The Rs. 10,000/- crore Indian real estate industries is all set to grow at a rate of 40% by April 2010, according to builders and international property consultants. This is owing to the recent dip in propertyprices in certain metros by 40% to 50%. It has also led to increase ininquiries for affordable properties from 60% in January 2009 to 100% inFebruary-March 2009.
According to Lalit Kumar Jain, President, Promoters Builders Association of Pune (PBAP) and vice-president Confederation of Real Estate Developer’s Associations of India (CREDAI), by April 2010, the ongoing affordable housing schemes would be sold completely in all metros due to dip in property prices. Post April 2011, there would be a severe supply crunch. Also, real estate prices would rise again as any new construction due to high land prices, infrastructure and service tax issues. Those who start developmentwould be able to complete projects only by 2013.
During Q4 2008-09, property prices have come down from Rs 8,000 to Rs 3,500 per sq ft in Kurla, Mumbai. Thane has witnessed a drop from Rs 5,000 to Rs 3,000 per sq ft. Similarly, prices in Virar has nosedived from Rs 3,000 per sq ft. Similarly, prices in Virar has nosedived from Rs 3,000 to Rs 1,800 per sq ft. Other cities like Delhi, Bangalore, Pune, Chennai, too are witnessing increase in inquiries and sales oncersion to a limited extent. According to Pawan Malhotra, Managing Director and CEO Mahindra Lifespaces, there is a 300% increase in enquiries by end buyers. Apart from droppingprices, what is necessary is personal negotiation. Everest Builders have soldabout 400 affordable apartments within 48 hours in Thane in February 2009.
There is a requirement of 4-5 lakhs affordable homes in Mumbai, whereas only 40,000 flats are available of which 80-90% would be sold out by April 2010. Apart from Mumbai, such as Delhi, Bangalore, Pune, Chennai too would join the race in selling out most affordable flats by April 2011.
According to industry experts, real estate market currentlycontributes only 1.6% to india’s GDP, as compared to 30% as registered duringthe financial year 2007-08. Inquiries for properties has started increasing since February-March 2009 which has lead a fair conversion of flats in Thane, Bhandup, Vasai, Virar, Dombivali as these localities has close railway connectivities. Evershine Builders has sold around 400 flats in 48 hours in Thane.
Similarly, other leading builers such as Akruti City,Mayfair Housing, Evershine Builers, Lokhandwala Builers have all set visions ofbringing in rising demand that matches supply of properties as was seen duringthe financial year 2006-07.
Lodha Group, India’s premier luxury real estate developers has launched Casa Bella, a leading affordable integrated township project in Dombivali, targeting the middle class segment. The township will be spread over 125 acres and Cas a Bella will be built over 40 acres as an integrated residential township with 3,500 residences under the first phase of development.
There is already a visible and escalating response for affordable housing. Developers will have to increasingly develop the ability to respond to the current market dynamics rather than follow an obsolete agenda of business expectations.
Chennai has always been considered as a good resale market for residential properties. Good value for money, ready-to-occupy status and locational advantage has always attracted buyers to second-hand flats. This trend has been on the rise in recent times. This trend has also brought to light the various issues that come with buying them.
A few weeks ago a resale apartment fair was held by HDFCLtd. The response to this resale initiative was very good and more than athousand properties were on resale and it is reported that the realtorsassociated with them are busy closing the deals.
In the present market conditions, many buyers do not want to wait for construction of the house. So HDFC brought together the realtors concerned and facilitated the resale by providing loan facilities. Most of the buyers wanted property in the city limits in the price range of Rs 50- 70 lakhs. But properties available for resale in the city limits are in the range of Rs 1.25 to Rs 2 crores. The market slowdown has made the task of finding clients for new and upcoming apartments more difficult for many banks.
Tapping thepotential for resale of property has become a necessity for the banks andbuyers may be able to gain from the development. The merits of buying a houseon resale include lesser price and location within city limits.
The demerits of buying such houses are possible deviation from the approved plan, internal problems among the members of the residents association, including legal proceeding and absence of opportunity for the buyer to assess the quality of construction.
Technical valuation of a property on resale normally calculates depreciation at 1.5 per cent per year. Around 75 percent of properties on resale are ‘delinquency flats’. The registration charges are higherfor resale apartments as it is decided on the guide lines value of the totalproperty whereas in a new apartment, the charge is arrived at only based on theundivided share of land.
However there were no delinquency flats among the property on resale during the recent initiative of HDFC. Brokers continue to say that the market is favouring the buyers. As market prices of new flats are gradually reducing, price of resale flats should also follow suit soon. Buyers analyse the aspects such as location, quality of construction and track record of the builder in the process of resale. The buyers not showing interest in properties on resale in outlaying areas.
The majority of buyers showing interest in properties on resale are end-users and the investors are not opting for purchase of properties on resale. Many properties on resale belong to speculators who investedin the property a few years ago and planned to sell the property at a higherprice soon after the construction got over. They wanted to sell the property as quickly as possible fearing a reduction in the prices. With rentals not increasing to match the EMI, speculators are finding it difficult tomaintain the property.
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