Real Estate Agents

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If you are planning to buy a house this year, take all the time you need.

A Crisil research report on residential property prices of India’s 10 biggest cities says prices will remain more or less stable with a moderate dip in prices in Mumbai and a marginal (2 per cent) rise in the National Capital Region (NCR) in 2010.

According to the report, the average capital appreciation in the 10 cities is expected to be 2-3 per cent. Bangalore and Chennai are expected to see the highest rises of 7.3 per cent and 5 per cent respectively. On the other hand, Ahmadabad and Mumbai will see a correction in prices by 1.8 per cent and 0.4 per cent respectively.

Interestingly, Mumbai witnessed the maximum rise in prices by 11 per cent between March and November last year, the report said. While Central Mumbai witnessed a price rise of 21 per cent, the central suburb saw 15 per cent hike.

“Mumbai has already witnessed a steep recovery in prices after the correction in 2008 and the demand has slowed down since December 2009,“ said Sudhir Nair, head, Crisil Research.

Developers, however, disagree. “We have not seen any drop in demand and I believe demand for residential real estate will go up by 30 per cent this year,“ Niranjan Hiranandani, vice chairman & MD, Hiranandani Construction said.

“Mumbai is so starved of volume that unless land supply increases, prices cannot drop,“ Dharmesh Jain, CMD, Nirmal Lifestyle, said. “Considering the rate of inflation, we expect that prices in Mumbai to go up by 5-12 per cent in 2010, depend- ing on the location and quality of constriction of building.“

The expected price rise in Bangalore and Chennai is on account of recovery of the IT sector. “The confidence is back now in the (IT) sector leading to a demand in those areas,“ said Nair.

Courtesy: – HT DT: – 09-April-2010

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The Commonwealth Games Village luxury apartments are ready and Emaar MGF, the developer, has begun handing them over to DDA.

The residential project on the banks of river Yamuna will house athletes and officials for the Games that will be held from October 3 to 14, 2010.

“We have begun the process of handing over the apartments to DDA,“ said Shravan Gupta, executive vice-chairman and managing director Emaar MGF.

The project, with 1,168 apart- ments, was to be built on a pub- lic-private-partnership model between DDA and Emaar MGF which won the right to develop the 118-acre residential project in competitive bidding from DDA at Rs 321 crore against a reserve price of Rs 300 crore.

As per the arrangement, DDA got ownership over onethird of the apartments over and above the Rs 321 crore from the developer. Emaar MGF was to retain ownership of the rem- aining 790 apartments which it expected to sell in the open mar- ket and raise money.

However, last year’s financial crisis and realty slump meant the company couldn’t find buy- ers and raise money. It asked DDA for a bail out which it got–DDA purchased another 333 apartments for Rs 770 crore.

“Market conditions are improving. There has been a robust demand for quality res- idential projects,“ said Gupta.
He claimed the company has managed to sell a major portion of these apartments.

After the games are over the developer would refurbish the apartments and physically hand over the apartments to end- users by early next year.

Courtesy:- HT dt:- 09-April-2010

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The foyer can be styled to make a stunning first impression on anyone who enters your house, says Deepti Ganapathy

The foyer serves as the gateway to your home. So the decor from floor to ceiling must be in perfect harmony with your interior decor. Since it is a small area that it often a window to your creativity and design sense, express your personality with flourish through foyer decor.
Color schemes
The color and texture on the walls of the foyer should ideally compliment the color scheme of your home. A light colored palette would make the space look spacious and breezier. Another option is to create an ‘accent wall’, which is a strategically located wall with a bold color. If you have a recessed nook or alcove in this space, then add some dramatic and bold colors. Place a beautiful entry table or console inside the alcove, hang your art and light up the area with wall sconces or lamps.
Lighting
A properly and stylishlylit foyer makes a significant difference, since it’s situated at the entrance to the living room.
If you have the space in your medium size foyer for a chandelier or other large, ornate light, you should use it. Chandeliers add a burst of light and come in many styles. Invest in a wrought iron chandelier for rustic charm, or go for classic crystal or bohemian acrylic painted. If you have more space, you can hang multiple chandeliers of different designs and sizes. The foyer chandelier must be large enough to provide foyer light as well as a lovely view from outside the home.
Scones and track lighting are ideal for this high traffic area. Whatever lights you choose, make sure they provide plenty of light and place your foyer lights so that areas or objects of interest are highlighted. These may include paintings, photographs or other pictures, as well as accent walls. Use small lights and fixtures in several parts of the foyer to spotlight different elements. For example, two wall sconces flanking the entryway add a formal tone to the room. A side table along a wall is the perfect support for a table lamp that illuminates enough of the floor to help guide people through the foyer.
Pendant lights that you suspend from the ceiling or walls will add a bright spot of color. Eye-catching light fixtures can be the focal point of a foyer. An etched-glass pendant light adds ambient light as well as a sculptural aesthetic. Set a long wall shelf aglow with small lights in the shapes of candles or use actual tea lights.
Visual interest
The floor and ceiling are the two areas that you can experiment with in this space. Medallions are a great way to dress up a foyer ceiling. These work well especially in rounded spaces when they are designed in the centre in the room.
The design of the medallion relates to the style of cornice in the room. While it is common to use a medallion around a light fixture, they can also be used alone. Most medallions are either round or oval, but square panels are also used and also in star shapes. When you are selecting wall color for your foyer, don’t forget the ceiling. Well-chosen trims can have an incredible effect on the look and character of your home.
They can brilliantly define the character of any room and enhance the overall beauty of the home.
Even low ceilings can be treated with molding or lattice strips and contrasting paint to provide interest and visually increase the ceiling height. For exceptionally high ceilings add crown molding where the wall meets the ceiling and then, approximately one foot below add a small decorative trim.
Then, paint a strong color between the two for a dramatic effect.
Wood beams are another fantastic way to add visual interest to your foyer. They can be installed in a grid pattern for a square or rectangular room and they look great in a round foyer as well.
For the floor, you could create an interesting mosaic with handcrafted tiles and centre it so that the lights from the chandelier can highlight its artistic appeal.

Courtesy: – Times Property DT: – 03-April-2010

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Kavita Sriram has some tips to help you arrive at the tenure best-suited to you

Tenure is the period or duration for which a loan amount is sanctioned. Borrowers might feel like taking the shortest possible loan tenure ideally. However, do not rush for the shortest loan tenure. It may appear enticing to pay off your home loan debt in the shortest possible time span. However, a short tenure loan translates into very high EMI dues month after month. The borrower must remember that he has other financial commitments – usual monthly expenses – and must not stop saving during the repayment period.
So, what is the ideal loan tenure?
Consider different EMI outflows for various loan tenures. Will you be comfortable paying the EMI, yet have enough to meet all other financial commitments and emergencies? Freeze on the tenure for which you can pay the EMIs without a major financial stress.
Consider these parameters before deciding on the loan tenure:
Is the amount high?
If the homeowner has borrowed a huge sum of money, the EMI outflow would be high. Hence, to make EMI repayment comfortable, the borrower may have to go for longer loan tenure. Longer the loan tenure, lesser is the EMI outflow.
Consider a loan of Rs 50 lakhs borrowed at 12 percent interest. If the tenure is 15 years, the EMI outflow would come to around Rs 60,000. If the loan amount was lesser, say Rs 25 lakhs at 12 percent interest, the EMI outflow for tenure of 15 years would be around Rs 30,000. If the borrower can afford to take a shorter tenure loan, of say 10 years, his EMI outflow would be around Rs. 36,000.
Purpose of buying property
If the borrower has purchased the property solely as an investment, he would like to sell it off when he gets a good deal. In such cases, most buyers prefer to keep the loan tenure as short as possible. This way they need not pay any penalties towards prepayment or exiting the loan before end of tenure.
Those who have purchased the property only to live in it may prefer longer loan tenures. They may not be very keen on very short loan tenure. Further, they benefit from tax deductions on their home loans. However, borrowers must keep in mind that longer the loan tenure, greater is the associated cost of borrowing.
Age of borrower
A person close to his retirement years will not be eligible for a long tenure loan. A middle aged person who is making good money may prefer repaying the loan before he retires. A young borrower who has recently started working may not bring home a huge income. His income level may go up as the years pass by. He should opt for longer loan tenure as he has many years ahead to work and clear his debt.
Income
A person with greater disposable income can pay off his debt faster than a person who earns lesser. If the borrower has higher income, he can pay higher EMIs and clear his debts faster.
A person having greater financial commitments, other debts or a lower income may find repaying his debt a big challenge.
A borrower’s current income level and expected increase in income are factors that can influence the loan tenure. Interest rate fluctuations are difficult to predict.
The impact of increase in interest rates could be hard if the borrowed amount is high. Whenever you have excess funds, partially prepay the loan. This way, a borrower can clear his debt faster.

Courtesy: – Times Property DT: – 03-April-2010

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South Delhi epitomizes class and traditional chaos in equal measure

It has some of the Ultimate Addresses to vie for in India as well as historic monuments and urban villages. Razia Sultan led her kingdom from ruled her kingdom from Mehrauli in the 13th century. Today, many a high and mighty rules the roost here.

South Delhi epitomizes class and traditional chaos in equal measure. If you are looking for a place to rent someplace here, there are many enviable options to pick from. Not only are many preferable neighborhoods relatively close to Delhi’s central business district -Connaught Place and the international airport, they are also connected to industrial suburbs such as Noida and Gurgaon. What might excite some is the Delhi Metro that will soon dash through localities like Jor Bagh, INA, Green Park, Hauz Khas, Malviya Nagar, Saket, Qutab Minar and Chhattarpur before leaping into Haryana (for which the trial run was conducted last month).

The supply

According to market insiders, there are residential options in localities like Defence Colony, Vasant Vihar, New Friends Colony, and Greater Kailash I and II.

Real estate dealers say, among category a neighborhoods, you can also find rental accommodation in Shanti Niketan and West end. Abhishek Raj Mudgal, proprietor, Shree Jee Associates, Safdarjung Enclave, says there is supply (for rented housing) across the area, including colonies such as Safdarjung Enclave, Green Park, Golf Links, Malcha Marg, Sunder Nagar and Safdarjung Development Area (SDA). A three-bedroom apartment can be rented for Rs 35,000 a month in SDA or Green Park, says Mudgil.

“If you have budget constraints, you may check out Anand Niketan,” says Sanjay Sharma, proprietor, SM Realtors, Defense Colony. Another upscale option is Defense Colony, specifically A and D blocks, says Sharma. “It is very central and one can, from here, get very quickly to Connaught Place, Supreme Court, High Court, railway station and to the airport.”

Those interested in having this premium zone as their address can rent a brand new, three-bedroom apartment for Rs 1.75 lakh to Rs 2 lakh a month while an old one goes for Rs 75,000 to Rs 90,000 a month, says Sharma. In Defense Colony’s A block, the rent for a new 1400-sq ft apartment is Rs 90,000 a month and Rs 55,000 to Rs 60,000 a month for an old construction.

Where Panchsheel Park and Anand Lok are concerned, rental values of independent houses (three-five bedrooms) are for about Rs 2.35 lakh to Rs 2.5 lakh. Apartments of about 2300 sq ft to 3000 sq ft go for about 1.75 lakh to Rs 2.25 lakh.

As per multinational property corporation CB Richard Ellis (CBRE), the rental values for three/five bedroom independent houses range from Rs 2.25 lakh to Rs 2.5 lakh a month in Niti Bagh and SDA. The monthly rentals for 2300 3000 sq ft apartments vary from Rs 1.25 lakh to Rs 1.75 lakh in Niti Bagh and SDA. CBRE data shows the capital values of apartments ranging from Rs 20,000 to Rs 25,000 per sq yd in Friends Colony and Maharani Bagh. (CBRE figures are asking rates, not necessarily those at which transactions take place.)

The attractions

So, what makes south Delhi click? It has a whole host of eateries, cine plexus and shopping centers… You can chill out at places such as Ansal Plaza, Select City Walk, MGF Metropolitan Mall, DLF Emporio, to name a few. In addition, major markets include South Extension, INA market, Greater Kailash I, and Sarojini Nagar. Then there is that slice of India, the greatest of crowd pullers, Dilli Haat, near INA. The trendy Khan Market and Sunder Nagar market are not too far either.

When it comes to medical facilities, the area is serviced by some of the country’s best super-specialty hospitals. South Delhiites have access to healthcare centres such as the private Max hospitals (multiple locations), Escorts Heart Institute and Research Centre (Okhla Road), Rockland (Qutab Institutional Area), Indraprastha Apollo (Sarita Vihar), Batra (Tughlakabad Institutional Area), GM Modi (Saket), Sitaram Bhartia Institute of Science and Research (Qutab Institutional Area) and the well-known, government-run All India Institute of Medical Sciences.

The competition

However, posh south Delhi has serious competition from Trans-Yamuna, which has a slew of property options, expanding infrastructure and facilities, as well as the satellite town of Noida, now linked to the heart of the capital through the Metro.

Courtesy: HT Estates 20th Feb 2010

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Homebuyers need to plan their finances before they go in for a housing loan,

Buying a housing property is a very big financial commitment on the personal front. Attractive and aggressive home loan schemes coupled with tax incentives has made it easier for younger people to invest in housing properties. Buying a housing property and financing it through home loan has many benefits; however it requires a certain amount of financial planning on the individual’s part in order to make the process easier throughout the loan tenure.

Cyclic trends in interest rates

The interest rate cycles have shrunk over the past couple of decades. We are seeing a lot of volatility and cyclic trends in the interest rates. Real estate, especially the home property market has seen a major shift in the last few years. There has been an increase in the aggressiveness of real estate developers, home buyers and housing finance companies. Also, the globalization has brought in many factors that influence the macro economic conditions in general which impacts the interest rates. Since home loan is a long term commitment, it is important to mentally prepare for cyclic trends in the lending rates and do financial planning to be able to pay higher interest rate during certain period of entire loan tenure based on market conditions.

Planning for other financial commitments

A home loan is a long term financial commitment with the payment tenure being more than 10 years in most cases. Therefore, it is important to think about various personal milestones and financial commitments and chalk out a strategy to manage personal finances accordingly. People should also be careful while signing for attractive looking teaser home loan schemes which promise a lower interest rate during initial few years and higher floating rates after a couple of years. These are some of the important aspects that borrowers should keep in mind while planning their financial aspects for purchasing a housing property:

Although, people resort to stretching of their finances while buying a housing property, they should be careful in stretching beyond their means as there is another added variable of interest rate fluctuation, spells of bad economic/market conditions etc which should be carefully factored into the financial planning.

It is important to create a financial cushion which can be utilized to fund any extra financial burden during certain periods. People can invest in equity or debt based investment instruments based on their risk appetite. This accumulated fund can be used for the financial requirements or part-prepayment of loan to reduce the EMI burden in case of high interest rate periods.

It is important to carefully do due diligence in choosing your housing finance company (HFC). HFC becomes your long term partner and at times it is not so easy to change the HFC or it requires additional cost to do so. Since a home loan is a long duration commitment, it is important to take some time and be a little selective about the HFC.

It can be helpful to take feedbacks and cross check the experiences from friends, relatives etc about the past dealings of the HFC. It helps in understanding various positive and negative aspects regarding a certain HFC and therefore helps in getting tied with the right lender.

The home loan insurance schemes are available through various insurance companies and they cover the home loan liability of an individual.

These policies cover the home loan if something happens to the borrower. In these policies, the sum assured is adjusted against your home loan liability with every EMI paid. Home loan insurance comes in handy for the risk adverse investors and those who do not have adequate insurance cover for their life.

Many home loan insurance products provide a cover to pay the EMI in case the borrower met an accident, suffered a prolonged illness or loss of job. It is important for borrowers to spend some time and figure out the appropriate insurance product that fits their need.

Courtesy:- Times Property dt:- 20-March-2010

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Currently, under the Income Tax Act, 1961 (the ‘Act’), an individual can claim a deduction for interest paid on housing loan for a self-occupied housing property for up to Rs 1.5 lakh in a financial year subject to the fulfillment of certain conditions. Furthermore, a deduction may also be claimed up to Rs 1 lakh for repayment of principal amount of the housing loan.

There were expectations that the above limits may be enhanced to provide some relief to the common tax payer. No additional concessions have been provided to the individual tax payers on this front in the Budget. Some relief though has been provided to the undertakings engaged in building housing projects in respect of extension of time period for completion of such projects and relaxation in norms for built-up areas for shops and other commercial establishments.

It’s, however, important to note that certain proposals on the indirect tax front could adversely impact the cost of the housing projects and thereby, increase the price of residential units. In this context, following points merit attention:

INCREASE IN EXCISE DUTY

In general, the standard excise duty rate of 8% has been increased to 10% on all goods, including steel, iron, etc. Excise duty on another main input of a housing project, i.e. cement, has also gone up. Duty hike in these essential inputs would impact the cost of the construction since in many cases builders may not be able to claim set-off of duty paid on these inputs.

PROJECTS UNDER CONSTRUCTION

Besides duty hikes in essential inputs, the government has also proposed to extend service tax to real estate, including residential units. Through this proposal, the government intends to levy service tax on sale of property by builder to buyer if any part of the consideration for the property is received before the completion of construction, i.e. before the receipt of completion certificate from the competent authority. In such a situation, the activity of construction would be deemed to be a taxable service provided by the builder/promoter/developer to the prospective buyer, and the service tax would be levied accordingly.

In this context, a question arises from a buyer’s perspective whether buying a housing unit for which he is making payment in installments actually involves any service being rendered per seby the builder. Also, it is not clear whether the proposed levy would impact only new projects or it would even cover the existing projects where booking has already been made by the individuals and part-payments made while construction is at different stages of completion.

If implemented , this proposal could lead to increase in prices of the property by about 3.4% of the sale price, and not 10.3% as is being generally understood, since service tax on such services is payable only on 33% of the value of the property.

PREFERENTIAL LOCATION

Another major setback has been the proposal to levy service tax @10.3% on any preferential location charge or other development charges recovered by the builder except charges in relation to parking spaces. Most of the housing projects have different cost components like preferential charges for certain apartments due to location advantage. These components may now be subject to service tax. This proposal is also likely to push the cost of housing even further.

TO SUM UP

The levy of service tax on housing projects would increase the price of the housing units, if the Budget proposals are accepted in the present form. One should, however, hope that at best the said proposals are made applicable to the new projects and not to the existing projects which are at different stages of completion. As most of the current housing projects have been delayed beyond any control of the buyer, in the whole bargain, the common man should not be burdened further.

Courtesy: – ET DT: – 18-03-2010

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While most of the large to mid-sized recent offerings have received a lukewarm response, the buzz is that quite a few real estate companies are bent on going ahead with their initial public offering (IPO) plans. Grapevine in market circles is that quite a few fund managers are being tempted with apartments at concessional rates in the projects of these companies in return for subscribing to the issues. This kind of arrangement will not be very expensive for real estate firms either, given the fat margins in the business and the fact that these projects are yet to be completed. After all, what are a few crores when hundreds of crores are at stake? Market watchers say at least two companies that came out with IPOs in the recent past had such an arrangement with some fund managers. Needless to say, both the offerings had witnessed a strong response from institutional investors despite expensive valuations. With banks cutting down their lending to the real estate sector, and the stock market, too, lukewarm to property developers, it has become a desperate situation for many cash-starved builders.

Courtesy:- ET dt:- 18-03-2010

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BPTP Park Serene, 4 bedroom Multi-storey Apartments for sale @ Rs. 4887750 in Sector 37D, Gurgaon, 150 mt. wide expressway will pass within half a km. range of the project, Mega SEZ earmarked in the master plan is in close proximity of the project, International schools are coming up in the vicinity, A 100 bedded hospital at 500 mts from the project.

This is a group housing complex being developed in Gurgaon. This project will consist of 2 and 3 bedroom apartments. The complex will have 100% power backup and 24×7 security along with recreational features such as clubs, swimming pool and landscaped areas. This project has been designed by Sikka Associates.

BPTP launched another grand state of the art Group Housing Project “Park Serene”. The project is located at Sector 37-D, Gurgaon in the serene, calm and nascent environs alongside the Dwarka – Gurgaon super expressway. Spread in an area of 24 acres, with 80% open area, the only limitation to the concept of “blessed living” is one’s own imagination. The remarkably outstanding developments which are planned in the area make the Group Housing one of the most

Promising destination for the end users in the years to come. The brand BPTP lends more credence and value to it and reassures the unmatched quality construction as delivered in the past by the company .The condominiums are a confluence of luxury, class and convenience and has excellent futuristic projections in terms of returns expected on investments for numerous reasons. Some of the most redeeming features of this new venture are as under-mentioned –

150 mt. wide expressways will pass within half a km. range of the project.

There is a vast exposure of reserved green area right opposite the project.

Mega SEZ earmarked in the master plan is in close proximity of the project.

International schools are coming up in the vicinity.

A 100 bedded hospital at 500 mts from the project and its construction is already underway.

The flyover from the Hero Honda Chowk is expected to be completed in two years from now.

A few sparklers which make the project unusually attractive for Group Housing. It boasts of an 8 acre mini golf course, 8 acre central park along with other features like club, gymnasium, round the clock power and water supply etc.

For more information about this project and about real estate information, real estate investment options, real estate agents information and information about 2 bedrooms flats for sale, 3 bedrooms flats for sale, 4 bedrooms flats for sale in Gurgaon and Delhi /NCR and also we provides real estate services like property for sale, project for sale, property investment, buy houses, sale houses, homes buyers, homes sellers and many more

On my web sites like http://www.zameen-zaidad.com/bptp-park-serene-gurgaon.aspx and

http://www.propertycafeteria.com/main.aspx

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BPTP Freedom Park Life, 5 bedroom Multistory Apartments for sale @ Rs. 18403000 in Sector 57, Gurgaon, Close proximity to the proposed metro station , 30 min drive from Delhi, Close to big colony Sushant Lok, very close to Close to IFFCO chowk.,15 km from from IGI airport.

Freedom Park Life, luxurious apartments have been designed to suit the needs of the new generation. An eye for detail, combined with a classy sense of design gives these homes a sophisticated yet comfortable feel.

Offering 2, 3 Bedroom apartments and Pent Houses, Freedom Park Life has given prominence to style and designs that celebrate life. While the exterior creates an urge to step in, the spacious interiors spell class. Floors of vitrified tiles and elegant laminates make living at Freedom Park Life a picture perfect experience.

The beautifully manicured and the carefully landscaped courtyards mark the essence of every home, providing you with a visually enriching experience. Jogging and walking tracks, kids theme parks & water bodies are an integral part of the green environment at Freedom Park Life.

Facilities at Freedom Park Life are in sync with the evolving desires of the young-at-heart. While state-of-the-art recreation facilities like Jacuzzi, a swimming pool and a health club with a gymnasium provide the right rejuvenation for those on the fast track, modern conveniences like elevators keep up with new age living. Not to mention facilities like an advanced fire fighting system, hassle free parking ,100% power back up and 24-hour running water.

Come, experience Freedom Park Life. Enjoy a quality of life that comes packaged with all comforts and luxuries at one place.

This is the first group housing complex that we are developing on approximately 13.88 acres of land in Gurgaon. Upon completion, the project is expected to have a Saleable Area of approximately 0.99 million sq ft, spread over nine towers of 14 to 18 floors each. It will comprise of luxury apartments with provision for 100% power backup, 24×7 security, swimming pool and sports or recreational club. We have offered possession for 133 units, representing approximately 0.33 million sq ft in this group housing project. This project is designed by architect Mohit Gujral of Design Plus. This project is being developed on 13.88 acres parcel of land with a Saleable Area (reflecting only our economic interest in the project) of 0.99 million sq ft of which a 3.94 acre parcel of land is subject to a joint development agreement between us and the landowner pursuant to which we hold a 75% interest, or 2.97 acres, in the 3.94 acre parcel of land. The remaining 25% economic interest has been retained by the landowner.

For more information about this project and about real estate information, real estate investment options, real estate agents information and information about 2 bedrooms flats for sale, 3 bedrooms flats for sale, 4 bedrooms flats for sale, 5 bedrooms flats for sale in gurgaon and delhi /NCR and also we provides real estate services like property for sale, project for sale, property investment, buy houses, sale houses, homes buyers, homes sellers and many more

On my web sites like http://www.zameen-zaidad.com/bptp-freedom-park-gurgaon.aspx and

http://www.propertycafeteria.com/main.aspx