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The Effects of Demonetisation on Real Estate and its After Shocks

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Mumbai, Maharashtra, India

Mayfair Housing has been in the business of real estate development since 1964. We complete 52 years of dedicated developmental work this year and have endeavoured to provide the best homes to our customers, employing the most modern concepts of construction, architecture and management. As a real estate company, we have pursued transparency, commitment and fair pricing as a policy and these three pillars have helped us create a lasting relationship with our loyal clientele. I extend my support to the government in their efforts to eradicate black money. The recent move of demonetization by the government will ensure a secure and favorable financial future for every citizen or our country. However, I believe that the prices of real estate projects which are RERA compliant will remain stable. In fact, prices of ready to move in homes might even rise by 10%.

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Many factors are responsible for this situation and I’ll list them one by one which will help you take a better decision. Demonetisation has led to an increase in bank deposits by 14 lakh crores. This will help the government to invest hugely in Infrastructure development and will lead to fast development and sustainable economic prosperity in Mumbai and MMR areas. The Seven Metro Corridors, Coastal Road, East-West Connectivity, North-South Connectivity, Mumbai Trans Harbour Link, etc. will further boost demand in the Real Estate sector in Mumbai. Political stability at the center and in the state will also lead to a favourable Investment Climate in Mumbai and Maharashtra.

A good monsoon has also helped revive the economy. FDI has increased exponentially which has provided the government with additional resources, and will be used to improve infrastructure further. Demonetisation will help to stabilize inflation and will encourage the RBI to reduce REPO rates. Due to these factors, Home Loans rates are expected to come down to 7% in the coming future. The SBI has already announced FD rates at 4.25% to 4.75%. This will lead to a substantial rise in demand for real estate. The Housing Rent to EMI ratio will also drop substantially, spurring further demand for real estate as people will consider buying a home instead of living on rent. Tax breaks are expected to be announced for flat buyers as the government wants housing for all. The proposed DCR DP 2034 and the TDR policy will lead to rise in cost of development by at least 10% of all future projects. Hence, they will be more expensive than the current ones.

Due to the implementation of GST, Ready to move in flats will get expensive by at least 9% to 22%. Hence all projects that are ready on or before the 31st of March, 2017 have a significant advantage as no GST would apply on these projects. Increased buying capacity and high liquidity in the realty sector will make ready to move in projects the first choice for buyers. Ready to move in projects are almost 0.5% of the total real estate projects that are being offered today. Consumer sentiment is likely to change very soon and I anticipate it to happen around 14th January, 2017.

Today, real estate prices are at par or below cost. All overhead costs of developers are being met through loans. Now, there is no scope of any further fall in real estate prices. Consumer sentiment is expected to change soon as it would become clear that they will need to pay a higher price due to the impact of GST and other various reasons. Hence, once the stock of ready to move in flats get exhausted, they will have no choice but to buy flats which are under construction or wait for the under construction project to get completed. Hence, the demand for ready to move in flats is likely to rise. Therefore the right time to buy a house is NOW.

Ahmedabad Real Estate News

Under Construction Flat Booking Finds Tax Deduction Under Time Constraints

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Tax Deduction

If a buyer makes a transaction to book an under-construction flat and if he acquires it within the three-year period of the sale of his old house, then he is entitled to a tax deduction, says a ruling from the Mumbai bench of the Income-tax Appellate Tribunal (ITAT). If an apartment is booked in an under construction project than it must be viewed as a method of constructing residential tenements, says the December 18 judgment.

That means if the buyer uses the entire gain from the transaction to buy another house within two years or construct another house within three years. The two- and three-year period applies even if the buyer bought another house a year before selling the first one. But the property should have been bought in the name of the seller.

It is mandatory that within a period of two years after or one year before the date of transfer of old house, the taxpayer should construct a residential house or acquire another residential house within a period of three years from the date of transfer of the old house. The date of receipt of compensation will determine the period of acquisition or construction in a case of compulsory acquisition.

This exemption is effective and can only be claimed in respect of one residential house property purchased/constructed in India. In the case of multiple house purchases or constructions, the exemption under section 54 will be available in respect of one house only. Any purchases made outside the country does not fall under any kind of exemption. Section 54 gives relaxation in such cases by providing relief to the taxpayer who sells his residential house and acquires another residential house from the gained capital.

After the sale of an asset, the difference between the buying price and the selling price is a capital gain or a capital loss. These are further classified as long-term or short-term. If a property is held for 24 months or less, with effective from 2017-18, then that asset is treated as Short Term Capital Asset. Then an investor can make

treated as Long Term Capital Asset. Then only a Long Term Capital Gain (LTCG) or Long Term Capital Loss (LTCL) can be made on that investment.

ITAT agreed that booking of a new flat in an under-construction apartment should be considered as a case of “construction” and not “purchase”, hence following the earlier decisions of the Bombay high court and the tribunal itself. Further ITAT allowed the fact that the construction can began prior to the date of sale of the old asset. Same was stated in the earlier judicial decisions of the Karnataka high court and Ahmedabad ITAT, that the date of commencement is not relevant but it is the completion of construction that comes in relevance to section 54.

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India Real Estate News

HDFC and Quikr Make A Deal

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HDFC and Quikr Make A Deal

According to a deal between HDFC and Quikr, a stake of more than 3 percent will be given to the mortgage giant in return to its transfer of offline and online real estate brokerage business to the classified ads platform.

After acquiring Commonfloor in 2016 Quikr already has a major presence in online real estate broking.

“Most of the searches for real estate are moving online. Quikr has a much bigger presence online. Through this deal, we are partnering Quikr in the broking business,” said HDFC MD Renu Sud Karnad. According to her, this deal will strengthen Quirks position with offline support.

The deal suggests that HDFC will transfer to Quikr its entire shareholding in HDFC Realty, a real estate brokerage platform, and HDFC Developers, which runs the HDFC RED online platform.

Karnad added that the deal expects Quikr to generate home loan leads for HDFC. The transaction consists of a co-branded alliance between both parties and the HDFC brand will continue to be used online for a year.

The e-real estate classifieds platform HDFC RED has around 7,000 project listings and generates traffic of over 80,000 unique visitors per month. HDFC Realty has a 300-member, in-house sales team, and 7,000-strong nationwide broker network. Avendus Capital was the exclusive financial adviser to Quikr while Kotak Investment Banking acted as the exclusive financial adviser to HDFC on this.

30 million monthly users make Quikr India’s largest classifieds platform. It runs multiple vertical businesses across real estate, automobiles, jobs, services, and goods. The Quikr Home, its real estate vertical generates 3.5 million monthly unique visitors.

Both companies intend to work closely and conduct analytics and identify potential homebuyers, and therefore home loan customers, early in their home-buying journey. Quikr founder and CEO Pranay Chulet said, “We see great synergies between Quikr and HDFC as we start working together to bring a seamless online-to-offline platform to developers and consumers.”

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India Real Estate News

Retaining The Sustainability: GRIHA Launches Star Rating For Urban Homes

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GRIHA Launches Star Rating For Urban Homes

Green Rating for Integrated Habitat Assessment (GRIHA), is the National Rating System of India, a Sanskrit word meaning – ‘Abode’. Human architecture has always consumed resources in the form of energy, water and material from the environment. From their construction to operation, these habitats absorb the resources throughout their life cycles, emitting wastes in the end. This emission could be direct in the form of municipal wastes or indirect emission into the atmosphere, such as from electricity generation. Hence GRIHA was formed to reduce an architecture’s resource consumption, waste production and overall environment impact up to certain national acceptable limits.

In attempt to quantify all these aspects, like energy consumption, waste generation etc. GRIHA tries to manage, control and bring down the respective to the best possible limit. Being a rating tool, it helps people to assess the performance of their respective projects against the national benchmarks.

Hence it becomes an evaluation of the environmental performance of an architecture on a holistic level. Covering its entire life cycle, this evaluation provides a specific standard for a ‘green building’. This rating system aims to strike a balance between established institutions and emerging concepts, on a national as well as the international level.

The process starts with an online submission of documents according to the criteria. Then a team of professionals and experts from GRIHA Secretariat takes a site visit for the evaluation of the building.  There are four different sections categorized by 34 criteria in GRIHA rating system. Some of them are site selection and site planning, conservation and efficient utilization of resources, building operation and maintenance, and innovation. 

Sanjay Seth, CEO, Green Rating for Integrated Habitat Assessment (GRIHA) Council says, “A rating between one and five stars is being provided, helping the costumers to know about the sustainability of the houses”.

According to the Union Minister, Hardeep Singh Puri, the climate resilient and sustainable buildings are the need of the hour. As the government is aiming to construct around 1.2 crore houses for the urban poor under the affordable housing scheme.

In one of his keynote addresses, Andreas Baum, Ambassador of Switzerland to India and Bhutan said that the Indo Swiss collaboration is operating with the Indian Bureau of Energy Efficiency in the development of guidelines for energy efficient housing.

“At present India is witnessing a rapid urbanisation, if each building becomes greener than the last one, then we have a huge opportunity and hope for our country. We need to look beyond the conventional methods of building, in order to provide our citizens with a good quality of life. Hence, GRIHA gains important in meeting our national goals with respect to a sustainable society”, says Dr Ajay Mathur, director general, TERI & president, GRIHA Council.

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