Horizons April - May 2013 issue

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A P ’ s m o s t c r e d i b l e r e a l e s t a t e m a g a z i n e

ANDHRA PRADESH REAL ESTATEDEVELOPERS’ ASSOCIATION

www.apreda.org

V o l u m e 2 I s s u e 1 0 A p r i l - M a y 2 0 1 3R s . 5 0

HorizonsHorizons

overburdened!

H O R I Z O N S A P ’s m o s t c r e d i b l e r e a l e s t a t e m a g a z i n e2

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c o n t e n t sAPREDA REAching gREAtER hEights

the Andhra Pradesh Real Estate Developers’ Asso-ciation, popularly known as APREDA, was estab-lished in 1995. APREDA today has a majority of

leading builders and developers as a part of its over 400 strong membership. it has branches in other parts of Andhra Pradesh and has over the years emerged as an effective, self-regulatory promoter body of the real estate industry in Andhra Pradesh. APREDA has been effectively working with the gov-ernment and other institutions and taking an active role in shaping the real estate policies. in fulfilling this responsibility, APREDA has been making many representations to the government and has been able to get great relief in several matters. some issues are under the consideration by the government. in this issue we have covered the various pending issues with the government on which the industry is seeking relief.Budget 2013 is pragmatic and is bereft of both sensa-tionalism and populism. the real estate sectorsaw few changes; (a) increase in tax exemption limit on interest paid by Rs.1 lakh (in addition to theexisting Rs.1.5 lakh) for first time home buyers availing loans up to Rs.25 lakh for the first year, forhouses costing less than Rs. 40 lakh. (b) Allotment of Urban housing fund of Rs. 2,000 crore and ruralhousing fund of Rs. 600 crore among the positives and (a) imposition of 1% tDs on transfer ofimmovable property valued over Rs.50 lakh and (b) Reduction in abatement in respect of service taxfrom 75% to 70% in the negative.We were all saddened by the demise of our beloved Executive Vice-President, h. Bhawarlal Jain, on Febru-ary 13. his loss is irreplaceable. May his soul rest in peace. in accordance with the byelaws of the association, APREDA is all set to change its governing body and office-bearers this year as the elections to the asocia-tion are due in March 2013. While elections take place regularly, in due time, there is a need to laud the achievements of APREDA’s office-bearers and the governing council which retires this season and have taken the association to dizzy-ing heights while retaining its glorious traditions. they have taken APREDA into a new era and have made it a household name in A.P. the annual Property shows, the flood housing scheme, houses for tsunami victims, tree translocation and other csR activities are a testi-monial to their great contribution. the clear trajectory of horizons magazine from humble beginnings to a full-fledged Rni recognised publication speaks of their zeal to take the association to higher levels. We salute them for their invaluable contribution in every facet of the association, both intrinsic as well as incidental and we are what we are today because of their contribution and that of their predecessors.We take the privilege of wishing the newly elected office-bearers and the governing council all success in their endeavours.

Budget 2013- a lacklustre affairPage 12

Some urgent iSSueS needing government’S attentionPage 20

implications of VATon construction Activity Page 32

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Printed, published by P. Prem Kumar on behalf of AP Real Estate Developers Association, owned by AP Real Estate Developers Association,

printed at Paper Craft Center, 2-3-514/4, Umanagar, Ameerpet, Hyderabad, A.P. Published from AP Real Estate Developers Association,

# 102, Tirumala Shah Apartments, Yellareddyguda, Ameerpet ‘X’ Road, Hyderabad, A.P.- 500 073. Tel: 65572184, 9989844467

email: [email protected] www.apreda.orgEditor: Chalapathi Rao Raidu, RNI. No. APENG 03278/01/1/2011-TC

Sole distributor: Shams News Agencies.

c o n t e n t sIt is time for new experimentsPage 28

Ssshhh...! mind your manners, it’s a HoSpitalPage 30

SmArT solution to kitchen duTieS Page 38

GooGle GlaSS: Fun computing on the move!Page 48

Real estate on offerPage 52


News

From the news pages & sites...Hyderabad second most affordable office market in world: DtZ

chennai and Pune have figured in the list of the world’s top 10 most affordable office markets, according to a report by property consultant DtZ.

“tier ii cities in china and india continue to dominate the list of the top 10 most affordable markets globally,”DtZ said in its report global Occupancy costs - Offices.the report presents the costs of occupying prime office space across 126 markets worldwide. “the most affordable office market remains surabaya (UsD 1,610 per workstation per annum), followed by hyderabad and chongqing,” the report said. Pune and chennai are at fifth and sixth positions.London’s West End has emerged as the least affordable office market globally, according to the consultant. “At Us$ 23,500, London West End has regained its position as the world’s most expensive office location in 2012, overtaking hong Kong which was the least affordable market in last year’s report.” the report said.total occupancy cost is defined as the average total cost of leasing prime net usable space. it includes rents and outgo-ings, such as maintenance costs and property tax, if these are normally payable by the occupier.it excludes leasing incentives such as rent-free periods and fit-ting-out costs, as well as facilities costs specific to the tenant, such as cleaning or it. it also excludes amortisation of capital and related expenditure.

Karnataka slashes fee on joint development agreements With the Assembly elections round the corner in Karnataka, the state government is keeping the Bangalore real estate lobby in good humour by slashing fee on joint development agreements for housing projects.the fee for the agreement (between the landlord and devel-

oper) is now fixed at Rs 200, down from Rs 1.5 lakh pro-posed in the state budget last week. chief minister Jagadish shettar announced the cut whilereplying to discussions on budget proposals in the Assembly.Keeping in mind the critical role of realtors in Bangalore, shettar had in the budget offered this sector a sopby removing the 1% fee clause imposed on joint development agreements and related power of attorney between the land owner and developer. instead, a fixed fee of Rs 1.5 lakh was proposed in the budget.Earlier, developers would pass on the burden of 1% registra-tion fee to the consumers. if the agreement feecost Rs 1 crore, the amount would have been passed on to the buyers at different rates.

NHB Residex shows increase in home prices across 18 cities

D espite home sales going down in many markets across the country, the national housingBank’s residential housing index, Residex has shown

an increase in home prices in the October-December2012 quarter across 18 of the 20 cities it tracks.nhB chairman RV Verma says that they will start covering six more cities from the January-March 2013 quarter. Based on these 26 cities, we will asses if we could construct a national property price index,” says Mr Verma.the cities which have shown the maximum quarter-on-quarter increase are Mumbai (9.6%) followed byDelhi (9.6%), Kolkata (9.4%), Patna (9.4%), Kochi (8.8%), surat (8.7%), Bengaluru (8.2%), Lucknow (8.0%),hyderabad (7.1%), Ludhiana (6.5%), Ahmedabad (6.1%), guwahati (5.1%), Bhopal (4.9%), Bhubaneswar (2.4%), Jaipur (2.4%), Vijayawada (2.2%), Pune (2.0%) and chennai (0.6%). there was a fall in home prices in only two cities -- indore (-1%) and Faridabad (-5.1%) -- during the quarter.“the rise in input costs for developers and sustained inflation is reflecting on the increase in prices in 18cities,” says Verma.Prices have also been positively impacted by improved infra-structure development in many cities, which isalso pushing investor demand. the last few months have seen new supply not coming, which has kept theprices on the higher side.home sales have been under pressure because, over the last few quarters as the overall sentiment in the economy has been slow and interest rates high, home buyers have been forced to postpone their buyingdecisions.

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News

‘anywhere registration’ to be a reality in andhra pradesh soon

Andhra Pradesh will soon have “anywhere registration” facility connecting all the sub-Registrar Offices (sROs) spread across the state. the stamps and Registration

Department has speeded up efforts to bring all the 423 sROs on a single platform through a centralised architecture and give open access of land and related properties’ database to sub-registrars.“More than one-third of the offices are connected online. At least two to three are being linked to the central architecture on an average every day,” inspector general of stamps and Registration Vijay Kumar said.Dr. Vijay Kumar said the department was targeting comple-tion of work on linking all the sROs by April 15.Once in place, the new system will enable sub-registrars to see encumbrance certificates, market values as well as connected documents of the particular piece of property from anywhere across the state. “this is a pre-requisite for ‘anywhere registration’. the facility will avoid duplication of records and give relief to buyers who intend to buy properties in places other than their own,” he said, adding that efforts are under way to host all the information, including finer details like fingerprints of sellers, in the database.

Green norms for real estate to be eased

the Environment Ministry is likely to ease green norms for the real estate sector, giving a boost to developers intending to construct high-rise buildings. the relaxation

is expected to allow builders put up higher multi-storey build-ings on smaller roads and lanes in cities. in February 2012, the Environment Ministry had laid down rules linking the height of a building with the width of the road it was to be built on as well as the distance from the nearest fire station. the rules had the realty sector up in arms. At the moment, buildings above 60 metres can get envi-ronment clearance if they are on roads at least 30 metres wide. such buildings have to be within 2 km of a fire station. Buildings between 45-60 metres need to have an approach road that is at least 24 metres wide and not more than 5 km from a fire station. Buildings between 30-45 metres have to be located on roads at least 18 metres wide with fire stations not more than 10 km away. Buildings between 15-30 metres require 15 metre wide approach roads but have no restric-tion linked to the presence of fire stations. the February 2012 regulations also required a ‘no-objection’ certificate from the state Fire Department and the national or state Disaster Management authorities. the provisions had been brought in considering safety measures for high-rise buildings and increase in traffic in cities. the Environment Ministry had set up a committee under Plan-ning commission member K Kasturirangan to review these and other clearance conditions applicable to roads, sEZs and the realty sector. sources said the Ministry is likely to

move fast to ease norms for the realty sector after the PMO asked for a quick redress.

Gujarat shows the way in harnessing the sun effectively

there is a dazzling field of mirrors that you can find near the vast saltpans of the Little Rann. it is like a sparkling oasis in the desert — much like a gleaming silver screen

covering the vast desolate white sand around. this is charanka village in Patan, where over 2,965 acres, rows of photovoltaic cells or solar panels have been laid out to harness the sun. they are generating 214 MW of electric-ity every day -- more than china’s 200 MW golmund solar park. the gujarat government claims that nearly 17 private and state companies have pumped Rs 9,000 crore as investments in this park. not surprisingly, land prices here have shot up. Former charanka village sarpanch Barubhai Ahir says that till December 2009, when the project took off, land prices here were Rs 25,000 per acre. “today just because of the solar park, a 1.5 kilometre periphery around the charanka solar project would cost Rs 6 lakh per acre.” Apart from charanka, solar parks are present across 13 sun-kissed districts and spread over 2,375 acres, most of which is vast stretches of non-arable land. Almost 84 developers have joined hands to construct solar power plants of one to 40 MW capacities in these places. the impact of these projects seems to be showing. “the main solar drivers in india have been the gujarat solar policy and the national solar Mission (nsM). Projects under these two policies account for 80 per cent of india’s installed capacity until October 2011,” claims tobias Engelmeier, managing director of Bridge to india (Bti) which brings out the annual india solar handbook. the handbook also says that gujarat’s predominance is primarily because it introduced a solar power policy in the state in 2009, even before the introduction of the national solar Mission (nsM). Also the state’s solar policy has been the only policy in the country which had a fixed tariff, and did not follow the reverse bidding mechanism.

Realty players seek more cuts in RBi rate to boost sector

Real estate players and analysts welcomed the Reserve Bank’s move to cut short-term lending rates, but said that more such steps are needed to bring back growth to

the sector. the confederation of Real Estate Developers’ Associations of india (cREDAi), however, termed the RBi’s repo rate reduc-tion by “just” 25 basis points as a “missed opportunity” and urged it to ease funding options in the realty sector. “One would have expected RBi to be realistic and appreciate the fact that the real estate industry supports hundreds of other industries and hence plays a major role in rejuvenating the economy, hit by job losses and dwindling investments,”


News

cREDAi national President Lalit Kumar Jain said. the RBi should take steps to ease funding for the real estate sector at much lower rates in the interest of millions of home seekers, and ease cash Reserve Ratio for banks to further enhance liquidity in the system, he added. Jain said: “it is high time that we looked at enhancing growth by infusing liquidity and going in for rate cut... We cannot hope to make housing affordable to the masses with such restrictive policies...the continued stubborn approach of RBi is shocking.” Leading realty consultant cushman & Wakefield (c&W) said the apex bank had taken the right step to boost economic growth through reductions in key interest rates, although the reduction of 25 basis points is a small one. “if this rate cut also translates into further lowering of loan interest rates by banks for businesses and for home buy-ing consumers, then we can definitely expect to see some momentum in a slow and anxious real estate market that was left largely disappointed by the Union budget,” c&W Execu-tive Managing Director (south Asia) sanjay Dutt said. Welcoming the rate cut, chD Developers Managing Director gaurav Mittal said the step is slated to be beneficial for both the buyers as well as the developers, who have been strug-gling with cash crunch in recent times. M3M india Director Pankaj Bansal said a further reduction expectation will give encouraging outlook to the economy and the developers can expect more inflow towards equity market. Ramprastha group cEO nikhil Jain said: “it will not only help the realtors for fund allocation but also help the people at large in terms of liquidity and lower interest rate. As de-velopers, we were waiting for progressive measures from the apex bank to mobilise the liquidity in the market which has been a baited breath for us for long.”

Hyderabad has big promise for luxe goods, says Reliance report

the demand for suitable real estate from international luxury labels looking to enter or expand their operations in india continues although last year was not remark-

able in terms of sales.“2012 was neither bad nor a great year for luxury brand re-

tailers,” said Amitabh Mall, partner and director at consulting firm Boston consulting group, but the demand for appropri-ate space continues to be a primary challenge for key luxury labels.in 2011, the local luxury market saw a robust 20% growth to touch $5.8 billion, according to indian Luxury Review 2011, a report prepared by lobby group confederation of indian industry, or cii, and consultancy At Kearney.india was scheduled to overtake china as the world’s fastest growing market for luxury goods in 2012, driven by an explo-sion in the number of rich people, said an October report by researcher Euromonitor. it was also expected to grow at 22% a year in the next five years. the indian luxury market will

touch $7 billion in value by 2017, while china will grow 15% over the same time, the report said.“the problem with the sector is not that of a slowdown. the critical issue is the lack of right retail spaces and environ-ment. if luxury sector growth in india has to escalate, it has to look beyond same-store sales and set up new stores at the right places. that’s how it grew in china,” said Dar-shan Mehta, president and chief executive officer, Reliance Brands Ltd. same-store sales is the amount of sales generat-ed from shops that have been open for at least one year.the demand for space is coming from the apparel, accesso-ries and footwear labels looking to open more stores in india, as well as those keen to set their foot in the country.hermès, the French luxury fashion brand known for its Birkin bags, and Louis Vuitton, the bags and accessories label, are evaluating appropriate realty options across the top indian cities, according to at least two real estate consultants. in January, Mint reported that a lack of mainstream retail op-tions has hindered the entry plans of italy’s Prada, which sells apparel, accessories and footwear.

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News

“We keep getting queries all the time, but the right oppor-tunity and space is always a concern,” said Pankaj Renjhen, managing director, retail services, at Jones Lang Lasalle, a property consultant. cities such as Mumbai, Delhi, chennai, Kolkata and hyderabad have the potential to add luxury retail spaces to cater to the growing interest in these cities by foreign brands, he said.indiyeah, a report on the luxury sec-tor by Reliance Brands published in January, pointed out that there were only three malls in india with adequate ambience, brand mix and location to be considered luxury shopping destinations. “Of all the factors hampering the growth of this segment, a severe lack of appropriate real estate is the single most important one,” it said.Reliance’s report, meanwhile, categorizes chandigarh and

hyderabad as cities with a big promise for luxury.“For the next three-five years, companies and brands will continue to look at the top metros, that is Delhi and Mum-bai, to the extent of adding more stores and maybe single stores in cities such as chennai, hyderabad and Kolkata,” said Renjhen. “Bangalore would be very selective for certain brands only.”to meet the surge in demand for real estate for luxury retail, several developers are coming up with new projects in Delhi, Kolkata, Mumbai and chennai in the next 18-24 months. Dinaz Madhukar of DLF Ltd—the country’s largest developer by market value which runs the luxury DLF Emporio Mall in new Delhi—said in an earlier interview that it was coming up with two Emporio-like projects in the national capital Region.

Now, send a text message to charge your cellphone

R un out on your mobile battery? Just send a text! People living off-grid can now power their phones simply by sending a text message.

A London-based company, Buffalo grid, has introduced a solar-powered cellphone charging station that is activated by text message. A patchy or absent power grid poses a conundrum of problems for rural areas in the developing world, particularly in Africa and Asia, where the use of cell-phones is rapidly rising. the company’s basic technology, which was recently trialled in Uganda, should help tackle this issue, the ‘new scientist’ reported. the battery extracts power from the solar panel using a technique called maximum power point tracking (MPPt) and a 60-watt solar panel charges the battery. A solar panel’s power output is dictated by environmental conditions such as temperature and the amount of sunlight as well as the resistance of the circuits connected to it. MPPt monitors the conditions and changes the resistance to ensure the maximum possible power output at any given time. the innovation lies in how the stored power is re-leased to charge a phone. A customer sends a text mes-sage, which in Uganda costs 110 shillings, to the device. Once it receives the message, an LED above a socket on the battery lights up, indicating that it is ready to charge a phone. At the Konokoyi coffee cooperative in Uganda, each text message allows a phone to be charged for 1.5 hours. A fully charged Buffalo grid unit can last for three days, has up to 10 charging points and charges 30 to 50 phones a

day. to bring the cost down further, Buffalo grid hopes to co-opt the cellphone network operators into subsidising power for charging the phones, or even making it free. “When you bring power to phones that don’t have any, people will use them more,” said Buffalo grid’s Daniel Becerra. “instead of paying for the charge, people will spend more on airtime,” Becerra said.


it is often said that a budget cannot please everyone. in a country as di-verse and large as india which is in the throes of a rapid developmental

phase but at the same time experiencing a type of slowdown due to the rising sub-sidies and sluggish exports, the not-so encouraging global scenario, the poor farm growth rate, several perspectives centering around economic fac-

tors have be kept in mind.

therefore, most of the times bud-get making turns into an exercise in give and take, some compromise, a little expediency and a lot of expec-tations which hinge on determinants mostly not fully in human control. having said this, this budget certainly doesn’t seem to be a game-changer nor

is it bold. What it perhaps is – with the perspective of

the realty sector – that it

is a “mixed bag,” which attempts a little push but is shy of advancing ahead with boldness.Let’s analyse the implications of the bud-get on realty, infrastructure, affordable housing, construction activity and the other sectors which drive the economics of all building activity.the dominant theme of budget 2013 seems to be a boost for

middle and low in-

Budget 2013- a lacklustre affair

A p r i l 2 0 1 3 - M a y 2 0 1 3 13

come housing and tax from high price tag properties.

the four key proposals with regard to the realty sector are as follows:1) Benefits for first-time home buyers2) Easy loans for low-cost homes3) higher service tax for premium housing4) tDs for the transfer of propertyincentive for first-time home buyersthe tax deduction limit for interest paid on housing loans up to Rs 25 lakh on property

value of Rs 40 lakh taken during the FY 2013-14 has been increased by Rs 1 lakh to Rs 2.5 lakh for first-time home buyers. this is in addition to the Rs 1.5 interest deduction already allowed for self-occupied properties. if the limit of Rs 1 lakh is not availed of in the first year the balance can be claimed in the next accounting year. this certainly comes as a boost for first-time home buyers and is likely to spur demand for low-cost houses.

easy loans for low-cost homesWith the increase in the allocation to the Rural housing Fund from Rs 4,000 crore to Rs 6,000 crore, it is expected that affordable housing may get a shot in the arm. Union Finance Minister P.chidambaram also mentioned in his budget speech the proposal to launch a fund for urban housing with an outlay of Rs 2,000 crore to address the huge shortage of houses in the cities, which would again benefit the large number of people in the urban areas who do not have a house of their own.

Higher service taxthe service tax abatement for high-end property (on homes and flats of above 2,000 square feet or costing Rs. 1 crore and above) has been brought down from 75% to 70%, which comes as a dampener for the premium housing seg-ment, as a larger portion of the home value will come under the tax net. the raise i s

marginal – 0.6 per cent increase in the property value based on 12 per cent service tax – but realtors fear that the demand in this sector could be affected.

tDS for property transferthe Finance Minister has imposed a one per cent tDs on transfer of immovable property exceeding Rs 50 lakh in value, but has exempted agricultural land from its purview. this could act as an impedi-ment forhigh-value property transactions as it would bring them under the tax net.in the long run, this appears to be a positive step as it increases the reporting of property sale and garnering of capi-tal gains tax for the government, but in the short run could be a negative factor for home buyers as they have to provide proof of tDs and payment to the Reg-istration Department. Additionally, this proposal could hit redevelopment proj-ects, because the additional burden of compliance needs to be borne by the developers or passed to the buyers.Realty sector not too gung-ho on bud-get

industry analysts and players are, however, are not too upbeat on the budget announce-ments. navin Raheja, President, naredco, and chairman Raheja Developers Limited,

expressed disappointment (Refer to our

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article “naredco’s wish list for the bud-get” in the Feb-March issue of horizons) and said there was hardly anything for the real estate sector in the budget. Ra-heja said, “We were expecting inclusion of housing under the infrastructure cat-egory under section 80 iA of the income tax Act and deduction of income de-rived from investment on construction of houses as available under u/s 80iB of it Act 1961 up to 1,200 sq ft to encourage affordable housing. Also, service tax on houses of more than 2,000 sq ft area or more than Rs 1 crore cost has gone up from 3% to 3.6% because of reduction in abatement from 75% to 70% which will impact home buyers in big cities as the cost of housing will go up.”“One per cent tDs on transactions of immovable properties of more than Rs 50 lakh will curb speculation and bring about improved reporting and account-ability in high-value immovable property transactions. But this in turn will impact owners of smaller properties in big cit-ies and may lead to exchange of black money,” says Mr Raheja.Anuj Puri, chairman and country head of Jones Lang Lasalle, said the setting up of the Urban housing Fund by the nhB would infuse liquidity for urban housing and boost demand. the tDs of 1 per cent to be charged on the transfer of im-movable property is an obvious move to curb speculation and bring about im-proved reporting and account-ability in high-value immovable

property transactions, he added.Mr chalapathi Rao Raidu, vice president of APREDA, says that the budget propos-

als are a big let-down, keeping in view the high expectations that they had gener-ated. it is com-pletely devoid of boldness or the will to encour-age a crucial

sector such as re-alty. the Finance Minister has given an incentive for first-time home buyers but has imposed a 1 per cent tDs on trans-fer of immovable property and lowered the service tax abatement for high-end property (on homes and flats of above 2,000 square feet or costing Rs. 1 crore and above) from 75% to 70%, which is like “giving from one hand and snatch-ing from the other.”Meanwhile, the confederation of Real Estate Developers’ Association of india (cREDAi) is ‘largely disappointed’ with the Finance Minister’s proposals relating to the housing sector. Except for minor sops, the budget has missed the op-portunity to boost housing supply, which would have had downstream benefits for the economy, according to Lalit Kumar Jain, President, cREDAi. Mr Jain said

nothing substantial had been an-

nounced. the association

had hoped to be accorded

industry status, measures to encourage

FDi and steps to increase supply of rent-

al housing.

sanjay Dutt, Executive MD, south Asia,

cushman & Wakefield, said that overall,

the budget did not meet the expectations

from developers, occupiers and inves-

tors in the real estate industry as it did

not address their concerns on MAt and

DDt taxation on sEZs.

According to Ravi saund, cOO of chD

Developers Limited, it might be early to

gauge whether the Union Budget would

succeed in propelling the growth en-

gine of the indian economy to newer

heights. “however, a couple of reforms

announced is a welcome move. Prime

facie, it looks positive for the real es-

tate sector at large. infrastructure has

received a major thrust, especially the

transport and energy segments. the

steps to increase funding for

roads, highways and other infrastructure

will surely add muscle to the indian realty

map taking tier 2 and tier 3 cities on the

new growth trajectory,” he explained.

the announcement of providing rural

housing fund of Rs 6 lakh crore and ur-

ban housing fund of Rs 2,000 crore are

positive steps for the housing market in

india. these funds, along with infrastruc-

ture investment, would boost the econ-

omy and bring down the acute housing

shortage in the country, feel devel-

o p - ers.

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however, there were no announce-

ments to grant industry status to the

real estate sector, which has added to

the disappointment among builders

and no news on continuation of inter-

est subvention of 1% on home loans

for affordable housing. We have to

wait and see if there is any clarity on these issues. “the sector feels disap-pointed for not providing status of in-frastructure,” said nikhil Jain, cEO, Ramprastha group.

positive factors

l the budget has provided a boost to affordable housing with an additional interest benefit of Rs. 1 lakh on first-time home loans up to Rs. 25 lakh. however, this provision is only for the first year and with a carry-forward benefit of the unutilized deduction to the second year. this will help boost housing sales in tier 2 and 3 cities and peripheral areas and distant suburbs of metros, but not within the metros, where housing is more targeted to-wards the mid and upper income seg-ments.lthe setting up of the Urban housing Fund by the nhB with an allocation of Rs. 2,000 crore will infuse liquidity for urban housing and spur demand.lthe budget’s focus on education and job creation is commendable as job creation is a primary driver for real estate in india.lthe additional allocation of Rs. 1,4873 crore to JnnURM towards public road transport will help make lagging real estate locations more vi-able in the long term.


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Major share of pie for infrastructure

infrastructure has once again taken centrestage in this year’s budget. in a major boost to investment, especially in the infrastructure sector where a Rs 55 lakh crore expenditure has been envisaged in the 12th Plan, thegovernment in the budget proposals announced a number of steps to ac-celerate growth, including setting up two new ports and creation of two new industrial corridors and seven new smart cities.

spelling out his budget priorities, Fi-nance Minister Mr. P. chidambaram said debt funds for infrastructure would be encouraged and tax-free bonds up to Rs. 50,000 crore allowed in 2013-14. the government would also seek funds from multilateral agencies like the World Bank and the Asian De-velopment Bank to build roads in the north-east, linking it to neighbouring Myanmar.Mr. chidambaram referred to cre-ation of a regulator to give a boost to

road projects and address bottlenecks faced by investors. the most important of the initiatives was creation of two new industrial corridors — Banga-lore-chennai and Bangalore-Mumbai — on the lines of the Delhi-Mumbai industrial corridor project. Plans were already drawn up to establish seven new smart cities along the industrial corridors. Work on two smart cities at Dholera in gujarat, and shendra-Bid-kin in Maharashtra would start during 2013-14.On the power front, the Minister said he had given the nod for construct-ing a transmission link from srinagar to Leh in Jammu and Kashmir at an investment of Rs. 1,840 crore. the Dabhol Lng terminal, with a capacity of five million tonnes a year, would be fully operational in 2013-14.

As for rural infrastructure, he said the national Bank for Agriculture and Ru-ral Development, which was operating the Rural infrastructure Development

Fund (RiDF), had successfully utilised 18 tranches so far. “i propose to raise the corpus of RiDF-XiX in 2013-14 to Rs.20,000 crore and Rs. 5,000 crore will be made available to it to finance construction of warehouses, godowns, silos and cold storage units designed to store agricultural produce, in both the public and private sectors,” the Fi-nance Minister said.

india Ratings said the constitution of a regulatory authority for the roads sector would address a long-felt need. the budget reiterated the govern-ment’s commitment to press ahead with previously announced measures such as credit enhancement from in-dia infrastructure Finance company Limited and encouragement for set-ting up infrastructure debtfunds. Both of these had the potential to galvanise the bond markets to fund the massive infrastructure investments india urgently needed, the agency said.

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Cover Story


Cover story

l the tDs of 1% to be charged on the transfer of immovable property is aimed at curbing speculation and bringing about im-proved reporting and accountability in high-value immovable property transactions.l the rate of abatement on homes and flats of above 2,000 square feet or costing Rs. 1 crore and above has been reduced from 75% to 70%. Effectively, this translates into an increase in service tax outflow, which means that luxury housing will now become even more expensive.Flip sideMeanwhile, the proposals also have a flip side to them, as it is felt that that there has been no proposal on certain key expectations from the real estate sector. these include implementation of the Real Estate Regulator and the Land Acquisition Act. there has been no effort for according industry status to the realty sector and no bold moves but just tokenism with regard to the afford-able housing sector. All said and done, the country’s real estate sector still continues to struggle with its larger hurdles. While the affordable housing category has been rightly been given priority, aspects relating to improved transparency and corporate gover-nance within the sector have been somewhat ignored.On the whole, putting the larger perspective in the picture, the budget has shown commitment to streamlining taxation and reg-ulatory policies. this should give more comfort to offshore real estate investors who have been bogged down by the political in-ertia and therefore unsure of india as an investment destination in the recent past. n

AP chief Minister n.Kiran Kumar Reddy releasing the issue of APREDA horizons magazine on november 10 at the inaugural of the APREDA Property show

- 2012 at hitex in hyderabad. horizons has successfully completed three years of its existence

and carved out a niche for itself in the hearts of one and all in the realty sector.

HoRiZoNS coMpleteS tHRee yeaRS

A p r i l 2 0 1 3 - M a y 2 0 1 3 19


Future scenario

in line with apReDa’s initiative to strive for a level playing field and protect the interests of all stakeholders in the realty sector, the association has focused on some problems which need to be addressed on a priority. Some of the key issues are listed below:

Ma&UD

1.Vacant Land tax: Vacant land tax is being levied on all urban property lying unutilized. this tax is also being levied on lands/plots/property for which per-mission for construction was given and

the work is in progress. such lands are no longer ‘Vacant’ and various charges like development /external development, etc. are already paid. collection of va-cant land tax in respect of all projects under construction must be stopped. house tax/property tax may be levied once occupancy certificate is issued and the units are assessed for property tax.

2.Provision of EWs/Lig housing Units in all housing Projects: gram Panchayat Areas in the case of ghMc /gVMc & VMc an option to provide the EWs/Lig units within a radius of 10 km of the project site or within 5 km from the near-est aerial boundary of the municipal lim-its has been given. similarly, for Urban Local Bodies, an option to provide the EWs/Lig units within a radius of 5 km of the project site or within 5 km from the

nearest aerial boundary of the munici-pal limits has also been given. A similar provision to provide the EWs/Lig units within 5 km of the site to all the proj-ects that are coming up in gram Pan-chayat areas falling in Urban Develop-ment Authority areas and in sanctioned master plans must also be made. such a provision has been made in the Master Development Plan 2031 released vide gO. Ms. no. 33 dated 24 Jan 2013 in para 2.14.1.

3.Disposal of EWs/Lig Units: the dis-posal of Lig/EWs units must be left to the discretion of the Builder/Developer. in many cases people purchasing villas or large housing units are approaching the builders to purchase these units for their employees like drivers, security and household staff. therefore, it is felt that

Some urgenT iSSueS needing goVernmenT’S ATTenTion

A p r i l 2 0 1 3 - M a y 2 0 1 3 21

the allotment and disposal of these units be left to the developer/builder.

4.LRs: it is felt that where the layout de-veloper comes forward for regularization of unauthorized balance unsold plots, a provision may be made to permit such regularization. While furnishing proof, agreement of sale or gPA executed prior to the cut-off date of 31-12-2007 may also be considered as proof for applying for regularization. this will enhance a cohesive regularization of the layout.

5.Approach road for function halls: there is a variation in the approach road width that is required for function halls, marriage halls, etc. table ii, clause B2 of g.O.168 dated 07-04-2012 re-quires a width of 12 m only, whereas, the width given in the Residential Zone

stipulations in g.O.Ms.no. 288 dated 03-04-2008 is 18 m. since g.O 168 supercedes instructions given in earlier g.O.s, the required road width must be 12 m and a clarification must be given in this regard.

6.cDA value addition charges: the government has rationalised the levi-able value addition charges. however, there is a discrepancy in application of the said rationalised charges. While in respect of ghMc, they are applying to all building application cases where building permission has not been re-leased, in case of hMDA they are levying the old rates in all cases received before the date of the said government memo. since government has brought out the clarification memo after due and care-ful consideration this should be imple-

mented as being done in case of ghMc where the revised VAc rates are made applicable to all cases where build-ing permission has not been approved or where applicants have not paid the said charges. Many cases are pending in hMDA for want of the above clarification and application of the revised rates, viz. although many applicants have applied to hMDA, but are yet to remit the value addition charges in anticipation that the revised rates would be made applicable in all such cases.

7. Occupancy certficate: the conditions for issue of Occupancy cer-tificate (and subsequent release of mort-gage) have been laid down in Para 26 of g.O.Ms.no.168 dated 07.04.2012. Release of mortgage should be consid-ered after inspecting the following as per

Some urgenT iSSueS needing goVernmenT’S ATTenTion


Problem solving

the g.O:-a.number of floorsb.External setbacksc.Usage of the buildingd.Parking space provisione.Abutting road width

But in reality, it is experienced that the occupancy certificate is not being given even after completing the construction of the building, when just the finishing works are left. there are other conditions being insisted upon like Fire Dept. nOc, water feasibility, etc., which are not specified in the g.O. under reference. it is felt that occupancy certificate must be issued within 15 days after complying with the instructions laid down in the g.O and no extraneous conditions be added.

8.Requirement of internal Approach Road in gated group Development schemes: in g.O.Ms.no.168 dated 07.04.2012, group Development scheme, Rule-8 clause (m), the basic pre-requisites to qualify for group De-velopment schemes are:-

a.Minimum Plot Area size should be

4,000 sq. mtrs. b.Minimum abutting approach road should be 12.0 mtrsc.setbacks as per the table no-iii. And the Minimum setback requirement for 15 m buildings is 6 m, which is in tune with national Building code - 2005 for building heights up to 18 m. the au-thorities are insisting that every gated group development scheme should have a minimum 9 m wide approach road within a gated development for connect-ing individual blocks, which contradicts the required setbacks as per table no-iii and establishes a loose end in defining the required open spaces/setbacks. this also conflicts with the nBc which clearly stipulates the setback requirements for low rise and high rise buildings. there-fore, the question of internal Approach Road with 9 m connecting the blocks in low rise apartment blocks does not arise. internal approach road of 9 m to 18 m is required only in gated layouts where the land is sub-divided into plots for construction of houses. We request that instructions be given not to insist for minimum 9 m wide approach road

within a gated development for connect-ing individual blocks.

9.Relaxation on production of Pattadar Passbook: hitherto, registration of lands from the owners was being carried out by the Registration Department without the insistence on producing the Patta-dar Passbook. Recently instructions have been issued by the government not to carry out registrations if the land owners do not produce the Pattadar Passbook as a result of which numerous registrations have come to a standstill. Administrative procedures for issue of valid Pattadar Passbook at the revenue offices at the mandal and village levels have not yet been streamlined due to various reasons. As a result, valid title-holders are unable to obtain the Pattadar Passbooks in time. this is resulting in great inconvenience to people desirous of selling their land, as also to those intending to purchase the same. in certain cases, production of Pattadar Passbooks is not possible due to reasons listed below: -

a.When a person purchases or has pur-chased agricultural land through an

A p r i l 2 0 1 3 - M a y 2 0 1 3 23

AgPA, after having paid the registration fee and after having paid the complete amount to the land owner, Pattadar Passbooks are not issued to the AgPA holder. the AgPA holder may not be able to get the Passbook from the original land owners, as in some cases only a part of the land has been pur-chased. the original land owners also sometimes do not cooperate in providing the Passbooks or in some cases are demanding additional payments for the same. since, as a procedure, Pattadar Pass-books are not issued to AgPA holders, insisting on production of the same by the Registration Depart-ment is not practical.

b.When a company purchases agricultural land from a land owner, Pattadar Passbooks are not is-sued in the name of the company. Only proceed-ings are provided by the MRO and insistence on the production of the Passbooks by the Registration Department is not practical again.

c.When an individual purchases some non-agricul-tural land, the registration office is insisting on Pat-tadar Passbooks, even for non-agricultural lands, which are not issued at all.

instructions must be issued to permit registration without insistence on Pattadar Passbook till such time when the procedures for issue of the same are streamlined and implemented at the revenue of-fices. As an interim measure this extension may be provided for a period of 2 years so that the public is not inconvenienced.

Revenue Department

10.stamp Duty on Registration of DgPA: Develop-ment Agreement-cum-Power of Attorney (DgPA) is a facilitation document between the builder and the land owner. the Registration Act provides for im-position of stamp Duty either on the land value or on the value of the proposed construction. in con-travention of this provision, the department is now charging stamp duty on both the value of land and proposed construction; probably on account of a typing mistake in one of the g.Os. We request that a fixed amount be collected for such documents as has been the practice earlier. this would spur growth. Alternately, the stamp duty may be fixed at 1% of the land value falling to the share of the de-veloper.

11.stamp Duty on AgPA: Agreement of sale cum general Power of Attorney (AgPA) is at present be-ing charged stamp Duty @ 5% of the Market Value of the property. this amount collected is later ad-

Problem solving


Problem solving

justed during the execution of the sale Deed(s). We request that this stamp Duty be reduced to 0.5% with a valid-ity of one year. this will not entail any loss of revenue to the department, as the balance amount would in any case be collected during the time of actual con-veyance.

12.Reduction of the stamp Duty to 5%: the Registration Department is in the process of revising the property values and the new rates will come into force from April 1, 2013. in the MoU between the government of A.P and the govt of india under the JnnRUM the state gov-ernment has agreed to reduce the con-veyance charges (stamp duty+tPt+RF) to 5%. currently, the department is col-lecting 7.5% to 8.5%. We request that all inclusive conveyance charges (stamp duty, tPt, RF etc.) be reduced to 5% of the value of the property and that this re-duction be done along with the upward revision of property values so that the public is not heavily burdened.

13. stamp Duty on Registration of Agri-cultural Land “Fit for house sites”: While fixing the values for agricultural land fit for house sites, a distinction be made between plotted area and un-plotted area. Fixation of Market Value by mul-

tiplying the prevalent square yard rate with 4,840 would be incorrect. While developing agricultural land into a plot-ted area about 50% of land is left out by the developer for roads and other ame-nities. Moreover developers have to pay nALA charges to the government and they have to bear the expenditure on developing the land and for developing infrastructure. hence there would be a huge difference in market value between plotted and unplotted area. hence the system of fixing market value for unplot-ted/undeveloped/un-approved lay-out land based on sq. yard rate for plotted/developed land must be discontinued. it is felt that market value for agricultural land only be used for transactions where the extent is registered in acres/guntas/cents and the classification of “Fit for plotting/house sites” be done away with. square yard rate must only be collected in respect of transactions pertaining to the sale of developed/plotted area un-der an approval/permit/licence by the competent authority. Alternately, 25% of Market Value of the plotted/developed area (1,210 sq. yards per acre) be the basis to collect stamp duty, etc., for the potential land in unplotted areas in re-spect of survey numbers where a part ex-tent of land has already been developed for housing under a permit granted by

the competent authority.14. Mortgage Property to Be Entered in Watch And Ward Register: As per gO. Ms 168, builders/developers have to place specified percentage of the built-up area under mortgage. such proper-ties are only required to be notarized and not entered in the Property Watch Register. We request you to instruct the Registration Department to comply with the provisions of Para 25 (d) and not to insist on registering the mortgage.

Mines & Geology

15.seignorage charges: As of now, the department calculates the amount of of seignorage to be paid through a long and time consuming procedure which is complicated. the amount thus cal-culated is becoming subject to being challenged and resulting in delay/litiga-tion. APREDA proposes that the depart-ment levy a flat rate of Re.1/ - per sft for buildings and Re.1/- per sq. yard for plots payable at the time of sanction of plans. this will streamline the procedure for collections and will result in speedy realization of the tax to the department. All the pending cases for the payment of seignorage can also be settled using the same yardstick which would settle all outstanding issues.

A p r i l 2 0 1 3 - M a y 2 0 1 3 25

i nstead of the current policy of regula-rising layouts on a case by case basis, which does not really solve the net-

work problem, there has to be a solu-tion through planning. the nauthorised layouts should be taken into stride while finalizing the area level plans.

the government should publish the final list of unauthorised layouts and seal the records of local bodies. there should be a freeze on registration of plots till the area level planning is completed and notified.Myriad laws for layout developmentLayout development laws are as var-ied as the authorities which are regulating and controlling them in Andhra Pradesh. these are – (a) UDAs for areas covered in the Urban Development Authority area(b) Municipal corporations for areas covered in the corporation area(c) Municipal council or municipality for areas covered in the municipality area(d) gram Panchayats for areas covered in the gram Panchayat area. For each authority, the layout stipulations are dif-ferent and varying in technical standards of both layout preparation and approval as well as specifications of layout de-velopment works. While the technical

standards of layout pattern approval are required to be regulated through the Di-rectorate of town & country Planning (DtcP) for all non-UDA areas, it is the UDA which approves the layouts in UDA areas. the local authority, whether it is a municipal body or gram panchayat, is required to sanction and release the ‘technically approved layout’ and en-force the layout development standards and works – in other words, ensure that all the roads, drainage works, sewer-age and water supply lines are in place, parksare developed and tree plantation is un-dertaken in the layouts.While the DtcP is a referral authority for the local bodies (it does not have any statutory powers to approve and enforce layouts and land development on its own), the UDAs have land development powers under the UDA Act. the local body has its own laws – the Municipal corporation has layout powers under the Mch Layout Rules of 1965, the

tackliNG unauthorised layoUtS

this is the concluding part of the article “layouts – the road ahead,” by Vishwanath Sista which we carried in the last (Feb-March 2013) issue of Horizons


Municipal councils under the Munici-pal Layout Rules of 1970 and the gram Panchayats under the gram Panchayat Layout and Building Rules of 2000. the UDA is considered an outsider in the process, while the DtcP is considered mild and timid since it has no enforce-ment powers.it is thus the local bodies which rule the roost in the matter of layout approval and layout development in the case of gram Panchayats. Added to this is the confusion over technical approval for layouts in ‘minor gram panchayats’ and villages with population less than 5,000 where the gram panchayat is em-powered to sanction layout based on a notionally ‘indicative land use plan’ pre-pared by the DtcP. there are more than 26,000 revenue villages in AP and out of these more than 70% are villages with population under 5,000. so preparing the ‘indicative land use plan’ for these 18,000-odd villages is a herculean task. While under the gram Panchayat rules, the minimum plot size is 125 sq metres,

it is 200 sq metres (now made 120 sq metres through a recent amendment) in respect of Municipalities, 100 sq metres in respect of Municipal corporations and no restriction of plot size in case of UDAs like hMDA or VUDA. While the minimum road width is 10 metres in case of gram Panchayat layouts, it is 12.2 metres in case of UDAs and nine metres in case of Municipalities and Municipal corporations.Even the public open space standards differ -- in case of gram panchayats it was 5% (later increased to 10% in the 2000 set of rules), 10% in case of ur-ban local bodies and UDAs. however, the space to be left for other amenities is vague in all layout rules ranging from no mention or insistence in case of gram Panchayats to 2.5% of layout area in case of UDAs.

‘Paper plans’ run riotthere is, however, ‘many a slip between the cup and the lip.’ While the DtcP or UDA ‘technically approves‘ the lay-

out, the layout owner is reluctant to un-dertake the layout development works and simply sells the plots without even properly grounding them and the local body does not enforce the conditionality of layout development works since the property registration is done elsewhere, i.e. through the Registration Department that does not insist on filing approved layout copy or clearance from the lo-cal authority. the registration authority is more concerned about the land status and not the layout status. the result is unauthorised layouts and layouts that do not have layout developments or ame-nities and services. seeing this lacuna, many gram Panchayats take advantage of this and notionally approve a layout plan and this ‘paper plan’ becomes an instrument in subverting all the other processes.there is no responsible authority to check whether this ‘paper plan’ is in line with the layout pattern technically or even tallies, on the ground, with the statutory Master Plan. there is just the notion of

Regulations

A p r i l 2 0 1 3 - M a y 2 0 1 3 27

porous responsibilityon the part of DtcP or UDA (the plan-ning and technical approving agencies) and the local bodies who circumvent the layout approval process by encouraging owners to go through this route. they later tackle the issue of layout develop-ment works by undertaking area-level facilities through municipal works or public works. in other words, this is to their advantage and gives rise to corrup-tion and other questionable practices.enter the Revenue authoritiesWhile the position mentioned above on layout pattern and standards is there, the next dimension is the revenue or land status angle. the approving authority simply insists on prime facie ownership based on village revenue records or land sale deed. in many cases, the revenue authority does not recognize its own re-cords (village records or registered sale deed effected by the Registration De-partment) and later goes for mid-course corrections, viz. declaring the lands as surplus either under the land ceiling laws, both urban land ceiling, which was repealed in 2008 but many lands were declared surplus before the repealment, and agricultural land ceiling, which is still in force, or under land assignment laws (the new POtA Act 2006 has fur-ther confused the issue of assignment statusof government lands). here also, in the backdrop of uncertainty, the local bod-ies come handy for questionable layout approvals and plots registrations, thus spawning numerous layouts of dubious authenticity.

‘Business as usual’ stateso what does an owner or developer do in such a ‘business as usual’ stage? he relies on the services of so-called experts or ‘fixers’ to wade their way through this maze of laws affecting layout and land development, which is a time-consuming and expensive process with a degree of uncertainty and cost overruns, mismatch in the owner-developer agreement, money flow, etc. the UDA came up with the idea of defraying the layout approval

and actual layout development by intro-ducing a system of mortgage of plots (for ensuring that the owner completes the layout development works within the given time frame of 2 to 3 years). in this the owner has to mortgage 15% to 25% of the plots to the UDA and can dispose of the remaining 75% of the plots, thus facilitating easy cash flow for the owner by the developer and undertaking layout development works out of the moneys received through the sale of plots, hand-ing over the open spaces and roads and amenities to local authority, etc.

‘Fly in the ointment’

however, the revenue laws are still a ‘fly in the ointment’ since the land status is still ‘business as usual’ in respect of gram panchayats and non- UDA areas. in respect of UDA areas, they have come up with a solution ofappointing revenue officers for vetting the land ownership status, which to a certain extent has given confidence in the owners and developers and plot buy-ers. But in many instances, due to non-integration of the variousrevenue laws under one authority, there are many problems. One of the major ones currently is the application of the non-agriculture conversion Act of 2006 (a one-time levy which is a steep 9% of the land value) andcourt cases and debates, which are go-ing on for this upfront charge and the government yet to come up with a clear solution to the problem.is there a way out for streamlining the process?the aforementioned situation calls for simplifying and making the layout ap-proval process clear. given below are some suggestions. 1. simplify the layout approval process – (a) only one authority for all types of layout/land sub-division approval, in-cluding vetting the land title/ownership details, with a single stage layout ap-proval andtaking a mortgage for ensuring that de-velopment works are in place, eventu-

ally.2. Only one rate of fee and charges (in-clusive of all charges like nALA charges, development charge, betterment charge, user charge, etc.) 3. Modification in layout pattern once approved may be allowed except in ex-ceptional cases. All roads, open spaces and amenity areas must be handed over to the local authority through a regis-tered gift deed along with the layout ap-proval.4.A two-stage development process should be allowed -- basic land sub-di-vision approval which includes layout/township/area development plan and a second stage for actual development and building construction with approval by the local authority. 5. there should be clarity on defining pre-requisites for the approval of sec-ond stage of actual site/plot and build-ing development, which includes group housing scheme/development of various sectors into housing units/for various non-residential uses, developments, etc.6.integrate land registration with land sub-division and layout approvals, in-cluding all subsequent sales/further sub-divisions/resale, etc.7.integrate building approval with land sub-division and layout approval.8.integrate land development with land sub-division and layout approval.in the backdrop of the varied laws and layout approval procedures, it is impera-tive on the part of the government to come up with an effective institutional-ized system keeping the layout simplifi-cation process in view,whereby the owner and developer are clear about the layout approval pro-cedure, the land ownership status, the Master Plan provisions or indicative land use provisions, or areas prohibited for layouts, etc. and layout development works and his right to dispose of the plots to customers in a fully ‘legal way.’

- Vishwanath SistaFormer Member

(Urban Planner), hMDA& Director (Planning),hMDA

Regulations


Lead story

It is time for new experiments

As the central government’s first urban focussed hous-ing initiative, the natonal

Urban housing and habitat Policy (nUhhP), conceived in 2007 by the Ministry of Urban housing and Poverty Alleviation aims at promoting sustainable develop-ment of habitats in the country with a view to ensuring equi-table supply of land, shelter and services at affordable prices to all sections of the society. however, given the magnitude of the housing shortage in the country, the staggering amount of funds required to meet the cost of construction only for overcoming the shortage comes to about Rs.3.61 lakh crore. in this scenar-io, it is obvious that the public sector’s efforts alone will not be enough to fulfil the requirement due to budgetary constraints of the central as well as

A p r i l 2 0 1 3 - M a y 2 0 1 3 29

state governments. Additionally, an nhB estimate suggests that the shortage of houses is in the range of between 25 and 30 million houses currently. therefore the involvement of multiple stakeholders, i.e. the private sector, co-operative sector, industrial sector for labour housing and the services, institu-tional sector for employee housing has been emphasised in the nUhhP.the policy aims at forging strong partnerships between the public private and cooperative sectors for acceler-ated growth in the housing sector and sustainable development of habitats. this apart, the policy states that all states must be encouraged to develop a “habitat infrastructure Action Plan” for all cities with a population of over 1,00,000. the policy gives priority to provision of shelter to the urban poor at their present location or near their workplace. however, the ground realities seem to be vastly different. Multiple taxation, which hovers in the range of 50% for housing, is impeding the growth of the realty sector and the government too does not seem to be in a mood to encourage the real estate industry. given the huge employment potential the sector offers, the government should pull out all the stops and put the realty sector in the fast track, because this in-dustry is the top-most contributor to the country’s gDP only after agriculture. Let’s examine how taxation is affecting realty in a variety of ways and trace the trajectory of the taxation process from which realty badly needs relief. 1) RegistrationRegistration charges have to be paid on land, development agreement, mort-

gage deed, gift deed, plot, lease deed and housing units 2) Vat is another important component of taxation.i) this is required to be paid by the land developer ii) On input materials used for layout/infrastructure developmentiii) On sale of residential/commercial unitsiv) On layout development contractsv) Development contracts for construc-tiion vi) sale of units 3) Service taxi) this is payable for layout develop-ment contract/sub-contractii) On the construction of residential/commercial unitsiii) On renting of commercial immov-able property 4) income taxi) Payable as capital gains tax on the sale of urban landii) tax on layout developmentiii) it on construction firms iv) On material and service providers for land development v) it on lease rentals5) Seignorage charges i) On materials used for construction ii) Layout developers/builders6) labour cess

i) On material suppliersii) Works contractors undertaking land development/construction7) other taxesi) Various types of fee by local bodies and UDAsii) nALA tax -- conversion from agricul-tural to non-agricultural purposesiii) conversion land use/zone charges payable to UDAs and local bodiesiv) Layout development fee/permit feev) Developement charges vi) Deposits on amenities (Payments to transco, water charges, etc) on layouts vii) shelter fee viii) Provision for EWs/Lig units ix) Expenses on cost of giving 5% land free to UDAs these are the myriad taxes that a devel-oper/builder or anyone buying property is required to pay to the authorities. Despite the fact that there have been several Five Year Plans and schemes such as JnnURM, RAY, sAhiP, slum Redevelopment, etc., the requirement of houses across the country continues to grow. there is an urgent need for a “housing mission” to satiate the demand for no-frills, low-income, low-cost, urban and rural housing in the country. As six de-cades of experiments with cross subsidy schemes have not met the succes they deserved it is time for the government to take some bold and innovative steps to meet the housing demand.One such step could be a tax-free housing scheme for the weaker sections where there is removal of all types of taxes and provision for reimbursements of taxes on inputs. the government could announce this scheme, at least on any experimental basis for a limited period of time. this could certainly ad-dress one of the basic needs -- housing -- of the vast multitudes of people.

Lead story

there is an urgent need for a “housing mission” to satiate

the demand for no-frills,

low-income, low-cost,

urban and rural housing in the

country


Etiquette

By Carolann Philips

Most of us have at some time or the other visited a sick relative or friend in a hospital. Mutual

respect and adherence to the medical facility’s rules maximizes the experience for all involved – the patient, the family and the medical staff.When visiting a patient in hospital it is considerate to wear fresh clean clothes. it is inappropriate to wear anything fancy or elaborate. strong perfumes must be

avoided as well, as this not only puts the patient in discomfort but may cause allergies. Most medical facilities pro-hibit the use of mobile phones on the premises. Medical facilities are gener-ally ‘quiet’ zones and so it is good eti-quette to silence mobile phones when entering the hospital or at least turn it to vibrate mode. it is also considerate to avoid wearing high heels or shoes that produce a sound when walking. Doors must be opened and closed softly. care

must be taken to speak in a low voice, avoiding loud discus-sions and deliberations. it is best to avoid taking children

to visit a sick person in the best interests of both the patient and the child; however having the

child make a get-well card or drawing and taking it along is a kind gesture. Once inside the patient’s

room, it is impolite to sit on the patient’s bed, nibble on snacks

or have a tea party! Laugh-ing or joking loudly with other visitors is unacceptable. Patients

and immediate relatives generally feel obliged to play host when a friend or extended family mem-ber visits, however this should not be the case.

the patient’s room is not an extension of home! Most patients feel vulnerable and u n c o m f o r t -able greeting visitors from the

confines of a bed. Besides, be-

ing ill they might tire

easily. it is therefore courteous to keep the visit brief. When conversing with the patient, avoid expressing negative feel-ings, giving unpleasant news or asking for lengthy explanations for the sake of mere conversation. speaking to the pa-tient’s relatives in a hushed tone or tak-ing them out of the room is thoughtless as it may alarm the patient unnecessar-ily. it is bad manners to use the restroom meant for patients. A public restroom on the premises should be used instead. Browsing through the patient’s medical reports, offering unsolicited medical ad-vice or describing other similar cases that ended tragically is insensitive and can be disconcerting for the patient. if a spouse or near relative is attending to the pa-tient at night, care should be taken not to bring a large amount of items from home. it is courteous to leave the room if a nurse or doctor enters to attend to the patient. Questioning the nurse or the doctor about the exact nature of the ill-ness, its cause and the treatment being administered is not appropriate. Medi-cal professionals are not obliged to give lengthy explanations to everybody. if it is a shared room, it is courteous to ac-knowledge the people on the other side with a comforting smile. Being consider-ate and thoughtful in ways such as those mentioned above will go a long way in ensuring we are welcome visitors at a patient’s bedside.

Ssshhh...! mind your manners, it’s a HoSpital

(Carolann Philips is a certified etiquette and

protocol consultant and behavioural skills

coach. She is the managing director of

Hallmark Events, a company that focuses on designing and de-

veloping programmes with emphasis on organizational behaviour

and thinking, based in Muscat, Sultanate of Oman.)

A p r i l 2 0 1 3 - M a y 2 0 1 3 31


By: c. Umakantha Sarma

construction activity involves two types of transactions. One is the sale of immovable property, i.e.

the sale of land/semi-constructed flats/completed flats, while the other is the sale of movable property, i.e. goods in-volved in the construction of flats/villas/residential or commercial complexes. Movable property is liable to tax under the provisions of the APVAt Act, while the immovable property is not liable to tax. the taxation of the activity of con-struction of apartments, houses, residen-tial or commercial complexes under the APVAt Act is a works contract in nature. the incorporation value of material in-

volved in the execution of work alone is liable to tax and not the total contrac-tual consideration in terms of section 4(7)(a).the builder/contractor can claim deduc-tions listed in Rule 17(1)(e) from the total contractual consideration to arrive at the taxable turnover. the taxable turnover consists of different material and the in-corporation value of the said material is liable to tax at the rate applicable to them in the corresponding schedule. the builder/contractor is eligible to claim itc to the extent of 75% only. Where the correct value of material consumed is not ascertainable from the books of accounts, the standard deduction as per

implications of VATon construction Activity

Tax issues

c. Umakantha Sarma M.com; B.L.,

Advocate & tax consultant

A p r i l 2 0 1 3 - M a y 2 0 1 3 33


Rule 17(1)(g) can be claimed from the total contractual consideration for arriv-ing at the taxable turnover. the taxable turnover so arrived at is liable to tax at a flat rate of 14.5%. itc will not be al-lowed in this case.the builder can opt for payment of tax under the composition scheme in terms of sec. 4(7)(d) according to which he is required to pay tax @5% of 25% of the total consideration received/receivable towards the composite value of both the land and building or the market value fixed thereon for the purpose of stamp duty, whichever is higher as per the amended sec.4(7)(d) w.e.f. 15.9.2011. such option can be exercised by filing form VAt 250 before the commence-ment of each work or for all the works to be executed during the year.there is no eligibility for itc in such a case. no tax shall be payable by the sub-contractor of a main contractor who has opted for composition scheme subject to production of evidence to prove that the main contractor has opted for composi-tion by furnishing the copy of form VAt

250 filed by such main contractor.

the builder has to enter the details in form VAt 200 filed for the month in which the sale of such property is con-cluded and registered. the tax dues shall be paid with the return in form VAt 200 and the particulars of payment of tax made directly or through the sub-regis-trar shall be reported in the relevant col-umns in form VAt 200.here it is important to note that where an agreement of sale is entered into with the buyer on completion of the construc-tion of the building/apartments/villas etc., it is a sale of immovable property not liable to tax. Where an agreement of sale is en-tered into at any stage of construction it amounts to works contract liable to tax under the APVAt Act. the judgment of the supreme court in the case of K. Raheja Building corporation (141 stc 298) and the clarification given by the Authority for clarification and Advance Ruling in the case of M/s noble Proper-ties, hyderabad in A.R.com/48/2012

dt.15.9.2012 supports the same. the supreme court in the above case held that “so long as the agreement was en-tered into before the construction was complete, it would be a works contract and if the agreement was entered into after the flat or unit was already con-structed, there would be no works con-tract.”the acaR in the above Ruling clarified that:1) construction and the sale of villas along with land in a single deed falls un-der sec.4(7)(d) (composition scheme) and all other cases fall under sec.4(7)(a) (non-com-position scheme)2) Where there are two separate agree-ments, i.e. one for sale of land and an-other for construction of villas/residential houses, the first one is not taxable under the provisions of the APVAt Act being sale of immovable property. the second one falls under sec.4(7)(b) (composition scheme) or under sec.4(7)(a) (non-com-position scheme) depending on the op-tion chosen by the builder.

RateS oF SeiGNioRaGe Fee

S.No. Name of the Minor Mineral Unit Rate of Seigniorage Fee (in Rupees)

1 Building stone M3 / Mt Rs. 50/33 (Rupees Fifty / thirty three)2 Rough stone / Builders M3 / Mt Rs. 50/33 (Rupees Fifty / thirty three)

3 Road Metal & Ballast M3 / Mt Rs. 50/33 (Rupees Fifty / thirty three)

3(a) Dimensional stone used for Kerbs & cubes Mt Rs. 88/- (Rupees Eighty Eight)

4 Limekankar / Limestone Mt the rate of Royalty as applicable to limestone (other than L.D. grade) in respect of Major Mineral as per the 2nd schedule of the Mines and Minerals (D&R) Act, 1957.

5 Lime shell Mt Rs. 88/- (Rupees Eighty Eight)

6 Marble M3 / Mt Rs. 165/66 (Rupees One hundred and sixty Five / sixty six)

7 Mosaic chips Mt Rs. 44/- (Rupees Forty Four)

8 Muram gravel & Ordinary earth M3 / Mt Rs. 22/14 (Rupees twenty two / Fourteen)

9 Ordinary sand / sand manufactured from Boulders useful for civil construction M3 Rs. 40/- (Rupees Forty)

10 Ordinary clay, silt and Brick Earth used in the manufacture of Rs. 3850- (Rupees three thousand eight hundred Bricks including Mangalore tiles -- and fifty only) per kiln per annum for Bricks and tiles

Tax issues

A p r i l 2 0 1 3 - M a y 2 0 1 3 35


Budget wish list

By Ashu Tiwari

the modular kitchen, an arrange-ment whereby you can set up fix-tures/accessories as per your pref-

erence, is a smart solution to making work in the kitchen simpler. the purpose of such kitchens is to make day to day work in the kitchen not just easier but also more organised as they are built in an ergonomic fashion. For chefs, these kitchens are like a huge playground wherein they can exhibit their skills while for novices, it’s a chance to get their cooking hats on and start experiment-ing.

Modular kitchens also serve as a solu-tion to the problem of space constraint as items in the kitchen are stored in well-planned interiors. they are stashed away in cupboards or drawers that are built using the latest technology. A modular kitchen usually comprises a dishwasher, grill, a hob, extractor fans, induction stove, conveniently located cupboards, oven, a fancy sink, etc.

SmArT solution to kitchen duTieSgone are the days of drudgery in the kitchen, as the modularkitchen makes cooking not only simpler but even pleasant

A p r i l 2 0 1 3 - M a y 2 0 1 3 37

Interiors

in order to set up a modular kitchen, the width of the walls should first be mea-sured as should any projections such as pillars. this should be followed by locating on the drawing, the position of utilities such as water, gas, switches or drainage outlet. According to the drawing, you can opt for a U-shape or L-shape kitchen, a single line kitchen or a parallel kitchen. this works as an op-portunity for veterans to get their designs converted into reality.

the hob in modular kitchens can be ei-ther electric or run by gas. Many, how-ever, choose to opt for induction heaters as they do not involve the use of an open flame.Modular kitchens usually comprise a hob chimney to ensure proper ventila-tion. the chimney works almost like an exhaust fan, one that has been modi-fied into a chimney and operates on the

principle of suction. the speed of the fan in such chimneys can be adjusted according to one’s requirement. these specialised chimneys that are fitted with extractor fans can also remove any un-pleasant or smothering smell besides getting rid of grime.

the cost of installing these kitchens can cost anywhere between Rs. 1,00,000 and several lakhs, depending on how much the customer is willing to invest and the size of the kitchen. You can opt for materials such as engineering wood, plywood, medium density fibre wood or even recycled wood with high gloss or matte finish. Alternately, you can also opt for steel, glass or stone finish.

city based interior designer Vincent Francis says; “nowadays modular kitch-ens also come equipped with ‘silent comfort’ or ‘soft closing technology’ so

that even if you bang a closet, it will not create any noise.” similarly, the lip-seal-ing technology ensures that dust and insects are kept out. in addition to this, the idea of installing televisions, music systems or an extension of the landline in the kitchen in order to make it a comfort zoneis also gaining popularity, Mr. Francis adds. in some cases, the living room forms an extension of the kitchen.

some of the top brands for modular kitchens in india include hafele, gilma, haecker, sleek, cucine Lube, etc. Deliv-ery for the kitchen equipment takes place within a month of placing the order and it is free of cost in most stores in the city.

in this age of depleting space, where the idea of open-space kitchens is losing ground, modular kitchens can prove to be a viable option.

A p r i l 2 0 1 3 - M a y 2 0 1 3 39


Obituary

there are few persons in this world who achieve a lot in a short lifespan and make a mark in whatever

they do with single-minded focus and a resolute will. One such man was Bhawarlal Jain, Executive Vice President of APREDA, who breathed his last on February 13 2013 and has left a great void which will be hard to fill. Bhawarlal Jain was a member of APREDA since its incep-tion in 1995 and contributed immensely to the association in many ways. he held the positions of secretary general, Vice President and later was the Executive Vice President of APREDA. his contribution to APREDA will be remembered for long as he was a tower of strength for the association and considered APREDA his ‘second family.’ never one to lose heart even in the most difficult of circumstances, Bhawarlal Jain’s credo was that of an attacking army; ‘Bash on regardless.’ the main force behind organising APREDA’s Proper-ty shows, which have now become the talking point in realty circles, Bhawarlal Jain was unanimously elected the founding chief convener of national Real Estate Development council (nAREDcO) A.P chapter. Born on 15 september 1954 at secunderabad to Lalchandji Munoth and chunnibai, Bhawarlal Jain completed his early education from Wesley school and was a good student. he later graduated in commerce from Wesley college, Osmania Univer-sity, in 1975.the Munoth family is a century-old business house which has interests in construction, jewellery, finance and textiles. however, Bhawarlal Jain forayed into the construction and real estate business in a more active way some 25 years ago and made a name for himself. he built the first gated community in hyderabad and developed around 2,000 acres of land for construction. he constructed numerous residential and commercial complexes, prominent of which are happy trade centre, s.D. Road, hap-py Enclave, Balamrai, happy home, nallakunta, Mahaveer nagar, etc.

‘Bash on regardless’ was his credo

posts held in social, educational and other fields

•District Governor of Lions Clubs International during 1990-91

•National President of All India Shwetambar St-hanakwasi Jain conference, new Delhi, (Youth

Wing)•Secretary and correspondent, S.S. Jain Vidyalaya and

high school, secunderabad•Trustee Shri Mahavir Jain Hospital and Research Trust

•Trustee S.S. Jain Society, Secunderabad•Trustee Lions Bhawan Trust, Secunderabad•Managing Trustee Lions Clubs International Cancer Institute trust•Secretary Secunderabad Wholesale Cloth Merchant Associa-tion•Federation of Jain Educational Institutions of India (FJET) – Na-tional council Member & Past A P state PresidentAchievements•Establishment of a modern Lions Cancer Hospital at a cost of Rs. 7 crore•Shifting of the Jain School to a new premises and construction of the building thereon•Establishment of Lions Blood BankBorn to winA man full of exuberance, his presence inspired confidence and he took on challenges with a gusto that came with years of ex-perience. he was ever helpful to one and all, his family, friends, partners, subordinates and colleagues alike. he had a way in whatever he did; the mails he forwarded, couplets he quoted, the wisdom he shared, the smiles he flashed, burdens he carried, the encouragement he gave and the obstacles he surmounted. never proud, seldom angry, always a man in control, his composure was always reassuring. APREDA will miss him.

(A tribute to APREDA Executive vice president Bhawarlal Jain)

Memorial meeting for Mr Jain

A p r i l 2 0 1 3 - M a y 2 0 1 3 41

Budget wish list

A p r i l 2 0 1 3 - M a y 2 0 1 3 43


Pulse

A p r i l 2 0 1 3 - M a y 2 0 1 3 45


InteriorsAdvertorial

Advertorial

AccoladePulse

APREDA D I A R Y

Members observing two minutes’ silence in memory of Mr h Bha-warlal Jain, Exe Vice President, APREDA at the monthly meeting

Mr Aditya gowra, gc Member, APREDA, giving

a power point presentation on

service tax at the monthly meeting

On the occasion of inauguration of VUDA’s regional office at srikakulam, APREDA north Andhra E.c. mem-bers at the function (from left to right) are s.R. niranjan, secretary, sour-ab gour, collector, srikakulam, B.R.tagore, President, n.Yuvaraj, V.c, VUDA, P. D.Dharma Rao, ex-president, n. sri nagesh, treasurer

A p r i l 2 0 1 3 - M a y 2 0 1 3 47

Mr P Dasharath Reddy, secretary general, APREDA welcoming the representative of Maytas Properties,

Mr P Vasudeva Rao, Member of APREDA at the monthly meeting

Mr P Prem Kumar, Presiedent, APREDA, presenting a bouquet to Mr Y harsha Vardhan

Reddy, Member, APREDA

Mr M V narendranath Reddy, gc Member, APREDA, welcoming Dr n P V s Raju to the

monthly meeting

Mr s ganesh Reddy, gc Member, APREDA, presenting a memento to Mr V V L n sharma, Planning consultant, hMDA, at the monthly

meeting

col. (Retd) narne Ranga Rao, Founder president of APREDA, presenting a bouquet to

Dr. (col.) subbhash chadha (Retd.) at the monthly meeting

Mr P Prem Kumar presenting a bouquet to Mr A V K Vishwanath, Member,

APREDA, at the monthly meeting


Tech Talk

google glass is a pair of glasses with a built-in semi-transparent computer screen in one corner. it is simply

stylised as ‘glass’. the video shows the device responding to voice commands to allow users do things such as record videos while hang-gliding, look up pho-tos of tigers while sculpting ice into the shape of a tiger’s head, or checking the weather while walking the dog.it is the implementation of an idea that in-ternet and computing must be available anywhere, anytime, without the need to use one’s hands. it is an attempt to make ‘wearable computing’ go mainstream. the glass has been under development and the first prototype was ready in April 2012 and google released a video of its performance in February 2013 titled “glass – how it feels.”google glass displays information like any smart phone or tab, hands-free, it can connect tothe internet, recognise and implement voice commands using the Android Op-erating systemand its apps.google glass has a tiny prism which displays a screen like image just above

your eyeline. You can see what is on the display by glancing up. the glasses also have an embedded camera, micro-phone, gPs and use vibrations to give you sound. Voice control is used to con-trol the device.the glass was originally predicted to be available to the public for “around the cost of current smart phones” by the end of 2012. the Explorer Edition is now available to testers for about Us$ 800, while a consumer version is slated to be available by the end of 2013 for a “sig-nificantly less” price.Reception to the device has been a mixed bag. there have been parodies and criti-cism too. some feel it may intrude the privacy of people as it can record voice and video. safety due to distraction has been a major concern. Others feel it will do what machines do best, thereby freeing humans to do what they do best. however, the technology industry has re-ceived google glass positively.to conclude, all radically new technolo-gies bring new potential for misuse, but we need to weigh that against the ca-pacity for good and the progress they bring. so let us wait and watch, it is only a year away at the most.

FeatureRecord videoVoice commandsVoice activation text“ok glass, record a video.”take picturestart google+ hangoutsearchsearch photostranslategive directionsUse google nowsend message“ok glass, take a picture.”“ok glass, hang out with [person/cir-cle].”“ok glass, google [search query]”.”“ok glass, google photos of [search query].”“ok glass, say [text] in [language].”“ok glass, give directions to [search query].”“ok glass, [question]“ok glass, send a message to “[name]”.”Link to images: http://www.techradar.com/news/video/google-glass-what-you-need-to-know-1078114

GooGle GlaSS: Fun computing on the move!

A p r i l 2 0 1 3 - M a y 2 0 1 3 49

Reglations


Humour corner

Auspicious days

May 2013Date Day Time (IST)

7 Tuesday From 05:49 am - 09:46 pm

12 Sunday After 11:52 am

13 Monday From 05:47 am - 04:53 pm

18 Saturday From 10:04 am - 03:55 pm

20 Monday After 05:49 am

21 Tuesday From 05:45 am - 09:45 pm

23 Thursday After 06:52 am

24 Friday After 12:40 pm

25 Saturday From 05:45 - 20:23

26 Sunday After 10:49 pm

27 Monday From 05:45 am - 12:47 pm

28 Tuesday After 12:09 am

29 Wednesday From 05:45 am - 09:58 pm

Auspicious dAys

A p r i l 2 0 1 3 - M a y 2 0 1 3 51

Trend

MArk

et r

Ates

Locality Price(Rs/Sq.Ft.)

Attapur 2200 - 3000

A S Rao Nagar 2000 - 3000

Barkatpura 4000 - 4800

Bachupally 1800 - 4000

Bandlaguda 2200 - 3000

Banjara Hills 5000 - 7500

Bollaram 1800 - 2800

Chintal 1800 - 2000

East Marredpally 4200 - 5000

Erragadda 3000 - 3800

Gachibowli 2800 - 4200

Hi-Tech City/Madhapur 3500 - 5000

Habsiguda 3500 - 3700

Hyderguda 3000 - 3500

Hasmathpet 2200 - 2500

Hydernagar 2500 - 2800

Jeedimetla 1800 - 2000

Jubilee Hills 6000 - 7500

JNTU Road/Kukatpally 4500 - 5500

Kondapur 2500 - 3800

L B Nagar 2500 - 2800

Marredpally (Secunderabad) 3400 - 4300

Mehdipatnam 3000 - 4200

NHB ResidexcitY WisE hOUsing PRicE inDEX (UPDAting UPtO QUARtER Oct-December 2012)

citiEs 2007 Jan-Mar Apr-Jun Jul-sept Oct-Dec Jan-Mar Apr-Jun Jul-sep Oct-Dec index 2011 2011 2011 2011 2012 2012 2012 2012 index index index index index index index indexhyderabad 100 83 91 84 79 86 85 84 90Faridabad 100 165 220 206 218 217 217 216 205Patna 100 146 146 141 140 129 140 138 151Ahmedabad 100 165 169 163 167 164 174 180 191chennai 100 218 248 271 296 304 309 312 314Jaipur 100 67 64 65 64 80 78 85 87Lucknow 100 157 160 154 165 164 171 175 189Pune 100 148 150 169 184 181 200 201 205surat 100 128 149 139 152 144 145 138 150Kochi 100 86 107 97 82 72 73 80 87Bhopal 100 167 224 208 211 204 207 206 216Kolkata 100 211 194 191 190 191 196 191 209Mumbai 100 175 181 194 193 190 197 198 217Bengaluru 100 88 92 93 100 92 100 98 106Delhi 100 126 147 154 167 168 172 178 195Bhubneshwar 100 161 164 168 172guwahati 100 157 159 158 166Ludhiana 100 163 171 168 179Vijayawada 100 184 186 181 185indore 100 208 203 196 194


Projects

R E A L E s tA t E O n O F F E RREsiDEntiAL

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Projects

R E A L E s tA t E O n O F F E R


Projects

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Projects


PLOts

Projects

cOMMERciAL

A p r i l 2 0 1 3 - M a y 2 0 1 3 57

ViLLAs

Projects


Projects

A p r i l 2 0 1 3 - M a y 2 0 1 3 59

lUxURy apaRtMeNtS StaRtiNG at 95 lakHS

Horizons April - May 2013 issue

Documents

Transcript of Horizons April - May 2013 issue