built in the early 1960s. Rajarajeshwari Nagar is 15 km from the City Railway Station, and about 40 km from the Bengaluru International Airport.

This locality has good road infrastructure and connects with the NICE road and other major outer ring roads and has excellent metro connectivity. The Bengaluru-Mysore Infrastructure Corridor (BMIC) is just 4 km from this locality and helps connects the major cities of Bengaluru and Mysore. Apart from that, the ongoing four-lane road constructions of NH-7 and NH-4 will further improve commuting for the residents of this locality. There are many BMTC buses which pass via Rajarajeshwari Nagar and connect with major areas of Bengaluru. Over the years, this has evolved into a very good location for middle income buyers.

Rajarajeshwari Nagar has all the basic civic amenities like 24-hour water supply, electricity, bus stops, shopping malls, colleges, hospitals, etc. As it is in close proximity with many IT/ITES companies and upcoming localities like Mysore Road, Vijaya Nagar, Chandra Layout, Kengeri, etc., professionals are attracted to this area as it helps them avoid commuting issues and have a good work/life balance. Thus builders in Rajarajeshwari Nagar have take advantage of this growing demand and have started many new constructions here.

Movies and shopping malls are the chief sources of entertainment for most of the people. Some of the theatres located in and around this locality include Eshwari Theatre, Vijay Theatre, Kamakya Theatre, etc. Some of the shopping malls found here include Gopalan Arch Mall, Brands & Bargains Pvt. Ltd., Tangent Furniture Mall, Brand Factory, The MatrixPlatz and many more.

The main attraction of this locality is the Jnanakshi Rajarajeshwari temple, which was built by the late Sri Tiruchi Swami. The temple is built completely of granite stone. It has 3 enclosures, with the main entrance having the Raja Gopuram measuring up to 108 feet in height. The temple’s serene and calm atmosphere makes it an ideal place for worship, and is one of the most popular tourist attractions of this area.

There are many schools and colleges in the surrounding locality which attracts the local population to invest in flats in Rajarajeshwari Nagar. Some of the educational institutes found here include Hill View Public School, Podar Jumbo Kids, Sri Jnanakshi Vidyaniketan, Swarga Rani School, Baldwin Co-education Extension High School and Carmel Academy. There are many food outlets in this locality offering different cuisines and exquisite foods like Royal Andhra Spice, Bangalore Biryani, 1947, Just Bake, The Up Cycle Café, Ammi’s Biryani, Kabab Mahal and Mirchi.

Rajarajeshwari Nagar has developed into one of the most significant areas in the southern part of Bengaluru. The locality’s close proximity with many developed and upcoming areas like Chandra Layout, Banashankari, Vijaya Nagar, Kengeri, BEML Layout, Nayandahalli, Outer Ring Road and the Mysore Road have in turn brought in more business establishments to this area. Proximity to the Bengaluru University Campus has also been an added advantage for the real estate in Rajarajeshwari Nagar. All of these factors have led to the advancement of the real estate values of this area.

Some of the well-known builders found in this locality include Century Real Estate, Ajanta Developers, Elegant Builders and Dhesi Estate, etc. Century Indus, Vajra Global, GRC Brundavan, Deccan Arcade, DRF Home 18, Skanda Shree Enclave, Everjoy Pratham, Mahaveer Trisha , Golden Tenet are a few of the upcoming properties in Rajarajeshwari Nagar. The highest locality price of residential multi-storey apartments in Rajarajeshwari Nagar is around Rs. 3605 per square foot and the lowest price is around Rs. 3430 per square foot. The average is around Rs. 3525 per square foot, and the return on investment has witnessed a decrease of 4% q-o-q in the month of June 2013. A mix of both affordable and premium residential houses is in demand in this locality. Riding high on infrastructure and connectivity, Rajarajeshwari Nagar is well-situated and attracts more and more working professionals from both Bengaluru and Mysore.

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Saket in Delhi – Premium Residential Area

Located in South Delhi, Saket is a well-planned residential colony. It is one of the NCR's upcoming and prominent suburbs. 'Saket' was another name for the ancient city of Ayodhya. It is known for its large sports complex, developed by the DDA in the 1990s, which covers an area of 18.5 acres. Being in close proximity to areas like Noida, Gurgoan, Ghaziabad and also the Indira Gandhi International Airport, has made Saket a prominent locality destination, which has caused great demand for property in Saket.

Primarily a residential area, Saket consists of Press Enclave and many residential blocks named from A to N. These blocks have a mix of multi-storey apartments, row houses and two-storey apartments. Of these, blocks B, C and D are Golf View Apartments, situated near the DDA Golf Course.
Saket has very good transport facilities and is easily accessible by both roadways and metro line. This locality is well-connected through the Yellow Line of the Delhi Metro. The 2 major metro stations found in this locality are the Saket-Malviya Nagar station, which is on Press Enclave Road, and the other is near the Mehrauli-Badarpur Road. Apart from this, Saket has very good bus facilities connecting major parts of the city. Good connectivity has indeed been a boon for the upcoming Saket projects and has increased the sale of the same.

Saket contains many localities and sub-localities. They are:

•    Hauz Rani
•    Malviya Nagar
•    Khirki
•    Sheikh Sarai Phase II
•    Kalu Sarai
•    Lado Sarai
•    Madangir
•    Begumpur
•    Mehrauli
•    Khanpur
•    Neb Sarai

The famous Saket Sports Complex boasts various facilities for cricket, tennis, badminton, gym, athletics, aerobics, swimming pool, table tennis and squash. Apart from this, there are many renowned schools and colleges in this area. Some of them include Apeejay School, Gyan Bharti School, Amity International School, Birla Vidya Niketan, Red Roses Public School, New Green Fields Public School, Amrita Vidyalaya, Kendriya Vidyalaya and Vidya Niketan Senior Secondary School. All these factors have made Saket property attractive as compared to other areas.

Saket is also rapidly evolving as a commercial hub, as there are clusters of retail outlets and office spaces in the community centre. It has emerged as one of the most expensive shopping and entertainment centres of the city. Being in close proximity to other major residential areas like Malviya Nagar, Sheikh Sarai, etc. has increased the shopping malls and retail outlets near this locality. Some of the shopping malls found here include The Square One Mall, Select City Walk, the DLF South Court, The Courtyard Mall, DLF Place, Lighthouse 13, the MGF Metropolis, etc. These factors play a major role in bringing up the value of Saket builders and properties.

Some of the residential flats in Saket launched in the surrounding areas include Anupam Apartment, Golf View Apartments, Ekta Apartments, Harmony Apartment, Shri Sai Shyam Properties, Solar Enterprises, Ashiana Housing Society, Gold Leaf Services, Vikas-Sheel Apartments, Gujarat Apartments, Arora Properties, DLF Capital Green Phase III, Priya Properties & Constructions, Diamond Estates and J.M.B. Estate. The highest price of residential multi-storey flats for sale in Saket is around Rs. 18010 per square foot, and the lowest price is around Rs. 14990 per square foot. The average is around Rs. 16490 per square foot, and the return on investment has witnessed a decrease of 14% q-o-q in June 2013. The average sale price for a commercial office space is around Rs. 26480 per square foot. Being an upscale locality, Saket has very high property values which are expected to remain high in the near future.

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Is it a Good Idea to Invest in Chennai’s new Residential Abode Selaiyur?

Selaiyur, once known as Silaiyur, is located on the Tambaram–Velachery road. This town is just 4 km away from Tambaram, and is famous for the Air Force station - residents of this locality are mostly retired Air Force people. The surrounding areas of this locality are Tambaram, Madambakkam, Rajakilpakkam, Sembakkam, Chitlapakkam and Medavakkam. The proximity to the IT corridor has brought Selaiyur into the real estate map of Chennai.

Connectivity

Selaiyur is very well-connected to Chennai city via rail and road. The nearest railway station is Tambaram, which connects to all parts of Chennai via Chromepet, Guindy, and Nungambakkam. To reach the IT corridor, one can commute via Velachery, which is just 15 kilometres from this place. The other transport modes found in this locality are bus and share-auto. Camp Road is one of the important junctions in Selaiyur, from where buses can be boarded to areas like Velachery, Thiruvanmiyur, Madipakkam, Vengaivasal, CMBT, High Court and Chengalpattu. Chennai Airport is 11 kilometres away from this locality.

Infrastructure

Social and Civic Infrastructure

Since this locality is near to Tambaram, accessibility to good schools, colleges and hospitals is possible. Some of the goods schools in this locality are Alwin Memorial Public School, Boaz Public School, Sitadevi Garodia Hindu Vidyalaya, Kendriya Vidhyalaya, Sankara Vidhyalaya, MAV School and Zion Matriculation School. Established colleges in this locality are Bharath University, Sri Lakshmi Ammal Engineering College and Indian School of Business & Technology. Well-known hospitals such as N. S. Hospital, Medicity Health Centre & Diagnostics, Sindhu Hospital and Hindu Mission Hospital are found in this locality. For shopping needs one can shop at Nilgiris Supermarket. Besides these, banks like Karur Vysya Bank, Andhra Bank, HDFC Bank, ICICI Bank have started their branches here. The well-known amusement park Kishkinta is 10 kilometres away from this locality.
This area has wide roads and the basic amenities like electricity and water is supplied by the Chennai Public Works Department (PWD) and the Tamil Nadu Electricity Board (TNEB) respectively.
 
Real Estate

The prime reason for real estate boom in this locality is the proximity to Tambaram and IT corridor. And of course the affordable prices when compared to neighbouring Tambaram and Medavakkam. Workforce working in these IT parks and companies are looking to invest here. Another reason for real estate development in here is the need for residential apartment in Selaiyur by the retired Airforce employees and the migrating crowd from others parts of India.

Builders in Selaiyur are coming up with new project to satisfy the requirement of the residents. Few builders are also looking at selling plot and lands in Selaiyur. Ongoing projects involve villas, apartment, residential projects and flats in Selaiyur. Few of the ongoing projects in this locality are: Peace Stone and Breeze Apartments by Cornerstone Foundation, VGN Milano Square by VGN Developers, Ruby Paradise and Ruby Grand by Ruby Builders and Trinity Grande by Trinity Empire. Based on the requirements of the customers, developers are providing amenities like Jacuzzi, huge living area to entertain guests, modular kitchen, CCTV, junior playground among others.
  
Price trends

Flats for sale in Selaiyur: There is a high demand for flats in Selaiyur and the ROI (Return on Investment) is witnessing 6% increase q-o-q. The highest locality price is Rs. 4000 per square foot. The lowest locality price is Rs. 3700 per square foot and the average price is Rs. 3800 per square foot. If one is interested in renting apartments in Selaiyur, he has to shell out Rs. 11 per square foot. Residential house rent is around Rs. 10 per square foot. The ROI for this residential house sector is witnessing a decrease of 9% q-o-q.

Prices of land are in an upswing as this locality is near to developed areas like Vandalur, Velachery and Tambaram. The residential plots in Selaiyur are ranging between 30 lakhs to some crores depending on the locality and the land size. Commercial land prices have sky-rocketed to crores, if the land is near prime localities.

Selaiyur is a good place to invest and looking at the trends which are currently on a high, it’s advisable to invest now to reap good returns in near future.

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Connectivity Pushing Realty Prices in Virar West

Virar is one of the prominent cities in Maharashtra, and is part of the Mumbai Metropolitan Region as well as Vasai-Virar Municipal Corporation in Thane District. The name originated from the name of Goddess Eka-Viraa and one can still find the ruins of Eka-Vira Devi temple on the banks of Vaitarna River. The slow and gradual transformation of Virar into a cosmopolitan city has resulted in the migration of residents from Mumbai city to residential projects in Virar West.

Transport and Connectivity

Investing in property in Virar West is a wise decision as this locality is accessible from Mumbai via the Western Express Highway which is just 5 km away. There is very good railway connectivity in Virar - the metro rail and Virar railway station provides respite to people from the daily traffic in peak hours. The skywalk near the railway station is uniquely built, as it goes right over the Totale Lake, situated in the backdrop of the huge VVMC Corporation building. A viewing tourist gallery is built in the middle of the 285 metre long skywalk, for people to have a look at the scenic beauty just above the lake. Several projects are in the pipeline which, once implemented, will definitely increase the demand for real estate in Virar West and will put Virar on the realty map of Mumbai. They are:

• Virar-Alibaug multi-modal corridor project by the MMRDA that, once completed, will provide connectivity to all national highways
• Churchgate-Virar elevated rail corridor
• Internal ring road
• Skywalks
• Conversion of internal road into four-lane road
• Churchgate-Virar Rail corridor

Education and Health Care

Since this locality is high on the real estate map, people who are interested in investing in Virar West property look for good schools, colleges and hospitals in close proximity. A few of the educational institutions found in and around Virar West include Tree House High School, Muljibhai Mehta International School, St. Xavier High School, Utkarsha Vidyalaya and Viva Institute of Technology among others. Apart from these, there are many reputed hospitals found in this locality, such as Jivadani Hospital, Sahyog Hospital, Aastha Hospital, Siddharth Hospital and Prathmik Arogya Kendra. Having excellent educational institutions and hospitals attracts lots of investors, thereby increasing the number of new projects in Virar West.

Entertainment and Places of Attraction

Being a coastal area, this realty hot-spot has no dearth of entertainment. This area is populated with beach resorts, amusement pa0 rks, recreation centres and sports clubs.


The residents of flats in Virar West can enjoy paragliding at Arnala Beach and Rajodi Beach, enjoy toy trains, giant wheel, water rides etc. in Yazoo Park and Great Escape Water Park. Apart from these, there are temples, churches and heritage spots in great numbers, which are visited by tourists from all over India.

Residential Projects

Virar West Properties for Sale

 Virar West has amenities like proper water supply, electricity, etc. apart from being centrally located to prominent localities and having good transport and connectivity. As this area is well-connected to areas like Thane, Borivali, Andheri, Kandivali, Mira Road, etc. via the western railway line, the demand for properties in Virar West has enhanced.  Witnessing the trend, many prominent developers have started their construction based on the requirement of the investors. Some of players are Rustomjee, Bhoomi Group, Ekta World, Poonam Group and others, who have projects in the area.  Some of the upcoming residential apartments in Virar West include:

•    Bhoomi Acropolis
•     Ekta Parksville
•     Agarwal Glory
•     Surya Kirti Height
•     Shree Shakun Greens
•     Viva City
•     Star Glorious
•     Ionic Ecocity
•     Rustomjee Gobal City
•     Parshwa Heights
•     Vinay Unique Gardens

Price Trends

The highest price of residential multi-storey flats for sale in Virar West is around Rs. 4700 per square foot and the lowest price is around Rs. 4106 per square foot. The average price is around Rs. 4403 per square foot, and the return on investment has witnessed an increase of 6% q-o-q in  June 2013. The average rental price for a commercial office space is around Rs. 6500 to Rs. 8000 per square foot, depending upon the location.

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Yelahanka: An Upcoming Residential Property Destination

Yelahanka is among the fastest-growing suburbs in northern Bengaluru, and comes under the Bruhath Bengaluru Mahanagara Palike. It is located near the fast-developing northern section of Greater Bengaluru, and is 14 km from the Bengaluru city centre. Yelahanka was considered as a satellite town and was among the seven CMCs of the Bengaluru city. Apart from this, the most important aspect of this locality is that Kempagowda, the founder of Bengaluru who ruled for almost 56 years, was born in Yelahanka. Yelahanka is surrounded by lakes; the most prominent among them are the Kere and the Puttenhalli Lake, which has been officially declared a bird sanctuary.


Yelahanka is well connected with the city of Bengaluru through a huge network of roads and six-lane dual-carriageway highways. This highway connects Yelahanka with the Bengaluru International Airport, which has been a major cause for rise in demand for real estate in Yelahanka. Apart from this, there are many buses belonging to the BMTC (Bengaluru Metropolitan Transport Corporation) and the KSRTC which helps connect Yelahanka with the rest of the Bengaluru city. The State Highway 9 (Bengaluru–Hindupur) passes through and bisects this locality into Old Town and New Town. NH7, which connects the North and South Corridors, also passes through Yelahanka. Many autos and taxis are also available in this locality which in turn has improved the Yelahanka properties.

Being situated near the fastest-developing northern section of Greater Bengaluru, the residential properties in Yelahanka have been witnessing high demands in recent times. It is situated at a distance of about 14 km from central Bengaluru, and is in close proximity with Bengaluru International Airport. The bus terminal is situated at a distance of about 1.5 km away and the railway station is situated within 3 km. This locality has an improved rail network and also very good road infrastructure, all of which has helped improve the real estate developments in this locality.
Yelahanka, being an upcoming area, has been witnessing many developments and is surrounded by various international schools, colleges, IT parks and so on. Some of the educational institutions found in this locality include Sai Vidya Institute of Technology, Kendriya Vidyalaya RWF, Canadian International School, BMS Institute of Technology, Ryan International School, The Karnataka College of Nursing, Vidyaniketan, and Seshadripuram College. Apart from these, the locality is famous for having many industries and other establishments which includes;

•    Largest Milk Dairy in Karnataka
•    Astra Zeneca Pharmaceuticals, Ran flex India Pvt. Ltd., Hobel Flexibles Inc. and Federal-Mogul Goetz (India) Limited
•    Special Operations Training Centre
•    The Border Security Force (BSF)Training Centre
•    CRPF (Central Reserve Police Force) Training Centre
•    E Rail Wheel Factory

Yelahanka is situated at a height of 915 metres above the sea level and the locality is known for its green heritage and pleasant climate throughout the year. The beautiful serene geographical features have attracted many leading residential property developers and other business outlets to start their set up here in its surroundings.

There are many residential and commercial projects in this locality owing to its increasing demands. Some of the upcoming projects in Yelahanka include Legacy Estilo, Vrindavan Bliss, Prestige Royale, Fortuna Viva, Max Meridian, Century Star, Shiva Homes, Golf Woods, Vani Vilas, Ramky One North, President Leon, Almond Tree, Century Arena and Century Saras, etc. The residential flats for sale in Yelahanka are in the range of Rs. 3917 to Rs. 4457 per square foot and the average price for residential plots for sale is around Rs. 23038 per square yard. Having good connectivity and excellent infrastructure and upcoming metro projects have all helped boost the real estate market of this locality.

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Indian Realty Experiencing More Foreign Investment

Foreign Direct Investment (FDI) is an investment made directly into any production or business in India by a company or an individual from another country, either by purchasing the company or expanding the operations of an existing company or business. Foreign Direct Investments include acquisitions & mergers, building of new facilities, reinvesting profits from overseas, or any kind of property investment in India.

 

In India, foreign investment was introduced in 1991 under the Foreign Exchange Management Act (FEMA), by the then-finance minister Manmohan Singh. India has been ranked in second place by the Global Foreign Direct Investments, and is said to remain among the top destinations for international investors, according to the United Nations Conference on Trade & Development (UNCTAD). A foreign direct investor acquires the voting power in any enterprise by incorporating a completely-owned subsidiary or company in India or by acquiring the shares in that enterprise or by participating in equity joint venture with another investor etc. An NRI buying property in India is also considered to be an example of real estate foreign investment. 

Foreign Investment Promotion Board (FIPB)

The Foreign Investment Promotion Board or otherwise known as the FIPB is a government body which offers single window clearance of proposals on all the Foreign Direct Investment in India which do not have the access of getting approval through automatic routes. FIPB plays a mandatory role in the implementation and administration of Government’s Foreign Direct Investment Policy in India. It is said to have an excellent record of actively encouraging the FDI into the country via quick and transparent processing of all the documents and also in providing proper clarification. 

Latest Updates on FDI Policy in India

The Indian government has liberated FDI limits and rules in several sectors including telecom, oil & gas etc. This relaxation on most of the FDI has been made in order to bring in more capital inflows and also to prop up the sliding currency in India. The government of India has allowed 100% of FDI in Telecommunications, Commerce and other Industries. This move has allowed companies like Vodafone Group, Telenor, and Sistema etc to operate in India without having to form a partnership with an Indian citizen. Apart from this, the Indian government has been taking up initiatives for relaxation in FDI policies pertaining to real estate in India. With the reviving financial markets, and strong economic growth, India is slowly transforming into an investor-friendly property destination. It is estimated that FDI in India will rise by more than 15% in coming times, with regards to the policy initiatives undertaken by the Indian Government. Foreign Investment in India has increased by 6% year-on-year. Therefore, property investment in India is estimated to go up in the near future.

Indian Economy and Benefits of Foreign Investment

Foreign Direct Investment brings in lots of growth opportunities and advantages of cheap wages, tax exemptions etc. FDI inflow speeds the growth of GDP in India as huge foreign investments inject big cash flow in Indian economy. Foreign investment decreases the government’s expenditure as foreign companies with huge cash inflows invest in backend infrastructures and their business needs etc.

FDI usually increased the employment opportunities in India as with high FDI, the growth rate of industrial sector of India also increases as a result of huge employment opportunities.

FDI also brings in more & more real estate growth in India owing to the developing economy and as a result many properties in India are being purchased by NRI’s and other foreign investors.

FDI Trends in Delhi Real Estate

Real estate in Delhi has been attracting huge investments with the recent developments of FDI rules and events and it is estimated that the prices may shoot up in the near future. The Indian government is said to be working on 2 main bills, namely the Real estate regulation bill and also the Land acquisition bill. Apart from this, the government has also approved FDI in many multi-banded retail outlets and other investments in India. Therefore with the new foreign investments coming up, the prices are bound to rise, especially in the commercial property sector, which will directly impact on the residential property sector in India. 

Even though most of the prominent cities in India have been experiencing a price appreciation with regards to residential properties, Delhi, being the capital city has experienced the highest rise in property prices. It is said that real estate in Delhi has increased by up to 5 times within the past few years, with the more number of properties being purchasedby NRI in Delhi and its surroundings. The metro rail network in Delhi and excellent infrastructural developments has also been the major factors for booming real estate in Delhi. The real estate in Delhi is considered as the hottest property in the Indian market attracting more & more foreign investments in near future.

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