Dalan Property Exhibition !!

Information was not my motive behind visiting Dalan 2013 at Shahupuri Gymkhana.

I was visiting property exhibition because:

1) For a few moments, I wanted to believe in every word spoken by each & every real estate salesperson.

2) For a few moments, I wanted to believe that the construction quality would be as good as the glossy digital images displayed in the stall.

3) For a few moments, I wanted to believe that - after booking a flat - no property buyer will be ignored and harassed - but, will get the same treatment as he is getting in this property exhibition.

4) For a few moments, I wanted to believe that this property show is organized to fulfill my dream of a home.

And you know what?
Yes. For a few moments, I forgot the reality and enjoyed the fantasy.
As I do in every exhibition.

Grand Entrance

Sponsors

Inauguration Ceremony

Bedekar Builders

Bedekar Builders

Suraj Developers-Royal Astonia/plaza

Eden Gardens - Shri Developers

Vishwakarma Builders & Developers

Paranjape Schemes

Bhima/sai developers

Bhima Builders

Matoshree Infrastructures

Chhutani - Lohia Developers

Raysons Constructions

ICICI Bank Home Loans

Nanded City Pune

Pooja Builders

Landscape Developers

Ramsina Group

S A Magdum Developers

Hira Shree - Lake City

Ghatge Developments

Atharva Mahabharat Developers

Shivdatta Group

Chougule Sawant developers

Anand Group

Related Stories:-

City Limits Major Reason For Poor Kolhapur Infrastructure.

Affordable Housing Need of Kolhapur

Approximate Rate List By Location ( Kolhapur Residential)

No Brickwork - Kumkang Kind Formwork !!!!!

Have you ever imagined a building without bricks??? Well, technology is advancing-from the traditional brickwork to fly ash bricks to the weightless siporex and now its time for Kumkang kind (no brickwork)!!!

Once, while talking about the construction progress of Nanded City Pune, Mr Satish Magar mentioned that - "Now, we have mastered the new construction technology, for sure, can build the structure of 22 story towers in 11 months. Delivering ready for possession 22 story tower in 12 months is difficult to accept??
Yes, difficult but not impossible - in fact - very much possible - because Kumkang Kind system is developed - designed - to build fast - lot faster - than I am claiming,".

 The Kumkang Kind system is built for a 4 day cycle - my claim is very moderate - based on a 8 days's cycle for a floor - means, I can build  floor in 8 days - plus, streamlined finishing work - means, while I am casting the 3rd floor - my 1st floor will be ready for possession - ready with tiles, windows, doors, electrical & sanitary fittings. Means, my entire 22 story tower - would be ready for possession in 12 months. It's very much possible!,"

Nanded City Pune a 700 acre Mega Township!!!!!!!

Nanded City Master Plan

Nanded City- Actual Site Photograph

Formwork on site-no bricks!!

The biggest residential construction site in India!

Construction of Nanded City Pune is a sort of "National Record"!,Construction of Towers in the 1st phase of Nanded City Pune is almost over. Only a few towers and the finishing work - internal work - is going on.

In the first phase of Nanded City Pune, there are 81 towers of 11 stories and 21 towers of 22 stories. In these 102 Towers there are 7,788 flats. (1 BHK Flats: 1,848 + 2 BHK Flats: 3,388 + 2.5 BHK Flats: 792 + 3 BHK Flats: 1,760).


Nanded City Pune has 13 sets of Kumkang Kind Aluminium Formwork Systems (www.kumkangformwork.com).

Considering that 400 acre Magarpatta took 10 years to complete - some used to say that 700 acre Nanded City Pune would take 20 years! But now it might take less time then expected.
"Nanded City Pune may be the only project in the world - in which nearly 5,000 property buyers booked - applied for a flat - without knowing the plan & property price - everyone just believed in the concept - in Mr. Satish Magar!,"

Vistacore Ichalkaranji a good deal???

You must have found hoardings at Dabholkar corner or Tawade hotel with Zaher Khan as a brand ambassador with a tagline of  "VISTACORE- Raising the bar". I was pleasantly shocked for the reason that Utkarsh patil of Vistacore with all his success stories in Pune has eyed Ichalkaranji and that to with a fleet of 350 villas!!But when I actually visited the site office of "Vistacore - East Manchester Homes"  the lavish ambiance of the lush green gardens, the swimming pool with an amphitheater and the European style villas with other amenities like play area, 24hr power backup, maintenance staff, security, rain water harvesting, indoor games, community hall etc didn't really interest me at all when the marketing incharge told me about the price!!!

3200 per sq-ft for Row houses and 4200 per sq-ft for executive twins!!!!!!

And the most shocking news of all is that 150 villas are booked at the 1st phase!!!
Vistacore Ichalkaranji is located way outside the city on the sangli road and can only be connected to the city with your personal car. Wake up Ichalkaranji people, you'll really get a good deal at the above price & amenities at Kolhapur city and that to in a good connected area!!

Vistacore Flex at Tawade Hotel

Vistacore Plan

Villas- Actual Site Photograph

Community Hall

Club house & pool -Actual Site Photograph

Main Gate

Dabholkar Corner Flex

Location Map

Related Stories:-
Pune builders targeting kolhapur!1

Prime ongoing residential spaces in Kolhapur!!

Maharashtra Housing (Regulation and Development) Bill

 In the last budget session, Maharashtra Government introduced the Maharashtra Housing (Regulation and Development) bill & gave a "property buyer friendly paint" . This joint committee has recommended a few "attractive" amendments to the Maharashtra Housing (Regulation and Development) Bill. Like 3 years imprisonment for the builder for not obeying the Housing Appellate Tribunal!

So, for me Maharashtra Housing (Regulation and Development) Bill is nothing more than the a warning to all those who are not aware about the risks involved in booking a flat. To get the idea, please, have a look at the recommendations:

Risks Involved in Booking a Flat:

1) The builder cannot make any alteration to a flat once it is sold - without the flat purchaser's consent.

2) The builder cannot add a floor or a wing to a building - without the flat purchaser's consent.

3) Any amenity promised - such as a garden - cannot be altered.

4) If the builder fails to give possession of a flat within the promised period or abandons a project, he will not only have to refund the amount with 15% interest, but also have to pay a penalty.

5) If the housing regulator is satisfied that the builder is unable to complete a project, the regulator can let the property buyers come together and appoint contractors and consultants to complete construction of the project.

6) A flat purchaser can demand rectification of any defect within five years of the purchase.

7) Preserving open space is mandatory, it cannot be used as a parking lot.

8) Fire safety systems in high rise buildings are mandatory too.

9) The builder can not make changes to recreation facilities without the consent of the property buyers.

10) If the purchaser fails to pay any outgoings for over three months, the builder can cut off essential services - like water, power and gas - only after the matter is heard by a competent authority.

11) The builder cannot sell 10 per cent flats in each building. These flats will be retained by housing regulatory body till the completion & occupation certificate is obtained by the builder. The list of these 10 per cent flats will be displayed on the government website so that no property buyer will buy them.

12) No pre-launch bookings! As per The Bill, the builder can not sell the flats , accept the bookings, before the plans are approved by the authority.

Now, the builder has to submit the plans, get sanctions & commencement certificates, display the plan on government's website and then only can accept bookings.

Moral of the story:

So on & so forth. In short, it's not about a Maharashtra Housing (Regulation and Development) Bill  or about a good builder and a bad builder. It's all about the way you buy the property. When you book a flat, you buy a concept on paper. While implementing that concept, anything can happen. Sometimes, may be because of genuine, valid reasons. But, for sure, mostly, at your cost. However, your builder would not be sent to jail even for a day. But, you suffer for life.

So, point is, don't get trapped! Let the builder build, obtain the completion & occupation certificate, and send a limo for you!!

Pune Builders Targeting Kolhapur !!!

   Paranjpe Schemes, Vilas Javedakars Eco Homes, Vistacore, Garve-patil and now Urbangram. Why are these Pune property moguls targeting our small town Kolhapur?? I was shocked when a heard about the prime property owned by Kumar Builders Pune near collector office nagala park.
This is why Kolhapur is getting targeted :-
   Kolhapur assumes a place amongst the cities having highest per capita income in the country and it's one of the fastest growing cities in Maharashtra. Kolhapur is proclaimed as the 'historical capital of maharashtra state', it is undoubtedly the sugar bowl of India, "Manchester of the Maharashtra", Education center. An international Go carting track, hill resorts/Amusement parks, growing hypermarkets and new upcoming malls.
    Today Kolhapur is emerging as of one of the most progressive III tier cities. Located on the golden quadrangle express way with the travel time of major cities like Pune, Bangalore and Bombay reduced considerably. The Kolhapur airport is being revamped .It now has refuelling and night landing facilities, with the expansion plan an increased airstrip for Boeing flights.
    The city is emerging as a new Important IT destination. Various institutes’ research indicates Kolhapur has a very good potential for the growth of IT. All major banks have seen this potential growth of Kolhapur; It is the 10th city of choice by Deustche bank, ITC has planed a cooperate office here, many 5 star hotels are in the pipeline. Kagal 5 star MIDC has proudly boast an investment of 5500 crores .With a textile SEZ set up in the adjoining MIDC. The foundry cluster is around the corner. For instance, Gremach Infrastructure Equipments and Projects Ltd has already acquired 200 acre of land in the town from the Maharashtra Industrial Development Corporation for a proposed metal SEZ. In 2012, Kolhapur has been declared by the central government as the Export city which is the only city from Maharashtra.
    Education has always been in the forefront with many international schools functioning. National and International big Giants in IT have signed MOU's with Shivaji university and other institutes.
So undoubtedly Kolhapur is all set to be the next Pune!!!

Paranjpe Schemes

Paranjpe Schemes

Vilas Javedekar

Garve-Patil

Vistacore

Urbangram

Governments "CUT" in High Property Prices!!

High Property Prices - Why does Government give a free hand?

 Builders play important role in helping the politicians rule the land. No. I am not talking about "Politicians & Builders Nexus" or bribes, election funds and assistance to convert "loot of taxpayers' money" into white.

I am talking about the "official" business transaction, give & take, between the builders & the men in power - government!

I am talking about - government's "cut" in the property price!

You know what? When a builder charges you Rs. 3,300 per sq.ft., the government's "cut" is, approximately, Rs. 1,087 per sq.ft. - nearly, 33%!

If, the government is 33% partner in real estate sector,
how can we expect government to control the property rates?
How can we expect government to increase 'supply of land'?

How can builders' government take any step which will make housing affordable for the urban middle class?

We have to remember that we are the 'minority' and only "tax cow" for the government.

Stamp Duty, Registration Charges, VAT & Service Tax:

We all know only about what we pay to the government when we register the agreement of our property. Stamp Duty 5% + Registration Charges Rs. 30,000 + Service Tax 2.57 % + VAT 1% = Approximately Rs. 313 per sq.ft. to the government.

Now let us know about what a builder has to pay to the government... 

Let us assume that the 2,00,000 sq.ft. project - 11 story buildings with standard specifications & amenities, the property rate based on the saleable area is Rs. 3,300 per sq.ft.

"Besides what you pay, while constructing this project, builder pays to local, state & central government, approximately Rs. 774 per sq.ft. on the saleable area!,"

Approximate charges paid by a builder to the government!!!
1) Stamp Duty on Purchase of Land - Rs. 60
2) Registration Charges for above Land - Rs. 14
3) Revenue Matters - Rs. 15
4) NA Charges - Rs. 5
5) Municipality Charges & Premiums - Rs. 285
6) Octroi on Materials - Rs. 44
7) MSEB Charges - Rs. 20
8) Environment Clearance Charges - Rs. 10
9) VAT on Construction Materials - Rs. 86
10) Service Tax on Construction Labor - Rs. 57
11) Excise on Construction Materials - Rs. 111
12) Service Tax on Consultants' Fees - Rs. 10
13) Mortgage Stamp Duty on Project Loan (25% of Construction Cost) - Rs. 4
14) Property Tax on Plot for 4 Years - Rs. 12
15) Service Tax on Marketing & Promotion - Rs. 5
16) Premium on Road & Amenity Space - Rs. 38

Looking at the above scenario, both the buyers & the builders are nothing but "tax paying cows" to the government and resulting major reason for High Property Prices!!