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Market Overview
Macro Economic Indicators
The Gross Domestic Product (GDP) at factor cost (at 2004-05 prices) was estimated at INR 13,17,554 crore for the fourth quarter of 2010-2011; registering a growth rate of about 7.8% compared to the same period in the previous year. The increase was mainly propelled by trade, hotels, transport and communication sector and the financing, insurance, real estate and business services segment. Construction and agriculture, forestry and fishing sector recorded a growth of 8.2% and 7.5% respectively. The Reserve Bank of India has in the Mid Quarter Monetary Policy Review; June 2011 announced further revision in the repo and reverse repo rates. The repo rate was raised to 7.50% and reverse repo rate to 6.50% with immediate effect. The revision is a corollary to the current macroeconomic assessment thereby acting as a moderating mechanism in wake of the inflationary conditions in the economy.
10.1% 9.6%
9.7%
9.3%
9.3% 9.4%
8.6%
9.4% 9.3%
7.3%
Apr - Jun 06
Jul - Sep 06
Oct - Dec 06
Jan - Mar 07
Apr - Jun 07
Jul - Sep 07
Oct - Dec 07
Jan - Mar 08
Apr - Jun 08
Jul - Sep 08
Oct - Dec 08
Jan - Mar 09
Apr - Jun 09
Jul - Sep 09
Oct - Dec 09
Jan - Mar 10
Apr - Jun 10
Jul - Sep 10
Oct - Dec 10
Jan - Mar 11
0.0%
The housing and real estate sector received Foreign Direct Investments (FDI) of approximately INR 167 crore during the month of April 2011; which was a decline of about 32% compared to the same period in 2010-11. During the year 2010-11, the sector has witnessed cautious investments with FDI inflows registering a decline of about 62% compared to the same period in the previous year. This is to a great extent on account of the stricter policies of the Government of India on foreign investment in the sector post the global slowdown. Besides, the investor sentiments have also been conservative thereby undertaking stringent scrutiny/project reviews before directing inflows.
12,621 8,749
13,586
5,149
The trend of overall appreciation in the rupee against the US dollar which has been prevailing since April 2009 was observed to continue during 1Q 2011, however during the month of May 2011, rupee depreciated by 1.2% over April 2011. The rupee depreciation has adversely impacted the economy due to the high global commodity prices. However, with the recent revision in the interest rates, the inflationary tendencies in the economy is likely to see some control and the rupee value is further expected to strengthen by the end of 2011.
47 46 45 44 43 42
46.72 46.56
46.62
46.32
46.45 45.78
45.95
44.96 44.37
44.90
Oct-09
Sep-09
Jan-10
Mar-10
Apr-10
Jun-10
Aug-10
Sep-10
Oct-10
Jan-11
Nov-09
Dec-09
Feb-10
May-10
Nov-10
Dec-10
Feb-11
Mar-11 Apr-11
Jul-10
May-11
The capital values of the residential properties across the major metros have appreciated during the second quarter of 2011. The main reason that can be attributed to the increase in capital values is owing to the enhanced demand from both the end-users and investors. Infrastructural and commercial developments have also led to an increase in demand of residential properties thereby perpetuating the movement of the prices in the northward direction.
Index
Chennai (Boat Club) Kolkata (Ballygunge) NCR (Satya Niketan Anand Niketan)
During the second quarter of 2011, southern cities of Bengaluru, Chennai and Hyderabad accounted for approximately 43% of the new unit launches. Most of these new launches were recorded in the high segment category. Bengaluru accounted for the second highest number of unit launches while NCR recorded the highest number of new additions.
15% 9% 4%
H yd
Be
Index
Ahmedabad Bengaluru Chennai Hyderabad Kolkata Mumbai National Capital Region Pune 1 4 9 12 16 19 22 26
Ahmedabad
Market Overview
Buoyant demand coupled with positive market sentiments, upcoming festive season and underlying positive economic outlooks will stimulate Ahmedabads residential market over the next three to four months. As a result, many developers are expected to launch new projects in near future. While suburban locations may witness some increase in values, the large upcoming supply in peripheral locations will keep capital values under pressure. The Ahmedabad Municipal Corporation (AMC) revenue committee has decided not to hike property tax rates for Ahmedabad for the next five years. This is expected to further stimulate the positive market sentiments in the citys real estate landscape.
Q1 2010
3.80 - 4.30 3.40 - 3.70 3.50 - 4.10 4.00 - 5.00
Q2 2010
3.90 - 4.60 3.60 - 4.00 3.50 - 4.10 4.10 - 5.00
Q3 2010
4.00 - 4.60 3.60 - 4.00 3.60 - 4.30 4.20 - 5.20
Q4 2010
4.00 - 4.80 3.70 - 4.00 3.70 - 4.30 4.20 - 5.30
Q1 2011
4.30 - 5.00 3.70 - 4.00 3.70 - 4.30 4.20 - 5.30
Q2 2011
4.30 - 5.10 3.70 - 4.00 3.70 - 4.50 4.20 - 5.30
Source: Cushman and Wakefield Research. Note: The above values for high segment typically include units of 2,000-4,000 sq.ft.
Q1 2010
2.80 - 3.40 2.60 - 3.20 2.80 - 3.40 2.70 - 3.30
Q2 2010
2.80 - 3.60 2.60 - 3.30 2.80 - 3.40 2.70 - 3.30
Q3 2010
2.80 - 3.80 2.60 - 3.50 3.00 - 3.60 2.80 - 3.60
Q4 2010
2.80 - 3.80 2.60 - 3.50 3.00 - 3.80 2.80 - 3.60
Q1 2011
2.80 - 4.10 2.60 - 3.60 3.30 - 4.10 2.80 - 3.60
Q2 2011
2.80 - 4.20 2.60 - 3.80 3.30 - 4.20 3.00 - 4.00
Source: Cushman and Wakefield Research. Note: The above values for mid segment typically include units of 1,200-1,800 sq.ft.
Residential transactions in the city were driven by end-users with preference for completed or near completion projects. Mid ranged projects in S.G. Highway, Satellite, and Thaltej emerged amongst the preferred destinations for end users. While demand in the mid segment is buoyant owing to the wide gap between supply and demand, the high-end segment has witnessed a slump. Many investors are now looking to exit from their investments, particularly from ready to move in projects. With investors offering discounted rate of 10-12% as compared to market prices, secondary sales market in the city have received a stimuli. In order to further stimulate transaction activities, a few developers are offering freebies like white goods, modular kitchens, incentive schemes to name a few.
2,800
2, 550
2,500
Green Acres
Sangath Platina
Abhiyan
Devratna-2
New Launches*
Under-Construction Update
Many developers are expected to launch new projects during the festive season to address the demand generated during that time. Improvement in transactions will pace up construction activity resulting in completion of several significant mid ranged and high-end residential properties over the next six to nine months. Altius (Thaltej), Samarana (Prahlad Nagar) and Riviera Harmony (Prahlad Nagar) are some of the major residential projects which are expected to get completed in 2011 and Neelkanth Orchid (Bopal) is expected to be completed by end of 2012.
Bengaluru
Market Overview
In the forthcoming quarters, major project launches by prominent developers are likely to continue. The new launches will have a balanced mix of both high and mid segment developments. Quite a few major projects in the mid segment category are expected to be delivered during the year. Capital value in the short term will remain stable, however, marginal escalations may continue and be in the range of 2-4%. Good price propositions and better bargains are expected to be offered by developers to reduce the quantum of unsold stock in under-construction projects. Bengalurus never ending infrastructure woes have been a major concern for all the potential real estate investors. The city has witnessed tremendous growth in terms of population and the number of companies setting up office herein. Thus, the ongoing projects such as Bengaluru Metro rail project and the various flyovers and the underpass construction activities in the Outer Ring Road (ORR), CNR and BHEL Circle would ease the congestion and provide better connectivity for all the commuters. Many infrastructure developmental projects are lined up to change the face of North Bengaluru. The elevated signal-free highway from Hebbal to Devanahalli Airport and the proposed High Speed Rail Link project (HSRL) from the Central Business District to the Devanahalli airport have led many developers to launch their new projects in this area. With metro rail work nearing for completion in the North West Bangalore, the capital values of the residential properties have seen a significant rise in the micro market. Four laning of Bengaluru-Mysore Road and Bengaluru-Mysore Express Corridor will also boost the real estate investments, as these initiatives will offer better infrastructure and connectivity to the prime business districts.
2009
12.00 - 14.50 6.00 - 8.50 5.00 - 6.60 5.60 - 7.00 5.50 - 7.00
Q1 2010
12.00 - 15.00 5.50 - 9.00 5.00 - 6.60 5.60 - 6.80 5.50 - 6.50
Q2 2010
13.00 - 16.00 5.80 - 9.00 5.00 - 6.80 6.00 - 7.00 5.50 - 6.80
Q3 2010
13.00 - 16.00 5.80 - 9.00 5.00 - 6.80 6.00 - 7.00 5.50 - 7.00
Q4 2010
13.50 - 17.50 6.00 - 9.50 5.00 - 7.00 6.50 - 7.50 5.50 - 7.00
Q1 2011
13.60 - 17.60 6.10 - 9.70 5.20 - 7.10 6.50 - 7.70 5.70 - 7.00
Q2 2011
14.00 - 18.00 6.50 - 10.00 5.50 - 7.50 6.80 - 8.00 6.00 - 7.40
Source: Cushman and Wakefield Research. Note: The above values for high segment typically include units of 3,000-5,000 sq.ft.
2009
5.00 - 6.00 2.40 - 2.70 2.50 - 3.20 4.60 - 5.70 2.80 - 4.00 2.70 - 3.90 3.70 - 5.70 3.30 - 5.70 3.50 - 5.20
Q1 2010
5.00 - 6.50 2.40 - 2.90 2.50 - 3.50 4.60 - 5.70 2.60 - 4.30 2.90 - 3.90 3.70 - 5.70 3.50 - 5.70 3.50 - 5.10
Q2 2010
5.20 - 6.60 2.70 - 3.00 2.70 - 3.80 4.60 - 5.80 2.80 - 4.30 3.00 - 4.30 3.80 - 5.90 3.60 - 5.90 3.80 - 5.40
Q3 2010
5.50 - 7.00 2.70 - 3.00 2.80 - 4.00 4.80 - 6.00 2.80 - 4.30 3.20 - 4.50 4.00 - 6.20 3.80 - 6.20 3.80 - 5.60
Q4 2010
5.50 - 7.00 2.70 - 3.10 2.80 - 4.00 4.80 - 6.00 2.80 - 4.40 3.20 - 4.50 4.00 - 6.20 3.80 - 6.20 3.80 - 5.60
Q1 2011
5.60 - 7.10 2.70 - 3.30 2.80 - 4.30 4.80 - 6.30 2.80 - 4.50 3.30 - 4.70 4.20 - 6.40 3.90 - 6.40 3.90 - 5.80
Q2 2011
5.80 - 7.40 3.00 - 3.50 3.00 - 4.50 5.00 - 6.50 3.00 - 4.80 3.60 - 5.00 4.50 - 6.70 4.30 - 6.70 4.30 - 6.20
Source: Cushman and Wakefield Research. Note: The above values for mid segment typically include units of 1,700-2,500 sq.ft
Majority of new project launches during the quarter are located in the North, North East and South Bengaluru micro markets with more focus on luxury villa projects. Under construction projects which are slated for completion in the forth coming quarters observed increased take-ups and with few developers registering their projects being 100% sold out. Capital values appreciated in the range of 3-8% across all micro markets in both the segments during the second quarter of 2011. The appreciation was pronounced in the under construction projects, moreover, second generation properties in the same micro markets also gained as a consequence. Most of the under construction projects, which are nearing completion and have relatively less unsold stock were observed to quote substantially higher prices compared to the previous quarter.
Price (INR/sft)
6,500 5,750 5,250 4,450 4,500 4,500
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Key to Locations:
High End Segment Central: Lavelle Road, Off Palace Road, Off Cunnigham Road, Ulsoor Road, Richmond Road High End Segment South: Koramangala, Outer Ring Road, Bannerghatta Road, JP Nagar High End Segment Off Central: Frazer Town, Benson Town, Richards Town, Dollars Colony High End Segment East: Whitefield (Villas) High End Segment North: Hebbal, Yelahanka, Jakkur, Devanahalli Mid Ranged Segment Central: Brunton Road, Artillery Road, Ali Askar Road, Cunningham Road Mid Ranged Segment East: Marathalli, Whitefield, Airport Road Mid Ranged Segment South East: Sarjapur Road, Outer Ring Road, HSR Layout Mid Ranged Segment South: Koramangala, Jakkasandra Mid Ranged Segment South West: Jayanagar, J P Nagar, Kanakpura Road, Bannerghatta Road, BTM Layout Mid Ranged Segment North: Hebbal, Bellary Road, Yelahanka, Dodballapur Road, Jalahalli Mid Ranged Segment Off Central*: Vasanth Nagar, Richmond Town, Indiranagar Mid Ranged Segment Off Central**: Cox Town, Frazer Town, HRBR, Benson Town, etc. Mid Ranged Segment North West: Malleshwaram, Rajajinagar
New Launches*
Sobha City (Thanisandra Main Road, Near Hebbal, North Bengaluru) Sobha developers - Apartments
Century Istana (Devanahalli, 4 Kilometers from Bengaluru International Airport on NH 13) Century Real Estate - Villas
Brigade Exotica [No. 35 and 36/1 p, Old Madras Road (before Budigere Cross)] Brigade Group - Apartments
Mantri Alpyne (Uttarahalli Village, Uttarahalli Hobli, Banashankari 5th Stage Bengaluru South Taluk) Mantri Developers - Apartments
Embassy Boulevard (Near to Yelahanka Air Force Station) Embassy Group - Villas
Under-Construction Update
During the quarter in review, most of the under-construction projects were observed being executed as per schedule recording work progression by about 20-25% points compared to the previous quarter. Moreover, demand for under-construction properties persist thereby developers were observed to capitalise on the enhanced demand scenario and initiate the construction activities of new projects within the same quarter of their launch. Mention finds of projects like Brigade Exotica, Brigade Orchards and Mantri Alpyne which were launched and commenced construction during the quarter. Nitesh Logos, SJR Celestia, Concorde Cuppertino and Napa Valley, which were launched in the previous quarter, were also witnessed to commence the construction activities. Moreover, a number of developments which are in final stages of construction and is likely to enter the market in the forthcoming quarters were observed to register substantial increase in the prices compared to the previous quarter or was fully sold out.
Chennai
Market Overview
Most premium residential catchments in the city might continue to retain stable values in the next 3 to 6 months due to the high pricing levels prevalent. In the mid-end segment most markets are likely to see some increase in prices in the coming quarters. Established mid-end markets with limited availability of options catering to the mid segment housing demand might witness stable property prices in the medium term. Chennai Metro Rail work has been progressing as per schedule. The elevated stretch from Koyambedu to St. Thomas Mount is expected to be completed by the end of 2013 and the underground stretch of Metro Rail from Washermanpet to Saidapet may be completed by the end of 2015. Soil testing is being conducted in Washermanpet and the tunneling work is expected to begin by end of December. Also the preliminary operational trial is likely to commence on the 11 km Koyambedu - St. Thomas Mount stretch by December, 2013. The completion of the elevated stretch might result in improved connectivity and lesser congestion due to the ongoing works. This in turn is likely to result in renewed demand for residential developments in these locations.
2009 18.00 - 20.00 13.00 - 15.00 5.50 - 9.50 14.50 - 18.00 13.00 - 16.00 6.00 - 9.00 4.00 - 8.00
Q1 2010 18.00 - 21.00 13.00 - 16.50 6.00 - 11.00 14.50 - 19.00 13.00 - 16.50 6.50 - 10.00 5.00 - 9.00
Q2 2010 18.00 - 21.00 13.00 - 16.50 8.00 - 12.00 14.50 - 19.00 13.00 - 16.50 7.50 - 10.50 6.00 - 9.50
Q3 2010 18.00 - 21.00 13.00 - 16.50 8.00 - 12.00 14.50 - 19.00 13.00 - 16.50 7.50 - 10.50 7.25 - 11.00
Q4 2010 18.00 - 23.00 13.00 - 16.50 8.00 - 12.00 14.50 - 20.00 13.00 - 16.50 7.50 - 10.50 7.25 - 11.00
Q1 2011 19.00 - 23.00 13.00 - 16.50 8.00 - 12.00 15.50 - 20.00 13.00 - 16.50 8.00 - 10.50 7.75 - 11.00
Q2 2011 19.00 - 23.50 13.00 - 16.50 8.00 - 12.00 15.50 - 20.50 13.00 - 16.50 8.00 - 10.50 7.75 - 11.00
Nungambakkam 13.00 - 16.00 Anna Nagar Kilpauk 6.00 - 9.00 4.00 - 8.00
Source: Cushman and Wakefield Research. Note: The above values for high segment typically include units of 1,800-4,000 sq.ft.
Source: Cushman and Wakefield Research. Note: The above values for mid segment typically include units of 1,000-2,000 sq.ft.
Premium residential markets of Boat Club and Poes Garden have continued to register appreciation in property prices. The demand in these markets has picked up momentum over the last six months due to the inherent demand for prime properties. In the mid segment markets, Rajiv Gandhi Salai and GST Road have been most active in terms of property prices during the last two quarters. These markets have managed to meet the demands of the end-users in the mid and affordable segments. Due to factors like numerous options, improved connectivity and proximity to the suburban and peripheral office districts, the demand in these markets has remained uptrend. However, if developers continue to launch high quantum of projects in these markets, it is likely that these precincts might register a situation of oversupply in the long term. The capital values in majority of the high-end markets have attained/exceeded peak levels registered since 2008. As a result of these high persisting values, these markets have retained stable property prices during 2011.
12,000 9,000
12,000
Golden Altius
Newry Shreenidhi
Lumbini Square
10
New Launches*
S&P Living Spaces (Mogappair West Extension, Mogappair) S&P Foundation Private Limited - Apartments & Villas
Under-Construction Update
Several significant projects are lined up for completion during the second half of 2011. Projects that are likely to be handed over by end of 2011 include Phase I of TVH Svasti, Arihant Amara and Hiranandani Upscale among others. Projects launched in 2010 are in various stages of construction, with more than 60% of projects likely to be ready for occupation in 2012. Projects like L&T Eden Park, HIRCO Palace Gardens are being completed in Phases with the first few blocks being handed over.
11
Hyderabad
Market Overview
The prime residential catchments, such as Banjara Hills and Jubilee Hills are likely to witness price appreciation in the quarters to come. This can be attributed to the prominence of these high profile areas, persistent demand and limited supply in the premium segment. Several other residential precincts including Begumpet, Somajiguda, Madhapur, Gachibowli and Kukatpally are also expected to register moderate increase in property prices. The appreciation in these markets is likely to be driven by the anticipated increase in sales activity in the next 3 to 6 months. Prime residential catchments such as Sainikpuri and Bowenpally in the inner city locations may witness continued demand and growing attention in the medium and affordable segments during the second half of 2011. However, the new regulation imposed by the state government (G.O.No.45) is expected to slow down or delay new launches in the short term. Several portions of the Outer Ring Road phase - IIA between Pedda Amberpet and Patancheru are scheduled for completion by the end of 2011. This corridor is expected to increase connectivity to the upcoming residential locations such as Aminpur and Bandlaguda in the northwest portion of the city. The flyover at Gachibowli junction which will ensure a smooth traffic flow between Madhapur and Kondapur towards the Outer Ring Road would be operational by the end of August. Apart from reducing the travel time between the IT hub and the international airport, this would also provide a quicker access to the residential areas such as Tolichowki, Shaikpet and Manikonda from the IT hub.
12
Source: Cushman and Wakefield Research. Note: Values are average prices for the respective areas. Pricing will differ based on the construction quality, developer profile and amenities available. The above values for high range typically include units of 1,600-3,200 sq.ft.
Source: Cushman and Wakefield Research. Note: Values are average prices for the respective areas. Pricing will differ based on the construction quality, developer profile and amenities available. The above values for mid range typically include units of 1,200-1,600 sq.ft.
The second quarter has recorded fewer new launches as compared to the previous quarter. This can be attributed to the fact that the developers are contemplating on their forthcoming launches post the new regulation by the government. The regulation (G.O.No.45) by the state government mandates allocation of 20% of the developed land to economically weaker sections and low income groups. This is likely to affect the pricing and overall proposition of the projects. New launches in medium and affordable segments in key locations such as Bowenpally, Sainikpuri and Padmarao Nagar have received a positive response from prospective buyers. Continued demand in the inner city locations as well the attention received by these new residential projects by Shanta Sriram Constructions and Janapriya Engineers Syndicate may attract more developers into such locations. Kukatpally and its immediate surroundings regain their prominence in the city residential market. New malls, several premium and medium segment residential projects are underway. Continued retail development and upcoming metro rail corridor have lead to a significant value addition. Several under construction projects both in the premium and medium segments have witnessed value appreciations between 5-7% during the last quarter.
13
5,000 4,500 4,000 3,500 3,000 2,500 2,000 1,500 1,000 500 0
4,400 3,600
Aparna Sarovar
Source: Cushman & Wakefield Research.
New Launches*
14
Under-Construction Update
Projects such as Lodha Bellezza, a premium housing venture in Kukatpally and Gowra Tulips, a medium segment project in Madhapur have recorded a slight appreciation in capital values. As they reach advanced stages of construction, growing interest from prospective buyers has resulted in a higher number of enquiries. Projects such as Prajay Megapolis and Ashoka Rainbow Vistas, located in the prime residential catchment of Kukatpally have received a good response from the end-users due to limited supply in the affordable to medium segment.
15
Kolkata
Market Overview
The second quarter of 2011 continued with the positive market sentiments of its previous quarter. Affordable and mid-end segment remained vibrant with increased transactions and launches. The trend is expected to continue for the next two quarters as well. All undergoing as well as new launches in the affordable and mid segment witnessed marginal appreciation in view of market demand. In view of consistent demand for ready properties and the ongoing low supply trend, prices for high-end properties will continue to see appreciation in the established locations. The newly elected state government is likely to take up initiative to finish the current infrastructure projects on time, majority of which are focused on increasing connectivity to the peripheral locations. This would add a significant value to the real estate developments in these emerging locations in the next few years. The flyover at Nagerbazar which ensures a smooth traffic flow to the peripheral locations and the Park Circus - Parama island flyover which is expected to act as a vital link between CBD & Northern part of KMA, are under construction. While East-West metro corridor is under-construction, Dumdum to Dakshineswar and its extension to Barrackpore are in the pipeline. Upon completion, these infrastructure projects are expected to fuel urban growth in the peripheries.
Source: Cushman and Wakefield Research. Note: The above values for high segment typically include units of 2,000-4,000 sq.ft.
Source: Cushman and Wakefield Research. Note: The above values for mid segment typically include units of 1,600-2,000 sq.ft.
16
With the improved IT/ITeS job market, Rajarhat witnessed a price escalation of 7% in high-end segment and 6% appreciation in mid ranged projects compared to last quarter. The market also reported increased transactions in large format projects like DLF New Town Heights and Uniworld City. Peripheral locations such as Madhyamgram and Garia with affordable land prices and improved infrastructure facilities have witnessed new project launches by the local developers. Existing projects in these locations have also recorded increased transactions in the second quarter. Due to its proximity to Salt Lake sector V and the infrastructural developments, EM Bypass witnessed almost 38% year-over-year price appreciation for ready properties in the high segment and 30% year-over-year appreciation for ready properties in mid range projects. The location also recorded 2-5% price appreciation during the quarter in select under-construction projects such as Urbana and Ideal Niketan. Established areas like South West and South Central have witnessed 14% and 15% quarter-on-quarter price appreciation in the high-end segment. This can be attributed to the increasing demand and limited supply of new residential units in several key locations.
Price (INR/sft)
17,000
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Key to Locations:
South*: Southern Avenue, Dover Lane South Central*: Ballygunge, Queens Park, Rainy Park, Gurusaday Road, etc. South East: EM Bypass South West: Alipore Park Road, Ashoka Road, Belvedere Road, etc. Central: Lansdowne, Park Street East: Salt Lake North East: Rajarhat South**: New Alipore, Golf Green,Tollygunge, etc. South Central**: Hindustan Park North: Kankurgachi, Lake Town, Jessore Road, Ultadanga, etc.
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17
New Launches*
Under-Construction Update
Construction across projects in locations such as EM Bypass and Rajarhat is going in full swing, with developers aiming to deliver projects on time. Projects such as DLF New Town Heights and Uniworld City, Shrachi Rosedale in Rajarhat, Merlin Cambridge in Prince Anwar Shah Road, Tirumani in Ballygunge and Diamond Glory in Ultdanga are at advanced stages of construction.
18
Mumbai
Market Overview
With the recent increase in lending rates, end-users will be forced to re-evaluate their purchase decisions resulting in restrained transaction activity in the near future. However, in spite of a drop in demand, some developers may be forced to raise capital values due to an increase in the cost of funds and raw materials. Additionally, with several corporate going on a hiring spree, the city is expected to witness an improvement in rental demand from senior management professionals. In a bid to improve the traffic situation, the Mumbai Metropolitan Region Development Authority (MMRDA) is planning to build a tunnel from the Bandra-Kurla Complex (BKC) to the Western Express Highway (WEH). The proposed project is aimed at easing the traffic congestion on one of the most congested roads in the city, where four major roads converge. The Brihanmumbai Municipal Corporation (BMC) has proposed a new guideline allowing developers to build an extra 25% above the sanctioned Floor Space Index (FSI) in residential projects and 15% additional built-up area for commercial projects, for which developers will be charged a 100% premium. This proposed new guideline is aimed at ending misuse of certain spaces within a project like flower beds, balconies, car decks, etc, which at present are not counted in the FSI. However, many builders sell them off to the flat buyer and encourage them to amalgamate these spaces into their living area.
Source: Cushman and Wakefield Research. Note: High End - Approximately 2500 sq.ft. to 6000 sq.ft. for South, South Central, Central and North (Bandra & Khar) - Approximately 1800 sq.ft. to 4000 sq.ft. for North (Santacruz & Juhu), Far North and North East
19
Source: Cushman and Wakefield Research. Note: Mid Range - Approximately 1400 sq.ft. to 2500 sq.ft. for South, South Central, Central and North - Approximately 1200 sq.ft. to 1600 sq.ft. for Far North and North East
Even while Mumbai recorded a slowdown in transaction activities, capital values in the city largely remained stable. Most under-construction projects were observed to maintain their price points as quoted in the first quarter of 2011. Developers are expecting an improvement in demand during the festive season in the fourth quarter of 2011 and have held on to the current values. However, a few near completion projects saw some moderation of prices in secondary market where investors are looking out to exit the project post its completion. South and South Central Mumbai continue to witness buoyant demand in high-end segment owing to its location attractiveness, affluent neighbourhood and well established social infrastructure. However, with scarcity of land parcels for real estate developments, the precinct has witnessed developers buying old bungalows and buildings for redevelopment over the last three to six months. End-users exhibited an increased preference for ready to move in projects or apartments in secondary sales due to the uncertainty on timely completions of under-construction projects.
10,000 0
10,000
Ashok Towers
RNA Mirage
Lodha Bellissimo
Key to Locations:
South: Colaba, Cuffe Parade, Nariman Point, Churchgate, etc. South Central: Altamount Road, Carmichael Road, Malabar Hill, Napean Sea Road, Breach Candy, Pedder Road, etc. Central: Worli, Prabhadevi, Lower Parel/ Parel North: Bandra (W), Khar (W), Santacruz (W), Juhu, etc. Far North: Andheri (W), Malad, Goregaon, etc. North East: Powai
Oberoi Splendor
20
New Launches*
21
Source: Cushman and Wakefield Research. Note: The above values for high segment typically include units of 2,000-4,000 sq.ft.
Source: Cushman and Wakefield Research. Note: The above values for mid segment typically include units of 1,600-2,000 sq.ft.
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Most of the locations across Delhi has seen steady increase in capital values due to improved demand and limited options. The values have increased by 10% over the quarter, with highest appreciation noted in South Central followed by South East locations. Rising interest rates and anticipation of softening of price have resulted in moderate property sales of the newly launched projects. However, the sales volume recorded remained healthy during the quarter in contrast to last six months. Although, sales in Noida across few pockets were stressed owing to the land acquisition controversy in the region. Demand in the suburban locations namely Gurgaon and Noida is driven by both investors and end-users since the market has depicted an upturn reflected by the rising property prices and sustainable demand.
Price (INR/sft)
ITC Laburnum
Uniworld Spa
Richmond
Tatvam Villas
Key to Locations:
High Segment South West: Shanti Niketan, Westend, Anand Niketan, Vasant Vihar South East: Friends Colony East, Friends Colony West, Maharani Bagh, Greater Kailash - I, Greater Kailash II South Central: Defence Colony, Anand Lok, Niti Bagh, Gulmohar Park, Hauz Khas Enclave, Safdarjung Development Area, Mayfair Gardens, Panchsheel Park, Soami Nagar, Sarvodaya Enclave Central: Jorbagh, Golf Links, Amrita Shergil Marg, Aurangzeb Road, Prithviraj Road, Sikandara Road, Tilak Marg, Ferozshah Road, Mann Singh Road, Sunder Nagar, Nizamuddin, Tees January Marg, Chanakyapuri Mid Segment South East: New Friends Colony, Kalindi Colony, Ishwar Nagar, Sukhdev Vihar, Kailash Colony, Pamposh Enclave South Central: Uday Park, Green Park, Saket, Asiad Village, Geetanjali Enclave, Safdarjung Enclave, Sarvapriya Vihar, Panchsheel Enclave, Navjeevan Vihar
New Launches*
Vatika India Next Floors (Sector 82, 82A, 83, 84, and 85, Gurgaon) - Vatika Group - Floor
Palm Gardens (Sector 83, Gurgaon) Emaar MGF Land Limited - Apartments
Emerald Floors Premier (Sector-65, Urban Estate, Gurgaon) Emaar MGF Land Limited - Floors
Tata Primanti (Sector 72, Gurgaon) Tata Housing - Floors and Apartments
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Under-Construction Update
Select under-construction projects in Gurgaon in locations of Phase V, Golf course extension road and Noida such as the expressway have seen marginal escalation in prices during the quarter. The construction schedules have been sluggish due to the monsoon season and are likely to accelerate by end of August. The projects that are nearing completion with certain towers witnessing finishing work such as the Unitechs - Harmony, BPTPs - Park Life, Clarions - The Legend, to name a few, have seen increased enquiries from end-users.
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Pune
Market Overview
Developers are anticipating increased sales activity in the near future, which is likely to result in more launches in the next 3 to 6 months. However, lower conversions from enquiries will force the developers to maintain prices at similar levels. The residential precinct of Kharadi is likely to witness an infusion of residential apartments for its close proximity to the commercial hub of Hadapsar. The real estate demand in Pune is driven by the IT/ITeS sector, which has also been imperative to the development of infrastructure in the city. A host of infrastructure facilities are supposed to come up in the coming years, which is likely to appreciate the capital values for certain residential precincts. Some of the initiatives are as follows: The Pune Chinchwad Municipal Corporation (PCMC) has invited bids for construction of flyover at Dange Chowk at Thergaon. The construction is likely to start in July and is expected to be completed in 18 months. The precinct of Dange Chowk is likely to witness an infusion of residential apartments with completion of flyover. The Phase I for the construction of flyover at Dhayari Junction on Sinhgad Road has been completed. In the next 18 months, the last 1200 meter stretch of Sinhgad Road will be constructed as a four lane cement concrete road. The Pune Municipal Corporation (PMC) has awarded the construction of flyover at Kharadi Junction on Nagar Road, which will ease the traffic flow in Nagar Road to a great extent. The residential precinct of Kharadi is likely to witness an appreciation in values after the construction gets completed.
Source: Cushman and Wakefield Research. Note: The above values for high segment typically include units above 1,500 sq.ft.
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Source: Cushman and Wakefield Research. Note: The above values for mid-segment typically include units of 900-1,500 sq.ft.
Pune witnessed an infusion of approximately 2,000-2,500 residential units in the second quarter of 2011. The residential units catered to both high-end and mid-end segments of the city. The micro market of Baner witnessed a marginal appreciation of 4% in capital values with respect to the values in first quarter of 2011. Owing to its close proximity to the airport, Koregaon Park, Kalyani Nagar, Viman Nagar and Ranjangaon, the residential precinct of Kharadi is likely to witness an upward movement in capital values in future. The improvement in infrastructure involving revamping of roads, water supply and infrastructure, including construction of Kharadi-Mundhwa Road has led to an increase in demand for apartments in the residential precinct of Kharadi. Locations like Pimpri-Chinchwad and Wagholi, which were considered to be industrial and warehousing belts, have started to be viewed as new residential locations with an advantage of pricing over other established locations in and around centre of the city. Tightening bank lending and declining sales have compounded the trouble for property developers. A few developers have shown flexibility in prices amidst increased enquiries to improve sales.
8,000 7,000 6,000 5,000 4,000 3,000 2,000 1,000 0 Marvel Enigma Rohan Ishita Kumar Picasso Kumar Palmgroves 4,500 4,200 4,000 3,700
7,500 6,000
Clover Belvedere
Clover Acropolis
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New Launches*
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Under-Construction Update
With an anticipated increase in transaction activities, residential projects like Latitude and The Balmoral Estate are geared up for possession in 2012. Some of the other residential projects under-construction include Arco, Tuscan, Ivy Estates, Park Springs, Windermere and Park Titanium. The projects are coming up in the residential precincts of Wakad, Dhanori, Kharadi, Koregaon Park and Magarpatta Road. The pricing levels for the projects are in the similar range as in the previous quarter.
This research report has been prepared by Cushman & Wakefield specially for distribution to Citibank customers.
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