Benefit from the New Launches

A few years back there were limited launches owing to the DCR rules and subsequently in 2014 we have seen a lot of new launches.

The new launches not only give a home buyer an opportunity to get into the project at a nascent stage but also enable to create an asset or build a home with a good 3 to 4 year payment plan.

A few tips to get into the right project;

Ensure that you are dealing with a good brand in the market with proven track record. No point investing in a cheaper non branded property if you don’t get delivery on time or even get it.

Going forward the market is going to be brand conscious.

Get into it on day one and understand what are the options coming up. You can know about new launches by subscribing and registering on our website.

Find out a total cost sheet and understand if there are any hidden costs.

For more information on new launches and a personal discussion on your investments please feel free to call us on 9820030685.

 

Secondary market sales complications to boost Primary Market Sales

Secondary market also termed as the “Resale Market” is the most uncertain and unpredictable real estate market.  The buyers willingness to sell changes every few days due to either new offers or his realisation that he won’t get any thing else better after he sells; or he realizes that his documentation is not perfect and either the society does not have Occupation Certificate or suddenly he gets offer which are varying from 10 to 15 percent higher which confuses him further.

 

The benefits in the Secondary Market are although manifold like, you get a ready possession property, your outgoings are lower, you can set off your Capital Gains easily, you can rent out the same as well. You do not have the extra levy of the Service Tax and Vat which directly saves you 3.71% + 1 = 4.71%. The downside here is that you get an older property and even if you were to do basic changes in the house, the above savings of Taxes washes away in the expense to do up the house.

However, due to a demand and supply mismatch the buyers experience is turning out sour. On an average a buyer scouts for over 3 to 6 months and tires himself, goes through a few failed negotiations and settles for the first clean deal in the market with a compromise.

On the other hand with the Primary Market with a variety of choice entices the home buyer with swanky and luxurious lifestyle homes. The latest being, the financial schemes like 10;80;10 or 20;80 etc available for the home buyer which further benefit him, if he chooses a new home from the Primary Market.

It surely is debatable that which option is right but the pendulum seems to be more on the Primary Market. The only other option for a home buyer is to lap up the investor flats as soon as they come in the market.

 

 

Structured Schemes Hit the Mumbai Property Market

Home Buyers in Mumbai, Thane and Navi Mumbai have never had better days, the market is ripe with Structured Schemes. Every few days you see large advertisements and hoardings with 10-20-10, 25-75, 20-80, 10-90-10 and even 5-90-5 schemes.

These schemes are to lure the fencer sitter buyer to get him out with a minimum down payment from his own side which typically means no hit to the Buyers Liquidity and much safer transactions because the Banks are involved in the transactions.

We have been reiterating this again and again, that one must take even the smallest exposure of a Bank Loan, as the Bank does the due diligence for the property and since the payment to the Banks are construction linked, the accountability quotient is far higher.

These schemes are actually a boon for the Buyer because he does not have to shell out a lot of cash from his own pocket and hence the ROI is far higher. Also, for home buyers who are presently on lease, get a lot of respite as they are able to continue staying in the rented flat in case the scheme provisions for interest bearing by the developer.

One has to understand all these schemes thoroughly and read the fine print and then take a call. A lot of time it is also seen, that the Developer has offered the Structured Scheme but he has raised the prices and then you should ask for both the Structured Scheme and Construction Linked Plan (CLP) to ascertain the difference in the pricing and the scheme benefits.

For any further understanding on these Structured Schemes, please call me on 9820030685 – ssadh@mumbaipropertyexchange.com

Worli or Bandra

The Property market in Worli and Bandra is having a great clash. Bandra is known to be an expensive real estate market and with prices quoted @50000/- PSF to @100,000/- PSF on Pali Hill and Bandstand on Carpet Area basis it is even becoming tough for a Home Buyer to find a quality home with designer finishes or a Brand.

On the other hand, Worli and Lower Parel market quoted at say @45000/- for a good quality apartment on Carpet Area and going up to @70000 PSF gives you a great choice with a staggered payment plan.

Bandra – Khar the trend is more bullish with a smaller block to be ready in a couple of years and the payment pressure is typically on the buyer to part with nearly 50% odd in a few months of the initial booking.

Worli and Lower Parel are the emerging markets and with names like Trump Towers, World Towers, Omkar 1973, World Crest, One Avighna Park, Oberoi Oasis, India Bulls Skysuites, Sky Forests, HBS Realtors etc..the drift is seemingly more towards the New Launches.

With apartment blocks starting from 10 CR onwards, the Bandra or Worli market seems to have the Rich and Famous of the city. Connectivity to South Mumbai and Suburbs through the Bandra Worli Sea Link has thrown options open in the market.

With developers continuing to increase prices after every successful marketing campaigns, the market is looking pretty strong especially in Worli. Bandra on the other hand has a dearth of Land and redevelopment is the only option in Bandra and while it looks that the entire building is coming up, the truth remains that majority of the existing members come back to the Society and only the developer gets a few floors to sell to recover his margins.

It be interesting to see how things shape up in Worli and Lower Parel with tall towers coming up enriching the Skyline of Mumbai city…

Bandra or Worli
Bandra or Worli – Where to be!!

Suburbun Locations – Spoilt for Choice

Mumbai Property Exchange
Mumbai Metropolitan Region Property Research

If you feel that if your budget is 40 to 60 Lacs and you need a good branded home, then i guess, you are spoilt for choice.

The obvious choices of many home buyers is are the following locations:

1. Virar
2. Dombivali
3. Kalyan
4. Panvel

All the above locations are within 30 -40 KM of a main stream Mumbai life and they enjoy, both Road and Rail Network.

The question to review now is, out of these 4 locations, which one to choose and which one has a growth both in terms of Infrastructure and Capital Appreciation.

Virar has a great Train and Road connectivity to Western Suburbs and Nariman Point. Rustomjee, Ekta Group are the most active developers in the Micro Location.

Dombivali is fast becoming a big junction but to get in and out of Dombivali Station and daring the train journey is an uphill task. However, the road connectivity to Thane and Navi Mumbai is pretty good and improving. Also, the traffic on this road is improving on a daily basis. Lodha Group Steals the show in Palava City.

Kalyan, an extension of Thane also has some good real estate brands and a stable Road Connectivity to VT through the Eastern Express Highway and Freeway will get you to South Mumbai in 1 hour 20 Min flat. Tata Housing as a Project and even Sheth Developers have one.

Panvel, another growing belt with huge infrastructure development in the pipeline and of course the much talked about Airport in future will be here which supposedly will bring in a lot of local economy. Adhiraj Group, Arihant Group, India Bulls are doing a major development there.

Interestingly, these locations have Big Developers, Brands and Large Township Projects.

But, for a Home Buyer, what is best?? A mere Home or an Investment or growing Infrastructure or a Distant Dream…

To find more….Call Sandeep Sadh on 9820030685 or write to me ssadh@mumbaipropertyexchange.com

Andheri West to become Bandra West

Andheri West to become Bandra West

Andheri West has become a self reliant location with the World’ Top Most Brands in 5 sq.km. Right from a BMW, Mercedes, Audi, Honda, Toyota, Skoda, Hyundai, Star Bucks, Pizza Express, Tanishq etc…every brand you can find in Andheri West.

We have been doing a lot of Micro Market Analysis and here are a few facts which you may find interesting, if you are looking for a good investment in the Mumbai Property Market.

Our Focus this week is on Andheri West, which is going to be a very warm market for the next few weeks. We have 3 Top Developers coming up with excellent projects both for Self Use and lease. Adani – Western Heights out of the 3 is already launched. Also, Andheri West is set to be the Next Bandra with equal amount of hype.

The prices in Andheri West today vary between Rs.14000/- PSF going up to Rs.40,000/- PSF for both under construction and premium ready possession properties, which means a wide gap and acceptable figures.

1. We are witness to a transaction recently in Oberoi Springs, Andheri Link Road nearly @38000/- PSF for a Ready Possession 2.5 BHK having area of 1295 sq.ft. Why these prices are realisable is Andheri West today is some thing which one has to relate to?

2. Due to the New Development Control Rules, the developments in and around Andheri West came to a stand still. While the developments came to a stand still, the infrastructure in Andheri West grew and today Andheri West especially the areas around Lokhandwala, Versova, 7 Bunglows, Link Road are as effluent as any Bandra location. We got Mercedes, Apple, BMW, Audi, Star Bucks, Indigo, Tanishq, Pizza Express, and other 150 different Cuisine and Speciality Restaurants, Home Delivery, 24 Hours Medical Stores, Kokilaben Hospital and many other small features which make up for an excellent and self reliant living.

3. Any property which is going to be launched in the next few weeks by the developers will be in the range of 16000 to 19000. The good part is this that, you are buying or investing in a location which is very strong with High End families with enough spending power or assets to trade for an upgrade in similar price points.

4. Lokhandwala Complex started developing in the year 1980 and since then the complex is nearly 40 Years old, there is a captive growing population here. In a matter of few months, the Metro will be operational giving a further boost to the connectivity to Andheri East, Airport and Ghatkopar.

5. With 4 Year payment plans and a rate of 16000 to 19000 you cannot go wrong with your investment. There is a new road connectivity which is likely to be over in few years, which is from Infinity Mall to Western Express Highway,    terminating at the Junction of Jogeshwari Vikhroli Link Road. The day this happens, the connectivity to Highway through the elevated road will not take more than 10 Min.

6. Bandra to Juhu locations are priced in the range of 40000 to 70000 PSF with nearly zero amenities in the buildings.

7. The New Complexes and apartment blocks which are coming up are state of the art with all amenities.

8. People who cannot afford homes in Bandra to Juhu, where there are only limited Investment opportunities, will have the only option to look at these Launches. And people who want to be in Andheri West from other suburbs will also flock here.

For more information on Andheri West and the Investments, please feel free to call Sandeep Sadh on 09820030685.

NRI’s File Returns before 31st July

Why it’s Imperative for NRI’s who are buying, selling and leasing properties in India to file regular income tax returns.

A lot of NRI’s across the world fail to regularize their Income Tax Returns in India every year and the issues become worse when they have to sell a property and compute capital gains etc.

If you are an NRI and you are selling a property, it is mandatory for the Buyer to deduct 30% TDS, which means if you sell the property for example for 1 CR an amount of Rs.30 Lacs will be deducted by the Home Buyer and in turn you will only get Rs.70 Lacs. You will get a Rs.30 Lacs Income Tax Deduction Certificate, which you could then claim refund in your Income Tax Returns with calculations of your Capital Gains Tax based on Indexation and Re-Investment etc.

Typically, when you will sell a property in Mumbai after you have held for more than 3 years, it qualifies under Long Term Capital Gains.

Your Direct Tax Liability is 20% Capital Gains under Long Term Capital after indexation. But as per the Income Tax laws, the 30% TDS is deducted on the Total consideration amount.

The problem begins here, for example you have bought the property for 1 Cr and you sold it for 1.50 Cr. Typically, speaking your Capital Gains should be Rs.10 Lacs or even less after indexation after the calculation of the Capital Gains. But the Income Tax department, clubs your base Capital Value Invested and your Capital Gain and after that it wants the buyers to deduct 30% which means 45 Lacs, which means your entire Profit or Capital Gain is gone to the government.

For this, you will apply for a lower Tax deduction certificate, which is available through the NRI Cell of Income Tax. To obtain this certificate, you have to first regularize your returns so that the Income Tax office/r knows that there are no outstanding tax dues on your name etc.

So, it is imperative to file your Tax Returns. Now with everything getting totally connected on Computers, you may have funds lying in your NRE or NRO account and you may have earned some interest on the same. The Bank by default will deduct the TDS and it will typically go unnoticed by you. But the amount is credited under your Pan Card in your account and only once you file your income tax returns, you will find that you may have a credit in your account.

The due date for filing returns by NRIs is 31 July of each year.

When to file

The returns have to be filed if the income exceeds the taxable limit, or to claim refund if the tax deducted at source is more than the tax payable, or to claim the amount set off against capital losses. But in general, one must file returns regularly.

Sandeep Sadh

Mumbai Property Exchange.com

 

Ultimate Formula for Carpet Area

Formula 1     – This is the Right Formula of understanding the Carpet Area.

 This is in case you have 2 Areas with you – One being the Built Up or Chargeable and the Second being the Carpet Area. (Which is usually available. In case there is no Built Up Area and if the builder is only selling on Carpet Areas then of course there is no loading.)

 Chargeable Area       –           1000

Carpet Area               –           650

Difference                  –           350

Formula is  the Difference Divided by Carpet Area For Example –  350 / 650 = The Loading =  53% Which means the loaded area is 53% on Top of the Carpet Area.

Formula 2  –  Builders/owners Version when they say Difference between chargeable and carpet area – then what they mean??

Let us say builder says 35% is the difference.

1000 –            35.0%            –           650 Carpet

So in short, you should never ask what is the difference, you should ask what is the loading on Top of the Carpet as that is the only and correct way of understanding the correct area and then you can see the price based on the carpet area.

Sandeep Sadh

Mumbai Property Exchange.com

 

Hope of Deliverance – Realty Sector

The Indian Property market needs a shot in the arm in a lot of respects and the first one has just come as a “Hope”, that Mr.Narendra Modi the most favorite Indian Citizen Today in the world is going to become the Prime Minister of India.

On a micro level in the country, what is it in for a Home Buyer going forward. A few of the agendas, which will carve the road ahead in realty sector are as follows:

1. Central Government Pro Housing Policies and Taxation

2. Banking Reforms providing lower interest rate for Housing Sector

3. Grass Root Level Micro Reforms, which will cut through the Red Tape for construction industry

4. Infrastructure Development with impetus on Stronger Roads, better connectivity with Metros and other infrastructure speedways projects

5. Strengthening Governance and Creating an Environment for better Economic Development

These are typical wish lists from any Government and perhaps the faith this time around is far greater with Mr.Modi being the PM for fulfilling the desires of an Indian.

As far as the Real Estate Sector goes, the Mumbai Property Market is likely to go through a sea of change and hopefully for good. The average homebuyer needs security for his money and delivery of the promised home and that is the essence of his story.

The time has come for the Indian Real Estate Sector to go through radical changes, which may need a total transfusion, overhaul and simplification of Housing Policies and Construction Laws. Once the policies are simplified and consumer confidence gets back, then there is no stopping for the real estate sector. But for this, one needs a clear vision and clear-cut policies to induce growth.

Real Estate is a Mother of all Industries and at this stage to say anything about price corrections or appreciation will be purely speculative.

The Current situation in Mumbai Metropolitan Region seems to be positive on the wake of the election results, but Mumbai’s diversified population and its absolutely imbalanced infrastructure surely needs a lot of doing and the New Government must take radical steps to ease the pains of home buyers.

Top 10 Investments in Mumbai, Thane and Navi Mumbai

It is always great to find out the best investment opportunities in Mumbai, Thane and Navi Mumbai. While there are several new launches, but one has to evaluate the projects, micro location and other minute details before investing in any of the projects.

We list down below the Top Investments in Mumbai, Thane and Navi Mumbai..

1. The Promenade – Wadhwa – Ghatkopar

2. Rising City – Ghatkopar – Consortium of 5 Developers

3. White City – Rajesh Life Spaces – Kandivali East

4. Oberoi Esquire – Oberoi Realty – Goregaon East

5. Altamonte – Omkar – Malad East

6. Olivia – T Bhimjiyani – Thane

7. Rustomjee Urbania – Thane

8. Godrej City – Panvel

9. Casa Paseo – Lodha – Dombivali

10.Ekta Parksville – Virar

These projects have been chosen after a detailed study of Micro Markets and the Demand and Supply Analysis. For further details of these projects, please feel free to connect with us.

Sandeep Sadh

ssadh@mumbaipropertyexchange.com