PROJECT 1synopsis

SYNOPSIS
TITLE OF THE PROJECT : METRO RAIL IMPACT ON REAL ESTATE

(AROUND MIYAPUR & NAGOLE METRO
TERMINAL, HYDERABAD)
INTRODUCTION :
Metro goes by a number of different names in English alone. Whether
called the subway, the elevated, rail rapid transit, heavy rail, or the underground, a
metro system is a rapid transit system powered by electricity (usually by a third rail
or an overhead wire), with high capacity due to multiple car trains, and entirely grade
separated from other traffic.
The development of Metro Rail was approved for 71.16 kilometers covering
three high density traffic corridors of Hyderabad, Miyapur to L.B Nagar, Nagole to
Hitec City-Shilparamam, J.B.S. to Falaknuma. The 71.16 km-long elevated metro
rail project will be taken up in public private partnership on design, build, finance,
operate and transfer (DBFOT) basis.
REAL ESTATE: The term “real estate” is defined as land, including the air
above it, the ground below it, and any buildings or structures on it. It is also referred
to as realty. It covers residential housing, commercial offices, trading spaces such as
theatres, hotels and restaurants, retail outlets, industrial buildings such as factories
and government buildings. Real estate involves the purchase, sale, and development
of land, residential and non-residential buildings.
The Project is to study the Impact of Metro Rail on the Real Estate
development.
ENROL. NO. 16AS 1100 NAME : P. A. SATISH KUMAR

AIM & OBJECTIVES :
AIM :
 To study the developmental changes taking place around Miyapur Metro
Terminal and Nagole Metro Terminal.
OBJECTIVES :
 To study the growth in Real Estate sector due to the Impact of Metro Rail.
 To study the factors effecting the Real Estate development.
 To study the Real estate price trends around Miyapur and Nagole Metro
Terminals.
SCOPE:
 Deals with the development factors and major attractions towards Real Estate
growth around Miyapur and Nagole Metro Terminals.
LIMITATIONS
 The study is limited to review of Real-estate projects around the said Metro
Rail Terminals of Miyapur and Nagole.
NEED FOR THE STUDY:

 The study aims at reviewing the housing real estate market situations due to
the Impact of Metro Rail.
ENROL. NO. 16AS 1100 NAME : P. A. SATISH KUMAR

SYNOPSIS
TITLE OF THE PROJECT : A CASE OF HYDERABAD.

INTRODUCTION :
Financial crisis: A situation in which the supply of money is outpaced by the
demand for money. This means that liquidity is quickly evaporated because available
money is withdrawn from banks (called a run), forcing banks either to sell other
investments to make up for the shortfall or to collapse.
India, like most other emerging market economies, has not been seriously
affected by the financial turmoil in developed economies. The impact of the global
crisis has been transmitted to the Indian economy through three distinct channels,
viz., the financial sector, exports and exchange rates. The financial sector including
the banking sector, equity markets, external commercial borrowings and remittances
has not remained unscathed though fortunately, the Indian banking sector was not
overly exposed to the sub-prime crisis. Only one of the larger banks, ICICI, was
partly affected but managed to thwart a crisis because of its strong balance sheet and
timely action by the government, which virtually guaranteed its deposits. The equity
markets have seen a near 60 percent decline in the index and a wiping off of about
USD1.3 trillion in market capitalization since January 2008 when the Sensex had
peaked at about 21,000. This is primarily due to the withdrawal of about USD1.2
billion from the market by foreign portfolio investors between September and
December 2008. The foreign investors withdrew these funds in order to strengthen
the balance sheet of their parent companies. Commercial credit, both for trade
finance and medium-term advances from foreign banks has virtually dried-up.
ENROL. NO. 16AS 786 NAME : PULLOGI SRINIVAS

The second transmission of the global downturn to the Indian economy has been
through the steep decline in demand for India‟s exports in its major markets. The
first sector to be Global Financial Crisis and its impact on Housing sector-a case of
Hyderabad city hit was the gems and jewellery which felt the impact in November
itself and where more than 300,000 workers have lost their jobs. The negative impact
has since covered other export-oriented sectors garments and textiles, leather,
handicrafts, and auto components. The 21 percent decline in exports in February
2009 is the steepest fall in exports for the last two decades. While exports of both
goods and services, still account for only about 22 percent of the Indian GDP, their
multiplier effect for economic activity is quite large as the import content is not as
high as for example in the case of Chinese exports. The third transmission channel
is the exchange rate as the Rupee has come under pressure with the outflow of
portfolio investments, higher foreign exchange demand by Indian entrepreneurs
seeking to replace external commercial borrowing by domestic financing, and the
consequent decline in foreign exchange reserves. Impact on Financial Crisis on
Various Sectors:
Real Estate:
According to Sinha (2008), the real estate sector in India has recorded strong hit. The
reality sector has seen sudden slump in the demand factor. The economic slowdown
has led to curtaining of expansions of realtors. Many development projects were
halted due to lack of demand from the buyers and the bankers in protectionist mode
while granting the loans. According to Business Monitor International of Blackfriors,
London and Fast Market Research reported the following facts in India’s Real
Sector:
1. Prices have dropped 20-40% since the peak period
2. Property sales have fallen over 50 %year on year (2008-2009)
3. Developers are burdened with many unsold and unfinished projects
4. Real Estate Investments Trusts (REITS) have lost 80 % of their total value.

AIM & OBJECTIVES :
AIM :
 To study the impact of Financial Crisis on the housing sector in Hyderabad
city.
OBJECTIVES:
 Study the number of Land and Housing Registrations before and after the
financial crisis
 Analyze the changes in housing units with respect to Design, Facilities, Area
and Form
 Study the changes occurred in prices of housing units across the city
 Study the financial mechanism of Housing loans of various institutions
during the crisis period.
SCOPE:
 To review the implementation of housing projects in Hyderabad city as a
representative sample.
 The review of Housing projects will be restricted to
I. Choice of project sites
II. Pricing policy adopted by builders
III. Planning and design principles
Limitation:
 The study is limited to review of housing projects within the HMDA region
Need for the study:

 The study aims at reviewing the housing real estate market situations during
the financial crisis and analyze the changes brought by the crisis as Housing
Real Estate is one of the most seriously affected financial sector.

.
SYNOPSIS
TITLE OF THE PROJECT: SIGNIFICANCE OF FOREIGN DIRECT

INVESTMENT (FDI) IN REAL ESTATE
SECTOR.
INTRODUCTION:
Significance of FDI in Real Estate Sector
The Real Estate sector is one of the most critical sectors of the Indian economy due
to its huge multiplier effect on the economy. Any impact on the Real Estate sector
has a direct bearing on economic growth. Apart from the well-acknowledged need
for foreign investments into this sector because of the sheer demand, the Foreign
Direct Investment (FDI) route has attracted foreign investors’ interest in this sector
because of the fundamental ban on infusion of funds into this sector by other modes.
It is to be noted that use of External Commercial Borrowings (ECBs) and Foreign
Currency Convertible Bonds (FCCBs) for raising funds for investment into real
estate has been completely banned. Hence FDI in real estate sector gains
prominence.
Real Estate Sector in India has been going through a rough weather for the last few
years due to lack of funds and sluggish demand.
Real Estate Business1 is one of the nine activities where Foreign Direct Investment
("FDI") is prohibited. However, considering that "Housing for all" is one of the key
objectives of the Government, an exception has been carved out permitting FDI in
Construction-Development projects2.
Until October 2015, 100% FDI was permitted in Construction-Development projects
with following conditions:-
1. Minimum floor area to be developed of 20,000 sq. meters.
2. Mandatory infusion of FDI of minimum USD 5 million within 6 months of
the commencement of the project.
3. The investor was permitted to exit on completion of the project or after
development of trunk infrastructure i.e. roads, water supply, street lighting,
drainage and sewerage.
4. Transfer of investment from the foreign investor to another non-resident
investor required government approval.
ENROL. NO. 16AS 398 NAME : K.VENKATA SUBBA RAJU
However, despite the fact that 100% FDI was permitted under automatic route, this
sector was not showing any sign of recovery as the minimum thresholds were
suggesting that the FDI was permitted only in new projects and not permitted in the
existing projects which were pending because of availability of funds.
However, the Government in November, 2015 has re-looked at the policy and
relaxed it. The amended policy broadly provides as follows:-
1. Minimum thresholds related to the area to be developed and the amount to be
infused was removed.
2. The foreign investor has been given liberty to exit the project even before its
completion or development of basic infrastructure subject to lock-in period of
3 years.
3. No prior approval is required for the sale of investment by the foreign investor
to another non-resident wherein no repatriation of investment is involved.
4. Each phase of the project would be considered as a separate project for the
purpose of investment.
5.
Therefore it would imply that any project regardless of size which is under
construction can have access to any amount of FDI. Apart from the above, it has also
been clarified that 100% FDI under automatic route is permitted in completed project
for operation and management activities etc. It has been further clarified that earning
of rent / income on lease of the property will not be regarded as 'Real Estate
Business'. Accordingly, FDI would also be permitted in completed projects where
intention is to earn rental income.
However, despite various steps taken by the Government, the sector has not
witnessed revival so far owing to other macro-economic factors.
The Project is to study the significance of F.D.I. On Hyderabad Real Estate Sector.

AIM & OBJECTIVES:
AIM:
 To study the Significance and Influence of FDI on Hyderabad Real Estate
Market.
OBJECTIVES:
 To study the growth in Real Estate sector due to the FDI.
 To study the Real estate price trends in Hyderabad.
SCOPE:
 Deals with the development factors and major attractions towards Real Estate
growth due to the FDI.
LIMITATIONS
 The study is limited to review of Real-estate projects due to Foreign Direct
Investment.
NEED FOR THE STUDY:

 The study aims at reviewing the housing real estate market situations due to
the Impact of FDI investments.

1.5. METHODOLOGY
1.9. BACKGROUND STUDY
 The term ‘real estate’ is defined as land, including the air above it and the
ground below it, and any buildings or structures on it. It is also referred to as realty.
 It covers residential housing, commercial offices, trading spaces such as
theatres, hotels and restaurants, retail outlets, industrial buildings such as factories
and government buildings.
 Real estate involves the purchase, sale, and development of land, residential
and non-residential buildings.
 The main players in the real estate market are the landlords, developers,
builders, real estate agents, tenants, buyers etc. The activities of the real estate sector
encompass the housing and construction sectors also.
 Real estate development, or property development, is a multifaceted
business, encompassing activities that range from the renovation and re-lease of
existing buildings to the purchase of raw land and the sale of improved land or
parcels to others.
 Developers are the coordinators of the activities, converting ideas on paper
into real property.
 Real estate development is different from construction.
 Real-Estate generally refers to land fixtures.
 Real-assets is dramatically affected by the condition of the immediate area
where the property is located
 With the exception of National and Global recession. Real Estate values are
affected primarily by local factors availability of jobs, crime rates, school quality and
property taxes.
 Initially Real Estate market value depends on the facilities and location, later
the value of it is based on the market value of land.
RESIDENTIAL REAL ESTATE DEVELOPMENT
PLANNING PROJECT SUBMITTED IN PARTIAL
FULFILMENT FOR THE AWARD OF DEGREE OF
B.TECH PLANNING
BY
M.PRASANTH KUMAR
ROLL NO – 12011BA024
UNDER THE GUIDANCE OF

Mrs. SHIVANGI NARAYEN
DEPARTMENT OF URBAN AND REGIONAL PLANNING

SCHOOL OF PLANNING AND ARCHITECTURE
JNAFA UNIVERSITY
HYDERABAD
27th JUNE 2016
DEPARTMENT OF URBAN & REGIONAL PLANNING

JNAFAU SCHOOL OF PLANNING AND ARCHITECTURE
Mahaveer Marg, Hyderabad – 500028
CERTIFICATE
I/We certify that the dissertation/project entitled “RESIDENTIAL REAL ESTATE
DEVELOPMENT” submitted by M.PRASANTH KUMAR bearing Roll No. 12011BA024 on
this 27th JUNE 2016 in partial fulfillment of the requirements for the award of BACHELOR OF
TECHNOLOGY (PLANNING) of this university, is a bonafide work to the best of my/ our
knowledge and may be placed before the examination board for their considerations
Mrs.Tuhina sinha Mrs.Shivanginarayen

Thesis Coordinator Thesis Supervisor
E.Sandhya Reddy External Examiner

Planning Coordinator (URP)
Dr. D. Vijay Kishore

Principal
DECLARATION
I hereby declare that the thesis entitled “RESIDENTIAL REAL ESTATE
DEVELOPMENT” which I am submitting for the degree of bachelors in Urban and
Regional planning of the Jawaharlal Nehru Architecture and Fine Arts University (formerly
JNTU), Hyderabad, is the result of the work carried out by me in the School of Planning
and Architecture. I worked under the guidance of Mrs.Shivangi Narayen, faculty in
urban and regional planning. I further declare that the work is original and has not been
previously submitted for any degree, diploma in this or any other university.
M. PRASANTH KUMAR
Student, Department of urban and regional planning
School of planning and architecture
Jawaharlal Nehru Architecture and Fine Arts University (formerly JNTU)
Masab tank, Hyderabad – 500028
Date: 27th June 2016

RESIDENTIAL REAL ESTATE DEVELOPMENT IN MUTHUKUR
ACKNOWLEDGEMENT
I would never have been able to finish my dissertation without the help from friends, and support from
my family.
I would like to express my deepest gratitude to my guide, Mrs.Shivangi Narayen, for his excellent
guidance, and providing me with an ambient atmosphere for doing my thesis.
I would like to thank Satesh.Hatkar, who as a good friend, was always willing to help and give his
best suggestions. Many thanks and I would like to thank Siva Teja.E, Shiva.D, Dwaraka.B and M
Yadav for helping me during data collection from the field. My thesis would not have been possible
without their help.
Finally, I would like to thank My Parents, and Younger Brother. They were always supporting me
and encouraging me with their best wishes. ``
M.PRASANTH KUMAR (12011BA024) Page 25

ABSTRACT
Real estate is the second largest employment generator in India next to agriculture and has been a leading for real estate
business globally. India’s urban population is equivalent to the total population of the United States of America and United
Kingdom combined. Increasing number of people is shifting to urban areas with 10 million people moving into cities
annually.
The strong urban population growth, along with 18.8 million housing shortage shows a strong potential for residential real
estate developments. It is estimated that the size of the real estate sector may increase fivefold to reach USD 6.6 trillion by
2028.
This phenomenal growth is expected to provide strong opportunities to real estate stakeholders. But Indian real estate lacks
technical, political and financial support for achieving success.
For any venture to be successful, scientific analysis of possible risks and opportunities is essential. This project explores the
opportunities and threats in residential real estate segment for the year 2016, particularly focusing on Muthukur.
This project first analyzes the position of Muthukur in Indian real estate market and further examines the four geographic
zones of Muthukur to find out the potential areas for residential development. The result of market analysis shows the
healthiest micro market in Muthukur shows great potential for future development.

DEDICATED TO
MY PARENTS
CONTENTS
CHAPTER 1 – INTRODUCTION ......................................................................................................................................................... 31
REAL ESTATE ...................................................................................................................................................................................... 31
1.1.INTERNATIONAL REAL ESTATE TERMINOLOGY AND PRACTICE ................................................................................... 31
1.2.REAL ESTATE- PLANNING COMMISSION ............................................................................................................................... 33
1.3. AIM: ................................................................................................................................................................................................ 34

1.4. OBJECTIVES: ................................................................................................................................................................................. 34
1.5.METHODOLOGY ........................................................................................................................................................................... 35
1.6.NEED OF THE STUDY ................................................................................................................... Error! Bookmark not defined.
1.7.SCOPE .............................................................................................................................................. Error! Bookmark not defined.
1.8. LIMITATIONS ................................................................................................................................................................................ 36
1.9.. BACKGROUND STUDY .............................................................................................................................................................. 36
CHAPTER-2 ........................................................................................................................................................................................... 36
2.1. LITERATURE STUDY................................................................................................................................................................... 36
2.2.HOUSING FOR ALL ....................................................................................................................................................................... 36
2.3.REAL ESTATE INDIAN SCENARIO ............................................................................................................................................ 38
2.4.DRIVERS FOR THE REAL ESTATE SECTOR ............................................................................................................................ 40
2.5.RESIDENTIAL MARKET ANALYSIS .......................................................................................................................................... 43
2.6. FACTORS CONTRIBUTING TOWARDS RESIDENTIAL REAL ESTATE DEVELOPMENT ................................................ 45
2.7. THESE ARE SOME OF THE FACTORS I AM DEALING WITH WHICH CREATE AN IMPACT ON REAL
ESTATE ................................................................................................................................................................................................. 49
CHAPTER-3 ........................................................................................................................................................................................... 50
DESKTOP STUDY – CHENNAI ........................................................................................................................................................... 50
3.1.INDIA MAP ..................................................................................................................................................................................... 50
3.2.OVERVIEW: .................................................................................................................................................................................... 51
3.3.HISTORY ......................................................................................................................................................................................... 51
3.4.CENSUS HIGHLIGHTS .................................................................................................................................................................. 52
3.5.ORAGADAM INDUSTRIAL CORRIDOR..................................................................................................................................... 52
3.6.OUTER RING ROAD (ORR): ......................................................................................................................................................... 53
3.7.CHENNAI METRO RAIL: .............................................................................................................................................................. 53
3.8.CHENNAI-ENNORE PORT ROAD CONNECTIVITY ................................................................................................................. 55
3.9.CAPITAL VALUE ........................................................................................................................................................................... 55
3.10.BUDGET PREFERENCE OF BUYERS IN NORTH CHENNAI ................................................................................................. 56
3.11.UNIT SIZE PREFERENCE OF BUYERS IN NORTH ................................................................................................................. 57
CHENNAI .............................................................................................................................................................................................. 57

3.12.PRICE TRENDS IN NORTH CHENNAI ...................................................................................................................................... 58
CHAPTER-4 ........................................................................................................................................................................................... 59
CASE STUDY – MUTHUKUR ............................................................................................................................................................. 59
4.1.INTRODUCTION ............................................................................................................................................................................ 59
4.2. POPULATION ............................................................................................................................................................................. 62
4.3.POPULATION DENSITY ............................................................................................................................................................... 63
CHAPTER-5 ........................................................................................................................................................................................... 64
ANALYSIS............................................................................................................................................................................................. 64
5.1.LAND USE ....................................................................................................................................................................................... 64
5.2.TRANSPORT AND INFRASTRUCTURE- .................................................................................................................................... 70
5.3.ROADS ............................................................................................................................................................................................. 70
5.5.INCREASE OF ROAD NETWORK ................................................................................................................................................ 75
5.6.IMPACT OF INDUSTRIES: ............................................................................................................................................................ 77
5.7.IMPACT OF SOCIAL INFRASTRUCTURE .................................................................................................................................. 78
5.8.MARKET VALUES AS PER GOVT .............................................................................................................................................. 80
5.9.CONCLUSION................................................................................................................................................................................. 83
CHAPTER-6 ........................................................................................................................................................................................... 84
BIBLOGRAPHY .................................................................................................................................................................................... 84
List of Figures:
Fig 1.1 Methodolog...........................................................................................................15
Fig 2.1 Key drives for Real Estat sector.............................................................................20
List of Tables
Table 2.1: Real Estate Scenario…………………………………………………………………...17

Table 2.2: Central and state Infrastructure…………………………………………………...……18
Table 3.1: Census 2011……………………………………………………………………………32
Table 3.2: Chennai Metro Rail corridor……………………………………………………………33
Table 3.3: Capital values in North Chennai………………………………………………………..35
Table 5.1: Comparison of Land values…………………………………………………………….44
Table 5.2: Length of Roads………………………………………………………………………..50
Table 5.3: bus services…………………………………………………………………………….54
Table 5.4: Impact of Industries and Employment………………………………………………….56
Table 5.5: Market values as per Govt……………………………………………………………..59
List of Maps
Maps 3.2: State Map........................................................................................................................ . 30

Maps 3.3: City Map........................................................................................................... ................30
Maps 4.1: Andhra Pradesh state Map……………………………………………………………....39
Maps 4.2: Nellore District Map………………………………………………………………….....40
Maps 4.3: Population Density Map…………………………………………………………..…….42
Maps 5.1: Land use Muthukur 2001……………………………………………………………….46
Maps 5.2: Land use Muthukur 2008……………………………………………………...……..…47
Maps 5.3: Land use Muthukur 2016……………………………………………………………....48
Maps 5.4: Road network in 2001………………………………………………,,,,,,,,,,,,,,,,,,,,,,,,....51
Maps 5.5: Road network in 2008…………………………………………………………………52
Maps 5.6: Road network in 2016………………………………………………………………....53
Maps 5.7: Social Infrastructure in Muthukur……………………………………………………..57
Maps 5.8: Proposal Map………………………………………………………………………….60
List of Graphs
Graphs 2.1: FDI inflows to India………………………………………………………..…………..21
Graphs 3.1: Budget Preference in North Chennai…………………………………………………..36
Graphs 3.2: Unit Preference in North Chennai……………………………………………………...36
Graphs 3.3: Price Trends in Chennai………………………………………………………………..37

Graphs 4.1: Population……………………………………………………………………………..41

Graphs 5.1: Land use 2001 and 2008……………………………………………………………….43
Graphs 5.2: Land use 2016………………………………………...………………………………..43
Graphs 5.3: Sectoral Analysis……………………………………………………………………....44
Graphs 5.4: Increase of road Network……………………………………………………………....54
Graphs 5.5: No of Bus services……………………………………………………………………..55
Graphs 5.6: No of Trips……………………………………………………………………………..55
Graphs 5.7: Comparison analysis of Land values…………………………………………………..58
Graphs5.8: Comparison analysis of Residential with Social infra, Transport, communication…….58
Graphs 5.9; Price trends………………………………………………………………………….…59
CHAPTER 1 – INTRODUCTION
REAL ESTATE
Real estate is Real estate is property comprised of land and the buildings on it as well as the natural resources of the land
including uncultivated flora and fauna, farmed crops and livestock, water and minerals. Although media often refers to the
"real estate market" from the perspective of residential living, real estate can be grouped into three broad categories based
on its use: residential and commercial. .
Examples of residential real estate include undeveloped land, houses, condominiums and townhomes; examples
of commercial real estate are office buildings, warehouses and retail store buildings; and examples of industrial real estate
are factories, mines and farms.
INTERNATIONAL REAL ESTATE TERMINOLOGY AND PRACTICE

Real estate as "real property" in the U.K.

 In British usage, "real property", often shortened to just "property", generally refers to land and fixtures, while the
term "real estate" is used mostly in the context of probate law, and means all interests in land held by a deceased person at
death, excluding interests in money arising under a trust for sale of or charged on land.
Real estate in Mexico and Central America
 Real estate business in Mexico, Canada, Guam, and Central America operates differently from the United States.
 Some similarities include legal formalities (with professionals such as real estate agents generally employed to
assist the buyer); taxes need to be paid (but typically less than those in U.S.); legal paperwork will ensure title; and a neutral
party such as a title company will handle documentation and money to make the smooth exchange between the parties.
Increasingly, U.S. title companies are doing work for U.S. buyers in Mexico and Central America.
 In Mexico, real estate agents do not need a license to operate, but the transfer of property requires a notary Public.
DIFFERENCE BETWEEN REALESTATE AND REAL PROPERTY:

 Real estate is simply a piece of land plus any natural or artificial (man-made) improvements that are attached or
have been added.
 Examples of natural attachments to the land include trees, valuable mineral deposits and oil – anything that would
normally be considered part of the land. Artificial improvements include buildings, sidewalks and fences.
 Real property includes real estate, and it adds a bundle of rights. In this way, real property consists of both physical
objects and common law rights; real estate only consists of physical objects. bundle of rights is a broad term used to
organize property rights (as they relate to real estate); a bundle of rights is comprised of five different rights of the property
owner: the rights to possess, control, enjoy, exclude and dispose. The right to possess is the right to occupy the property.
The right to control is the right to determine interests and uses for others. The right to enjoy is the right to use the property
without outside interference. The right to exclude is the right to refuse others' interests or uses for the property. The right to
dispose is the right to determine how and if the property is sold or given to another party.
RESIDENTIAL REAL ESTATE

 The legal arrangement for the right to occupy a dwelling in some countries is known as the housing tenure. Types
of housing tenure include owner occupancy, tenancy, housing cooperative, condominiums (individually parceled properties
in a single building), public housing, squatting, and cohousing. The occupants of a residence constitute a household.
 Residences can be classified by, if, and how they are connected to neighboring residences and land. Different types
of housing tenure can be used for the same physical type. For example, connected residents might be owned by a single
entity and leased out, or owned separately with an agreement covering the relationship between units and common areas and
concerns.
ADVANTAGES

 Income Stream
 If the property is easily convertible to rental units, the owner of the property can earn a steady income stream in the
form of rent.
 Depending on the geographical location the property is located in, the earnings can be quite significant.
SECURITY
 Owning property can offer the investor a sense of security because the value does not tend to fluctuate as much as
other assets such as stocks and bonds.
 Although housing prices do not tend to fluctuate in the short term, they may increase or decrease in value in the
longer term.
SELF OCCUPATION
 The property can be utilized by the investor.
 They can either live on the property while they fix it up, or they can be a live-in landlord and earn an income
stream at the same time by renting out the other rooms.
TAX SHELTER
 Since tax laws on income properties vary depending on your jurisdiction, you should always be sure to thoroughly
research it beforehand.
 However, it is very common for taxes on any gains to be deferred until you sell the property.
DISADVANTAGES
MAINTENANCE COST
 The cost of maintaining the property can cause the investor to lose money on the investment.
 If the owner does not personally know the tenants before renting out the units, they run into the risk of renting the
space out to someone who will not take care of the unit, causing the owner to put large sums of money into repairs.
PROPERTY TAXES
 Property taxes will vary depending on which city or state the property is purchased .
1.2. REAL ESTATE- PLANNING COMMISSION

 The term ‘real estate’ is defined as land, including the air above it and the ground below it, and any buildings or
structures on it. It is also referred to as realty.

 It covers residential housing, commercial offices, trading spaces such as theatres, hotels and restaurants, retail
outlets, industrial buildings such as factories and government buildings.
 Real estate involves the purchase, sale, and development of land, residential and non-residential buildings. The
main players in the real estate market are the landlords, developers, builders, real estate agents, tenants, buyers etc.
 The activities of the real estate sector encompass the housing and construction sectors also.
REFORM ISSUES
 The Indian real estate market is still in its infancy, largely unorganised and dominated by a large number of small
players, with very few corporate or large players having national presence. The Indian real estate market, as compared to
the other more developed Asian and Western markets is characterised by smaller size, lower availability of good quality
space and higher prices. Supply of urban land is largely controlled by state-owned development bodies like the Delhi
Development Authority (DDA) and Housing Boards leaving very limited developed space free, which is controlled by a few
major players in each city.
LEGISLATIVE ISSUES
Much of the over 100 laws governing various aspects of real estate dates back to the 19 century. Despite the plethora of
laws, the situation appears to be far from satisfactory and major amendments to existing laws are required to make them
relevant to modern day requirements
FINANCIAL SECTOR
Financing options are presently skewed in favour of personal loans vis-à-vis developer financing. Most housing finance
companies cater mainly to individuals in the higher income group, who have a reasonably assured credit worthiness. Only 5-
7 per cent of the loans disbursed by these housing finance companies go to builders and institutional developers.
AIM & OBJECTIVES

1.3. AIM:
 To study the developmental changes taking place in Muthukur through real-estate in residential sector.
1.4. OBJECTIVES:
 To study the growth in Residential sector due to real-estate development in Muthukur.
 To study the Real estate price trends in Muthukur village.

1.5. METHODOLOGY
SCOPE:
 Deals with the development factors and major attractions towards Residential sector in Muthukur mandal.
 To know the Impact of major factors towards the Real estate development.

1.8. LIMITATIONS
 The Real-estate world does not offer services to lower end of the population. Major thrust is given to the Higher
end. The same is done in the thesis where only upper middle and high class of socio- economic group is considered.
1.9. BACKGROUND STUDY

structures on it. It is also referred to as realty.
outlets, industrial buildings such as factories and government buildings.
 Real estate involves the purchase, sale, and development of land, residential and non-residential buildings.
 The main players in the real estate market are the landlords, developers, builders, real estate agents, tenants, buyers
etc. The activities of the real estate sector encompass the housing and construction sectors also.
 Real estate development, or property development, is a multifaceted business, encompassing activities that
range from the renovation and re-lease of existing buildings to the purchase of raw land and the sale of improved land or
parcels to others.
 Developers are the coordinators of the activities, converting ideas on paper into real property.
 Real estate development is different from construction.
 Real-Estate generally refers to land fixtures.
 Real-assets is dramatically affected by the condition of the immediate area where the property is located
 With the exception of National and Global recession. Real Estate values are affected primarily by local factors
availability of jobs, crime rates, school quality and property taxes.
 Initially Real Estate market value depends on the facilities and location, later the value of it is based on the market
value of land.
CHAPTER-2
2.1. LITERATURE STUDY
structures on it. It is also referred to as realty
outlets, industrial buildings such as factories and government building
 Real estate involves the purchase, sale, and development of land, residential and non-residential buildings
2.2.HOUSING FOR ALL

AFFORDABLE HOUSING IN INDIA
 The Indian Government has recently announced its vision of “Housing for all by 2022,” the year in which India
will celebrate 75 years of its independence1. To achieve this ambitious target, the Government will need to come up with an
optimum mix of budgetary support and policies to strengthen investors’ sentiments and make housing projects, especially in
the affordable segment, financially accessible to people from all walks of life. The term “affordable housing” is being used
in reference to varying income ranges as well as to the sizes of dwellings. To make it more specific, the Ministry of Housing
& Urban Poverty Alleviation has defined these as “individual dwelling units with a carpet area of not more than 60 sq.mt.
and preferably within the price range of five times the annual income of the household.”
 The Government has been taking steps to promote affordable housing and has announced initiatives such as the
following.
CENTRAL LEVEL INITIATIVES PROPOSED IN UNION BUDGET 2014–15

1. A total of INR70.6 billion has been allocated for the development of smart cities as satellite towns.
2. These satellite towns will provide land for affordable housing projects at low rates.
3. The budget also proposed to allocate INR40 billion to NHB to increase the flow of cheap credit for low-cost
affordable housing.
4. For self-occupied house, deduction limit on account of interest on loan has been raised from INR150,000 to
INR200,000. Policy reforms approved by union cabinet till Oct. 2014
5. Announcement by the RBI In the six metropolitan centres, loans of up to INR5 million (for houses costing up to
INR6.5 million) and in other cities of INR4 million (for houses with values up to INR5 million) shall be eligible for priority
sector lending.
6. The RBI has also exempted long-term bonds raised for funding affordable housing from mandatory regulatory
norms such as CRR and SLR.
7. These measures will result in lower interest rates, reduced cost of funds and better liquidity. Initiatives till June
2014 External Commercial Borrowing (ECB) has been allowed for low-cost affordable housing projects.
8. A 1% subsidy is being provided on loans worth up to INR1.5 million on the purchase of houses costing less than
INR2.5 million.
9. Investment-linked deduction of capital expenditure in affordable housing has been increased to 150%.
STATE LEVEL INITIATIVES UNTIL JUNE 2014

The Tamil Nadu Government announced 30% extra FSI for the mid-income group housing under JNNURM.
1. The MMRDA had initiated steps toward initiating the Public-Private Partnership Rental Housing Scheme for 5
million houses; however, the project is stuck due to lack of infrastructure development, high prices of construction
materials and a slump in the real estate market.
2. In return for building and promoting the rental housing project, the builder shall receive FSI benefits certain fixed
area of the plots. In these specific pockets, it would have the freedom to build and sell commercial or residential units.
3. As part of the master plan of Hyderabad, 4 hectares of land has been reserved for affordable housing.

4. Along with the Andhra Pradesh Housing Board, the Hyderabad Government is offering properties at 25% discount
to the mid-income group.
2.3.REAL ESTATE INDIAN SCENARIO

 The real estate sector in India has assumed growing importance with the liberalization of the economy.
The consequent increase in business opportunities and migration of the labour force has, in turn, increased the demand for
commercial and housing space, especially rental housing.
Developments in the real estate sector are being influenced by the developments in the retail, hospitality and entertainment
(e.g., hotels, resorts, cinema theatres) industries, economic services (e.g., hospitals, schools) and Employment oppurtunities.

Table showing Notable Central and state level Infrastructure initiatives taken over last decade.

2.4.DRIVERS FOR THE REAL ESTATE SECTOR
Source: cebr’s world economic table, December 2013
STATE LAWS GOVERNING REAL ESTATE

 While each state has its own set of laws, which govern planned development, rules for construction and floor-area-
ratio (FAR) or floor space-index (FSI) and formation of societies and condominiums, two laws that exist in every state, are
the stamp duty and rent laws.
 Stamp Duty is being covered in a later section.
REAL-ESTATE INVESTMENT TRUSTS

 In India real estate assets are kept outside the financial market and not leveraged for investment purposes. India
must try to make real estate
 full-fledged investment option. Real estate as an asset class is vastly different from capital market assets. It is a
natural hedge against inflation, experiences low volatility and hence generates positive long-term returns.
 To begin, with an exclusive stock exchange could be set up under Securities and Exchange Board of
 India (SEBI) guidelines for trading real estate stocks.
 The Government should permit the setting up of a Real Estate Investment Trust (REIT) which should be regulated
by SEBI in order to open the investment floodgate for the real estate sector. REIT would operate like a mutual fund, where
investments of individual investors are consolidated to invest in real estate, rather than stocks of companies.

 Over the last decade, the fast pace of economic growth and progressive policy liberalization has made India an
attractive destination for world’s investments.
 United States have been at the forefront of investments in India strengthening the partnership between the two
largest democracies in the world. In the years to come this partnership will grow to next level.
 India’s large middle class consumer market will go hand in hand with strategic investments by United States.
 Complementing this partnership will be the regulatory regime in both the countries.
 India’s FDI policy has progressively evolved into more and more liberal and further opening up of the service
sector which has been most preferred sector for FDI will help realize India its true potential of economic growth on world’s
arena.
FACTORS THAT INFLUENCE REAL ESTATE

 Demographics are the data that describes the composition of a population, such as age, race, gender, income,
migration patterns and population growth.
 These statistics are an often overlooked but significant factor that affects how real estate is priced and what types of
properties are in demand.
 Major shifts in the demographics of a nation can have a large impact on real estate trends for several decades.

INTEREST RATES
 Interest rates also have a major impact on the real estate markets.
 Changes in interest rates can greatly influence a person's ability to purchase a residential property.
 That is because as the interest rates fall, the cost to obtain a mortgage to buy a home decreases, which creates a
higher demand for real estate, which pushes prices up.
 Conversely, as interest rates rise, the cost to obtain a mortgage increases, thus lowering demand and prices of real
estate.
THE ECONOMY
 Another key factor that affects the value of real estate is the overall health of the economy.
 This is generally measured by economic indicators such as the GDP, employment data, manufacturing activity, the
prices of goods, etc. Broadly speaking, when the economy is sluggish, so is real estate.
GOVERNMENT POLICIES/SUBSIDIES
 Legislation is also another factor that can have a sizable impact on property demand and prices.
 Tax credits, deductions and subsidies are some of the ways the government can temporarily boost demand for real
estate for as long as they are in place.
 Being aware of current government incentives can help you determine changes in supply and demand and identify
potentially false trends.
Factors influence the real property

 Location
 Distance
 Area/Size
 Purchasing Power
 Neighborhood characteristics-Shopping centers, Parks, CBD
 Physical Infrastructure-Highway, road hierarchy, transport facilities like bus stop, local train, Metro etc
 Social infrastructure like Schools, institutions etc

 Financial viability- mode of loan, pay back period of loan, Interest rate, EMI et
2.5.RESIDENTIAL MARKET ANALYSIS
 VARIABLES OF BUYER PREFERENCE IN RESIDENTIAL PROPERTY
b)ENVIRONMENT AND LOCATION
c )FINANCE

D)CONDITION OF NEIGHBORHOOD
Attractiveness of the area

Steepness
topography of the land
Attractive views
Open space
Vacant sites nearby
Traffic noise
Security from crime
Quality of schools
e)FINANCIAL AND NON-FINANCIAL FACTORS
FINANCIAL FACTORS
Capital Costs
Cost of Land
Construction Cost
 Operating Costs
Tax Rates
Utility Rates
Rental Rates
Labor Costs
Financing

2.6. FACTORS CONTRIBUTING TOWARDS RESIDENTIAL REAL ESTATE

DEVELOPMENT
IMPACTS
ECONOMIC FORCES
 Economic forces relate to the fact that land has value because of its productivity. Land may be used to grow crops,
support single-family residential subdivisions, or support highrise office buildings. Virtually all land has some use and
therefore some desirability. Because of this desirability, land has value. Because different sites have different desirability,
values differ from site to site and from period to period. For this reason, an appraisal must be site specific as of a specific
date. Economic influences also relate to consumers’ ability to purchase and use real estate. Economic forces are always
present on national, regional, and local market levels. Presented in the following paragraphs are some examples of economic
forces.
Income Levels
 Regardless of how much someone wants to purchase or rent an item, service, or parcel of real estate, the desire
does not translate into market activity until there is adequate purchasing power. Personal income levels are vital in the
valuation of real estate. A proposed single-family subdivision with homes priced from $300,000 to $350,000 will not be
viable if the prevalent purchaser in the area has a gross income level in the $30,000 to $50,000 per year range.
Employment
 The nature of employment is a critical economic factor which should always be considered in an appraisal.
Unemployment rates should of course be noted, but the stability of employment should also be addressed. Most
communities strive for employment diversity with no major dependence on a single industry. The economic base of an area
can be a stabilizing one such as a governmental center. Conversely, the economic base of a community can be an unstable
one such as tourism. For years, communities with a dependence upon military installations were deemed as very stable;
however, the early 1990s witnessed the downsizing of the military and the closing of numerous military installations. Major
economic recessions occurred in most of those communities that experienced such closings. Southern California is an

example of such an area. On the other hand, military conflicts, potential military conflicts, and new military technology
could have beneficial effects on a community. Another example of dependence upon a single industry is the southwestern
United States where, to a large degree, the economy was dependent upon oil. Many communities suffered catastrophic
downturns in their economies when oil prices plummeted in the 1980s, thus affecting employment. Stabilized oil prices or
rapidly escalating oil prices can have the opposite affect.
Housing Construction Costs
 The construction cost of housing directly and indirectly influences real estate prices. The costs for items such as
wood, concrete, and steel are obvious influences. Less obvious ones are financing costs, land costs, and indirect costs
(building permit fees, sewer tap fees, or re-zoning costs). Sometimes, stringent governmental regulations and impact fees
increase the cost associated with residential as well as commercial and industrial construction, perhaps restricting the growth
and development of a particular location.
Credit Availability
 The availability of debt money also influences real estate. When credit is plentiful, as in the 1980s, loans are easy
to obtain, and the availability of money results in an active market. When credit is scarce, as in the early 1990s, illiquidity
occurs, and prices often decline because only a few people can pay cash or qualify to borrow or find a bank to loan them
money. In the early 2000s, interest rates declined drastically, and this trend expanded the borrowing power of many people.
The unstable economy also prevalent during this time period served to dampen purchasing, a mitigating factor.
Interest Rates
 Trends in interest rates affect housing affordability and thus demand for new and resale homes. A person making
$25,000 per year may qualify to buy a $70,000 home if the interest rate on the borrowed funds is available at 7 percent. If
the interest rate increases ❘

Influences on Real Estate Value 5 estimates to 10 percent, however, the same home may not be
affordable. This lack of affordability drastically impacts new housing construction and resale activity. A less obvious
influence is the interest rate a builder must pay on borrowed funds during the construction period (indirect costs).
Utility Costs
 The cost for utilities can also influence the supply and demand and pricing of real estate, particularly for industrial
and commercial customers whose utility bills may be in the hundreds of thousands of dollars per year.
PHYSICAL/ENVIRONMENTAL FORCES
 Physical/environmental forces on real estate are the easiest to identify. Variances in location, topographical
features, climate, and other similar factors are easily observable by even the casual buyer or seller.
 Certain physical factors may be desirable or undesirable, depending upon the property use type. Some examples of
environmental forces on real estate include:
LOCATION
 Every particular parcel of real estate is uniquely different in that it occupies a geographically defined location on
the earth’s surface. In practicality, however, many properties share the same major locational influences. An old-time cliché
in the real estate industry is that there are three important value determinants.
 These are “location, location, and location.” Obviously, this is a redundant statement, but it does illustrate the
importance of location in the real estate industry.
 Essentially duplicate houses can have vastly different prices if located in different neighborhoods.
TRANSPORTATION
 In our mobile society, the primary linkages are highways. In selecting a house, most purchasers look initially for a
good neighborhood but also for one with easy access to For example, a site with excellent visibility and substantial frontage
along a major commercial highway may be advantageous for a retail outlet but very disadvantageous for a residential use.
Level, street grade topography may be very desirable for a fast-food restaurant, whereas rolling topography may bring a
premium in a residential Community. Shopping, employment, recreation, and other points that are visited on a regular basis.
 The development of the interstate highway system has had a major impact on national, regional, and local
economies in that long distances can be traveled in a relatively short period of time.
TOPOGRAPHY
 The topography is important not only tothe development of the land, but also to the desirability of the land.
 Rolling, wooded topography may be highly desirable for residential usage, but the grading costs required to
produce a level site may preclude utilization of the land for commercial or industrial development.
 A property’s drainage is important, as well as its soil and subsoil conditions. Extreme topographical problems may
in fact preclude any development, rendering the property useful only for aesthetic purposes.
CLIMATE/WEATHER
 The climate/weather of an area can have a direct influence on the nature of the development pattern. Florida has
become a vacation and retirement center because of its tropic-like weather, coupled with its abundance of coastline.
 Central Florida has become a major tourist attraction as theme parks have located there because there are few days
during the year when the climate is intolerable.
LAND USE REGULATIONS:
 Land use regulation is one of the most acrimonious areas of local government activity. Builders and developers
frequently clash with local residents over the extent of new development. There is a considerable body of research that
studies the theoretical and empirical effects of various land use regulations on urban form, development patterns, and the
price of housing.

GOVERNMENTAL FORCES
 Whether on a national, state, or local level, governmental forces on real estate values can be significant. The very
essence of our private real property ownership system relates to historical governmental evolution. Even subtle changes in
monetary policy can have far reaching implications on values. Governmental forces on real estate may include:
TAXES
 Higher city and/or state income taxes result in less disposable income for real estate purchases. Although high
income taxes are not good for homebuilders, apartment landlords may fare quite well because their tenants cannot afford to
buy homes. Freeport (no taxes on inventory) status, allowable depreciation schedules for capital write-offs, and capital gains
tax treatment are other tax-related government factors.
FEDERAL MONETARY POLICY

 Although interest on borrowed funds and savings is usually considered to be an economic influence, the federal
government can definitely affect the level of interest rates. The federal government generally seeks to maintain a proper
balance between economic growth and inflation and tends to manipulate monetary policy to this end. By changing the
discount rate for funds furnished to member banks, the Federal Reserve can have a direct influence on the level of interest
charged for these funds to be loaned to individual consumers for construction loans or mortgages.
REAL ESTATE TAXES AND ASSESSMENTS

Local real estate taxes affect the supply and demand of homes and land in a certain area as well as commercial properties
and industrial projects.
LABOR ISSUES
Labor issues can have a major influence on a business’s choice when building or relocating a facility. A company may
decide for (or against) a certain location because of certain labor laws and regulations, including whether or not labor unions
are prevalent.
QUALITY OF SCHOOLS
 The quality of schools in a certain area may place a neighborhood, area, or even an entire county or state in a
competitive advantage or disadvantage relative to another neighborhood, area, county, or state. Test scores at different grade
levels, percent of students who finish high school and go to college, expenditures per student, and ratio of students to
teachers are important factors in determining the quality of schools within a system or comparing system to system. the
quality of schools within a system or comparing system to system.
QUALITY OF SERVICES
Similar to schools, a government’s quality of services can be an influence. These include such items as police and fire
protection, the availability of health care, and municipal recreational facilities.
IMPACTS OF PUBLIC TRANSPORTATION ACCESS ON REAL ESTATE DEVELOPMENT:

 Urban planners have noted an additional benefit of efficient public transportation. In addition to promoting
sustainability and providing more access to jobs, public transportation has been shown to increase land values. It is true that
in terms of residential properties, negative externalities associated with some types of public transit such as noise, crowding,
and pollution may cause some to distance themselves from transit clusters. However, a 2011 report released by the Center
for Housing Policy concluded, “In a metro area with a strong housing market and a reliable transit system that effectively
connects residents with jobs and other destinations, the price premium may well be much higher than average.
DENSITY:
 Higher-density affordable housing that is well designed not only does not adversely affect property values, but may
even enhance the value of existing homes in the neighborhood,” New projects often signal that the local economy is healthy
and growing,” according. “They also create more retail and other services, thereby increasing the attractiveness of the
surrounding area.
DEVELOPMENT COST
 Definition: Total of all costs incurred from initiation to implementation of a project. Subsequent costs are called
operational costs.
2.7. THESE ARE SOME OF THE FACTORS I AM DEALING WITH WHICH CREATE AN
IMPACT ON REAL ESTATE
IMPACT OF TRANSPORT:
In selecting a house, most purchasers look initially for a good neighborhood but also for one with easy access.
It is true that in terms of residential properties, negative externalities associated with some types of public transit such as
noise, crowding, and pollution may cause some to distance themselves from transit clusters.
IMPACT OF INVESTMENTS:
It is an obvious advantage for any modern city to have a significant presence of this industry, which creates white-collar,
high-profile jobs and has remarkable effects on real estate market.
People choose to stay near to their offices.
Residential developments will be more in the surrounding areas where there is more Employment Opportunities.
IMPACT OF SOCIAL INFRASTRUCTURE:
The house prices are not determined only by accessibility but also by the environmental attributes of the location.
The environmental factors, such as neighborhood amenity, parks, and levels of neighborhood security have to be taken into
account.
To consolidate urban structure and the cost of providing urban infrastructure, existing infrastructure is more effectively
utilized in the built-up urban areas.
The social infrastructure such as health care facilities, education facilities and other community services.

Chapter-3
DESKTOP STUDY – CHENNAI


3.1.India map

3.2.OVERVIEW:
 Chennai, (formerly Madras) located on the northeastern tip of the southern Indian state of Tamil Nadu, is India's
fourth largest city and the capital of Tamil Nadu. It is often referred to as the `Gateway to the South'. The city is located on
the Coromandel Coast, with the Bay of Bengal along its shoreline, was formerly a cluster of villages which grew around the
British settlement of Fort Saint George. In its short history dating back to 350 years, it has absorbed surrounding towns and
villages, such as Mylapore and Egmore.
City Climate:
 Chennai city has a tropical climate and is hot and humid throughout the year. Temperatures: Winter- 18-32 degrees
Celsius. Summer- 21-40 degrees Celsius.
3.3.HISTORY
 Chennai was once limited to the ancient province of Tondaimandalam, which had its capital and military
headquarters at Pozhal, a small village in the north-west outskirts of Chennai. The apostle St Thomas is said to have
preached here between 52 AD to 70 AD. The region has changed hands several times over the years, ruled by various South
Indian empires of the Cholas, the Pandyas, the Pallavas and the Vijaynagar empire.
 The Portuguese and the Dutch arrived in Chennai during the 16th century. The Portuguese established a port, Sao
Tome o Sao Thome in 1522 and built churches. However, the modern city started taking shape when the British East India
Company chose the fishing hamlet of Madraspatnam as a site for settlement during 1639.
 The 18th century witnessed the French and the British compete for gaining control of the city. The French occupied
the Fort and Madras from 1746 to 1749, but the British soon regained control, with the help of Robert Clive (Clive of India)
in the Carnatic wars. The most important war of the French, which took place in the late 1750s, forced the French to
withdraw to Pondicherry. Madras thereafter became an important naval base for the British and the administrative center of
the growing British Empire in South India. In the 19th century, the city became the capital of the Madras Presidency, one of
the four provinces of the British Imperial India.

 Post Independence, the Madras presidency was reconstituted as the Madras State and was further disbanded into
the states of Andhra Pradesh, Kerala and Madras. Madras continued to be the capital of Madras state, which was officially
renamed Tamil Nadu in 1968. Madras was later renamed Chennai in 1996.
3.4.CENSUS HIGHLIGHTS
3.5.ORAGADAM INDUSTRIAL CORRIDOR

 Tamil Nadu government has proposed the INR 300-crore Oragadam Industrial Corridor Road. The project,
executed by the Tamil Nadu Road Infrastructure Development Corporation and funded through the SHighways Department,
is expected to give a thrust to industrial activity in the Oragadam-Sriperumbudur clusters. It will also provide additional
connectivity between Grand Southern Trunk Road (National Highway 45) and Grand Western Trunk Road (NH-4 or
Bangalore Highway).

 Under the project, two roads will be upgraded - State Highway 48 between Vandalur and Wallajahbad and State
Highway 57 between Singaperumal Koil and Sriperumbudur. The project has been split into four segments - S.P. Koil to
Oragadam; Oragadam to Sriperumbudur; Vandalur to Oragadam and from there to Wallajahbad.
 In addition, a grade separator is proposed at Oragadam, at the intersection of roads leading to the other four places.
A sum of INR182-crore has been earmarked for the 24.6 km road between Singaperumal Koil and Sriperumbudur and 81.74
hectares of land in 28 villages will be acquired for expansion on this stretch.
 In the first phase, the entire stretch will be converted into a four-lane highway and later, the segmentbetween
Oragadam and Sriperumbudur alone would be converted into a six-lane segment.This is required currently considering the
increase in traffic density on this stretch in the past few years.
3.6.OUTER RING ROAD (ORR):

Chennai Metropolitan Development Authority (CMDA) is planning the development of the Outer Ring Road
(ORR) along the periphery of Chennai Metropolitan Area (CMA) with the objective of relieving the congestion within the
city. ORR connects NH-45 at VNH-4 at Nazarathpet, NH-205 at Nemilichery, NH-5 at Nallur and road at Minjur, running
across a length of 62.0 km. The alignment comprises of a road and rail corridor within a width of 72 metres. estimated
project cost is about INR
1,081.40 crore.
3.7.CHENNAI METRO RAIL:
The Chennai Metro Rail visions the creation of two initial corridors in Phase-I of the project.
The details of the two corridors are given below:
Corridor-1:
 Washermenpet-Broadway (Prakasam Road)-Chennai Central Station-Rippon Building-along Cooum River-
Government Estate-Tarapore Towers-Spencers-Gemini-Anna Salai-Said pet-Guindy-Chennai Airport.
Corridor-2:
 Chennai Central-along EVR Periyar Salai-Vepery-Kilpauk Medical College-Aminjikarai-Shenoy Nagar-
Annanagar East-Anna Nagar 2nd avenue-Tirumangalam-Koyambedu-CMBT-along Inner Ring RoadVadapalani-Ashok
Nagar-SIDCO-Alandur-St.Thomas Mount.
Elevated four lane link road from Chennai Port to Maduravoyal
 The Chennai Port-Maduravoyal Expressway is a proposed 19 km elevated expressway. The corridor begins at War
Memorial Gate at Chennai Port and travels along the bank of the Cooum River till it reaches Koyambedu and along the
median of NH-4 thereon till it reaches Maduravoyal. The project is aimed at improving connectivity between Chennai city
and the port, to aid easy transit of shipments.
 The estimated cost of the project is INR 1,655-crore. This corridor is implemented under Phase-VII ofNational
Highways Development Project by NHAI and would operate on a Build-Operate-Transfer (BOT) basis. The project is likely
to be completed in 2013.
Chennai-Ennore Port Road Connectivity Project
 The Chennai-Ennore Port Road Connectivity is in progress. The project is structured as a Special Purpose Vehicle
(SPV) comprising the National Highways Authority of India, Chennai Port Trust, Government of
 Tamil Nadu and Ennore Port Ltd. The INR 600-crore project is vital for the future development of Chennai
 Port, as it will upgrade the city roads, connecting the Port to the hinterland and thereby improve the
 efficiency of cargo evacuation. The project network covering 30.1 km envisages strengthening and widening
 the northern approach roads to the Chennai Port comprising of 5 segments (Ennore Expressway-6.0 km,
 Thiruvotriyur Ponneri Pancheti Road-9 Km, Manali Oil Refinery Road-5.4 km, Northern segment of Inner
 Ring Road-8.1 Km and ChPT Fishing Harbour Road-1.6 km). All the roads are proposed to be upgraded
 to four lanes to efficiently transfer growing volumes of cargo between Chennai and Ennore ports to the
 hinterland. The project is likely to be completed by 2013.
Major Locations: Aminjikkarai, Villivakkam, Ayanavaram, Kolathur, Perambur, Vyasarpadi, Tondiarpet, Madhavaram,
Manali, Tiruvottiyur
KEY HIGHLIGHTS:
 The demand for real estate in North Chennai is predominantly driven by the business community and public
sector employees residing in the region.
 Ayanavaram, a region dotted with locomotive workshops, has seen real estate prices firming up during the last
12 months. We expect the micromarket to remain stable in the coming quarters.
 Perambur is witnessing real estate activity, with a prominent builder foraying into the region. Properties are in
the price band of INR 4,500 psf-INR 5,500 psf depending on the location, builder and specifications. We expect the prices
to remain stable with a moderation in absorption levels over a 12-month horizon.
 The micromarkets of Vyasarpadi, Thondiarpet, Madhavaram, Manali, Tiruvottayur have smaller builder
projects with basic amenities catering to the surrounding catchments. These markets would sustain their absorption levels in
the months ahead. Growth Stimulators:
 The development of port infrastructure at Ennore and improved road connectivity to North Chennai is expected
to drive employment opportunities and provide the necessary push for growth of real estate in this belt.  In the long run, the
automobile industry and locomotive workshops dotting Perambur and the surrounding regions will help drive demand for
residential real estate in North Chennai.
EMPLOYMENT
North Chennai is primarily an industrial area and is governed by business and trader Community, locomotive workshops,
government offices and port related activities. Chennai Port and Ennore Port are located in this region.
Connectivity

Currently Chennai has 4 suburban rail Networks. The North Line connects the Northern parts of Chennai namely
Tondiarpet,
Ennore, Gummidipoondi with Central Chennai. The West line from Chennai Central To Tiruvallur is the oldest rail network
in
Chennai around which the city thrived and Development started.
Outer Ring Road
The second phase of the Outer Ring Road(Nemilichery – Nallur – Minjur) will connect NH 205 to the NH 5 in North
Chennai via a six Lane highway. Currently the first phase of the Outer Ring Road connecting Vandalur to Nemilichery is
under construction.
3.8.CHENNAI-ENNORE PORT ROAD CONNECTIVITY

Project Expected to be completed in June 2013, the project is a SPV (Special purpose vehicle) comprising of National
Highways Authority of India, Chennai Port Trust, Government of Tamil Nadu and Ennore Port Ltd., as partners.
The project was conceived in 1998 at an estimated cost of Rs.150 crores. Work startedonly in January 2011 with a revised
estimate
of Rs.600 crores.
The project is considered vital for the future development of Chennai Port, as it is planned to upgrade the city roads,
connecting the Port to the hinterland and thereby improve the efficiency of cargo evacuation.
Chennai Metro Rail Even though the under construction Chennai Metro doesn’t directly connect North Chennai but the
nearest station at Anna Nagar will help improve the connectivity of North Chennai localities with the airport,
Vadapalani, St. Thomas Mount and other South Chennai micro markets.
3.9.CAPITAL VALUE
Residential Property Rates in Major Residential Markets of North Chennai.

3.10.BUDGET PREFERENCE OF BUYERS IN NORTH CHENNAI

Source:Indiaproperty.com
3.11.UNIT SIZE PREFERENCE OF BUYERS IN NORTH

CHENNAI
 North Chennai has high percentage of middle class population with over 70% buyers looking for properties under
INR 50 Lacs budget with over 55% of the buyers having a preference for unit size ranging between 700 – 1200 sqft.
 Major population in North comprises of public sector employees, railway workers and port employees who desire to
settle down close to the areas where they have spent major part of their lives working.

3.12.PRICE TRENDS IN NORTH CHENNAI
Source: ICICI Mortgage Valuation Group

CHAPTER-4
CASE STUDY – MUTHUKUR

4.1.INTRODUCTION
 Muttukuru is a village and a Mandal in Nellore district in the state of Andhra Pradesh in India. And Area is 1183
Sq.km
LOCATION:
 It is at 14.2667°N 80.1000°E.
 Elevation is of 4 meters
REAL ESTATE GROWTH:

 Developing area.
 Large scale of Investment s , Industries are in establishing stage.
CONNECTIVITY:
 Bus: APSRTC Bus Depot.
BASIC AMENITIES:
 Water source: Water tank in Muthukur
 Electricity: Andhra Pradesh States Electricity Board (APSEB)
PHYSICAL INFRASTRUCTURE:
 Muthukur Arterial road connecting to ASIAN HIGHWAY-45
INSTITUTIONS:
 COLLEGE OF FISHERY SCIENCES SCHOOLS
 VBR High school
 AP Resid ential Gir ls Jr College
HOSPITALS:
 GOVT. HOSPITAL

MAP SHOWING HIGHLIGHTED AP STATE IN INDIA
MAP SHOWING ANDHRA PRADESH STATE

MAP SHOWING MUTHUKUR VILLAGE
MAP SHOWING NELLORE DISTRICT

4.2. POPULATION
 Definition: The total number of persons inhabiting a country, city, or any district or area.
 The population of Muthukur is 14333 according to 2011 census.
Total population
16000
14000
12000
10000
8000
6000 Total
population
4000
2000
0
1971 1981 1991 2001 2011
Source: Census
GRAPH 4 Population trends
Inference: There is gradual increase in Population from 1971 to 2011

4.3.POPULATION DENSITY
 Definition: Population density is a measurement of population per unit area or unit volume; it is a quantity of type
number density. It is frequently applied to living organisms, and particularly to humans.

CHAPTER-5
ANALYSIS
5.1.LAND USE
 Land use is the human use of land. Land use involves the management and modification of natural environment or
wilderness into built environment such as settlements and semi-natural habitats such as arable fields, pastures, and managed
woods. It also has been defined as "the arrangements, activities and inputs people undertake in a certain land cover type to
produce, change or maintain it"
Land use 2001

Agriculture Residential Commercial Open Spaces
Public & Semipublic water body Vacant land Transport
1%
20%
5%
0%
52%
14%
1% 7%
Landuse 2008
Public & Semipublic Waterbody Vacant land Transport
5%
32% 32%
5% 14%
9% 2%
1%

Land use anlaysis 2016 9% 8%
Agriculture Residential Commercial Open Spaces Public & Semipublic water body Vacant land Transport
28%
43%
4%
3% 1%
4%
Sectoral Analyiis
600
500
400
300
200 2016
100
0 2008
2001
Inference: Agriculture land gradually Decreased from 2001 to 2016. Residential, public and semipublic and transport and
communication have been increased from 2001 to 2016.
Figure 23 Showing the comparison of Landuse
 Inference: From above analysis vacant lands and Residential areas increased from 2001 to 2016. Public and
semipublic, commercial and Transport facilities are increased. Water body area decreased slightly.

LAND USE 2014 % TO TOTAL AREA UDPFI STANDARDS
Residential 30 45-50
Commercial 5 8-10
Transport & communication 9 12-15
Public & semi-public 1 5-10
Open spaces 4 Balance
Recreational - 10-12
Water bodies 3 1-2
Vacant Lands 43 10
GRAND TOTAL 100

MAP SHOWING THE LAND USE OF MUTHUKUR -2001
Land use 2001

20% 1%
5%
0% 52%
14%
1% 7%

MAP Showing the Land Use of MUTHUKUR-2008
Landuse 2008
Public & Semipublic Waterbody Vacant land Transport
5%
32% 32%
5% 14%
1% 9% 2%
Inference:
In 2008 village was spread towards BALIJAPALEM ROAD and MAMIDIPUDI ROAD.

MAP Showing the Land Use of MUTHUKUR – 2016
Land use anlaysis 2016


9% 8%
28%
43%
3% 1% 4% 4%
Inference:
In 2016 Real estate and Residential housing is developing towards Mamidipudi road and in 2014-15, CVR
COLONY AND RR COLONY RC colony was established by CVR Group and Reliance.

5.2.TRANSPORT AND INFRASTRUCTURE
 APSRTC, a state-owned bus service, connects Muthukur with surrounding villages of the Mandal and
other Towns like Gudur, Nellore .39 bus services covering all villages of Muthukur and Nellore.
 Taxis and autos shuttle between the Muthukur and the District headquarters Nellore.
IMPACT OF TRANSPORTATION
 Transport or transportation is the movement of people, animals and goods from one location to
another. Modes of transport include air, rail, road, water, cable, pipeline and space. The field can be divided
into infrastructure, vehicles and operations. Transport is important because it enables trade between people,
which is essential for the development of civilizations.
 Transport infrastructure consists of the fixed installations including roads, railways, airways,
waterways, canals and pipelines and terminals such as airports, railway stations, bus stations, warehouses,
trucking terminals, refueling depots (including fueling docks and fuel stations) and seaports. Terminals may be
used both for interchange of passengers and cargo and for maintenance.
 Vehicles traveling on these networks may include automobiles, bicycles, buses, trains, trucks, people,
helicopters, watercraft, spacecraft and aircraft. Operations deal with the way the vehicles are operated, and the
procedures set for this purpose including financing, legalities and policies. In the transport industry, operations
and ownership of infrastructure can be either public or private, depending on the country and mode.
 Passenger transport may be public, where operators provide scheduled services, or private. Freight
transport has become focused on containerization, although bulk transport is used for large volumes of durable
items. Transport plays an important part in economic growth and globalization, but most types cause air
pollution and use large amounts of land. While it is heavily subsidized by governments, good planning of
transport is essential to make traffic flow and restrain urban sprawl.
5.3.ROADS
 An easy way to identify the various types of roads is:

 Local roads
 Arterial roads.

 LOCAL ROADS
 Local roads are largely the neighborhood street system. These roads are relatively free of through
traffic and mostly handle local traffic. The challenge in these areas is to provide a high level of safety and
adequate access to neighborhood services and facilities. Local roads are typically maintained by the local
authority.
 SUB-ARTERIAL AND ARTERIAL ROADS

 Sub-arterial and arterial roads are the major connecting roads. They include highways, freeways and
motorways. On an average day, they handle large volumes of freight and passenger vehicles.
2004 2009 2014
Major roads 3km 6km 6km
Local Roads 6km 12km 22km
Source: primary survey

Table 21 showing the increase of road lengths through years

MAP Showing the Road Network-2001

MAP SHOWING THE ROAD NETWORK-2008

MAP SHOWING THE ROAD NETWORK- 2016

5.5.GROWTH OF ROAD NETWORK
Km Growth of road network

40
20
0
2001 2008 2016
Local Roads Main Roads
Inference: In this village Nellore-Krishnapatnam-Venkatachalam Road is major source for Transport. In
2008 which is Local roads were developed and a new road was connected from Gopalapuram to
krishnapatnam.In 2011,Towards Mamidipudi road CVR colony, RR Colony, Madhura nagar was developed
with CC road
year No. of From / To To / From Trips

Bus
Services
2001 5 Nellore (via 5

Muthukur)Krishnapatnam
2008 5 Nellore (via 10

Muthukur)Krishnapatnam
2016 14 Nellore Muthukur 79
12 Port Basin Nellore 12
10 Muthukur Gudur 10
3 Muthukur Venkatachalam 3

5 Kota Nellore 15
5 Krishnapatnam Nellore 5
Total-39 149
Inference: In 2001 No of Bus services are only 5. In 2010 no of services is same , increases in No of Trips
Because of Fishermen families residing there. In 2016 Busses increased to 39 and trips are 149, due to growth
of Residential sector and employment opportunities
No of Bus Services
60
40
No of Bus
20 Services
0
2001 2010 2016
No of Trips
200
150
100
Trips
50
0
2001 2010 2016
Inference: By comparing 2001, 2010, 2016 Bus services are increases to 39 and Number of trips increased to
149.Before 2010 there is only 10 services because of increase of Employment oppurtunities near Muthukur

5.6.IMPACT OF INDUSTRIES:
A consistent rise has been observed by the Muthukur real estate sector due to its close proximity to Port and
Industries in Muthukur mandal, Nellore district , Andhra Pradesh. The residential property value in particular
has witnessed this positive growth.
Muthukur surrounding areas have emerged as a prime realty market due to the presence of Port, Power plants,
Oil industries. Muthukur centre is main commercial area.
Employement oppurtunities increases.
Name of Project Occupied Investment Employmnet (No)

Area (acr) in Cr.
Krishnapatnam Port 121 2000 15000

Company Ltd.
Gemini Oils 15 140 600
Saraiwalaa agrr oils 5 110 300
Krishnapatnam Oil 5 109 300

company
3F Industries 5 110 600
Foods, Fats and Fertilizers 5 160 250
Louis Dreyfus Commodities 7 107 525

India pvt ltd.
Damodaram sanjeeviah 2000 8300 2000

Thermal Power Plant (2
*800)
Gayatri Thermal Plant 2000 15000 500

(2*1320 M.W) ongoing
Table Showing Industries and Employment growth

5.7.IMPACT OF SOCIAL INFRASTRUCTURE

Definition: Social Infrastructure is a subset of the infrastructure sector and typically includes assets that
accommodate social services.
MAP 17 Showing the Social Infrastructural facilities MUTHUKUR 2016

70
60
Socail
50 Infrastructure
40
Transport &
30 Communicati
on
20
Land values
10
0
2001 2008 2016
Comparison analysis of Land values with Social Infrastructure and Transport
Inference: Real estate is depend upon Social Infrastructure and Transport and communication facilities.
Figure Showing Social Infrastructure facilities and Bus stops in Muthukur

Inference:
Residents of Muthukur area can easily have access to Hotels. Schools Etc.
Any individual need not travel up to far distances for any services.
ANALYSIS
Comparison of Residential with Transport and Public

and semi public
400
300
200
100
0
Residential Public & Semipublic Transport
2016 2010 2001
CHART 4 Showing the Comparative analysis of social infrastructure with Transportation

11.2 PRICE TRENDS IN MUTHUKUR
Table 22 Showing the Residential property rates
16000
14000
12000
Rup 2001
ees 10000
per
Sq.ft 8000
.
6000 2008
4000
2000
2016
0
Port road B.C colony CVR colony Balijapalem
5.8.MARKET VALUES AS PER GOVT

MARKET VALUE AS PER M.V.GUIDELINESS
NAME OF THE
CLASSIFICATION
VILLAGE 2006 2008 2010 2013
Acre/Sq.yd Acre/Sq.yd Acre/Sq.yd Acre/Sq.yd
MUTHUKUR DRY LAND 50000 100000 400000 500000
WET LAND 77000 400000 500000 700000
PRAWN CULTURE 0 400000 0 0
GARDEN 0 0 0 0
HOUSE SITE 200 300 750 800
AGRICULTURAL
LAND FIT FOR
HOUSE SITES 0 0 750 0
LAND ABUTTING
NH/SH/ZPP/MANDAL
ROAD 0 400000 1000000 1200000
.

Map showing Land values

ISSUES:
 In SC Colony and BC Colony Internal roads are very poor in condition.

 Absence of Recreational areas (Parks)
 Kutcha Roads are more than CC Roads
RECOMMENDATIONS
 Establishment of Parks and other Recreational facilities are necessary.
 Connecting the each and every household with CC Road
 Road connectivity should be improved

PROPOSAL MAP
5.9.CONCLUSION
 Residential growth is observed in Mamidipudi Road is more
 developed than other pats because of availability of Vacant
 land and low Agriculture activities.
 Price values are very High Due to Large scale
 investments are happening
 In Muthukur Centre and main road strech

 is costliest than other parts

 All Facilities are located near by major road.
 Large scale investments are coming
 So there is a demand for housing
 The most convenient Place for Real estate is Mamidipudi road and after that Nellore road
CHAPTER-6
BIBLOGRAPHY
 www.census.gov.in
 www.districtindistrialcentre.com/Nellore
 www.igrs.co.in

 www.apiic.gov.in
 http://www.ipaidabribe.com/how-to/convert-agricultural-land-non-agricultural-land-andhra-
pradesh#gsc.tab=0
 http://www.ibef.org/industry/indian-real-estate-industry-analysis-presentation
 http://www.investogram.net/real-estate-investments/advantages-and-disadvantages-of-real-estate-
investing/
 www.Indiaproperty.com
 www.iciciproperty.com
 www.investopaedia.com

PROJECT 1synopsis

Uploaded by

Document Information

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

PROJECT 1synopsis

Uploaded by

Copyright:

Available Formats

SYNOPSIS

TITLE OF THE PROJECT : METRO RAIL IMPACT ON REAL ESTATE

ENROL. NO. 16AS 1100 NAME : P. A. SATISH KUMAR

NEED FOR THE STUDY:

ENROL. NO. 16AS 1100 NAME : P. A. SATISH KUMAR

TITLE OF THE PROJECT : A CASE OF HYDERABAD.

ENROL. NO. 16AS 786 NAME : PULLOGI SRINIVAS

ENROL. NO. 16AS 786 NAME : PULLOGI SRINIVAS

II. Pricing policy adopted by builders

III. Planning and design principles

Need for the study:

ENROL. NO. 16AS 786 NAME : PULLOGI SRINIVAS

TITLE OF THE PROJECT: SIGNIFICANCE OF FOREIGN DIRECT

ENROL. NO. 16AS 398 NAME : K.VENKATA SUBBA RAJU

NEED FOR THE STUDY:

ENROL. NO. 16AS 398 NAME : K.VENKATA SUBBA RAJU

UNDER THE GUIDANCE OF

DEPARTMENT OF URBAN AND REGIONAL PLANNING

27th JUNE 2016

DEPARTMENT OF URBAN & REGIONAL PLANNING

I/We certify that the dissertation/project entitled “RESIDENTIAL REAL ESTATE

DEVELOPMENT” submitted by M.PRASANTH KUMAR bearing Roll No. 12011BA024 on

Mrs.Tuhina sinha Mrs.Shivanginarayen

E.Sandhya Reddy External Examiner

Dr. D. Vijay Kishore

Date: 27th June 2016

guidance, and providing me with an ambient atmosphere for doing my thesis.

without their help.

and encouraging me with their best wishes. ``

M.PRASANTH KUMAR (12011BA024) Page 25

M.PRASANTH KUMAR (12011BA024) Page 26

CHAPTER 1 – INTRODUCTION ......................................................................................................................................................... 31

REAL ESTATE ...................................................................................................................................................................................... 31

1.1.INTERNATIONAL REAL ESTATE TERMINOLOGY AND PRACTICE ................................................................................... 31

1.2.REAL ESTATE- PLANNING COMMISSION ............................................................................................................................... 33

1.3. AIM: ................................................................................................................................................................................................ 34

M.PRASANTH KUMAR (12011BA024) Page 27

1.4. OBJECTIVES: ................................................................................................................................................................................. 34

1.6.NEED OF THE STUDY ................................................................................................................... Error! Bookmark not defined.

1.7.SCOPE .............................................................................................................................................. Error! Bookmark not defined.

1.8. LIMITATIONS ................................................................................................................................................................................ 36

1.9.. BACKGROUND STUDY .............................................................................................................................................................. 36

2.1. LITERATURE STUDY................................................................................................................................................................... 36

2.2.HOUSING FOR ALL ....................................................................................................................................................................... 36

2.3.REAL ESTATE INDIAN SCENARIO ............................................................................................................................................ 38

2.4.DRIVERS FOR THE REAL ESTATE SECTOR ............................................................................................................................ 40

2.5.RESIDENTIAL MARKET ANALYSIS .......................................................................................................................................... 43

2.6. FACTORS CONTRIBUTING TOWARDS RESIDENTIAL REAL ESTATE DEVELOPMENT ................................................ 45

DESKTOP STUDY – CHENNAI ........................................................................................................................................................... 50

3.1.INDIA MAP ..................................................................................................................................................................................... 50

3.4.CENSUS HIGHLIGHTS .................................................................................................................................................................. 52

3.5.ORAGADAM INDUSTRIAL CORRIDOR..................................................................................................................................... 52

3.6.OUTER RING ROAD (ORR): ......................................................................................................................................................... 53

3.7.CHENNAI METRO RAIL: .............................................................................................................................................................. 53

3.8.CHENNAI-ENNORE PORT ROAD CONNECTIVITY ................................................................................................................. 55

3.9.CAPITAL VALUE ........................................................................................................................................................................... 55

3.10.BUDGET PREFERENCE OF BUYERS IN NORTH CHENNAI ................................................................................................. 56

3.11.UNIT SIZE PREFERENCE OF BUYERS IN NORTH ................................................................................................................. 57

M.PRASANTH KUMAR (12011BA024) Page 28

3.12.PRICE TRENDS IN NORTH CHENNAI ...................................................................................................................................... 58

CASE STUDY – MUTHUKUR ............................................................................................................................................................. 59

4.2. POPULATION ............................................................................................................................................................................. 62

4.3.POPULATION DENSITY ............................................................................................................................................................... 63

5.1.LAND USE ....................................................................................................................................................................................... 64