Dwarka Expressway: an update

The area called the Dwarka-Gurgaon Expressway is seeing significant buyer and investor interest and is one of the promising realty markets in the National Capital Region (NCR). Dwarka Expressway, also called the Northern Peripheral Expressway, when complete would be an eight-lane expressway, being developed by the Haryana Urban Development Authority (HUDA) at a cost of R120 crore.
As a part of the Gurgaon-Manesar Master Plan 2021 (Urban Complex Plan), the expressway will connect Dwarka to National Highway 8 and will have 30 metres of green belt on both sides. The proposed location will stretch 18kms, starting from Dwarka, connecting Palam Vihar and the forthcoming special economic zones in Gurgaon and would join the NH 8 near Kherki Dhaula. It is expected to reduce the travel time from west Delhi by half. Also, the expressway will touch 16 new nearby residential colonies and a commercial corridor.Before we take up the viability of Dwarka Expressway as a location of interest, let us discuss some of its advantages:
The proposed 18 km expressway is expected to be one of India’s widest roads ever, at 150 meters. As a simple comparison, the current Delhi-Gurgaon expressway is 75 meters wide.
The new Terminal 3 of Indira Gandhi International Airport would be accessible within a few minutes drive and is also close to the new commercial/hotel corridor being developed near the international airport.
It is also close to the 18-hole golf course proposed in Dwarka by the Delhi Development Authority.
Extensive belt reserved for commercial development along the new Dwarka Expressway, which can tap into the population of Dwarka and west Delhi for potential job seekers as well as providing job opportunities in proximity to those living in this area.
This area is a part of ‘New Gurgaon’, which is being developed with better infrastructure, to match the standards set by Greater Noida. The internal roads being planned in this area are expected to be 60-75 metres wide. Also, the sewage and electricity distribution systems are likely to be better and more modern.
There is a decent existing infrastructure of schools, shopping centers, hospitals in Palam Vihar, Gurgaon and Dwarka, which are close to the expressway. The metro station in Dwarka, Sector 22, is only a few kilometres away from the expressway. Proximity of the residential and commercial properties to the proposed Diplomatic Enclave with 39 embassies, which is being developed in Dwarka. As already mentioned earlier, the infrastructure being planned for this area is quite developed. The sector roads would be 90 metres in Dwarka Phase II and 60 meters in new sectors along the Dwarka expressway, relieving hassles of traffic congestion.
Since the expressway is expected to take approximately 1.5-2 years to complete and be fully operational and with the same time required for the entire area to develop, developers have started selling their projects at attractive rates.
The current rate at which reputed developers are selling their residential apartments are in the range of R3,000-4,500 per sq ft for mid-segment projects. The luxury projects are in the range of Rs 5,500-6,500 per sq ft.
These rates are almost half of the rates prevailing in the well developed projects in Gurgaon, and almost one third when compared with the prices prevailing in Dwarka in reasonably good housing societies. The quality of the projects coming up on Dwarka Expressway is much better than the high priced group housing societies in Dwarka with virtually no power back up, club, sports facilities, etc.
All the above factors indicate that the current rates are reasonable and should be sustainable, if the pace of development remains the same and if the promises relating to the infrastructure are delivered on time.
Having spoken to a few major developers who already have projects along the expressway, it seems that a good commercial space would soon be created along side the residential projects, which would almost guarantee a situation similar to the Golf Course Road in Gurgaon.
To conclude, Dwarka Expressway, with all the advantages, certainly makes sense at current prevailing rates. The rates of the plots in this area are also at R40,000-50,000 per sq yard, which are quite decent considering the rates prevailing in Delhi and Gurgaon.
Even as the locational advantages present a good opportunity, it is very important to select the right builder and the location and buy only if the price is reasonable. Finally, if everything goes as per plan, Dwarka Expressway will definitely be a good place to stay in the coming years.
—The author is MD, Bajaj Capital

NRIs Seek Stability With Indian Real Estate Investments

Recently an acquaintance – a fund manager by profession – relocated to India to set-up a domestic PE fund here. He had invested in a Mumbai residential property strategically located close to the primary business district and an international school for his kid. This investment, done a few years back, helped him crystallize his plans for relocation to India and start his venture without spending time in finding the right location, house and school. 

What I found most interesting was that he had not even considered eventually relocating to India when he bought this apartment. He had simply done it for investment five years previously.To date, I have not met a single NRI who is not keen to buy real estate in India. Home ownership in this country is one of the most satisfying means available to them to stay connected to their motherland. Very often, such investments in their country of origin help them to maintain their relationships back home while they make their fortunes abroad.

A few weeks back, I met another NRI businessman – earlier based out of Madrid and now relocating to NCR on the heels of the Euro crisis – who was seeking to build a local business base here. Achieving this while resettling family on all fronts has not been an easy task for him. He is on the lookout for the ‘best’ location for a residential property in NCR and naturally finds the cost of properties in the prime areas staggering and beyond belief.

He had not considered investing in a property earlier. Completely out of synch with the market dynamics back home, he blithely assumed that his foreign-earned savings would make finding a luxurious home a breeze. He was ill prepared for the astronomical ticket sizes that now prevail.

The Way Of The NRI

Over the past few years, we have noted that NRIs are investing into residential real estate specifically in

large Indian cities to build a back-up base in the country. This particularly applies to NRIs with professional/entrepreneurial ambitions who intend to set up businesses in these cities in the future.

Post the 2008-2009 global financial crisis, India has stood out as a showcase example of financial stability, specifically in terms of its conservative banking sector. More than anything else in the past, the GFC caused NRIs to seriously contemplate owning homes in India as their rattled confidence in all things foreign gave way to a yearning for familiarity and stability on both on the personal and professional fronts.

Rules Of Engagement 

� NRIs have no restrictions limiting them with regards to how many commercial or residential properties they can own in India. However, there are restrictions on the repatriation of sale proceeds, which is limited to two units. Effectively, this means that NRI face no restriction while investing into commercial or residential

real estate in India. However, when a NRI decides to sell and take the money back to the country of

residence, he can do so with the sale proceeds of only two units.

� NRIs can invest into real estate by remitting funds to India through normal banking channels, or by invest through funds in NRE/FCNR/NRO accounts maintained in India. They cannot make payment via travelers’ cheque or foreign currency notes. They are also restricted from making any payments outside India or settling payments through exchange of funds outside the country.

� NRIs can avail home loan from Indian Institution approved by the NHB, and loan repayment can be done either through inward remittances, debit to a NRE/FCNR/NRO account, via rental income earned in India or by borrowing from close relatives residing in India. NRIs can also avail of home loans from the employer in India, provided specific terms and conditions listed by RBI are met.

� NRIs can mortgage residential property in India with an Indian financial institution without any approval from RBI. They can also mortgage it with a foreign financial institution with prior approval from RBI.

� NRIs can rent out their residential property without the approval of the RBI in India. Rent received can be credited to NRO/NRE account or remitted abroad. Authorised dealers have been empowered to allow repatriation of current income like rent, dividend, pension, interest, etc. of NRIs/PIOs who do not maintain an NRO account in India, based on appropriate certification by a chartered accountant confirming that the funds proposed are eligible for remittance and that applicable taxes have been paid or provided for.

No one can exactly predict the fate of any currency, or the stability of any economy. Economies are notoriously ‘subject to market risk’ – for instance, no one had expected that west Asia would see political uncertainty a few years back. However, when it comes to personal and career stability, there must be no margin for error. The current trends suggest that more NRIs are taking important decisions with regard to owning residential real estate in India as bulwarks in uncertain times.

( By Om Ahuja, CEO - Residential Services, Jones Lang LaSalle India)

Investment in Dharuhera/Bhiwadi

WHY WE INVEST IN INDIA'S 3RD BIGGEST INDUSTRIAL HUB?

(This Article is About Dharuhera/Bhiwadi region. All the info. is based on various sources on internet & Practical Workout. Owner has Copyright of this blog so any copying of this material could be legally challenged.)

When i meet my various customers  i usually  faced these questions?
1. Why we Invest in Dharuhera/Bhiwadi region?
2. Will it be a safe Investment?
3. What is the guaranty that we will earn a good return?
4. Is it Right Time for investment in this Region?
5. Could we earn rent there?
6. Is this region is better than Gajiyabaad/Noida?
7. Oh... Budget is too High (means more than 2000rs. Sq. feet ).
8. Oh...its too far from Delhi/Gurgaon ....So Man "Who will be Live There"? 
9. How is infrastructure is there?
10. Is this region is good for living?

These are some most asking questions  which i am always listening.Now i would like to Answer all of these.

1. Why we Invest in Dharuhera/Bhiwadi region?

This is the question that i heard a lot &  people have rights so of course they should ask. Whenever we look for a property for investment we usually see two major factors, Rental yield & Appreciation. Few small things are also consider in mind like: Home Loan, Inflation  is Rent friendly or Not, Payment Structure, Builder, Location etc. Now we talk about Rental Yield, for a rental income we need peoples who comes that property destination for live. Now who will Live?, Anyone who works there or who stay there for any other activity like Tourism.Now Dharuhera/Bhiwadi is not a tourist destination so customer of this region is only that wants to live there. People that working in this area they wants to live there (Now they are coming Gurgaon on daily basis) because there is no Residential Zone between Dharuhera to Gurgaon. 

(A.)  Bhiwadi is Surrounding by more than 20 major Industrial Hubs :-
1. BHIWADI (0km)     2. CHOPANKI (5km)    3. KHUSKHEDA (11km)    4. KHUDKHEDA (10km)     5. DHARUHERA (0km)     6. BAWAL (20km)     7. PATHREDI (6km)    8. SARE KHURD (8km)     9. NAKHNOL (12km)     10. SHAJAJHAPUR (25km)    11. NEEMRANA (40km)     12. KOTKASIM (20km)    13. TEEJARA (33km)     14. REWARI (8km)    15. MANESAR (20km)     16. BILASPUR (10km)     17. PANCHGAON (15km)     18. GURGAON (25km)   19. BEHRAMPUR (25km)     20. SOHNA (30km)    

They all are biggest industrial hubs of North India. More than 50% of Scooter & Motorcycle &  Cars are producing in these Areas. HONDA, HONDA SIEL, MARUTI SUZUKI, HERO MOTO CORP, SHREE CEMENT, SEZ'S (IT & MANUFACTURING) etc. are working in this region. 
Around five lacs peoples are working in these areas that needs a residence which would near their Office/Workshop/Company etc. See Below Master Plans:-

(B). DFC (dedicated fright corridor) :   covers a distance of 1483
km of double line electric (2 X 25 KV) track from JNPT to Dadri
via Vadodara-Ahmedabad-Palanpur-Phulera-Rewari. In addition,
a single line connection of 32km long from proposed Pirthala
Junction Station (near Asaoti on Delhi-Mathura line) to
Tughlakabad is also proposed to be provided. Alignment has
been generally kept parallel to existing lines except provision of
 detour at Diva, Surat, Ankleshwar, Bharuch, Vadodara, Anand,
Ahmedabad, Palanpur, Phulera and Rewari. BTK
(Bhiwadi -Tapukeda-Khushkheda) Complex would be One
of mega city.(  DFC Western Corridor)






                                                                               (C). Bullet Train:- This will be possible through high speed bullet trains running on dedicated tracks at maximum speed of  160 km hour, which is higher than the Rajdhani Express currently. One can then reach Bhiwadi in 45 minuets, Alwar in 117 minutes, Meerut in 63 minutes and Panipat in 61 minutes. For full details see this article:
Bullet Train





(D) KMP (Kundli Manesar Palwal) Highway :- The 135km
 long Kundli-Manesar-Palwal (KMP) Expressway in 
Haryana, also known as the Western Peripheral Expressway
, has been divided into three sections of 45km each. Four 
flyovers are being constructed at places where the 
expressway crosses national highways, namely, NH1 near 
Kundli (Sonepat), NH10 near Bahadurgarh, NH8 near Manesar
 (Gurgaon) and NH2 near Palwal (Faridabad) and State 
Highway 13 (Gurgaon to Alwar) near Rozka Meo Industrial
 Area in Mewat District. Sixteen overpasses and underpasses
 at crossings on state highways and major district roads; 
seven overpasses, nine underpasses and 27 underpasses 
at crossings on village roads; and 33 agricultural vehicular 
underpasses, 31 cattle crossing passages, 61 pedestrian 
crossing passages, four railway over-bridges, 18 major and 
minor bridges, cross drainage works (culverts) at 292 
locations, and two truck parking and four bus bays will 
also be constructed. 
(KMP)



A proposed Cargo Airport in Kotkasim, N.H. 8, Many new internal roads & many more makes it a hot destination for Investors.
(Read Also  : Dharuhera – Riding the affordable housing wave, Investment zones on NH-8, Dharuhera: The next big satellite city in the NCR )

2. Will it be a safe Investment?
 Today, property is the only physical asset that offers stability, simplicity and good returns ( Investment in Home or Stock?) .For any investment in Real Estate we needs a operable market. That has to be regular customers for sale or purchase. Because of the development of various large and medium scale industries, there has also been a great increase in the demand of residential properties. Here is no Residential Zone between Gurgaon to Dharuhera/Bhiwadi. When we talk about Gurgaon here basic prices of good projects are 4500 or 4500+ sq. ft. . It means we can't plan to buy a good Property below 70 lacs in this region. In the budget of up to 50 lacs Dharuhera/Bhiwadi is the best Investment Option near Gurgaon. 


3. What is the guaranty that we will earn a good return?
Guaranty  is everyone desire, but what  term of Guaranty? For someone its 'Don't sink of their money' for others 'A good return on their Investment in a particular Period'. Now its moral duty of a investment Advisor to Suggest only good Projects in Customer Budget. A good professional lives by the motto 'Customer First Commission Second'.  

4. Is it Right Time for investment in this Region? 
Now this region is on path of Golden formation. Many industrial zones are establishing here and people are coming across the Globe. Its good time to grab best locations, options in this zone & became the best beneficiary.  

5. Could we earn rent there? 
Of-course you will, Now currently rental income in this region (for 2BHK) is 7000 up to 9000. Normal property prices in this Area (for 2 BHK) is around 30lacs. If we talk about gurgaon, In Gurgaon we can earn 15000 rent on a property of 1cr. It means we can earn almost double return in terms of rent in Dharuhera/bhiwadi region.

6. Is this region is better than Gajiyabaad/Noida?
Many Investors compare these regions with Dharuhera/bhiwadi. I think its not a fare comparison. They both are different markets with different aspects. Obesely Industrialization is more towards South NCR. State political issues, law&order etc. are some other factors, P.S.:  We should be a good diplomat before talk about that:) 

7. Oh... Budget is too High (means more than 2000rs. Sq. feet ).
Basically raw land price effects  value of  a flat directly. Dwarkadhish had already bought land in this region in 5cr. per Acre. According it, FSI in this region is around 700 sq. ft. If we add construction cost & other expenses then it will be more than 2000 sq. ft. Gurgaon is just 15 k.m.prior to Dharuhera/bhiwadi & Average pr. sq. ft. rates in Gurgaon are 4500 sq. ft. So According to market i think a good Project can be sold  easily in  minimum 2500 sq. ft. rates.

8. Oh...its too far from Delhi/Gurgaon ....So Man "Who will be Live There"? 
I wants to answer it in only one Simple line " Only two kind of person will live there, First whose budget is below 50 lacs & second  who is working in this region". Yes, after makeover in market premium segment will also be live there.


9. How is infrastructure is there?
Dharuhera is well connected with N.H.-8 he Haryana government approved two major projects - canal-based water supply and sewerage management for the town (Canal based Water Supply).
With 7 star bestech resort & many other Hotels its good point for hospitality. Well Connected  Internal Roads, Flyovers,  24 hr. transportation system etc. makes it a good place. Bullet train will give a huge sky to this region. 

10. Is this region is good for living?
World class Shopping malls (Bhiwadi Malls), Chain of High Rise Apartments, International Schools, Hub of Big Industries etc. makes it a hot destination for live in affordable price.


I hope this short Article would helpful for you to take a review about this place. 


For more details revert below:
Umesh Kumar
umesh.advisors@gmail.com
+91-9873780487

 







     

Investment in Home or Stock?

He/she maybe an agent in disguise for the real gamblers - builders, owners, brokers, Stock/MF traders, bankers, manipulators of Dalal Street or Wall Street, etc. Keep aside the financial jargons; stock investments are no more than a "glorified version of traditional gambling".
Chances are, when you think about investing in real estate or stock the first thing that comes to mind is to ask an investment expert or realty professionals, overriding your OWN common sense. Look at the housing market as a critic and just Calculate Cash Flow Return (Rental Income) and Future ROI (housing sale profit).
Also keep watching the BSE Realty Index and other similar trends. Reading the recent global market crashes and considering how manipulative the markets are, in general, the long-term success is not so rosy anymore for small investors… Many will surely take it otherwise, but that cannot change the ground realities, can it? Refer the early warning stories!
Taking clues from today's proliferated media to make important decisions can be a disaster, be logical. They are notorious for changing opinions as quick as the status of markets. Forget what the Kotaks, Investment Magazines, Experts, MagicBricks, Makaans, HomeWalas, NDTVs, 99Acres, Bankers, CNBCs, 2letservices, Consultants, RealEstateTimes, Yahoos, Googles,..etc are suggesting, look at the local market conditions! Yes, there are no monarchies in today's digital world, but the basics of what Canakya or Kautilya said in Arthasastra (read finance) cannot be mutated by few opportunists forever. Why will the market grow in your favor? Find an answer before jumping-in!
Historical returns are of little value in formulating return expectations, standard deviations and correlations: When past performance of stocks/bond or housing investments are used as inputs, the outputs of the analysis are portfolios which performed particularly well in the past. When beliefs of investment experts are used as inputs, we get the output as better or worse portfolios. Good and reliable advisory add value by constantly evaluating the investment planning implications of alternative economic scenarios, investment solutions and lifestyle choices, managing costs, and counseling a margin of safety in saving and investing your money. Anything less is bad practice, fire him/her!
For many people, their home is the single largest investment they will ever make. But have you ever stopped to consider that once you purchase a home it becomes part of your overall portfolio of investments. It is one of the most important decision as it can serve a dual role of an investment and your daily life passion. Though a home is one of the largest investments the average investor will purchase, there are other types of real estate investments worth investing in. The most common type is income-producing real estate. Large income-producing real estate properties are commonly purchased by high net-worth individuals and institutions, such as life insurance companies, real estate investment trusts and pension funds.
Income-producing properties are also purchased by individual investors in the form of smaller apartment buildings, duplexes or even a single family homes or condominiums that are rented out to tenants. Real estate is considered an alternative investment class compared to more speculative driven items like equity or bonds! Major difference is that real estate is an investment in the "bricks and mortar" of a building and the land. So it is tangible, because unlike most stocks you can see and touch your house, try it! This often creates substantial pride of ownership, but tangibility also has its downside because real estate requires hands-on management. You don't need to mow the lawn of a bond or unplug the toilet of your equity papers!
Some benefits of realty investments are diversification value, yield enhancement, inflation hedging, ability to influence performance, etc. An investor can do many things to a home to increase its value or improve its performance e.g. replacing the leaky roof, improving the exterior and re-tenanting the building with higher quality tenants. An investor has a greater degree of control over the performance of a real estate investment than equity investments, which are proved to be highly speculative-driven for the benefit of smart manipulators.
(Written by Sudhir Pandya)

Dharuhera – Riding the affordable housing wave

Dharuhera has emerged as a promising destination as far as real estate in and around the National Capital Region (NCR) is concerned. As Gurgaon reaches a saturation point in terms of the population it can accommodate, development of infrastructure, residential and commercial real estate, in the adjoining locations are being sought by state authorities as well as private developers to meet the seemingly insatiable need for housing here. Further, development of transport links like the National Highway 8  have ensured a significant reduction in travel time, so much so that executives working in Gurgaon may reside at Dharuhera and not lose sleep over the commute to their workplace. Dharuhera is situated in the Rewari district of Haryana and is fast emerging as an industrial hub of Haryana. Hero Honda, Lumax and SAB Miller are among the major industries located here. The level of infrastructural and industrial development being higher than most neighbouring areas, a number of Indian corporates and MNCs are making a beeline for Dharuhera. Commercial expansion will naturally entail real estate development – to provide accommodation for those employed in these industries. Moreover, the demand would be for affordable housing options priced under Rs 50 lakh. This is being cashed in by a number of developers like Vipul Group, Avalon,  Bestech and Parsvnath who have launched affordable housing projects in Dharuhera. The Vipul Group’s “Vipul Gardens” is an affordable group-housing project strategically located on NH 8. This project was launched in early 2010 and is expected to take approximately 30 months to complete. It offers 1, 2 and 3 bedroom apartments in a price range of Rs 15-35 lakh. According to Dipankar Chaudhury, marketing manager of the Vipul Group, “The response so far has been decent considering that the project is still in its early stages and gives reason to be optimistic about the future.” The target end users for Vipul Gardens comprise people employed in the neighbouring industrial areas of Bhiwadi and Rewari, in addition to those working in Dharuhera itself. Moreover, the commercial hub of Industrial Model Township (IMT) Manesar, 24km away, is expected to provide ample clientele for this project. The Parsvnath Group launched “Parsvnath City”, an integrated township in Dharuhera, comprising three residential projects – Parsvnath Pleasant, Parsvnath Elite Villas and Parsvnath Elite Floors – all expected to be completed within the next two years. While all three projects have residential options available at sub-Rs 50 lakh range, Elite Floors is being tagged as the flagship affordable housing project offering builder floor apartments within a price range of Rs 17-23 lakh. These are G+2 storey apartments covering 240, 300 and 400 square yards. Parsvnath Pleasant and Elite Villas are airconditioned luxury housing options priced at Rs 40 lakh and above. According to Sachin Chopra, senior marketing manager of Parsvnath Developers, “The response has been fairly good and there is a significant demand from end users, especially for Elite Floors.” He further says: “People currently residing in Gurgaon as well as other localities in the Delhi NCR have expressed interest in this project due to the low price range and the advertised facilities within the integrated township of Parsvnath City. Good connectivity – the site is strategically located on a national highway – is an added advantage. Parsvnath’s projects break the clutter by offering low-rise structures and luxurious facilities at very affordable price ranges.” Bestech City is an integrated township launched by Bestech Developers at Dharuhera on NH 8. Its major residential project is “Bestech Park View Delight”, which comprises 2, 2+study and 3 bedroom multistorey apartments with a starting price range of Rs 18-22 lakh. In addition, Bestech City offers within the township facilities like a nursery and primary school, nursing home, among other. According to Kumar Shashi, marketing manager of Bestech Group: “The response has been very good and only 20-30% of the residential options are still available for sale. The clientele is varied and comprises people from Gurgaon, other regions of the Delhi NCR, as well as executives working in the neighbouring industrial areas.” He adds that Bestech’s reputation with regard to timely delivery of apartments is what makes it stand apart from the rest. Park View Delight is expected to be completed in the next R three months.Avalon Launched "Avalon Rangoli" that is a very good project for Investment. Residential development in Dharuhera is being driven by the affordable housing bandwagon. While distance from the more developed regions of Delhi and Gurgaon may work against it, the availability of low-cost housing options is expected to bring in the masses due to the rapidly rising property values in Delhi and Gurgaon. The proposed widening and expansion of the NH 8 bodes well for the upcoming residential projects in this locality as it will further cut travel time. Thus, Dharuhera is a locality to watch out for in the next two years, by when most of the current projects are expected to be complete.
(Source - magicbrics.com)
for more details contact below
Umesh Kumar
+91-9873780487
umesh.advisors@gmail.com