Editor’s NoteDear Readers,

We are overwhelmed by the warm feedback that The Address continues to receive from you since the past 3 editions. It goes a long way in reinforcing our belief and stimulating our editorial team to curate the best articles for your reading pleasure.

This month we bring you a unique realty investment based immigration program with a host of benefits to investors in the breath taking Caribbean islands of Antigua & Barbuda in our cover story.

You will also find in depth case studies on the City of Lakes - Thane and the Commercial Realty market with a special focus on Connaught Place in New Delhi.

Some useful tips on clearing clutter in homes and the use of Smart Technology to live more efficient lives are also a part of this edition.

We also throw some light on The Housing For All by 2022 program of the Govt. of India and its ramifications. There are also a couple of crisp articles on the rising trend of Holiday Homes in India and Pre-launch properties.

Hopefully you shall enjoy this edition of The Address as much as we enjoyed bringing it to you.

Looking forward to your bouquets and brickbats!

In This Issue

Designed and published by Team Square Yards: Content: Somesh Rastogi, Paritosh Kashyap, Amita Singh. Design: Hardik Patel, Indrajeet Parihar.

Free Publication. All the contents of The Address are only for general information and/or use. Such content do not constitute advice and should not be relied upon in making (or refraining from making) any decision. Any specific advice or replies to queries in any part of the magazine is/are the personal opinion of such expert/consultants/persons and not subscribed to by The Address. The information in The Address is provided on an AS IS basis, and all warranties, expressed or implied of any kind, regarding any matter pertaining to any information, advice or replies are disclaimed and excluded.

To order reprint contact: Square Yards

Prime Office Markets in the World

Smart Home Technology

Investing in Pre-Launch Properties in India

25

39

53

7 ways to Prevent Clutter in Your Apartment 49

What’s Hot

29

45Case Study

Cover Story

07Property platter

33

03

Holiday Homes

Special Feature

35

17

In conversation

Holiday Homes:

New trend catching

up in India

Holiday Homes:

New trend catching

up in IndiaTaking a cue from the West, the Second-home

market is heating up in India. As this real estate

trend rises, so do the investment plans of each

buyer. Call it a vacation home, personal retreat,

or a home away from home — the second-

home market is becoming a rallying point for

developers and investors.

03

Demand for such homes is completely dependent on the availability of disposable

income, as a second home is not a necessity, rather a lifestyle choice in most cases.

The primary target audience, almost 75% in such cases, is the high net income group,

which has surplus funds to invest, and the remaining comprise the upper-middle

class. For the religious-minded, second homes means having a foothold in Haridwar,

Rishikesh, Mathura, etc. Whatever be the trigger, a common aspect is that second

homes provide you the space to indulge yourself in activities you love - be it to connect

with nature or God, or to enjoy the sheer opulence of high end lifestyle amenities! It is

a temporary refuge that gives a break from the fast-paced urban life. But before

buying a second home for yourself, you need to have awareness on the details of a

holiday home rather than spending all your hard earned money on an unworthy piece

of land. Following are a few tips on how to go about buying your Holiday Home.

04

Location: This is one of the vital parts of owning a holiday home. Location matters a lot

when you plan to stay and invite your guests over to your holiday home. Make sure that your

holiday home is located in a place suited to you and is a popular destination. Also the

location can fetch you a good return down the years in case you plan to sell it.

Budget: Once you have finalized the location and the type of property, you need to plan a

clear cut outlay for your investment. Make a list of all the properties according to your

budget and the loan amount required if any. Make sure that the property which you buy is

affordable. Also calculate the acquisition cost, transfer fee, conveyance fee, interest rates

and other associated expenses. Apart from just owning a holiday home, you can also rent

your holiday home and make money out of it.

Size of the property: Decide on the size of the land you would like to own. Whether

you’re planning to build your holiday home or buy a ready-made one, you need to consider

the size of the land. Also consider the weather, soil and other topographic parameters.

Maintenance: Once you have bought a holiday home, the most important part is the maintenance cost of

the holiday home. It is very important that you consider the maintenance costs of your

holiday home while investing in it. Appointing regular home inspection specialists for

maintenance is advised.

Rental cycles: Lastly, it is important that you are aware of the holiday home rental cycles.

The rental cycles fluctuate depending on the location and the seasonal changes. Likewise a

holiday home with a beach or a hilltop area will have different prices.

The second-home market is, to a great extent, immune from recession, and operates on

slightly different considerations and dynamics. The reasons for buying a second home are

mostly for investment purposes or for adding a sheen to one’s status.

05

06

COVER STORY: Antigua and Barbuda

07

A variety of activities await adventure seekers. Swim with the sting-rays, zip through the

rainforests, kayak, sail, dive or golf. Visit down-town St. John’s City and venture into the Museum

of Antigua and Barbuda for a historical overview of the island. For retail therapy, take a stroll to

the duty-free district of Heritage Quay, for great bargains on luxury goods, and then venture into

the nearby Redcliffe Quay for one-of a kind purchases and cute al-fresco cafes.

Feel free to hop on board a catamaran for a day trip to Antigua’s smaller, exclusive sister-island,

Barbuda. Barbuda is renowned for its 17mile stretch of pink-sand beach and the largest Frigate

Bird Sanctuary in the Western hemisphere. Antigua and Barbuda is the perfect destination for

leisure - we invite you to relax, unwind and enjoy your stay.

Antigua and Barbuda is a twin-island paradise offering visitors two uniquely distinct experiences.

A country endowed with a lush tropical landscape and rolling hillsides, stunning sapphire

beaches, and some of the friendliest people you will ever meet, we invite you to experience the

warmth and charm of these islands. A rich history, vibrant culture, first-class accommodations,

fine-dining restaurants, and award-winning beaches, set these Caribbean isles apart making

them the perfect destination for a vacation get-away, or a place to make your second home.

Known for its romance and captivating natural beauty, exploring Antigua & Barbuda is easy. A

journey into the countryside will take you to the island’s gorgeous 365 beaches, amazing

waterfront restaurants and the lush Fig Tree drives. For those in search of tourist attractions, visit

Betty’s Hope Twin Sugar Mills, Devil’s Bridge, Nelson’s Dockyard - the only continuously working

Georgian Naval Dockyard in the World, and Shirley Heights Lookout, offering panoramic views of

the island and the home of the longest running Sunday Sunset BBQ party in the Caribbean.

08

Geography

Antigua & Barbuda is made up of three islands; Antigua, Barbuda and Redonda.

Low-lying and volcanic in origin, they are part of the Leeward Islands group in the

northeast Caribbean. Antigua's coastline curves into a multitude of coves and

harbours (they were once volcanic craters) and there are more than 365 beaches

of fine white sand, fringed with palms. The island's highest point, Boggy Peak

stands at 402m (1,318ft) high, and its capital is St John’s. Barbuda lies 40km (25

miles) north of Antigua and is an unspoiled natural haven for wild deer and exotic

birds. Its 8km (5 mile) long beach is reputed to be among the most beautiful in the

world. The island's village capital, Codrington, was named after the

Gloucestershire family that once leased Barbuda from the British Crown for the

price of 'one fat pig per year if asked for'. There are excellent beaches and the ruins

of some of the earliest plantations in the West Indies. The coastal waters are rich

with all types of crustaceans and tropical fish.

09

The Government

Antigua & Barbuda is a politically stable independent country. It is a constitutional

monarchy with the British monarch as head of the state. It has a strong democratic system

of government based on the Westminster model headed by a Prime Minister which includes

the legislative, executive and judicial branches. The hours of operation for Government

offices are from 8 a.m. – 4:30 p.m. Mondays – Thursdays. Offices close at 3:00 p.m. on

Fridays.

Legal System

The Legal System is derived from English common law and statutes. The courts administer

the laws of Antigua and Barbuda, which consist solely of local legislation. The judicial system

is composed of a lower Magistrate Court and the Supreme Court which includes a Court of

Appeal and a High Court. The Attorney-General is responsible for the administration of the

legal and judicial system. Final appeal from the courts of Antigua & Barbuda is to the Privy

Council in England.

The Economy

Antigua & Barbuda is a ‘Middle to Upper Income’ country with a GDP of US$1.2 billion in

2012, 2.8% above the level of 2011 and a per capita GDP income of US$13,500. The growth

continued in 2013, estimated at 2.3%, reflecting new investments in tourism, construction,

and transportation. Services now account for 64% of the economy with industry

contributing 33% and agriculture 3% (World Bank Report).

10

LEADERSHIP IN ANTIGUA

1) The Honourable Gaston Browne is the 4th and current Prime Minister of

Antigua and Barbuda, having led the Antigua Labour Party to victory in the

June 2014 general election

2) The current administration is pro business and pro investment

3) Since the Minister has taken office, he has signed off investment initiatives

totaling more than $2.5bn USD

4) This strong, stable and forward thinking government is committed to seeing

the country prosper

5) New Labour will be an all inclusive, all empowering movement of the masses

with a primary objective of delivering first world living standards to all

Antiguans & Barbudans

11

THE ECONOMY

Antigua and Barbuda is progressively establishing itself as a leading business destination with

an attractive mix of traditional and contemporary culture. A strong emphasis has been placed on

making Antigua and Barbuda an engaging region not only to do business, but also to enjoy life.

Antigua and Barbuda is ideally located in the north of the Eastern Caribbean as a convenient

crossroad for both pleasure and business. Best known for its 365 beautiful beaches, it is a

favoured destination for the more discriminating tourist and investor. For over sixty years

wealthy families and celebrities from Europe and North America have established second homes

or encouraged investments in premium vacation properties. Since its independence from

Britain in 1981, Antigua leveraged its sovereignty to build an international banking centre which

provides financial services to both Caribbean and international clients.

The twin-island nation practices a democratic parliamentary system of government, and a new

government administration was elected in June 2014,led by the Hon. Gaston Browne, which has

evoked significant optimism amongst investors at home and abroad. The new Prime Minister,

who is a former banking professional and a real estate developer, attracted strong support to

rebuild the Antigua and Barbuda economy. There is a positive trend in the arrival of travelers by

sea and air, and the more up-market accommodations enjoyed very successful 2014/2015 winter

season. There has also been a notable resurgence in the popularity of Antigua’s international

financial centre, and its relatively small but sovereign base is clearly preferred by international

clients seeking personal attention for their wealth management portfolios.

12

TOURISM

Tourism dominates the economy, accounting for over 50 percent of the GDP. The region’s many

luxury hotels and resorts are renowned worldwide.

GAMBLING

Antigua and Barbuda is a primary location for incorporation of online gambling companies.

OFFSHORE BANKING

Investment banking and financial services is an exceptionally strong sector of the industry and

make up an important part of the economy.

PRIVATE JET REGISTRATION

The government plans to establish a commercial airline registry in the country allowing

UHNWIs to register private jets in the twin island state.

SHIP REGISTRATION

The Antigua & Barbuda department of Marine Services and Merchant Shipping (ADOMS)

operates a quality ship registry for a demanding clientele.

GROWTH

Recent figures indicate that visitors to the region have grown by 22% over the last 4 years and

look set to continue with the completion of a new terminal at V.C. Bird International Airport.

13

ANTIGUA & BARBUDA - Citizenship by Investment Programme (CIP)

WHY CHOOSE CITIZENSHIP BY INVESTMENT PROGRAMME?

Citizenship by investment is becoming increasingly popular for the world’s ultra high

net-worth individuals. Some of the many benefits a second citizenship offers include:

Ÿ Greater Stability and Security

Ÿ Efficiency of Tax

Ÿ Investment

Ÿ Higher Standard of Living

Ÿ Ease of Travel

Ÿ Children’s education

Other benefits include:

• Visa-free entry to more than 130 countries in the world.

• No personal income tax on worldwide income.

• No estate, death, inheritance or capital gains tax.

• No restriction on the repatriation of profits and imported capital

The Antigua & Barbuda Citizenship by Investment Program gives approved applicants the

benefits of full citizenship. The Antigua & Barbuda Citizenship by Investment Program (CIP)

allows foreign nationals (including spouses, children, parents and grandparents over the age of

65) to obtain citizenship through investment in one of following ways:

• National Development Fund: $200,000 USD

• Real Estate: $400,000 USD

• Business Investment: $1,500,000 USD

Upon submission of your application you will be asked to pay the due diligence fees and 10% of

the government processing fee. Upon receipt of a letter of approval you will be asked to pay the

balance of the government processing fee and your US$200,000 contribution which will be paid

separately to the Citizenship by Investment Unit (CIU) escrow account within a 30 day period

and the Passport Fees.

Once you become an Antiguan citizen you can travel to more than 130 countries without a visa.

This is increasingly attractive to those individuals from China, Russia and the Middle East

who have difficulties obtaining travel visas for Europe and North America. An Antigua &

Barbuda passport ranks 25 on the world visa index.

14

Located on the west coast of Antigua lies Pearns Point, a dramatic and spectacular peninsula

connected to the mainland by a narrow causeway. Reaching into the crystal clear waters is a stretch

of untouched hillside surrounded by glorious white beaches. This new development is estimated to

cost in the region of $300m USD. With the hotel rumored to be the Setai brand, sales are already

underway with members of the Rothschild family purchasing six acres of land for approximately

$20m USD.

Pearns Point, Antigua

Jumby Bay, Antigua

INVESTMENT IN ANTIGUA & BARBUDAThe establishment of Antigua & Barbuda as an HNWI destination has attracted buyers

and investors alike.

Non-stop flights, perfect beaches, a laid-back lifestyle and friendly

banks make this island outpost an ideal spot as a weekend getaway or

investment. When Jumbly Bay was first developed in the 1980s the 56

properties on the 300-acre resort were quickly purchased for their

strong security and privacy. The estate homes currently for sale range

from $7m to $30m USD and owners can recoup some of their

investment by renting out their property for 10,000 USD per night.

15

Named ‘Singulari’ in tribute to its unique design, the extensive 1,600-acre development will

be the largest of its kind in the Caribbean, and 50 per cent bigger than the regionally

heralded Baha Mar Resort being built in the Bahamas. In addition to the employment

opportunities, ‘Singulari’ is a major boost for the nation’s tourism and further proof of

growing investor confidence in Antigua & Barbuda. This $1bn USD project is the vision of

Yida Zhang of Yida Investments.

Guiana Island, Antigua

The recent purchase of Barbuda’s famous K

Club has elevated the island to the next level.

Bought by Australian billionaire James Packer

and the actor Robert De Niro, the property will

be transformed into a luxury high-end resort

with associated properties. According to

reports, the resort will receive $250m USD

investment and will be developed under the

‘Paradise Found’ brand.

K Club, Barbuda

16

How much is the investment of NRIs in Indian real estate

market and out of this how much is invested in luxury housing?

The real estate sector in India has demonstrated substantial growth in the last

few years and it is projected to grow at the rate of 25% in the coming years. In

recent times, the sector has emerged as one of the highly profitable investment

alternative for both domestic and foreign investors. Market research Studies

indicate that NRI property buyer’s investment in realty is roughly 35% of the

total investment in India for brand new properties. Out of which nearly 30-40%

is invested in the luxury housing segment.

What is the reason behind NRIs preferring to buy luxury homes

especially?

One of the principal reasons comprises of changing demographics and rising

aspirations. In the recent past there has been massive surge in the High

Networth NRI populace across the globe. After spending a considerable

amount of time in foreign countries, NRIs do look back to India to find out

suitable homes that can both serve end user purpose and likewise offer a

suitable investment opportunity for wealth enhancement.

Being globally traveled individuals, the inclination is more towards better

residential options that can cater to their exquisite/ refined taste. Hence luxury

housing comes up as a natural choice for many NRIs as it can fulfill both their

end user and investment requirements.

In Conversation with Anupam Rastogi (Principal Partner SquareYards)

17

Anupam Rastogi Principal Partner SquareYards

18

Another important reason could be attributed to the supply dynamics. In the

recent past there has been considerable surge in available luxury housing

options. Leading developers are rolling out state of the art apartments and

penthouses comprising of international design elements and top quality

amenities. Likewise, there are also ultra luxury units developed on villa, row

houses and bungalow formats, located on exotic locations such as Shimla,

Kerala, Goa and Lonavala etc.

What do NRIs look for while buying a luxurious house?

Given the nature of the purchase, the style, the architect and the design are some of the aspects

that are always high upon the agenda of NRI investors. Given their global exposure, they

ensure that the properties they are interested in should match the predefined global standards

in terms of design, architecture and amenities.

At the same time, they also ensure that the investment decision is undertaken on sound

fundamentals, which could comprise a range of factors such as Return on Investment (ROI),

rental yields and banks that have approved the project and are providing loans. Not to forget

that NRI investors also emphasize on builder credentials and their past track record.

Another key parameter involves the location where one would want to return to. This is one of

the big questions for the NRI investor and is subject to multiple factors such as suitable

employment opportunities, availability of good quality education facilities for children and

proximity to friends and families.

How do you see the prospect of luxury housing market in India?

The prospect of the luxury housing segment seems to be sound and as time unfolds, there will

be further expansion in the segment. With the Indian economy growing fast and more High

Networth Individuals joining the wealth bandwagon both domestically and globally, there will

be further rise in demand for luxury and ultra luxury housing in the country.

The rise in demand will also result in reputed Indian developers to up their ante and bring in

newer concepts of luxury in Indian realty. In the coming time we should see more designer

labels, high quality exteriors and interiors and highly evolved services that can help developers

differentiate their offerings from rest of the lot and cater to the taste of a highly evolved

customer base with very refined tastes.

19

Do you see investment of NRIs in luxury housing

segment going up by 2016? If so, by how much?

Luxury housing segment comprises of a key component of NRI’s

realty investment in India. With surge in NRI HNIs in tandem with

a revival of Indian and global economy, it is expected the number

of NRIs investing in Indian luxury projects are surely going to

ramp up.

Also it should be noted that these days to attract NRI

investments, increasingly more developers, brokerage houses

and consultants are aggressively marketing their properties in

the international arena through property shows, participation in

events & exhibitions and opening up of representative offices in

various international locations. This will also help in further

encouraging NRIs interest in various segments including the

luxury segment.

Coming to numbers, it would be slightly difficult to give an exact

number, but if our estimates serve us right, the growth

percentage should be in tune of 30-40%.

20

What is the growth rate currently

of luxury housing (in percentage)

and how much do NRIs

contribute to this?

Although luxury segment comprises of less

than 10% of the total Indian realty market,

it is one of the fastest growing segments in

the Indian realty market. A market study

was conducted on some of the major cities

in India like Mumbai, Bangalore, NCR,

Hyderabad, Chennai and Ahmedabad and

the results indicated that the luxury

segment (INR 5 crores and above) is

growing by 38% annually, value wise.

In terms of how much of the total

investments are made by NRIs in Indian

luxury properties, we do not have an exact

estimate. Yet, it could be estimated that

roughly half of the purchase is driven by

the NRI segment.

21

Which are the cities and areas preferred by NRIs? What are

the reasons behind the same?

Bangalore tops the chart as the most preferred city by the NRIs, which is

followed by Ahmedabad.

The former’s strength primarily comes from its cosmopolitan appeal striking

a chord with the NRIs and its rapidly expanding job market. On the other

hand Ahmedabad capitalizes on its stable market and higher returns. Not to

forget the fact that a large number of NRI investors belong to the Gujarati

community.

Other places which do feature in NRI’s investment plan include Pune,

Chennai and Hyderabad.

In terms of the most preferred city, Bangalore has topped the charts followed

by Ahmedabad, Pune, Goa and Chennai.

Surprisingly, NRI interest in Delhi and NCR has been subdued in the recent

past.

How have developers customized their projects in India to

meet the requirements of NRIs?

Although still an evolving segment, developers realize the growing

significance of the NRI segment and are coming up with new elements both

in terms of concept and functionality to satiate the taste of NRI segment.

In terms of concept, newer concepts are being introduced. Earlier a large

number of luxury homes included gold based themes, which was a definitive

parameter for luxury. But now a lot of new themes are entering in the

segment such as destination based, wellness based, spa based to name few.

Likewise in terms of functionality again developers are trying to incorporate

better facility management services, concierge services and advanced

electronic surveillance systems to offer high value to the end users.

22

What is the price range in which NRIs

usually prefer to buy?

The range could vary anything from INR 2 to 15

crores.

Anything else you would like to share.

The Indian Real estate market has had its share of ups

and downs, but the recent change in the government

under the leadership of our Prime Minister Mr.

Narendra Modi has brought a lot ofconfidence all

across the investor community and industry. Today we

are seeing that the country’s real estate sector is

moving towards adaptation of new concepts in

urbanization. Smart city, luxury housing, ultra luxury

housing and so on. Already several bottle necks have

been removed by the new government and we will see

overall growth taking place in real estate.

23

How much do NRIs contribute to housing

sales? Out of them how many invest in

luxury

The total share of NRIs in the housing sales comprises

of 35%. As mentioned above, roughly half of them

invest in luxury properties.

What is the city wise distribution of NRIs in

terms of investing in Luxury housing?

We do not have the exact estimation. Nevertheless, as

mentioned above, Bangalore leads the list when it

comes to NRI investment in India’s luxury properties.

This is followed by Ahmedabad and Pune.

24

Prime Office Markets in

the World:

Delhi’s Connaught Place stands

5th most expensive in the World

Prime Office Markets in

the World:

Delhi’s Connaught Place stands

5th most expensive in the World

The high growth rate of the Asian economy

along with soaring real estate market,

especially in China and India, seems to be

pushing the commercial real estate prices

through the roof.

25

Dellhi’s Connaught Place, at $157 per sqft per annum, has emerged as the fifth

most expensive prime office market in the world amongst the top 50 global prime

office properties list.

New Delhi’s colonial heart, named after George V’s paternal uncle, Connaught

Place, often abbreviated to CP, is one of the largest financial, commercial and

business centre in India.

The sprawling circular zone of Connaught Place houses the headquarters of

several noted Indian firms. The former location of the headquarters of the British

Raj, the area’s environs occupy a place of pride in the city and are counted among

the top heritage structures in New Delhi. It was developed as a showpiece of

Lutyens’ Delhi with a prominent Central Business District.

According to a Research report, the top position went to London West End, with

overall occupancy costs of $267 per sq ft per annum, while Asia continued to

dominate the world’s most expensive office locations, accounting for four of the

top five markets.

In the prevailing list, Mumbai’s Bandra-Kurla Complex occupied the 15th position,

and the city’s central business district (CBD) of Nariman Point was at the 30th

position.

26

London$264

Hong Kong$184

New York$131

TOP 5 MOST EXPENSIVE OFFICELOCATIONS BY COUNTRY (USD/sq.ft/year)

27

New Delhi$129

New York$131 Rio de Janeiro

$129

TOP 5 MOST EXPENSIVE OFFICELOCATIONS BY COUNTRY (USD/sq.ft/year)

28

Godrej Azure (Pre-launch)

Location:- South Chennai

Price & Configuration:-2BHK, 3BHK, starting from 26 Lakhs onwards

USP's:- 1. Connectivity 2. Accessibility to major IT Parks / hospitals / schools & colleges

Salarpuria Divinity

Location:- South Bangalore

Price & Configuration:-2BHK, 3BHK, starting from 36 Lakhs onwards

USP's:-1. Booking Amount: 2 Lacs*2. Located at Mysore Main Road, Opp. Metro Station.

What’s Hot

29

BHARTIYA CITY NIKOO HOMES PHASE II

Location:- Thanisandra Main Road Bangalore

Price & Configuration: 1BHK, 2BHK, 3BHK, 3.5BHK starting from 28.1 Lakhs onwards

USP's:-1. Vaastu Compliant.2. Close to schools, shopping

malls & hospitals3. Proximity to Metro stations

Embassy Spring (Plot)

Location:- North Bangalore

Price & Configuration:-2100 sqft- 5400 sqft starting PSF = Rs 4000 onwards

USP's:-1. Total Development Area: 188.45 Acres2. 45 acres of green spaces3. Number of plots: 11474. 35 acres of high street shopping & commercial plaza

30

Chandak Paloma

Location:- Goregaon (E), Mumbai

Price & Configuration:-1BHK, 1.5BHK, 2BHK, 3BHK, starting from 1.1Cr onwards

USP's:- 1. Unique Club House 2. Reserved Parking 3. 2 high speed elevators for 3 apartments

Runwal Eirene

Location:- Thane

Price & Configuration:-1BHK, 2BHK, 3BHK, starting from 60 Lakhs onwards

USP's:-1. Located in close proximity to

the Ghodbunder Road & the Eastern Express Highway.

2. 5 minutes drive away from the nearest shopping malls, Multiplexes & Hypermarkets.

31

Merlin Maximus

Location:- B.T Road, Kolkata

Price & Configuration: 2BHK, 3BHK, starting from 28 Lakhs onwards

USP's:-

1. Location- BT road Sodepur2. Fully loaded with all

amenities.

Kanakia Rain Forest

Location:- Andheri (E), Mumbai

Price & Configuration:-1BHK, 2BHK, 2.5BHK starting from 1.2Cr onwards

USP's:-1. Nestled amidst lush greenery

and spread across 4.5 acres of land over a ridge.

2. All the towers boast of breathtaking panoramic views of the lakes & forest.

32

Location:Beaufort Park, London, UK

Description:Multiple options for residential accommodations including

contemporary Studios, Manhattans, 1, 2 and 3 bedroom apartments

and penthouses.

USP:Prices start from GBP 260,000. Projected yields start from 4.5% p.a

Payment plan:GBP 2,000 deposit, 10% (less deposit) within 21 days, 5% in 6 months

on exchange of contracts, 85% on completion.

Property platter

33

Location:Brisbane, Australia

Description:376 apartments across 30 levels. Options available for 1Bedroom,

2Bedroom and Penthouse

USP:Prices start from USD 395,000

Projected Yields of 5.3% p.a.

Upto 80% LTV available

Payment Plan:

Deposit is 10%, 90% on completion

34

The union cabinet has given approval to the Housing for All by 2022 programme. With an

objective of providing accommodation to the Economically Weaker Section (EWS) and Low

Income Group (LIG), Housing for All envisions building 2 crore new houses by 2022. Set to

become one of the landmark initiatives undertaken by the government in the recent

times, it will not only solve the housing crisis of an emerging economy such as India but

can also spearhead a new wave of urban development.

The Housing for All initiative primarily involves slum re-habilitation, offering subsidized

credit to the EWS and LIG segment and provision of assistance in house renovation. It

also includes investment towards developing the infrastructure and civic amenities in the

under developed and rural areas. It will be phased out in 3 stages comprising of over 4000

towns and locations in pan India.

Special Feature - Housing for All by 2022

35

36

Slum Rehabilitation

Slum Rehabilitation is an important constituent of the overall policy with an objective

of achieving a slum free India in next seven years. Based on the Gujarat model, it will

involve private developers developing vertical buildings as affordable housing

offerings for the slum inhabitants. In return, the private developers can utilize the rest

of the land and hence derive commercial benefits out of it.

Subsidized Credit

Under the Subsidized Credit policy, the EWS and LIG section can afford subsidized

credit with a modest interest rate of 6.5% pa. This can be a great money saver for the

under privileged sections of the society. Earlier an INR 6 Lacs housing loan for 15 years

with an interest rate of 10.5% would tantamount to an EMI of 6,632; in contrast

under the new policy the EMI will come down to INR 4,050, reflecting

considerable savings.

Multidimensional Benefits

The policy has all the required ingredients that can ensure multidimensional

benefits by positively influencing various stakeholders involved. The biggest

beneficiary would of course include the underprivileged section of the society in the

form of availing decent housing alternatives. Likewise, the money saved from the

help of financial assistance could be diverted into education and other spending

thereby further helping the EWS and LIG segments.

The introduced policy will stimulate more activities in the realty sector, thereby

helping the realty sector players. It is also expected that in order to streamline the

overall process, the government will introduce processes to incentivize the

participation of private developers in affordable housing in the form of easier land

acquisition policy and better credit etc.

37

Similarly it can also beckon a new wave of urban development in the form of satellite

cities, new communities focused on affordable housing and development of

peripheral parts of the cities. In order to facilitate the overall process, the central

government in conjunction with state government will invest in infrastructure

development as well in the chosen areas. This will in turn attract business and

entrepreneurial investment in such places, consequently resulting in better

employment opportunities and economic advancement. Additionally, the overall

holistic development carried out can be a check on migration towards bigger cities.

Challenges

The ambitious plan envisions housing for everyone by 2022, thereby heralding a new

era of growth and development for the nation. However, the overall plan is not

insulated from challenges. The central government has to ensure that central and

state governments along with urban development agencies and municipalities work

in tandem with each other for smoother execution. A possible disagreement between

different authorities can decelerate the growth momentum.

Likewise, the government needs to undertake prudent steps towards curbing down

any possible scope of corruption. The overall process needs to be transparently

designed and should be monitored properly by the government agencies to ensure

equitable distribution.

Similarly the overall process will be ineffective unless not backed up with a robust

infrastructure development framework in the background. It is essential that

government should take strong measures to ensure a powerful infrastructure

equipped with better connectivity, sanitation, water supply and electricity etc.

38

888Decoding Smart Home Decoding Smart Home

Technology Technology

in steps in steps

Decoding Smart Home

Technology

in steps

Enhancing home lifestyle:

Smart technology is a way of giving

homeowners an “on-demand access” to

various systems throughout the home.

From video, data, telephone, wireless,

security, climate, lighting and other

home lifestyle factors that affect a

f a m i l y ’ s d a i l y l i f e . S m a r t h o m e

technology provides daily home chores

to run with more efficiency and ensures

comfort.1.39

Advanced controls in kitchen:

A kitchen is a “command central” when it

comes to cooking, entertaining, enjoying

family discussions and more. It is

fascinating how smart technology pairs

with appliances, faucets, and cooktop

surfaces for a smooth run. Many homes

have their smart tablet or keypad built

into the wall in the kitchen to provide on-

screen directions to their refrigerator

that can access the internet, can play

music, or watch favorite cooking

television programs.2.

Energy conservation:

Many homeowners think that smart

technology is only for people who want

to have a remote control to everything.

On the contrary, many smart home

technologies actually help keep your

family safe while saving you water and

energy in the kitchen. Induction

cooktops are one of these examples that

produce heat that only heats the

cookware when the metal comes in

contact with the induction cooktop

surface. This means a safer kitchen to

work in, and less heat being generated

for comfort while cooking.

3.40

S m a r t h o m e c o n v e n i e n c e

wherever you are:

While the kitchen has many amenities for

a smart home’s tastes, all homeowners

should assess their lifestyle, to see what

amenities would best fit their home and

family. With smart technology you can

c o n t r o l m u s i c , l i g h t i n g , v i s u a l

entertainment throughout your home,

temperature as well as your security

systems.4.Controlling your faucets in a smart

bathroom:

There are many homeowners who love total comfort

and relaxation in their bathrooms. Smart home

technology is the perfect way to be able to not only

control your bathing experience while lounging in the

tub, but you can also control your shower ’s

temperature, spray, steam, audio, and lighting of your

shower, all at the touch of a button.5.Cooling and heating your home

the smart way:

Your home can use a lot of energy for

cooling and heating to keep your family

comfortable in all seasons and climates

of the world. In order to do this without

costing a fortune for fluctuations of

outdoor air temperatures, your home

can have smart technology that helps

you control and monitor your energy

usage with thermostats such as the Nest

learning thermostat. It “learns” your

family’s lifestyle and is connected to a Wi-

Fi connection that enables home owners

to control settings from any internet

enabled smart device.6.41

42

“Smart” heating and cooling through architecture

and design:

Other creative ideas for helping homeowners with heating and

cooling doesn’t involve innovative electronics but rather

placement of windows and doors and the position of your home

that can help take advantage of nature’s seasons and

temperature changes naturally. This is designed by careful

consideration of a home’s site and how the sun moves across

the sky, where the trees and other vegetation are located,

where the winter winds come from, etc. This “smart” technology

of this Passive House is an example of using the Earth’s

resources and adapting our homes to work with nature.7.7.

S a f e g u a rd w a t e r w i t h s m a r t h o m e

technology:While enjoying your bathroom is one topic, enjoying the

savings on your monthly water bill is another. Instead of

dreading your water usage each month, take

advantage of smart water fixtures that use less water

but have larger water droplets to produce a more

luxurious experience. Other faucets can turn on and off

automatically by motion and the temperature of the

water can be seen by a color LED light indicator before

putting your hands under the water. These smart

technologies ensure a better and safer user experience

and less water wasted – all at once.8.8.

43

44

“The city of lakes” - Thane, has its name

derived from Sthan or Sthanaka, the capital of

the Shilahara kings of Konkan. In regular talks,

Thane is known as an extended suburb of

Mumbai covering an area of 147 sq. km with a

population of approx. 1.8 million.

Case Study: THANE

The New Face of the

Mumbai Metropolitan Region

Over the last decade, Thane has grown from a small suburban town on the

outskirts of Mumbai to a self-sustaining metropolis. Previously a town with

narrow roads and low-rise residential developments, it is today a city with

sprawling flyovers, uninterrupted highways and wide roads. The Thane suburb

now has integrated townships and high-rise towers, and its commercial real

estate sector has progressed in tandem.

Clearly, the city has witnessed several changes in the recent years both on the

commercial and residential front. Being one of the vital suburbs on the central

side, the progress of Thane city can be credited to its growing residential,

commercial, retail and infrastructure development. Clearly, this vibrant

metropolis has emerged as a favorite amongst home buyers.

45

Ghodbunder Road is a State Highway which runs through the district of Thane for

approximately 20 km. It has an effortless connectivity to the two main arterial

roads of Mumbai – Eastern Express Highway and Western Express Highway and

an excellent Central Railway’s suburban railway network which links the city to

entire Mumbai and neighboring suburbs. The presence of multiple subways,

bridges and flyovers has made way for an uninterrupted traffic flow. Nearby cities

of Mumbai like Pune and Nashik are also easily accessible from Thane.

Due to the rapid development in this region, the area has attracted many reputed

developers. This has led to a surge in the launch of many affordable and premium

housing projects. Ghodbunder Road is interesting to developers primarily due to

the easy availability of large land parcels. From affordable apartments to

premium properties, the area offers a wide assortment of housing options.

The proposed metro and monorail network projects on Ghodbunder Road would

redefine the convenience and drastically reduce the journey time for daily

commuters residing at Thane. This micro market is also an upcoming commercial

location and investments into this asset class will see phenomenal price

escalation over the next 5 years.

Ghodbunder Road: Lifeline of Thane

46

What makes Thane the most coveted destination for home buyers?

Township Culture:

The availability of large tracts of land vacated by industries has triggered the

development of integrated townships in Thane. These townships offer a

methodically planned environment with better infrastructure, retail and

commercial spaces within the premises. A modern day home buyer prefers great

connectivity to business centres and convenience in day-to-day travel and hence is

essentially choosing large community layout projects that provide a sense of

comfort, security, convenience and above all a sophisticated urban living

experience.

Connectivity and Infrastructure:

Thane, which was the terminus for India’s first-ever passenger train, is admirably

connected to the neighboring suburbs thanks to the Central Railway’s suburban

railway network. Infrastructure facilities have improved with the construction of

SATIS (Station Area Traffic Improvement Scheme) and multiple flyovers being

constructed over the Ghodbunder road.

Thane is well connected to the eastern suburbs by the eastern express highway and

to the western suburbs by Ghodbunder road. The city also has connectivity to Navi

Mumbai by both trains and roads. With the huge growth in population, the Thane

Municipal Corporation has taken steps to improve the overall infrastructure.

Flyovers on Ghodbunder road have reduced the overall strain on vehicular

movement to a great extent. This combination of favorable market attributes has

not only helped in uplifting the standard of living in the city, but also attracted a

massive amount of investors and end-users to Thane.

47

Improved Lifestyle Quotient:

The phenomenal growth of high-end residential accommodation, multiplexes,

shopping malls, auditoriums, art galleries, entertainment complexes, international

schools, supermarkets and healthcare services have created a supportive

environment to which the Thane Municipal Corporation has contributed

substantially in terms of infrastructure in the first decade of the 21st Century.

The charm of the city has been increased with Mother Nature’s bestowment. While

Yeoor Hills and Parsik Hills envelop the city and add scenic beauty, more than 33

blissful lakes, spread across Thane, bring forth ample opportunities for water

sports and recreation. Besides natural beauty, Thane has many landscaped

gardens including the famed botanical garden.

Consequently, the quality of life and high potential for future growth have

undoubtedly made Thane a preferred location for modern day home buyers.

48

7 ways to Prevent

Clutter in Your Apartment

The key to keep your apartment uncluttered is

prevention. There are various benefits of

having a tidier and organized apartment. First

and the foremost reason is it makes your

home look more like, well, a home. Secondly, a

clutter-free apartment is likely to lower your

stress level and bring a sense of calmness in

your living space; Who doesn’t want that?

Here are some tips to remove clutter

from your apartmeent

49

11Find a Spot for Everything:

All your appliances, housewares and other items need to

have a permanent place. Whether you need to install

shelving or invest in some serious storage options, ensure

that there is definitely a place to secure all your day-to-day

belongings every night before you go to bed.

22 Don’t Put Off Your Mail:

Opening bills and dealing with mail is part of adult life - but

we all tend to cringe a little when we come home and see the

mailbox full of letters, especially after a long day of work.

Cue the massive pile of mail lying on your coffee table. Open

these letters and bills and either recycle your junk mail

immediately or file away important documents. Not only will

this help you keep up with your monthly budget, but it will

also keep paper clutter out of sight.

50

33 Go Digital:

Want to know one easy way to eliminate clutter? Keep up

with 21st century trends - get rid of that extensive CD/DVD

collection and start digitizing your favorite music and

movies. Not only will this clear up a lot of precious space, but

it could also eliminate ugly and unnecessary wiring. Imagine

how clean and streamlined your entertainment center will

look without all of those extra electronics!

44 Unsubscribe from Magazines and Newspapers:

Almost all of your subscriptions can be viewed online, and

this will keep your coffee table looking a lot more polished

and refined. As an added bonus, this is a much greener way

to get your news, articles and recipes - making Mother

Nature a lot happier.

51

55 Shop Smart:

This is a great idea for making your home less messy, and it’s

also better for your bank account! Be sure to do some

research on things you’re thinking about buying - especially

for major appliances, furniture or items you plan on keeping

or using for a long time. Also keep in mind that storage

containers aren’t always the answer to eliminating clutter.

After all, piles of storage boxes are still taking up much

needed space in your apartment. Even though the clutter

might be organized, it’s still clutter. Bottom line: If you’re not

using it for some purpose, it probably shouldn’t be there.

66 Scan the Apartment:

Set a reminder once a month to scan the apartment for

things you no longer need or want. Then, create piles for

things that can be donated, put into storage, or tossed. This

is especially true when it comes to your closet

77 Clearing out the small spaces:

Expired medicines and makeup, your kitchen cabinets,

shelves in your bathroom. The objective is to remove any

expired or of no use to you objects. Also removing the

duplicate such as six different types of hair gel or combs,

removing duplicates can really free up an amazing amount

of space.

Try out some of these tips to keep your apartment tidy!

52

53

Investing in Pre-Launch Properties in India

Pre-launch projects in real estate industry are gaining momentum with the support of

eager public interest in India. The attractive interest figures of Home loans and

improved economic earnings of professionals has acted as a medium for investing in

pre-launch residential properties.

Most of the real estate projects are developed in phases. With the basic approvals

from the authorities in place and before the start of any construction activity, developers

start marketing the projects to buyers at a discount. This is called ‘pre- launch’ in industry

parlance.

Although investing in pre-launch projects can be a slightly risky undertaking but it will

surely pay off as long as one has factored in all critical variables. It makes most sense to

investors who have a high risk appetite and the ability to weather an intermittent

setback. Many end users also try and invest during the pre-launch phase to get financial

discounts.

The real estate prices of any new property are generally lowest at pre-launch. While pre-

launches help in creating a market buzz around the property, the offering of discounts

doubles up as a great marketing tool. Home buyers are also equally eager to invest in

such pre launches as it offers a good rebate on the overall costs if the project finishes as

per its schedule.

A checklist for buyers, especially those planning to buy in soft launches and pre-launch is

to personally scrutinize the builder’s property documents. As a potential buyer, one must

check the documentation of the builder with the concerned land authorities

including municipal corporations, declaration and sale deed from previous owners to

other financial details of the project. Due to the lack of any industry watchdog to

supervise complaints for deliberate delays, taking a legal course in the consumer

court is the only remedial measure for buyers facing conscious delays.

Nevertheless, such kind of launches with a heady mix of risk and returns in the real estate

sector prove advantageous to the buyers who look for price benefit over the years of

possession.

54

MortgageA mortgage is a pledge of real estate collateral to secure a debt. Also, it is a legal document

describing and defining the pledge. The mortgage may also include the terms of repayment

of the debt. It is also referred to as a deed of trust.

Proprietary LeaseThe lease issued by a cooperative corporation to each tenant-shareholder prescribing his or

her right to occupy a specific apartment and his or her general obligations as an owner and

tenant.

UnderwritingIn mortgage lending, underwriting is the decision-making process used to determine

whether the loan risk is acceptable to the lender. Underwriting involves the satisfactory

review of the property appraisal and examination of the borrower's ability and willingness

to repay the debt and sufficiency of collateral value of the property.

AmortizationAmortization is the periodic payment of principal and interest on a liability (including a

mortgage), or the write-off of a non-depreciable asset over a scheduled term.

Bridge LoanA bridge loan is a loan for a short duration of time and can be used when one is purchasing

one property but is dependent on the equity from another property that has not yet been

sold. Once the property is sold then the bridge loan is repaid.

Contract for Deed Contract for deed is a contract of sale and a financing instrument wherein the seller agrees

to convey title when the buyer completes the purchase price installment payments. It is also

called installment land contract and installment plan.

Due Diligence Due diligence is the investigation and review of a property to determine any legal liability.

Property Jargon

55

56

Laugh it Off

What's a mortgage broker?

A real estate agent without a sense of humour.

Salesman: This computer will cut your workload by 50%.

Property Manager: That's great, I'll take two of them.

A small real estate broker was dismayed when a brand new corporate chain

much like his own opened up next door and erected a huge sign which read

BEST AGENTS.

He was horrified when another competitor opened up on his right, and

announced its arrival with an even larger sign, reading LOWEST

COMMISSIONS.

The small real estate broker panicked, until he got an idea.

He put the biggest sign of all over his own brokerage -

it read... MAIN ENTRANCE.

Consumer Connect

BIG BANG (MUMBAI)

Consumer Connect

NO LOAN DAY (DELHI)

SQUARE YARDS continues to build India’s most trusted and biggest Real Estate Advisory platform, and is committed to collaborative business relationship with the entire realtor fraternity with our latest initiative - SQUARE CONNECT.

Our vision is to create a significant, diversified and scalable global platform to our Associate Partners, that provides value to an extended base of customers locally and globally.

For more information on the SQUARE CONNECT program please contact us on : +91 80809 30838 or email: square.connect@squareyards.in

Do send us your valuable feedback on theaddress@squareyards.in

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VOLUME-04 JULY, 2015

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