Bangalore residential report_may_2012

Bangalore: Residential Market ReportApril 2012

W O R K P L A C E S E R V I C E S

A REPORT BY STRATEGIC ADVISORY GROUP

BANGALORE RESIDENTIAL MARKET STATISTICS: 2012 AND BEYOND

Source: Census of India population in Bangalore of 9.6 million is projected assuming CAGR of 4.3% to arrive at a population of 14 million for 2021.1

1

Bangalore metropolitan populationby 2021.1

14 Million

average annual addition in IT/ITeS workforce for past 2 years; expected to grow at least at this rate for next 3 years.

100,000+

residential units available.

55,400

20,600residential units absorbed in 2011.

residential units launched in 2011[38,700 and 5,300 in apartment and villa/row houses category respectively].

44,000

15%CAGR for residential sector during2008-11.

4.5%average annual residential yield rate.

13%average annual price appreciation rate in residential sector for last 4 years.

• For the past two decades, Bangalore has been the fastest growing city of India. Bangalore is termed as ‘World City’ being established Silicon Valley of Asia; in addition it has multi-cultural population, good education & social infrastructure, and improving physical infrastructure.

• Bangalore’s residential market interests all stakeholders – developers, landowners and investors on account of large, educated, young, double income household and growing migrant population. Many prominent national and international developers have entered Bangalore residential market and more are expected to join in the coming years.

• Currently, the most promising residential micro-markets in Bangalore are Outer Ring Road (ORR), Whitefield and Bangalore North.

• Old Madras Road and Mysore Road micro-markets have untapped potential for residential development. Old Madras Road is gaining traction faster due to its proximity to IT hubs – Whitefield & ORR, Bangalore International Airport and City Center.

• In Apartment market, except budget category (less than INR 25L), residential products across other segments are under downward pressure owing to high activity levels. Even in the mid category (INR 25L – 50L), developers have launched oversized apartment projects.

• Bangalore is one of the most promising markets for Villa projects in India. However, as per current statistics, the market has very high expectation from this product. Many under construction projects may take a longer timelines for completion.

• As per absorption analysis, Bangalore’s buyers are more sensitive compared to other southern Indian cities towards quality of the project, amenities and unit sizes.

• Bangalore cannot afford to witness same number of project launches this year as 2011. If the activity level does not drop to half of 2011 then, Bangalore residential market is likely to face an oversupply situation.

• Last year, Bangalore witnessed entry of new residential products namely Villament and Branded Homes. Villament projects have been launched in Off Central and suburban locations by developers like Habitat Ventures, LGCL and Salarpuria. An international company – Westcourt has launched a Branded Home project near Mekhri Circle, Bellary Road.

• Bangalore’s residential segment is likely to grow annually at 15% for next 3 years. In 2012, Bangalore is pegged to absorb 23,000 residential units. The capital value would appreciate between 12% to 20% across different micro-markets on account of rising construction cost and land price.

• South East (SE) quadrant micro-markets – Whitefield, ORR and Sarjapur Road will remain active in short to medium term owing to proximity to established IT economic hubs. However, next growth direction would be North East (NE) quadrant – Old Madras Road & Bangalore North (Hennur Road, Thanisandra Road and Bellary Road). Although, Bangalore North may face over supply situation in short term owing to over enthusiasm of developers towards this micro-market, the long term potential of this micro-market is very high.

• Economic outlook for the city remains strong in coming years as many large IT/ITeS, Engineering and Automobile MNCs have aggressive growth plans for the city. This would ensure healthy growth rate in residential segment.

EXECUTIVE SUMMARY

2BANGALORE: RESIDENTIAL MARKET REPORT

• Bangalore owes its multi-fold economic growth since 1990s to IT/ITeS industry. The wealth created by the new industry has had a multiplier effect leading to a real estate boom, a flourishing retail and leisure industry. The knowledge economy of Bangalore has transformed it from a small town, peaceful, pensioners’ paradise to a global technology hub.

• Post 1991, economic liberalization led to the growth of knowledge economy thereby leading to migration of educated middle class to the city; exposure of the young urban population to global standard of living; availability of housing finance and private participation in real estate sector set the tone of social infrastructure residential, retail, education and others in the city.

• Bangalore is expected to continue to follow upward prosperity trajectory in coming decades as well. As per Mckinsey , by 2030 among all Indian cities Bangalore would have highest per capita GDP.

Bangalore boasts of the highest growth rate among all Indian cities, with double digit annual growth rate of IT/ITeS sector. Currently population of the Bangalore Urban District is 9.6 million and is expected to grow to 14 million by 2021.

Key Facts

Area (sq.km)

Population as of 2011

Decadal Population Growth Rate

1,306

9.6 million

47%

Source: McKinsey Global Institute – India's Urban Awakening: Building Inclusive Cities, Sustaining Economic Growth, published in April 2010. Bruhat Bangalore Mahanagara Palike (BBMP) was formed in 2007 and it includes 100 wards of the erstwhile Bangalore Mahanagara Palike, with seven neighboring City Municipal Councils, one Town Municipal Council and 110 villages around the city. Census of India 2011, Provisional Population for States 2011. With urban population of 9.6 million in the year 2011, Bangalore is the third most populous city and fifth largest urban agglomerations in India. Population in the city grew at an annual growth rate of 4.7% during 2001 – 2011; population for the year 2021 assuming the same growth rate could be pegged at 14 million.

23

54

3

Bangalore Key Facts

2

3

4

5

a) Availability of education institutions, during early 20th Century British Government developed excellent education infrastructure in Bangalore City. This resulted high penetration of English language in local population.

b) Today Bangalore has over 5400 schools and 620 colleges. Colleges offering general degree are about 350, engineering colleges account for 80, medical seven, Law - 72 and Management-120.

c) Karnataka was the first Indian State to recognize the importance of technical and engineering education and therefore encouraged the setting-up of privately-owned engineering colleges.

d) Bangalore has nationally renowned professional institutes such as IISc, ISI, IIMB, NLSUI, NID, IIITB and many more.

e) Presence of PSU and Research institutions. Until 1990s growth of Bangalore was largely driven by public sector companies and research organizations. Post-independence, the city evolved as an engineering hub with establishments of large Public Sector Undertakings (PSUs) namely HAL, ITI, ISRO, HMT, BEML, BEL and more.

• Multi-Cultural Environment: Bangalore is home to diverse groups of people. Bangalore attracts a large number of immigrants from across the state and country. As per Bangalore City Development Plan for JNNURM (2006), immigrants from other parts of Karnataka constitute 53%, Tamil Nadu 19%, Andhra Pradesh 9%, Kerala 7% and Others 19% of the population. In addition, the city also attracts a large number of expats from other nations.

• Good Social Infrastructure: Bangalore has well developed business and social infrastructure including renowned health institutes, modern format retail malls, entertainment options and star category hotels.

• Moderate Climate: Due to its high elevation, Bangalore enjoys a more moderate climate throughout the year. Bangalore experiences a tropical wet and dry climate with summer temperatures ranging between 34°C–35°C and winter temperatures between 15 °C– 18 °C.


Bangalore’s emergence as a world city is closelytied with growth of IT sector. Currently, City hasover 800,000 IT/ITeS workforce and adding over100,000 workforces every year.

As of now, 2,840 IT/ITeS companies including more than 100 Fortune 500 companies have established their operations in Bangalore. Key reasons of Bangalore’s emergence as an IT hub of India are:

• Access to Talent Pool on account of :

Bangalore also called Bengaluru, is the capital of the Indian state of Karnataka. Located on the Deccan Plateau in the south-eastern part of Karnataka, Bangalore is India's third most populous city and fifth-most populous urban agglomeration. Bangalore is well known as a hub for India's information technology sector. It is among the top 10 preferred entrepreneurial locations in the world.

A succession of South Indian dynasties ruled the region of Bangalore until in 1537 AD Kempe Gowda—a feudatory ruler under the Vijayanagara Empire—established a mud fort considered to be the foundation of modern Bangalore. Following transitory occupation by Maratha and Mughal, the city remained under the Mysore kingdom. Bangalore continued to be a cantonment of the British and a major city of the Princely State of Mysore which existed as a nominally sovereign entity of the British Raj. Following the independence of India in 1947, Bangalore became the capital of Mysore state, and later Karnataka.

Today as a large city and growing metropolis, Bangalore is home to numerous public sector heavy industries, software companies, aerospace, telecommunications, and defence organisations. Bangalore is known as the Silicon Valley of India because of its position as the nation's leading IT exporter. A demographically diverse city, Bangalore is a major economic and cultural hub and the second fastest growing major metropolis in India.

5

• Bangalore founded by Kempe Gowda

1537 1807

• British established Bangalore Cantonment

TIM

E LI

NE

LEG

ISLA

TIO

N S

TRU

CTU

RE

DEV

ELO

PM

ENT

OF

THE

CIT

Y

GROWTH OF BANGALORE METROPOLITAN CITY

2011 - PRESENT1991-20071976-19911945-19761889-1945

• BDA released CDP 2015 for Bangalore in July 2007

• Bangalore had two regions: Pette (a native settlement) and Cantonment (army settlement) with their respective administrative bodies namely Bangalore City Municipality and Civil & Military Station Municipality

• Constitution of Town Planning Committee in 1889

• City Improvement Trust Board (CITB) was constituted in 1945

• City Improvement Trust Board (CITB) was constituted in 1945 and in1949 Bangalore City Municipality and Civil & Military Station Municipality merged under Bangalore City Corporation (BCC)

• Constitution of Metropolitan Planning Board in 1961

• Town and Planning Act in 1964

• Constitution of City Planning Authority to prepare Outline Development Plan (ODP)

• The first ODP, master plan for the city was prepared & approved in 1972

• In 1991, Economic liberalization in India

• In 1994, 74th Constitutional Amendment came into existence

• Revised Bangalore CDP in 1995

• In 2005, FDI permission in real estate sector

• In 1976, CITB and ? other planning bodies ? were transformed in to ? Bangalore Development ? Authority (BDA)

• Publication of first Comprehensive Development Plan (CDP) for Bangalore in 1985

• Government established Bangalore Metropolitan Region Development Authority (BMRDA) in 1985

• In 2008, Bangalore International Airport commenced its services thereby strengthening real estate activities

• Responsive zoning regulations by promoting mixed land uses along the commercial axes and mutation corridors which have led to the development of self- sustaining neighbourhoods

• Integrating urban infrastructure and transportation networks by developing a multi- modal public transport system in order to control sprawl

• Bangalore developed as two different settlements:

- Pette was an organic development, with narrow streets and mixed land use. Between 1898 and 1920, Bangalore City Municipality developed new extensions - Chamrajpet, Malleshwaram and Basavanagudi

- The cantonment witnessed the adoption of the British model – broader streets with avenue tress, sidewalks for pedestrians and zoning regulations that segregated residences and workplaces. Towns like Richmond Town, Cleveland Town, Frazer Town, Cox Town, Langford Town were developed in this part of the development

• Integration of Pette and Cantonment regions

• While BCC concentrated its efforts on maintaining the city clean and beautiful, the CITB paid attention to develop new extensions to meet the housing demand. Between 1945 and 1976, CITB acquired 1,411 hectares of land and distributed 68,300 sites. It developed new locations including Jayanagar, Indiranagar, Rajajinagar and Koramangala

• The Metropolitan Planning Board and Town & Country Planning Act gave institutional framework for city development

• The ODP provided the vision for planned growth of the city

• 74th Constitutional Amendment transformed the role of BDA from provider to enabler. This amendment also encouraged participation of private developers in real estate developments

• Rise of IT/ITeS sector created new economic magnets – Electronics City, Whitefield and ORR led growth of large scale residential development across different regions of Bangalore especially along South and Eastern suburban and peripheral regions

• FDI in real estate paved way for entry of international developers and investors

• BDA led allotment of residential sites to individuals. Key BDA layouts include BTM and HSR layout towards south-east, HRBR and OMBR Layout towards north-east of the city and RMV and Sadashivnagar towards north-west

• BMRDA provided framework for the organized growth of towns surrounding Bangalore City


INFRASTRUCTURE PROJECTS - METRO RAIL

7

Expansion of Bangalore International Airport

Mono Rail

ProjectCompletion Timeline

Signal free Outer Ring Road (ORR)

Existing stretch of ORR between Hebbal to Silk Board Jn. will be made signal free with the construction of flyovers and under-passes.

2012(E)

Expansion of Terminal 1 to double its capacity. To be increased to over 17 million passengers a year. Completion timeline of 18 months.

Under-construction six lane elevated expressway connecting Hebbal to Yelahanka. The entire stretch between Hebbal and the BIA will be an 18 lane highway.

Phase 1: N-S corridor – connecting Hesaraghatta to Puttenahalli in South and East-West corridor – connecting Byappanahalli to Vijayanagar.

Reach 1 of Phase 1 – Byappanhalli to MG Road was operational in October 2011.

In addition, two new lines, one connecting Nagawara to Gottigere and the other connecting BTM Layout to Bommasandra has been proposed.

Phase II: Extension of Phase 1 lines connecting Whitefield (in the East), JP Nagar (in the South), Kengeri (to the west) and Nelamangala (to the North).

Project will act as a feeder network to Metro Rail. Four corridors, covering 60 km. Formal approval for the project is awaited.

Proposed PRR is being executed by Bangalore Development Authority (BDA) on Public Private Partnership (PPP) basis. The 110 km ring road will circumnavigate the city connecting all major highways and is currently at land acquisition stage.

High Speed Rail Link connecting Hebbal to BIA to the east of Bellary Road. A 5 m corridor has been identified between the carriageway of NH-44 and the service roads for the HSRL. Timelines not yet announced.

The 4 lane expressway of approximately 111 km connecting Bangalore toMysore is currently on hold on account of land acquisition issues.

December ‘13

2014

Entire Phase 1in 2015

Proposed

Proposed

Proposed

Proposed

Proposed

ElevatedExpressways

BangaloreMetro Rail

BellaryRoad

Phase 1

Phase 2

Peripheral Ring Road

Bangalore - MysoreExpress Way

High SpeedRail Link

Project Details

Bangalore - Ongoing and Proposed Infrastructure Projects

Over the last 5 years, Bangalore has witnessed substantial improvements on the infrastructure front. A few initiatives include commissioning of Bangalore International Airport in 2008, Electronics City Elevated Expressway in 2009, Phase 1 of NICE corridor in 2009, Tumkur road elevated expressway in 2010 and Reach 1 of Bangalore Metro Rail in 2011.

The table below lists on-going and proposed infrastructure projects (physical) in Bangalore. Completion of these projects will not only enhance connectivity, but will also lead to availability of land parcels for development of real estate.

Key IT/ITeS Hubs Whitefield Electronics City, Hosur Road Outer Ring Road Bannerghatta Road Old Airport Road.

Key Industrial Hubs Bidadi Industrial Area Mysore Road Peenya Industrial Area Tumkur Road Harohalli Kanakapura Road and Others

Bangalore has 31 industrial hubs across the city. It houses different PSUs and private companies across IT/ITeS, Bio-technology, Engineering, Aviation, Textile and others sectors.

Under construction and planned infrastructure projects will ensure that Bangalore continues to grow at current levels and establishes itself as one of the finest world cities.


20,600 UnitsTotal Absorbtion in 2011

20,031 Apartment Units568 Villa/Row House Units

232 Projects~44,000 Units

New Project Launches in 2011

38,663 Apartment Units5,297 Villa & Row

House Units

55,400 UnitsTotal Availability

49,568 Apartment Units5,768 Villa/Row House Units

15%CAGR for the period

2008 - 2011

13%Average Annual

Price Appreciation

3% - 6% Average Rental Yield

Rate for Class AApartment Projects

4% - 7% Average Rental Yield

Rate for Class AVilla Projects

• Bangalore cannot afford to witness same number of project launches this year as that of 2011. If the activity level does not drop to half of 2011 then, Bangalore residential market will face over supply situation.

• Except Budget category (less than INR 25L), product across other segments are under pressure with high activity. Even in Mid category (INR 25L – 50L), developers have launched sizeable projects which may take longer time for completion.

• In 2011, Bangalore remained one of the favored real estate markets for Private Equity Funds resulting in their sizeable participation in self-liquidating residential asset class.

• In recent past, Bangalore witnessed entry of large national and international developers namely Pashmina Developers, Peninsula, Pruska, Westcourt Real Estate, Unitech, Essar and many more. Integrated Funds (development arms of Private Equity Fund) have also acquired land across Bangalore region – Jayanagar, Sarjapur Road, Whitefield and other micro-markets.

• Super Luxury projects have been redefined through launches of Embassy Boulevard, RMZ Latitude, Prestige White Meadows, Godrej Platinum and serviced apartments by Westcourt. Prior to 2011, Bangalore never witnessed such high activity levels for products priced over INR 5CR.

• Most of the developers such as Prestige, Brigade, TATA, Puravankara and others are enthusiastic with their experience in Budget category (less than INR 25 L).

In 2011, Bangalore residential market witnessed high activity levels in terms of project launches and absorption rate; but, in 2012, developers need to be cautious with new project launches in order to safeguard balance in the market.

9

Till now, the most vibrant residential micro-markets were located in SE quadrant; but now micro-markets of NE quadrant are also witnessing high residential activity.

Bangalore's cosmopolitan culture has space for different formats in residential developments – Apartment, Villa and Row Houses. Bangalore buyers have shown strong liking for lifestyle amenities, theme based and good quality in residential developments.

• Bangalore is one of the most promising markets for Villa projects in India. However, as per current statistics, the market has an over expectation from this product. Many under construction projects may take longer timeline for completion.

• Most active micro-markets for Villa & Row Houses developments are Bangalore North, Sarjapur Road, Whitefield and Hosur Road.

• As per absorption analysis, Bangalore's buyers are more sensitive compared to other southern Indian cities towards quality of the project, amenities and unit sizes. In this city, end-users are ready to pay reasonable premium across different categories towards these aspects of the project.

• Bangalore's Central and Off-Central locations have high potential but availability of land at reasonable price remains a challenge. However, many sizeable mixed-use developments along Old Airport Road, Vivek Nagar and Koramangala are expected in next few years on account of relocation of large corporate houses and availability of land through slum redevelopment programs.

• Old Madras Road & Mysore Road micro-markets have untapped potential available for residential developments. Old Madras Road would gain traction faster due to its strategic location [proximity to IT hubs – Whitefield & ORR, Bangalore International Airport and City Center].

• Hosur Road is showing signs of oversupply in residential segment on account of large developments and maturing economic hub in this region.

• Currently, Bangalore's most promising residential micro markets are ORR, Sarjapur Road, Whitefield and Bangalore North. Bangalore North, like any emerging micro-market during nascent phase is witnessing high activity level.


In 2011, Bangalore Residential Market witnessed entry of new products - Villament and Branded Homes.

• Villament is a new type of development that is gaining prominence in Bangalore. This type of development offers people the best of both worlds, the villa lifestyle at affordable prices. A typical villament has about 4-8 units in each block with the ground floor enjoying garden space, the center floors enjoying balcony space and the upper floors enjoying their own terrace space. Some of the projects launched on this concept are Habitat Crest (Whitefield), LGCL Luminaire (off Old Airport Road) and Sattva’s villament project along Sarjapur Road.

• Westcourt has launched Branded Home - ‘Four Seasons Private Residences’ located near Mekhri Circle, Bellary Road. This is part of an upcoming mixed-use development named City View. Branded homes come with bespoke design features and have an array of services including 24-hour concierge, valet parking, in-room dining service and many more. In summary, the homes, although owned by individuals, will be maintained by the hospitality brand. These branded private residences promise a lifestyle statement in the home segment offering 5-star luxury standards.

1. Central

2. Off-Central

3. ORR (Marathahalli – Silk Board Jn.) and Sarjapur Road

4. Whitefield

5. Old Madras Road

6. Bangalore North (Hebbal, Yelahanka, Thanisandra Road and

Hennur Road); ORR (KR Puram to Hebbal)

7. Hosur Road

8. Bannerghatta Road

9. Kanakapura Road

10. Mysore Road

11. Tumkur Road

Bangalore has been divided in following eleven micro-markets

based on geography, type of customers, capital values and

type of residential development:

11

Bangalore Residential Micro-Markets

Potential Index has been established on existing and future scenario for economic hubs, physical infrastructure, social infrastructure and availability of land for development; whereas, Activity Index is gauged through ratio of availability to annual absorption rate.

Findings from this analysis are:

1. Hosur Road is on over supply status as the current availability level is high and potential of this region is not likely to improve in short term.

2. Bangalore North can also fall under over supply status for some duration unless planned economic activities kick-off in this location in the near future.

3. Whitefield, Outer Ring Road, Tumkur Road, Old Madras Road

RESIDENTIAL MICRO-MARKET ANALYSIS: POTENTIAL V/S ACTIVITY

and Kanakpura Road are in balanced state because potential, activity level and inventory are proportionate to each other in these micro-markets.

4. Mysore Road has opportunity for residential sector but its future depends on growth of occupancy levels in Global Village and Bidadi Industrial Area.

5. Bannerghatta Road has affinity for new developments but availability of land parcel is the critical constraint for future growth.

6. Central and Off-Central will always have potential for residential development in luxury category but land availability is the bottle-neck in these micro-markets as well.

Pote

nti

al

10

9

8

7

6

5

4

3

2

Activity

OPPORTUNITY BALANCED

BALANCED OVER SUPPLY

Very High

High

Moderate

Stable

Low

Very Low

P A AV OLSM ML

Very High

High

Moderate

Stable

Low

Very Low

P A AV OLSM ML

1

0

0.00 1.00 2.00 3.00 4.00 5.00 6.00

Very High

High

Moderate

Stable

Low

Very Low

P A AV OLSM ML

Very High

High

Moderate

Stable

Low

Very Low

P A AV OLSM ML

Very High

High

Moderate

Stable

Low

Very Low

P A AV OLSM ML

Very High

High

Moderate

Stable

Low

Very Low

P A AV OLSM ML

Hosur Road

Tumkur RoadKanakapura RoadOld Madras RoadBannerghatta RoadCentral

Very High

High

Moderate

Stable

Low

Very Low

P A AV OLSM ML

Off Central

Very High

High

Moderate

Stable

Low

Very Low

P A AV OLSM ML

Mysore Road

Very High

High

Moderate

Stable

Low

Very Low

P A AV OLSM ML

Whitefield

Very High

High

Moderate

Stable

Low

Very Low

P A AV OLSM ML

Outer Ring Road

Very High

High

Moderate

Stable

Low

Very Low

P A AV OLSM ML

Bangalore North

P: Potential A: Activity AV: Availability OL: Outlook SM: Short to Medium Term ML: Medium to Long TermLEGEND


End-user survey was conducted at CREDAI Bengaluru Realty Expo 2011 during 17th and 18th September 2011. Over 1,200 responses were collected [51% - IT/ITeS employed professionals, 13% self-employed & entrepreneurs and 36% included employees working in other sectors]. Key findings include:

• Strong preference for apartment units: Overall, 52% respondents preferred an apartment unit.

• High preference for Bangalore North, Whitefield, ORR and Old Madras Road locations: 50% of the total respondents preferred Bangalore North, Whitefield & Old Madras Road and 25% of the total respondents preferred ORR and Sarjapur Road.

Most preferred locations include Hebbal, Thanisandra Main Road, Sarjapur Road, Hennur Main Road, Whitefield and Old Madras Road mainly owing to proximity to IT hubs including Whitefield, Electronics City and ORR.

• 71% of the total respondents intended to invest in a residential unit for self-use as compared to 29% for investment purpose.

• Respondents preferred products in the price range of 25L – 50L and 50L – 1CR budget and in terms of unit sizes, 2 BHK, 2 BHK+ Study and 3 BHK were the most preferred.

60%

40%

20%

0%SouthWest

NorthWest

NorthEast

SouthEast

CentralOff Central

4%

13%

40%

43%

< 25L 25L - 50L 50L - 1CR > 1CR

27%

52%

21%

Apartments Villas Residential Plots

13

CONSUMER PREFERENCE SURVEY

N

NH 7To Hyderabad

Bangalore International AirportDoddaballapurIndustrial Area

Rajanukunte

Baglur

Prop

os H

ig

peed

Rai

l Li

k

edh

S

n

Yelahanka

Propose

dPerip

heral

in R

od

Rg

a

TUMKUR ROAD

ute Rin R ad

Or

g o

JalahalliMNH 4 : To umbai

HMT Township

HesaraghattaCross

BIEC

Peenya Industrial Area

o aT M gadi

id

NIC

ER

ng

Ro

a

teg

a

Ou

r Rin

Ro

d

Sahakara Nagar Thannisandra

Manyata EmbassyBusiness Park

HebbalHennur

HBR LayoutNagawara

Banaswadi

IISc

Palace Grounds

utn

Ra

Oer

Ri

go

d

Frazer Town

MG Road

Rajaji Nagar

Bangalore CityRailway Station

Byappanahalli

C.V. Raman NagarIndira Nagar

Jeevan Bhima Nagar

Vijaya Nagar

Mysore Road

Banashankari

Puttenahalli

J.P. Nagar

B.T.M. Layout

IIMBBegur

ArkereJagaranahalli

HSR Layout

Hosa Road

Haralur

e

inoa

Proposd Peripheral R

g Rd Budigere

Hoskote IndustrialArea

NH 4

To Chennai

Avalahalli

Seegehalli

Krishnarajapuram

ITI

Whitefield

ITPB

Brookefield

VarathurMarathahalli

CessnaBusiness Park

Bellandur

Po

po

ed Perip

heral r

sRin

g Ro

da

DommasandraKudlu

Electronic City

Bommasandra

Kothnur

GottigereThalagattapura

N 7H :To Salem

Bommasandra & JiganiIndustrial Area

oP r e n

Pr posed e iph ral Ri g Road

ICE Rin aN g Ro d

B

swy

MIC

Exp

res

a

CE Rng Road

NI

iKumbalgodu

Industrial Area

Kengeri

NH 209:

To Coimbatore

WHITEFIELDCDB

MYSORE ROAD

OFF-CENTRAL

Wipro

BagmaneTech ParkRichmond Town

Jaya NagarKoramangala

S 17H :To Ma di ga

OLD MADRASROAD

HOSUR ROAD

KANAKAPURA ROAD BANNERGHATTA ROAD

OUTER RING ROAD

Malleshwaram

RMV Extension

BANGALORE NORTH

BANGALORE CITY : RESIDENTIAL MICRO-MARKETS

Metro Rail Operational

Metro Rail Phase 1 Under Construction

Proposed Metro Rail Phase 2

Proposed Mono Rail

Proposed High Speed Rail Link

Proposed Peripheral Ring Road


LEGEND

15

CENTRAL

• The micro-market has colonies/towns existing since British period. Therefore, this region predominantly comprises of old residential developments mainly villas and individual bungalows. Today it is a preferred location by HNIs and NRIs.

• Due to lack of availability of large land parcels and high capital values, this quadrant witnessed limited fresh residential supply; most of the upcoming residential projects are small scaled luxury apartment developments.

• Key under construction projects include Prestige Edwardian, Brigade Sonata, Total Environment's Van Gogh's Garden, Skyline Villa Maria, HM Grandeur and Vaishnavi Prime.

• Key developments planned in this zone include Prestige Kingfisher Tower, Century Renata, Nitesh Park Avenue, Embassy Oasis and others.

• Size of typical development ranges between 30,000 sqft to 80,000 sqft; residential units are sized between 2,000 – 3,500 sqft (Class A); 1200 - 2600 sqft (Class B).

• This micro-market will continue to perform good owing to limited supply and high demand. The capital values are expected to appreciate at 12% – 15% per annum. In future, the redevelopment of old properties is likely to gain traction on account of availability of higher Floor Space Index (FSI) and rising capital rate.

Micro-Market Fact File

Key Locations

MG Road, Kasturba Road, Brunton Road, Lavelle Road, Richmond Road, Residency Road, Frazer Town, Cox Town and Hanes Road

Key Economic Magnets

Central Business District (CBD) and Secondary Business District (SBD)

Key Retail Locations

MG Road, Brigade Road and Commercial Street

Malls: Operational, (In million sqft)UC & Planned

Garuda Mall (0.3), Sigma Mall (0.12), Victoria Embassy (0.16), UB City (0.13), 1 MG Road (0.18), Embassy Galaxy Mall (0.19)

Key Educational Institutes

University of Vishweshwaraiah College of Engineering (UVCE), Mount Carmel College, St. Joseph's College

Health Care Facilities

Hospital for Orthopaedics, Sports Medicine, Arthritis & Trauma (HOSMAT), Mallya Hospital, Fortis Hospital, Seventh Day Adventists Hospital, Lakeside Hospital

This micro-market is set to witness development of luxury residential projects. Limited availability of land for development is the only deterrent for this micro-market.

135 UnitsAverage Annual

Absorption

138 UnitsTotal

Availability

INR 7,500 - 25,000per sqft

Capital Values for Class A Apartment

Projects

INR 6,000 - 14,000per sqft

Capital Values for Class B Apartment

Projects

15%Average Annual

Price Appreciation

4% - 7%Average Rental

Yield Rate

Availability*

Total Supply**

138

289

0

18

22

53

29

91

87

127

138

289

Particulars TotalPremium

50L-1Cr

Luxury

1Cr-3Cr

Super Luxury

>5Cr3Cr-5Cr

Apartments

Sub-Total

* Includes unsold stock of completed, under-construction and planned projects available with the developer.** Supply from under-construction and planned projects (Planned projects include developments at pre-launch phase)


17

OFF-CENTRAL

• This micro-market comprises of sub markets located around the city center. This location also has high demand but quality space supply is limited. • It has access to high quality social infrastructure and improved urban infrastructure.

• Residential developments in this zone are marked by spacious units with one unit in each floor or duplex; concept based development and world-class amenities.

• ‘Four Seasons Private Residences’ would be Bangalore’s first branded home. This is part of an upcoming mixed-use development named City View by an international player – Westcourt, located near Mekhri Circle, Bellary Road.

• This micro-market will witness many more mixed-use developments in coming years. As per market information, large sized land parcels in Old Airport Road, Vivek Nagar and Koramangala are in planning stage for mixed-use developments in luxury category.

• In recent past this micro-market has witnessed large scaled developments including Brigade Gateway, L&T South City, Elita Promenade and others.

• Prominent under construction residential developments include Pride Picassa, K. Raheja’s Vivarea Brigade Crescent, ETA Beau Monde, LGCL Luminaire, Pride Pavillion, Sobha Dew Flower, Purva Atria, Four Season Residences, Vaishnavi Terraces and others.

• Key planned projects: Divyasree 77° East, Embassy Grove, Jain Heights – East Parade and others. National developers & integrated funds including V Raheja, Phenoix Market City, Peninsula, Azure Capital and others have plans to launch their projects in this micro-market in 2012.

• Availability of matured social infrastructure and limited quality space supply are the key reasons for good performance of this micro-market; during next 3 years, this region is expected to witness capital appreciation of 15% - 18% per annum.


Key Locations

Indiranagar, Koramangala, Jayanagar, JP Nagar, Malleshwaram, RMV Extension, Sanjay Nagar, RT Nagar, Pottery Road, Rajajinagar


Koramangala, Malleshwaram, Indiranagar, Jayanagar


Indiranagar (100 & 80 Feet Road), CMH Road, Koramangala (100 & 80 Feet Road), Jayanagar (4th & 9th Block), Malleshwaram (Sampige Road & Margosa Road), New BEL Road, JP Nagar (ORR)


Mantri Square (1.7), Total Mall (0.22), Mantri Junction (0.28), Sigma Mall (0.25), Salarpuria Oasis Mall (0.55), The Forum (0.65),

Brigade Orion Mall (1.1), Nitesh Mall (1.2), G Corp Mall (0.3)


Christ University, MES College of Arts Commerce & Science, BMS Institute of Technology, KIMS, BIT


Columbia Asia Hospital, St. Johns Medical Hospital, Nimhans Hospital, Fortis Hospital, MS Ramaiah Memorial Hospital, ESI Hospital

This is one of the most desired micro-market by end-users, inst itutional investors and developers. In next 3 to 5 years, this micro-market is likely to witness development of mixed-use projects in luxury category.

17%Average Annual

Price Appreciation


Yield Rate

INR 4,000 - 18,000per sqft


Projects

INR 8,500 - 10,000per sqft

Capital Values for Class A Villa

Projects

INR 3,500 - 8,000per sqft


Projects

1,500 UnitsAverage Annual

Absorption

1,372 UnitsTotal

Availability

Total Supply** 1,101 1,094 80 13 2,288 0 0 72 0 72

Availability* 518 695 23 0 1,236 0 0 32 104 136

Particulars TotalBudget

< 25L

Mid-Range

25L-50L

Luxury

> 1Cr50L-1Cr

Apartments

Sub-Total Premium

50L-1Cr

Luxury

1Cr-3Cr

Super Luxury

> 5Cr3Cr-5Cr

Villas

Sub-TotalPremium

2,360

1,372



19

ORR [Marathahalli Jn - Silk Board Jn] & Sarjapur Rd

Currently, ORR is the most active IT hub of India. This is driving residential demand in this micro-market. In addition on-going physical & social infrastructure developments are supporting the demand environment. This micro-market is likely to remain strong for at least next 3 to 5 years.


Key Locations

HSR Layout, ORR (Marathahalli Jn. - Silk Board Jn.), Sarjapur Road, Haralur Main Road, Hosa Road, Kasavanahalli Main Road


ORR IT Hub, Whitefield IT Hub, Electronics City IT Hub, Hosur Road


ORR (Marathahalli Jn. - Silk Board Jn.), Sarjapur Main Road, HSR Layout


Soul Space Arena (0.48), Soul Space Spirit (0.45), Total Mall (0.24)


New Horizon College of Engineering, Inventure Academy, Amrita School of Engineering


VIMS Hospital, Greenview Medical Center, Sri Sai Multi speciality Hospital, Lakeview Hospital, Greenview Medical Centre, Star Hospital & Research Centre

• This micro-market can be subdivided into 3 sub-markets: - ORR (Silk Board Jn. – Bellandur Jn.),

- ORR (Bellandur Jn. to Marathahalli Jn.)

- Sarjapur Rd (ORR Bellandur Jn. to Sarjapur Village).

• Key residential development along ORR (Silk Board Jn. – Bellandur Jn.) is BDA promoted HSR Layout. In HSR layout few private developers have apartment projects. Whereas, ORR (Bellandur Jn. to Marathahalli Jn.) and Sarjapur Rd (ORR Bellandur Jn. to Sarjapur Village) are dominated by private developers’ projects housing mainly IT population working in ORR, Electronics City and Whitefield.

• There are many international schools/education institutions located Off Sarjapur Road. However, other social infrastructure is just adequate; but completion of under construction retail & entertainment developments will improve this aspect in coming years. Also, completion of ongoing fly-overs along ORR will ease accessibility.

• Urban infrastructure is good in HSR Layout but many parts of other sub-markets of this region do not have quality roads, footpaths, street lights and other basic urban infrastructure.

• Currently, outside BDA promoted layouts, municipal water connections are not available and population is dependent on bore wells for water. The water table is depleting at alarming rate in this micro-market on account of high residential activity.

• This micro-market has witnessed residential development across different segments and pricing points.

• Prominent residential developments which are under construction include Assetz Homes’ 27 Park Avenue, Nitesh Cape Cod, Prestige Sunnyside, Vaswani Reserve, Sobha Cinnamon, Purva Skywood, Mantri Espana, Adarsh Palm Retreat, Embassy Pristine and others.

• Major upcoming developments include Assetz Homes’ Loft, Assetz Homes’ Clover Greens and others

• Currently, this micro-market is in stable status; prices are likely to appreciate at 12% -14% per annum.

Total Supply** 0

Availability*


< 25L

Mid-Range

25L-50L

Luxury

> 1Cr50L-1Cr

Apartments

Sub-Total Premium

50L-1Cr

Luxury

1Cr-3Cr

Super Luxury

> 5Cr3Cr-5Cr

Villas

Sub-TotalPremium

7,709

16,8651,817

1,895

4,515

2,721

6,410

740

1,989

6,423

14,731

899

1,621

262

346

125

167

0 1,286

2,134

1,067

13%Average Annual

Price Appreciation


Yield Rate



Projects



Projects



Projects

7,709 UnitsTotal

Availability


Absorption



WHITEFIELD

21


Key Locations

Whitefield, Brookefields, Mahadevapura, ORR (KR Puram Jn. - Marathahalli Jn.), Varthur Road


Whitefield IT Hub, ORR IT Hub and Industrial units located in the EPIP Zone


Whitefield Main Road, Brookefields, ORR (KR Puram Jn. - Marathahalli Jn.), Varthur Road


The Forum Value Mall (0.47), The Cosmos Mall (0.14), Ascendas Park Square (0.6), Brigade -The Arcade (0.08), Phoenix Market City (1.15), Raheja Inorbit Mall (0.5), Forum Mall (1.1), Virtuous Whitefield Xander Mall (0.42), Total Mall (~0.15)


MVJ College of Engineering, CMRIT, International Schools, Vydehi Medical College


Sri Sathya Sai Super Speciality Hospital, Vydehi Institute of Medical Sciences & Hospital, Sankara Eye Hospital, Sathya Sai General Hospital

• Whitefield emerged as an IT Hub in late 1990s and the initial impetus was provided with formulation of Karnataka Industrial Areas Development Board (KIADB) promoted the Export Promotion Industrial Park (EPIP) in 1994. Further, development of International Technology Park Bangalore (ITPB) catalyzed IT development in this micro-market.

• Sizeable IT/ITeS population, availability of land and connectivity to other parts of the city are the primary reasons driving residential development in this micro-market. Over the last one decade, the micro-market has developed as a self-sustaining suburban area with development of residential (Apartment & Villa), retail projects and other social infrastructure.

• Developments in this micro-market are characterized by Premium category (Rs 50L – 1CR) & Luxury category (>Rs 1CR) apartment projects in Brookefields, Whitefield Main Road & Varthur Main Road; Villa developments in the Luxury category (Rs 1CR–3 CR) & Super Luxury (Rs 3CR–5CR) mostly located along Varthur &Whitefield Main Roads.

• The micro-market also houses two large integrated development projects, namely Brigade Metropolis and Prestige Shantiniketan.

• This micro-market has witnessed residential development mainly in mid and premium segments of apartment type.

• Prominent residential developments which are under construction include UKN Esperanza, Prestige Silver Oak, Prestige White Meadows, Prestige Park View, Nitesh Flushing Meadows, SJR Legacy, Akme Encore and others.

• Major upcoming developments include NCC Ivory Heights, Sobha Dreams One, SJR Vogue, Samruddhi White Pebbles and others.

• Currently, this market has sizeable supply especially in Class B category. This micro-market is a promising suburb but developers need to be very careful in pricing & sizing of projects. As per market sources, many regional, national & international developers are planning their projects in this region. If projects are launched at current pace this market may face over supply situation.

This is a well-developed suburb of Bangalore. It has required physical & social infrastructure to support future growth.

Total Supply**

Availability*


< 25L

Mid-Range

25L-50L

Luxury

> 1Cr50L-1Cr

Apartments

Sub-Total Premium

50L-1Cr

Luxury

1Cr-3Cr

Super Luxury

> 5Cr3Cr-5Cr

Villas

Sub-TotalPremium

7,923

15,860

4,692

8,396

2,129

5,362

634

1,134

7,455

14,892

0

0

458

867

10

35

0

66

468

968

0

0

13%Average Annual

Price Appreciation


Yield Rate



Projects

INR 3,750 - 10,700per sqft


Projects



Projects

7,923 UnitsTotal

Availability


Absorption



23

OLD MADRAS ROAD (KR Puram - Hoskote)


Key Locations

Pai Layout, KR Puram, Ramamurthy Nagar, Krishnarajapuram, Battarahalli, Sonnenahalli, Hirandahalli, Budigere, Devanahalli-Hoskote Road.


Hoskote Industrial Area, Whitefield & ORR IT Hub


OMR Road (until KR Puram bridge), Krishnarajapuram


Gopalan Signature Mall (0.3), OMR Platinum Mall (0.7)


Garden City College, Kristu Jyoti College, Cambridge Institute of Technology


Koshy's Hospital, Epidemic Diseases Hospital, BEML Hospital

• Demand is set to remain strong in this region. The residential activity will increase in coming years. This market will attract developers for projects especially in mid-category on account of large land parcels at comparatively lower price. The capital value will appreciate at 12% - 14% per annum

This is one of the most promising emerging micro-markets for residential segment. In this region, residential development activity levels have increased post widening of the highway and commencement of Bangalore International Airport (BIAL) in 2008. In medium term, planned Peripheral Ring Road will further improve connectivity of this micro-market to other regions of the city.

• This micro-market has gained traction as a residential hub post widening of this Highway in 2009. Other key reasons for gain in residential development activity are:

-This micro market is located between IT Hub - Whitefield and Bangalore International Airport.

- The proposed Peripheral Ring Road would improve its connectivity to existing and upcoming IT hubs - Whitefield, Electronics City, ORR and International Airport.

- Availability of large land parcels

- Proximity to Bangalore City Center (KR Puram is only 5 Kms from MG Road)

- Expected IT developments in this region: Bearys Group has already developed an IT Park in this region

-Growth of industrial development in Hoskote Industrial Area and proposed logistic infrastructure would intensify further growth in this region.

• Currently, social infrastructure is not adequate in this micro-market. It is dependent on Off- Central locations (CV Raman Nagar, Indiranagar) and Whitefield for the same.

• This market has witnessed residential development mainly in mid category for apartment type development and premium/luxury category in Villa/Row House developments. The key reasons for cost sensitive development in this region are comparatively low land price & abundant land availability.

• Prominent under construction residential developments include Prestige Tranquility, Pashmina Waterfront, Brigade Exotica, Sattva Magnificia, Pruska Silvana Houses, Purva Mid Town, Samruddhi Lake Drive, Samruddhi Mystic Wind and etc

• Major Upcoming development include Manyata Greenbay, Hebron Enclave and others

14%Average Annual

Price Appreciation


Yield Rate



Projects



Projects



Projects

3,111 UnitsTotal

Availability


Absorption

Total Supply**

Availability*


< 25L

Mid-Range

25L-50L

Luxury

> 1Cr50L-1Cr

Apartments

Sub-Total Premium

50L-1Cr

Luxury

1Cr-3Cr

Super Luxury

> 5Cr3Cr-5Cr

Villas

Sub-TotalPremium

3,111

6,133

35

140

882

2,817

1,094

1,609

530

708

2,541

5,274

427

572

88

215

0

0

55

72

570

859



25

NORTH BANGALORE

• This micro-market gained traction post commencement of Bangalore International Airport in 2008. The key drivers for residential activity in this region are improving physical infrastructure, emerging economic hubs of Bangalore and availability of land for development. Government is aggressively promoting this region for future economic activities. This micro-market is poised to be next economic epicenter of Bangalore.

• This micro-market is also attracting retail investors (HNIs and NRIs) for investments in upcoming residential developments on account of expected high growth rate.

• Most of the residential developments located in New Town Yelahanka, Thanisandra Road and Hennur Main Road are apartment projects in mid and premium categories. Projects located along Bellary Road & Hebbal are in the luxury segment. Also, a few national developers are planning to launch large scale budget segment projects in this micro-market.

• Social infrastructure is good in Yelahanka but other submarkets lack adequate social infrastructure. However, developers have plans to develop required social infrastructure in coming years.

• Non-availability of water is the key deterrent for development in this micro-market. Government needs to step-up its effort in this direction in order to develop planned economic hubs.

• Many developers like Prestige, Sobha, Brigade, Hiranandani and others have launched Villa projects near Devanahalli region.

• Prominent under construction residential projects in this region include RMZ Latitude, Godrej Crest, Godrej Platinum, RMZ Galleria, Prestige Oasis, Sobha City, RMZ Sawaan, Brigade Orchids,Embassy Boulevard, Ozone Urbana and others.

• Key upcoming projects include Nitesh Malibu, Divyasree Valley of the Wing and others.

• Currently, this micro-market is set for an oversupply situation unless key planned economic activities kick-off. This region is likely to be in in-balance state for some time on account of high expectation. The annual capital appreciation rate is likely to drop from current levels on account of excessive activity. However, in the mid to long term, this micro-market is one of the most promising growth corridors of Bangalore.

• This micro-market is likely to gain momentum in coming years as it has very high potential for growth. This micro-market is set to develop as a next key suburb of Bangalore and traction is only likely to improve in coming years.

In future, development of large scale integrated theme based townships will characterize real estate development in Bangalore North.


Key Locations

Banaswadi, HRBR Layout, Hennur Road, Thanisandra Main Road, Bellary Road, Yelahanka, Kogilu, Chokkanahalli, Bagalur Road, Doddabalapur Road, New Town Yelahanka, Jakkur


ORR IT Hub, Doddabalapur Industrial Area, BIAL


Hebbal, New Town Yelahanka, Bellary Road, Sahakarnagar


Esteem Mall(~ 0.2), Century Corbel (0.13), RMZ Galleria (0.45), MSR The Elements Mall (0.55), Brigade Orion Mall (0.35), GMR Mall, Sattva Mall (0.55), Century Mall (1.2)


MVIT, BMSIT, Reva Institute of Technology, KNSIT, Nitte College of Engineering, Nagarjuna College of Engineering, Brindavan College of Engineering, Kristu Jayanti College, Presidency College, Government Flying Training School


Columbia Asia, Bangalore Baptist Hospital, Dhanvantri Hospital, Krishna Devaraya Dental Hospital

Total Supply**

Availability*


< 25L

Mid-Range

25L-50L

Luxury

> 1Cr50L-1Cr

Apartments

Sub-Total Premium

50L-1Cr

Luxury

1Cr-3Cr

Super Luxury

> 5Cr3Cr-5Cr

Villas

Sub-TotalPremium

13,456

23,732

2,210

4,469

5,235

9,251

3,466

6,856

986

1,539

11,897

21,115

0

0

863

1,719

414

486

282

412

1,559

2,617

* Includes unsold stock of completed, under-construction and planned projects available with the developer.** Supply from under-construction and planned projects (Planned projects include developments at pre-launch phase)# Includes capital values of Affordable Housing


17%Average Annual

Price Appreciation


Yield Rate



Projects

INR 3,700 - 10,000per sqft


Projects



Projects

13,456 UnitsTotal

Availability


Absorption

#

27

HOSUR ROAD


Key Locations

Hosur Main Road, Electronics City, Neeladri, Chandapura Circle and Anekal


Electronics City, Jigani and Bommasandra Industrial Areas


Bannerghatta Road, BTM Layout


Total Mall (0.18), Neo Mall (1.7)


Oxford College of Engineering, PES College of Engineering, Symbiosis College, International Institute of Information Technology (IIIT)


Live 100, Oxford Hospitals, Narayana Hrudayalaya, Blossom Hospital

• Till 1991, this micro-market was driven by industrial developments in Hosur, Bommasandra and Jigani. Post 1991, Electronics City established itself as an IT Hub and housing requirement for working population increased manifold resulting in high residential activity in this region.

• However, this region did not develop as a suburban area owing to poor urban infrastructure, absence of integrated planning and fractured social infrastructure.

• This micro-market is one of the most active regions of Bangalore for budget category residential development. Budget category projects are mainly around Chandapura–Anekal region whereas a few locations have projects in mid and luxury category.

• Size of typical development ranges between 250 and 1000 units. However, Patel Neo Town is an integrated Township spread across 2500 acres.

• In 2009, completion of elevated expressway between Silk Board Junction and Electronics City improved the connectivity in this region.

• Key ongoing projects include Salarpuria Greenage, Ajmera Infinity, Patel New Town, Pride Crosswinds, SJR Primecorp Trillium, Uniworld Resorts and VBHC Vaibhava.

• Key planned developments are SJR Primecorp’s Fiesta Homes and expansion of existing projects.

• Currently, this micro-market is in oversupply situation and demand is likely to flatten/drop owing to saturation of economic hubs in this region. Prices are likely to be under downward pressure in short term. In medium term, attractiveness of this micro-market can improve with implementation of planned Metro Rail Phase 2 and growth of economic activities in Electronics City Phase 3 & in Hosur.

This micro-market has witnessed growth of large scale residential and integrated township projects. However, in the recent past, absorption levels have remained low compared to availability.

8%Average Annual

Price Appreciation

3.5% - 4%Average Rental

Yield Rate



Projects



Projects



Projects

7,278 UnitsTotal

Availability


Absorption

Total Supply**

Availability*


< 25L

Mid-Range

25L-50L

Luxury

> 1Cr50L-1Cr

Apartments

Sub-Total Premium

50L-1Cr

Luxury

1Cr-3Cr

Super Luxury

> 5Cr3Cr-5Cr

Villas

Sub-TotalPremium

7,278

11,871

2,703

4,402

2,320

3,848

1,435

2,009

0

0

6,458

10,259

397

1,107

420

505

3

0

0

0

820

1,612



BANNERGHATTA ROAD

29

• Since early 1990s, this micro-market emerged as a residential hub housing IT/ITeS population working in IT Parks located in Bannerghatta Road and Electronics City. This micro-market is also a preferred location for senior and middle management working in manufacturing plants located in Jigani and Bommasandra. In addition, this region is a natural choice for growing resident population of Jayanagar and JP Nagar .

• Currently, in Bannerghatta Road residential activity is flattening because of limited availability of clear titled land parcels and restricted land use zoning. Moreover, IT growth is shifting from this quadrant towards East and North of Bangalore thereby softening the residential demand. In this quadrant, residential activity is increasing in Kanakapura Road due to lower land prices and enhanced connectivity through under construction Metro Rail Phase 1 project.

• This micro-market has matured social infrastructure – retail malls, entertainment centers, hospitals and education institutions .Two more mixed use developments (retail, entertainment and hotel) are under construction.

• Apartment projects in premium category dominate this location; however, mid and luxury category residential developments also have share in this market.

• Prominent under construction residential developments include Hiranandani Upscale, DLF Westend Heights, Nitesh Hyde Park,

• Currently, this micro-market is stable; capital rates will appreciate at 12% -14% per annum. Mantri Pinnacle and SJR Primecorp Luxuria.

• Planned Projects include Mahaveer Riviera, Maangalya Ashirvad, SNN Raj Lakeview – Phase 2 and others.


Key Locations

Bannerghatta Main Road, Begur Road, BTM Layout


Bannerghatta Road, Koramangala, Outer Ring Road (Silk Board Jn. to Sarjapur Road)


Bannerghatta Road, BTM Layout


Gopalan Innovation Mall (0.18), Royal Meenakshi Mall (0.3), SJR Spectrum (0.5), Vega City (0.7)


IIM Bangalore, Alliance Business School, Jayadeva Institute of Cardiology


Fortis Group of Hospitals, Sagar Hospitals, Apollo Hospitals, Jayadeva Hospital

This micro-market is progressing towards saturation state with limited land availability and flattening growth in southern Bangalore economic hubs. It is still one of the most preferred micro-markets of IT/ITeS professionals and population of Bangalore South owing to availability of good and improving social infrastructure.

12%Average Annual

Price Appreciation


Yield Rate



Projects



Projects



Projects

3,628 UnitsTotal

Availability


Absorption

Total Supply**

Availability*


< 25L

Mid-Range

25L-50L

Luxury

> 1Cr50L-1Cr

Apartments

Sub-Total Premium

50L-1Cr

Luxury

1Cr-3Cr

Super Luxury

> 5Cr3Cr-5Cr

Villas

Sub-TotalPremium

3,628

6,839

102

0

2,345

4,307

738

1,664

207

364

3,392

6,335

0

0

192

460

44

44

0

0

236

504



31

MYSORE ROAD

• Till 2008, this micro-market has attracted limited interest from real estate developers as residential activity in Bangalore remained largely confined to southern and eastern regions of the city.

• This micro-market is dominated by industrial developments and educational institutions. Since late 1980s Kumbalgodu & Bidadi industrial areas attracted key domestic & global manufacturing plants in the region.

• In 2001, commencement of Global Village, an IT Park located Off Mysore Road, also could not provide sufficient traction for Class A residential development in this region owing to slow growth rate of IT development.

• However, post 2009, this micro-market attracted few developers namely Salarpuria, Century, Good Earth, Era Group owing to:

- Development of Global Village Special Economic Zone

- Increased activity in Bidadi Industrial region

- Enhanced social infrastructure - Gopalan Mall

- Improved connectivity via NICE Ring Road & ORR.

• The residential activity is set to increase in this micro-market in near future on account of ongoing Metro Rail Phase 1 & key IT companies expansion in this micro-market.

• This micro-market has witnessed residential activity largely in mid & budget categories.

• Ongoing projects include Salarpuria Melody, Good Earth’s Malhar Footprints, Century Indus, The Arena and others. • Key planned residential developments in this zone include ETA Star Jardine Residences and projects by Kumar Properties and Kumar Urban Development Limited.

• Currently, the availability of residential units is not high in this micro-market. Therefore, this location is likely to witness new launches & expansion of existing projects. In next 3 years, expected annual appreciation rate is between 8% and 10%.


Key Locations

Mysore Road, Kengeri Satellite Town, Vijaynagar, Magadi Road, Rajarajeshwari Nagar


Global Village IT Park, Harohalli Industrial Area, Bidadi and Kumbalgodu Industrial Area


Rajajeshwari Nagar, Mysore Road and Gandhi Bazaar


Gopalan Arcade Mall (0.1), Gopalan Legacy Mall (0.17), Aga Mall (0.1)


RV College of Engineering, Bangalore University, Indian Statistical Institute, RNS IT, National Law School


Rajarajeshwari Hospital, Manipal Speciality Hospital

This micro-market has witnessed growth in residential segment only in the recent past and future depends on growth of occupancy levels in Global Village (an IT Park) and Bidadi industrial area.

8%Average Annual

Price Appreciation

3% - 3.5%Average Rental

Yield Rate



Projects

INR 6,000 per sqft


Projects



Projects

1,206 UnitsTotal

Availability


Absorption

Total Supply**

Availability*


< 25L

Mid-Range

25L-50L

Luxury

> 1Cr50L-1Cr

Apartments

Sub-Total Premium

50L-1Cr

Luxury

1Cr-3Cr

Super Luxury

> 5Cr3Cr-5Cr

Villas

Sub-TotalPremium

1,206

3,836

154

476

619

1,893

340

1,285

0

0

1,113

3,654

68

96

0

0

25

86

0

0

93

182



33

KANAKAPURA ROAD & BANASHANKARI EXTN.

• This micro-market grew as an extension of Bangalore South locations – Jayanagar, JP Nagar and Banashankari. Like Bannerghatta Road, residents of this zone are IT professionals working in Bannerghatta Road and Electronics City; also this location houses people working in industries located along Kanakapura Road & Harohalli industrial area.

• Currently, this micro-market is dependent on JP Nagar and Jayanagar for entertainment and other social infrastructure. However, completion of under construction retail mall – Unitech Garden Galleria will improve the situation. Condition of urban infrastructure – foot paths and road is average in this region.

• Key ongoing projects include Sobha Forest View, Brigade Meadows, Brigade Omega, Total Environment Magic Far Away Tree, TATA Promont and others

• Key upcoming projects include Century Central, Golden Gate Properties’ Panorama, Skyline Constructions’ Exaltus and others

• Currently, this micro-market is in stable status; capital values are expected to appreciate at 14% - 15% per annum. In short term this region would witness more residential project launches owing to land availability and commencement of under construction Metro Rail project.

In this micro-market, residential activities have increased in recent past with completion of Nandi Infrastructure Corridor Enterprises (NICE) Ring Road, under-construction Metro Rail Phase 1 and saturation of Bannerghatta micro-market.


Key Locations

Kanakapura Main Road, Banashankari and Uttrahalli



JP Nagar and Jayanagar


Unitech Gardens Galleria (0.45)


Skanda Central School and College, PES College of Pharmacy and Dayanand Sagar College


Sri Sai Ram Hospitals, CB Group of Hospitals, Sri Sri Wellness Centre

Suburban IT/ITeS locations of Koramangala and Bannerghatta Road

14%Average Annual

Price Appreciation


Yield Rate



Projects

INR 3,800 per sqft


Projects



Projects

5,415 UnitsTotal

Availability


Absorption

Total Supply**

Availability*


< 25L

Mid-Range

25L-50L

Luxury

> 1Cr50L-1Cr

Apartments

Sub-Total Premium

50L-1Cr

Luxury

1Cr-3Cr

Super Luxury

> 5Cr3Cr-5Cr

Villas

Sub-TotalPremium

5,415

11,189

98

1,542

1,058

2,145

3,250

6,030

409

472

4,815

10,189

0

0

600

1,000

0

0

0

0

600

1,000



35

TUMKUR ROAD

• The micro-market of Tumkur Road is primarily an industrial destination with traditional and established industrial clusters of Bangalore namely Peenya and Yeshwantpur industrial areas. Tumkur road being an industrial corridor houses various engineering and manufacturing industries along its stretch. In addition, Hindustan Machine Tools (HMT) township, spread across 475 acres is also located in this micro-market.

• In early 2000’s saturation in city center locations, steady growth in real estate, and availability of land for redevelopment led to spill over of activity in locations such as Yeshwantpur and HMT layout. In 2008, completion of Bangalore International Airport in Devanahalli further strengthened this region as a preferred destination for development of real estate.

• Under construction Metro Rail project and availability of large industrial land for development are adding further impetus to development in this region.

• Brigade Gateway an integrated township is a success story of this micro-market. Many Grade A developments are located along Tumkur Road from Yeshwantpur till ORR.

• Key ongoing projects include Vaishnavi Nakshatra, Golden Grand, Sobha Aspire, Salarpuria Luxuria, Golden Grand and others

• Key planned projects from Phoenix Mills Group and Tata Realty Group.

• This micro-market is currently in stable state. In this region, prices are likely to appreciate between 10% – 12% per annum in short term. The scenario will further improve with commissioning of under construction Metro Rail Phase 1 project in next few years.


Key Locations

Tumkur Road, Rajajinagar, Hesaraghatta, Jallahalli, HMT Township, Yeshwantpur



Malleshwaram and Rajajinagar


Mantri Square (0.93), Rockline Garuda Mall (0.98), Golden Heights (0.14), Brigade Orion (0.8), Vaishnavi Sapphire (0.28)


National Institute of Design, Indian Institute of Science, MS Ramaiah Institute of Technology


Columbia Asia

Industrial locations of Peenya, Nelamangala and Dobbaspet

Rise of this micro-market is due to availability of land parcels, large and growing industrial hub, densely populated region, improvised connectivity through NICE Ring Road & Elevated Expressway and presence of Bangalore International Exhibition Center. This micro-market has immense potential for residential development especially in budget and mid categories.

12%Average Annual

Price Appreciation


Yield Rate



Projects



Projects

4,100 UnitsTotal

Availability


Absorption

Total Supply**

Availability*


< 25L

Mid-Range

25L-50L

Luxury

> 1Cr50L-1Cr

Apartments

Sub-Total Premium

50L-1Cr

Luxury

1Cr-3Cr

Super Luxury

> 5Cr3Cr-5Cr

Villas

Sub-TotalPremium

4,100

7,464

1,372

1,677

1,300

2,655

1,423

2,772

5

360

4,100

7,464

0

0

0

0

0

0

0

0

0

0



• In 2012, Bangalore is pegged to absorb 23,000 residential units. The capital value will appreciate on account of rising construction cost and land price between 8% and 18% across different micro-markets.

• South East micro-markets - Whitefield and ORR will remain highly active in short to medium term owing to proximity to established IT economic hubs. However, next growth direction would be North East – Old Madras Road & Bangalore North (Hennur Road, Thanisandra Road and Bellary Road). Even though, Bangalore North may face over supply situation in short term owing to over enthusiasm of developers, long term potential of this micro-market continues to remain very high.

• Economic outlook for the city continues to remain strong in coming years with many large IT/ITeS, engineering and automobile MNCs having aggressive growth plans for the city. This would ensure healthy growth rate in residential segment.

• Basic requirement like availability of water is posing a serious threat to development scenario in Bangalore.

• Availability of higher FSI along key growth corridors and Metro Rail project will result in development of mixed use projects.

• Under construction and planned Infrastructure projects - Metro Rail, Peripheral Ring Road will flatten capital values across different micro-markets and unlock many peripheral locations for further development.

Bangalore’s residential segment is likely to grow annually at 15% for next 3 years. The most active micro-markets are ORR, Whitefield and Bangalore North.

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OUTLOOK

Security system, DG back-up, Club House, Swimming pool etc. depending on the price band and location of the property

Typical size include 50 – 500 units (in each phase) depending on the location of the properties

Typical size include 20 – 200 units (in each phase) depending on the location of the property

Class B DevelopmentsAttributes Class A Developments

Developer Reputation

Type of Ownership

Maintenance

Quality of Construction

Amenities

Scale of Development

International/National/Regional

Public/ Private

Professional

Superior (as per price segment)

Largely city based

Inexperienced

Moderate

Resticted/LimitedAmenities

Private/ Partnership/Individual

Terminologies of Supply, Availability, Absorption, Rental Yield Rate and Planned projects used in the report are provided below:

Supply: Includes stock from developers in under-construction and planned projects. Resale units are not considered in the supply computation.

Total Availability: Includes unsold stock of completed, under-construction and planned projects available with the developer.

Average Annual Absorption: Defined as the average number of residential units (from completed, under-construction and planned projects) absorbed/sold in a particular micro-location.

Average Rental Yield Rate: Defined as the expected percentage of rental income for the purchase price of the residential unit. Computed using the below formula:

Rental Yield Rate = [Net Operating Income (NOI) of a particular property/Capital Value of that property].

Planned Projects: Includes stock of developments at pre-launch phase.

NOI is the income derived after deducting operating expenses (insurance, building maintenance, property taxes) and Vacancy losses for a property

6

6

GLOSSARY


Projects are classified into Class A & Class B developments on the basis of the following attributes:

OUTLOOK

35STRATEGIC ADVISORY GROUP

39

ACRONYMS

IT Information Technology

ITeS Information Technology enabled Services

CAGR Compound Annual Growth Rate

ORR Outer Ring Road

INR Indian Rupee

SE South East

NE North East

MNC Multinational Corporation

GDP Gross Domestic Product

FDI Foreign Direct Investment

BCC Bangalore City Corporation

CITB City Improvement Trust Board

BDA Bangalore Development Authority

CDP City Development Plan

BMRDA Bangalore Metropolitan Region Development Authority

PSU Public Sector Undertaking

JNNURM Jawaharlal Nehru National Urban Renewal Mission

HSRL High Speed Rail Link

HNI High Net Worth Individual

NRI Non Resident Indian

FSI Floor Space Index

KIADB Karnataka Industrial Areas Development Board

EPIP Export Promotion Industrial Park

ITPB International Tech Park Bangalore

BIAL Bangalore International Airport Limited

SEZ Special Economic Zone

NICE Nandi Infrastructure Corridor Enterprises

AcknowledgmentThe Vestian Strategic Advisory team would like to take this opportunity to extend our gratitude towards all those who have helped us in our endeavor to produce this report. We would like to especially thank the developers in Bangalore who have extended their valuable support and market information which has helped us in ensuring authenticity of the report. We would alsolike to give a special mention to our Corporate Communications Team and Workplace Support Team members in particular Chandra Mohan Reddy and Manoj Joseph for their support.

Gorakh heads Vestian Global’s Strategic Advisory Group. With over 10 years of experience in Real Estate research and consulting domain, Gorakh has led real estate focused consulting assignments for leading multinational corporations, global and national developers and investment corporations across India and Asia Pacific region. His previous associations include UGL Equis and Chandavarkar and Thacker Architects Private Limited. He is a Fellow of Indian Institution of Valuers India. Gorakh received his Bachelor’s degree in Architecture from RV College of Engineering, Bangalore and Masters of Technology from Indian Institute of Technology, Delhi.

AUTHORS

As a part of the Strategic Advisory Group, Dhara contributes to Property Market reports, research papers as well as client assignments. She has over 6 years of experience and has worked on consultancy assignments across commercial, residential, industrial, hospitality and retail sectors. A few of the assignments executed by her include development feasibility studies, business location study, market research & assessment and opinion of value. She holds an Engineering Degree in Civil with M.Tech in Planning from CEPT University, Ahmedabad.

Shailendra contributes to property market reports, research papers as well as client assignments. He has over 6 years of experience in real estate and has worked on consultancy assignments across varied sectors like commercial, residential , hospitality, retail and industrial. Shailendra is an Engineer and holds an MBA from Ohio University, USA.

Gorakh Jhunjhunwala MRICSAssistant Vice-President, Vestian Strategic Advisory Group

Dhara DalalManager, Vestian Strategic Advisory Group

Shailendra ChandrashekharManager, Vestian Strategic Advisory Group

GLOBAL MANAGEMENT

Shrinivas serves as Chief Executive Officer for Asia Pacific. With 20 years of experience in working with global clients throughout India, he is well-versed in delivering solutions that work in India's very challenging workplace services markets. Amongst the pioneers of professional workplace consulting services in India, he successfully established and led operations of three multinational corporations in India. He is widely recognized as a change leader and known for his keen insights into workplace services trends and innovative structuring services.

Michael serves as Chairman and is responsible for strategic oversight. He is a recognized leader in the field of real estate services, having established and led the growth of a large occupier focused services corporation. In 2006, he received the Ernst and Young Entrepreneur of the Year Award. He is also an active member of the YPO (Young Presidents' Organization) and WPO (World Presidents'

Shrinivas Rao MRICSCEO, Vestian

Michael SilverChairman, Vestian


41

ABOUT US

India Management

Shrinivas Rao MRICSCEO - Asia [email protected]+91 80 40620102

Strategic Advisory Group

Gorakh Jhunjhunwala MRICSAVP - Strategic Advisory [email protected]+91 80 40620100

Transaction Advisory

Anthony RavindranDMD - Transaction AdvisoryBangalore [email protected]+91 80 40620100

Sanjay PurbeyAVP - Business [email protected]+91 80 40620100

Project Services

Praveen SinghDirector - Project [email protected]+91 40 33782100

Retail Business Solutions

Vivek NairVP & Business Head - [email protected]+91 80 40620100

Operations

Capt. Kunal AsirvadamVP - [email protected]+91 80 40620100

Offices

INDIA (Corporate Office)First Floor, West Wing,DuParc Trinty,#17, MG Road,Bangalore 560 001Telephone: +91 80 4062 0100

Mumbai Acme PlazaUnit No.501, 5th floorAndheri Kurla RoadAndheri (East)Mumbai - 400059

ChennaiSuite No # 403MLS Business CenterKuppu Arcade4, Venkatanarayana RoadT. Nagar, Chennai- 600017T: +91 44 39159351/ 66659351

Hyderabad2nd Floor, N.N.R Arcade,Plot 13, Road No. 10, Banjara HillsHyderabad - 500034Telephone: +91 40 33782100

GurgaonAmSoft Systems Pvt. Ltd.Unitech Trade CentreSector-43, Sushant Lok-1(Near Huda City Metro Station)Gurgaon, Haryana – 122002

USA (Head Office)300 N. LaSalle StreetSuite 1850Chicago, IL 60654Telephone: +1 312 920 0290

CHINA (Regional Office)Unit 1207, No.546Changning Road,Changning District,Shanghai 200 042Telephone: +86 21 3255 6366

CONTACTS


W O R K P L A C E S E R V I C E S

Disclaimer: This report contains information available to the public and has been relied upon by Vestian Workplace Services on the basis that it is accurate. Vestian accepts no responsibility if this should prove not to be the case. No warranty or representation, expressed or implied is made to the accuracy or completeness of the information contained herein, and same is submitted subject to errors, omissions, change of price, rental or other conditions and withdrawal without notice.

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Bangalore residential report_may_2012

Real Estate

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