Western Suburbs in Mumbai – The belt especially from Andheri to Borivali has always been hogging the lime light in the real estate arena in Mumbai. This belt has seen the maximum amount of launches by Top Developers like Oberoi, Wadhwa, Omkar, Kalpataru, Sunteck, Kanakia, Acme, Ekta, Rustomjee, Sheth, Rahejas, Shapoorji Pallonji, Rajesh Life Spaces etc. and many other developers.
The connectivity between the S V Road / Link Road and to the Highway has been the weakest in the entire Western Suburbs and thus the rates are different across in each Micro Location based on several factors.
Eastern Suburbs on the other hand has enjoyed the maximum infrastructure development in the recent years and a few other projects are making the Eastern Suburbs glitter more suddenly and a lot of investors who are keen to investing in Eastern Suburbs are going for the investments as they find value propositions in the same.
Major Infrastructure Impacts in Eastern Suburbs
a. Santacruz Chembur Link Road
b. Eastern Free way.
c. Metro – to Versova (Starting Soon)
Stuck Up Infrastructure Projects in Western Suburbs
a. Andheri West – Jogeshwari Vikhroli Link Road extension
b. Oshiwara Station
c. S V Road, Ram Mandir Road – Western Express Highway connectivity – Half Ready
d. Coastal Road
e. Ferry from Malad to Bandra
It will be interesting to see going ahead how locations in Eastern Suburbs will further evolve and how Western Suburbs due to over population especially on the Western Side, will be able to have substantial price appreciation.
The 20:80 Subvention Schemes are back in the market with a full force with Top Builders wanting traction in the Projects. It is a win win situation for all, but this time purely the consumer is the winner, if the Developer has not put the entire burden on the Client.
Till Mid 2013, the 20:80 subvention scheme meant that the Developers could get 80% of the Total Consideration Value of each flat sold funded in advance from the Bank and the developer would service the Pre-EMI till Possession or till the time he has opted for. The RBI put a stop to this, seeing irregularity and the risks involved if the Developer would take all the money upfront and leverage against other property funding etc.
The Home Buyers were at an absolute benefit in such schemes and since the time it stopped, the Mumbai Property Market saw less traction.
In December 2014, suddenly, we see an increased Traction in the Property Market owing to the New 20:70, 25:75 and 30:70 Schemes. The Banks who are funding these projects are working strictly as per the RBI Policies, where in they will give to the Developer funding which is Construction Linked. They will only be able to get funds from the Bank once they complete a slab and mostly Top Developers qualify for most of these schemes.
This is again very good for Home Buyers or Investors as by putting their own 20 to 30% amount they are not investing any more and then the rest of EMI starts at the time of Possession. At the time of Possession, one can close the loan and pay with own funding depending on each individuals needs.
Also, the Buyers Risk for delayed possession gets mitigated under such schemes.
As per an estimate there are currently 15-20 such schemes in the market. Please feel free to call us or mail us for more information.
Author – Sandeep Sadh – Mumbai Property Exchange Pvt Ltd.