Bangalore Real Estate: Greater Bangalore Going Great

Development of peripheral and outer ring road in Bangalore has paved way for real estate development in Greater Bangalore.

Overburdened state of infrastructure in Bangalore and skyrocketing values of residential and commercial properties is yet another reason which has encouraged a slew of corporate houses to shift their base to Greater Bangalore.

The ongoing projects on the highways have resulted in enhanced accessibility and improvement in physical infrastructure at Greater Bangalore. All this has resulted into soaring land prices at Greater Bangalore.

The villages in Greater Bangalore are transforming into townships. Thirty per cent of such development, covering an area of 223.03 sq km, has already taken place.

Property Values

There has been an increase of 20-30% in plot capital values in the last couple of years. Area like Hormavu has already witnessed a skyrocketing increase of 900% in plot values, in the last three years.

A number of projects are planned to come up in greater Bangalore in the coming years. Integrated township projects alone are expected to bring in investments worth Rs 10,000 crore.

Infrastructure boost

To fulfill the requirement of public transport, the Bangalore Metropolitan Transport Corporation has been developing a rapid bus transit system for Greater Bangalore, at the cost of Rs 3,000 crore. To develop the infrastructure and to provide basic facilities of electricity and water amount of Rs 658 crore will be spent.

Real estate market is estimated to witness more than 100 per cent appreciation in near future and any kind of investment being made will result in fruitful gains.

Panchkula Real Estate Leverages Chandigarh’s Success

Chandigarh’s ever growing infrastructure has paved way for development of real estate in neighbouring areas like Panchkula, Mohali, Mullanpur, Zirakpur and DeraBassi. Although, Dera-Bassi and Mullanpur are still sleepy towns lying on Chandigarh’s national highway but land prices here are comparable to those prevalent in Chandigarh’s prime areas.

Panchkula is another case-study in point. Till recently, Panchkula’s only reference was that of being a suburban locality on the outskirts of Chandigarh. The region changed its profile very quietly. Small houses have given way to plush apartments and kothis; villages are fast evolving themselves to become suburban towns. Most villagers have sold their agricultural land to individual buyers or local property builders at skyrocketing prices. Today, who’s who of Haryana owns an abode there. Haryana’s politician, industrialists and rich traders own land banks in most parts of Panchkula.

The capital value for an apartment ranges between Rs 2,600-3,500 per sq ft. The rental values for 3 BHK (Bedroom Hall Kitchen) apartment there range between Rs 8,000-10,000 per month.

Some prominent real estate developers have announced property projects there. Recently, realty giant DLF announced its Garden City Project near Panchkula. This project will spill over 200 acres. The company has claimed to occupy 34 acres and the rest is underway. This residential project would offer 2, 3 and 4 BHK apartments along services like school, club house etc. DLF had earlier built the IT Park in Chandigarh and is thinking of taking on more projects in the region.

Panchkula’s proximity to Chandigarh is its biggest assets. Panchkula is a novel business location for corporate houses and retailers who find it difficult to rent out commercial property in Chandigarh, owing to high rents there. It also offers decent residential options and is easily accessible from Chandigarh.

Property builders are very jubilant with the development there. Suresh Aggarwal, a property broker operating in Panchkula region, says that property segment has never witnessed this boom as it has in present times. He says that the buyer sentiment has changed in the region. Earlier, people bought a house for lodging purposes. Now, people buy flats, apartments or plots for investment purposes as well.

Greater Noida: An Emerging Real Estate Destination

With its metro extensions, expressways, wider highways and availability of land parcels, Greater Noida promises to be the emerging residential destination in the National Capital Region (NCR). About 26.5 million sq ft of housing supply is projected to come up in Greater Noida by 2009-10.

The Taj Expressway, now open to traffic, has brought in higher end-user demand for housing. After rising consistently for three years from 2003 to mid-2006, the Greater Noida property market is stable now. The days when prices doubled every year are long gone. Prices are quite high and investors, many of them having made substantial gains, are heading for the exit. Another reason is that with property rates having risen quite high, investors are heading for other cheaper destinations, such as the Nahar Paar area of Faridabad.

The Greater Noida Authority is revamping the civic amenities and other infrastructural facilities. Much awaited projects like the international airport at Jewar and 160-km long Noida-Agra Taj Expressway will help in the fast-track growth of the Greater Noida.

Level of occupancy in higher-end housing projects in Greater Noida is recorded at around 20-30%, as for HNIs (High Networth Individuals) who buy property in Greater Noida is just for the purpose of investment. Furthermore, due to lack of basic civic amenities, the end-user segment is not ready to shift in these projects. One of important factors responsible for the low occupancy in many of Greater Noida’s sectors is the absence of public transport. At present only those who can afford private vehicles live in Greater Noida.

Most builders are developing premium residential and retail projects in anticipation of the Noida-Greater Noida zone emerging as an IT-ITES hub. These real estate projects in Greater Noida are targeted at higher-level executives from the IT-ITES industry. However, as far as long term prospects of Greater Noida are concerned, the township is very well-planned, and offers clean air and a lot of greenery.

Real Estate Development Software

When people refer to real estate, they mostly refer to ready-to-use residential or commercial complexes. But it can also refer to empty or reclaimed land. Real estate development does not limit itself to construction of an edifice. The entire process includes choosing an appropriate construction site, purchasing the land, and building, marketing and selling the property. To simplify this complex process, a number of developers and realtors use real estate development software.

Real estate development software helps the user review options and calculate the profitability of a future project. It is an important system that can determine the usefulness of a commercial property and evaluate probable development.

It is also useful to analyze profitability for real estate development alliances between different builders and developers.

In its initial days, real estate development software was not as advanced as it is today. At that time, these were simple applications that were created to simplify day-to-day tasks. Over the years, valuable advice from a number of developers and realtors from across the country has been incorporated. This has resulted in real estate development software that caters to every aspect of real estate development.

Field executives, who have a detailed understanding of land development and construction, provide groundbreaking inputs to further improve real estate development software. This software caters to the needs of every specialist in the real estate business.

Updated site reports, development progress and drawbacks are accurately documented. The system studies and maintains records for all possible variables that can be compared. This categorization of data, risks, options and profits provides transparency amongst business associates. The system allows concerned professionals to make changes and instant decisions to facilitate effective real estate development.

Article Source:

Real Estate Development Explained Easily

Many people familiar with the real estate market and industry are very familiar with the term “real estate developer,” and perhaps can even name a few famous ones, from Donald Trump to Alfred Taubman. It would seem that the term itself is very self-explanatory, as real estate developer simply develops or improves real estate.

In reality, the entire concept of realtor development is of course much more complicated than that. Unlike someone that purchase a home to fix it up and resell it, a large-scale or high-end real estate developer often deals in millions or even billions of dollars in investment.

It’s true that a developer may be an individual, but more likely will be a partnership or Limited Liability Company, or even a corporation.

There are two major categories of real estate development activity: land development and building development (also known as project development).

Land developers usually purchase land that is unimproved, meaning that it has yet to have utility connections, roads, any type of grading, and so on. Unimproved means just that, in every case.

Developers then step in and define the “covenants,” which are the context of any future builds and improvements on the land. They also gain “entitlements,” which are legal permissions or permits in order to go ahead with their development plans. Once these covenants and entitlements are in place, the land development can then begin, with earth grading and other land leveling, utility connections, and zoning. Roads are also planned, built, and paved, whether for large cities or just neighborhoods.

Once the land is properly developed, building developers may then step in.

These building developers then have buildings, whether offices, retail, or private homes, planned and built on the land.

Building developers and land developers obviously need to work very closely, as the building developers plans will need to be accommodated by the land developers. For example, the utilities brought in for office buildings are obviously different than those for private homes, as are roads, and everything else.

Some building developers also purchase existing buildings or properties for the purpose of upgrading, remodeling, razing and rebuilding, or otherwise improving whether for sale, or to keep as assets to produce cash flow via rents and other means.

Why develop real estate?

When you really think about it, you realize the great amount of work and obvious risk that is involved in real estate development. Additionally, homes or estates cost a lot of money to purchase and develop (sometimes called “hard costs”), and can sometimes be difficult to sell. Because of these high expenses and difficult sales, and because the return on investment often takes some time, this explains the risk in ownership and development.

So then why choose this as an occupation? One thing to remember is that most real estate development projects are financed with debt leverage, that is, with borrowed funds the proceeds of which are assumed to earn a greater rate of return than the cost of interest.

By using debt leverage rather than personal investment, this cuts the risk tremendously.

How do you actually get wealthy?

And of course for most, the real question is how one actually gets wealthy from home developments if the work is so hard and the risk is so high.

The answer is of course complicated, and certainly there is nothing guaranteed. Many developers have lost as much as they have gained, and the market fluctuates greatly. However, it seems that those who are smart about their investments and developments are the ones that are successful. After all, the entire point of real estate development is much like stock trading – you want to sell the product for more than you paid for it.

Having a true understanding of what makes real estate valuable is key. Make a good decision as to location, upgrades, and the like, and you’re sure to make money. Make bad decisions, and you’ll lose money.

To actually get wealthly then, it pays to do your homework as they say. Purchasing land or buildings on the low end is good, but just because something is affordable doesn’t mean it’s going to turn a profit once it’s developed. There may be a reason why certain areas are undeveloped or certain buildings are up for sale.

Quite often, when people begin to invest in commercial real estate, they begin small. They may acquire a single family dwelling, a duplex or maybe even a small apartment building. In order to keep continue the commercial investment game; you have to keep moving property. In fact, if you do not grow, you will eventually find that your bank can no longer help you because you have maxed out your investment portfolio. Taking too long to develop can be a death sentence in the game.

Additionally, staying on top of trends in the real estate market is also crucial. Population shifts can greatly affect the outcome of a development project. When the populace is moving out, it makes no sense to develop new property or refurbish old ones – who will buy the property is everyone is moving away? And, who will buy your developed land if all builders are unable to sell their current properties and are looking at other areas? Sun Tzu, author of “The Art of War,” said, “By taking into account the unfavorable factors, he [the soldier] may avoid possible disasters.” This point can obviously apply to real estate development and eventual sales. Being wise about potential problems with any one area or development deal can help avert monetary disaster.

To actually get wealthy from real estate development, it takes some skill and effort to stay ahead of the game, and the ability to organize all the steps needed, as well as to delay profits. However, with a bit of work and study, it can pay off. Development has long proven to be one of the most profitable areas of business that’s around – if you have the patience to play the game right.

Article Source:

The opportunity for the real estate industry starts with the people on the ground

Design Mission Africa, organised by IDE Consulting Services, is currently under way at the Sandton Convention Centre, bringing together stakeholders of the real estate industry to solve trade challenges, discuss sustainability issues and encourage investment. Three key points covered over the two days include efficient building measures, visual appeal and quality standards in terms of product and process.
The first day of the summit saw Nana Kwame Bediako, President, founder and CEO of Pretonia City (the first energy city in Africa) and WondaWorld Estates in Ghana deliver a keynote address on ‘Creating the new Africa: How the establishment of symbiotic relationships between industries will enable Africa to redefine real estate development’. He mentioned five things developers need to consider at the beginning of a project, namely location, city and property management, industrialisation, innovation, and gentrification. The key takeaway was to start at the end user’s needs – to live, work, play and pray – and develop around the community’s lifestyle. “First sell the lifestyle,” he said. “Then think about the development.”

(c) dzmitri mikhaltsow –
(c) dzmitri mikhaltsow –

Adding to the keynote, a panel discussion on ‘Exploring new opportunities and benefits for improving buildings environmental performance in Africa’ featured Mike Aldous from Green Building and Sustainability Services, Shiree Darley of Darley Interior Architectural Design (DIAD), and Vere Shaba of Shaba Green Building Solutions.

Darley also emphasised the importance of being involved from the beginning, and similarly for Aldous, the focus is on having an integrated efficiency outlook, looking at buildings holistically over the course of their lifespan.

Sustainability challenges

Darley has seen an increased awareness around sustainability and green spaces as living environments. “The focus has moved towards the whole package,” and the value is in the building’s durability and longevity, she said.

A major challenge is that it’s more expensive to be green. “Developers shouldn’t be penalised for creating a green product,” which is what’s happening now. Instead, they should be rewarded, said Darley, pertaining to the support of manufacturers and suppliers to keep costs down where possible, policies to be put in place, and government incentives, or “we will have to find new ways to implement our visions”.

Aldous believes there’s a huge benefit to having a framework to guide your sustainability objectives. He suggests implementing policy at a baseline, and thinks that having a list of minimum requirements would raise the bar.

Knowledge and sponsorship are other major barriers, added Shaba. There needs to be a mind shift – an understanding that the benefits outweigh the percentage of expenditure on sustainable materials in the long-term.

Back to Darley’s point of being brought in from the beginning, Shaba thinks it would be more cost effective if the greening process is implemented from the conceptual stage. She believes that if consultants are first informed of the client’s needs, then the industry would catch up. “The opportunity really starts at the client’s end,” she said, and in this way, people can contribute to their own sustainability.

Cape Town’s Voortrekker Road Corridor project discussed at African Real Estate & Infrastructure Summit

The Voortrekker Road Corridor offers a unique opportunity to invest in the urban core of Cape Town in one of its most important transit-oriented development corridors, taking advantage of the central location and extensive public transport infrastructure,” according to Councillor Johan van der Merwe, the City of Cape Town’s Mayoral Committee Member for Energy, Environmental and Spatial Planning. The City of Cape Town will present its Voortrekker Road Corridor: Strategy and Investment Plan at the upcoming African Real Estate & Infrastructure Summit at the Mother City’s CTICC from 2-3 November.

Cape Town’s Voortrekker Road Corridor project discussed at African Real Estate & Infrastructure Summit
The presentation, which is open to industry professionals, forms part of an exciting line-up of high-level representatives from leading African cities, including Cape Town, Johannesburg, Nairobi, Dar es Salaam, Lusaka and Kampala, who will showcase the investment and development opportunities offered by their cities’ Urban Development Plans or specific major infrastructure projects.

“The City has spent in excess of R300 million on infrastructure investments,” says Councillor van der Merwe, “which are directly serving the corridor and significantly more on bulk infrastructure that contributes towards the corridor. One of the key infrastructure investments that we are making is providing financing to PRASA to undertake a study to develop a plan of improvements/upgrades to this important rail corridor.”

He foresees the main challenges to be “urban management, which includes crime, grime and maintenance, which is a key issue within the corridor. Solving this challenge is key to attracting investors to the area. We see the solution to this challenge emanating from the continuation and further development of partnerships between the City, the Greater Tygerberg Partnership, city improvement districts, land owners, business operators, civic organisations and residents. In addition to this partnership approach, we are working with the City improvement districts and the Greater Tygerberg Partnership to provide additional services in key locations.”

Cape Town’s Voortrekker Road Corridor project discussed at African Real Estate & Infrastructure Summit

African city of the future

More headline speakers at the African Real Estate & Infrastructure Summit who will also focus on key case studies of visionary city planning, investment opportunities in the commercial and residential real estate sector, the African city of the future and the challenges of urbanisation are:

Tim Harris, CEO, WESGRO
Jean Pierre Elong Mbassi, Secretary General, UCLG-A*
Lord Mayor, Hon. Isaya Mwita Charles, Dar es Salaam
Lekwalo Mosienyane, Director, Business Botswana
Mokena Makeka, Founder & Principal, Makeka Design Lab, South Africa
Kecia Rust, Director & Founder, Centre for Affordable Housing Finance in Africa/Secretariat to the African Union for Housing Finance, UN-Habitat, South Africa
Amine Turki, Secretary General, Africa Union of Architects, Tunisia
Professor Vanessa Watson, School of Architecture, Planning and Geomatics, University of Cape

*UCLG-A: United Cities and Local Governments of Africa

The African Real Estate & Infrastructure Summit will gather the full spectrum of the continent’s real estate sector and will assist African cities and governments to secure international investment for commercial real estate development and infrastructure projects that will contribute to Urban Development Plans (UDPs).

Cape Town’s Voortrekker Road Corridor project discussed at African Real Estate & Infrastructure Summit

The African Real Estate & Infrastructure Summit is organised by Spintelligent, leading Cape Town-based trade exhibition and conference organiser, and the African office of Clarion Events Ltd, based in the UK.

Spintelligent is well known for organising exhibitions and conferences across the continent in the infrastructure, energy, mining, agriculture and education sectors. Longstanding flagship events by Spintelligent include African Utility Week, East African Power Industry Convention (EAPIC), West African Power Industry Convention (WAPIC), Agritech Expo, DRC Mining Week and EduWeek.

The African city of the future

The African Real Estate and Infrastructure Summit in November will gather developers, investors and planners together on the continent to discuss the future of the African city and come up with a unique model that serves the interests of all people on the continent.
Nairobi, Kenya. Image by 123RF
Nairobi, Kenya. Image by 123RF
“New forms of urban planning in African cities seem to be dedicated to transforming them into replicas of Dubai, Shanghai and Singapore,” says Professor Vanessa Watson, of the School of Architecture, Planning and Geomatics, University of Cape Town.

According to Prof Watson, the main challenge of the real estate sector on the continent currently is “to find approaches to real estate development which are not only for the wealthy, and which find architectural and planning approaches which are not simplistic ‘cut and pastes’ of cities elsewhere in the world.”

Watson is part of the speaker line-up at the upcoming African Real Estate and Infrastructure Summit in Cape Town, from 2-3 November 2016, with a contribution that will focus on ‘African cities for sale. Worldclass, smart, eco or just profitable?’

She explains: “Rapid growth of African cities means that urban development is required, but noting that the vast majority of this growth is of poor and unemployed households. The very small urban middle-class offers limited opportunity for real estate aimed high-income households. Finding housing models for lower income households is absolutely possible and offers far greater opportunity.”

Other exciting speakers on the programme include Jose Miranda, regional director Africa, Aurecon, who will be part of a presentation entitled: ‘What makes an $800-billion project in Africa?’ about the international, award-winning General Master Plan for Luanda City (2030 Luanda Plan), outlining the sustainable transformation and development plans; and Albert Smuts, architect and director, Fieldworks Design Group, who is part of a panel discussion on ‘Making African cities of tomorrow inclusive’, at the event next month.

Says Miranda: “Water, energy and sanitation are fundamental needs for all human beings. Preserving Luanda’s natural environment, whilst providing the people of Luanda with a future city they will benefit from, is an important priority to Aurecon within the Luanda City Master Plan or Plano Director Geral Metropolitano de Luanda (PDGML).

“As part of the strategic city and provincial wide infrastructure planning service provided, we attempted to ensure the people of Luanda and surrounds have access to energy, drinkable water, sanitation, and increased waste recycling.”

Smuts says there seems to be a measurable disconnect between the public sector and private sector regarding city planning. “There is very little in the form of readily available land intended for private development within our urban centres, and in turn governmental city planning suffers because of the consequential sprawl.”

He continues: “the rate of urbanisation in Africa far exceeds that of the western world, which means that un-programmed, unprotected open land becomes quickly commoditised. This exacerbates issues associated with the expansion of suburbia and urban sprawl.”

More headline speakers at the African Real Estate and Infrastructure Summit are: Tim Harris, CEO, WESGRO; Jean Pierre Elong Mbassi, secretary general, UCLG-A; Lekwalo Mosienyane, director, Business Botswana; Mokena Makeka, founder and principal, Makeka Design Lab, South Africa; Kecia Rust, director and founder, Centre for Affordable Housing Finance in Africa / Secretariat to the African Union for Housing Finance, UN-Habitat; Amine Turki, secretary general, Africa Union of Architects, Tunisia.

The Summit will gather the full spectrum of the continent’s real estate sector and will assist African cities and governments to secure international investment for commercial real estate development and infrastructure projects that will contribute to Urban Development Plans (UDPs).
The African Real Estate and Infrastructure Summit is organised by Spintelligent and the African office of Clarion Events, based in the UK.

Chelan County Short Subdivision

According to Chelan County/WA a short subdivision aka Short Plat is the division of land into four or fewer lots, plots, sites, parcels, or tracts. note: examples are based on Chelan County Code but, the same principles are used in all counties. Check with your jurisdiction on the different type of subdivision they offer.

This means that if a parcel of land’s zoning allows for division of land, then a person can go through the short plat process and achieve this division. Example: A 10 acre parcel, zoned RR2.5 or 2.5 acre min. lot size, can be short subdivided into four separate lots each with separate parcel numbers. As you can see this can create a tremendous amount of value. Note: Zoning designations can be different in different counties, cities and states, check with a professional or local agencies to find out the current zoning for a specific property.

This process is commonly thought of as dividing a large plat of land but, this same process can be used in Urban areas. Example No. 2 – A 20,000 sq. ft. lot, zoned UR3 (Urban Residential 3) Chelan County WA, can be divided into four, 5,000 sq. ft lots or 7,000 sq. ft. lot with a duplex.

Example 3 – Through your research your calculation determine that you can subdivide into 6 lots based on the zoning and parcel size. Within Chelan County WA you would then have to go through a formal subdivision process. This process will take at least 6-8 weeks longer to complete, require two hearings with the county and a significant increase in development costs i.e. roads, utilities, engineering etc. As you can see the variable cost of developing 2 additional lots may exceed your return.

The advantages of a short plat are reduced application process time, reduced development costs, reduced project risk and earlier return on investment. Check with your county or cities planning department to determine what process is right for your project. Or Contact a professional land use consulting firm to perform a project analysis.

Web Development Companies Of Sydney Fosters Effective Rise In Online Sales

In web technologies Australia have been a frontrunner and it is interesting to note that that this country was first to effectively implement electronic commerce. From real estate to retail sector and from newsagents to the trans-state railways, all have interactive web portals. The web development companies of Sydney are now of have high repute, their reputation is not only limited within Australia but it has spreaded across the planet. The Australian website design and website development companies offer cheap but lucrative solutions.

There are plenty of web site development companies and selection of the proper one is indeed a major job. Selection matters and we all weren’t to get the best web based presence. This is nothing but a common fact that web presence is now must to do business better. In the recent past even after global economic slow down, online trade remained unchanged. There are different stages of web development and it is good idea to have basic overview of the processes that these Sydney web development companies follow.

Foremost the web development companies send the functional consultants to know the client’s requirement better. As the prominent web development and design companies if Sydney focuses high on the client’s expectations, each specification of the client is taken seriously. A close comparison is drawn between the competitor sites to judge the best and innovative way of developing a site. As several tools and software are in use while developing a site, the different options of selection of these tools are provided before the clients. As the client specifies the, the developmental process begins.

In case of any change in use of tools and technologies, the clients are informed immediately. And it is only after the approval from the client’s end, the Sydney web development companies progress. There are several models of system development and the educated Sydney web developers proceed only as per the system development life cycle. In web sites, look and feel matters a lot and the Sydney web development service providers recruit highly skilled and trained designers and developers who have a strong sense of artistry.

In case of web hoisting, the Sydney web development companies offer cheap rates. Often in case of hosting in Linux platform, special rates are provided. For the client’s convenience, different web development companies of Sydney maintain toll free numbers. In case of any urgent requirement the client can punch in these numbers and can inform. So, it can be summarized that the Sydney web development companies offer amazing services at best rates.

There are several companies that offer web based solutions and especially in the city of Sydney, there are plenty of web development companies. Self study along with suggestion from the people who have already taken assistance of these companies can provide a clear insight. This indeed helps to be in the safer side, web development involves investment and a wrong investment without the desired return may be just wastage of bucks.

The community newspapers and the local tabloids might provide information on the different web solution providers of Australia. In Sydney the newsagents may help to obtain a proper newspaper that provides address and details of the different web developers. Still, the final decision making rests upon the shoulder of service seeker.