Townships or integrated housing are getting more momentum instead of standalone plots in Delhi NCR. People wish to live in well secured gated community. Townships are safe, secure, thoughtful and well-planned. Along with this, township has many other advantages. The advantages of a city without the hustle bustle of city life can be experienced here. The same is known as self-contained world. They make life easier and that’s what a home buyer wants at the end of the day!
The criteria of choosing a home have changed all-over. Earlier a home was seen just a place to live in where security was main concern whereas these days buyers are looking for a complete package that offers convenience, lifestyle and quality. As per common saying, address speaks up your lifestyle; people are more concentrating on lifestyle amenities which are being offered in integrated townships. Along with the amenities, walk-to-work concept has also been initiated by the township makers. Integrated housing offers better lifestyle in a transformed city environment which is being aspired by all urbane customers.
Apart from amenities, these new luxurious projects also aim at providing high-quality affordable housing for middle or upper middle class. Talking about Noida expressway, various housing projects are being developed there which offers state-of-the art facilities and amenities.
A lot of well known real estate companies like Ajnara India Ltd, Gulshan Homz, Prateek Group, Cosmic Group,Saviour and more have been building luxurious residential projects for some time now. Ashok Gupta, MD, Ajnara India Ltd says, “We have our exposures in all the segments of demand. And in recent times the demand in the luxurious segment has increased manifolds. Our project Ajnara Grand Heritage in sector-74 has been well appreciated by all, buyers and others, for its luxurious features. We plan to launch more luxurious projects in future.”
Another company which has been primarily into Luxurious segment, Gulshan Homz, states the same view. Deepak Kapoor, Director, Gulshan Homz says, “The last one decade has witnessed a lot of changes in people’s lifestyle and their perception towards life. With the increase in income people now look out for better lifestyle while purchasing houses.”
Companies like Supertech, Amrapali ,Saviour and many more with multiple luxurious projects in Noida have also been doing really good. It is believed that luxury and lifestyle are the two new buzz words for generating demand in the real estate market in India. With the rise in aspirations and income, people who have been progressive and have sizeable corpus are gradually moving towards luxurious dwellings to upgrade their lifestyle.
A real estate investment trust (REIT) is a fresh investment mechanism being planned by the Securities and Exchange Board of India (SEBI). A REIT manages and owns income-generating developed property and is intended to offer common units to the public as an option for investment. These units represent ownership in the business of managing income-producing properties. REITs will make available away to real estate developers to commercialise developed property, providing an exit path. It will also provide overleveraged companies an opportunity to deleverage. It will escalate the depth of the Indian real estate market and provide additional liquidity.
Also, REITs would enable people to channelise their investments into the sector through a structured mechanism. Bearing in mind the current economic slowdown and scarcity of funds, REITs are projected to infuse a fresh lease of life into an otherwise irregular market.
Irregular Road to REITs
The draft SEBI (Real Estate Investment Trusts) Regulations, 2013, seem well thought out. Nevertheless, much is sought after to make the REIT structure commercially viable. The obvious and much-discussed road blocks are taxation of REITs, foreign investments in REITs and stamping of agreements relating to transfer of property to the REITs. In addition to these tentative blocks, there is a need to fix the following issues to make the REIT regulations workable.
One of the basic grounds of the draft REIT regulations is the need to provide an exit avenue and liquidity. But, the definition of “real estate” seems rather bound. The definition of “real estate” or “property” should be widened to include all commercial and residential property and completed infrastructure assets such as roads and highways that have a regular income flow.
Open Realty to Reality
Presently, the least asset value of a REIT is marked at Rs 1,000 crore. While there is a need for confirming financial soundness of the trust, one cannot argue the fact that such a threshold will eradicate many small players. This can be reconciled by providing for the concept of co-sponsors, much like the mutual fund regulations. This would permit companies with a smaller portfolio to come together and set up a REIT. Further, transparency should be provided on the pricing and repurchase of unit along the lines of mutual fund regulations.
In last few years, Limited Liability Partnership (LLP) has appeared as a preferred vehicle for real estate developments owing to the various benefits due to it. The investment conditions with respect to REITs should be relaxed to permit investment in LLPs that house real estate assets, and the definition of “special purpose vehicle” and “body corporate” can be revised to include LLPs, thereby allowing real estate investments in LLPs that own real estate assets.
Did you know that delayed approvals for real estate projects may push up your project cost by up to 20 to 30 per cent? As it takes years to the builders in getting approvals from the authorities for their projects, all the escalation in cost is passed on to the end buyer. Out of 185 economies, India ranks at 182, in terms of getting construction-related approvals, as per the World Bank’s Doing Business 2013 report.
The delay in getting approvals directly increases the cost of a project. Time is money. If a developer invests millions and many times billions in buying land, it simply adds to the interest cost if the land is kept unused.
What causes the delay in approvals? A real estate developer, in order to start construction, has to get as many as 34 procedures from dozens of government departments. On an average, it takes more than 196 days, says the World Bank report. However, there is no set timeframe within which a developer should receive these approvals. It may take years and it is mostly at the discretion of the concerned authorities.
“Obtaining all the approvals increases the gestation period of a real estate project. These approvals usually take 2-3 years to commence construction after purchasing the land for a project. During this time, land cost rises by 20-30 per cent due to hefty interest,” says Neeraj Bansal, Partner-Advisory, KPMG India.
But construction is such a complex matter, isn’t it okay for the government authorities to take time? Not actually. In Hong Kong, it takes only 6 procedures and 67 days to get all construction-related approvals. In Singapore, a developer just needs to comply with 11 procedures and the approvals come in within 26 days!
Understandably, India is a large country. Then, let’s take China. In year 2012, China eliminated 14 procedures by improving its single-window clearance platform. The result: saving of 31 days.
Is India doing enough in this regard. The ministry of housing and urban poverty alleviation set-up a committee on Streamlining Approval Procedures for Real Estate Projects (SAPREP). According to Dhanendra Kumar, who is the head of this committee, India should constitute a nodal agency to act as ‘single window’ and coordinate all approvals from different authorities.
Is it going to happen? Going by the Real Estate Regulatory Bill, which has been approved by the houses of Parliament and waiting for the President’s consent, there is no provision for introducing single-window clearance system. Long way to go.
Only 38 Days left for the Carnival until the offer closes.
So HURRY..!! and Register to participate in the Gaurs 60 Days 60 Cars Carnival, and get a chance to win A Car or A Crore. Book a property in Gaur City and Gaur City 2 and become a lucky person by winning a car or a crore.
To participate in the carnival:-
Book a flat in Gaur City and Gaur City 2, and get a chance to win a Car or a Crore in Gaurs – 60 Days, 60 Cars – Miss a Car, Win a Crore Carnival being organized at Gaur City at Greater Noida West (Popularly known as Noida Extension).
Only 45 Days left for the Carnival until the offer closes.
So Hurry Up….!! and Register to participate in the Gaurs 60 Days 60 Cars Carnival, and get a chance to win A Car or A Crore.
To participate in the carnival..:
REAL estate developers may find it more difficult to raise funds for their commercial projects as the Reserve Bank of India has told banks to carve out a sub-section of commercial-residential housing in lending to them with appropriate prudential regulatory norms on risk weights and provisioning.
Exposure to commercial real estate (CRE), a banking term for lending to property developers, is sensitive in view of their inherent price volatility. Therefore, these exposures generally attract higher risk weights and higher provisioning requirements. However, it has been observed that the residential housing complex sector under the CRE poses lower risk than the other components of CRE sector.
Accordingly, it is proposed to carve out a sub-sector of ‘CRE-Residential Housing’ within the CRE sector with appropriate prudential regulatory norms on risk weights and provisioning. Detailed guidelines on the same will be issued by end-June 2013, the RBI said.
Niranjan Hiranandani, managing director, Hirana ndani Group, said there is greater risk associated with commercial real estate. “In the next policy, we will request to bring some breather for commercial real estate also as it has been witnessing a sluggish growth for the last few years.” At present, the risk weightage for commercial real estate is 150 per cent. The provisioning is at the rate of 20 per cent for loans which have gone bad for up to a year, 30 per cent for beyond one year and 100 per cent for more than three years.
Rajeev Talwar, executive director of DLF, said, “Banks want to concentrate on residential real estate where the risk is less. The commercial real estate will do better only when the economy revives. Both the government and the federal bank must look at improving the economy of the country.” “Already, banks are charging slightly higher interest rates from developers for lending to commercial properties, as the risk is higher in these projects given the uncertainty in the economic conditions globally. The lending rates are usually 2-3 per cent higher compared to residential projects. If the commercial real estate is separated then the lending ratio will also change. For residential projects, banks lend up to 80 per cent of the total cost, while for commercial the lending ratio maybe only 6065 per cent,” said Pankaj Kapoor, chief executive officer at Liases Foras.
“The third round of cut in repo rates during the year that currently stands at 7.25 per cent is a positive move for those looking to buy a house. In the wake of slow economic growth and low investments, even a minor reduction in interest rates by 25 basis points is optimistic for the sector though it may not lead to a big resurgence as the structural inefficiencies in infrastructure and policy remain,“ said Sanjay Dutt, executive managing director of South Asia, Cushman & Wakefield.
Brotin Banerjee, managing director, Tata Housing, said: “Rate-sensitive sectors were definitely expecting the RBI to be more aggressive. Although RBI has stressed upon `limited scope’ for further easing, it has maintained that it will manage liquidity to ensure credit flow to productive sectors. This is good news for the real estate and construction sector, which faces a perennial liquidity crunch due to external factors.“