GOCL's housing project in Moosapet takes baby steps after the first announcement in 2016

GOCL Ltd, a Hinduja company, has a large bank in Moosapet and has been looking to monetise it from more than a decade. First phase, was creation of IDL access road - Second phase - filing for 100 acre town ship with Commercial, Residential - Third phase - after several hurdles - monetize some land (44 acres) 3 months back.

Finally, file for a Villa project facing Rainbow Vistas. The project is called RICHMONT

RERA - P02400004513

Building villas seem to be the safest bet from a sales point of view. 

Total Area: 28.41 acres

142 Villas - (G + 2 floors) 

Amenities block - (G + 3 floors ) + 1 Basement

Just North to the Villas, apartments are planned.

Total area : 27.1 acres

Blocks – 18 blocks (3B + G + 16 floors), 

Amenities block (3B + G + 4 floors) 

Sports block (3B + G + 4 floors) 

 

Prestige Beverly Hills - Kokapet Golden Mile Project

 Prestige Beverly Hills

Area: 5.8 acres

Location: Kokapet, Golden Mile layout

Blocks: 3 blocks (3 cellars+G+36) 

Config: 3 BHK and 4 BHK - 1780 sft to 2700 sft (plans show a 1 BHK at higher floors)

RERA No: : P02400003715

Vasavi's new residential project - Kondapur

Vasavi Skyla near Aparna Towers - at last gets some confirmed plans

Vasavi Skyla

Area: 6 acres

Location: Near Aparna Towers, Kondapur

Blocks: 5 blocks (4 cellars+G+32) + 1 amenities blocks (8 floors)

Config: 3 BHK and 4 BHK - 1950 sft to 3230 sft

Units: 718

RERA: : P02400003652

Jayabheri's new project - after a hiatus

 Jayabheri The Nirvana

Location: Gowlidoddi - Infront of Telangana State Welfare school

Area - 7 acres

Blocks - 5 (29 floors each)

Config: 3 bhk (1915 sft) and 3.5 bhk (2195 sft)

Units - 695

RERA No: : P02400003566

https://www.jayabherigroup.com/thenirvana/index.html

New Project Update - Candeur @Financial District

Location - Financial District, Puppalaguda + Gachibowli

Next to Phoenix 285 FD Business Park and Jayabheri Temple Trees and Peak projects

Third residential project in Hyderabad

The company had made news by announcing a 40 floored project in Miyapur in late 2019.

Blocks - 4 - A, B, C & D  

Tower - 4 Basements with Stack parking + Ground + 58 upper floors 

Amenities - Ground + 6 upper floors + terrace 

Units : 282 Flats 

RERA - 

Organo Antharam village, Chevella

Calling attention of Organo Naandi at Aziznagar fans

Villa Project

RERA: P02400003403

Location: Antharam Village, Chevella, Between Chevalla and Manneguda on Vikarabad Road

Format - Resort style Community Cluster housing

Units - 120 in 14 blocks

Size - 4,500 sqft

Land Area - 39 acres

3 Units in 1 acre (other villa projects 10-11 villas per acre)

Entrance Pavilion, Spa Building, Main Club House, Sports Club House,  Cluster 1 Club House,  Cluster 2 Club House, Cluster 3 Club House, Cluster 4 Club House

Some context to the project

https://www.organo.co.in/blog/the-story-of-ananthavaram-aka-antharam

https://www.organo.co.in/antharam

https://fhdindia.com/product/organo-antharam/

Aparna Dundigul - High rise apartments

 Aparna constructions is preparing ground to launch highrise apartments close to Dundigul ORR exit.

Site is located 2 KM from ORR Exit

Other details awaited

 

North Hyderabad - Story of 3 ORR Junctions - Depth and Continuity matter

Residential areas as designated by Master Plan for North Hyderabad - around the 3 ORR junctions. 

Continuity of residential zones and depth/ expanse are important to drive investments from private investors to develop social infrastructure. 

The infrastructure further nurtures people movement and building activity in the area. Absence of sizable and concentrated purchasing pool could delay the development of the location and slowdown returns for investors.  

Dindigul

Shamirpet

Medchal

Candeur's New Project in Lingampally - HCU Road

 Location - Next to Sancta Maria School

Facing main road and compact plot like the Miyapur one - where Candeur 40 is coming up. The company had made news by announcing a 40 floored project in Miyapur in late 2019.

Area - 5.5 acres 

Blocks - 5 

Each Tower - 4 Basements + G + 52 Upper Floors

Amenities - 4 Basements + G + 6 Upper Floors 

RERA - 

Why go beyond Shankarpalli? - Are there no lands before Shankarpalli

 Investors seem to have been pushing the limits by going beyond Shankarpalli to Mehtabkhanguda etc. A genuine doubt would be - is there no land in Kollur, Mokila, Bhanur and Patancheru block. For better understanding, I have removed the non-residential areas from this block to present the real land available and allocated by Master Plan 2031. And this block is also flanked by GO 111 lands and Green zones.

Most of the land is already plotted or blocked by real estate industry. If developers need to ride the boom of west Hyderabad, they need to push beyond Shankarpalli, which itself is surrounded by huge swaths of green zones.

L&T starts plans to monetize its land holdings

 As we know L&T Metro is the first private metro in India. From day 1, since Maytas received the mandate, the revenue model had a significant component of real estate related revenue streams. Transit amenities and real estate based projects like offices, residential and mall projects are part of the project bundle.

The management had started the monetization with in-station amenities and multiplexes initially. Now, the firm is firming up office and residential projects.

Office building

Raidurg - Next to Aurobindo and opposite IKEA

Status - 1 block Structure and Cladding done.

The firm holds more land in the same area and could build a few more office blocks.

Residential units

1. Miyapur

Location - Near SMR Hi Lands on High tension rd connecting Miyapur and Nizampet (back side of Miyapur Metro)

Area- 5 acres

Units - 681

Blocks - 3 nos - 2 Cellars + G + 22 

Amenities block - 2 Cellars + G + 3

Highway facing land had been earlier identified for office development. No update as of July 2021. 

2.   Uppal

Uppal Bhagath

 Area- 5 acres

Units - 681

Blocks - 3 nos - 2 Cellars + G + 22 

Amenities block - 2 Cellars + G + 3

Sumadhura Vasavi Olympus - New Project

Location - Nanakramguda

Area - 5.3 acres

Tower - 1 : 4 Cellars + G + 44 - Units 396 

Tower - 2 : 4 Cellars + G + 44 - Units 481

Amenities - 4 Cellars + G + 6

Total Units - 877

Config - 3 (1670 - 2300 sqft), 4 BHK (2880 - 3020 sqft) and Duplex (3300 - 5500 sqft)

RERA No - : P02400003072

My Home Sayuk - New Project @ Tellapur

 The much delayed Tellapur Technocity changed hands from Tishman consortium to My Home Group in 2018. Now, this supposed to be IT park/ SEZ area, is planned to go the residential way.

Area - 25 acres

12 blocks each with 4 B + G + 39 floors

2 BHK -1350 sqft, 2.5 BHK - 1550 Sqft; 3 BHK - 2260 sqft

Amenities block: 4B + G + 4 floors

Guest Rooms: Stilt + 3 floor (Pujari Quarters) 

Meditation Hall: Ground floor. (Temple)

Units - 3792

RERA Approved: : P01100004593

Relevant posts

RERA Approved projects in Tellapur

https://youtu.be/eF4K0uFMRTQ

My Home Constructions - My Home Raka - New Project @ Madinaguda

After holding a land parcel facing the highway for 15 years, besides Meru School and My Home Jewel, in Madinaguda-Miyapur. The firm has decided to turn the land into a high rise residential venture. Earlier plans to make a commercial projects don't make any sense anymore with GSM mall just infront of the venture - on the other side of highway.

Land Area - 2.45 acres

Units - 300 - 3 BHK

Sizes - 2250 - 2750 sft

1 extended interconnected building - 4 basements + Ground floor + 34 upper floors

RERA approved - P02400003777

Related content

Remaking of Miyapur

https://youtu.be/xWQnzcA2YnY

DSR - Som Boulevard - Kondakal, Shankarpalli

Earlier, envisaged as a open plotting project of more than 100 acres called King's Park, now turns into a Villa project. 

RERA - : P02400003701

Land area - 41.5 acres

Villas - 267

Config - G+2

Amenities - Triplex Villas - Cellar + G+2 - 4,000 sft, 5,200 sft, 6,000 sft

Location - Kondakal Village, Opposite to Aparna Western Meadows

Future projects of Aparna at Nallagandla and Gopanpally

Couple of projects planned by Aparna but moving slowly

Aparna has good commercial land infront of the Sarovar project. The temporary structures on that plot would be pulled down to build a commercial cum residential project.

Another large development plans are for Gopanpally, the site is at the back of Wipro Campus and further inside up the road from SNR Elite

Plans - Highrise Residential Apartments

The next domain for real estate companies

 For long we had RE players dabbling the safest section of RE - residential real estate - Asset light. 

Next came, commercial buildings for sale - Asset light

1990s saw - a few venturesome got into office and IT parks leasing - Asset heavy

Some current trends

Covid could have the same effect on office space what RERA did to residential RE - consolidation and emergence of few office and IT park operators. Office operating costs are likely to go up as marquee clients demand hygiene, safety and professional building mgmt process. Danger signs for commercial/office park 1,000 sqft sale schemes from small developers.

Next stop, entertainment through malls - Asset heavy. Most properties which were dealt like commercial properties with units sold off - failed. Malls need an USP and property manager to keep the excitement going which is possible when the entire property is owned by a single entity.

Next stop - Data Centers, Industrial cities and Warehousing

Warehousing and Logistics

https://www.embassyindustrialparks.com/

Industrial cities (Make in India proxy)

https://www.mahindraworldcity.com/about-us/

Post RERA - Real Estate consolidation in full force

 The real estate product is quickly moving towards big brands that address all the requirements of a customer who buys a big ticket product - community pride, timeliness, post purchase service and quality.

 

The controversy around UDS and Pre-launch schemes

The RERA act has been weeding out many small time builders from the market who have been rotating money between projects. 

Why?

RERA puts in several restrictions on money movement meant for the project through escrow account route. It increases the financial commitment per project from developer from the pre-RERA period.

What is the way around?

Since, they might not have the increased financial resources that are mandated under RERA and adhere to the timelines promised, builders seem to have introduced a pre-launch/ undivided share mode of financing to augment finances circumventing the RERA rules. 

What is happening?

The very fact that a project is in Pre-launch sends a message that the builder doesn't have the required resources to move forward. In the case of a sudden slump or slowdown hitting the global economy, and the sales slowing down, the builder might not honor his RERA commitments.

During 2018-2020, every second project is offering some sort of pre-launch scheme outside RERA. Earlier, the money used to be pooled from a dedicated set of customers who were backing the builder across several projects continuously. There was a personal connect and the commitments were honoured during 2012 and 2018. But, RERA restrictions and success of the scheme seems to have pushed several individuals who have no idea of the builder's capabilities and resources are jumping into these schemes with out proper due diligence.

Voices against the practice 

The number of people joining the schemes seems to be alarming, which forced the state government and CREDAI to issue public statements against these schemes. Some news items have started projecting the total money ruling in at 30,000 cr and calling it a scam. I don't know how the media arrived at these conclusions but it is very heartening to see media, CREDAI and media waking up before a big blow up happens. Unfortunately, a blow up could be in works already. 

Pray, nobody is hurt!!!      

https://timesofindia.indiatimes.com/city/hyderabad/t-govt-to-crack-the-whip-on-illegal-land-schemes/articleshow/81861470.cms

https://www.thehansindia.com/business/credai-hyderabad-urges-buyers-to-go-for-rera-projects-637485

Hyderabad Realty - A comparison with top cities of India

 Supply Trend Year on Year - Hyderabad the only city to see increased supply

Average Price - Hyderabad still the cheapest city in India

More entertainment options in Hyd East

After Mini Shilparamam at Uppal (Nagole) of Hyderabad. Another entertainment option is planned for the East of Hyderabad.

Raheja plans to add another attraction to the East of Hyderabad in the form of InOrbit Mall 2 at Pocharam in 16 acres and builtup area of 4 lakh sq ft. For reference, Inorbit at Hitech City is 8 lakh sq ft

Mall Building is part of Mindspace Pocharam and will have Surface parking and is a very open and flat structure - Lower Ground + Ground Floor + Mezzanine + First floor

Parking 4 wheelers - 1,000

Next to the mall is a residential development by Ashoka Builders called Springs in 4.1 acres - G+14 floors, 480 units

  

New Roads Series - Financial District Grid roads - 2 new roads

 Existing Exit from Financial Dist - Only one between ORR and IIIT DLF HCU Road - Q City to Nankram Guda

New Roads

1. Financial District Junction at ICICI Towers connected to ORR Service Rd via WaveRock

Status - Done

 2. FD Rd connected to ORR Service Rd via Myscape Courtyard Villas and Keystone school road to meet ORR Toll booth on the ORR service rd. (Road next to Prestige Highfields access rd)

Status -  80% done

 

Mokila - Ready for Prime Time

Reliance Builders is planning a major apartment project next to Eden Gardens on the Shankarpalle Road

Area - 4.3 acres

Units - 315

Blocks - 3

Floors - 2 cellars + 15 floors

Amenities - 2 cellars + 4 floors

After couple of years of some apartment activity led by Prime constructions Prime Solitaire and later by Nikhila's Vivanta Pride / Vivanta Central Court and also Subishi's 2 apartment projects on the same Gandipet - Shankerpally road

http://www.primeconstructions.com/solitaire/prime-solitaire-overview.html

2 BHKs

https://nikhilaconstructions.com/vivanta-pride/

2 BHKs

https://nikhilaconstructions.com/vivanta-central-court/

Vivanta Central Court & Central Court Annex is a premium gated community with 250 apartment units, ample open spaces and ornate landscaping. Apartments ranging from 1263 – 1857 Sft

Subishi's apartment projects

https://subishi.com/fortuna-towers/

https://subishi.com/

Ramky Projects in Patancheru belt

 After Incor Lake City, the BHEL Patancheru belt is seeing activity with branded players launching new projects.

Ramky is doubling down on this area with 2 projects

1. Ramky project at Muttangi Junction

Name: Ramky One Symphony

RERA: : P01100003145

Land area: 13.95 Acres Blocks - 9 Residential towers with 2B+G+14 floors Amenities – 2B+G+3 floors Units - 1470; 2BHK – 660 units, 2.5BHK - 270 units & 3BHK – 540 units

2. Ramky project at Isnapur

Land Area - 8 acres

Units - 1,060 residential units

Blocks - 6 blocks

Floors - G+10 floors

Osman Nagar - Tellapur emerge as Villa and Apartment residential hub

Phase 1 - 2010 - Vasudeva Ecstacy, Aditya Eden Woods, Aliens Space Station

Phase 2 - 2014 - Tudor  Ken, Mayfair Villas, Vision Infinity Homes, Poulomi Indus Crest, Ozone Heights, CRR Lakeside, Tripura BDL and Tripura Galaxy

Phase 3 - 2016 - Vision Urjith, Rajapushpa Green Dale, Radhey Sancia, BHEL Employee housing, Aakriti Arv Viva, The Perch - Mega Meadows, NCC  CyberUrbania, Divino Villas, Nivee Gardens

Phase 4 - 2019 - My Home Ankura, Muppa Indraprastha, Hallmark County, Magna Majestic Meadows, Mayfair Apartments

Phase 5 - 2021 - Anuhar Sun Towers, Pranav Elite, Bricks Cyberwoods, Muppa Melody. My Home Tridasa, Tripura Green Alpha

BOLD - Apartments

MUPPA Melody

TS RERA Registration No. P01100002646

https://muppaprojects.com/muppas-melody/

Praneeth Elite

RERA Regd. No. : P01100001458

https://praneeth.com/praneethjaagruthi-elite/

Sun Towers

9.3 acres, 3 cellars + 30 floors, 8 blocks, 1440 units, 1300 to 2454 sft

As a response to a question on why not more villa projects in this area, I am posting a restricted area map here to show that most land that was available has been taken to a large extent. The land to bottom right corner is GO111 and extends till Kokapet.

Related content

Kollur

https://youtu.be/lnBck51X-F4

Tellapur

https://youtu.be/eF4K0uFMRTQ

Kollur - Finally emerges as hub for residential activity

Traditionally known for small villa projects mostly by EIPL, Kollur will be seeing a slew of new high-rise launches at the back of the Kollur village settlement in and around Elite Villas. After 5 years of Blossom Heights along with completion of 2bhk government housing scheme last year, the area is ready to welcome new communities. Delhi Public School is progressing well next to Elite Villas and should add to attraction of the area.

IRA Aspiration

8 acres

5 towers

2/3 bhk

G+9 floors

728 units

1300 to 2200 sqft 

58L+

https://www.irarealty.in/project/aspiration

IRA Miracle

3 acres

1 towers

3 bhk

G+14 floors

274 units

1650 to 2450 sqft 

74L+

https://www.irarealty.in/project/miracle

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Signature Altius

G+5 floors

https://signatureavenues.com/property/signature-altius-23bhk-flats-for-sale-in-kollur/

Theory and Practice - the economics of Real Estate

"In theory, theory and practice are the same. In practice, they are not."

Albert Einstein

Many pundits preach the view that 'Value' of the property is more important than prevailing interest rates in making a BUY decision. In theory, it sounds good but in practice low interest rates and liquidity driven by loose monetary policies seem to be the driving force for property repricing. Waiting for the elusive value could be a trap. I am not advocating buying at high prices but waiting for prices to fall could result in a disappointment. 

A likely scenario is a time correction and not a price correction.

 

Many also make light of appreciating property prices quoting "property prices don't increase, money value falls'.  Whatever said and believed, for the unsophisticated investor, in a loose monetary policy scenario, RE in a growing market with jobs and growing domestic economy is a good inflation hedge against anticipated higher inflation post the low interest rate regime. 

Kotak Mahindra Bank HL starts @6.65%, HDFC Ltd @6.7%

For perspective:

The interest rate on home loans in India now stands at 6.7%.

1 crore home loan translates to Rs. 75,000/- EMI

It was 10.5% in 2014.

Back in 2014, on the same loan, EMI was 100K

A 25% or Rs. 25,000/- savings/month.

The difference between yield and interest rates is reaching an all time low.

Fixed and risk free returns are falling and sometimes post-tax returns are below inflation rate.

Income growth has been respectable which makes it easier to afford a house in this low interest scenario

Buying a plot - Consult the HMDA Masterplan 2031 before estimating the development

 Always consult the HMDA Masterplan 2031 to understand why some parts of city are slow in development and lack depth / options in residential land. 

For e.g. Patancheru Mandal and Medchal mandal have a few ORR exits like Sultanpur where plotting has been slow because the residential zone availability is very restricted. 

Such lack of depth as we move away from growth corridor can be unattractive to entertainment and social facilities development. Hence, affecting the growth and pricing in the area.

https://www.hmda.gov.in/masterplan/

Also beware of GO111 unauthorized farm land layouts!!!

Read more here

https://nestinhyderabad.blogspot.com/2015/08/what-is-go-111.html

A timely warning...land share deals in Hyderabad real estate

 https://timesofindia.indiatimes.com/city/hyderabad/booming-land-share-schemes-leave-developers-rattled/articleshow/81250884.cms

New Project plans - Vasavi Atlantis - Puppalaguda

Area - 12 acres 

Blocks - 

8 (3 cellar + G + 44) Units -   

Amenities - 2 blocks (3 cellars + 4/5)

Towers 8, 7, 6 - 3.5 BHK (2390 - 3270 sft)

Towers 5,4 ,3, 2, 1 - 3 BHK (1550 - 2100 sft)

Location

Layout

SUMADHURA'S GARDENS BY THE BROOK - New project plans - Satamrai Village, Shamshabad

GARDENS BY THE BROOK

Area - 10.2 acres

Units - 495

Sizes - 2/2.5/3 bhk - 1280, 1430, 1680 sft

Blocks - 5 (Cellar 2 + 15 upper floors) Amenities Block 1 (G + 3 upper floors) Amenities Block 2 (G + 2 upper floors)

Location: Next to Aparna Altius

Layout

https://www.youtube.com/watch?v=qFbdaGLmANU