Sahakar Nagar, Aspirational Neighbourhood of Pune

Pune is witnessing a very high rate of cross-border cultural exchange, with an increasing number of its citizens traveling abroad even as more and more international tourists explore the city each year. The IT culture, glitzy shopping malls boutiques offering the latest in global fashion trends and international schools are all part of this process of cultural homogenization. Pune has become a truly cosmopolitan city, thanks largely to the influence of its burgeoning IT sector.

Nevertheless, the historical Pune - the city which holds on to its traditional values and outlook - continues to exist. Because of the mass-scale development happening all of the city, it is less visible today than it was just ten years ago, but the spirit of Punyanagari lives on in its core areas. Sahakar Nagar is perhaps the most prominent of these strongholds of Pune’s traditions.

Sahakar Nagar needs no introduction to citizens of Pune. This elite residential area is one of the oldest, greenest and most respectable addresses in the city. The area was developed after the 1961 floods in Pune, and has become a prominent location today. Sahakar Nagar is home to some of Pune's most established businesspersons, politicians and movers and shakers, and has been a very exclusive and largely closed real estate market for decades.

Simultaneously, Sahakar Nagar represents a unique balance because it has retained the city's traditional Marathi culture while at the same time evolving to keep pace with the times. From the outside, the tranquil dignity and old-world charm of this venerable residential location gives no visible indication of change. However, Sahakar Nagar has been seeing a constant process of reinvention which has resulted in excellent civil infrastructure.

This area is unique in yet another aspect. Because of the fact that the residents of Sahakar Nagar will never want to move anywhere else, getting a resale home here is a huge challenge. Also, since it is fully developed and occupied for several years now, there is next to no new residential supply. Sahakar Nagar is one of the last predominantly end-user driven locations in Pune, though investors are always keen to make a play in this distinguished luxury neighbourhood. It is a genuine stronghold of the city's elite and affluent families that has never been open to investors.

The past few years have seen no new projects at Sahakar Nagar because of the lack of land. The primary residential configuration at Sahakar Nagar is bungalows and villas, which comprise most of the housing landscape of this high-profile location. The resident profile primarily reflects Pune's orthodox Hindu Brahmin community, which has helped preserve Sahakar Nagar's reputation as one of the last outposts of the city's traditional roots. 

The location itself is perfect. At a high elevation, it offers a breath-taking view of the Parvati/Taljai hill area as well as thick reserved forest lands. Bharati Vidyapeeth, one of Pune's most upscale educational institutions, has its campus close by. The Pune-Satara road provides ready access to Swargate Bus Terminus, a vital transit hub in the heart of the city, as well as other key areas of Central Pune. The Mumbai-Pune Expressway is within easy commuting distance via the Katraj Bypass. Sahakar Nagar is also within a stone's throw from City Pride Cineplex, and has its own integrated high street shopping area which most of the local residents patronize.

Thanks to its unmatched locational advantages and also its unique profile, Sahakar Nagar is a highly aspirational luxury address. Due to scarcity of developable space, top-class projects in the area are a focal point for high-end investors as well as families looking for prestigious permanent residences. With next to no availability of residential units of any kind, Sahakar Nagar's status as a stronghold of Pune's elite stands unassailable.

Amit Enterprises Housing Ltd. established its foothold in Sahakar Nagar back in 2007 with the launch of the luxury apartment project 9 Green Park. This project was completed in 2012 and is, not surprisingly, completely sold out and occupied. However, another luxury apartment project by AEHL now offers the hope of home ownership in Sahakar Nagar to Pune's discerning few. Montecito - located adjacent to 9 Green Park - enjoys the most spectacular view yet of Sahakar Nagar's legendary natural splendour. This ultra-luxurious apartments project, spread over 4.3 acres of Sahakar Nagar's most breathtakingly beautiful hilltop location, consist of two 16-storied towers that offer 64 apartments backed by five levels of reserved parking. This unique project is designed by none other than renowned architects Talathi & Panthaki.

Answering the call for luxury living in Pune's most treasured and highly exclusive residential addresses, Montecito is AEHL's final brush-stroke on a priceless masterpiece called Sahakar Nagar - a location that always has, and always will, capture the very essence of all that is truly Pune.

 By Kishor Pate, CMD - Amit Enterprises Housing Ltd.

Real Estate Regulatory Bill gives more power to buyers to take on errant builders

The much-awaited Real Estate Regulatory Bill has now broken the last hurdle to become a concrete legislation when it was passed by the Upper House of the Parliament – Rajya Sabha on Thursday much to the relief of home buyers who now got a legal arm to protect their interests.

The Bill has various provisions which can protect the interest of buyers, who have remained mute victims for years due to irregularities in the real estate dealings by unscrupulous builders across the nation. The provisions of the bill now will make the developers accountable and also bring in the much-needed transparency in terms of dealings and quality of the products.

Indian real estate has so far been remained unregulated which has made many becoming fly-by-night builders to take advantage of the gullible home buyers. Big builders are now happy because this bill will regulate the industry and cut-to-size the small-time developers who account for more than 60 per cent of realty transactions in India.

However, certain developers did express their disappointment saying that the Bill did not take Government agencies, whose delay in approvals can impact on project completion schedule, from its purview. It’s now up the state governments to implement it with or without further amendments.

Let’s see what builders, analysts and industry organizations have to say about the Bill becoming a Law.

T Chitty Babu, National Chairman of CREDAI:

T Chitty Babu, while welcoming the Bill, said, “This will give a level playing field for developers and also regulate the approval process.” However, he said that the Bill has failed to bring an important stakeholder into its fold — the government agencies.

Explaining further, he told New Indian Express, There are four stake holders in the development of a real estate project - the developer, the financial institutions and the customer. The fourth stake holder, the government, has not been brought into the ambit of the bill. The government plays an important role in the approval process. Now we will have 58 windows and a door.”

Sunil Kanoria, president, ASSOCHAM:

Apex industry body ASSOCHAM said the Bill would to lead development of urban infrastructure,  help realise government’s vision of ‘Housing for every Indian by 2022’ and play a pivotal role in structural transformation of India’s economy.

“Apart from resolving key issues that are hampering the growth of the real estate sector, this bill will lead to institutional reforms in land acquisition, approval processes and taxation that are much needed to expedite development of affordable housing,” said Sunil Kanoria, president of The Associated Chambers of Commerce and Industry of India (ASSOCHAM).

“Besides, it will also help in facilitating investments through FDI, REITs and other innovative real estate financing models will help attract long term funds from foreign and domestic investors,” Kanoria said.

Arvind Jain, Managing Director - Pride Group: 

The real estate regulatory bill has been long in the pipeline, and has now cleared all roadblocks and become a law. Various decision makers involved in it had been ambiguous about their stance towards this vital regulator, and as a result it remained pending. Now, it has finally received the green signal and is all set to revolutionize the Indian realty market. It will empower consumers by giving them confidence while making their real estate investments. It imposes strict regulations on how developers conduct their business, and underwent various redrafts aimed at doing this. It is very encouraging that the bill is now a reality. 

Kishor Pate, CMD - Amit Enterprises Housing Ltd: 

The real estate needed the Real Estate Regulatory bill more than any other single piece of legislation, even though GST, the Land Aquisition & Rehabilitation Bill, single window clearance and industry status are by now means of less importance.  The industry has been in express need of an apex body through which all concerns of consumers can be addressed transparently and efficiently. We will now see a radical transformation of the entire residential sector. Strict enforcement of project delivery timelines, verifiable construction quality and assurance of legal clearances will finally become a reality, and the consumer confidence which had all but evaporated will return. It is a most welcome development.

Anil Pharande, Chairman - Pharande Spaces: 

The Indian real estate sector has historically been unregulated and ill-organized. Unfortunately, the unorganized segment has so far represented the largest share of the market, and it is in this segment that consumers have in innumerable cases been held hostage to by unscrupulous practices of ruthless developers. The real estate regulatory bill was drafted with a vision to give clarity and assurance to real estate buyers via various strictures. Now that it has become an enforceable law, it will have a profoundly positive effect on how both domestic and global investors view Indian real estate. More importantly, it will give homebuyers a strong measure of assurance. 

 

Anuj Puri, Chairman & Country Head, JLL India:

The passing of the long-pending Real Estate Regulatory Bill is an unequivocal victory for the Indian real estate sector. Its enactment as a law will almost single-handedly revamp the way the sector works across the board, from developers to end-users and investors, to lending institutions and government agencies involved in the buying and selling of property. It is by far the most decisive step the sector has taken towards transparency and reaching towards the kind of standardized processes, procedures and accountability guidelines that the industry requires to progress.

Harshvardhan Neotia, President, FICCI:

Commenting on the Real Estate Regulatory Bill, Harshvardhan Neotia, President of FICCI, said, “The passing of Real Estate Bill, 2016 in Rajya Sabha is a landmark step towards enhancing the credibility of construction industry by bringing in transparency and accountability in execution of projects. I hope this bill will put in place an effective regulatory mechanism that would safeguard the interest of consumers as well as provide protection against fly by night operators. The passing of bill should enable timely approval and execution of projects which will raise the confidence of consumers and also give a huge boost to the growth of real estate sector.”

Though this is a good beginning after a prolonged delay, the Real Estate Regulation and Development Bill becoming a Law, in a way would prompt buyers to go for purchasing homes without any apprehension of being cheated. This will help the sagging real estate sector to stand up to meet the increase in demand. Though there are still uncertainities like the appointment of regulators   in states and implementation in toto by state governments, the bill in the long term would provide the much-needed impetus to the sector's overall growth.

Also read the article in Press Release Point.

What Has Led To Pune's Affordable Housing Crunch?

Kishor Pate

No discussion about the hottest real estate markets in India today is complete without a generous reference to Pune. In fact, Pune is one of the most-talked-about and desirable places in India to live and work in today. 

People are attracted to this city because of its vibrant job market, the much more clement climate and environment when compared to the neighbouring financial capital Mumbai, and - very importantly - the superior quality and spread of options in housing.

However, there are some important factors that property buyers who are not familiar with Pune should be aware of so that they can make the right choice while buying their homes here. Pune is doubtlessly a marvellous place to live in, but this has over the recent years actually become a problem.

The areas closest to Pune's business district and Information Technology hubs have gained attention for being the most desirable places to buy or rent a home in. However, as the popularity of these areas increased, so did the cost of living. Because these areas are seen as high profile and naturally attract people from the higher income brackets, most of the housing supply there is now in the premium segment. The property rates of such housing also drive those of non-premium housing upward.

It is not only real estate prices which are affected in these locations, but the overall cost of living. The high property prices in these areas mean that shopping outlets, entertainment centers, restaurants and healthcare facilities all have to pay much higher rents. The higher costs are directly passed on to the customers in these catchments. Moreover, because of the overall premium ethos of these locations, they tend to attract retail, hospitals and F&B outlets which cater primarily to high-income customers.   

True, Pune is one of the most vibrant cities because of its high lifestyle quotient, spunky neighbourhoods and Information Technology hubs. Unfortunately, the very residents who made the city this upscale, happening place where everyone wants to live and work are now challenged by the increased property prices and cost of living. In Pune, affordable housing options are becoming fewer and far between.

As a result of the rapidly increasing capital values, housing rents in the most popular areas have also been rising inexorably, and this trend shows no signs of stopping any time soon. Right-priced housing is decreasing because of the swanky new apartment buildings in the more happening locations. Pune's inner locations and those closest to its IT hubs now have no affordable housing left for people to buy, even as the influx of new renters in these limited areas drives up demand and prices for a limited amount of units available for rent.

The only solutions would appear to lie in Pune's far-flung outskirts, where land is still cheap and developers can keep their prices low. However, these areas are also very far from most of the city's workplace hubs, and also lack the kind of support infrastructure that makes decent living possible. Fortunately, Pune still has a small handful of locations which are neither too remote not too costly for budget home buyers.

Among these, Undri in the Southeast of the city and Ambegaon in the South West are two of the best-connected areas which are still receiving a decent supply of affordable housing and also rapid infrastructure deployment. Keshavnagar and Manjri in the East are also still quite affordable, though relatively less enabled in terms of infrastructure. These locations offer home buyers the benefits of rational housing prices as well as very good connectivity in terms of road network, public transport and proximity to good schools, shopping, entertainment and affordable healthcare.

Contributed by -  Kishor Pate, CMD – Amit Enterprises Housing Ltd.

Why Developers Launch Projects Even In Slow Market Conditions

Kishor Pate

Top developers have a strategy of launching new projects even in a slow market, and there is sound logic behind this. There is always demand for residential projects at convenient locations and with good amenities. If the pricing of the project is also in line with what buyers are willing to pay, there is no reason why sales will not be generated. 

Market research confirms that sales are taking place, even if it is at a slower rate. These sales are happening for the right kinds of projects – it is projects in the wrong locations, with fewer or the wrong kinds of amenities and with the wrong pricing that are finding no takers.

As a matter of fact, prices of projects have been showing a gradually decreasing trend over the last one year. Developers are offering lucrative deals and discounts on their projects, thereby helping to create end-user markets rather than just pandering to investors, as had been the trend in the past.

Overall, it can be said that the residential real estate industry has reached its lowest trough both with regard to prices and sales. The only change that can now come to the market is a positive one, and the graph will begin rising upward from here onward, not least of all because the Indian economy has strengthened and will continue to gain in strength going forward.

The government is also extending more support to the real estate industry than ever before, and the cumulative results of these favourable circumstances will definitely be seen from this year onward. With India makes strong strides on the path of development, interest in real estate investment is going to increase steeply over the coming years.

Today, cities still accommodate only about 40% of the population in India. But with increasing economic growth, more and more people will shift to urban areas, spawning more and more demand for homes in all price ranges. Developers who continue to launch their projects even while the market is slow are investing in this future.

If we take a closer look at the unsold inventory of residential real estate in India today, the numbers are undoubtedly large. Nevertheless, there is no shortage of new launches scheduled. In fact, we will see even more residential supply hitting the market in 2016 than we saw in 2015. 

It is pertinent to note that most of the unsold projects in India today are the result of deficient planning on the part of their developers. They have chosen flawed or hopelessly futuristic locations where people are not interested in moving, and/or have included high-end amenities that drive up the overall cost beyond what buyers are willing to pay.

As we embark into 2016, we will see that the new residential launches are more aligned with the existing demand, both in terms of pricing and what they have to offer.

About the Author

Kishor Pate, Chairman & Managing Director of Amit Enterprises Housing Ltd. is the driving force behind one of the most successful real estate development firms in Pune and beyond. Apart from its signature luxury homes towers and premium gated townships, AEHL has also launched highly successful affordable housing projects like Astonia Classic and Colori in Undri and the Mediterranean-style township Astonia Royale in Ambegaon.

Not In My Backyard - NIMBYism In Indian Real Estate

Kishor Pate

NIMBY is not a term we often hear in India, though it is quite a popular word (and a dynamic concept) in the West. That said, NIMBY - an acronym for 'Not In My Back Yard - is definitely an unspoken mind-set when it comes to residential real estate in India.

Basically, 'Nimbys' are residents of a locality of project who are opposed to the implementation of a certain initiative by the Government, industries or private developers in their neighbourhood. Classic examples in the Indian context are flyovers, chemical factories, power plants and in fact any kind of development that could conceivably obstruct the view, disrupt the peace or pollute the air.

 

‘Nimbyism’ does exist in the Indian real estate space, but the choices of opponents to certain developments within their neighbourhoods is generally quite restricted. The Indian real estate space is still largely unorganized, and problems such as encroachment, unauthorized structures and lack of scientific town planning are still the order of the day in most of our cities.

 

The concepts of regulated real estate development and macro-level town planning are beginning to take hold and are, in fact, already operational in cities like Chandigarh, Navi Mumbai and even in Pune. While this evolution is happening against a large backdrop of damage that already been done and is difficult to undo, this does not mean that 'Nimbyism' is a futile and impotent concept in India.

 

In Indian residential real estate, middle-class housing societies – administrative bodies comprised of residents within a registered housing complex – have the right to refuse unscheduled construction within the complex premises. That said, they have little or no control over what happens beyond the compound walls. In cities like Mumbai and Delhi, upscale housing complexes continue to co-exist cheek-to-jowl with slums and slapdash tenements. This is more or less accepted as a reality of life, since slums are often under the political protection.

 

The ultra-luxury segment presents a rather different picture. Indian cities do have their elite pockets, such as Lutyens Zone in Delhi, Nariman Point in Mumbai, Sahakar Nagar in Pune, Jubilee Hills in Hyderabad, and so on. In these areas, residents have a stronger voice over what happens in their immediate neighbourhoods – and they do raise them. This level of influence derives from a combination of factors - including the financial clout of the residents, the fact that the zones themselves are under the purview of stricter-than-usual zoning guidelines.

 

As such, Nimbyism is definitely not a negative concept - in fact, cities like Pune need a larger dose of it. Residents should have a say in what happens in their neighbourhoods. This is especially true if the developments they are opposing are taking place outside of the existing zoning laws and are serious threats to the health, harmony and safety. What is needed is more exacting city planning, which should ideally be part of the overall development plan for the city. Likewise, developers also have a responsibility towards ensuring the sanctity of the residential projects they create.

Article by Kishor Pate, CMD - Amit Enterprises Housing Ltd.

 

About The Author:

 

Kishor Pate, Chairman & Managing Director of Amit Enterprises Housing Limited, is the driving force behind one of the country's most successful real estate development firms in Pune and beyond. AEHL's many projects in Pune include its signature luxury homes towers and premium gated townships in Sahakarnagar and Ambegaon

How to check documents before property purchase

In all property transactions, it is essential to subject all related documents to rigorous scrutiny and verification by a qualified expert in order to ensure that the property has a clear and marketable title, says Kishor Pate, CMD, Amit Enterprises Housing Ltd.

For the purchase or lease of real estate for self-occupation as a home or commercial premises, or as an investment, various factors need to be considered beyond the price and location. 

In the case of properties in new projects by reputed developers, there is no reason to be too stressed about this. However, it can and often does become necessary while purchasing a resale property. One of the most important aspects to verify is the title of such property.

The title verification process should actually begin even before an actual check of documents. For instance, if a person or entity offers a property at a rate which is below the going market value, it is definitely a signal for caution. Owners of property with complicated or defective titles will attempt to pressurize interested parties to buy the asset at short notice by offering a very low price as enticement.

In all property transactions, it is essential to subject all related documents to rigorous scrutiny and verification by a qualified expert in order to ensure that the property has a clear and marketable title. To begin with, a prospective investor needs to establish whether the property on offer is leasehold or freehold, and whether it is fully or jointly owned. Next, the documents creating interest in the property – namely the title papers – must be reviewed.

Depending on the nature of the property or proposed transaction, these include the sale deed, lease deed, conveyance, development agreement and the documents establishing the chronological chain or ownership. The primary intention behind this search is to establish how the owner acquired the property and what kind of rights he or she has over it.

Other documents to be checked are the property card (if available), the 7/12 extract and the Index II. Further, a prospective investor needs to establish whether all the above documents are properly registered in government records, along with any encumbrances such as mortgage or pending litigation.

How A Title Search Is Conducted

An advocate issues a Title Certificate after conducting a search on the title of the property that is intended for purchase. This search will encompass the chain of sale/conveyance agreement, property card, 7/12 extract, Index II and records in the sub registrar’s office. The title certificate states that the property is unencumbered and has a clear, marketable title.

Also to be included in a thorough title search are aspects indicating ‘right of adverse possession’, which means that any person physically holding the property without dispute from the true owner can claim the right of ownership. All this considered, it is advisable to conduct a 30-year title search, or at least a 12-year search.

Public Notice

Though it is not mandatory, there are sometimes reasons for doubt about a resale property or a piece of land with a long history of ownership. In such cases, the intending purchaser or his advocate often issues public notices in newspaper. The practice is to issue two public notices – one in English and the other in the local language of the state – stating that the purchaser or his client has agreed to purchase or negotiate for the purchase of a property from a named vendor. This invites counter-claims in the form of mortgage, charge, lease, lien, easement, gift, trust, etc. against the property to be notified to the buyer or his advocate within a specified time (normally 14 days) with supporting documents.

However, it must be noted that merely giving public notice and not receiving claims from any persons will not bind those who may be real claimant if they were not aware of the public notice. In case of dispute, such public notice will support the buyer’s contention that he is a bona fide purchaser for value without notice of such claim.