Tag Archives: Bhiwandi property market

Bhiwadi grows beyond magnet of affordability

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Bottom Line: Bhiwadi as a destination is more than affordable housing market today.

- india realty news, india real estate news, real estate news india, realty news india, india property news, property news india, india news, property news, real estate news, India Property, Delhi NCR real estate, Mumbai Real Estate, Bangalore Real Estate, Pune Real Estate news,Track2Media, Track2Realty, ravi sinha“Let me put it straight! I had moved to Bhiwadi because I could not afford to buy in more upscale neighbouring markets of Gurgaon or even Manesar. It was not a choice but my budget constraint that brought me into Bhiwadi five years back. But looking back I think it was one of the best decisions of my life, not just from investment standpoint but overall in terms of living a peaceful and quality life,” says Joginder Rawat, a retired bank employee.

Rawat is not alone who earlier carried this impression that Bhiwadi is the poor cousin of Gurgaon-Manesar. However, it is also true that today he is not alone to think that the impression back then was myopic vision. As a matter of fact, Bhiwadi has today grown beyond the magnet of affordable destination. Today, Bhiwadi is no more seen as a poor cousin of Gurgaon-Manesar.

Bhiwadi, of course, was conceptualised as an affordable destination for blue-collared workforce who could not afford to buy in Gurgaon or Manesar. With the shift of industries it seemed to be quite natural evolution of the market. But with the increasing economic activity in the region and expat workforce prefering to not only work here but also stay in this till recently sleepy town, it completely change the outlook of the market.

Today, Bhiwadi is still by far among the most affordable markets of extended NCR region. In terms of the quality of life while it still gives the comforts of a Tier II city, infrastructure, amenities and access to business destination is very much metropolitan. Since it is within a radius of 100 kms from three key business deatinations of NCR, Delhi, Gurgaon and Faridabad, and good connectivity makes travelling far easier, the expat profesionals are increasingly shifting to this market.

The property prices in the region are hence reflective of this change. Facts speak for themselves. In 2012, that property that was sellig at Rs. 1900 to 2000 per square feet has today appreciated to Rs. 2900 to Rs,. 3100 per square feet. The property analysts point out that such an appreciation is extremely good keeping in mind the slowdown in the last five years across the adjoining markets.

Bhiwadi USPs

Bhiwadi most affordable market of extended Delhi-NCR

Prices are one-fifth of neighbouring Gurgaon

Price appreciation from 2012 to 2016 is 50%

Affordability not the only USP, oincreasing economic activity changing market outlook

Once the market picks up the momentum, added with the proposed infrastructure projects completed, a sizeable price appreciation in the range of 60 to 70 per cent can not be ruled out. According to Master Plan of Greater Bhiwadi 2013, the Greater Bhiwadi Complex comprising Bhiwadi, Tapukara, and Khushkhera has been outlined as the priority areas for the overall spatial development.

Ashiana Housing has been among the first to spot the potential of the town and move into Bhiwadi market. Its Joint Managing Director, Ankur Gupta agrees that when the promises of major infrastructure like roads, transportation, water, sewage facilities and education facilities are provided, the real growth of Bhiwadi is inevitable. Retail and commercial projects like Village Center, Angan Plaza are already there and many more landmark developments are also coming up.

“Good number of healthcare facilities, including private clinics and hospitals, nursing homes and government hospitals are located here. Shopping complexes and malls are also coming up fast. Top-notch recreation facilities like Treehouse, Classic Golf Course, Wet & Wild Resort, Country Club Resort and Heritage Village are in proximity too,” says Gupta.

Obviously all these facilities have elevated the market positioning of Bhiwadi in the last few years. It may still carry the tag and price point of affordability but the pace of growth suggests it will no longer be a market with only the USP of affordability.

From an investment point of view, it is one of the safest markets of the extended NCR, since there has been no land acquisition issues in this market. More importantly, the prices have appreciated in the wake of even the overall slowdown. Due to the lower cost of doing buisness per square feet, the corporate sector is also increasingly spreading out in Bhiwadi.

If the growth projection is any indication, Bhiwadi may turn out to be a case study in how a Tier II city can be channelized as the investment magnet. It has already come out of the perception of being only an affordable destination for the habitation of budget-constraint buyers.

Bhiwadi turning into affordable luxury destination

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Bottom Line: Though affordable housing might be its USP for long, the entry of malls, multiplexes and other lifetyle options have turned Bhiwadi into affordable luxury destination.

Ashiana Angan Bhiwadi, Ashaiana Angan Phase 3, Delhi NCR real estate, Bangalore Real Estate, JLLM, Jones Lang LaSalle Meghraj, Track2Media, Track2Realty, ravi sinha, india realty news, india real estate news, real estate news india, realty news india, india property news, property news india, KP Singh, DLF, Unitech, Emaar MGF, ndtv.com, ndtv, aajtak, zee news, india news, property news, real estate news, 99acres.com, 99 acres, indianrealtynews.com, indianrealestateforum.com, Indiabulls real estate, BSE, Bombay Stock Exchange, Mumbai Real Estate, India PropertyMayank Talwar, a mechanical engineer was transferred by his office to Bhiwadi in the year 2010; much to his disliking. After all, he had worked in some of the leading cities like Pune, Nagpur and Gurgaon. At a time when the recession was at its peak and companies offering pink slip he had no choice but to move to what he thought like a capital punishment.

Four years down the line, Mayank has all the reasons to feel it was a stroke of luck that brought him to this city. Reason: Today he finds the same kind of lifestyle options emerging in Bhiwadi that he was missing out when he first moved over here. The best part of the deal is that he could afford to buy a relatively luxurious apartment in Bhiwadi; though he could not afford even affordable apartment in other luxury cities that he previously worked.

“I have all the reasons to smile for my stay in Bhiwadi as I could buy a luxury apartment with the kind of moderate budget that could not offer me even a decent roof over the head in other leading cities. Moreover, with the kind of malls, retail brands, hangout zones and night out options that are emerging in Bhiwadi I feel it was blessing in disguise that I was transferred to this city. Bhiwadi truly offers all the lifestyle options today and the best part is that it is affordable luxury living over here,” says Talwar.

Analysts tracking the market in this part of the world are not surprised either. They believe the seemingly two contrasting concepts of affordable and luxury has shaped up so very well in the city that the aspiring middle class with relatively moderate budget and luxury choices finds Bhiwadi a natural nestling zone. After all, Bhiwadi carries the tag of affordable destination since land price in this micro market is still on the lower side compared to Gurgaon and this is the reason why property in Bhiwadi is available at approximately one tenth the price of Gurgaon. However, due to its location, Bhiwadi has been pulling out buyers from NCR, Gurgaon, Manesar to name a few.

Moreover, Rajasthan State Industrial Development and Investment Corporation (RIICO) is providing excellent facility with no issues on infrastructure, water, power whereas these are the bottlenecks even in the neighbouring industrial model township Manesar. It is working two ways—while it is attracting more and more industries over here, even the aspiration level of the local population has gone up and that spells well for the overall economic growth and property market of Bhiwadi.

Nikhil Hawelia, Managing Director of Hawelia Group thinks for long the markets in general and the housing market in particular has been characterised by two contrasting mindsets of affordable and luxury but the quest of the biggest buying group in middle class has been a fine balance of both. He says it can easily be vouchsafed that Bhiwadi fits into this space and ideally this should be the positioning of Bhiwadi.

“The best part is that affordable luxury living in Bhiwadi has not emerged by design but by default to a large extent, as the city was initially planned as the industrial zone from commercial standpoint and retirement zone from residential standpoint. This natural evolution, instead of a concept being pushed by the market forces, suggests that affordable luxury is a sustainable concept in the city and it is here to stay. For the ultra luxury seekers there is always a high end property market in the nearby Gurgaon city,” says Hawelia.

However, Gaurav Gupta, Director of SG Estates finds the affordable luxury living ingrained in the very basic DNA of the city. He asserts that there are not one or two but a multiple of factors that have helped NCR locations like Bhiwadi and Raj Nagar Extension getting shaped up as affordable luxury locations. The best part is that these markets do have their own distinct identity without competing with the ultra luxury locations in the vicinity.

“It is not just about the vicinity to the ultra luxury locations like Gurgaon which is helping these locations; rather the economy of the region is driving the market to a point of affordable luxury. Very much like Gurgaon where the young expat professionals have raised the bar of living, in Bhiwadi too they are the prime demand drivers. However, unlike Gurgaon where the presence of IT/ITeS and hence better pay package leads to demand of ultra luxury living, in Bhiwadi the major economy is the manufacturing sector. In manufacturing sector you don’t have as high paying jobs as the IT/ITeS and hence the positioning of the city has been as affordable luxury destination,” explains Gupta.

Dhirender Gaba, Managing Director of Fairwealth Housing does not seem to agree with the theory of economy of sustenance that has positioned Bhiwadi as the affordable luxury destination. According to him, this is the first wave of luxury and lifestyle choice in the city and the process of evolution will take its own time before the city transforms into a complete corporate city that is a choice destination for the upwardly mobile young professionals. The early indications are definitely encouraging for all the stake holders in the city.

“Bhiwadi has rather picked up fast due to peer pressure of lifestyle choices in Gurgaon-Manesar region. Most of the urban corporate destinations have taken time to scale up in the value chain of luxury and lifestyle. But if the aspiration quotient of the city as affordable luxury destination is any indication, there is a mega global city emerging out of Bhiwadi. What I can bet over at this point of time is the fact that the positioning of Bhiwadi as a key corporate city can only be delayed but not denied,” says Gaba.

The question is in the absence of high paying economic activity like IT/ITeS will the city keep the desired pace to sustain the projected growth and the life style. Critics often point out that in the absence of steadfast pace of economic activity the market may end up being another investors’ haven. However, developers active in this market maintain that more employment opportunities have seen people preferring to stay in Bhiwadi than commute to work. Also, a large number of floating population from nearby cities and across the country is still high, which needs to be catered to in terms of their aspiration and lifestyle choices. The rise of nuclear families have further seen emergence of more demand for dwelling units in the region.

The biggest challenge for Bhiwadi for quite some time has been the socio-economic barrier as spending habit was not there in the old Bhiwadi population. But with the expat young population settling in the city not just the eco system but the whole mindset changed over a period of time.

Today, malls and lifestyle driven brands are further promising to change the lifestyle of the city and Bhiwadi may change its outlook in another few years. Most of the real estate developers in the city are also seasoned players in business who understand the opportunity cost with land being cheaper. They may eventually have the first-movers advantage and their initial foray have already been proved to be a game changer move for the city. It is still a transition phase of lifestyle and it is also a learning curve for Bhiwadi.

Senior housing USP of Bhiwadi

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News Point: Bhiwadi has carved its niche as the best market for senior housing.

Senior Housing in India, Elderly Living, Homes for senior citizens, Real estate news India, India property market, Track2RealtyWhen Ramakanth Sharma bought an apartment in a senior housing project in Bhiwadi it was more to do with the affordability than the concept of senior housing. As a matter of fact, the friends and family advised against buying an apartment with such a concept that gave an impression that their children would refuse to take care of them in future. Sharma himself had no plans to settle over there and it was just an investment that his pocket allowed.

Between 2007 to 2004, the developer on his part continued to invite him on various community engagement programmes at the project. Even though there were initially only a few senior citizens shifting prmanently, he really liked the idea of seniors having a get together. And hence, when his son took up a job in the USA, he decided to pack his bags and move to Bhiwadi’s senior housing project.

It has nevertheless not been an easy move since his wife carried the impression of living in an old age centres. However, soon the couple understood the advantages of the senior citizens having the luxury of living a dignified life in their own homes, with a neighbourhood of the same age group and with all the necessary facilities like the healthcare etc available on the door steps.

Bhiwadi, as a matter of fact, has been the first town to conceptualise what is the most need-based housing in India. Facts speak for themselves. There are 98 million people over 55 with a steady growth of 3.5 per cent per annum. In terms of market numbers, in an analysis of 135 urban cities with a total population of 223 million and 52 million households, as many as 12.8 million families have senior citizens.

Bhiwadi facts

Bhiwadi first mover in senior housing segment of India

Affordable senior housing & quality lifestyle catalysts to success

Bhiwadi experiment was globally discussed for providing lifestyle to senior citizens

Bhiwadi success dispelled the myth of senior housing being old age homes

The old age dependency ratio stands at 12.6 from 10.6 in 1991. According to the United Nations data, India would have 118 million people over the age of 60 years by 2017.  The market size of retirement homes is expected to be pegged at Rs 4,000 crore by 2018.

Some of the developers in Bhiwadi could spot this opportunity and made it a case study in India. Thereafter a number of developers experimented senior housing in various parts of the country. However, only a few locations like Bhiwadi, Coimbatore, Pune could be case studies due to proximity with the main centre and better climatic conditions, along with the execution of the project in right spirit.

Brotin Banerjee, MD and CEO of Tata Housing nevertheless feels that the concept of senior living is slowly gaining traction, but unlike in the West it will take a bit longer for this market to mature here. However, with the breakdown of the traditional concept of families, and with an increase in disposable incomes, this senior community is gradually inclining towards this idea and accepting it without any social stigma attached to it. Today’s globe-trotting consumer is demanding for an active lifestyle post retirement.

“Buyers for senior living homes are self-sustained retired/about-to-retire people (or in the age group of 50 and above), those whose children reside away from them or outside India, senior NRIs accustomed to such facilities in developed countries and now returning to their home country. Research suggests that demand for such senior homes is over three lakh units in urban centres and currently, only 3,000 units are available in the market,” says Banerjee.

One fundamental reason why senior housing succeeded in Bhiwadi is the price point. The fact remains that all the senior living projects in Bhiwadi are positioned at the affordable segment, bearing in mind the fact that the end consumers are senior citizens with limited resources and no sources of regular income.

As Ramakant Sharma points out, “If such projects would be costly, most of the retired seniors would not be able to afford. I think the way Bhiwadi shaped up as an affordable market and the developers had been foresighted to spot the living solutions for people like us, it became a success story.”

Call it the emerging lucrative market or simply making a market differentiator  by providing house for a cause, but senior living has definitely been the market identity for Bhiwadi. And Bhiwadi model is today being replicated across the country. The data by Jones Lang LaSalle India indicates there are about 30 more senior living projects in the pipeline in India. Of the senior housing projects, seven are in Bangalore, three in Chennai, three in Goa and various single projects in other cities.