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University of Mumbai A Project on

"Real Estate Management in Mumbai


(Study on Real estate) (Mumbai Real Estate Association) Submitted By Ansari Shahid Project Guide: Ms Asha Dhumal Semester V Bachelor of Management Studies.

Vikas College of Arts Science and Commerce, Vikroli (East) Mumbai. Year-2012-2013

Declaration
I, Ansari Shahid Shafi Student of Vikas College of T.Y.B.M.S (SEM V) hereby declare that I have completed the project on Real estate Mumbai Study on Real estate in the academic year 2012-2013 the information is true and best of my knowledge.

Ansari Shahid Shafi T.Y.B.M.S (SEM V) Vikas College of Arts, science and Commerce

Acknowledgement

I hereby present report, which I have under taken during my project. I have learnt many aspects about Real estate and this certainly have widened my fact and made a note on it. After observing each and every aspects of real Estate From Various Web sites, News paper and Book. I have tried to put all together in this report which would either appear incomplete or based on incomplete information and not on detailed study. But according to me, this do demand due consideration. I also hereby express my sincere gratitude to our who is my project guide and who had suggested me to do this project. I really thank him for helping me to choose this topic, which I intended to study about. It due to his undaunted support and faith in me that I have been able to complete this project to the best of my efforts.

Mumbai University Vikas College Vikroli (East)

VIKAS COLLEGE OF ARTS, SCIENCE AND COMMERCE


(AFFILIATED TO UNIVERSITY OF MUMBAI)

Kanamvar nagar,Vikroli(E),Mumbai 400 082

BACHELOR OF MANAGEMENT STUDIES (BMS)

CERTIFICATE
This is to certify that Ansari Shahid has satisfactorily carried out the Project work on the topic Real estate for the Vth Semester of T.Y.B.M.S, in academic year 2012-13. Place: __________ Date: ___________

________________ _____________
Signature of Examiner Coordinator

______________________
Principal of Vikas College BMS

Topics: 1.Introduction to Real estate.

2.Development of real estate ,Market Overview. 3.Participants in development. 3.Policy.[Key regulation & FDI Guide lines in Real estate] 4.Management process in Real estate relates to its Functioning. Investment &finance. Funds Generation. Marketing. 5.Swot Ananlysis 6. Awards of real estate. 7.Some of Best ever construction By our Developers of Mumbai. 8.Questionnarie of Real estate by investors And solution from Analyst. 9.Bibliography.

Introduction
Real estate is "Property consisting of land and the buildings on it, along with its natural resources such as crops, minerals, or water; immovable property of this nature; an interest vested in this; (also) an item of real property; (more generally) buildings or housing in general. Also: the business of real estate; the profession of buying, selling, or renting land, buildings or housing." Real estate is a business, not a profession. Real estate is sometimes inaccurately spoken of as a profession, but it is essentially a business. A profession applies science, art or learning to the use of others, the profit to the professor or person applying it being incidental; whereas a business is engaged in primarily for profit, and the profit is to the one engaging in the business. A profession implies professed attainment in special knowledge. A person may engage in business with or without special knowledge and no one else is concerned with the question whether he has any knowledge of the business, because no one else is affected by the result. If he is successful the rewards are his; if he fails he bears the loss. But let him attempt to practice a profession and, if he be unskillful, others are directly affected, and the fact that his reward is diminished thereby is merely incidental to the fact that others suffer.

Definition: According to Jammes Kimsons. A business model is the theory and basic plan, as well as the structure, for operating a business. There are usually many business models in an industry. A model is chosen as a preference of how the owners want to operate, and as a response to their market and customer requirements. Real Estate business models include:

Independent brokerage Real Estate Franchises Associate brokers Flat Fee Commission Percentage Fee-for-service Buyer Brokerage.

2.Development of real estate.


2.1.Introduction. 2.2.Market overview of Real estate. Commercial office. Residential spaces.

2.1.Introduction & purposes.


If we see pictures of Years 2000 Beginning at that time India was totally scares its was undeveloped Nation. An if we see Pictures from 2004 and upto date now India is developing country. lets talk About real estate development in India From 2002-2011. Now in India we can see many of real estate projects in Kinds of. Mall. Commercial office. Retails Space. Multiplex.

Sez development Program has taken place.

Due all this Now India has becoming popular country in World map in Stands in record book due to real estate development. We will see those construction which makes India recordable now in real estate sector. This all was Happen due to LPG[liberalization, Privatization, Globalization].Now Due to real estate development many of Global company/ Banks/Institution are operating their business from India. Examples are: Google India.[Boomerang,Kanakia, Chandivali, powai] Barclays bank.[Chintamani plaza,AK Road,Andheri east] Bank of Kuwait etc.[The capital, BKC]

Bank of Germany.[Logitech park, sakinaka] Pantosh.com[sagar tech plaza,sakinaka] Nexus logistic.[Srishti Plaza,Powai] Jotun International[Ascort center, Sahar road, Andheri east] Blue Dart [Prime corporate Park ,Sahar road, Andheri east]

2.2.Market Overview:
Market overview of Real estate.
Real estate industry is

currently estimated to be US$ 48 billion, with a CAGR of 30 per cent Total economic value estimated to be US$ 40-45 billion accounting for four to five per cent of the

GDP Growth driven primarily by IT/ITeS, growing presence of foreign businesses in India, the globalization of Indian corporates and, the rapidly increasing consumer class providing a huge market potential The real etate sector is in

an early growth stage, can be segmented into residential, commercial, retail and hospitality asset classes Demand-supply gap

across all segments for quality real

Market Overview of commercial space.


Growth Drivers Growth in IT/ITES sector at

30 per cent annually (source: NASSCOM) Significant growth in FDI

Market Structure

Dominated by a few large

national developers with pan-India presence Regional players are

expanding to achieve a Pan-India presence Shift in the type of

operations from Sale Model to lease & maintain model. Segmentation Commercial Space can be classified broadly into Grade A and B Business activity shifting from CBD to SBD and from Tier I to Tier II & III

Outlook Commercial market expected to grow at CAGR of 20 per cent to 22 per cent over the next five years IT/ITeS sector expected to require in excess of 285 million sq. ft of commercial office space by 2012-13.

Market overview of Residential


Growth Drivers Rapid urbanisation: Urban population expected

to touch 590 million by 2030. Decreasing household size: Average increase in number of nuclear families estimated to be over 300 million (middle class population). Increasing working age population (almost 64 per cent

in 16-64 age group). Increasing income levels: per capita GDP increased by 66 per cent in last five years.

Market Structure Highly fragmented and unorganized Regional players are expanding to achieve a Pan-India presence

Segmentation Broad categories include Low cost/Mid market/

Premium housing Luxury segment growing annually at 25-30 per cent.

Outlook Current shortage close to 25 million units, predominantly in middle and low income group Expected to grow at CARG of 18 per cent to 19 per cent upto by 2010 Mortage finance will be increasing penetration into the urban housing. finance sector

3.Participants in development
3.1.Public sector 3.2.Private sector.

3.1.Public sector: public is also participating for development regions. In maharashtra it is named as MHADA/SRA. MHADA: MHADA was established in the year Act 1977 by merging Maharashtra
Housing Board, MBRRB and MSIB. Under MHAD Act, MBRRB and MHB were merged together to form Bombay Housing and Area Development Board. Again in the year 1992 BBRRB was separated as independent board from BHADB. Later Bombay Housing and Area Development Board was renamed as Mumbai Housing and Area Development Board (MHADA). Functions And duties 1. The Authority derives its duties and functions relating to estate management from chapter IV of MHADA Act, 1976. The rules and regulations are framed for this purpose in accordance with the Act. The principal functions of management are: a. Allotment of residential and non-residential tenements and plots. b. Assessment and recovery of lease rent/rent, service charges, hire purchases installments. c. Conveyance of property. d. Allotment of transit tenements and allotment of reconstruction tenements to the occupants/tenants of old/cessed buildings. e. Providing proper amenities and maintenance of common infrastructural services in the colonies. All these functions are performed through field office of Regional Board 2. The Estate Management functions are implemented and monitored at four different levels as follows: a. MHADA : Policy formulation, Reviewing/Monitoring of all functions carried out by regional boards. Policy decision in respect of issue behind the preview of regional board. b. Chief office with estate management departments and zones headed by Dy. CO/EM. : Implementations of policies, preallotment activities and monitoring of estate management functions in respect of post-allotment functions in all the zones under the Board Conveyance of properties. c. Estate Management zone of the board : Activities related with post-allotment work/field works, colonywise documentation, recovery of dues, matters arising headed by estate after allotment like TOT, care taker permissions. Maintain, property register, payment f Municipal water bills, etc. Updating of Rents rolls, initiating actions against defaulters, raising demand, identifying unauthorisedly occupied premises, etc.

d. Rent Collectors : These fields level offices are mainly involved in actual recovery of rent/service charges/hire purchase installments, etc.,

Marketing of Mhada. Marketing in Mhada is done by category and relates to percentage, Category relates to peoples such as: Category Percentage 1.Scheduled Castes including Neo-Buddhists (11%), Schedule Tribes (6%), 20 Nomadic Tribes (1.5%) and Denotified Tribes (1.5%) 2..Journalists 3.Freedom fighters 4.Blind or physical handicapped 2 5.Family person from defence 2 6.Ex service men in public sector 5 7.All sitting and Ex member of parliament 2 8.State government employee at statutory board 5 9.Central government employee retiring in 3 years and staying in staff Quarter 2 10.Government discretion(under regulation16) 2 11.Employee of Authority 2 2.5 2.5

12.Artisit in Drama/Tamasha 2 Total 50%

Some of time this percentage are due some things like:

As regards to the reservations belonging to S.C., S.T., N.T., D.T., can be considered interchangeably if sufficient number of applications are not received in either of the category. But these reservations can be transferred to other categories like general category with the approval of Govt.

Development done By Mhada in Mumbai overview: 1.Slum Development at Dharavi Name P.M.G.P 2.Slum Development at MulundName P.M.G.P 3. Slum Development at Kandivali Name P.M.G.P 4. Powai/Chandivali 5.Kannamwar Nagar(Vikhroli east) 6.Sahakar nagar and subhash Nagar at chembur.

7.Teacher colony Bandra 8.Sahar colony near international airport Andheri 9.Mulund Mitha Nagar/Navaghar road. 10.JVPD Parle. 11.Sundre Nagar Kalina. 12.Dhake colony Andheri. 13.Dhindoshi Goregaon. And many more projects are also in Thane region.

SRA: Slum Rehabilitation Authority ,It was come into existence on

dated as 1/01/1995.By Chief secretary of Maharashtra Named Shri Dinesh Afzalpurkar.It was registered under Maharashtra Regional & Town Planning Act 56 HISTORY
Till 1970: Demolition of slums by treating them as illegal squatters. Slums reappeared. Demolitions termed inhuman by citizenry.

Slum improvement works taken up. Census of slums was carried out in 1976 and I-cards were issued.
1970-1980 : 1980-1990

: Land occupied by slums was given on lease to the slum dwellers. Soft

loans were extended to slum dwellers to take up slum upgradation works. The scheme could be implemented only on non-reserved govt. lands. A new concept was evolved. The underlying land of the slums was treated as a resource. Incentive FSI for constructing tenements for sale in open market was allowed. The profits generated from the sale of these tenements was to be used for cross-subsidising the free houses to the slum dwellers. (Special autonomous authority Slum Rehabilitation Authority was established.)
1990 till date :

Features of Schemes

1. Every slum structure existing prior to 01/01/1995 is treated as protected structure. 2. Every slum dweller whose name appears in the electoral rolls as on 01/01/1995 and who continues to stay in the slum is eligible for rehabilitation. 3. Every eligible residential slum structure is provided with an alternative tenement admeasuring 225.00 sq. ft. preferably at the same site, irrespective of the area of slum structure. 4. Every eligible slum structure that is being used for commercial purposes is granted an alternative tenement having area equal to the structure subject to an upper limit of 225.00 sq. ft. 5. A minimum of 70% of eligible slum dwellers in a slum pocket come together to form a co-operative housing society for implementation of Slum Rehabilitation Scheme. (SRS) 6. The underlying land is used as a resource for the SRS. 7. The slum dwellers appoint a developer for execution of SRS. 8. The developer puts in resources in the form of money, men and material for construction of free houses for the slum dwellers. 9. The developer is compensated for his efforts in the form of free sale component. 10. The developers are allowed to construct tenements for sale in the open market. The area allowed for sale in the open market is equal to the area of tenements constructed for Rehabilitation of slum dwellers. 11. Floor Space Index (known as FAR elsewhere) upto 2.5 is allowed for SRS. 12. The developer is required to construct the rehabilitation tenements on the plot itself. The balance FSI left is allowed for construction of free sale tenements. 13. The spill over entitlement to the developer is permissible for sale in the form of transferable development right in the open market. These transferable rights

can be utilised on other non slum pockets subject to the provisions of D. C. Regulations. 14. The plots which are reserved for public purposes and which are over run by slums can also be taken up for implementation of a Slum Rehabilitation Scheme. 15. In case of plots reserved for unbuildable reservations, 33% of the reservation area is left free for the intended reservation. 16. In case of plots reserved for buildable reservations, a certain predetermined proportion of the permissible built up area is to be constructed as per the requirement of user agency and handed over free of cost to the city administration as a part of SRS. 17. Slum Rehabilitation Authority is designated as a local planning authority to provide all the requisite approvals for SRS under one roof. The authority is mandated to act as a facilitating agency for implementation of SRS. 18. Along with the free rehabilitation tenements the developers also have to provide space for amenities like a creche (Balwadi), society office, welfare centre. 19. Facilitating measure in the form of additional 5% incentive commercial area is available to the projects being implemented by either a society of slum dwellers directly or a NGO.

Process Of SRA:

Initial Stage All slum dwellers residing on the plot prior to 1/1/1995 and are in use of the structure are eligible for rehabilitation. 1. At least 70% of the slum dwellers in a slum unite under a slum dwellers cooperative housing society. 2. They appoint a chief promoter. Collect share capital of Rs. 50/- per member and Re. 1/- as entrance fee. This is then deposited in the name of the proposed housing society in the Mumbai district central co-operative/ Maharashtra State co-operative bank ltd. 3. Documents regarding the title of the land are collected by the society. The plot is got measured and the slum structures are properly demarcated. 4. Survey of structures on the plot is carried out and the structures are numbered on the plan. A table of house number as per plan and the name of the occupant is prepared. 5. A suitable developer is appointed by the society by a general body resolution. The developer appoints professionals like Architect/ Licensed surveyor; Structural engineer; etc. 6. The developer enters into individual agreements with all the slum dwellers agreeing to participate in the scheme. 7. A proposal enclosing requisite plans; annexures and documents is submitted by the architect to SRA. Second Stage 1. Initial scrutiny of the proposal is carried out by the concerned sub-engineer. It is ensured that all requisite documents are submitted along with the proposal. 2. If the proposal is in order, the amount of scrutiny fee to be paid is worked out by the sub-engineer. 3. The scrutiny is paid by the developer. 4. Annexure II is forwarded to the competent authority for certification. 5. Annexure III is simultaneously forwarded to the financial wing for scrutiny. 6. Annexure I is scrutinized by the engineering wing. 7. After Annexure II & III are certified by the competent authorities, approvals to LOI, layout. Intimation of Approval and commencement certificate to the first building for work upto plinth are processed. Endeavor is made to issue all these four approvals at one go, at-least for the first rehabilitation building.

Third Stage 1. The society draws lots for allotment of the tenements to the members who are ready to participate in the scheme. Draw for the non- participating members from the remaining tenements is also drawn. 2. The developer arranges for transit accommodation to the slum dwellers, which can be either on-site or off site, as mutually agreed between the slum dwellers and the developers. 3. In case the developer has difficulty in arranging for suitable transit accommodation, due to site constraints, SRA extends all help to the developers to locate suitable site in the vicinity for construction of transit camps and helps to obtain permissions from concerned authorities for the same. In case no suitable site is available in the vicinity, transit camps of MHADA, MMRDA, etc can be taken on rental basis by the developers.SRA extends all possible help for obtaining these transit tenements from these authorities. 4. Draw of lots for allotment of transit tenements is drawn. 5. The slum dwellers are shifted to the transit camps and their hutments demolished. The slum dwellers who do not agree to participate in the scheme are given notice by the society staling the allotment details and requesting them to participate in the scheme. 6. If these members do not agree to participate within 15 days of the approval of the proposal, they are physically evicted from the site under the provisions of Sec 33 & 38 of Maharashtra Slum Areas (Improvement, Clearance and Redevelopment) Act, 1971, to ensure that there is no obstruction to the scheme. 7. After demolition of the structures, work upto plinth is completed. 8. After checking the plinth dimensions, further permission to carry out construction beyond plinth is granted. Fourth Stage 1. Plans for the further buildings both for sale and rehabilitation are then approved. 2. Building permissions for the sale buildings are given in the proportion of the permissions given to the rehabilitation buildings. 3. Upon completion of rehabilitation building/ wing, list of allotment is drawn up. The allotment is done in the joint name of the head of the household and the spouse.

4. Building

completion

certificate

is

submitted

by

the

architect.

5. After checking of the building and compliance of the IOA conditions Occupation permission to the building is granted. The slum dwellers as per the allotment list are given possession of the tenements. 6. SRA issues identity cards to the slum dwellers.

Fifth Stage 1. Further construction of the remaining building/s is then taken up.

2. Further building permissions as well as occupation permissions to the buildings is then granted in due course. 3. Upon completion of the last buildings in the layout, the underlying land is transferred on lease to the society of slum dwellers. In case of Government lands, the lease rent is nominal. 4. Separate property cards for the rehabilitation building plot and the sale building plot as well as for the reservation plots to be handed over are prepared. SRA acts as facilitating agency in case of any difficulty with the revenue authorities.

3.2b.Private sector. Basically private sector are also working for development of Mumbai but they are working in near by location such as Panvel, Thane, Vasai, etc Development participants are: 1.Lodha Group of Companies. 2.Indiabulls 3.Marathon. 4.Rustomjee Group of builders. 6.Godrej Developers. 7.Nirmal Group of companies. 8.TATA housing and development.

4.Allotment of FDI in India.


4.1.Introduction. 4.2.Policy 4.3. Experience.

4.1.Introduction; India of today can be acknowledged as the one of the fastest growing economy in the world and in this current economic status, real estate has emerged as one of the most appealing investment areas for domestic as well as foreign investors. And this high growth curve in the real estate sector owes some credit to a booming economy and liberalized Foreign Direct Investments (FDI) regime in the real estate sector. In 2003-04, India received total FDI inflow of US$ 2.70 billion, of which only 4.5% was committed to real estate sector. In 2004-05 this increased to US$ 3.75 billion of which, the real estate shares was 10.6%. However, in 2005-06, while total FDIs in India were estimated at US$ 5.46 billion, the real estate share in them was around 16%. The Study, nevertheless projects that in 2006-07, total FDIs will touch about US$ 8 billion in which the real estate share is estimated to be about 26.5%. In FY2010 the FDI of real estate is touch to US$27 billion.And its likely to be reach US$ 40 billion dollar in FY2015-16. The Government of India in March 2005 amended existing norms to allow 100 per cent FDI in the construction business. This liberalization act cleared the path for foreign investment to meet the demand into development of the commercial and residential real estate sectors. It has also encouraged several large financial firms and private equity funds to launch exclusive funds targeting the Indian real estate sector. Until now, only Non Resident Indians (NRIs) and Persons of Indian Origin (PIOs) were permitted to invest in the housing and the real estate sectors. Foreign investors other than NRIs were allowed to invest only in development of integrated townships and settlements either through a wholly owned subsidiary or through a joint venture company in India along with a local partner. Some of the foreign players who have already tied up with Indian real estate developers are: Lee Kim Tah Holdings, CESMA International Pvt Ltd., Evan Lim, and Keppel Land from Singapore, Salim Group from Indonesia, Edaw Ltd., from USA,

Emaar Group from Dubai, IJM, Ho Hup Construction Co., from Malaysia etc.

Today if see percentage of investment of FDI as country wise are. Dubai Have invested US$9.75billion. USA Have invested US$2.55billion. Singapore Have invested US$5.62 billion. Indonesia Have invested US$5.02 billion. Japan Have invested US$2.62 billion. Malaysia have invested US$3.22 billion. And rest on investment are from different continent.

4.2.Policy:

Key regulations for FDI in real estate in India


Guidelines for FDI In Real Estate in India Conditions for Investment Minimum capitalization of US$ 10 million for wholly owned subsidiaries & US$ five million for joint ventures with Indian partners Infusion of funds within six months of commencement of business Original investment cannot be

repatriated before a period of three years from completion of minimum capitalization. Investor may be permitted to exit earlier with prior Government approval.

Miscellaneous Conditions Investor not permitted to sell undeveloped plots Project to conform to norms

and standards laid down by respective State authorities Investor responsible for obtaining all necessary approvals as prescribed under applicable rules/ by-Iaws/regulations of the State Concerned Authority to

monitor compliance of above conditions by developer.

4.3Experience of FDI.

Key Highlights
Several global investors and developers keen on investing in India. FDI inflows estimated to be US$ 33.35 billion in FY2012 and, US$ 7.5 billion in the first five months of FY2008. FDI in the sector touch US$ 27 billion in 2010. US$ projects Majority of the direct investment is from West Asia with overall commitment of US$ 9.7 billion from Dubai-based developers. Further, investors from US keen interest with launch of several real estate Funds. Majority of the direct investment is from West Asia with overall commitment of US$ 9.7 billion 16.3 billion FDI committed for real estate

and Europe have shown

from Dubai based developers Further, investor from USA and Europe have shown keen interest with the launch of several RE funds

5.Management process in Real estate relates to its Functioning.


5.1.Investment &finance. 5.2.Funds Generation. 5.3.Marketing.

5.1.Investments & Finance.


5.1.a.Define& Types. 5.1.b.Investment as per Realtors/Developers. 5.1.c.Investment as per investors. 5.1.d.EgCalculations of investment returs.

5.1.a.Define:
Real estate that generates income or is otherwise intended for investment purposes rather than as a primary residence. It is common for investors to own multiple pieces of real estate, one of which serves as a primary residence, while the others are used to generate rental income and profits through price appreciation. The tax implications for investment real estate are often different than those for residential real estate. Types: Investment in Residential properties. Investment in Commercial properties. Investment in Industrial properties. Investment In Retails. And in this project I am focusing on Commercial and residential.

5.1.b.Investment in real estate as per realtors/ developers Investment in real estate as per realtors/ developers is their business. And they invest in this after scrutiny of property in which they are investing .Most of realtors are investing[purchasing] open land, undertakes redevelopment projects, or Direct purchasing of property for development of their projects, to earn profit. In today scenario each every developers are focusing on cities area to raise their projects. But some of finance institution, Big MNC look after for investment in under developed area, here we have examples of; Tata & sons taken development projects of Panvel and near by Mumbai area. Indiabulls Finance institution has also taken development projects of Panvel and near by Mumbai area. Before Investments they look after the type for development should Under take. Because investment in real estate is not direct profit earning in this comparative study have to be done, relates to property, structure of property after investing in land what kind of structure should be done, and how much extras investment is required to set up structures.In this most of government intervention is their.An work which they have to conclude their it should be as per regulation of government Act which was passed.

Now this days in each and every field experts are their.And even developers have experts peoples to attain their work. But for appointing those people investment is also required. In each and every process for structuring , developers required finance for investment such, For Architecture, Labours, material etc. This all investment is indirect as compare to local investing peoples. After completion of project or at time of contrition of project developers are sold it to peoples who required for investment or for peoples those who look for self stay.

5.1.c.Investment as per investors. Investors are person those who invest in property to generate their income. Its not like that to generate profit. Its not their business but its kind of income generating process for them.They do investment of money to convert it into a kind of capital. They also do comparative study for investment in real estate type. Such as: Residential real estate investments are properties such as houses, apartment buildings, townhouses, and vacation houses where a person or family pays you to live in the property. The length of their stay is based upon the rental agreement, or lease agreement. Commercial real estate investments consist mostly of office buildings. If you were to take some of your savings and construct a small building with individual offices, you could lease them out to companies and small business owners, who would pay you rent to use the property. Industrial real estate investments consist of storage units, car washes and other special purpose real estate that generates sales from customers who temporarily use the facility. Industrial real estate investments often have significant "fee" and "service" revenue streams, such as adding coin-operated vacuum cleaners at a car wash, to increase the return on investment for the owner. Retail real estate investments consist of shopping malls, strip malls, and other retail storefronts. In some cases, the landlord also receives a percentage of sales generated by the tenant store in addition to a base rent to incentivize them to keep the property in top-notch condition.

If we see investment in real estate in year 2007-2011 Increase by 30 times more. Due to availability of fundings and finance. As if we compare the investment in commercial property with residential property is more in year 2008.

But if we compare today market in investment side investment in residential is High but not more just 10 times. Before investing in any property investor look after all the out going expenses, Such as taxes, maintain of property, returns from investment, at what time we will recover our investment .A investors look that after all expenses he should at least recover 8.5% each year. If the investment is done by taking loans but they have to look after the EMI also.

5.2..Funds Generating.

5.2.a.Relates to developers. Banks Financial institution Other Source With some of examples.

5.2.b.Relates to investors or peoples. Banks. Financial institution.

5.2.a.Relates to developers.

Banks.
Banks provide funds for development of land to developers. But rate of interest is matters as per development and current rate of that land on which the bank has given the loan. Eg. If the bank has given loan Rs200cr to developer as loan or funds for that project development. For interest rate Bank will look after the whole design structure of investment and returns from that project. If the project is of 25 storey residential project with an all amenity.And developers is going to sell it on Rs5cr for per floor than bank will going to charge 4% on it. And Amount of interest is not fixed on base amount amount , As market is always raising than amount generation for bank is also increasing. Than bank charge that 4% rate on Rs 6cr if developers is selling it on Rs 6cr. Percentage is fixed but amount is not fixed as on base amount . As it has mention above. Some of time many of bank come with joint venture in real estate as ratio of 60:40.In this there is profit for both venture . Bearer of land is Developer and investment for development is funded by Banks as partner.

E.g. On going project of Runwal builders in central Mumbai. In which they have joint venture with HDFC ERGO.

Name of Such banks those who provide loans are. SBI[State Bank of INDIA] HDFC[Housing Development Finance Corporation] AXIS Bank etc.

Financial Institution.
Financial Institution provide funds for development of land to developers as like Banks. But rate of interest is not as like bank is charging. Its fixed as like home loan. E.g. If the has Financial Institution given loan Rs200cr to developer as loan or funds for that project development. Than they charge interest on that base amount only as which they had provided to developers. Basically Financial institution charge 6-8% of interest it depends on amount ask for loan.

Some of Giants Financial institution OF INDIA are: INDIA BULLS FINANCIAL INSTITUTION PVT LMTD. DHFL PVT LTD.[DEWAN HOUSING AND FINANCE LOAN].

Other source
Many of Developers have other source for funding there project which creates tax benefits for them. Developers are not only based in real estate sectors as their business they many other business as like Hotels, Multiplex, Hospitality, Schools learning centre etc.

Eg. of some of giants players in Indian real estate.

1.K Raheja group of companies.

Basically K Raheja is from real estate sector in India But now they have many others business to provide a fundings at their real estate projects as like hotels and hospitality,named as: Ramada Hotels at Powai Mumbai. Ramada Plaza at Juhu in Mumbai. The Retreat hotels & convention centre at MADH in Mumbai. The Carlton at kodaikanal in Tamil Nadu.

2.Kanakia Construction PVT LTD.

Kanakia is from real estate sector in India But now they have many others business to provide a fundings at their real estate projects as like Multiplex and hospitality, Schools, named as: RBK International School at Delhi. Cinemax Theatre in Mumbai [Ghatkopar,Andheri] also in Gujrat.

Courtyarrd Marriott 5 star hotel at Andheri east Mumbai also in Goa, Lucknow, Ahmedabad.

3.Kalpataru Construction PVT LTD.

Kalpataru is from real estate sector in India But now they have many others business to provide a fundings at their real estate projects as hospitality and Schools, named as: Kalpataru institute of technology in Tiptur at Karnataka.

4.Oberoi Realty PVT LTD.

Oberoi group are basically from Hotels and hospitality but now they entered in real estate sector also and they generate funds from their hotels and many other business for real estate. Hotels are named as: The Oberoi Grand, Kolkata. Wildflower Hall, Shimla in the Himalayas. The Oberoi hotels, Lombok in Indonesia. Meena house oberoi at cairo in EGYPT.

5.Hiranandani Construction PVT LTD.

Hiranandani is from real estate sector in India But now they have many others business to provide a fundings at their real estate projects as hospitality and Schools, named as: RODAS ECOTEL at Powai in Mumbai. Joint venture Hilton and Hyatt for hotels at Chennai.

5.2.b.Relates to investors Banks: Banks provide loan to investor for purchasing a real estate property on behalf of mortgage, securities etc. Before providing loan bank look after earning capacity of person, is He/She is capable to repay the amount or not .Today many of banks have tie up with the developers or builders for providing loans to investors. This tie ups are advantage for both developers and Banks. Some of Banks those who provide loans or mortgage. ICICI Bank. HDFC Bank. SBI Bank. AXIS Bank. BANK OF BARODA. PMC Bank[Punjab Maharashtra Co-operative. ]

Financial Institution:
developers/ builders.

Its as same like banks who provide loan

or mortgage to people/ investors. It also have tie-ups with

Some of Institution those who provide loans or mortgage. INDIA BULLS FINANCIAL INSTITUTION PVT LMTD. DHFL PVT LTD.[DEWAN HOUSING AND FINANCE LOAN].

5.3.Marketing in real estate


In real estate Marketing are done by 5 methods. 4.3.a.Magazines & News paper 4.3.b..Electronic Advertising 4.3.c. International Marketing . 4.3.d.Outdoor advertising.

5.3.a.Magazines And Newspaper Advertising.


Magazines and newspaper advertising is Common type of advertising for each and every Business. Advertising in newspapers and
magazines can be hugely expensive but isn't always justified by the results. This article shows you how to get the most out of the media.

Anyone could be forgiven for thinking that newspaper or magazine advertising is a sure-fire way of achieving enquiries and sales. A quick glance though any publication shows the massive volume of advertisers. Its tempting to think; place an advert, and theyll come. Unfortunately the reality is very different. Look through that same newspaper and think about how many adverts are actually noticed. Of those noticed, how many are read and subsequently acted upon? Very little. Newspaper uses for Advertising are: Times of India. Accommodation times. Hindustan times. Basically advertisement are done on specific day Such as Friday to Sunday. Because people are quite free from there work and they will look after this.

Advantages for real estate.


Affordability

Newspaper advertising costs less per thousand readers than TV, direct mail and radio advertising. Newspaper campaigns require no out-of-pocket costs for creative materials. Well even build your ad for free. Newspaper campaigns can be tailored to any budget. The medium offers a variety of ad sizes to fit your budget ad goals, from a onecolumn-inch ad to two full-page ads side by side called a doubletruck. Because newspaper advertising is so affordable, it is an ideal medium to build top of mind awareness with frequency campaigns.

Flexibility & timeliness

Newspapers offer enormous flexibility in content, design, placement and frequency. Plus, newspapers are a rapid response medium you can refine your message or change your whole campaign in just two days. Ads can be almost any size and shape, including L-shapes and wraparounds. Add color to make your ad pop off the page. With newspaper advertising, you can easily schedule a campaign around your key selling cycle. Short lead times make it possible to change your messages quickly to respond to real-world events and opportunities.

Impact and effectiveness


Newspaper advertising has proven its effectiveness over time. Readers look for and forward to ads in newspapers, whereas they often resent advertising in other media. Readers rely on newspapers for shopping information more than other media. Combining text and visuals, well-designed newspaper ads engage your customers on many levels emotional and intellectual. Newspaper ad design is versatile. You can use blockbuster spreads to command attention. Newspaper ads have the ability to communicate lengthy, complex or detailed information and descriptions. Regular weekly sections offer opportunities to target like-minded readers in an environment that supports your message. Occasional special publications reach even more like-minded readers.

Newspaper advertising is more trusted than many other forms of advertising.

5.3.b.Electronic Advertising or E-commerce. Meaning: A type of business model, or segment of a larger business model, that
enables a firm or individual to conduct business over an electronic network, typically the internet. Electronic commerce operates in all four of the major market segments: business to business, business to consumer, consumer to consumer and consumer to business. For e commerce advertising Real estate company appoint a E commerce company such as: Magicbricks:

This company rates Indias no property site. Magicbricks is part of Times Group Profile Times Business Solutions launched MagicBricks.com in August '06, as a platform to bring together property seekers and sellers in the real estate industry. Within three months of its launch, MagicBricks.com achieved the status of being the No.1 property portal in India. With its revolutionary next-gen services customized specifically to address the real estate industry it has consolidated its position as the leader in the sector. MagicBricks.com provides a common platform for all users, and provides a space for property buyers & sellers to locate properties of interest and source information about all property related issues in a transparent and unambiguous process. MagicBricks.com offers a pan - India coverage of over 800,000 listings, showcasing the Indian real-estate market. MagicBricks.com currently records over 10 million page-views per month, and comes packed with a host of tools, never witnessed before by Real-Estate Industry including Location Map Service, Email Alerts, Exclusive developer Micro-Sites, Virtual Walkthroughs, Rent Zone, etc.

Brix Research is MagicBricks.com's Research and Analysis wing that constantly monitors the property and real-estate market in the country, providing insights, impact assessment reports, official forms, legal & taxation expertise and realty rates to MagicBricks.com users.With such offerings, it is evident MagicBricks.com retains its leadership position with over 6 lakh registered users, including over 65,000 real estate agents and more than 13,000 builders having their presence on the site.

99acres.com,:

This company rates 2nd level in Real estate advertising. Its part of Info edge [P] ltd. Profile of company : 99acres.com is an internet portal dedicated to meet every aspect of the consumers needs in the real estate industry. It is a forum where Developers, buyers, sellers and brokers can exchange information, quickly, effectively and inexpensively.

India property: This company is part of consim India Pvt ltd.

Makaan.com :

Its kind of real estarte consultant but they also advertise the real estate projects.

Profile, Competent consultants is India's online brokerage for Real Estate. We are
providing anything and everything to do with real estate under one roof. We provide services to customers starting from property selection, site visit, booking, documentation, home-loan and after-sales service. Additionally, we provide regular customer service by ensuring payment reminders, door-2-door payment collection and delivery, document delivery, etc. Our quality services include the assistance in identifying the customer needs, offering a suitable product, arranging a buyer or seller, a tenant or a landlord, negotiations & finalizing deals, documentation, assistance in bank finance etc. Our main goal is to understand and recognize the needs of our clients and fulfill their requirements at our best level. Our aim is to be the most service oriented, independent and professional real estates consultants that's why we spend time with our clients to understand their needs. Advantages Of E-commerce.

Faster buying/selling procedure, as well as easy to find products. Buying/selling 24/7. More reach to customers, there is no theoretical geographic limitations. Low operational costs and better quality of services. No need of physical company set-ups. Easy to start and manage a business. Customers can easily select products from different providers without moving around physically.

5.3.c.International advertising. Define: International advertising entails dissemination of a commercial message to target audiences in more than one country. Target audiences differ from country to country in terms of how they perceive or interpret symbols or stimuli, respond to humor or emotional appeals, as well as in levels of literacy and languages spoken. How the advertising function is organized also varies. In some cases, multinational firms centralize advertising decisions and budgets and use the same or a limited number of agencies worldwide. In other cases, budgets are decentralized and placed in the hands of local subsidiaries, resulting in greater use of local advertising agencies. International advertising can, therefore, be viewed as a communication process that takes place in multiple cultures that differ in terms of values, communication styles, and consumption patterns. International advertising is also a business activity involving advertisers and the advertising agencies that create ads and buy media in different countries. The sum total of these activities constitutes a worldwide industry that is growing in importance. International advertising is also a major force that both reflects social values, and propagates certain values worldwide.
Real estate company also do Marketing at international level by appointing international marketing company such as: Knight Frank. Remax Internatioinal . RICS international Marketing.

Lets have some overview of this marketing company one by one.

Knight Frank;

Knight Frank was formed in 1896 and transferred to a Limited Liability Partnership in 2003. Knight Frank represent the highest standards of quality and integrity in global property transactional, management and advisory services. Our reputation for uncompromising professionalism in everything we do is earned day in and day out serving our clients and earning their trust. Knight Frank & Rutley was founded in 1896 as a valuations, surveying and auctions business. Its first sale was held on 23 April at Conduit Street in London. Since then, Knight Frank has grown to become the worlds largest privately owned global property agency and consultancy. Today it is widely regarded throughout the world as the firm of choice for high quality commercial and residential property. In the 1960s the firm expanded into Europe, and in the decades that followed, acquired offices in Asia-Pacific and Middle East, Australia, Africa and the Caribbean. Its global network, including US based Newmark Knight Frank, encompasses 207 offices in 43 countries across six continents. It is Operating as a Limited Liability Partnership, the firms 59 Proprietary Partners are free to run the business in such a way that has led to sustained success and a corporate culture that helps it recruit and retain the best people who are the essence of the firm.

RICS Asia[The mark of property professionalism]

RICS (Royal Institution of Chartered Surveyors) is the mark of property professionalism worldwide. It covers all aspects of property, construction and associated environmental issues. RICS has 140,000 members globally and represents, regulates and promotes the work of property professionals throughout 146 countries.

RICS membership offers a wealth of opportunities to network, develop business opportunities and make contact with like-minded professionals both in your own country and around the globe. It's your opportunity to join other property professionals who are involved in shaping our world.

Jones Lang Laselle:

Jones Lang LaSalle is a financial and professional services firm specializing in real estate service The firm offers integrated services delivered by expert teams worldwide to clients seeking increased value by owning, occupying or investing in real estate. With 2010 global revenue of more than USD 2.9 billion, Jones Lang LaSalle serves clients in 70 countries from more than 1,000 locations worldwide, including 200 corporate offices. The firm is an industry leader in property and corporate facility management services, with a portfolio of approximately 1.8 billion square feet worldwide. LaSalle Investment Management, the companys investment management business, is one of the worlds largest and most diverse in real estate with USD 45.3 billion of assets under management.

Jones Lang LaSalle has over 50 years of experience in Asia Pacific, with over 19,700 employees operating in 78 offices in 13 countries across the region. The firm was named the Best Property Consultancy in Asia Pacific at 'The Asia Pacific Property Awards 2011 in association with Bloomberg Television'.

Remax International

Remax is operating in 73 countries across world consisting of 105 regions. That's how we are able to offer unique levels of

customer service and provide access to real estate resources not available anywhere else. RE/MAX - real estate brokers and marketers in India, provides platform for both local real estate brokers and commercial real estate brokers along with list of Developers.

6.Swot Analysis
Strenght: Staff Customer Market position Financial Resource Sales Channels Product and services. Profitable Growing Weakness: Competitive vulnerability Lack of New Product Due to Financial crisis. Sales Channels Unfixed Profit margin. Special Qualifieds sales people.

Opportunity: New Complimentary market. Strategic Alliance. Merger and Acquisition

Competition weakness of competitor due to Absentism of market.

More Advertising/ marketing can be done. Possibility of extending business quickly.

Threat: Economy. Lose of Key staff. Cash Flow. New technology. Decreasing profit. Competitive realty is very quickly gaining strength of competitor.

6.Awards in Real estate


6.1International property Award. 6.1a.Asia Pacific Awards. 6.1b.CNBC Awards. 6.2.Award winners By category.

6.1a/b.International Property Award: Its Award Given to developer for developing projects which are eligible for this.

Categories: A.Development:
Apartment Commercial High-Rise Development Commercial Redevelopment/Renovation Golf Development Industrial Development Leisure Development Development Marketing Mixed-use Development Residential Development (Multiple Units) Office Development Property (Single Unit) Public Services Development Residential High-rise Development Residential Redevelopment/Renovation Retail Development Retirement Development Developer Website

B. Interior Design

Leisure Interior Mixed-use Interior Office Interior Public Service Interior Residential Interior Retail Interior

C. Architecture

Golf Course Architecture High-Rise Architecture Landscape Architecture Leisure Architecture Mixed-use Architecture Architecture Multiple Residence Office Architecture Public Service Architecture Retail Architecture Architecture Single Residence.

D. Real Estate

Real Estate Agency

Real Estate Agency Marketing Real Estate Agency Website Property Consultancy Property Consultancy Marketing Property Consultancy Website Lettings Agency.

6.2 Award Winner of 2012 By category Lifetime Achievement Award for Outstanding Contribution to Real Estate sector

Niranjan L Hiranandani, Co-Founder & Managing Director, Hiranandani Developers

Sushil Mantri, Chairman and Managing Director-Mantri Developers Pvt. Ltd.

Real Estate Most Enterprising CEO of the Year


Brotin Banerjee, Chief Executive Officer and Managing Director-Tata Housing Development Company Ltd. Uday Dharmadhikari, Chief Executive Officer-Usha Breco Realty S. K Sayal, Director and Chief Executive Officer, Alpha G:Corp Development Pvt. Ltd.

Young Achievers' Award


Neville M. Vaswani, Managing Director - Vaswani Group Ravi Menon, Vice Chairman-Sobha Developers Ltd. Kruti Jain, Director, Kumar Urban Developers Ltd.

Marketer of the Year


Snehal Mantri, Director Marketing-Mantri Developers Pvt. Ltd. Niranjan T, Head Marketing, Sales & CRM, Vaswani Group

Emerging Developer of the Year-Residential

Usha Breco Realty

Environment Friendly Project of the Year - Residential

Mantri Pinnacle, Mantri Developers Pvt. Ltd.

Luxury Project of the Year


Kalpataru Pinnacle, Kalpataru Ltd. Mantri Espana, Mantri Developers Pvt. Ltd.

Property Consultant of the Year 1. International Property Consultant of the Year - Residential o Jones Lang LaSalle Property Consultants India Pvt. Ltd. 2. International Property Consultant of the Year-Commercial o Jones Lang LaSalle Property Consultants India Pvt. Ltd. Developer of the Year Residential

Tata Housing Development Company Ltd.

Retail

Propcare Mall Management (I) Pvt. Ltd. (Mantri Square)

. Property Awards Residential Property of the Year

Kalpataru Aura - Kalpataru Limited

Retail Property of the Year

City Corporation Limited

Most Admired Upcoming Project of the Year

Atmosphere - (Forum Projects Pvt. Ltd.)

Commercial Property of the Year

The Capital (The Wadhwa Group)

Popular Choice Award Most Admired Loyalty Program in the Real Estate Sector

Lodha Developers Ltd.

Most Admired Real Estate website of the Year

99 acres.com.

7.Some of Best ever construction By our Developers of Mumbai.

Research Methodology
Guidance from Senior Transaction Manager[Oasis Real estate] Magazines[Real estate India By Dr Sanjay Chaturvedi] News paper.[Classifieds Of Real estate] Book[Infrastructure India] Real estate Guidance News[Accommodation Times.]

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