Bengaluru housing sector outstrips Hyderabad, Chennai in Q1 2018

Emerging as the front-runner in the major South Indian markets in terms of new housing supply infusion, Bengaluru saw significant growth in new housing launches as well as absorption in Q1 2018. In fact, Bengaluru saw highest launches among these markets with nearly 6,800 new units supply in comparison to Hyderabad and Chennai, which saw the launch of 2,600 and 2,100 units respectively. Bengaluru also leads on the absorption front, with a total of 11,500 units sold in Q1 2018.

“Increased commercial activity, positive buyer sentiments, infrastructure upgrades and improved job opportunities in the city have given a major fillip to Bengaluru’s housing market,” says Anuj Puri, Chairman — ANAROCK Property Consultants. “This market is largely driven by the end-users who were in wait-and-watch mode so far. These buyers have now actively returned to the market on the back of the overall sentiment upsurge resulting from the Bengaluru’s rapidly improving market fundamentals.”

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Even at a pan-India level, Bengaluru’s residential market is currently only second to the Mumbai Metropolitan Region (MMR) in terms of supply and absorption for Q1 2018,” says Puri. “This enhanced market performance is primarily led by increasing demand from the IT-ITeS sector, which has belied the fears of US President Trump’s policies putting a fatal dent into India’s InfoTech story. Other factors at play in Bengaluru are the thriving start-up ecosystem across the city, the presence of excellent education and healthcare facilities, and constantly improving physical infrastructure.”

A closer look at the city-level data of a q-o-q launch analysis clearly reveals a massive increase in Bengaluru’s housing launch supply — from 3,000 units in Q4 2017 to 6,800 units in Q1 2018, accounting to nearly 127% increase. The data further reveals that unsold housing stock in the city declined by nearly 5% — from 96,000 units in Q4 2017 to 91,000 units in Q1 2018. Also, property prices have seen a marginal increase of 1% from Q4 2017 to Q1 2018, with the current average property prices in Bengaluru being ₹4,850/sq.ft.

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Besides housing many HNIs, the city is also home to several mid-level IT professionals who have added to the demand for mid-segment (₹ 40 lakh — ₹ 80 lakh) housing. Micro markets that have multiple options in this segment include Whitefield, Outer Ring Road, Sarjapur Road, and Electronic City, and also a few locations in North Bengaluru. Affordable housing options (< ₹40 lakh) are also fast catching up in the suburbs of Hosur Road, Mysore Road, etc.

Out of total 6,800 units launched in Q1 2018, nearly 84% (5,700 units) fall in the mid-segment category. Of these, the majority were launched in South Bengaluru and North Bengaluru (which accounted for 34% and 31% of the mid-segment supply respectively). The supply in the critical mid-segment category has seen a major uptick in Q1 2018 — from 1,400 units in Q4 2017 to 5,700 units in Q1 2018. Overall, the mid-segment housing category saw an increase of more than 300% in this quarter, while the ultra-luxury segment saw a decline.

Region-wise market drivers

• In North Bengaluru, the proposed developments including the Information Technology Investment Region (ITIR), aerospace SEZ, Devanahalli Business Park, Global Financial District, etc. are driving growth. Proximity to the airport, the elevated expressway, and metro rail corridor development have also upped the game for North Bengaluru.
• Residential growth in East Bengaluru is driven by the presence of large IT hubs and several key infrastructure upgrades in recent times. The under-construction Purple Line extension of metro rail corridor up to Whitefield will ease traffic in the region and has caused an upsurge in homebuyer interest in East Bengaluru.
• In West Bengaluru, availability of large land parcels, its industrial areas, and metro rail corridor development have been the main residential market boosters. This region will see a major infusion of residential developments in the future.
• South Bengaluru is largely driven by demand from the IT hub of Electronic City) and various infrastructure upgrades, including the under-construction metro project (proposed yellow line from RV road to Bommasandra). South Bengaluru is seeing a spurt in residential activity, particularly in the mid-segment category.

These overall market indicators showcase strong Q1 2018 growth in the Bengaluru residential real estate market. Appreciation of capital and rental values is certainly on the cards for this city in the foreseeable future.

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The rise and rise of indian malls

Rapid urbanization and digitization, increasing disposable incomes and lifestyle changes of the middle-class are leading to a major revolution in the Indian retail sector, which is pegged to grow by 60% to reach US$ 1.1 trillion by 2020. The Government has clearly hit the bullseye by easing the FDI norms in the retail sector over the past few years.

Reacting to the immense opportunities and diminishing entry barriers into the Indian retail scene, overseas retailers are now expanding exuberantly. And it’s not just the metros they’re targeting — even tier 2 cities like Ahmedabad, Chandigarh, Lucknow and Jaipur, to name a few, are opening up for organized retail in a big way. Malls are literally mushrooming across the Indian subcontinent.

Ready, Steady — Growth!

The Great Indian Mall Boom began innocuously enough in the early 2000s, with just three malls in existence in the entire country. The rest is, as they say, history as Indian shoppers slowly but surely developed a penchant for shopping in clean, vibrant, climate-controlled and highly enabled malls rather than in the usual ‘kirana’ shops and scattered individual stores.

Despite many hiccups, including the recession of 2007–2008 and the advent of e-commerce businesses, the numbers vouchsafe that Indian malls are definitely here to stay. By 2017-end, there were more than 600 operational malls across the country. Interestingly, more than 30 new shopping malls covering nearly 14 million sq. ft. of area are expected to come up across top eight cities by 2020.

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What Keeps India’s Malls Ticking?

Today’s top-performing shopping malls are essentially mixed-use businesses that incorporate social entertainment options, provide a unique appeal along with a considerable depth of shopping experience, and are in prime destinations that are easily accessible by both public and private transport. Moreover, the ability to anticipate and align with changing consumer needs make malls successful today.

Despite the considerable progress from its humble beginnings, the Indian mall story is just unfolding and will evolve further. If we look at some of the most innovative mall developments globally, we see advanced features like indoor ski-hills, water parks, theme parks, science centres, zoos and even shooting ranges, among others. India is catching up, albeit with an eye on the essential Indian culture and mindset — which again is very region-specific.

Prominent Malls in India

More than anything else, Indian malls have become stand-alone brands. To stay relevant, they have adopted new-age technologies from the design and construction stage to the final end-user experience, which is what drives footfalls. Some of the leading malls in and around NCR that offer a unique experience to consumers include:

• DLF’s Mall of India in Noida has an indoor ski-range (Ski India).
• The Great India Place in Noida, popularly known as GIP, has a water park and one of the best kids play zones in the business (Worlds of Wonder and Kidzania).
• The Grand Venice Mall in Greater Noida is a tourist destination with its Venetian theme which includes gondola rides and provides a distinctly European feel.
• The second-largest mall in the country in terms of area, World Trade Park in Jaipur has a unique display feature wherein 24 projectors create a single image on its ceiling.

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Other prominent malls tha are doing exceptionally well in the North include DLF Promenade and Select City in Saket, DLF Cyberhub and Ambience Mall in Gurgaon, and DLF City Centre in Chandigarh.

Down south, Lulu International Mall in Kochi — touted to be the largest mall in the country — is creatively using technology-based novelties to offer a highly differentiated experience. These include New-age technologies like geo-fencing, beacon technology and Automatic Number Plate Recognition (ANPR). It also uses technology to interact with its customers and keep them abreast on the latest activities within the mall.

Another case in point is the Phoenix Market City mall chain in Bangaloreand Chennai — marquee developments in the retail real estate space that have established themselves as lifestyle and entertainment destinations. These malls offer a very holistic and premium experience for retail, entertainment and movies, and F&B.

Buoyed by the phenomenal success of malls across the metros, tier 2 cities like Thiruvananthapuram and Mangalore have also embraced the mall culture, with the former seeing the launch of Mall of Travancore early this year.

The Western region of the country has also scripted several success chapters in the Indian Mall Story. The Mumbai Metropolitan Region (MMR) is home to some of the most iconic shopping centres such as Inorbit Mall, High Street Phoenix and Infinity Mall, among others.

Neighbouring Pune, with its more generous land availability, is also home to prominent malls like Phoenix Market City, Amanora Town Centre and Seasons Mall (with the latter two currently succeeding in the same catchment — a distinct rarity in the highly competitive retail environment).

E-commerce vs Malls — Coexistence is Key

Today, no mall can depend solely on shopping as its prime source of revenue-generation and footfalls. Nor can they, strictly speaking, survive just on the basis of being crowd-pullers. Malls need to transform into community spaces to stay relevant to the increasingly discerning Indian customers.

Besides an ambient shopping, Indian consumers expect comfort and enablement at every level from their mall visit. Mall developers are on a steep learning curve as they try to figure out how to inspire customers, who are not just shoppers but experience-seekers, to not only stay longer but to return. As a result, Indian malls today are constantly striving to become prominent ‘shoppertainment’ locations.

And they are succeeding at this. Belying the initial angst about e-commerce killing Indians’ appetite for mall-based shopping, Indian malls have actually emerged stronger than ever by providing experiences that couch-based shopping simply cannot match.

As of now, e-commerce and malls have learned to coexist in India by focusing on their own inherent strengths and advantages rather than on trying to kill each other off. The result is that shoppers are more spoiled for choice than ever before.

Of course, matters can change quite quickly in the rapidly evolving world of organized retail, and a lot depends on Government actions in terms of:

• Infrastructure (at the levels of transport, logistics and warehousing) and
• Policy (in terms of making the Indian market a great place for domestic and global retailers to be).

So far, the current Government has been pretty proactive on both these fronts — and for now, the Great Indian Mall Story is alive, kicking and firing on all cylinders.

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Delhi-NCR – The growth story continues

Despite being hit by the overall slowdown in the real estate market and seeing price corrections up to 10% in most areas, Delhi-NCR continues to be attractive to end-users and investors. Being the national capital, Delhi attracts migrants from all across the country. In fact, as per the Economic Survey of 2017, Delhi, Noida, Greater Noida and Gurugram saw the maximum influx of migrants between 2001 and 2011. Obviously, there is a dire need to fulfill the housing needs of these migrants.

As per ANAROCK data, the housing supply in Delhi over the last two years has been fairly low as compared to its counterparts — Gurugram and Noida. This is essentially due to demand-supply mismatch; there is massive demand for affordable housing in the city, while property prices in most pockets of the city have skyrocketed.

Consequently, the pockets that offer affordable or mid-segment projects have been performing relatively better than the expensive ones — such as Greater Kailash II, Panchsheel Park and South Extension II, to name a few. In 2018 as well, it is the affordable micro-markets which are driving real estate growth in the city. Besides affordable prices, improved metro connectivity in these areas will also attract prospective home buyers.

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Let’s take a closer look at Delhi’s most vibrant affordable housing hotspots:

• L-Zone (Dwarka): Strategically located between Dwarka, Gurugram and IGI airport, L-Zone is among Delhi-NCR’s most preferred property hotspot in 2018. Proposed to be developed as a Smart City, the area will have all modern facilities including solar power stations, rainwater harvesting and camera surveillance — all very much needs of the hour in Delhi. In fact, as per ANAROCK data, nearly 2,050 units have been launched in the L-Zone over the past two years, with the maximum supply being in the mid-range segment (Rs. 40–80 lakh), followed by the affordable segment (< Rs. 40 lakh). The weighted average price of properties here is Rs. 3,454/sq. ft.
• Uttam Nagar: Located in West Delhi, Uttam Nagar has shown massive real estate growth over the last few years. Affordable property prices have kept the momentum going here, with the current capital values ranging between Rs. 3,150–6,050/sq. ft. The monthly rentals for a 1BHK are as low as Rs. 5,000, thereby luring several existing homeowners to redevelop their old standalone properties and build more floors for good rental returns.

Another factor driving real estate growth here is its easy connectivity to all major areas, including Dwarka, Vikaspuri, and IGI airport via the multi-nodal transport system. The combination of affordability and accessibility makes Uttam Nagar a good option for those looking to invest in Delhi-NCR.

• Rohini:Home to two metro stations, Rohini in north-west Delhi continues to be a popular housing destination for end-users and investors alike. The locality boasts of excellent connectivity to other major areas via metro. Additionally, its proximity to the Bawana Industrial Area has triggered developments along Rohini’s Phases 4 and 5. Capital values range anywhere between Rs. 7,300–12,500/sq. ft., which is far cheaper than several other localities in the vicinity.

Despite traffic and woes, rising pollution level and safety concerns, people still find Delhi to be a favourable place to live in because of the ample job opportunities it offers. However, neighbouring Gurugram has not lost its magnetism, either.

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Gurugram Real Estate — A Hotspot Check

An on-ground check post recent infrastructure developments like flyovers, underpasses, etc. reveals that quite a few localities in and around the Millennium City are expected to gain real estate momentum. Significantly, the state government’s move to reduce the circle rates in most localities in 2017 has made it easier for developers to gradually clear their unsold ready-to-move-in stock in Gurugram.

Let’s examine which micro-markets are witnessing maximum activity in 2018:

• Sohna:AKA ‘South Gurugram,’ Sohna has found favour among affordable housing seekers due to its proximity to various office and industrial hubs. Backed by well-planned infrastructure, Sohna saw the most real estate activity in Gurugram from January 2017 onward, with a fresh housing supply infusion of almost 4,600 units. Almost 50% of this new supply was in the affordable housing category (< Rs. 40 lakh), followed by an equal mix of mid-segment (Rs. 40–80 lakh) and luxury segment (Rs. 80 lakh — 1.5 cr) flats.

ANAROCK data further reveals that out of the overall supply, close to 2,350 units will be ready for possession in the next couple of years as developers are taking RERA’s stringent penalties with regards to delivery delays quite seriously. The weighted average price of residential properties during this period has been Rs 4,370 per sq. ft.

• Sector 65: Proximity to key office hubs, convenient access to HUDA city metro station and its well-defined social infrastructure qualify Sector 65 as a bona fide Gurugram real estate hotspot in 2018. Located on Golf Course Extension Road, Sector 65 witnessed the launch of close to 1,600 units from January 2017 till date, with the supply comprising of homes priced between Rs. 6,900–10,000/sq. ft. All the projects in question are fairly large with over 500 units, which means that their final completion can be pegged to within a timeframe of 3 years or more.
• Sector 68: A preferred locality for both office and housing developments, Sector 68 continues to be attractive to developers, end-users and investors. Sound social infrastructure and good connectivity via the Golf Course Extension Road and NH 248A are added advantages for Sector 68. ANAROCK data indicates that this micro-market saw the launch of close to 1,500 housing units from January 2017 till date, with their completion pegged at within 2–3 years. With the weighted average price here being Rs. 4,090/sq. ft., its affordability factor makes Sector 68 score quite well over other localities.

With the dust of new policies like RERA and GST finally settling, 2018 is definitely seeing Gurugram’s realty market heading northward. Among many other factors, the increased economic activity of 2017 and a number of key infrastructure upgrades such as the widening of NH 8, expansion of Sohna Road and rapid metro connectivity have served the city’s realty market well. As it always is, infrastructure development has been a key market driver for Gurugram and has convincingly vouchsafed its future growth potential.

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Hon’ble Prime Minister lays foundation stone for Vanijya Bhawan

Hon’ble Prime Minister Shri Narendra Modi today laid the foundation stone for Vanjiya Bhawan in the heart of New Delhi. The Vanijya Bhawan which will come upon Akbar Road in Lutyen’s Delhi will house the country’s Commerce Ministry. NBCC (India) Ltd., a Navratna CPSE under the Ministry of Housing and Urban Affairs, has been appointed as the implementing agency to construct this building. The total cost of the project is Rs. 226.83 crores.

The dignitaries who attended the event were Shri Suresh Prabhu, Minister of Commerce & Industry and Civil Aviation; Shri Hardeep Singh Puri, Minister of Housing and Urban Affairs; Shri C.R. Chaudhary, Minister of State for Commerce & Industry and Consumer Affairs, Food & Public Distribution; Ms. Rita Teaotia, Commerce Secretary; and other senior officials from both the Ministries and NBCC.

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The project will be spread across an area of 4.3 acres with a built-up area of 39,500 sqm, of which ground coverage shall be 22% only. The Vanijya Bhawan will comprise G+5 stories with two basements and have a parking capacity of 444 cars.

Speaking on the occasion, Hon’ble PM said, “Our government has completed projects with speed and encouraged the use of advanced technologies to construct green and eco-friendly buildings. I believe the construction of Vanijya Bhawan will be completed within the set timeframe. All departments under the Commerce Ministry will be able to work in harmony in the new building.”

In this context, he mentioned about Dr. Ambedkar International Centre, Pravasi Bhartiya Kendra and the new office building for the Central Information Commission; all of which have been completed ahead of schedule by NBCC.

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Shri Modi remarked “India is leveraging digital technologies as the Fourth Industrial Revolution dawns upon us. This is essential to reduce dependence on imports and achieve double-digit GDP growth.”

Shri Suresh Prabhu said, “I hope that Vanijya Bhawan will be a modern, eco-friendly structure with its entire roof dedicated for solar power generation, with zero waste discharge and will offer universal accessibility.”

Shri Hardeep S Puri added, “Vanijya Bhawan will be a green and smart building and will eventually become a global hub for trade promotion and policy. I am confident that NBCC will be able to complete the project by the third quarter of 2019.”

Dr Anoop Kumar Mittal, Chairman Cum Managing Director, NBCC explained the features of new Vanijya Bhawan complex through its 3D model to Hon’ble Prime Minister at the event.

The construction concepts that will be used to build this Green Smart building include smart lighting using motion sensor, occupancy sensors, and daylight sensitive lighting control system that save up to 20% energy costs. Smart access control system using Bio-Metric technology will also be used in the premises. The entire building will run on renewable solar energy with panels at the rooftop generating 45 KW of power.

The building will be designed on the principles of green architecture with brilliant night lighting and enhanced levels of safety, security, convenience, efficiency and conservation around the premises; while retaining the Lutyen’s architectural flavour.

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Jinnah House in Mumbai a govt property: MHA

The Jinnah House, a sea facing bungalow in South Mumbai, is a property of the government of India and the question of disposing it does not arise, the Lok Sabha was informed today. Union Minister of State for Home Hansraj Gangaram Ahir said Pakistan founder Mohammad Ali Jinnah’s house does not come under the purview of the Enemy Property Act and the house stands under the category of ‘Evacuee Property’.

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The house is under the administration of the Evacuee Property Act, 1950, the minister said.

“Jinnah’s house is a government of India property and the question of disposing the said property does not arise,” Ahir said in a written reply.

Evacuee property means any property in which an evacuee has no right or interest, whether personally or as a trustee or as a beneficiary or in any other capacity.

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Jinnah’s house — South Court — is an unoccupied property in Malabar Hill, a premium neighbourhood of Mumbai.

It was built by Jinnah, the founder of Pakistan, and remained his main residence till he left India following the partition.

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IT Department attaches benami properties worth Rs 43 billion; Jaipur and Mumbai top the list

New Delhi: The Income Tax Department has attached over 1,500 ‘benami’ properties worth Rs 43 billion in the last one and half years, around the same time as the introduction of the revised benami legislation, a financial daily has reported.
According to a report in the Business Standard, Jaipur and Mumbai top the list, each with an attachment of 200 properties.
This is followed by Lucknow with an attachment of 50 properties, Kolkata at 144, Chandigarh at 110 and Hyderabad at 100 properties. Patna has seen the least number of property attachments at 30, the report added.

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“The I-T department has worked swiftly in identifying benami transactions since the enactment of the revised legislation. Over 1,500 properties have been attached so far. Many are on the radar. Search and surveys are on involving gold dealers, bankers, hawala operators, senior government officials, and politicians, etc,” Business Standard quoting a senior government official wrote.
With a view to curb the menace of black money, Parliament in August 2016 had passed the Benami Transactions (Prohibition) Act, after assurance from Finance Minister Arun Jaitley that genuine religious trusts will be kept out of the purview of the legislation.
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While the existing law provides for up to three years of imprisonment or fine or both for carrying out benami transactions, the amended legislation would provide for seven years imprisonment and fine.
The Act defines benami transactions, prohibits them and further provides that any violation is punishable with imprisonment and fine. The PBPT Act prohibits recovery of the property held benami from benamidar by the real owner.
While the 1988 Act had nine sections, the amended law has 71 sections.With Agency Inputs
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India rises one notch to 35th on JLL global realty transparency index

New Delhi: India has improved its ranking by one notch to 35th in the global real estate transparency index, driven by policy reforms and liberalisation of FDI rules in property as well as retail sectors, realty consultant JLL said.

India was ranked 36th in the index during the last bi-annual survey conducted in 2016 and 40th in 2014. The country's real estate market is currently placed in the 'semi-transparent' zone.

The ranking is expected to improve further in the next survey in 2020, on the back of several government initiatives such as Real Estate (Regulation and Development) Act (RERA), GST and Benami Transactions Act, JLL India's CEO and Country Head Ramesh Nair said.

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According to the survey, UK is at the top position followed by Australia and the US. France, Canada, Netherlands, New Zealand, Germany, Ireland and Sweden are in top 10 in the list of 100 countries.

Sri Lanka is at the 66th position and Pakistan at 75th among south Asian countries. Venezuela is the least transparent market with 100th rank.

JLL said that India has emerged as one of the top ten countries to register maximum improvement in transparency in real estate over the last two years.

Among BRICS nations, the consultant said that both China and South Africa remained on the same rank 33rd and 21st, respectively, while, Brazil slipped to 37th position and Russia remained at 38th rank.

"India's improvement in the transparency scores across all markets has started to benefit the nation in the form of increased volumes of international capital being deployed into the country," Nair said.

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He attributed the improvement in ranking to better market fundamentals, policy reforms and liberalisation of FDI into realty and retail sectors.

The strengthening of information in public domain, digitisation of property records and according 'industry status' to affordable housing also helped in higher ranking.

"Private equity (PE) investments into realty sector is one of the best indicators of the confidence of the investor community and the confidence is closely linked with the transparency of the property markets and improvement in transparency," Nair said.

PE investment in Indian real estate sector has grown from USD 2.2 billion in 2014 to USD 4.7 billion in 2015, to USD 6.9 billion in 2016 and it was USD 6.3 billion in 2017.

"The country's ranking is likely to improve further in 2020, mainly on the back of the comprehensive implementation of RERA in all states, introduction of insurance policies for Land Title Insurance, pseudo-ownership of properties weeded out through ?Benami Transactions Act? and the sector aligning itself well with Goods and Service Tax (GST) regime," he added.

The JLL's index measures transparency by looking at factors including data availability its authenticity and accuracy, governance of public agencies as well as stakeholders of the realty sector, transaction processes and costs associated with those, and the regulatory and legal environment.

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