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Resale of flat in Mumbai ensures your returns on investment

Resale Flats

Resale of flat in Mumbai ensures your return on investment

Taking a look at what’s currently happening in the resale flat market might help with the decision making. Before selling off your old flat, you need to know whether it is the right time to sell or not. The resale property markets mainly depend on the new supply. If there is a short supply of new houses, the resale market in that region grows. Almost every part of Mumbai where availability of land is a concern, there are many areas where demand is high and new supply is poor or limited.

 Due to limited supply in Mumbai, there are high risks that people looking for resale of the flat will get the right and attractive price. On the other hand, in areas where new supply is significantly high, the property seller should wait for the right time to get a good return on their investment.

There are hardly any pre-used flats or old flats available in a place like Napean Sea Road, Malabar Hill, Mahalaxmi, Bandra, and Juhu. As a result, property prices in these locations are very high and almost constant. Some other places like Bandra-Kurla Complex, Andheri, Powai, Santacruz, Vile Parle, Dahisar, Mira Road, parts of Thane and Navi Mumbai have also experienced higher property rates. These areas are witnessing a huge growth in commercial centers, recreational places, and infrastructure development. Owing to affordability and connectivity to major business hubs, the appreciation of prices remains constant. Most of the people are on the lookout for affordable housing options and these areas offer majorly to the sales volume of affordable flats.

If anyone is planning to resale their flat, first consider how old it is, location, new supply in the region, and return on investment among others. The age of the building should not negatively hit the price of the flat. People who owned a flat for more than a decade should definitely look at an exit and reinvest in some new project. But those who have bought their flats 5 years back, then the returns won’t be good enough as prices have remained stagnant for this period. If the owner of the property wanted to sell a flat urgently due to reasons like poor maintenance of the building, ineffective housing society, etc., then the owner of the property needs to make sure that he gets a return on investment of at least 10% for each year.

 Recent judgments and benefits on resale properties:

In December 2018, the Bombay High Court ordered that stamp duty authorities can not seek stamp duty on past transactions for resold flat.

 Maharashtra government allows resale of MHADA’s 5% quota flats.

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Buying property Infrastructural development Real Estate News Smart Residential Living

Mumbai civic body plans to link 220 km roads by 2034

Brihanmumbai Municipal Corporation plans to construct 41 km linked roads connecting areas that are not currently linked. By 2034, the BMC will construct 220km of such links that are presently missing.

The projects are part of the comprehensive mobility plan (CMP), designed to upgrade the transport system, along with improving the infrastructure of the city. These linked roads will reduce the travel time and will act as short-cuts in certain areas, reducing the jamming on main roads

The plan emphases on broadening congested roads, connecting missing links, need for integrated fare structure and common ticketing for the present public transport system.

In the first phase of the project will connect 41km of links in Bandra, Dadar, Byculla, Wadala, Chembur, Malad and Lower Parel, among others. In the second phase, the civic body will complete work on 80km of missing links till 2024 and the rest till 2034. In most cases, the expansions being considered for the links have slums or structures that can be improved, said, civic officials.

Some of the missing link roads suggested in the plan include connecting:

  • Senapati-Bapat Road to Central Railway Line (Dadar)
  • E Moses Road to Lala Lajpat Rai Road (Lower Parel)
  • Pestom Sagar to Phule Nagar Road (Chembur)
  • Ghatkopar-Mankhurd Link Road to Akruti Rising City Road (Ghatkopar),
  • BKC G Block to MMRDA Grounds (Bandra)
  • Madh Marve Road to Madh Jetty Road (Malad).

Chief engineer of roads and traffic department, Mr. Vinod Chitore, said, “We have started to implement the plan and work on selected roads.

The BMC is managing with other shareholders of the plan, including the Mumbai Metropolitan Region Development Authority (MMRDA), Indian Railways, Brihanmumbai Electricity Supply Transport and the traffic police department.

The estimated cost of the plan is Rs1.68 lakh crore over the next 20 years. The civic officials said that BMC will invest Rs69,000 crore, of which it will donate more than Rs7, 000 crore in the first phase. The MMRDA will give Rs76,283 crore in the first phase, while the Indian Railways will contribute Rs18,359 crore. BEST will shell out Rs2,590 crore and the traffic police will fund Rs1,350 crore.

This infrastructural development with further pushes the real estate market in Mumbai, making Mumbai properties costlier in the above-said areas.

 

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Will Versova-Bandra Sea Link impact the Mumbai Real Estate Market?

Maharashtra government has given administration approval to the much-awaited Versova-Bandra Sea Link. The proposed sea link would be 9.2 km long and would serve as an extension to the existing Bandra-Worli Sea Link. Once the sea link is operational, the commuters traveling to south Mumbai from Western Suburbs can use the sea link to travel which would have connectors at Bandra, Otters Club, the Juhu Link Road and the Versova Link Road and can skip the Western Express Highway

Sea Link to reduce the traffic congestion

Currently, commuters have to take the Western Express Highway to reach south Mumbai from the western suburbs and have to pass through choked areas such as Andheri, Borivali, Juhu, Mahim, etc. Usually, the commuting time is around 60-90 minutes during peak office hours. It is expected that the traveling tome will reduce to 12 minutes with the new road coming in. The connectivity is projected to develop further by a sequence of roads and tunnels.

The construction work would begin in the first half of 2018 as the bids for the tenders have been invited from the qualified bidders. A special purpose vehicle will be formed to raise loans from banks and non-banking institutions.

VBSL will be built at a cost of Rs 7,502 crore. It would be a toll-route which will be valid until 2052. The Maharashtra State Road Development Corporation (MSRDC) will employ two separate independents for toll collection and repairs and maintenance of VBSL, as per the government resolution.

Timeline

The sea link was approved eight years back in 2009 by the Cabinet Committee on Infrastructure. The original cost of the project was Rs 5,975 crore which has now been accelerated to Rs 7,502 crore. The state government took four years to get the clearance from the Coastal Regulation Zone (CRZ) and Environment Ministry, which was finally declared in January 2013. After that, CM Devendra Fadnavis on April 29, 2016, directed the MSRDC to construct the VBSL on an engineering, procurement and construction basis.

How VBSL will impact Mumbai’s property market

VBSL can be a game changer for Mumbai real estate market as it would improve connectivity between the suburbs and the main commercial business district. With traveling time coming down with an estimated toll tax of Rs 60, mid-segment buyers would make way to housing hubs near Versova such as Kandivali, Borivali and Mira Road.

Here the property prices have already crossed Rs 9,000 per sq ft, the growing connectivity would further increase the property prices. With the sea link coming in, the crowded areas of Andheri, Chembur, Ville Parle are projected to be relieved from congestion and the excessive pressure on the express highways would be released.

A marginal property price surge was noticed in localities like Goregaon, Andheri, Kandivali, Borivali as the VBSL project entered the final stage and got environment clearance. The rise would be visible once the construction begins.

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