Tag Archives: Real estate newspaper

Ready to move property a common wish across cities

Posted on by Track2Realty
Track2Realty Exclusive

Bottom Line: Post GST the homebuyers across the country prefer a ready to move property.

Ready to Move, House Keys, India real estate news, Indian realty news, Property new, Home, Policy Advocacy, Activism, Mall, Retail, Office space, SEZ, IT/ITeS, Residential, Commercial, Hospitality, Project, Location, Regulation, FDI, Taxation, Investment, Banking, Property Management, Ravi Sinha, Track2Media, Track2RealtyBe it Mumbai or Pune in the Western part of India or Hyderabad, Bangalore and Chennai in the South, the homebuyers seem to be convinced with the reality of GST and its implications with various stages of construction. It is hence not surprising that most of the homebuyers across the cities today wish to invest in ready to move apartments to save from the hassles of paying the GST.

Reasons to buy ready to move apartment

Saving from GST with ready to move apartments

Saving the dual burden of EMI and rent

Saving from the execution risk borne out of new compliances

Saving from the unknown future charges

Saving from future builder-buyer conflict 

There is a general feeling that a ready to move apartment is the answer to save from the GST and other implications emerging out of RERA compliances.

“My reasons of buying a ready to move apartment is pretty obvious – it is freedom from the GST burden. Nowadays most of the homebuyers avoid buying a pre-launch or newly launched apartment. So, instead of buying a near-completion apartment, it is better to buy a ready to move apartment,” says Kalpana Chitre in Pune.

Urvashi Dua in Mumbai is equally clear that it makes more sense to buy a ready to move apartment. Doesn’t it mean paying a bit of premium over the ready to move apartment, if not GST? She believes the developers will no doubt pass on the input cost burden to the buyers but it still makes more sense to buy a ready apartment.

“Even if I pay a premium of say 10-15% for the ready to move apartment, I am still not under the burden of paying both the rent as well as the EMI. In a way, I will end up paying the same but without carrying the simultaneous dual burden,” says Urvashi.

Abhinav Sharma in Bangalore has an altogether different reason to go for a ready to move apartment. He believes now with the GST and RERA implementation the developers themselves admit it is a phase of teething trouble. So, in a way it is safer to buy a ready apartment.

“I will pay for what I like with no execution risk involved. A project after OC (Occupation Certificate) is a safer bet now since there are so many new compliances to follow. Even the developers are not sure that despite of the best intentions whether or not they will get the OC and that too on time,” says Abhinav.

Yaduraj Pai in Chennai is convinced that the RERA compliances and the GST will in any case escalate the property prices marginally. According to him, whether one buys it under construction or the ready apartments the cost implications would be more or less the same. But buying a ready apartment has added advantage of knowing the all inclusive price rather than paying for many other charges like parking, club etc that would be unknown at the initial stages of construction.

“In the initial stages of construction even the developers can not gauge some of the costs, like the monthly maintenance charges. It is only when the project reaches the level of completion and amenities are ready that the maintenance charges are calculated. I wish to buy a house with all the knowledge beforehand and hence ready to move suits me,” says Pai.

Girigaja Reddy in Hyderabad is also clear that there are distinct advantages with the ready to move property. He feels a common end user buys a house where one would like to live with the peace of mind. Any mismatch in promises could lead to a builder-buyer conflict for endless time and hence he would prefer a ready to move apartment.

“There could be slight deviation with the project, compared to what was promised at the time of launch, despite of the best of intentions of the builder. Now if those deviations were something that is one of the reasons to opt for that project, I would end up fighting with the builder. So, there is no point in going for that. A ready apartment is there to buy what you see and select,” says Reddy.

In a nutshell, the buyers in all the major cities might be having different reasons to make their property choices but the wish is the common – ready to move. The developers are hence today evaluating the build & sell model. This will save them from some of the harsh provisions of the RERA compliances. Also, they will know the exact tax liability and interest liability in quoting the final price of the ready apartment.

Is build & sell model the next big idea for the Indian real estate that could bring the fence sitter buyers back to the market? Well, only the time will tell but going by the homebuyers’ wish list it appears to be closer to the reality.

By: Ravi Sinha

 

Disadvantages of investors as project riders

Posted on by Track2Realty
Track2Realty Exclusive

Bottom Line: While the investors may be advantageous to the developers in many ways, the biggest disadvantage is that the developer who is the first stakeholder in the project is not controlling the price.

Investors, Investors in real estate, Funding partners of real estate, Track2Realty, India real estate news, Indian property market  In many of the micro markets across the country there is a huge gap between the pre-launch sales price of an apartment and the revised price after every six months. What confuses the average homebuyers is the fact that in the wake of slowdown and slow sales when there is hardly any sale how come the developers are constantly increasing the price.

Worse even, in many of these markets there are much better and attractive offers available in the secondary market, further dampening the sales drive of the developer and yet there is no price correction to keep the business cycle moving.

The reason of this rigid pricing is the presence of investors and under-writers who have invested heavily into the project and they control the price point. That is the ground reality and off the record many developers admit that the price reduction is the only way to come out of the slowdown but the investors are not allowing them to do it.

So, while the investors may be advantageous to the developers in many ways, the biggest disadvantage is that the developer who is the first stakeholder in the project is not controlling the price. And he is not being fair to the long term of the industry prospects. 

Sahil Shah, Principal Partner of Square Yard Consulting agrees that the ability to scale up gets limited. If the developer wants to go to 20 cities or international and his books are manipulated with cash or other kind of funds then it gets complicated.

“Moreover, each investor wants to deal with the top management or the owner. So, if you are going pan-India that kind of bandwidth is not possible with the investors. In that case may be you will have no option but to go for crowdfunding,” says Shah.

However, Sunny Bijlani, Director of Supreme Universal does not see too many negatives other than the one negative that the developer has to compromise on the margin of his profit. He says one has to be very smart in terms of bridging finance and the timing and quantum of inventory that the developer wants to offload to the investors.

“Problem comes when you start compromising on margins to buy more land. This is where the developer has to be clear with the investor and there has to be a price restriction that the investor cannot sell below this much price and minimum lock-in period has to be there. Failing that, the biggest disadvantage is that if there are more than 20 per cent speculative investor into the project running the entire supply then it goes against the basic fundamental of the market because eventually that speculation will lead to comparison between your stock and other stock in the same micro market,” says Bijlani.

Devang Trivedi, Managing Director of Progressive Group says first and foremost, investor money is only for the short term. Secondly, a developer cannot start his next project on the existing investors because he does not know his financial bandwidth. So, every time one will have to find a new investor unless he gives him the exit. But even if the developer gives him the exit the investor will find five other developers and then may or may not come back to him.

“Another thing is that compared to debt investor is generally costly. He also has constrains with the cheque amount. Last, but not the least, investor is a problem when the market is slow and if it goes in reverse they are the first people that will offload and that makes a mess of the entire project. Real estate is anyway their side business. Moreover, the market buzz in this case that the investor has the inventory in this project is counter productive for the developer,” says Trivedi.

Beyond the argument of disadvantage from developers’ perspective, the biggest disadvantage is not for the developers but for the end users. It takes the project out of the hands of the developers also in many cases and makes it unaffordable for the actual buyers.

Even for the developers, if he is overly dependent on investor he will deliver a ghost town which is not a god thing for a developer for his subsequent project. Second thing is that an investor is a fair weather friend and the day he is not making money he will be harsh to the developer and talk about him in the circle that matters. That is enough to damage the reputation of the developer.

Last, but not the least, once the developer has sizeable number of investors in the project it is literally impossible for him to reduce the price. Even if the market is forcing him to reduce the price, that investor won’t allow him to reduce it. After all, in many of the cases the investors’ holding power is better than the holding power of the developer.

By: Ravi Sinha